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!

Is gentrification inevitable in OTR?

So, is it? I tend to think that it is inevitable, but it does not necessarily have to be a bad thing. The word often comes with very negative connotations, especially when you throw race into the equation. This is exactly the issue in Over-the-Rhine, and it is also not a new one (see Buddy Gray).

Gentrification, by definition, is the process of renewal and rebuilding accompanying the influx of middle-class or affluent people into deteriorating areas that often displaces poorer residents. The key here is that gentrification often displaces poorer residents. An influx, of middle-class or affluent people, alone isn't a bad thing. It is what usually comes with it that is bad - the displacement of poorer residents.

NW View over OTR by Randy Simes

So far gentrification has been taking place in/around the Gateway Quarter, but displacement hasn't really occurred. Many of the buildings were vacant and there has been an effort, by 3CDC, to keep units at affordable levels. Some of the units have even been arranged to only accommodate individuals within certain income ranges.

As more and more new condos pop up and more new businesses arrive, the question seems only logical. How are we going to deal with the issue of gentrification in our city's most infamous neighborhood? It is something that will take work and courage from our leaders, and dedication from the developers to do what is right.

The gentrification of OTR doesn't have to be the divisive/negative aspect that it often is elsewhere. We know what we can do (inclusionary zoning techniques), and we know what we should do. The question really is whether the OTR power brokers will ultimately do the right thing and not displace those current residents just so they can fatten their wallets.

Shaking up SORTA

This past week Cincinnati City Council passed a resolution that proposed a restructuring of the Southwest Ohio Regional Transportation Authority (SORTA). SORTA, as it currently exists, operates the Metro Bus Service and is primarily funded by the City of Cincinnati.

The City of Cincinnati currently dedicates .3% of its annual earnings tax (roughly $43 million) to the operation of the Metro Bus Service. This amounts to about 90% of the total operation costs of what is a regional transportation system. This is where the problem is with the current SORTA makeup.

Cincinnati pays an overwhelming majority of the costs, but does not also see an overwhelming majority control. Additionally they are essentially the only financial contributor to this regional system. In order for this regional system to truly flourish all the parties need to contribute financially and have representation that matches their contribution. This is just what the resolution calls for.

The resolution looks to “reward jurisdictions that invest in public transit a proportional share of control over the governing body in order to incentivize and reward public investment in public transportation.”

Essentially this resolution would automatically bring more entities to the table than now and it would also shift control to those who contribute the most. The board will consist of at least 11 members (no more than 19) with one representative from Hamilton, Butler, Warren, and Clermont Counties with the City of Cincinnati also being allotted one representative.

From there the rest of the board will be made up based on how much each of those entities contribute to the annual budget. The kicker here is that if a given entity makes up greater than 50% of the annual budget then that jurisdiction can appoint additional members, to the board, until they reach a majority control (if they do not have one already).

Seems to make a lot of sense and it is shocking that this isn't the way our current system works. John Cranley and the other members of City Council should be commended for their work on this particular effort as Cincinnati moves towards the creation of a better regional transit system.

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.

What is a city to you? (part one)

Seems like a simple question, right? I've heard many different explanations from a wide variety of people. I have even heard wide-ranging opinions from people with similar backgrounds and formal training/education. So what is a city to you, what comes to mind when you hear the word city, and has your opinion changed over the years.


What a city is to me (Overview):
Wikipedia defines a city as an urban settlement generally with a large population. The definition I had when I was younger was much simpler...I thought of cities generally as the places where all the tall buildings were. Pretty simple, I know, but that was where it all began and where my interest (in cities) stems from.

Since that time the meaning and my opinion, of cities, has greatly evolved. I think of cities as living/breathing places that have their own heartbeat and rhythm. This rhythm is set forth by the cities people and then ultimately that rhythm dominates the culture until a major force acts upon it.

A city is a place of diversity (of all kinds - not just race), it is a place of culture, unique local experiences, uncertainty, and people...lots of people. Sometimes these items can be good, sometimes bad...but in the end they are the things that makes cities - cities. Nowadays when I hear the word city my mind starts racing and jumping all over the place seemingly impossible to tame - kind of like a city I guess.

Image Credit:
Yves Tessier, Tessima/Quebec City Tourism

Interesting related reads:
Who's Your City by Richard Florida
The Death and Life of Great American Cities by Jane Jacobs

New Uptown signage on the way

The Uptown Consortium has been developing a wayfinding system for the Uptown area. This will be a significant improvement upon the current dated signage that you see scattered haphazardly throughout the area now.

