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Cincinnati: CUF / Corryville: Development and News

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Yeah I know someone who was the last person to live in one of those homes. He graduated in 2009 or 2010 and the building came down shortly after.

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DAAP will need an annex in the next decade. I imagine this new building would be constructed at the corner of Clifton and MLK creating a DAAP campus that spans Clifton, hopefully accompanying traffic calming at that intersection.

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Just now, Chas Wiederhold said:

hopefully accompanying traffic calming at that intersection

 

There was an earlier proposal to grade-separate that intersection, sinking MLK down and making Clifton Avenue an overpass, and creating an interchange between the two streets. (This may be shown in the model of campus that's on display in University Pavilion, but I'm not 100% sure.) With the way that the city has been widening MLK over the last decade and transforming it into a car sewer, I think they're more likely to do that than any sort of traffic calming, unfortunately.

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7 minutes ago, taestell said:

 

There was an earlier proposal to grade-separate that intersection, sinking MLK down and making Clifton Avenue an overpass, and creating an interchange between the two streets. (This may be shown in the model of campus that's on display in University Pavilion, but I'm not 100% sure.) With the way that the city has been widening MLK over the last decade and transforming it into a car sewer, I think they're more likely to do that than any sort of traffic calming, unfortunately.

 

There was also a plan to bury at least part of the MLK/Jefferson/Vine intersection.  

 

At MLK/Clifton, they could keep the intersection pretty much as it is but have a 1x1 lane underpass that would travel under the intersection.  So there would be no need for an interchange with ramps or a jug handle.  But traffic would still be held up at Dixmyth and then the White Castle and I-75 interchange lights.  

 

If they really wanted to speed things up they would have fought for an I-75 interchange that included slip ramps.  The time saved would have been at the interstate, not right next to campus, though.  I think people irrationally bias where they save time, not the total amount of time.  

 

The real time saver for UC would have been a flyover ramp that starts where the bicycle path travels down to Central Parkway and then crosses the downward-sloping Hopple St. overpass and joins the ramp to I-75 south.  That would have saved many cars 2 light cycles.  

 

 

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I need to get some more updated photos, this was taken Sept 19. I don't think the new studio is going to have the non-skillion roof part at all. They only poured foundation for the skillion roof part. Currently they're putting corrugated metal roofing and insulation up.

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Construction is well underway for project that spans the entire block bound by Euclid/University/Donahue/Bellevue. Due to the topography, it's an impressive foundation they're laying down. It's hard to capture in photos, so I encourage you to stop by. 

 

image.thumb.png.e1b332231e07872a169ea7151beb012c.png

 

image.thumb.png.17dbcf2c29167a990994245f1fa19efd.png

 

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^Fun Fact: an early rapid transit proposal for Cincinnati foresaw a tunnel emerging in this very spot.  The line would have continued on the surface parallel to Vine St. (which was undeveloped at the time), then headed back underground at Richie's Fried Chicken, surfaced again to cross the Mill Creek, and then connected with the College Hill Interurban, which terminated at the Old Timber Inn on Spring Grove Ave.  

 

It would have been a very useful line in the present-day since it would have connected College Hill & Mt. Healthy to the hospitals and UC on its way downtown.  

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19 hours ago, jmecklenborg said:

^Fun Fact: an early rapid transit proposal for Cincinnati foresaw a tunnel emerging in this very spot.  The line would have continued on the surface parallel to Vine St. (which was undeveloped at the time), then headed back underground at Richie's Fried Chicken, surfaced again to cross the Mill Creek, and then connected with the College Hill Interurban, which terminated at the Old Timber Inn on Spring Grove Ave.  

 

Where can one find a copy of that proposal?

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2 hours ago, Miami-Erie said:

 

Where can one find a copy of that proposal?

 

I read it about 10 years ago, but I can't remember where. It might have been in a history of the college hill line - that they were trying to get funding to build an entrance into DT Cincinnati. 

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38 minutes ago, oudd said:

 

The master plan shows a pretty big overhaul of UC's entrance, including removal the guard house. Which is an ... interesting proposal.

 

Also in the second link, they propose a good chunk of public spaces with art and all the "insta" looks. I'm torn on this since every place that people are allowed to gather in this area tend to bring out the worst in the community. This development being next to the high school also would not help in any way. Hopefully they'll have more security or police patrols in the area to keep it calm. 

 

14 minutes ago, tonyt3524 said:

So they still have to be approved for all of this correct? The demolition is almost complete, but now they need city approval to move forward?

 

From what I remember, they have the approval for building the buildings, but have not gotten specific permits or submitted plans yet. These proposals have the "Document Design" vibe to them, so it's a ways out.

 

Edit: It'll be interesting to see if the 25 story tower gets reduced or spread out over time.

Edited by RealAdamP

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1 hour ago, RealAdamP said:

 

The master plan shows a pretty big overhaul of UC's entrance, including removal the guard house. Which is an ... interesting proposal.

 

Also in the second link, they propose a good chunk of public spaces with art and all the "insta" looks. I'm torn on this since every place that people are allowed to gather in this area tend to bring out the worst in the community. This development being next to the high school also would not help in any way. Hopefully they'll have more security or police patrols in the area to keep it calm. 

 

 

From what I remember, they have the approval for building the buildings, but have not gotten specific permits or submitted plans yet. These proposals have the "Document Design" vibe to them, so it's a ways out.

 

Edit: It'll be interesting to see if the 25 story tower gets reduced or spread out over time.

If the tower does get reduced hopefully not by much. I think they are banging on those views to be a selling point so I wouldn’t see them reducing it by a lot. 

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Architecturally there's obviously not a ton to write about here. It all falls into the "good enough" category.

 

What's more important is that it seems like they're achieving and understanding the mixes of activities, uses, etc. to achieve street activity. The ground floor is pretty well activated in every building, the access to parking is fairly well minimized, the parking is pretty much entirely shielded by other programs, the streetscapes have a nice mix of seating, plantings, etc., along with moments to create interest and anchor each intersection or major node. The streets have curb bumpouts at crosswalks, cars are deprioritized enough to make a comfortable space for pedestrians, etc.

 

Overall, I'm pleasantly surprised with how much care they're taking to create an important district (no pun intended) around UC. They could have just done the typical and threw up a 1+5 box with no street interaction, did a typical concrete sidewalk, and called it a day. This goes a few steps past that which I appreciate.

 

Here's to hoping they achieve what they're setting out to do and even get that tower in there. Those views would be incredible and it would help with the placemaking of the development.

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2 minutes ago, jmicha said:

Overall, I'm pleasantly surprised with how much care they're taking to create an important district (no pun intended) around UC. They could have just done the typical and threw up a 1+5 box with no street interaction, did a typical concrete sidewalk, and called it a day. This goes a few steps past that which I appreciate.

 

Here's to hoping they achieve what they're setting out to do and even get that tower in there. Those views would be incredible and it would help with the placemaking of the development.


Agree, it’s impressive especially with how much this project is flying under the radar (compared to development the Banks for example.) They’re quietly (so far) adding a ton of units and accomplishing a lot. Almost setting an example for the Banks in some respects 

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It's actually really impressive how much they have planned and so far it doesn't seem like they're running into any roadblocks. I will admit I'm a bit cautious/hesitant about the amount of ground floor retail here, but maybe it'll be fine. I walked around Clifton Heights a bit when I was in town for Blink and it looked a little healthier from a retail standpoint than I remembered when I left in 2016, so maybe it'll be all good.

Plus it's looking like in the end they're planning for, what, over 1,000 units between all the various phases plus what appears to be a large hotel? That should be enough to activate quite a bit of retail space in and of itself.

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I agree the signs at this point are promising. If done correctly it will almost create a new mini-NBD for the area. Now let's just hope it doesn't get chopped up and cheapened over the next few years.

 

Hopefully if the tower ends up getting built, there will be some sort of public space (bar/restaurant?) at the top. That will seemingly be one of the highest vantage points in the entire region, with commanding views of downtown, uptown, and the western hills and valley.

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The Deacon is hideous.  At least it has a "main entrance" and pseudo-lobby (unlike, say, The Gantry or U Square and their nondescript hallway entrances), but the thing looks like it was designed by a high schooler.  Inside, the lobby is a who's-who of Ikea knock-off themes.  Exposed conduit here.  Polished concrete there.  Ooh, there's the obligatory hanging plant wall.  

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Is there anything you don't hate? What does your constant, "I'm better than anything geared towards people younger than me" attitude add to the discussion? Don't like The Deacon? Perfectly fine, don't live there. But honestly, for an affordably designed and built student housing building that is being used as a proof of concept and an asset to put up against future development, it has done its job well and provides a ton of amenity spaces to residents. Yeah, sure, they're not necessarily my personal taste or what I'd design in buildings I work on, but style isn't worth discussing since it's subjective. As a building, it provides pretty much anything someone could ask for and is hopefully going to be the catalyst necessary to create the rest of the area.

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I think it's the whole notion of landlords being able to get away with a lot now that there's only about 6-7 schools in Ohio that most students can go to and be able to find work afterward. Whereas it used to be all 75 or whatever. 

Edited by GCrites80s

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On 11/29/2019 at 1:10 PM, jmicha said:

But honestly, for an affordably designed and built student housing building

I wouldn't say that $1,000 a month is affordable. In fact I think it's disgusting to be charging that much for a building that has j-box holes left in the drywall, flooding stairwells, paper exit signs, the "exposed" look with 7ft ceilings so hallways feel like a maintenance tunnel.. I know several people that didn't have their hot water turned on in their apartments.

You are right that the building as a whole ticks a lot of boxes for amenities, but it ends up spreading it thin trying to do all of them. The whole site does not feel ready yet. There's no bike racks. It took them months to get the signage for the street fixed so that there was a drop off area so that people didn't park in the middle of the road anymore. The small grass area on stratford and straight has turned into the only place where people can walk their dogs.. I agree that as a proof of concept it works, but it should've been refined more. I'd much rather have adequate lighting for the sidewalks around the building rather than having an ikea showroom of a lobby. 

 

On 11/29/2019 at 1:56 PM, GCrites80s said:

I think it's the whole notion of landlords being able to get away with a lot now that there's only about 6-7 schools in Ohio that most students can go to and be able to find work afterward. Whereas it used to be all 75 or whatever. 

This is how I feel about it. Since UC leases a large majority of these places as well to offload students while they get the on campus housing figured out, it makes it feel like students are getting tricked when it comes to these developments. I can't imagine moving into an apartment with no hot water going too well in OTR or somewhere similar.

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I think jmicha meant the design/construction of the building was affordable, not that the rent was affordable. 


“To an Ohio resident - wherever he lives - some other part of his state seems unreal.”

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2 hours ago, BigDipper 80 said:

I think jmicha meant the design/construction of the building was affordable, not that the rent was affordable. 

Yep. Construction is extremely expensive right now. The fact that they went with steel and concrete framing instead of the typical 1 over 5 wood framed building alone is a huge step up from typical student housing.

Everything mentioned above  sounds like things that haven't been picked up since the punch-list. Which happens. Sometimes you leave many little items until after opening because you have no choice on timing of opening.

 

My statements above shouldn't be used to make it out as me thinking this is a great building. It's an average "good enough" building with a nice amenities package. Which is the reality of the market right now. My statement was about being annoyed by Jake's constant need to berate anything designed, styled, whatever, etc. for younger people. It's exhausting. It's not 1996 anymore, get over it.

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Two hotel projects move forward

 

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...Council also is expected to approve an 11-year tax abatement to a hotel project that will be wedged between the Corryville Kroger store and the street at 60 William Howard Taft Road. The hotel’s flag is expected to be a Tru Hotel by Hilton.

 

The $12 million, 117-room hotel and parking garage adds to the hotel mix in growing Uptown, which already has a Hampton Inn, a Fairfield Inn and the University of Cincinnati’s Kingsgate Conference Center hotel. Keystone Hotle Group and Luminaut are the developers on the project.

 

More below:

https://www.bizjournals.com/cincinnati/news/2019/12/03/two-hotel-projects-move-forward.html


"You don't just walk into a bar and mix it up by calling a girl fat" - buildingcincinnati speaking about new forumers

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