Avondale’s desire to capitalize on the upcoming $106 million MLK Interchange with more dense, walkable development took a big step forward on Monday with the approval of the rezoning of several properties by City Council’s Neighborhoods Committee.
If approved by the full City Council on Wednesday, the move would rezone approximately 16.76 acres along Reading Road from commercial community-auto to commercial community-pedestrian.
“We really looked at the areas that they felt maybe were at the most risk for auto-oriented development,” said supervising city planner, Katherine Keough-Jurs. “Obviously they want to make this the gateway to their community, and they felt that these were the areas they really wanted to focus on.”
Under commercial community-pedestrian (CC-P) zoning, new construction must be built to the front lot line. Existing buildings can remain as they are, unless altered.
Cliftonites who have raised more than $1 million to establish an “uptrend” neighborhood grocery store got a big boost of support from the City last Monday.
Cincinnati City Council’s Budget and Finance Committee considered a motion by Vice Mayor David Mann (D), who also resides in Clifton, to include a $550,000 loan to the Clifton Market co-op in the fiscal year 2015-2016 budget. While this idea received general support at the time, it was put on hold for further vetting.
City Manager Harry Black’s proposed budget, which was released on Wednesday, included no line item for this project.
Existing Conditions [Google Street View]
Clifton Market Service Area [Provided]
Clifton Market Rendering [Provided]
To date, 991 people have paid $200 for a share of the $5.6 million market, which would occupy the 21,972-square-foot space, at 319 Ludlow Avenue, that formerly held Keller’s IGA.
Keller’s IGA closed in 2011, and the community has been unsuccessful in several attempts since then to reestablish a neighborhood grocery store there, including local grocer Steve Goessling who sold the building to the Clifton Market group last month.
No grocery store exists within 1.7 miles, and some of the investors live in nearby neighborhoods.
“They all look to getting Clifton Market up and running as a kind of beacon of hope for getting groceries in their neighborhood,” said Charles Marxen, a field director for Clifton Market who often spends time in the newly-bought building to answer residents’ questions. “Having a grocery in this central location is pertinent to the success and well-being of all of the communities around Clifton.”
Adam Hyland, chair of the Clifton Market board, said that the project would restore the economic engine of the business district. He also said that the closure of Keller’s resulted in a 40% drop in business for Ludlow Avenue establishments.
“It was a social space for the community,” he said. “It was an important place for neighbors to see each other and come together.”
Hyland estimates that the new grocery would create between 60 and 70 jobs, and market studies show that it could attract about 15,000 shoppers per week. Financial estimates show that the group could see $13 million in revenue within the first year.
Brian Frank, co-chair of the Food Action Team of local sustainability network Green Umbrella, added that food co-ops have nearly three times as many local food producers contributing as the average major grocer. They also get more than three times of their inventory from local companies, have higher wages, and provide more healthcare benefits.
“Co-ops may be new to Cincinnati, but this sort of an organization has a national presence in our country,” he said. “There are [grocery co-ops in] 38 states that represent $1.7 billion of economic development across this country.”
Councilmember Chris Seelbach (D) was skeptical at first, but changed his mind when he heard that the co-op had a bank on board to support the project.
“They took it upon themselves, after the City tried unsuccessfully to find another person to operate the grocery store, to find a solution,” Seelbach clarified. “They’ve gotten a bank, whose sole purpose is to make money. Banks are not in the business of helping people open grocery stores. They may say that, but they’re not going to take a risk unless the risk is a good one.”
Both Charlie Winburn (R) and Wendell Young (D) also voiced their support for the specific plan, and the actions being taken by the Clifton community.
“What’s really good that’s going on here is that people in Clifton have made it clear, in no uncertain terms, they want this grocery store,” Young said. “They’re not going to go away; they’re going to get that store. I think it would be a shame if we ignore all the hard work that has gone into making this happen by not doing our part to make sure that they’re successful in this effort.”
Several members of the committee, including Winburn, suggested that the funding package could be a grant, loan, forgivable loan, or a combination of several types. While Councilmember Yvette Simpson (D) was also on-board, she expressed a preference for a grant or forgivable loan due to tight profit margins for grocery stores.
Meanwhile, Winburn managed to cast both his doubts and support for the effort to bring a neighborhood grocery store back to Clifton.
“Be cool,” Winburn cautioned. “Be cool now, because you’re talking about the taxpayers’ money and loaning money, and we have to be fair in the process. I think it’s important that our excitement don’t get in the way of having this group having what we call proper vetting and due diligence.”
Last Tuesday, All Aboard Ohio held their Spring meeting at the newly-opened Taft Ale House in Over-the-Rhine.
