2 hours ago, jmecklenborg said:

 

 

It's an Airbnb.  

....and you wont believe the closet space!

 

Somebody flipped and listed this cute widdle house on Massachusetts Ave.:

https://www.sibcycline.com/Listing/CIN/1633016/3073-Massachusetts-Ave-Camp-Washington-OH-45225

 

Where is 3073 Massachusetts Ave. you ask?  Let me google earth that for you:

https://www.google.com/maps/@39.1399888,-84.5354572,3a,60y,95.7h,79.6t/data=!3m6!1e1!3m4!1sJmUoNYrXEY87x_0Mb4RSMQ!2e0!7i13312!8i6656

It bugs me that after they removed the Bates Ave. overpass, the did not re-grade the road at all. So Bates still ramps up towards the highway for no reason.

It bothers me that they installed chain link fencing on the west side of the noise wall.  What is the point?

The fence (and bonus guardrail!) were probably there before they put up the sound wall.  Of course since the wall tapers down at the Hopple ramps, it leaves a gaping wide hole for the noise to come through.  It's too bad about the location, because that's the sort of house I'm totally into. 

That whole area looks way worse after the removal of the overpass, yikes

Join the Cincinnati Preservation Collective tonight for a tour of the U.S. Chili building in Camp Washington!

 

There is no electricity in the building, so this meeting is a little earlier than normal to be there before sunset. This one starts at 6pm.

 

We'll get a tour of the upper floors, which have been vacant for a long time. The building was recently purchased by the Camp Washington Community Board to preserve the building. We'll hear more about their vision for the building and the neighborhood.

 

After the event we'll head over the Mom 'n 'em Coffee and Wine for a drink or two. Everyone is welcome, and it's advised you bring closed toe shoes if you want to go on the tour upstairs.

 

Facebook event here.

1 hour ago, ryanlammi said:

Join the Cincinnati Preservation Collective tonight for a tour of the U.S. Chili building in Camp Washington!

 

There is no electricity in the building, so this meeting is a little earlier than normal to be there before sunset. This one starts at 6pm.

 

We'll get a tour of the upper floors, which have been vacant for a long time. The building was recently purchased by the Camp Washington Community Board to preserve the building. We'll hear more about their vision for the building and the neighborhood.

 

After the event we'll head over the Mom 'n 'em Coffee and Wine for a drink or two. Everyone is welcome, and it's advised you bring closed toe shoes if you want to go on the tour upstairs.

 

Facebook event here.

 

This is a gorgeous building and has a lot of character on the inside. Be careful of the lead paint.

12 hours ago, ryanlammi said:

Join the Cincinnati Preservation Collective tonight for a tour of the U.S. Chili building in Camp Washington!

 

There is no electricity in the building, so this meeting is a little earlier than normal to be there before sunset. This one starts at 6pm.

 

We'll get a tour of the upper floors, which have been vacant for a long time. The building was recently purchased by the Camp Washington Community Board to preserve the building. We'll hear more about their vision for the building and the neighborhood.

 

After the event we'll head over the Mom 'n 'em Coffee and Wine for a drink or two. Everyone is welcome, and it's advised you bring closed toe shoes if you want to go on the tour upstairs.

 

Facebook event here.

WONDERFUL OPPORTUNITY!! Thanks all involved in setting this up. I had no idea the building was so old or that it is a former RR hotel. 

 

11 hours ago, SleepyLeroy said:

WONDERFUL OPPORTUNITY!! Thanks all involved in setting this up. I had no idea the building was so old or that it is a former RR hotel. 

 

Nice photos! What is an "RR hotel"?

1 hour ago, jwulsin said:

 

Nice photos! What is an "RR hotel"?

Thanks! It was for railroad workers who would walk up from the nearby railyards and stay for the night before moving on to the next yard in the next city. Very cool to hear how Camp Washington used to be a 24hr neighborhood with round the clock restaurants and bars all over to serve the shift workers in all the industries as well as the residents. They had trouble finding the right fit for this building because it never had to worry about parking it's entire life as most people walked there. Finding a new life for it that was cool with just having 4 on site parking spaces has been both a challenge and a blessing as it made whatever fit they are revealing soon work with the neighborhood as it is, vs tearing down neighboring buildings for parking.

