PHOTOS: Building Boom Changing the Face of Uptown Neighborhoods

While the construction activities taking place in Over-the-Rhine and Downtown often grab the most headlines, it is actually the city’s uptown neighborhoods where some of the most dramatic construction progress is taking place.

Numerous projects are underway that are adding four- to six-story structures all over Clifton Heights, Corryville, University Heights, Clifton, and Mt. Auburn.

The $15 million, 115-room Fairfield Inn & Suites is now topped out and filling in the remaining piece of the U Square at The Loop block along W. McMillan Street. Once this portion of the development is complete, attention will turn to developing the planned office building along Jefferson Avenue in between W. McMillan Street and Calhoun Street.

Just down the street from the hotel project site is The Verge – 178-unit residential development – which is also now topped out. This project has stirred controversy due to its demolition of two historic structures that were once on the site. In addition to that, the project is replacing a large surface parking lot and several small homes.

In Corryville, the finishing touches are being put on the $30 million, 147-unit VP3 residential development that, like The Verge, is targeting students studying at the University of Cincinnati. Likewise, the $25 million 101 E. Corry project is bringing an additional 123 apartments and eight townhomes to the historic neighborhood.

Nearby, and on the border of Clifton Heights and Corryville, is the University Plaza site, which has now been fully demolished of its previous structures. While the new development footprint will not differ significantly from what was there before, a new Walgreens is already nearing completion, and a new Kroger grocery store, twice the size of the previous store, will also soon begin construction as part of a $24 million redevelopment effort.

Finally, the $17 million, 117-unit Gaslight Manor residential development in Clifton is on-pace to be completed later this year. This project is replacing a less dense apartment complex that previously occupied the hilly site immediately northwest of Good Samaritan Hospital.

EDITORIAL NOTE: All 17 photographs were taken by Eric Anspach in February 2016.

New Corryville Store Design Reveals That Kroger Continues to Struggle With Urban Format

Located next to the University of Cincinnati and surrounded by some of the region’s largest employers, University Plaza has long sat as one of the most underutilized pieces of commercial real estate in the city.

With demolition work well underway, a new University Plaza will soon be realized, but will it be any better than what was has occupied the site since the early 1980s?

The public got the first idea of what that answer will be when the Business Courier published designs of what the new 92,000-square-foot Corryville Kroger will look like.

While no site plan has been released, the drawings show a two-level store that will face west toward Jefferson Avenue. The front façade will include numerous windows, while the other three sides would not. A drive-thru pharmacy will be located along Corry Street, and a surface parking lot will sit in front of the building, separating it from the street.

The front façade treatments and two-level store design are departures from Kroger’s previous urban store designs elsewhere in Cincinnati. The large surface parking lot, however, stays true to their typical development model and represents a departure from the earlier visions for the site that included a rooftop or structured parking facility.

In fact, the final arrangement for the redeveloped University Plaza site will most likely appear nothing like the original concepts first produced a decade ago. Over that time, dozens of concept plans have been developed for the site from the Niehoff Studio and three different professional design firms.

The Niehoff Studio has actually be researching the topic of urban grocery stores since 2002, and has published its findings on everything from the economic performance to the social impact and design of such stores.

“I applaud the initiative and risk taking involved to make this a two story format,” said Frank Russell, Director of the Niehoff Studio and Community Design Center. “This is a sensible solution to putting a sprawling large scale program on a valuable site in a dense urban setting. It relates better to the surrounding context which is multi-story, but it is very difficult to do from a functionality point of view.”

While the two-story structure is in line with the original recommendations, Russell says that the large surface parking lot is not ideal.

“That undoes some of the progressive intent of the two-story building design, especially at the important gateway corner of Jefferson and Taft,” Russell told UrbanCincy. “The best thing that I could say about that is that it is a land-bank for future structured parking and mixed-use development, notwithstanding a landscaped corner.”

While notably different than the original design concepts developed in the early aughts, the designs released yesterday appear to have not changed much from what was developed by CR Architects in 2008.

Kroger representatives say that the store will also feature an outdoor seating area, similar to what the company recently developed in Lexington. They also say that while the store will have two levels, customers will not actually use the second floor since it will be used for food preparation functions only.

Project officials say that the current store will close on September 12 so that it can be demolished. It is estimated that construction of the new store will take 12 to 14 months and open at the end of 2016.

PHOTOS: Uptown’s Building Boom Spreading Outward to New Neighborhoods

While an incredible amount of construction is taking place in Over-the-Rhine and the central business district, uptown neighborhoods like Corryville and Clifton Heights have been experiencing a building boom of their own.

Nearing completion in Corryville is the $30 million VP3 residential development. Catty-corner from that project land has been cleared for yet another apartment project; and just a block away demolition is proceeding on University Plaza, which will be completely rebuilt.

A few blocks over Mt. Auburn is starting to see the investment spread there. At the southwest corner of McMillan and Auburn a church has been demolished in order to make way for a $35 million medical office building.

The building boom has been so great that it recently led to the recommendation for an interim development control overlay district so that City Hall can study the changes sweeping through the neighborhoods surrounding the University of Cincinnati.

EDITORIAL NOTE: All 13 photographs in this gallery were taken by Jake Mecklenborg for UrbanCincy in April 2015.