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Business Development News Opinion

Retooling Cincinnati’s Industrial Neighborhoods for the 21st Century

In the last few years, evidence has shown the possibility for a revival of manufacturing within the United States. Recent trends have seen the “reshoring” of factories – with polls showing more and more companies considering the move – and the expansion and opening of new factories as well.

Much of this reindustrialization has occurred in the South and, for the most part, outside major urban areas. For far too long cities, especially northern cities in the Rust Belt, have written off an economy based on manufacturing as something from a bygone era, never to come back.

Spring Grove Village
Once viable industrial neighborhoods like Spring Grove Village have made way for the proliferation of car dealerships and fast food restaurants. Could their future be something greater? Photograph by Jake Mecklenborg for UrbanCincy.

Cities from Cleveland to Flint have tried to reinvent themselves as a something like a Rust Belt version of Portland, Oregon, thus turning their back on any sort of industrial and economic policy in the hopes that gentrification and arts will revive their city.

While these sorts of developments have a place in economic policy for American cities, it is an unwise move for industrial cities such as Cincinnati to turn their backs on the opportunity to attract industry into the city once again.

Cincinnati is well-positioned to capitalize on a manufacturing renaissance in the nation. With incredible industrial infrastructure, an already heavy industrial sector in the region, and an incredible amount of vacant space, the city can create an economy where the bustling coffee shops and boutiques of Over-the-Rhine are only a short walk from the buzz of manufacturing (advanced and traditional alike) in Queensgate and the West End.

The days of entire cities being built upon industrial production have passed, that is without a doubt. But when urbanists discuss cities with mixed-use, diverse economies, manufacturing must be included.

These higher-than-average paying jobs could attract residents and revitalize neighborhoods. Through aggressive economic and industrial planning in the city, zoning that doesn’t ignore manufacturing, labor cooperation, and innovative education initiatives, Cincinnati could become a nationwide example of a city building a solid, diversified economic foundation on which to reclaim its storied past and prepare for a healthy future.

Editor’s Note: Jacob D. Fessler is a new member of the UrbanCincy team. He grew up in Northern Kentucky’s Erlanger community and went on to study International Relations and Latin American Studies at DePaul University in Chicago, and is currently studying International Affairs at the University of Cincinnati.

Jake will focus on urban economics and specifically examine policies that impact our region’s industrial – and thus economic – competitiveness. How and what can Cincinnati do to inject new life and jobs into the Mill Creek Valley? How should our community leaders be looking to improve earnings and the financial health and stability of our residents? These are the kinds of questions he will be exploring. Please join us in welcoming Jake to our team!

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Business Development News

PHOTOS: Thousands of New Residential Units to Transform Downtown

Downtown Cincinnati is experiencing a new wave of development, with new office space at the Dunnhumby Centre, two new hotels in the historic Enquirer Building, the new Mabley Place in the former Tower Place Mall, and several other projects. But at UrbanCincy, we are most excited about the large number of new residences.

With more residents, the urban core will be able to support more essential neighborhood businesses—such as grocery stores, dry cleaners, and affordable restaurants—that are necessary for the long-term stability of the Central Business District and Over-the-Rhine neighborhoods.

Editor’s Note: Check out our updated photos of these construction projects, taken in July 2014.

If all of the announced projects go according to plan, around 1,500 new units of housing will be added over the next two to three years, and each individual project will offer something unique. There will be a mix of apartments and condos; one-bedroom and two-bedroom units; affordable and luxury price points; historic renovations and new construction.

Most recently, the Cincinnati Center City Development Corporation (3CDC) announced a new development at 15th and Race that will include 57 new residential units and retail space; the exact mix of condos and apartments has not yet been announced. 3CDC is also proceeding with the three-phase Mercer Commons development, which will include a grand total of 126 apartments and 28 condos.

