Flagship urban Kroger at The Banks?

Local NBC affiliate, WLWT Channel 5, reported last week that the developers of The Banks are planning to release names of tenants later this year. Three tenants in particular that they did mention that they are in negotiations with are an ESPN Zone, Margaritaville, and Kroger.

ESPN Zone and Margaritaville don't surprise me all that much...Kroger on the other hand is a pleasant surprise and gets my thoughts stirring about what they could do with an urban store in a newly constructed building in the very city they call home.

What I expect is for Kroger to step up and do something truly special. Something that incorporates all of their best store features and incorporates them into an urban model. A store that could become their flagship urban grocery store - an area in which Kroger doesn't seem to venture too often, but one that they might want to start considering (see gas prices).

I'm thinking of a store that has lots of international foods, organic products, and generally fits with an "urban lifestyle" for those who may be buying in smaller quantities but at greater frequencies. Could there be a better location, time, and/or opportunity? I don't think so.

Urban Kroger location (GoogleMap) in Atlanta, GA - Photos by Randy Simes

Calhoun/McMillan development pushes forward

Over the 4th of July weekend, the last two remaining buildings came down in the long-stalled McMillan Park project. First it was the money, then it was the property holdouts, then the bad economy topped it all off. Throughout this process the project was pretty much scrapped and put on the back burner.

That is until the remaining properties were secured. That has happened...enter Towne Properties, a renewed interest from UC, a growing UC student population, and future connection point between the Uptown and Downtown streetcar lines and you have some serious momentum.

Original rendering for McMillan Park - Source Unknown

Some people have criticized the poor design of University Park (across the street), but I'm not sure anyone can complain about its impact on street activity along Calhoun Street. People can be found all over the place doing homework, eating, relaxing, and socializing. So what can be done across the street to compliment those activities and continue to expand upon them?

I think a pedestrian only Hartshorn Street (GoogleMap) would be great for large outdoor patio spaces (see Cadillac Ranch Downtown) that could also make for neat street vending opportunities for students (i.e. artwork, music, maybe even some performance type stuff).

Along with that, 8-10 story buildings would seem to work well. The first two floors should be built out to the street, and then setback for the remaining 6-8 stories...thus creating the opportunity for an amenity deck above the 2-level retail or town homes below. This would then create a new level of activity that would spill onto the street below, while also remaining semi-private for the residents above. What would you like to see?

Example amenity deck - Source, www.1010midtowncondosupdate.com

Zoning Revolution!

Neighborhoods are the heart of what makes Cincinnati an incredible city. Each neighborhood is different, and has developed over time into the vibrant places they are today. Hyde Park, Mt. Adams, Clifton, Over-the-Rhine, are all great neighborhoods. They are also illegal under current laws. So what happened? Why can we not build neighborhoods like this anymore? My theory… Euclidian Zoning.

The conventional city zoning code deals with uses. It tells what you can or cannot have at a certain place (example: commercial separated from residential). This separation of uses effectively prohibits a traditional neighborhood or mixed use development from occurring. What if, instead of thinking of buildings in uses, we thought of buildings in form? If we select certain elements that the form of the building has to have, then we can work towards creating traditional neighborhoods, instead of a series of random buildings surrounded by parking.

Andres Duany has championed this neo-traditional development form. He has asked us to do nothing more than create the places where we all want to live. If we like places like Over-the-Rhine, why not create a zoning code that allows new development to be built like Over-the-Rhine? This isn't about recreating history, or making "fake" cities, it is about creating smart, pedestrian friendly, diverse, and beautiful neighborhoods.

Let's make smart design legal again.

Councilwoman Roxanne Qualls' is pursuing a plan to bring "Smart Codes" to Cincinnati. She believes that "a combination of traditional zoning codes and auto-oriented, suburban street design has threatened the built form and the design quality of our neighborhoods and business districts". I for one, support her in this effort.

Learn More about SMART CODES HERE!

Washington Park expansion

Washington Park offers a great opportunity for Over-the-Rhine. It is a historic park that has been owned, by the City, since 1855. The park boasts Civil War monuments, a historic bandstand, and some beautifully mature trees.

On the other hand the park has been plagued with perceived safety issues and an overall lack of investment in the surrounding area. This is rapidly changing with the massive investment from 3CDC and others. New residents, businesses, and a new School of Creative and Performing Arts are all offering the park and the neighborhood a fresh chance at new life.