The signage also seems to blend design concepts from other streetscaping elements seen throughout the City (primarily Downtown). The consortium describes the project as, "an implementation of a bold and unified Uptown wayfinding and streetscape design for pedestrians and motorists." They go on to say that this includes the development of a, "comprehensive, user-friendly Uptown map to locate key Uptown businesses, neighborhoods and institutions."

Hopefully this signage will be customizable and/or complimentary to signage that will need to be developed, for the Cincinnati Streetcar, when it comes to the Uptown area in the near future. I love wayfinding systems, but the last thing we need is redundant systems cluttering the sidewalks.

Streetcar passes FC, poised to pass Council

There was an emergency Finance Committee session held today at 9am to hear the compromise motion put forward from Mayor Mallory. This motion puts forth everything that was presented in the original study (Downtown/OTR Circulator route), but also includes the connector piece to Uptown. Essentially the connector piece is now included with Phase 1 and will be built at the same time...adding an additional $35M to the project cost that must be secured now prior to the start of construction.

There was lengthy discussion and John Cranley belabored the finance portions of the plan. Qualls seemed to ask a few questions just to get the responses 'on the record' from City Manager Milton Dohoney and City Architect Michael Moore. Chris Bortz spoke in favor of the project and described this time as, "a time for Cincinnati to be bold."

Jim Tarbel was the only public speaker and referred to the streetcar project as, "the single most important development project right now and over the past decade." John Cranley made sure to quickly point out that he "respectfully disagreed" with Mr. Cincinnati and that he wishes the project success.

When all the dust settled the votes came in and it was a unanimous vote (7-0, Laketa Cole was absent). This will now go on to the full Council today at 2pm at City Hall. When it is approved there the project is given a green light and the legislative approval from City Council. The City will then be able to enter into negotiations with private entities to pay for portions of the project. The snowball has begun its proverbial journey down the hill. Be there at 2pm and afterwards there will be celebrations at City Cellars (908 Race Street) around 5:30pm.

Additional reading on UrbanCincy:
Clyffside, Streetcars, Moerlein...oh my
A challenge for those who demand better
Cincinnati is ready to GO
Cincinnati sleepy no more
Streetcars/Transit should be #1 priority for Cincinnati - Reader's choice

NIMBY Tip of the Month (4.08)

Support the inner-city.

Have you ever wondered why more suburbanites/exurbanites aren't more supportive of inner-city redevelopment, and urban living as a whole? Many of these people move out to say cornfield Butler/Warren County and then get upset when a bunch of other people do the same thing and ruin their good thing.

At the same time these are the first people you will hear chime in with negativity about the Cincinnati Streetcar, The Banks, or anything else going on in the inner-city. I would expect these types of people to be the biggest advocates for urban living and inner-city reinvestment. I mean after all, the more people that stay in the core the less that ruin their good thing, right?

I guess it all boils down to this. The people who live in cities generally like being around lots of other people (to a certain degree), and those that live out in the exurbs are typically the opposite. So all of you residents of Mason, West Chester, Lebanon, etc need to start being inner-city advocates...it will help to get more people in the city with those of us who want them, and it will keep more people away from your pristine suburban lawn. People helping people.

Image Credit:
Downtown West Chester Scares Me by Lookatme Shirts

Buy the Downtown West Chester Scares Me shirt HERE!

Keep the heart strong

Neighborhoods are what makes cities great, and strong/unique neighborhoods is one of Cincinnati's greatest attributes. With that said, those neighborhoods stand little to no chance at survival without a strong core...and in Cincinnati's case that couldn't be more true.

Cincinnati's center city is more important to the Cincinnati region more so than most other regions. The reason is pure and simple...a higher percentage of the region's jobs are in the core, and more so than in most regions (sans Pittsburgh, Boston, and a couple others).

We need to constantly work at maintaining our strong neighborhoods, but we can never lose sight of what enables those neighborhoods to be what they are. Cincinnati's center city is the economic engine that keeps our neighborhoods great.

It is understandable for neighborhoods to get upset over what they may perceive as special treatment towards the center city in terms of attention and investment, but really when we invest in our core (see streetcars) we are also investing in the rest of our great neighborhoods.

Photo Credit:
Celebration! by Alex Peppers
Part of the Capture Cincinnati collection

What a difference 5 years makes

There have been lots of changes to Cincinnati's landscape over the past 5 years. UC's world-renowned campus architecture, Daniel Libeskind's Ascent at Roebling's Bridge, Julian Stanczak's art installation, and Zaha Hadid's ground-breaking Lois & Richard Rosenthal Center for Contemporary Art are just a few. At the same time Mayor Mallory has restored the Planning Department and said, "It is time that we put Cincinnati back on the map as a leader in the area of city planning."

As a way to celebrate the Contemporary Arts Center's 5-year anniversary (at their new building) they will be holding a discussion about the many recent changes to Cincinnati's landscape. The discussion will be primarily focused on planning/architecture commentary, but will also go into sculpture art and other installations. The discussion will be moderated by Michaele Pride (Chair of UC School of Architecture at DAAP) and will consist of the following panel members:

Richard Rosenthal
CAC Trustee, Chair of the Urban Design Review Board, and community volunteer
Jim Fitzgerald
President, CAC Board of Trustees and Founder and Chairman of FRCH Design Worldwide
Jay Chatterjee
Former Dean and current professor of architecture and planning at UC College of Design, Art, Architecture and Planning and CAC Trustee emeritus
Charles C. Graves, III
Director, Department of City Planning, Cincinnati
Ron Kull
GBBN, Fellow of the AIA, former Cincinnati City Architect, and former Architect for the University of Cincinnati

The discussion will be taking place Saturday, April 5th at 2pm. It is open to the public for the regular CAC admission price, and is free to members. Space is limited, so be sure to RSVP as quickly as you can. If you are interested in becoming a member to the CAC be sure to check out their website for membership options.

*Please RSVP with Andrea Blake: 513.345.8434 or ablake@cacmail.org

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.

The New Urban Century

From the beginnings of civilization around 4000 B.C., man has lived a predominately rural life. Cities were the wellsprings of arts, culture, science, et. al., but the majority of people still lived in rural areas. Recently, or in the very near future, more people will live in urban areas that rural areas Although some demographers predicted that this event happened in 1994, the 21st century will be mankind's first urban century.

The mega cities of the 21st century in the developing world must seem as frightening and chaotic to the casual American observer as the burgeoning American cities of the 19th and early 20th centuries did to the European observer.

Regardless, the next century will be one unlike any others we have seen. There will be new challenges around the world, new issues, and new developments.

Too often Americans take a Amero-centric or Euro-centric view on urbanism. This overlooks some of the world's largest and all of the world's fastest growing megalopoli. This website City Mayor's takes a global perspective on running the world's cities and provides a wealth of information on best practices throughout the world. The future will be very different, hopefully information like this will make us better prepared.

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

Cincinnati is ready to GO

The Growth & Opportunities Survey for the City of Cincinnati (aka GoCincinnati) has finally been released - all 98 pages of it. I will venture to say that the majority of people will not read the report, and if you do, it will probably consist of skimming...so I have taken the liberty of reading it for you, and here is my report on GoCincinnati.

The report seems to offer a two-fold solution. First, the City should focus on its strengths (i.e. walkable communities, urban areas, culture, etc) for mid/long-term growth strategies. Secondly, the City needs to eliminate the edge that currently exists for suburban communities over the city in attracting office/retail/residential growth.

The analysis is overall not flattering, but does report a stable industrial market that is holding strong against regional competition...and that with a little more attention could easily establish itself as the premier industrial market for a couple of categories (i.e. Flex/R&D space and Green Industrial Parks). There are currently only 18 green industrial parks in the nation, and the potential of turning Queensgate into one poses possibly the greatest opportunity, and the ability to position Cincinnati as, "a global leader in 'green development' via the rehabilitation of these spaces." (pg. 34)

The report also places a large emphasis on creating a multi-modal transportation system...which can be started with the streetcar proposal. The report states, "It is strongly recommended that the streetcar line be completed between Downtown, Uptown, and OTR in the 1st phase of its construction. There is probably no infrastructure investment that will have more long-term tax generation and economic development benefit to the city than this streetcar line." (pg. 40)
Another key area of emphasis is on converting obsolete office space, in the CBD, into non-office uses...primarily in the form of residential spaces. This would allow for rates to creep up and possibly create demand for new speculative office construction, additionally it would inject even more people into the center city.

One final key note of mine was the recommendation of a joint Cincinnati and Hamilton County development authority. The report proposes that it be called the Cincinnati USA Development Authority (CUDA). It is recommended that the operations of the Port Authority be expanded to include all of the city/county. It also noted that this expansion, of the Port Authority, has already begun during this report process.

For any more information you'll just have to read the report yourself...it's good for you. All in all, I find this to be fantastically informative and well done. This is something that Cincinnati should really embrace and attempt to position itself strategically for economic and population growth.

Full Report (PDF 4.97mb)

Image Credit:
www.cincystreetcar.com

Cincinnati sleepy no more

Many have often criticized this city for being slow to act, and essentially being unable to do big things. All of these naysayers have had the necessary fodder for some time now, but are now at a point of starvation.

They said The Banks wouldn't happen, that the streetcar works in a place like Portland not Cincinnati, they also said that QCS II wouldn't happen, and that Fountain Square would be a disaster and a waste of money. Well those naysayers couldn't be more wrong.

The Banks will be breaking ground on phase 1 this coming Spring, research/reports have indeed suggested that streetcars can work here, QCS II will be breaking ground this coming Summer, and Fountain Square has proven to be a smashing success that has lured tons of new investment and businesses to the center city.

Still think big things can't happen in Cincinnati? City leaders are essentially doing everything in their power to prove you wrong, and to be honest I think they're doing a darn good job.

Recycle Cincinnati

The City of Cincinnati has been working hard lately on improving the options for recycling in the city. One of the most recent efforts includes new recycling drop-off points throughout Downtown. Locations include the Main Library of the Public Library of Cincinnati and Hamilton County on Ninth Street; the corner of Third and Butler streets; the corner of Third Street and Central Avenue; and the Cutter Street parking lot off Court Street. There is also a new recycling program for Bengals tailgating.

Did you also know that City of Cincinnati residents living in a single family home or an apartment building with less than 5 units can have a recycling bin delivered at no cost! You can request your bin by filling out an online form or by calling the City of Cincinnati at 591-6000.

In addition to these new locations to recycle the city also offers four drop-off locations for recycling. You can find out more information regarding acceptable items for recycling and the specific locations of drop-off points in the City of Cincinnati HERE! There is also a number of locations across Hamilton County that are drop-off points for residents.

Further Reading/Information:
Rumpke
Keep Cincinnati Beautiful
Live Green Cincinnati
Hamilton County Recycles
Cincinnati Freecycle

Improving Cincinnati's bike scene

Cincinnati is great...it's a very walkable city that has interesting streetscapes that do not completely bend over backwards to accommodate the automobile. I also feel that Cincinnati has a pretty strong bicyclist contingent... but with that said, I also think we should be doing a lot more to provide safe bicycle networks and parking facilities.

Portland is a city that is often thrown around as a poster child for a lot of things. But you know what...they simply do a lot of things right, and bicycling is one of those. You can request free bike racks, from the city, and even check out their standards if you so choose to install your own. Portland even has a master bike plan that has routes and parking facilities mapped out.

Bike Oasis Covered Bicycle Parking Facility
www.streetsblog.org

Now this has me asking myself...what could be done in Cincinnati to improve the bicycle situation here. Sure we have racks installed randomly, but Cincinnati's existing bicycle plan seems to be lacking. Furthermore I don't believe I've ever seen a covered bicycle parking facility in this city, or even a plan to install one. With Portland's bicycle parking options you can actually even request to have a facility installed that would provide on-street bike parking...taking up roughly 1.5 on-street parking spaces, and it would provide parking for 12 bikes.

All in all, it seems like something worthwhile for the city to pursue. You could reduce traffic congestion, air pollution, improve fitness levels, offer greater amounts of parking options and just make the city a more attractive place for those who choose to travel by bike. Given the recent progress of streetcars it would seem to be an attractive opportunity for the city to pursue.

Bicycling in Cincinnati:
MoBo Bicycle Co-op
Bike Trails in the Tri-State
Trail Yeah
Trek Cincinnati
Morning Glory Bike Ride

Clifton Plaza moving forward

The Bender Optical site on Ludlow Avenue, which is jointly owned by Clifton Town Meeting (CTM) and the Clifton Business and Professional Association, is moving forward with the city's recent approval for the demolition of the Bender Optical building.

The city has stated that the building will be coming down this Thursay (11/15)...thus clearing the way for the plaza to move forward. Following the demolition one more round of soil testing will be done, and then the site will be ready for the start of the plaza.

As for some background...the Clifton Plaza is part of the larger Ludlow Avenue revitalization project which will eventually include new sidewalks/curbs, added trees (where needed), improved streetlights, coordinated street furniture and the reduction of some overhead wires.

For more information check out the following:
Ludlow Avenue Revitalization Project Presentation
Clifton Town Meeting (CTM)

***Note the first image is of the proposed improvements to Telford Avenue, and the second is of the proposed improvements for the Merchant's Lot access. Both images are from the presentation PDF that is linked above.