Edited September 25, 20195 yr by SleepyLeroy

9 minutes ago, SleepyLeroy said:

Thanks! It was for railroad workers who would walk up from the nearby railyards and stay for the night before moving on to the next yard in the next city. Very cool to hear how Camp Washington used to be a 24hr neighborhood with round the clock restaurants and bars all over to serve the shift workers in all the industries as well as the residents. They had trouble finding the right fit for this building because it never had to worry about parking it's entire life as most people walked there. Finding a new life for it that was cool with just having 4 on site parking spaces has been both a challenge and a blessing as it made whatever fit they are revealing soon work with the neighborhood as it is, vs tearing down neighboring buildings for parking.

Thanks for the explanation! Cool history! Acronyms like "RR" always trip me up. 

Surprised to see how many projects are happening in Camp Washington along Spring Grove Avenue. After Powell Valves relocates their HQ to a new building next to the new Rhinegeist distribution building, I wonder what will happen to their existing historic building (sounds like they may continue to use it). Kao will also be renovating and expanding their building.

On 12/31/2019 at 11:15 AM, taestell said:

Surprised to see how many projects are happening in Camp Washington along Spring Grove Avenue. After Powell Valves relocates their HQ to a new building next to the new Rhinegeist distribution building, I wonder what will happen to their existing historic building (sounds like they may continue to use it). Kao will also be renovating and expanding their building.

 

Do you think KAO would renovate and expand into the space left by Powell? Adding 135,000SF could simply mean renovating and expanding into the space left by Powell.

 

Having just pedaled my first commute along Spring Grove from Northside to downtown after having moved there over the holiday, I think Spring Grove could use some streetscape love. I get it, it's industrial, but there is definitely space for a curb separated bike highway, some trees, and maybe some bump outs at the intersections.

Edited January 6, 20205 yr by Chas Wiederhold

2 hours ago, Chas Wiederhold said:

Do you think KAO would renovate and expand into the space left by Powell? Adding 135,000SF could simply mean renovating and expanding into the space left by Powell.

 

That hadn't crossed my mind, but makes a lot of sense and it would be really cool if that happened.

 

2 hours ago, Chas Wiederhold said:

Having just pedaled my first commute along Spring Grove from Northside to downtown after having moved there over the holiday, I think Spring Grove could use some streetscape love. I get it, it's industrial, but there is definitely space for a curb separated bike highway, some trees, and maybe some bump outs at the intersections.

 

In 2016, the city redid the streetscape on some parts of Spring Grove, adding bumpouts at the intersections with Township St. and Alfred St. What the city should do, of course, is take the bike lakes that currently run from Northside and abruptly stop just north of the WHV Hopple Street, and extend them all the way to Bank St. (at the very least). But we all know that this isn't going to happen under the current city administration.

1 hour ago, taestell said:

In 2016, the city redid the streetscape on some parts of Spring Grove, adding bumpouts at the intersections with Township St. and Alfred St. What the city should do, of course, is take the bike lakes that currently run from Northside and abruptly stop just north of the WHV, and extend them all the way to Bank St. (at the very least). But we all know that this isn't going to happen under the current city administration.

 

You mean the bike lanes that stop just north of Hopple Street.  I got into an argument with someone at the city about the bumpouts because they fly in the face of the city's bike plan.  The response was basically, "the city is under no obligation to follow the plan." 

^ Yeah, that's what I meant. Fixed my post.

 

Cincinnati's bike plan is, for all intents and purposes, sitting on a shelf gathering dust while Cranley is in office. I'm hoping that the next mayor will pick it up and start building the bike lanes that the plan called for, but knowing how things work here, we will probably go back to the drawing board and create a new bike plan which will take an additional 2 or 3 years.

On 12/31/2019 at 11:15 AM, taestell said:

After Powell Valves relocates their HQ to a new building next to the new Rhinegeist distribution building, I wonder what will happen to their existing historic building (sounds like they may continue to use it). Kao will also be renovating and expanding their building.

 

On 1/6/2020 at 12:40 PM, Chas Wiederhold said:

Do you think KAO would renovate and expand into the space left by Powell? Adding 135,000SF could simply mean renovating and expanding into the space left by Powell.

 

Unfortunately, according to this article, the historic Powell Valves building will be completely demolished. KAO will build a new 135,000 sq. ft. expansion on that site.