President of the Southwest chapter, Derek Bauman, ran the meeting, which not only included discussion of advocacy for interstate passenger rail in Cincinnati, but also of the ongoing construction of the Cincinnati Streetcar.
Several community leaders and representatives were present, including Streetcar Project Manager John Deatrick, Metro’s Rail Operations Manager Paul Grether from Metro, the chief of staff for Councilman Kevin Flynn, a representative from the Cincinnati Preservation Society, the president of Queen City Bike, and even Cincinnati Union Terminal’s Amtrak station manager.
Bicyclists ride along recently completed streetcar tracks on 12th Street [Travis Estell]
To begin the meeting, Deatrick and Grether talked about the construction of the streetcar system, which can be seen directly outside of Taft’s Ale House, and the future operation of it. Deatrick informed the crowd that almost 70% of the construction is complete, which is ahead of schedule, and the city expects the first streetcar delivery by September.
When asked to address the ongoing discussion about the next phase to Uptown, Deatrick declined to comment.
Grether then explained how his organization acts as the conduit for federal funds to the streetcar and will be the future operator of the system. He also discussed Metro’s plans to schedule the streetcar in a manner that complements and fully integrates with Metro’s bus operations, and those of TANK.
Another key point that Grether mentioned is that the technology is in place to be able to give streetcars signal priority, should leaders at City Hall decide that is desirable. Such a move would quite significantly improve travel times and performance.
As the conversation moved on, Bauman spoke about the group’s efforts to establish daily passenger rail service between Cincinnati and Chicago. Not having daily rail service to Chicago damages business competitiveness for the city, Baumann said, considering that Milwaukee, St. Louis, Detroit and Indianapolis already currently boast such service.
The effort has received renewed interest as of late due to the debate surrounding the future of the Hoosier State line, which connects Chicago to Indianapolis. Project proponents scored a big win recently when funding was picked up by the State of Indiana to continue its service. Those efforts even attracted the attention of Senator Joe Donnelly (D-IN) in a letter he penned to the Federal Railroad Administration about the possibility of future extensions of the line.
Since assuming the presidency of the local chapter, Bauman has made a variety of changes to allow for greater participation and engagement. Meetings are no longer confined to members, for example, and they have begun reaching out to the business community and area universities.
Bauman said that he hopes this approach will help make daily passenger rail service a reality for the Cincinnati region at some point in the near future.
Those that are interested in supporting the efforts of All Aboard Ohio can do so by making a tax-deductible donation to the organization on Tuesday, May 12. On this day the Columbus Foundation will make matching donations to a collection of non-profits throughout the state, including All Aboard Ohio. You can make secure donations to the group on their website.
Over one hundred and fifty people gathered at the Niehoff Urban Design Studios in Corryville to see and hear what University of Cincinnati design students had come up with on a reimagining of Burnet Woods. The Woods, which once included the land that is now the University’s west campus, is still one of the largest parks in the Cincinnati Park system and also the central focal point of three Cincinnati neighborhoods.
Both Masters and Bachlors degree students from the School of Planning at DAAP focused on the park as part of a year long planning effort coordinated by the City of Cincinnati and the university to envision a revitalized Burnet Woods. A recent study conducted by the university polled 2,000 students. One of the biggest findings from the study is that 87% of the students polled do not think the Woods are safe. Another 7% did not know it existed at all.
UrbanCincy’s John Yung moderated a panel discussion on the future of Burnet Woods.
Mark Carper, Binita Mahato, Maitri Desai, and Alex B. Koppelman present “The Plan: Bodies, Rest, Motion, a plan for Burnet Woods”
As part of the event, UrbanCincy moderated a discussion panel with some of the regions’ top experts on park planning and programming. Chris Manning from Human Nature joined Ken Stapleton from Ken Stapleton & Associates and Christy Samad from Center City Development Corportation (3CDC). Panelists discussed ways to make the park appear safer including better lighting, more programming and activities and better gateway connections into the park.
The hour long panel focused on a range of topics regarding Burnet Woods including a student proposal for a green land bridge between the park and the school. The bridge proposal was praised by the panelist for its outside the box approach at incorporating an aspect of the park in a way that overcomes the physical separation caused by the wide and traffic heavy Martin Luther King Jr. Boulevard.
Audience members were also encouraged to participate and some voiced concerns about the park being underutilized. One participant asked about residential housing on the periphery as part of the park redevelopment noting that connecting residential to the park would be an opportunity for change.
UrbanCincy media specialist Travis Estell was on hand to take photographs and record the conversation which will appear later this week on The UrbanCincy Podcast.
The open house was a joint event between the Niehoff Urban Design Studio, the Urbanists and UrbanCincy. Stay tuned for our next joint event in the fall!