Other projects moving forward include:

  • The new tower at Fourth and Race will contain 300 luxury apartments and a 15,000 square foot grocery store. Developer Flaherty & Collins will begin demolition of the site’s existing parking garage, often called Pogue’s Garage, in the first half of 2014.
  • Phase two of The Banks is expected to finally break ground in 2013 2014, adding 305 new apartments and 21,000 square feet of retail space.
  • Developers of the Fountain Place retail building want to add 180 to 225 residential units above the existing Macy’s department store.
  • AT580, formerly known as the 580 Building, is being converted from office space into 179 apartments. The existing retail spaces on the first and second floors will remain.
  • A new tower above the Seventh and Broadway Garage will feature 110 high-end apartments. The target demographic for these units will be empty-nesters and older professionals looking for downtown living, according to Rick Kimbler, partner at the NorthPointe Group.
  • Three buildings on Seventh Street, which have been purchased by Peak Property Group, will be converted into 75 apartments and 15,000 square feet of retail space.
  • Broadway Square, a $26 million development in Pendleton, will feature 39 apartments and 40,000 square feet of retail space in first phase. Developer Model Group will add at least another 39 apartments in the second phase of the project.
  • The Ingalls Building will be redeveloped into 40 to 50 condos and ground-floor retail space by the Claremont Group.
  • The Schwartz Building, formerly vacant office space, will be converted into 20 apartments. Developer Levine Properties cited the building’s location along the Cincinnati Streetcar route as a driving factor for the renovation.

All photographs by Jake Mecklenborg for UrbanCincy.

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Business Development News

University of Cincinnati to Demolish Former Sears Department Store Building This Summer

The University of Cincinnati (UC) has informed UrbanCincy that it will demolish its Campus Services Building at Reading Road and Lincoln Avenue. If finances are available, officials say that demolition will begin this summer.

Readers first brought the potential demolition of the 84-year-old structure to UrbanCincy’s attention in December. According to UC’s director of project management, Dale Beeler, the building has deteriorated significantly due to a lack of upkeep, and says that it is currently “crumbing around us.”

The conditions are so bad, in fact, that water has gotten into the wall system and fractured brick can occasionally be seen falling off the structure.

Campus Services Building
The former Sears Department Store in Avondale will soon meet the wrecking ball as the site is prepped for new development. Photograph by Jacob Fessler for UrbanCincy.

Originally a Sears Department store, the university had been using the structure for some information technology services, storage of excess furniture, some administrative functions and some other various non-student-related activities.

The path, to close and demolition of the facility, was cleared approximately three years ago when the University of Cincinnati purchased and renovated the Fishwick Warehouse, visible off I-75, in order to consolidate these kinds of services.

Located in Bond Hill, the newer, two-story warehouse is located on 10 total acres of property and allows the university to consolidate a variety of non-student functions and store other items outside.

Meanwhile, officials within the University of Cincinnati Office of Planning+Design+Construction estimate that the demolition of the Campus Services Building will cost around $1.5 million and will be put out to bid in the coming months.

With the decision already made to tear down the historic structure, the question then becomes what will happen with the soon-to-be prominent site adjacent to the $108 million MLK Interchange project.

“There is no real direction as to whether the university will try to sell it or hold it as a land bank,” Beeler explained. “But there are probably some hospitals on the hill here that are more interested in that property than we are. We think it will be a more appealing site once that building is gone.”

Officials believe that the improved access to the site, offered through the MLK Interchange project, will only improve the value of the land, thus making it even more appealing to another user.

Rumors in the local real estate community suggest that there is interest in the site becoming a medical research campus.

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Arts & Entertainment Business Development News

New Artist Live/Work Homes Coming to Covington’s Lee-Holman Historic District

The Center for Great Neighborhoods (CGN) will celebrate the completion of Covington’s first of five affordable artist live/work spaces later this month. The artist residence project Shot Gun Row is named for the project’s five shotgun-style houses being rehabbed and developed by the Covington-based nonprofit organization.

Shot Gun Row is made up of five row houses on Orchard Street in Covington’s Lee-Holman Historic District. The houses were originally part of seven homes built in the late 1800s. After World War II, shotgun homes were seen as functionally obsolete and abandoned in favor of the modern ranch home, but Kentucky historic guidelines prohibit Orchard Street’s five remaining houses from being torn down.

The Center for Great Neighborhoods, which has completed over 25 historic renovations in the city nestled along the Ohio and Licking Rivers, said they looked at the houses as a unique opportunity to re-purpose the existing houses and help revitalize Covington’s west side.

In 2012 CGN was awarded a $168,000 grant for the project from the Kresge Foundation. Construction on the first house began last summer; the other four homes will be completed by summer 2014. The total project cost is around $600,000 for all five houses. According to Sarah Allan with CGN, most of the live/work spaces available to artists are only available for rent.

“We wanted to provide something [artists] could build equity in that was either the same as or cheaper than their rent,” Allan said. “Part of it is we want to lower people’s overall overhead. If they can live and work in the same space for cheaper, then it might help them to further their art.”

Shot Gun Row’s artist selection policy broadly defines an artist as “an individual who has seriously committed themselves to professional production of their respective art form (i.e. exhibitions, performances, screenings, grants, publications, reviews, commissions, peer recognition),” and earn at least 20% of their income from art.

This flexible definition allows applicants to include tattoo artists, graphic and interior designers, chefs, musicians and set designers in addition to traditional fine artists like sculptors, painters and photographers. It also helps that Shot Gun Row’s developers are able to customize the home’s layout depending on the artist’s needs.

“We recognize that artists want to have some creative say in their living space so we want to provide that flexibility,” Allan explained.

Shot Gun Row’s model home at 323 Orchard Street is laid out so that the studio is located in the front of the house so that it is accessible to the street for art openings and meetings, and also receives northern light which is attractive to many artists. In other homes, an artist could work with the contractor to develop the floor plan as an open studio or place the kitchen in the front of the house, depending on the homeowner’s needs.

While the development will offer affordable, flexible housing for artists, CGN also wants the project to encourage artists to get involved with their community. As part of Shot Gun Row’s artist selection policy, artists are required to contribute something back to the community within a year of purchasing the home, and will work with CGN staff to determine a specific project, whether it be a public sculpture, theater camp, or something else. A sculptor, for instance, might create a piece for Shot Gun Row’s public sculpture garden.

In addition, artists are expected to participate in SpringBoard, ArtWorks’ business development program for creative entrepreneurs, unless they have run a profitable arts-related business for more than three years.

“We’re looking at this not just as a housing projection but an economic development project,” Allan told UrbanCincy.

The market price for a home on Shot Gun Row is $90,000, though Allan said that some homeowners may receive a subsidy depending on income. The City of Covington also offers down payment assistance for anyone purchasing a home in Covington.

In addition to the Kresge Foundation grant, the project received funding through a combination of  U.S. Department of Housing & Urban Development HOME Investment Partnerships Program and Community Development Block Grants, and private contributions.

All photographs by Chris Kromer for UrbanCincy.

Categories
Development News

Cincinnati Leaders Approve City’s Third Form-Based Code in Walnut Hills

Last week Cincinnati City Council approved the form-based code for Walnut Hills. The unanimous vote marks the third neighborhood to adopt this new regulatory tool for neighborhood redevelopment. Yet even after several years of development, many do not understand the basics about the new land use planning tool.

First of all, a form-based code is type of regulation that is developed by community stakeholders to guide future development or redevelopment of a community. Under a form-based code, new developments are typically configured to mesh with the character of the community’s vision.

Form-based codes get their name because it creates a type of regulation that typically focuses more on the form of the building and its relation to the public realm (i.e. the street) rather than the usage of the building. Development under the code occurs “by-right” and means if a new development complies with all the code’s provisions it can be built without having to go through the extensive and sometimes drawn-out process of traditional development.

Over 700 American cities have adopted some type of a form-based code, with Miami being the largest city to completely adopt this type of code. Near by they have been used in Nashville and Columbus to spark development in revitalizing areas of their inner cities.

Former Vice Mayor Roxanne Qualls (D) championed this movement locally and actually led groups of local officials and business leaders to Nashville to study the results of their form-based codes in 2008 and 2012.

While some cities have used these tools to encourage pedestrian friendly, mixed-use developments where none exist, older more established cities such as Cincinnati have opted to implement them in order to ensure that new development integrates seamlessly into the historic charm and character of the city.

Bellevue, KY became the first municipality in the Cincinnati region to adopt this type of regulation in 2011.

Cincinnati first began pursuing the idea of developing a form-based code in 2009. After receiving funding through the U.S. Department of Housing and Urban Development, city staff selected Opticos to lead in developing the new code. Dan Parolek, principal of Opticos, wrote the book on form-based codes, quite literally.

After conducting a city-wide charrette in May 2012, the City of Cincinnati worked with Opticos to refine the code and prepare it for adoption. The form-based code was adopted in early 2013. From there staff from the city’s planning department worked closely with neighborhoods to craft the regulating plan map.

Four neighborhoods were included in the initial implementation schedule: Madisonville, College Hill, Westwood and Walnut Hills. Both Madisonville and College Hill have fully adopted the code with Walnut Hills being the latest. Westwood appears to be the next neighborhood poised to adopt the code after winning unanimous support from the city’s Planning Commission in December 2013.