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!

UrbanCincy readers are excited about streetcars

The June poll results are in...and it was a clear/decisive victory for streetcars (YouTube video about modern streetcars). The question was, "what are you most excited about over the next few years?" And phase 1 of the proposed streetcar system (141 votes) nearly tripled the amount of votes casted for the second place finisher (The Banks phase 1a - 53 votes), and tallied one more vote than the other four options combine.

I voted for the streetcar option for a pretty simple reason. It is something that helps make many of those other options (i.e. The Banks, OTR progress) more feasible and helps to spur more good things to come (i.e. future Queen City Squares). It's like the gift that keeps on giving.

So, why did the other 279 voters vote the way they did, and most importantly, what are you going to do to help make them happen?

Image from Dewi's Trains, Trams & Trolleys

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

Ohio Transportation Survey

If you are as passionate about transportation options as I am, and want your voice to be heard, go check out this survey being conducted by Ohio's 21st Century Transportation Priorities Task Force.

I was first tipped off, to the survey, by an informative post over at Building-Cincinnati.

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.

Help save 1502 Vine Street

You may or may not have heard, but another gem in Over-the-Rhine is at risk of being demolished. The building is around 15th & Vine on the NE corner. There is however a twist in this story...an effort is underway to raise private money as a sign of good faith to save the building from the wrecking ball.

The hope is that enough private money is raised to show a level of commitment that could go a long way in saving the building. This financial commitment could then help to leverage $100,000 the City has for restoration and $150,000 that 3CDC has for potential use on the building.

If you're interested in helping, please check out www.pledgebank.com/Over-the-Rhine, or www.pledgebank.com/1500Vine (different pledge levels).

Image Credit:
Cincinnati Preservation Association, Margo Warminski

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)

Fight the hypocrisy

The local media outlets have never been shy of notifying the public on how long it has taken to get things going on The Banks, nor have they been hesitant to smear every person/agency related to the project - attributing said delay to them. At the same time the many local naysayers and/or skeptics have been openly critical of politicians, government, non-profits, and even those who support reinvestment in our region's core. These same people and entities have not hesitated in questioning $25M in City money for a streetcar system in our region's core.

I do not have a problem with people who wish to keep things in check and/or question authority, but what I do hope is that these same people place the same amount of scrutiny on other things. If we are going to question $25M of public dollars for streetcars, then I surely hope that we question the $2.5B that will be spent on roadway projects this year alone. These roadway projects are not subject to public vote and are simply funded with little public debate or dialog.

Additionally as we all know, The Banks has been 9 years in the making...and the local media has had no qualms with pitting Nky v. Cincinnati in the past, so I hope this same level of scrutiny is passed along to another comparable project in Nky - Newport Ovation.

I applaud local leaders for their dedicated work on The Banks and the Cincinnati Streetcar project. These types of projects are not easily done and often times take many years to accomplish. Keep up the good work.

Photo Credit: Cincinnati Enquirer/Gary Landers

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

A challenge for those who demand better

Are you tired of the same old stall, do-nothing politics? Do you yearn for a day where Cincinnati is a leader and doesn’t wait for something to catch mass appeal before it takes that particular path? Can Cincinnati shed the Mark Twain complex that is seemingly as tied to Cincinnati as Skyline Chili, Pete Rose, or WKRP?

Cincinnati has been working on the development of a streetcar system for the city. The necessary steps have been taken, stakeholders approached and funding outlined. This process started years ago by the quiet and often unnoticed efforts of many individuals. The process has reached a critical point and has the majority support of city council, Mayor Mallory, City Manager Milton Dohoney and scores of residents across this fair city.

It should be noted though that this process has been stagnant now since October 24, 2007. It has been five months since any real action has been made by city council or the finance committee. In terms of inflationary costs alone this inaction has cost taxpayers roughly $2.12 million. John Cranley and Roxanne Qualls have been working very hard to keep this process from moving forward, and they have succeeded now for five months.

I urge you to demand change from our local leaders and let Cranley/Qualls know that you do not stand for the same old stall and do-nothing politics of old. These actions are costing the taxpayers money, city staff time and exhausting the many pro-bono efforts that have been made by local citizens.

If you stand for change let them know and share this message with as many people as possible. Let the politicians know that they aren’t going to grandstand/posture on the taxpayer’s dime. Let them know that the time for politicking is over, and most importantly, let them know that your support hinges upon this.

Roxanne Qualls
801 Plum St. Rm 352
Cincinnati, OH 45202-1979
Phone: (513) 352-3604
Fax: (513) 352-3621
roxanne.qualls@cincinnati-oh.gov

John Cranley
801 Plum St. Rm 356
Cincinnati, OH 45202-1979
Phone: (513) 352-5303
Fax: (513) 352-4657
john.cranley@cincinnati-oh.gov

Finance Committe Vote 3/24/08

Cincinnati City Council is poised to approve City Manager Milton Dohoney's plan to build the streetcar.

City Council's Finance Committee will vote at 1:00p on Monday, March 24th to approve the streetcar financing plan in principle and authorize the city administration to meet with private and other governmental partners to secure the remaining funds. If passed on Monday, the motion will be approved by the full City Council at its regular meeting on Wednesday, March 26th at 2:00p.

This process has taken a little longer than expected, but the extra due-diligence has strengthened the plan. The vote next week won't authorize the sale of bonds or the purchase of streetcars, but it creates the framework in which those things will happen over the next year or so. We're on track, so to speak, to have the first streetcar operating in 2011. Who knows, maybe we'll have the first car start running on April 29th, 2011 - that would be 60 years to the day when streetcars stopped running in Cincinnati.

WE NEED AS MANY PEOPLE TO SHOW UP AS HUMANLY POSSIBLE. Should this pass get ready for some celebration(s) Monday night.

Cincinnati City Hall is located at 801 Plum Street, and Council Chambers are on the Third Floor.

Hope to see you on Monday.

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.

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.

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 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.

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.