Washington Park Conceptual Plan - Image provided by 3CDC

Washington Park Elementary once sat on the northern most portion of Washington Park and essentially cut Washington Park off from its northern neighbors. The demolition, of Washington Park Elementary, now offers an opportunity to expand the park where the school once sat. At the same time it will allow for a potential solution to another problem for new residents, businesses, and established destinations in the area (i.e. Music Hall, Memorial Hall, etc) - parking.

The expansion plan right now is to build a garage, underneath the expanded park, that would create 600-700 parking spaces. The total project cost is pegged around $25-million and a time line for completion will be created following more community input on the final plan.

This is all made possible by a recent agreement between Cincinnati Public Schools and the Cincinnati Park Board with 3CDC. CPS has agreed to permanently transfer the title for the former school site to the Park Board.

Clyffside, Streetcars, Moerlein...oh my

Last Friday (4/11) was a great day for Over-the-Rhine, and especially the Brewery District. There was the debut of a new Ohio Historical Marker for the Brewery District...and the Clyffside building kicked off its renovation process with a 'wall knocking' by council members Chris Bortz and Roxanne Qualls.

Brewery District people spoke, the two council members, and many others saw this as a chance to voice their support for the Cincinnati Streetcar. At one point the audience was instructed to look out the window and notice where the Northern end of the Streetcar will eventually be (1.5 blocks away or so). Needless to say, people were excited about the historical honor and the announcement of a renovation project that will bring 19 new units to OTR ranging from the low 100's to the mid-200's. Oh yeah, and the free Christian Moerlein was great too.

Over-the-Rhine certainly has some serious momentum that it hasn't had for a long, long time. Speculation is already occuring along the proposed streetcar route and the neighborhood's rich history is starting to get the recognition it deserves. To that I say cheers, over a Christian Moerlein OTR Ale.

You can view the rest of my photos from the Clyffside ribbon cutting, historical marker, and building tour HERE.

View from The Clyffside units (Randy Simes)

Accountability comes a knockin'

City Manager Milton Dohoney is at it again. The City has for too long let developers linger around and stall on potential development sites for a variety of reasons. Most of which aren't good enough reasons for me. Our city has reached the point where we no longer have to bend over backwards for developers. Instead it is about time they (private developers) start living up to their respective end of the agreement.

Dohoney's first bold manuever was to call out Eagle Realty on their lackluster development progress on 5th & Race. The City had essentially given Eagle Realty the land for nothing and simply ask that they develop something on an already cleared plot of land, and arguably one of the most prime pieces of real estate in the CBD. Dohoney said enough was enough, and informed Eagle that the City was taking away their development rights to the site.

Now on a much less prominent property, but equally as disturbing, Dohoney has once again taken the bold action of demanding that a developer live up to their end of an agreement. At 33 W. Fourth Street (corner of 4th & Race), the City gave a lease to MMF Realty with the expectations that they would redevelop this site. Well 3.5 years have passed and virtually nothing has occurred at the site.

In the mean time the City has heard from several other developers who are interested in developing the site themselves. Sounds like a win, win to me. Take this property off of MMF Realty's hands - who clearly doesn't want to do anything - and sell it off to another developer who is willing to do the job. It's great to have a City Manager like Milton Dohoney around who actually has the backbone to stand up for the City and say enough is enough.

Related readings on UrbanCincy:
Cincinnati's Mark Twain complex
A challenge for those who demand better

Best Week Ever? No, but a really good one

This week has been pretty amazing for the City of Cincinnati and OTR:

1. Bootsy's, Produced by Jeff Ruby is a go

2. Strickland adds more historic tax credits for OTR

3. Outside opens in the Gateway Quarter

4. The Music Now Festival hits the three year mark

5. Rookwood Pottery moves to OTR based on the future streetcar...without even full approval, the streetcar, is already causing economic development to occur.

6. The Banks broke ground

There was also a really good article in the Pulse of the City about the Brewery District










Rendering of Booty's, Produced by Jeff Ruby - Image Provided

Ich möchte einen Toast auf Grammer's ausbringen!

Translation: I'd like to propose a toast to Grammer's!

I'll be honest I had never been in Grammer's before last night. I am a relatively new resident of this great city and had not had the opportunity to enjoy Grammer's prior to 1992, when it closed. Let me tell you. It seems like the place never closed. There were easily 100-150 people at the opening of Grammer's last night. You could barely move in the bar area, and many of the tables were full as well. Like I had said in my last post, Beer and Brats... what else do you need? This place is going to do amazingly well. What a GREAT building. It screams its German heritage loud and clear. Old Steins are everywhere, and the basement area is going to be one of my favorite spaces in the city, once the renovations are complete. In general, this could become my NEW favorite hang out. Prost!

No real menu yet, but the management expects a full restaurant in about a year. Other developments should start popping up around Grammer's at about that same time.

OTR = Food & Drinks

This past week has been a truly remarkable time for our favorite previously neglected neighborhood.

On Tuesday, Lavomatic opened on Vine Street. Jean Robert's new restaurant opened in an old Laundromat and serves a very rough blend of French and local cuisine. I had the opportunity to try it out and I can say that you will not be disappointed. The space is wonderful. Light colored walls and a completely glass street frontage, makes it a very bright and welcoming space. Upstairs (not quite open yet) the dinning room continues inside and out. The terrace is larger than what I had been expecting. The space is going to be a wonderful place to relax, eat some great food and sip a glass of French wine.

The food was amazing, as expected. I started off with their daily special appetizer, a smoked trout salad. Simply Stunning. My entree and dessert of salmon on a bed of couscous, and crème Brule, were just as spectacular. Also the wine selection was very small, but I was told that they will be expanding it before the weekend. With entrees between 12-24 dollars it is probably the most affordable of Jean Robert's places. I honestly can't wait to go back and sit on the terrace.

Today, Grammer's reopens. A true Cincinnati Gem that I honestly can't wait to go to. It's basically going to have my two favorite things. Beer and Bratwursts. It promises to become a staple of Over-the-Rhine once again, especially with some of the redevelopment opportunities that have been recently hitting the presses.

What an exciting time for OTR and the city in general. It is hard not to get wrapped up in the momentum that we are experiencing right now in our neighborhood.

SoHo of the Midwest?

I wasn't able to attend the recent Cincy bloggers tour of the Gateway Quarter, but I've got some thoughts on the things happening in OTR nonetheless. 3CDC is making tremendous progress on its projects, and there are a stream of other investments that are complimenting these investments by 3CDC (see Washington Park, SCPA, Cincinnati Arts Academy, Main Street businesses, etc).

When you then think about the even greater potential, for private investment, that will be made possible by the Cincinnati Streetcar...it could really make you weak in the knees. I understand the issue of gentrification and/or displacement and it is certainly an issue that will have to be addressed as these efforts continue, but right now there is PLENTY of room for everyone to coexist.


I look at OTR and see that often talked about potential for Cincinnati. This is a neighborhood/built environment that VERY few cities can match...anywhere! When I see the things going on in the Gateway Quarter I can't help but think of OTR becoming the SoHo of the Midwest. This is an opportunity for Cincinnati to be a major draw for YPs, the creative class, and new businesses. If ever the opportunity has existed...it is now. Cincinnati stand strong, this is your time!

So what do think should become of OTR? Do you see the SoHo that I see...or something else, please share your thoughts.

The rendering is of the proposed new infill (by 3CDC) called Trinity Flats on Vine Street. You can see images of the structures that were taken down HERE.

First Impressions are a Wonderful Thing

The dynamic, eclectic, increasingly safe neighborhood known as the Gateway Quarter is the latest chapter in seemingly unending book of urban revitalization efforts in Cincinnati. The Gateway Quarter is reinventing Over-the Rhine in many ways. The work by Cincinnati Center City Development Corporation (3CDC) continues to bring quality redevelopment efforts to an area town that has seen better days. I had the opportunity, along with some other members of the Cincinnati blogging community, to take a tour of the latest projects that 3CDC is developing.

It is important to note that in previous attempts to revitalize OTR, the incrementalized approach helped incorporate many constituencies in the effort, but in the end, did not create that critical mass of residents, that would sustain growth. The new approach, by 3CDC, is to buy up a large portion of entire blocks, in order to create a more complete developmental pattern. It seems as though 3CDC understands that perception is OTR’s biggest enemy and that in order to change that they would have to condition their developments to create positive energy, and positive perception. They have done a wonderful job so far.

All of the units that we toured, Centennial Row, Duncanson Lofts, Gateway Condos, and Duveneck Flats, were all very unique in their unit layout and design. As we walked through all of the different options it was apparent how distinctive this kind of tour was. They were selling the neighborhood, as much as the actual units. Instead of each developer promoting their property to the buyers, this group was able to come together, and create a cooperative environment that should set an example for other development corporations.

It is hard not to get wrapped up in the vibrant, effervescent reaction that these developments give off. I feel confident that the work will continue, that the momentum is gaining, and that even now, this is a neighborhood that we should be proud of.

Ohio Hub Plan Advocacy

Like the idea of regional rail transportation in Ohio? Well there are a few things you could do to be more impactful when it comes to making this goal a reality.

All Aboard Ohio is the statewide advocacy group for regional high-speed rail, and they have now introduced a new online petition. Their goal with this is to, “forward the link to this online petition to every email address in Ohio leading up to our LegislativeSummit on April 30th.” Primarily what they're advocating for is the development of the Ohio Hub Plan.

Another thing you could do is write letters to your congressional representative and/or your related member in Senate. We need to bind together and work towards accomplishing this goal. Sign the petition, it literally takes about 30 seconds.

Image Credit:

Ohio Department of Transportation

Who's cutting these deals?!?

There have been a couple of troubling reports lately that have left me dumbfounded. The first was the report about the land on The Banks site controlled by the Freedom Center. I'll break it down for you real quick in case you missed it...Essentially the Freedom Center comes to town and Hamilton County officials just up and give them a patch of prime real estate directly in front of the museum. Furthermore, The Banks Working Group then promised the Freedom Center $1M for the property should the developers want it (and why wouldn't they).

Well what do you know...the developers wanted to use the prime real estate. So then Freedom Center officials say great, we'll take our $1M now. What I don't get is who in the heck ever wrote this deal...and why?!?! There were no contingencies, nothing. Luckily the Freedom Center decided to give it back out of good will.

The second is this news about the deal Hamilton County signed with Butler County for housing overflow inmates at the Butler County Jail. Essentially that deal forced Hamilton County to pay for 300 beds/night whether we used them or not. This bothers me doubly because Hamilton County leaders screwed the pooch on yet another deal, and Butler County officials knew they had Hamilton County at their mercy so they went for the throat. Shame on both parties for such poor and irresponsible leadership...whatever happened to the interests of the taxpayers...and what ever happened to regional cooperation?

BTW, I wonder if Hamilton County will give me some land that I've been eying out.

Image Credit:
CityBeat.com

Uptown on the move

Quietly, while no one has been paying attention, the movers and shakers in the Uptown area have pieced together some development agreements, bought up land, and kept things moving on a couple of potentially bold changes for the area.

The first of the news came last week when the Clifton Heights Community Urban Redevelopment Corp. announced that they have selected Towne Properties to be the developer for the long-trouble McMillan Park site. You know the one...it sits sandwiched between Calhoun and McMillan streets and boasts a new grassy lawn and two boarded up structures (former Arby's and Hardee's restaurants).

The second piece of news is hot off the presses, and this one presents one of the greatest opportunities to transform Corryville. The University Plaza redevelopment is Uptown Consortium project on Short Vine. Currently the site boasts one of the worst Krogers in the city, and a hideous strip mall of sorts. Likewise with CHCURC, the Uptown Consortium has selected Towne Properties to take on the role of transforming this current mess.

The vision that the Uptown Consortium has for the site is an amazingly different site that includes a reconnection of Short Vine with Vine Street and most importantly the demolition of the Kroger and strip mall...which would be replaced by an urban project that makes you yearn for more.

This is all well and good, but it actually needs to happen. Luckily it seems that Uptown has about as much momentum as ever right now with the successful completions of several large projects like Stratford Heights, University Park Apartments, Stetson Square, and a few major hospital expansions.

***Breaking News: It has been announced that a 138-room Hampton Inn & Suites Hotel, an IHOP restaurant, Starbucks retail location, 115-car parking garage and a yet-to-be-named bank branch will be locating on the MLK/Vine Street site at that end of Short Vine. The site was recently acquired/cleared, and developers hope to break ground this summer.

Image Credits:
*All images are of the proposed University Plaza redevelopment
*All images are also from the Uptown Consortium

Cincinnati Public Schools making the grade

Many cite schools as a reason they don't live within city limits (or within the CPS district). I have said before that it is more of an excuse than an actual reason, but it is what it is. Cincinnati Public Schools have been improving their state rating over the past few years, and recently have been receiving some national praise.

In a recent Education Week article (PDF) they say:

Despite being plagued by the problems that beset most urban school systems, the Cincinnati public schools have managed to increase the four-year high school graduation rate from 51 percent in 2000, to 79 percent in 2007. Perhaps more important, they have, as of 2007, eliminated the gap between African-American and white students in graduation rates. This feat was accomplished, moreover, as the state of Ohio was raising academic standards and requiring students to pass more-challenging assessments to receive their diplomas.

While a 79 percent graduation rate isn't necessarily anything to write home about...it is a strong improvement. This strong improvement has certainly not gone unnoticed, and is going beyond an article in Education Week. CPS Superintendent, Rosa Blackwell, will be on CNN's Lou Dobbs Tonight show this coming Tuesday night at 8pm. Blackwell will be joined with Withrow University principal Sharon Johnson to talk about the district's improvements.

Furthermore the district has broken ground on what will become the nation's first public K-12 arts school. Just to reiterate...crime is down, schools are improving, and you can get a property tax abatement for moving into the city. So what's holding you back?

IKEA Cincinnati!

It's official...IKEA has announced the opening day for their new Cincinnati area store. Clear your calendars for March 12th, and get a good nights sleep...the store opens at 9am.

OHIKEA has been keeping tabs on all things related to the Cincinnati store and has the press release available for viewing. At OHIKEA you can get more information about employment opportunities and everything else juicy that you may or may not want to know.

CoolTown Studios on the 'Q'

CoolTown Studios has done an excellent write up on the ever emerging Gateway Quarter in Over-the-Rhine. This particular write up highlights the focus on contemporary urban living with the businesses that have opened up in the district.

The Gateway Quarter already has a host of great businesses that have opened up including Park + Vine, Mica 12/v, Metronation, CityRoots, and Jean Robert's newest restaurant that is on the way. In addition to this there are a few more great spaces that are bound to be filled with more fantastic businesses very soon.

So go check out CoolTown Studios and go check out these cool new businesses in the 'Q'.

Downtown Office Trends

QCS II will pour 825,000 square-feet of new Class A office space into the Downtown office market. That's great only if the market can handle it, and some think that the relocation of one company Downtown (AFG) into it isn't necessarily the best scenario. Well to some extent they're right, but the whole issue isn't a negative thing either.

AFG currently occupies office space in a variety of older office buildings Downtown (580 Building, 525 Vine), and will be occupying 22 floors of QCS II for a total of 530,000 square-feet. By leaving these spaces and consolidating into one newer space it allows for those older and thus more affordable spaces to be freed up for smaller companies that can not afford the leases at a building like QCS II.

It is essentially all part of a larger office market cycle that occurs. Older spaces become less desirable and are either replaced by newer spaces and taken off the market (via apartment conversions and what not) or are then filled by smaller companies that can not afford the Class A office space.

So while it isn't great news to hear that QCS II won't be filled by a new company to the region...it certainly isn't bad news that the Downtown market is able to fill another 800,000+ square-feet of office space. On a side note, the most recent State of Downtown quarterly report says that Downtown Cincinnati actually lowered its vacancy rate by nearly 3% in the 3Q.












Image Credit(s):
Skyline Image - Ronnie Garret of www.urbanohio.com
Nightview - Eagle Realty of Western & Southern Financial Group
Queen City Square Press Release (PDF)

Can I count my chickens yet?

The two biggest projects going on right now in Cincinnati would be The Banks and the streetcar proposal...and the old saying goes, "don't count your chickens before they hatch." But it seems like both are chugging along now at a pretty good rate, and while there is some opposition for both, that opposition doesn't seem to have much traction.

The people making the decisions are generally supportive of both efforts and seem ready and willing to pass both through. The Banks is happening right before our eyes and looks like it will have all the political approvals it needs to move forward; ground breaking seems like for the 1Q of 2008.

The streetcar proposal has really gone public now and the naysayers have come out as everyone expected they would. However this is a project that will not require a public vote (which I don't think would be an issue anyways) and simply has to gain the approval of City Hall. After that you'll see tracks being laid and quite possibly streetcars running by the 4Q of 2010 (roughly the same time that people will be living at phase 1 of The Banks).

I don't want to get ahead of myself, but it seems as though this city is finally moving forward with The Banks and is moving very quickly to get streetcars running soon. I'll just say that I've got my camera ready for the ground-breaking ceremonies that are going to be held in the very near future.

Fountain Square Dazzles!

In case you have been living under a rock lately...Downtown Cincinnati continues to make great progress and the Fountain Square transformation continues to dazzle. Sometimes pictures are just better than words...so check out this recent photo thread of Fountain Square by montecarloss from UrbanOhio/Cincy Images. Here is a teaser: