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Business Development News

Garfield Suites Hotel To Be Converted Into 153-Unit Apartment Tower

Garfield Suites HotelLate on Friday afternoon the owner of Garfield Suites Hotel announced that the 34-year-old building would be converted back into apartments over the next year.

The news is tremendously positive for the center city’s residential and hospitality markets, both of which are experiencing their own transformations.

The 153-room hotel is one of the more dated in the marketplace, and it is facing increasing competition from new hotel operators at all price points. Such movements are forcing the hands of existing hotel owners to either make big investments to upgrade their facilities, close down or change uses. Removing these rooms from the inventory will make the market stronger for those other operators.

At the same time, there is virtually no apartment availability in the 45202 zip code, which covers Downtown, Over-the-Rhine and Pendleton. The location of this 16-floor tower is ideally situated for new residents looking to be in the heart of both thriving districts, and will almost certainly lease up in a matter of months.

Aside from the purely business aspects, this is also good for the vibrancy of the central business district. While there have been many new residential developments in Over-the-Rhine and at The Banks, it has been more difficult to inject large numbers of new apartments or condos into areas like this due to its existing buildout.

This particular location is one that is rich with jobs, but still struggling to reach a critical mass of residents that will support full-time service retail functions. Adding a couple hundred residents to the mix will go a long way to supporting that goal.

The interesting item about this project is that it is the building’s location that motivated its owners to convert it from apartments into a hotel 25 years ago.

At that time, the proximity to Over-the-Rhine was seen as a detriment and Downtown was not the place we know today. Those dramatic changes that have taken place in both neighborhoods over the past decade are now what is motivating the current owner to switch operations again.

This is a great example of urban resiliency.

The total cost of the renovation has not yet been determined, but owners intend to begin work in early 2016. They say that the plan will be to gradually make renovations so that the hotel can continue to operate as the units are gradually converted.

The owners also told Tom Demeropolis, who broke the story for the Business Courier, that they are also hoping to lease the 10,000 square feet of existing street-level retail space that sit vacant along Vine Street.

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Business Development News

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

Corryville Kroger Elevations from CR Architects in 2008 [Niehoff Studio]

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.

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News Transportation

VIDEO: The Easy and Inexpensive Way For Cincinnati To Make Its Streets Safer

Anyone who rides a bicycle to work, either their own or on a Cincy Red Bike, knows all to well the commute mostly involves sharing the road with automobiles. With the current city administration focusing more on creating recreational trails for bicycle hobbyists, cyclists who bike as a form of transportation can only daydream about better on-street bicycle infrastructure.

That daydream could come closer to reality with the release of a new animation from planner and author Jeff Speck.

An accomplished author of books such as Walkable City and Suburban Nation, Speck describes four simple street reconfiguration options that would better accommodate all modes of transportation without adding to the roadway’s width. In order to accomplish that, the techniques include narrowing lanes, adding striped or buffered bike lanes.

Planners and engineers have found that such changes have a minimal impact on the flow of vehicular traffic, by adding only seconds onto commute times.

The street in the video is 38 to 40 feet in width, which is just about the average width of many streets throughout Cincinnati. In fact, UrbanCincy proposed a similar reconfiguration of Elm Street through the Central Business District in 2013. Such transformations have been noted to positively impact safety.

“Such a change on Prospect Park West in Brooklyn reduced speeding by 77% and reduced injury crashes by 63%, while having no impact on car volume or travel times,” Speck noted in the video.

When Randy Simes first wrote about the Elm Street reconfiguration, he explained that it would also serve as a critical connection point between the protected bike lane on Central Parkway and the Ohio River Trail. While Elm Street is a particularly obvious choice, other streets throughout the city could and should get some of the same treatment.

One another prominent example is Liberty Street, which Cincinnati’s Department of Transportation & Engineering has been looking at for years as a potential road diet candidate. Originally designed for much higher traffic volumes that were never realized, Liberty Street’s 70-foot width now functions more as a safety issue for people walking or biking, and as a barrier between the northern and southern portions of Over-the-Rhine.

Those plans for Liberty Street were originally envisioned by the Over-the-Rhine Brewery District, which then convinced City Hall to perform some planning work. At this time, however, the project does not appear to be moving forward.

Speck’s video makes it easy to see that for the cost of paint it would be relatively easy to install a more comprehensive bike network on streets throughout the city. Such changes would improve safety, increase the number of people riding bikes, which probably means more Red Bike usage, all while slowing down traffic just a tiny bit. Besides, even automobile drivers may appreciate not needing to directly interact with so many bicycles on the street.

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Arts & Entertainment News

UC President Santa Ono to Speak at Tonight’s Cincy Stories

0The storytelling event series Cincy Stories will be returning this evening to MOTR Pub. The series features well-known public figures telling personal stories from their lives.

Tonight’s edition will feature:

  • University of Cincinnati President Santa Ono
  • Rome Ntukogu, founder of Far-I-Rome Productions
  • Paula Ison, a local transgender activist
  • Renika Smiley, founder of Generation Now
  • Daniel Rajaiah, recently featured in Forbes’ 30 Under 30 list
  • Music from MC Till

The event will be held on the stage at MOTR Pub at 7 p.m.

You can hear several of the speakers from past Cincy Stories events on The UrbanCincy Podcast.

 

Categories
Arts & Entertainment News Transportation

Metro To Offer Limited Late Night Bus Service This Saturday

Metro and CincyYP are teaming up for the second year to encourage young people in Cincinnati to try out the city’s bus service beyond typical commuting uses.

Many people view transit as a means to get to and from work, but the reality is that nearly three-fourths of all trips made each day have nothing to do with work commutes. As Metro works to grow ridership and expand its customer base, choice riders – those who choose to take transit instead of other alternatives – are becoming an increasingly targeted demographic.

One of the efforts to get more young people taking transit will take place this Saturday, August 29 from 8pm to 2am. Organizers are calling it an entertainment bus that will take riders around to some 18 bars in seven different neighborhoods.

“This is a fun way for young professional to be introduced to Metro’s services,” said Kim Lahman, Outreach and Sustainability Manager at Metro. “I believe most participants will feel more comfortable giving Metro a try after they experience just how easy and convenient public transit can be.”

Unlimited trip passes for the late night shuttle can be purchased online for $7 per person, or $20 for groups of four. The public can also simply purchase single trips at Metro’s normal $1.75 fare anywhere along the route. Those who may not have the cash, or just want to get a bit more involved, are being encouraged to volunteer for two hours and receive a complimentary pass in return.

As Lahman suggests, the hope is to get young people more familiar with using the city’s bus service, and will learn tips about how to plan their trip, read a schedule, catch a bus and use Metro’s real-time arrival services.

“YPs should be interested in attending this event because it’s a first step in creating change,” explained event organizer Kaitlyn Kappesser. “If we can prove to Metro that a bus route like this is in demand more than one night a year, we could evolve this into an every weekend thing.”

Kappesser told UrbanCincy that she believes such a route is an important step to not only introducing new riders to Metro, but also toward reducing drunk driving and spurring business at establishments outside of Downtown and Over-the-Rhine.

“Because of this event, people will get to experience and try other neighborhoods,” Kappesser said. “Also, who doesn’t like drink specials.”