 

24 minutes ago, taestell said:

 

 

Unfortunately, according to this article, the historic Powell Valves building will be completely demolished. KAO will build a new 135,000 sq. ft. expansion on that site.

 

This is first for me. The historic Powell Valves Building is a charmer and since it has such a history and is beautiful, it truly is unfortunate that it will be torn down. That's a pity.

That's super annoying, especially since there is a huge surface lot and a big grassy lawn with flags in it right around KAO. Why not build on the empty land and keep the historic building's street frontage? 

In a case like this I wouldn't be opposed to a facadectomy.  Keep the street wall and windows, but demolish everything behind it.  Of course then they'll probably complain that the floor plates wouldn't line up, and something-something brand image, something-something. 

I went out yesterday to photograph the current Powell Valves building before it's demolished. It's a shame they can't at least preserve the Spring Grove facade.

 

Powell Valves... that's fun to say

It doesn't seem they were using much of the front facing building along Spring Grove Avenue. The top floor looks derelict and the other floors are probably spaces for storage or offices. There appears to be a disused building in the rear - old power plant?

37 minutes ago, taestell said:

I went out yesterday to photograph the current Powell Valves building before it's demolished. It's a shame they can't at least preserve the Spring Grove facade.

 

At first glance because of the panorama distortion it looks like the Anchor building up the street. 

https://goo.gl/maps/1bqPok2g9SuQKc5o7

There is also some historic information about Powell Valves (formerly The Wm. Powell Co.) in front of the building. As far as I can tell, this information is not posted online anywhere, so the only way to read it is to go to Spring Grove Avenue.

Chem-Pak building and Powell Valve....a constant chipping away of our historic buildings. 

Just found this very cool picture of the Powell Valve Company. 

 

The bottom-left of that photo is screwing with my Photoshop sensibilities.  Copy/paste weirdness going on; otherwise, great photo!

That historical photo provides some clues as to how the additions to that building were made over time. Although I would love to know the story behind the weird cloned building in the lower left corner.

 

 

There was probably some library or historical society watermark on the photo and someone just did a very crude copy and paste.  Anyway, it does also show what the facade of the Kao building to the right looked like, and which could still be buried under that awful 1960s re-skin.  There's a ground level photo from http://www.cfdhistory.com/htmls/company.php?name=43 

I been inside that building several times in my days as a mailman. One section of the top floor was an office for a small architect firm of 2 or 3 people. Everyday I use to have long conversations with the proprietor of the company about everyday stuff. Dude was a real cool down to home guy who I assumed was originally from NYC due to his accent.

Edited March 23, 20205 yr by Coseau

On 3/22/2020 at 3:30 PM, ColDayMan said:

The bottom-left of that photo is screwing with my Photoshop sensibilities.  Copy/paste weirdness going on; otherwise, great photo!

Wow i didnt even notice that now i cant not see it. I originally thought you meant the water/light damage. Now i have to track down an original to see what is what and if any of those homes were really there.

 

1 hour ago, SleepyLeroy said:

Wow i didnt even notice that now i cant not see it. I originally thought you meant the water/light damage. Now i have to track down an original to see what is what and if any of those homes were really there.

 

 

Those houses are Fake News. 

Plans in the most recent planning commission packet include the redevelopment of the Crosley building into multi family on top floors with commercial on the ground floor. 

24 minutes ago, Ucgrad2015 said:

Plans in the most recent planning commission packet include the redevelopment of the Crosley building into multi family on top floors with commercial on the ground floor. 

Not  moment too soon...this place is looking rough.

59 minutes ago, TheCOV said:

Not  moment too soon...this place is looking rough.

Construction begin: October 2022
Construction Completion: July 2024

Could someone post the plans? 

https://www.cincinnati-oh.gov/planning/about-city-planning/city-planning-commission/jan-15-2021-packet/

A few apartments on each floor will open into light wells.  About 160 units total. 

 

 

That there is a whole lot of windowless bedrooms. That's the challenge with these old deep floor plates. In most cities you can't even do that so there's no point in converting the building as at best you can market those 2 bedroom units as a studio with 2 dens or offices.

15 minutes ago, jmicha said:

That there is a whole lot of windowless bedrooms. That's the challenge with these old deep floor plates. In most cities you can't even do that so there's no point in converting the building as at best you can market those 2 bedroom units as a studio with 2 dens or offices.

