Building Cincinnati

$640K will fix long-standing Mt. Auburn landslide problem

noreply@blogger.com (Kevin LeMaster) — Wed, 14 Aug 2013 20:30:00 +0000

At its meeting on August 7, Cincinnati City Council approved $640,000 from its wall stabilization and landslide correction capital improvement program project account to stabilize a Mount Auburn hillside that has been giving residents problems for more than four years.

The money will be spent to build a retaining wall behind the residences between 1815 and 1855 Walker Street, which began slipping due to an absentee landlord's burst water pipe and a Metropolitan Sewer District project on the adjacent Alma Street, causing damage to sewer lines, decks, and backyards of multiple properties.

Residents will repay the City through property assessments based upon street frontage, which will be payable over 30 years. The City will pay 2 percent of the cost.

Construction will begin by the end of September.

The City began to look into assessments for the retaining wall following an August 2009 motion and obtained the property easements to perform the work and passed a resolution of support on June 26.

Each affected property owner was given notice of the proposed assessment, and no objections were filed.

Previous reading on BC:
Walker St retaining wall, landslide problem to be addressed (7/12/13)
Council adopts motion to help Walker Street (8/18/09)
Walker Street residents submit petition for retaining wall (8/3/09)
Walker Street property owners still awaiting action on retaining wall (6/16/09)
Walker Street residents craft petition (5/5/09)

$400K grant could help Cincinnati buildings become more energy-efficient

noreply@blogger.com (Kevin LeMaster) — Wed, 14 Aug 2013 19:30:00 +0000

City Council on August 7 authorized an application for a grant of approximately $400,000 to help develop energy efficiency and renewable energy initiatives, specifically for private sector buildings.

The grants are available through the City Energy Project, a joint venture between the Natural Resources Defense Council and the Institute for Market Transformation that seeks to improve the energy efficiency of buildings in 10 American cities.

The project eventually could be expanded to other municipalities, promoting economic development and reducing pollution.

The grant application deadline is August 30.

No matching funds are required, but Council could vote to disburse funds for personnel if the City is awarded the grant.

Previous reading on BC:
Cincinnati moving closer to solar rooftop program (5/13/13)
Qualls motion would establish new financing for solar (4/3/13)
OEQ presents recommendations on Green Cincinnati update (1/29/13)
Cincinnati one of three American finalists in global climate challenge (1/22/13)
Cincinnati boosts incentives for green building (12/27/12)

Appropriation of 5 acres for $11.3M W MLK project official

noreply@blogger.com (Kevin LeMaster) — Wed, 14 Aug 2013 18:30:00 +0000

In May, Cincinnati City Council announced its intent to appropriate 75 parcels – or nearly five acres – of property for the West Martin Luther King Drive Improvement Project, and on August 7 they made it official.

Council's emergency ordinance allows the City to begin acquiring property and temporary easements for the $11.3 million project, which will smooth the S-curve and improve sight lines between McMicken and Dixmyth avenues and will add additional center-turn capability. Other improvements will include wider lanes, a bicycle side path, new pedestrian islands at Clifton Avenue, and upgraded traffic signals.

The project is scheduled to begin in 2015.

$5 million of the project cost will be used for right-of-way acquisition.

Eighty percent of the project's funding is provided through Federal Highway Administration Surface Transportation Program funds, administered by the Ohio Department of Transportation and disbursed by the Ohio-Kentucky-Indiana Regional Council of Governments. The 20 percent local match will be provided from City capital funds.

The recommended alternative was chosen in early 2011 as a solution to safety and capacity issues along the roadway between McMicken and Clifton avenues. Between 2008 and 2010, more than 330 crashes were reported along the corridor.

Previous reading on BC:
City will appropriate nearly 5 acres for W MLK project (6/3/13)
City to apply for grant for one of two bike lane projects (3/3/13)
Preferred alternative unveiled for W MLK road project (2/7/11)
Cincinnati to enter LPA with ODOT on MLK project (11/19/09)
Cincinnati taking action on roadway improvements (11/3/09)

Wrecking Cincinnati: 1218 Quebec Rd

noreply@blogger.com (Kevin LeMaster) — Wed, 14 Aug 2013 13:00:00 +0000

NEIGHBORHOOD: West Price Hill
YEAR BUILT: 1895
USE: Two-family dwelling
OWNER: Asset Management Directors LLC (Chico, CA)
ASSESSED VALUE: $49,660
ORDERS: --
CONDEMNED: July 2009, for a rotten roof structure, defective guardrails, deteriorated foundation, missing siding, broken and missing windows, gutters, disconnected electrical, and litter. A civil fine was issued in October 26. At a hearing one month later, the owner's attorney claimed he was trying to get the bank to take back the property, and that it might be going to sheriff's sale.
HAZARD: November 2012, adding missing rake boards and damage from fallen trees. Tax delinquent.
REASON RAZED: Declared a public nuisance and entered into the City's hazard abatement program. Demolished using Moving Ohio Forward program funding.
MAP

Resolution supports federal tax credits for low income development

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 19:45:00 +0000

Cincinnati City Council has passed a resolution expressing its support for the federal Low Income Housing and New Markets tax credits, which are currently under threat of elimination as Congress considers changes to the tax code.

Leaders of the Senate Finance Committee have recently asked all senators to identify which tax breaks, deductions, and credits should be retained – and which ones should be dropped.

The Low Income Housing Tax Credit was established in 1986 as a way to incentivize the development of affordable rental housing by the private sector. Developers sell these credits to investors to raise capital for their projects, reducing the amount that they have to borrow and keeping rents down.

Widely regarded as one of the most successful federal housing programs, properties financed using the credits consistently outperform other real estate categories, with occupancy rates above 96 percent and a cumulative foreclosure rate of less than 1 percent.

New Markets Tax Credits, created in 2000 as part of the Community Renewal Tax Relief Act of 2000, provides incentives to investors who provide equity to certified Community Development Entities, which invest in low income communities. The program has been credited with helping to rehabilitate more than 109 million square feet of commercial real estate and community facilities, thereby creating or preserving more than 360,000 jobs.

Both tax credit programs are seen as key in helping to turn around urban neighborhoods facing significant economic challenges, such as Over-the-Rhine.

Copies of the resolution were sent to Sens. Rob Portman and Sherrod Brown and Reps. Steve Chabot and Brad Wenstrup.

Previous reading on BC:
$54M University Station has financing, is set to go (7/15/13)
Avondale, OTR win nearly $4M in affordable housing funds (6/21/13)
Council supports 10 projects for Low Income Housing Tax Credits (2/19/13)
Amendment opens door to $8M restoration of St. Paulus Kirche (4/9/12)

Council authorizes more than $426K for 7 NBD projects

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 18:15:00 +0000

On August 7, City Council authorized the expenditure of $426,645 in capital improvement program project funds for seven neighborhood business district (NBD) economic development projects on private property, which it called a public purpose that will create and preserve jobs.

The projects include:

$150,000 for the acquisition and redevelopment of 6025 Montgomery Road in Pleasant Ridge, which consists of two storefronts totaling 3,600 square feet that has not seen significant commercial activity in five years. The Pleasant Ridge Development Corporation is partnering with the Pleasant Ridge Montessori Foundation to remodel the property for a daycare program, community clinic, and restaurant.
$79,145 for a marquee and community message board at the Covedale Center for the Performing Arts in West Price Hill, the fifth and final phase of the building's renovation. The digital sign panels will share information on a rotating basis and will be visible to the estimated 15,000 that pass the building daily.

$77,500 for the Ludlow Avenue Storefront Improvement Program, a program administered by the Uptown Consortium that will upgrade and restore six vacant and underutilized storefronts with the goal of attracting new tenants to the business district. Building owners will be responsible for 50 percent of the costs of improvements.
$30,000 for the Roselawn Business District Feasibility Study, which will allow for the hiring of a consultant to take a look at the Reading Road corridor and to define methods to encourage revitalization.
$30,000 for community parking lot improvements at 3108 Harrison Avenue in Westwood. The project provides for new asphalt, cleaning, leveling, and striping, and is intended to make the lot more visible and inviting for patrons of the Mad Cap Puppet Theater and other surrounding destinations.
$30,000 for Dhonau Garden at 1608 Hoffner Street. Funding will be used for the acquisition and redevelopment of the blighted property into a community garden.
$30,000 for the Bond Hill Identity Project, which will provide the final funding for wayfinding signage for the neighborhood business district at the entryways on Reading, Paddock, and Langdon Farm roads and Seymour and Tennessee avenues.

Northside, East Price Hill buildings named local landmarks

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 17:00:00 +0000

Two Cincinnati buildings were designated as local historic landmarks following a City Council vote last Wednesday.

The Farmer's Hotel at 4000 Colerain Avenue in Northside and the Masonic Temple Price Hill Lodge No. 524 at 3301 Price Avenue in East Price Hill now will be protected from insensitive alterations or demolition unless approved by the Historic Conservation Board.

Built in 1859 by Mexican War veteran Christopher Keller, the Farmer's Hotel was an important stop along the Colerain Pike for farmers bringing their livestock to market at one of Cincinnati's many slaughterhouses and is the last hotel link to the City's famous pork-packing history. The hotel remained in operation until 1914.

As one of the few antebellum structures remaining in Northside, the three-story Italianate boasts a 2,500-square-foot third floor ballroom with a 40-foot wide roof span that's unsupported by pillars.

Under the same ownership for 45 years, the City condemned the property in April 2012 and declared it a public nuisance in December 2012. In January, the Cincinnati Northside Community Urban Redevelopment Corporation, with the assistance of the Cincinnati Preservation Association and the Save the Farmer's Hotel in Northside Facebook group, nominated it for historic designation.

Now, the building will be boarded up and stabilized until redevelopment can take place.

Masonic Lodge

Built in 1912 and designed by Samuel Hannaford, Price Hill Masonic Lodge No. 524 served the largest fraternal organization in the neighborhood for 77 years.

The brotherhood consisted of distinguished businessmen, civic leaders, industrialists, physicians, entrepreneurs, and men from other walks of life who met weekly to socialize and to plan activities to help improve community quality of life.

Regarded as one of the most prominent historic public buildings in the neighborhood, the three-story Neoclassical Revival structure has fine brick detailing and includes Masonic emblems and monumental arches.

This building also was threatened with demolition, having been condemned in February 2011 and declared a public nuisance in August 2011.

The Price Hill Historical Society and Museum, with support from the East Price Hill Improvement Association and the Cincinnati Preservation Association, prepared its nomination.

Photos provided

Previous reading on BC:
Planning Commission Friday: Pogue's Garage, Hyatt, Northside redevelopment (6/6/13)

Residential parking minimums for Downtown significantly reduced

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 16:00:00 +0000

Minimum parking requirements for residential developments in the Central Business District have been significantly reduced and could be eliminated altogether in adjacent neighborhoods through the implementation of Urban Parking Overlay Districts.

The changes, approved by City Council on August 7, amend chapters 1411 and 1425 of the Cincinnati Municipal Code by reducing requirements from one space per unit to zero spaces per unit for new development of 20 units or less. New development of more than 20 units would require 0.75 spaces per unit.

The conversion, renovation, or change of use of an existing building will not require any additional parking, provided any increase in gross floor area does not exceed 10 percent.

Urban Parking Overlay Districts, on the other hand, would eliminate minimum parking requirements for all uses.

This option was presented to both the Over-the-Rhine Community Council and the Pendleton Neighborhood Council. While the majority of attendees opposed the creation of a district, both opponents and supporters endorsed the idea of a comprehensive parking study to further explore the issue.

Minimum parking requirements were established by the City Planning Commission in 1948 in order to ensure adequate and efficient off-street and on-street parking, reduce traffic congestion, and promote more efficient loading operations.

But in April 2012, a Council motion asked City staff to look into changing the long-standing codes with the goal of creating a more walkable, pedestrian-friendly, and mixed-use urban environment with a strong sense of place.

Because the available land for parking in dense urban centers is often scarce – and therefore costly – parking minimums often drive up development costs and can have the unintended side effect of leading to the demolition of historic buildings.

On average, a surface parking space can cost $5,000 per space; Parking garages are often $25,000 per space or more.

Previous reading on BC:
Planning Commission Friday: District 3, parking minimums, mural (6/20/13)
Elimination of Downtown, OTR parking minimums being studied (6/27/12)

OTRCH gets tax exemption, loan for 13-unit Beasley Place

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 15:00:00 +0000

Over-the-Rhine Community Housing (OTRCH) will receive an eight-year Community Reinvestment Area tax exemption agreement and a $670,000 loan for its Beasley Place project, consisting of 13 units of rental housing for low income individuals and families at 1405-1407 Republic Street in Over-the-Rhine.

City Council approved the exemption for the $2.8 million project at its August 7 meeting. The agreement will lower the development's property tax liability by more than $339,000 over its duration.

The 30-year cash flow loan comes from the HOME Investment Partnerships Rental Rehabilitation Program and carries a 1 percent interest rate.

Work will include masonry repair and tuck pointing, a new roof, new windows, gutters and downspouts, flooring, doors, exterior walls, and new mechanicals. Two street-level commercial spaces will be created and an elevator will be installed.

The development, which will be available for people at or below 50 percent of the area median income, is scheduled for completion in July 2014.

Other sources of funding include a gap financing grant from the Ohio Housing Finance Agency, federal and state historic tax credits, U.S. Department of Housing and Urban Development Lead Hazard Reduction Demonstration Grant funds, City equity funds, and deferred developer fees.

The two adjacent five-story buildings, which were built in 1897 and share a common façade, have been vacant for more than 10 years.

The property was acquired by ReSTOC in 1985. In 2006, ReSTOC merged with the Over-the-Rhine Housing Network to become OTRCH.

Photo courtesy of Over-the-Rhine Community Housing

Previous reading on BC:
Elm Street senior housing now pursuing LEED Silver (7/12/13)
Avondale, OTR win nearly $4M in affordable housing funds (6/21/13)
Hamilton County homelessness programs get $12.4M (3/18/13)
OTRCH gets tax exemption for senior supportive housing (1/16/13)
OTR Community Housing to celebrate community with Thursday fundraiser (10/16/12)

St. Ambrose gets tax exemption for LEED Silver project

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 14:00:00 +0000

Last Wednesday, Cincinnati City Council approved a Community Reinvestment Area LEED tax exemption agreement for the Model Group's St. Ambrose Apartments project in Evanston.

The $3 million, 26-unit apartment building is under construction at 3257 Gilbert Avenue. It replaces the St. Leger Apartments, a blighted 81-unit building built in 1905 that was demolished last month.

The 15-year tax exemption will lower the development's property tax liability by $1 million over the life of the agreement.

The Model Group is pursuing LEED Silver certification from the U.S. Green Building Council.

When completed next July, the 24,000-square-foot building will include units of between one and three bedrooms and will be available to tenants making no more than 60 percent of the area median income.

Previous reading on BC:
St. Leger, scene of crime and violence, makes way for St. Ambrose (7/19/13)
St. Leger apartment redevelopment advances (5/28/13)
Planning Commission Friday: IDCs, Music Hall, St. Leger Apartments (4/4/13)
Loan, property sale aid two affordable housing projects (6/25/12)
Model Group wins LEED tax exemptions for Elberon, Woodburn Pointe (3/21/11)

Wrecking Cincinnati: 6015 Hamilton Ave

noreply@blogger.com (Kevin LeMaster) — Tue, 13 Aug 2013 13:00:00 +0000

NEIGHBORHOOD: College Hill
YEAR BUILT: 1946
USE: Commercial/retail
OWNER: City of Cincinnati
ASSESSED VALUE: $29,070
ORDERS: August 2007, for exterior walls and tuck pointing. In November 2007, a car struck the front wall and caused additional damage. Orders reissued in February 2008 for masonry, storefront tiles and decorative features, and exterior walls. Minimal compliance was achieved by March 2008.
CONDEMNED: --
HAZARD: --
REASON RAZED: Demolished as part of a six building demolition project in College Hill's neighborhood business district "Mid-Block", which will allow the City and the College Hill Community Urban Redevelopment Corporation to market the property to developers for more appealing residential or mixed-use structures.
MAP

Schwartz Building residential conversion to lessen glut of outdated Downtown office space

noreply@blogger.com (Kevin LeMaster) — Mon, 12 Aug 2013 20:15:00 +0000

Downtown's Schwartz Building will be renovated into 20 apartments and 6,705 square feet of street-level retail and will be built to LEED Silver standards.

On August 7, the City authorized a Community Reinvestment Area LEED tax exemption with Black Iron Capital LLC for the $400,000 project to convert the largely vacant, 33,525-square-foot office property at 906-908 Main Street over to residential use.

Work is scheduled to begin this month, with the first apartments becoming available in December 2015.

The 12-year agreement will save the developer $108,787 over the life of the agreement.

Black Iron Capital LLC purchased the 93-year-old building in March for $446,000.

Emanuel Center closer to entrepreneur space, urban squash program

noreply@blogger.com (Kevin LeMaster) — Mon, 12 Aug 2013 19:15:00 +0000

Cincinnati City Council on August 7 approved a Community Reinvestment Area tax exemption agreement with Grandin Properties affiliate Grandin Company, Ltd. for the $1.5 million renovation of the Emanuel Community Center at 1308 Race Street into office space for entrepreneurs and an urban youth mentoring program centered on the game of squash.

The 10-year tax exemption will save the developer $26,950 over the life of the agreement.

Seventy-five percent of the 37,672-square-foot building will consist of office space, while the nonprofit Emanuel Squash will operate out of a space in the back portion of the building.

Construction is planned to start in January and to take six months to complete.

An estimated 206 jobs will be created within the first three years, generating an estimated annual payroll of $15.9 million.

The Emanuel Community Center has served the Over-the-Rhine community for more than 141 years and has been at its current location since 1923. It shuttered its daycare and early childhood learning programs in November following years of financial instability and a perceived declining market for its community offerings.

Emanuel Squash will be modeled after the National Urban Squash and Education Association, which operates 12 programs in 11 cities.

Previous reading on BC:
4-unit Hummel Building Grandin's entry into OTR (8/2/13)
9 projects, including Bartlett and SCPA, win state tax credits (7/15/13)
City supports tax credits for Emanuel; Startups, squash planned (3/27/13)
Ohio preservation tax credit application period open (3/13/13)

Milhaus plan for $10.5M Northside project approved

noreply@blogger.com (Kevin LeMaster) — Mon, 12 Aug 2013 18:15:00 +0000

Last Wednesday, Cincinnati City Council approved a plan by Indianapolis-based Milhaus Development to redevelop the corner of Hamilton Avenue and Blue Rock Street in Northside.

The $10.5 million project, to be built on the former Myron G. Johnson & Son Lumber Co. site, will include two buildings containing 104 market-rate apartments and 8,000 square feet of indoor and outdoor commercial space.

To make it happen, Council approved a major adjustment to the concept plan for a portion of PD Planned Development District No. 47, which was originally created in 2007 as part of the American Can Lofts project.

Council also approved a 15-year Community Reinvestment Area LEED tax exemption that will save the developer approximately $3.57 million over the life of the agreement. Milhaus Development plans to pursue LEED Silver certification from the U.S. Green Building Council.

Construction is expected to start this fall or in early 2014 and to be completed in mid-2015.

On June 12, Council approved a sale and development agreement with Milhaus Development to sell the 2.39-acre property for $400,000.

The City acquired the property in 2006, one year after the lumber company relocated to Queensgate.

The northern portion of the development site, at 1539 Knowlton Street, once was home to Mergard's Bowling Alley. The building was demolished in 2011.

Previous reading on BC:
Planning Commission Friday: Corryville and Northside residential projects (7/18/13)
City to sell Hamilton-Blue Rock land for $10.5M mixed-use project (6/18/13)
Planning Commission Friday: Pogue's Garage, Hyatt, Northside redevelopment (6/6/13)
Northside CC supports Hamilton/Blue Rock project, sees designs (5/21/13)
City soliciting proposals for former Northside lumber yard (7/30/12)

111-unit overbuild at 7th and Broadway moving forward

noreply@blogger.com (Kevin LeMaster) — Mon, 12 Aug 2013 17:15:00 +0000

The addition of 111 apartments atop the 7th and Broadway Garage will now move forward following the approval of several ordinances by City Council on August 7.

North American Properties and the NorthPointe Group are planning a $22.3 million project to add seven floors to the eight-story parking and retail structure. The L-shaped addition would include units ranging from studios to two bedrooms, with an average size of 850 square feet.

The ordinances include the authorization of $3.5 million in economic development bonds, to be serviced through tax increment financing (TIF) revenues. Others waived a $1 million payment due to the City for the structural overbuild required to support the future tower and authorized an additional $200,000 in TIF funding to the developer for parking revenue that will be lost when the top floor of the garage is taken offline during construction.

Five stories of the garage were built in 2003, with structural supports that would have supported a proposed 12-story, 166-unit condominium project. In 2010, the garage was expanded by three stories to accommodate the parking needs of more than 600 Procter & Gamble employees who were transferred Downtown following the closure of the company's Governor's Hill facility in Symmes Township – lowering the number of residential floors that could be added.

An ordinance seeking a 15-year Community Reinvestment Area LEED tax exemption agreement is likely to be considered by City Council at a future meeting.

Construction should begin by the end of the year and be completed in early 2015.

Rendering courtesy of NorthPointe Group

Previous reading on BC:
UDRB gets first look at 111-unit overbuild of 7th and Broadway garage (3/18/13)
Downtown walking, spring colors abound (4/12/10)
Cincinnati passes ordinances for P&G parking (11/2/09)
Ordinances, COA needed for Downtown garage expansion (10/20/09)
Cincinnati approves funds for 7th Street garage expansion (8/11/09)

Council approves plan for 160-unit Corryville apartment, townhouse development

noreply@blogger.com (Kevin LeMaster) — Mon, 12 Aug 2013 15:30:00 +0000

VP3, the latest large residential project coming to Uptown, got the City's okay at the August 7 meeting of City Council.

Council approved the rezoning of 2.75 acres in the block bounded by Euclid Avenue and Charlton, Corry, and Van streets in Corryville from Office General, Residential Mixed, and Commercial Neighborhood-Pedestrian used to PD Planned Development District No. 69, which will be cleared to make way for 104 apartment units, 56 townhouses, and a three-level parking garage.

The concept plan, submitted by McBride Dale Clarion on behalf of developers Uptown Rental Properties and North American Properties, shows buildings of three to four stories in height. The townhouses would like Charlton Street and Euclid Avenue, and the apartments and parking garage would share a structure in the interior of the site.

The lower level of the parking garage will contain 212 spaces for residents, while a 207-space upper level will be made available to the public.

A final development plan still must be approved by the City Planning Commission and City Council.

Demolition is scheduled to begin within a month, with completion of the parking structure by mid-2014. The residential units are scheduled for completion in August 2015.

Sixteen public meetings were held between November 2012 and July 2013, including a community design charrette in March and eight presentations to the Corryville Community Council (CCC).

The CCC unanimously approved the development on June 11, under the conditions that the developers report back to CCC on planned façade treatments, streetscape elements, dumpster locations, roof elevations, and any future meetings regarding their final development plan.

Previous reading on BC:
Website detailing fire-safe rental properties launched (8/9/13)
Planning Commission Friday: Corryville and Northside residential projects (7/18/13)
Construction photos: Views on Vine, 4/6/13 (4/12/13)
UDRB gets first look at 111-unit overbuild of 7th and Broadway garage (3/18/13)
East 8 lofts get tax break extension (1/29/13)

Wrecking Cincinnati: 6013 Hamilton Ave

noreply@blogger.com (Kevin LeMaster) — Mon, 12 Aug 2013 13:00:00 +0000

NEIGHBORHOOD: College Hill
YEAR BUILT: 1948
USE: Commercial/retail
OWNER: City of Cincinnati
ASSESSED VALUE: $60,130
ORDERS: September 2007, for exterior walls, brick damage, and tuck pointing. Orders reissued in November 2009.
CONDEMNED: --
HAZARD: --
REASON RAZED: Demolished as part of a six building demolition project in College Hill's neighborhood business district "Mid-Block", which will allow the City and the College Hill Community Urban Redevelopment Corporation to market the property to developers for more appealing residential or mixed-use structures.
MAP

Mount Auburn study looks at current conditions, solutions for affordable workforce housing

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 19:15:00 +0000

A new study has highlighted ways in which Mount Auburn can create more workforce housing, providing more affordable housing options to people who may be priced out of living within reasonable proximity of their workplaces but may earn too much to qualify for direct housing assistance.

The "Workforce Housing Study", prepared for the Mount Auburn Chamber of Commerce and the Mount Auburn Community Council by freelance urban planner Katherine A. Burk, takes a look at the current conditions of the neighborhood's housing supply and demand, land use and zoning, and demographics to inform future decisions on local residential development decisions.

Among the study's findings:

Approximately 7,750 people live within the market area and more than 9,300 people are employed in the neighborhood, including 4,000 employees at Christ Hospital. The median annual household income was $30,146, nearly $22,000 less than the national median annual income.
There were a little more than 3,000 housing units in Mount Auburn in 2010, a decrease of 14 percent since 1990. Occupied housing units, of which 67 percent are occupied by renters, decreased by 20 percent from 2000 to 2010.

Sixty-six percent of the neighborhood's homeowners spend less than 30 percent of their income on housing. Data shows that housing is affordable for Mount Auburn's working homeowners, but less so for its working renters.
Renters in Mount Auburn spend in excess of 30 percent of their income on housing. New homeowners spent an average of $140,691 for single-family homes in 2012, an increase of 44 percent over 2006. However, the total number of homes sold is down 26 percent from 2006 levels.
Seventy-three percent of the neighborhood's housing units were built before 1939. Only 229 units have been created since 2000.
Forty-eight percent of Mount Auburn residences are multi-family, 29 percent are single-family, and 23 percent are two-family.
The top three land uses are residential (39 percent), public service (19 percent), and "vacant" (15 percent) – meaning that there is land available for infill development.
The top three zoning classifications are residential (28 percent), office (23 percent), and commercial (21 percent), although the actual use of the commercially-zoned parcels is lacking.

As a solution, the study recommends both the utilization of existing homebuyer assistance programs and policies that the neighborhood itself can implement.

For its own part, Mount Auburn can help organize homeownership seminars, reach out to realtors to share the community's assets, and host a community-wide open house showcasing for-sale homes. It can also partner with foundations or financial institutions on exterior housing improvement grants or low-interest loans and can work with those same institutions to identify and acquire foreclosed or abandoned properties at low or no cost.

Finally, the study suggests partnering with nonprofit or for-profit developers to provide infill and rehabilitated housing within the neighborhood.

Previous reading on BC:
Traffic impacts sought for 'confusing' Mount Auburn intersection (6/18/12)
Survey to help update Mount Auburn revitalization plan (3/12/12)

Website detailing fire-safe rental properties launched

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 18:00:00 +0000

Cincinnati's Safe Student Housing Program website officially launched on Wednesday, more than one month after the voluntary inspection program began.

The list includes apartments and rental homes that have passed a recent safety inspection by the Cincinnati Fire Department (CFD).

Councilmember Laure Quinlivan led the creation of the program following a New Year's Day fire on Digby Avenue that claimed the lives of University of Cincinnati (UC) students Chad Kohls and Ellen Garner. Both died from smoke inhalation while trapped on the third floor, with the only means of escape being a window blocked by an air conditioner unit.

Quinlivan's daughter will be attending UC this fall.

"We want to make sure that what happened to Chad Kohls and Ellen Garner doesn’t happen again," Quinlivan said in a prepared release. "Their parents encouraged us to use their photos and stories on the new website to capture the attention of young people."

More than 245 units have been inspected so far. Last Saturday, CFD passed out 337 flyers during UC's safety blitz, generating even more interest.

"The Cincinnati Safe Student Housing Program is a critical initiative to the Cincinnati Fire Department, which will enhance the service we provide to Cincinnati residents," said District Fire Chief Frederick Prather.

Landlords, tenants, or parents of a tenant may request a free inspection by calling the CFD at (513) 357-7585. Participating landlords will receive a Tenant-Landlord Commitment Addendum, which they can sign and attach to their leases.

So far, four properties are listed on the new website: the Jefferson House Apartments, Vine Street Flats, and the Euclid Square Apartments, all owned and managed by Uptown Rental Properties; and a building at 516 Tafel Street.

Also on Wednesday, City Council passed an ordinance designating the largest window in a sleeping room as a secondary fire escape route and preventing the installation of air conditioner units, or other obstructions, within those windows.

Previous reading on BC:
Voluntary safe student housing inspections begin (7/16/13)
Proposed legislation would require photoelectric smoke detectors in rental properties (2/19/13)
Comprehensive training for landlords is Friday (10/16/12)
Landlord training this Friday (5/16/12)
Chronic nuisance ordinance to be reviewed...again (4/13/10)

City approves $4.5M for Cintrifuse's OTR campus

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 17:00:00 +0000

On Wednesday, Cincinnati City Council approved a $4.5 million financing package for the renovation of three buildings at 1311-1315 Vine Street into a new headquarters for startup accelerator Cintrifuse.

The Cincinnati Center City Development Corp. (3CDC) is developing the $14.3 million project, which will include 30,000 square feet of flex office space, to be owned by Cintrifuse, and 7,000 square feet of commercial space – possibly including a restaurant or beer hall – to be owned by 3CDC.

Construction is scheduled to begin next month and will take 15 months to complete.

CincyTech and The Brandery could join Cintrifuse in the new development, but neither has committed officially.

"Bringing together three elements – entrepreneurs, capital, and ideas – to form new businesses will create an ecosystem to foster further investment in our own resources," said Tom Williams, Cintrifuse and 3CDC board member, in a prepared release. "Existing resources include tremendous research and development capabilities at our hospitals and universities and an incredible consumer products hub."

Cintrifuse currently operates out of a temporary space at 299 E Sixth Street. The completed project is projected to have 263 permanent jobs within the first two years, and investors believe the location is ideal for furthering Over-the-Rhine's redevelopment efforts.

"Cintrifuse's temporary space already hosts 32 companies, numerous business meetings, and mentoring and educational activities," said Cintrifuse CEO Jeff Weedman. "Also, a growing list of companies are interested in locating close to Cintrifuse’s 'urban campus' when completed."

The City funding will come from $4.5 million in economic development revenue bonds through its Focus 52 program.

Council also approved a 12-year Community Reinvestment Area LEED tax exemption agreement for the project. 3CDC is pursuing LEED Silver certification from the U.S. Green Building Council.

Previous reading on BC:
Construction photos: Cintrifuse, 4/12/13 (5/13/13)
City supports tax credits for Emanuel; Startups, squash planned (3/27/13)
Three OTR projects win $7.1M in state tax credits (12/14/09)
Gateway III funding agreement to be amended (3/24/09)

Next phase of The Banks detailed; City approves

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 16:00:00 +0000

The Banks' master development team of Carter and The Dawson Company on Monday released plans for Phase IIA of the development, which is expected to contain 305 apartments and 21,000 square feet of retail space.

The next phase, estimated to cost $65 million, will include a nine-story building spanning the full City block bounded by Rosa Parks Street (Vine Street), Freedom Way, Race Street, and Second Street.

The one- and two-bedroom apartments will range in size from between 615 and 1,300 square feet.

Cincinnati City Council approved amendments to the master development agreement on Wednesday. It also approved a 15-year, $12.9 million Community Reinvestment Area tax exemption agreement for the development's residential portion and the appropriation of up to $4 million in tax increment financing (TIF) funding – to be backed by bonds – for the City's $2.65 million portion of a podium garage that will lift the development out of the Ohio River flood plain.

"This will continue the momentum of our city's economic development efforts – adding jobs and making Cincinnati a more vibrant community," Mayor Mark Mallory said in a prepared release.

The Hamilton County Board of Commissioners will consider the matter at its August 21 meeting.

"The Banks has been a huge success thus far for the County's economic development efforts," said Hamilton County Commission President Chris Monzel. "This will certainly enhance the vision of a thriving riverfront."

If approved, construction is scheduled to begin in December and to be completed in fall 2015.

The 300 apartments built during Phase 1A, Current at the Banks, are 100 percent leased. The 96,000 square feet of commercial space is 91 percent leased.

"Phase II will provide additional opportunities to live, work and play at The Banks," said Scott Stringer, executive vice president at Carter. "Construction of our second phase will attract new retail tenants, business clientele, families and young professionals to the development."

Renderings from architect The Preston Partnership

Previous reading on BC:
Cincinnati riverfront continues to win awards (7/16/13)
New Cincinnati-Covington ped connector 'a big deal' (6/7/13)
Bidding open for street improvements at The Banks (3/25/13)
The Banks partnership: All goals met or exceeded in 2012 (2/26/13)
Cincinnati riverfront plan wins national award (1/11/13)

City recommends 'art wall' across from casino

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 15:00:00 +0000

Cincinnati City administration has proposed expanding its casino area infrastructure improvement project to include an art wall at Broadway and Eggleston streets, directly across from Horseshoe Casino Cincinnati.

The Casino Neighborhoods Working Group has selected ArtWorks to manage artist procurement, design, and installation of the art wall, which would cover a portion of the chain link fence surrounding the Hamilton County Sheriff's Department parking lot.

The project would be funded with $200,000 from $1.3 million in tax increment financing (TIF) money, the remainder of $8.6 million authorized by Council in November 2011 for infrastructure work in the neighborhoods surrounding the casino. ArtWorks intends to supplement the City funding with private donations.

City Council has yet to approve the expenditure.

Also, on August 29 at 5:30 P.M., members of the City's Department of Transportation and Engineering will be joined by representatives of the Pendleton Neighborhood Council and local residents on a walk-through of the proposed Spring Street Plaza, to be located at E 12th and Spring streets.

City Council approved $400,000 for creation of the plaza on February 12.

Previous reading on BC:
Committee approves $17.4M for streetcar, triggers $5M in federal funds (6/25/13)
$22.9M in casino-area infrastructure completed (2/14/13)
Casino-area development controls extended 6 months (1/22/13)
Another change coming to Pendleton traffic flow (10/31/12)
Construction photos: Horseshoe Casino Cincinnati, 8/18/12 (8/24/12)

$28M in parking money recommended for capital investment, not budget

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 14:00:00 +0000

Cincinnati's budget and finance directors are recommending that an additional $28 million of the estimated $92 million the City is expected to receive through the lease of its parking assets should go to capital investment projects and not to balancing the 2014 and 2015 budgets.

That proposal was outlined in an August 5 memo and comes less than a week after six City Council members announced plans to restore more than $3.8 million to the City budget due to higher than expected revenues in May and June.

The funds also could be used for upfront costs associated with implementing IT initiatives, fleet replacement initiatives, or service sharing proposals. The money should be held in reserve and not allocated until a cost-benefit analysis can be presented to City Council, the report said.

The remainder of the funding is recommended to be spent in much the same way as was outlined in February:

I-71/Martin Luther King Drive interchange: $20 million;
Fiscal Year 2015 Budget: $16.2 million, less than the original $20.9 million;
Economic Development Projects: $12 million, previously earmarked for the replacement of the Pogue's Garage with a 30-story apartment tower, for which other funding has been identified;
General Fund reserves: $8.8 million, more than the original $6.3 million;
Smale Riverfront Park: $4 million;
Wasson Way: $3 million;

The Port of Greater Cincinnati Development Authority (Port), which would be the lessee, is in the middle of a 75-day vetting process of the lease agreement and is expected to decide on whether to proceed by September 4. City Council then would vote on how to spend the upfront payment.

The Port has requested at least one-third of the upfront payment for various economic development projects.

A group of citizens has filed an appeal with the Ohio Supreme Court asking it to uphold a temporary restraining order issued by the Hamilton County Court of Common Pleas that would have stopped the parking lease and allowed the issue to be subject to referendum on the November ballot. That decision was reversed by the First District Court of Appeals on June 12, and the Port signed the lease on June 21.

Previous reading on BC:
Port Authority signs parking lease; Terms to be defined within 75 days (6/26/13)
City sells Tower Place for $1; Parking and retail coming (5/21/13)
Dohoney: Parking Modernization Plan opens revenue stream, keeps City control (2/21/13)
City 'FAQs' address parking proposal misconceptions, concerns (12/21/12)
City plans offer for Tower Place in 9 days (11/20/12)

Wrecking Cincinnati: 3224 Enyart Ave

noreply@blogger.com (Kevin LeMaster) — Fri, 09 Aug 2013 13:00:00 +0000

NEIGHBORHOOD: Oakley
YEAR BUILT: 1909
USE: Commercial
OWNER: CSX Transportation
ASSESSED VALUE: $23,420
ORDERS: April 2009, for windows, exterior walls, and damaged structural elements.
CONDEMNED: November 2010, building attracting criminal activity.
HAZARD: --
REASON RAZED: A lease agreement between CSX and the Cincinnati Preservation Association (CPA) to move and rehabilitate the building expired in May, and CSX declined to renew it. A half dozen potential buyers had emerged in the two and a half years of CPA involvement, but a viable development plan could not be found. The former Baltimore & Ohio Railroad station was last used in 2008 by a recycling business.
MAP

Wrecking Cincinnati: 6009 Hamilton Ave

noreply@blogger.com (Kevin LeMaster) — Thu, 08 Aug 2013 13:00:00 +0000

NEIGHBORHOOD: College Hill
YEAR BUILT: 1948
USE: Commercial/retail
OWNER: City of Cincinnati
ASSESSED VALUE: $89,990
ORDERS: November 2012, ordered barricaded.
CONDEMNED: --
HAZARD: --
REASON RAZED: Demolished as part of a six building demolition project in College Hill's neighborhood business district "Mid-Block", which will allow the City and the College Hill Community Urban Redevelopment Corporation to market the property to developers for more appealing residential or mixed-use structures.
MAP