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Cincinnati: Avondale: Development and News

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http://www.cincinnati.com/story/money/2014/11/05/avondale-getting-new-townhomes/18545305/

 

Eight new townhomes being built on vacant land in Avondale. 

 

While I definitely think investment in housing in Avondale is needed, I wonder if rehabbing the current housing stock (a la Northside) would be a better use of funds than new development. Though I definitely understand the appeal of "new" when considering purchasing a home.

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Could new Avondale townhomes lead to a restaurant row some day?

 

gunther-northern-townhouses1*304xx2750-1833-275-0.jpg

 

The Cincinnati neighborhood of Avondale broke ground on eight new, market-rate townhomes on Thursday, a modest number compared to the scale of redevelopment in other spots in the city but a step Ozie Davis views as a big one.

 

Davis, the gregarious Avondale community leader who is executive director of the Avondale Comprehensive Development Corporation, was so happy that he urged the three dozen or so community members and civic leaders to look up the song "A Brand New Day" from the musical "The Wiz" on YouTube.

 

More below:

http://www.bizjournals.com/cincinnati/news/2014/11/06/could-new-avondale-townhomes-lead-to-a-restaurant.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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http://www.cincinnati.com/story/money/2014/11/05/avondale-getting-new-townhomes/18545305/

 

Eight new townhomes being built on vacant land in Avondale. 

 

While I definitely think investment in housing in Avondale is needed, I wonder if rehabbing the current housing stock (a la Northside) would be a better use of funds than new development. Though I definitely understand the appeal of "new" when considering purchasing a home.

 

All the powerful players in Cincy are hyperfocused on Uptown, that's been obvious for a long time...

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If Avondale is ever going to get back on its feet (literally and figuratively), it needs to develop a clear strategy for building a walkable neighborhood business district. Of course, residential is important, but Avondale already has some great housing stock. What it lacks though is a clear focal point for retail, restaurants, and cafes within walking distance.

 

If the City is serious about Avondale, then it should take a good hard look at the huge parcel they own at 3527 Reading. The intersection of Forest and Reading makes sense as the logical center of Avondale, but the horrific road geometry and setbacks make it one of the most inhospitable and unattractive intersections in the city.

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Today, the Planning Commission recommended a long-term lease of 5 city-owned parcels at the corner of Reading and Lee Place for the development of 72 apartments, on top of retail (with a 20,000 sq foot grocer).

 

The proposal is on pages 24-26: http://www.cincinnati-oh.gov/planning/about-city-planning-buildings/city-planning-commission/feb-6-2015-packet/

 

TCB (The Community Builders) is planning a 72-unite apartment community with retail on the first floor, which will include an approximately 20,00 square foot grocery store. ... The City intends to lease the property to TCB for $1.00 a year for 60 years with the option to purchase. In return, TCB will make permanent improvements to the site and bring a grocery store back to Avondale. TCB is submitting for a Low Income Housing Tax Credit through the Ohio Housing Finance Agency. As part of the application that is due on February 20th, they need to show site control of the property at that time.

 

This looks great. I love the idea of 72 apartments and a grocery store being built on vacant land along Reading, with all the parking to the side and rear. I just hope it's good design with high quality materials. Reading Road has plenty examples of multi-family buildings <a href="https://www.google.com/maps/@39.145348,-84.490362,3a,74.9y,96.91h,97.13t/data=!3m4!1e1!3m2!1syZobwfggZegwk3usYIx06A!2e0">with good materials</a> and others show <a href="https://www.google.com/maps/@39.147954,-84.488802,3a,75y,331.32h,88.95t/data=!3m4!1e1!3m2!1sbbnxSk1DJviOZU-mHLi3nw!2e0">what not to do</a>.

 

 

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Nice article from UrbanCincy on the push forward for the Avondale Town Center: http://www.urbancincy.com/2015/04/40m-avondale-town-center-redevelopment-could-change-fate-of-citys-7th-biggest-neighborhood/

The centrally located Avondale Town Center site is composed of a large wooded lot, which is referred to as Avondale Town Center North and would be the first to be developed, and the 47,000-square-foot strip mall and an accompanying surface parking. In total, the redevelopment of the site would create three new structures, ideally built out to the street in a pedestrian friendly manner, and include a total of 118 residential units and 80,000 square feet of retail.

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I believe that that large shopping center is on the site of many traditional storefront buildings that were destroyed in the 1968 riot.  Obviously it would be a great site for a subway station should the city ever wise up and build everything the Metro Moves plan between DT and Xavier underground. 

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Townhome expansion planned for Avondale

 

gunther-northern-townhouses1*750xx3259-1833-21-0.jpg

 

A $2.4 million townhome development already underway in Avondale could be expanded, the Enquirer reports.

 

Hickory Place Townhomes developers Northpointe Group, Wichman Gunther Architects and John Huber Homes plan to add eight more housing units at the site near Burnet and Northern avenues.

 

More below:

http://www.bizjournals.com/cincinnati/morning_call/2015/11/townhome-expansion-planned-for-avondale.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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16 properties snapped up near MLK interchange

 

uptown-future*750xx1389-782-0-26.png

 

A limited liability company purchased more than a dozen properties near the under construction Interstate 71 interchange at Martin Luther King Drive, according to Hamilton County property records.

 

MLK Investors I LLC, a company that has the same address listed as real estate development firm Neyer Properties Inc., acquired 16 properties from Uptown Partners LLC and Beecher Investments LLC, two affiliates controlled by Shree Kulkarni, for a total of $1.3 million. Kulkarni, CEO of Kulkarni Properties, spent nearly $636,000 acquiring the properties on the west side of I-71, which are on Union Street, Reading Road, Savoy Place, Bowman Terrace, Whittier Street, Borrman Avenue and Hickman Avenue, according to property records.

 

More below:

http://www.bizjournals.com/cincinnati/news/2015/11/13/16-properties-snapped-up-near-mlk-interchange.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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This whole thing smells so sour, because if a highway interchange was such a catalyst for growth, why hasn't this sort of development been popping up all around Taft/McMillan, or Hopple, or Mitchell?  The Keystone developments on Dana have been a very slow burn, with not much to show anyway.  Do they think Smith/Edwards is all because of the highway and not a combination of other factors?  And is that really something to be pushing for?  I love how in this rendering MLK is shown at such an angle that you don't notice it's been widened to 9 or 10 lanes (it's already 7, and you can bet ODOT isn't going to settle for mere 10 foot lanes either). 

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This whole thing smells so sour, because if a highway interchange was such a catalyst for growth, why hasn't this sort of development been popping up all around Taft/McMillan, or Hopple, or Mitchell?  The Keystone developments on Dana have been a very slow burn, with not much to show anyway.  Do they think Smith/Edwards is all because of the highway and not a combination of other factors?  And is that really something to be pushing for?  I love how in this rendering MLK is shown at such an angle that you don't notice it's been widened to 9 or 10 lanes (it's already 7, and you can bet ODOT isn't going to settle for mere 10 foot lanes either).

 

I rode the 43 up Reading to North Avondale yesterday evening, and couldn't believe how depressing the stretch of Reading along Corryville is. It's a blasted wasteland. I couldn't help but wonder at the meager amount of taxes all that land generates for the city. You are totally correct in comparing these renderings to other high way interchanges. Where is the development at Reading and Liberty?

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It's going to boom because it's the first direct freeway connection to the regions second largest employment center, largest medical center, and largest university. I think it's pretty imminent.

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Yeah I think this is a way bigger deal than most people realize.  This interchange lets everyone near the hospitals get downtown much, much faster.  Also, everyone on 471 N and from I-75/71 in NKY that currently gets off at the Liberty St. ramp or at Eden Park Dr. to instead get off at MLK. 

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I think a key idea is the Uptown Consortium is proactively managing development around the interchange with a very specific image in mind (tech, biosciences.) Much like 3cdc had the resources of downtown corporations to draw upon, the Uptown Consortium has access to the resources of the big institutions to actually make their plans a reality from what I understand.

 

Under the Mt. Auburn Tunnel light rail scenario, aren't we planning on tracks on MLK from Jefferson over to I-71?  I could envision two stops along MLK, one for the Hospitals and one for this new "tech corridor" at MLK/Reading. I wonder if that's even on the radar for anyone with an official job title however.


www.cincinnatiideas.com

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Yeah I think this is a way bigger deal than most people realize.  This interchange lets everyone near the hospitals get downtown much, much faster.  Also, everyone on 471 N and from I-75/71 in NKY that currently gets off at the Liberty St. ramp or at Eden Park Dr. to instead get off at MLK.

 

I understand that the new interchange will really shift how people access Uptown, which in terms of Liberty could have the positive effect of allowing for traffic calming measures. At the same time, I agree with jmicha that the additional lanes on Reading and MLK will not create a "sticky" environment for pedestrians or dense building styles. I hope I'm wrong, but I think we're all kidding ourselves that that corridor will ever be anything but surface parking, crappy 7-11s, and a few large garages--if we continue with the current mindset of cars cars cars.

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Avondale will finally get its grocery store

Construction will begin in the second quarter of 2016 on a long-awaited grocery, health clinic and laundromat in Avondale that will complement the development of affordable housing nearby.

 

The Community Builders, a Boston-based real estate developer, signed a letter of intent Wednesday with Missouri-based chain Save-A-Lot to build a 15,000-square-foot anchor store at the corner of Reading Road and Forest Avenue.

 

http://www.cincinnati.com/story/money/business/2016/01/13/avondale-finally-get-its-grocery-store/78521550/

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Here's a photo, looking south along Reading. You can see two similarly sized buildings with commercial on the first floor and apartments above. I'm definitely anxious to get more detail on this project. The quality of materials in the rendering look really shabby, but I like that it's mixed use with apartments above commercial.

 

I'm especially curious how this project will look from the Reading/Forest intersection.

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It more than likely will be incredibly cheaply built. This is something that unfortunately isn't going to be avoidable for a building that will command such low rents.

 

This type of development though could spur other development since it introduces basic necessities into a neighborhood that has a history of basic services finding their way out of the neighborhood, not in.

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When this opens, will it be Cincinnati's only example of a grocery store in a mixed use development with residential above? I can't think of any other examples.

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Yet another building in that cheap style that's now been going for 15 years.

 

Agree it sucks, but I'm fine with it in this case. It's not a desirable neighborhood right now, so we can't be too picky about how nice the architecture looks or else the developer will walk away. Over time we can get more picky IMO.

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It looks way better than some of the other stuff built in the 90's along Reading...the suburban vinyl stuff with a fence-wrapped yard.

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It's better than the renderings that have Lamborghinis, Ferraris, Bentley's, etc. just cruising around en masse. Unless your project is in Monaco that isn't going to happen.

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They've begun construction on 8 more townhomes along Northern Ave, in addition to the 8 which were completed last year. Construction is by John Hueber Homes.

http://www.bizjournals.com/cincinnati/morning_call/2016/01/uptown-consortium-launches-housing-expansion.html

 

The townhouses face south, fronting Northern Ave which is a 4-lane road with no on-street parking. It would be really nice if they allowed for on-street parking in front of the town homes on the north side of the street, which would provide a bit of a buffer as well as make it easier for guests who are visiting. As it is currently, Northern is totally over built.

 

Here's a photo of how the townhouse look from Northern Ave:

POkSX2L0TvrKw9Ju0RybFj4Dqfaxk9hODbWhC3Djnfj2XG_N87bEoZLWRr6UNqYGEzY-zrwNBD5dPL3YDuegAlalr56VTUm36MHEEgMxean130-r_8ant34A7q7iDrz2fYuqKumIHjo2JyLz1eH7VvKR52AFx7Zwdg8sRUrlT8loUAJhuFdjGD_NvDFNB41j8HIq4Pl_9Bps5I37GgKhifd64Ed8bws0WE5QHifj_Txcf0c1-rclpyf0ukv3f0V4ruev_lh5M-4LzzF3EjFdJTefBlX06UGE6Pnp-mr-7_ONjZTD-jWwKpmHbGg-apPoITI1eCNklVtpZm2ppkFgEXd1xJ4YHJOhEqUZpb3EBLz25_1s9egzgeLwUjxmz_rbz0AQWkT_RRrC8N7v84z_4O016b88E2ArvcoW-Oqtele_WqMBeqn4ImfO4wZnDPxGc6w9mhDBwMMrCCc8pv_04qFQWvuP3sYqK_pIpdPGDfefWc5ZAu23wrjPsJ6MlLHZnIaRctE73Iwkj1WvAA6r393uimKoZqp5GRY6ZYhKgrKW6DwxmTFaNQgFBwLZvKSE2x3ECw=w1034-h775-no

 

Here's how they look from Hickory (looking southwest):

Z2vQ72KhjljFh-Iyj7xfRsGWi4IfCc-zNBSjmCg4ASv9jwv-AP2xF8BoaARnkaG497dfEkTrkReEo8flBncbXU9DrmEGtS7_SRIpuCvrVNjUNPLTgvCbNh5Op5MNTV3qT8I5rTdvpywnkK9_Nv-XMH7hqVYrO7GRPPPW0Seebr3eratSx4rnWAy6VCbL7tJ4uE5ySb4M7YgrGTM1pSokxQeYKS098qLr0-te7jZje3XFcK9wsssMkUjKDwl2Msrz4X0FGBKDcNSVoM9LnkSaPSJxgNsYb00oHAJZz3YF8u9oXq7nfJ9CHqiHVTrpZRIG4mdDDBjWZhbKZGbR4xMwpKFYfRab9ig2Ain7DQFq5bQzyS26rN5qasnKIl_rqC6o7Znhn5cmHuZZWsjelSQT5L7Ud-3hapSeJjA4qhhTy_cFzv-u-ile-dyaDPyojl3AYgpdpqjn0yfPPQPoSrk8D9XnEynybqDRyVp_kQ_4YPuWGkmHTO3YZfX73ehIJ0pAkDkgink_adgCY8l7NT3IviYCfzm-XOhtfpjRhq1ST1K5nh-95MExBxMgnFys3AZDRVzktg=w1034-h775-no

 

Here's the site prep for the next 8 townhomes:

KThQFNZlYSXQ6ktEhVUuK18UFj8Aw0jRg-z4QduhuR2h2mlLMrmOyQ5tVQuVHVZ_TyorQWJYrkzupOUZ41j4fcvrBft3aWMgRE8NH-C59r1wmoTbbEsrc5lrAQD5UInRgWFropn6rhBcCahXHI6a3jnLBQzUkkD4dxVdDpDVMe5US2oDNMVtik_gqHqVzLahmRXR_oFbMclJyOcYRPDSnxsC1niolbMVHNjt6XWijDvIrRLVRVkxc4Nn9CE5vnOJUCsL7h4uOoiJbiOy0sJk0bB1M707yrx-YAQ0ElxBfKvYhBrckD9g8R48UFlrV4zS0oQS6e0b6ZYRl05Xe6qTM6E7DiF2P0RTLvRyKUaepj0ARMeTX1DFanZsc0GRt07Waa6cYT-1Nn7xTlyOhHfOKwXLtNxWUi72yZwD-HyJJ8HePnX_H8hz2Dj4GI6B3GXX5YD95ebuCP-G4WouM1aYUl2KK-k3kS0-Y2aGpxt3fc2PHAQ8vGd6iQc8iqqAFuYhz0SEHharNXsxZrlr3VjppafVV92RKB4HjvhFa1o_mH5qWXJePccqDa6lz2VkMwpx4oAFjQ=w1034-h775-no

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Those really aren't bad at all! Except for the strip on the side where the siding switches from forest green to beige. It's like modern architects can't help themselves. Must. Include. Meaningless. Color/Material Chaaaaaanges

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Uptown Consortium spends millions gobbling up property near MLK interchange

 

The Uptown Consortium, the nonprofit community development group for the Avondale, Clifton, Corryville, CUF and Mount Auburn neighborhoods, continues to amass property near the under-construction Interstate 71 interchange being built at Martin Luther King Drive.

 

More below:

http://www.bizjournals.com/cincinnati/news/2016/01/27/exclusive-uptown-consortium-spends-millions.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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The more interesting thing about that development is that it would require the extension of Baxter Ave and Walls St which are just "paper streets" (city owned ROW reserved for streets that have never been built). The topography is tricky due to the steep hillside. I wonder if the City would fund the extension of those streets. Or perhaps the City would just sell the ROW to the developer who would be responsible for building/maintaining a private drive. The listing states "Inc 2 sgl fam houses that can be demolished for access to this lg 3.9ac tract &/or utilized a 20ft dr to these parcels"... so access is on the mind of the seller.

 

You can see the curb cuts off of Ehrman Ave where Wall St would be built: https://www.google.com/maps/@39.1511334,-84.5086018,3a,90y,89.88h,72.79t/data=!3m6!1e1!3m4!1sbT5jD-8o8jaoUwXfz4nzig!2e0!7i13312!8i6656!6m1!1e1

 

Here is where Baxter Ave would be extended: https://www.google.com/maps/@39.1503709,-84.5059375,3a,71.3y,337.09h,78.59t/data=!3m6!1e1!3m4!1suFravqBFbXTpkiLCE2b9hg!2e0!7i13312!8i6656!6m1!1e1

 

 

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