 

I assume those interior units will be the most affordable. Remember, these are affordable artist lofts. Some of the units will be offered at 30% AMI. For a single person in Hamilton County, that is about $17,000 per year.

18 minutes ago, DEPACincy said:

 

I assume those interior units will be the most affordable. Remember, these are affordable artist lofts. Some of the units will be offered at 30% AMI. For a single person in Hamilton County, that is about $17,000 per year.

Oh I'm actually not talking about the units facing the lightwells. The units facing outward having bedrooms that don't touch a facade and won't have any natural light. In fact, I can only count 8 bedrooms on that typical floor plan that have windows.

 

Most cities require bedrooms, or any other rooms classified as a habitable room (usually only bedrooms and living rooms, sometimes dining rooms or kitchens over a certain size depending on a city's specific building code) to have natural light and air that is equal to a certain percentage of the floor area of the room. Usually 8% and 4% respectively as that's the base in the International Building Code. So a 100 square foot room would need a window with at least 8 square feet of glass looking out to natural light, and an openable area of 4 square feet to the outdoors.

Edited January 8, 20214 yr by jmicha

12 minutes ago, jmicha said:

Oh I'm actually not talking about the units facing the lightwells. The units facing outward having bedrooms that don't touch a facade and won't have any natural light. In fact, I can only count 8 bedrooms on that typical floor plan that have windows.

 

Most cities require bedrooms, or any other rooms classified as a habitable room (usually only bedrooms and living rooms, sometimes dining rooms or kitchens over a certain size depending on a city's specific building code) to have natural light and air that is equal to a certain percentage of the floor area of the room. Usually 8% and 4% respectively as that's the base in the International Building Code. So a 100 square foot room would need a window with at least 8 square feet of glass looking out to natural light, and an openable area of 4 square feet to the outdoors.

 

Ohhh, gotcha. I misunderstood what you were saying.

^I imagine that the 1-bedroom units will have loft-style walls that don't reach the ceiling of the unit.  If they do the same for the 2-bedroom units that means the unit is legally a 2-bedroom but the second room will just be extra space for a single person or couple.  

 

I looked at a "2-bedroom" condo on 12th St. back in 2013 where neither bedroom's walls reached the ceilings and I think one of the "bedrooms" had a frosted glass window opening into the hallway but no exterior window.  I assume that the bank actually considered the thing a true 2-bedroom or else they wouldn't have advertised it as such.  

I'm curious if someone who knows what Cincy's code says can chime in. When I was working in Cincy it was purely in single family residential so I never really dove into those portions of the code.

At my current job I have multi-family projects in around 30 cities/markets across the US and in none of them would these legally be anything other than studios. People will gladly advertise them as two bedrooms and rent them out and use them as such, but legally speaking they're not. I'm curious if the case would be the same in Cincinnati or if it's the same as essentially everywhere else.

2 hours ago, jmicha said:

I'm curious if someone who knows what Cincy's code says can chime in. When I was working in Cincy it was purely in single family residential so I never really dove into those portions of the code.

At my current job I have multi-family projects in around 30 cities/markets across the US and in none of them would these legally be anything other than studios. People will gladly advertise them as two bedrooms and rent them out and use them as such, but legally speaking they're not. I'm curious if the case would be the same in Cincinnati or if it's the same as essentially everywhere else.

Light and ventilation are allowed to be provided artificially by Ohio Building Code. The driver is Emergency Escape and Rescue openings required by both Cincinnati and Ohio Building Codes from any sleeping space that is 4 stories or less above grade, that has to open from a bedroom directly to the outside. Basically for firefighter access.

 

The light wells must have a connection to the outside at the ground floor that is open and accessible.

Looking at that floor plan again, I noticed that two apartments on each floor will divide the light wells, meaning they'll have views of two completely separate light wells from the same room.  It looks weird on paper but maybe it won't be so weird in real life. 

It may be the case that windows are not required in bedrooms because this building falls under Chapter 34 for existing buildings, and even more discretion is allowed for historic buildings.  The concrete construction type and a fully-automatic sprinkler system may also help, but there's nothing definitive that I could find.  

The penthouse suite in the tower could be a pretty nifty apartment: