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Cincinnati: Corryville: The Village at Stetson Square

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I think that this is a GREAT project for the Uptown community!!!  Its adding tons of new year-round residents, needed office space, and a more neighborhood feel with the mixed use nature of the project.  This is the kind of a project that will help retain/attract yp's.  This is an ideal community for medical people who work within walking distance....they now have a place to call home!

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Having been to the Ikea in Atlanta a couple of times, I can't help but notice that this project looks very similar to the one AIG Carter built down South. I know it's not the same developer but it just makes me go hmmm.

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Actually that is kinda what I'm saying. When you go to Ikea and take the 6th street exit off of I75 heading west, I think, before you actually hit the store you drive through a residential part of the project that, to me, resembles the Corryville project. There were several midrise multi-tennant buildings with some off street parking forming kind of a neighborhood feel.  I guess this is on the edge of the Atlantic Station project not the main portion.

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Actually that is kinda what I'm saying. When you go to Ikea and take the 6th street exit off of I75 heading west, I think, before you actually hit the store you drive through a residential part of the project that, to me, resembles the Corryville project. There were several midrise multi-tennant buildings with some off street parking forming kind of a neighborhood feel.  I guess this is on the edge of the Atlantic Station project not the main portion.

 

Ok, I can see it a little....On a side note: The developer of Stetson Square has typically been a suburban development company...this is their first venture into the urban market (i think they're doing quite well)

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Having been to the Ikea in Atlanta a couple of times, I can't help but notice that this project looks very similar to the one AIG Carter built down South. I know it's not the same developer but it just makes me go hmmm.

 

That developer is the one building the banks.

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I walked around the site today, and everything is looking GREAT!!!

 

Here are some views around the site:

P1010138.jpg

 

What a view!!

P1010139.jpg

 

P1010140.jpg

 

P1010141.jpg

 

Ahhh...density:

P1010142.jpg

 

Ahhh...the detail work:

P1010143.jpg

 

P1010146.jpg

 

Quality materials...everything seems to be well thought out

P1010144.jpg

 

P1010145.jpg

 

Another view from inside the site outward:

P1010147.jpg

 

Some more investment going in across the street from development (I don't think its related)...I'm guessing its some spawn off investment based on the Stetson Square investment.

P1010148.jpg

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the quality at stetson is pretty hit and miss. public and exterior spaces are pretty nice both upkeep and build quality wise, but there have been a ton of issues inside the buildings. elevators are constantly broken, the entrance gate at the 3031 building is always broke, lots of water leaks and various other issues. upkeep on the tenant spaces has also slipped severely since I moved on. garbage everywhere (mainly due to a lack of dumpsters or even garbage disposal areas), non functional gutters on the building (which create a nice waterfall effect), exterior drainage pipes that are clogged causing a nice lake to form by the gate at the 3031 building, etc.

 

it seems like there's a high turnover in management as well, they've changed managers more times than i can remember (and I've only been there since august). they had a good maintenance team for a while, but i think the main guy quit and now nothing really gets done, besides more polishing on the areas they show prospective tenants.

 

they definitely need to get their act together, i think a fairly large # of people living there are getting fed up with it. the garbage situation is really the biggest issue. paying 1300 a month and having to wade through garbage piles by the garage elevators is ridiculous and unacceptable, and while they insist they are working on the issue, I've not seen any progress for 6 months, in fact they've reduced the # of garbage cans/etc b/c the city got on them about health codes,etc.

 

overall its a good project for the area, but i think they need to focus a bit on retaining the tenants they have and giving us some cleanliness to go along with the huge rent checks we hand over to them.

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the quality at stetson is pretty hit and miss. public and exterior spaces are pretty nice both upkeep and build quality wise, but there have been a ton of issues inside the buildings. elevators are constantly broken, the entrance gate at the 3031 building is always broke, lots of water leaks and various other issues. upkeep on the tenant spaces has also slipped severely since I moved on. garbage everywhere (mainly due to a lack of dumpsters or even garbage disposal areas), non functional gutters on the building (which create a nice waterfall effect), exterior drainage pipes that are clogged causing a nice lake to form by the gate at the 3031 building, etc.

 

it seems like there's a high turnover in management as well, they've changed managers more times than i can remember (and I've only been there since august). they had a good maintenance team for a while, but i think the main guy quit and now nothing really gets done, besides more polishing on the areas they show prospective tenants.

 

they definitely need to get their act together, i think a fairly large # of people living there are getting fed up with it. the garbage situation is really the biggest issue. paying 1300 a month and having to wade through garbage piles by the garage elevators is ridiculous and unacceptable, and while they insist they are working on the issue, I've not seen any progress for 6 months, in fact they've reduced the # of garbage cans/etc b/c the city got on them about health codes,etc.

 

overall its a good project for the area, but i think they need to focus a bit on retaining the tenants they have and giving us some cleanliness to go along with the huge rent checks we hand over to them.

Thats ridiculous!!!!!!!1 It's one of the most expensive places to rent in Cincinnati; maintenance and garbage shouldn't be an issue.

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well, its definitely an issue. i came home today to see that various sprinkler heads in the garage were leaking (due to the cold i'm sure). another thing is that they have the drains from the courtyard emptying into the garage, which then flows across the floor to another drain (and being cold, its formed a nice sheet of ice). its just a lot of stupid crap like this that goes on here. the people who designed this place obviously didn't really think out what they were designing. not a lot of attention to detail, and i think they ran into a lot of issues and had to kinda fix stuff on the fly, which would account for a lot of the odd stuff around here (like no decent garbage facilities)

 

i'd say occupancy at the main building is probably near 100% (where the clubhouse is). the larger building (where i am), i'd guess maybe 50% or so. they just recently opened the 2nd half of the building and I think they are still in the process of finishing it.

 

i think they had a lot of problems with the contractors during construction, and i'm not sure they really finished the entire job. i haven't seen the workers here for quite a while, but there are still piles of construction materials around and stuff that remains unfinished. i'm not sure what the entire story is, but whatever the deal is, this place has got some issues to address. they are already getting a lot of bad reviews on the apartment ratings website. i think we have another new property manager, so we'll see ...

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Wow!  Just drove home from University Hospital today on Eden and noticed the huge divits in the brick lined portion of the road.  They correspond with the tire tracks of normal traffic flow.  Does anybody know if these are new with the rain and melt runoff of the past couple days?  I think I drove over down Eden and did not notice any thing like this a week ago.  Maybe heavy duty salt trucks running up and down or something.  Anyway, the divits are probably 10 inches deep on either side, and the raised portion in the center looks bad for the under carriage of cars.  I drive a Vibe which is slightly higher then the average sedan and I was really concerned I was going to tear the hell out of the underside of my auto.  If you were driving a sports car you were f**ked!  Its pretty atrocious looking.  If I had a camera I would have taken a picture.

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The road is now closed, and honestly this is just another day of the life of a stetson square resident. The past 2 weeks have been hell here. I've never seen so many water leaks, they've had a carpet cleaning crew basically  living here sucking up water that is pouring out of various spots of the building.

 

Fire alarms are going off constantly b/c new leaks are springing and dumping water all over. It's insane living here, total nightmare. I'd advise everyone to avoid this place like the plague. They make MED look like real pro's....

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prolix, I visited The Village today and took a tour.  Interested in moving down there from the outerbelt b/c I work at the U hospital most days.  The street is hooved up b/c of the significant ground temp changes and they are fixing it as I write this.  I viewed many open apts in the new larger complex and all looked nice.  Most had never been rented before.  Staff has been very helpful and nice.  I walked thru the garage and found it well kept.  I wanted to make sure there was room to park my motorcycle along with car.

 

Certainly some construction going on, but I didn't see or smell any of the problems you mentioned and I seemed to walk most of the building.  Are they just that good at covering up the problems?

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^When I went (albeit a few months ago) and toured, I did not notice these problems either.  I'm sure there are some growing pains with the project...especially with this builder being new to the 'urban scene' and all.

 

fubar, it would be great to hear you move in closer to your job...that would be a class act!  More people need to start doing these sorts of things...and the world would be a better place.  Good luck to you, and I'm pretty sure you'll love living in the neighborhood!

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touring the place and living here are two totally separate things. they are VERY good at showing you around places that don't have issues. the staff are pretty clueless about what goes on, and maybe the main clubhouse building is ok. its always looked fine when i was over, there, but building 3031 is a disaster. they change management here almost monthly, so maybe once this new guy gets settled he'll fix this stuff, but so far it just seems to be getting worse.

 

for example today: the fire alarm has gone off 6 times this am. on average the fire alarm goes off at least 1 or 2 times a day

 

the road out front is destroyed because of the fire dept parking their vehicles outside every single day for the past 2 weeks. they were here 12 hours one night because we had so many problems. i'm sure part of it is to due with weather, however having huge fire trucks parked out there did its share of the damage, being the parts of the road that were popping up were where they have been parked.

 

the garage is still full of water leaks, ceiling tiles falling out of the ceiling (which they so far haven't cleaned up). as some leaks are fixed, new ones show up. they've been shuffling parking assignments around because of this, leaks opening up on top of cars, ceilings falling onto cars, etc.

 

the problems were not that present a few months ago, its just really gone to hell int he past 2 or 3 months and management seems totally inept at fixing the issues. most tenants i run into share the same opinion, most elevator discussions are about what a nightmare this place is.

 

if you can put up with terrible construction, drafty apartments (the windows don't even seal properly), poor trash services, and never ending fire alarms and water leaks, this is the perfect place. otherwise, keep looking. in a year this place will have even more vacancies because everyone is going to be moving out once their lease is up. maybe you can work a deal out, i'm sure they will be running specials very soon.

 

for 1300$ a month i find all of this crap completely unacceptable and you can do much much better. if this place for 500$ less, maybe i'd be less bitchy, but there is no way this place is worth the current pricing.

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for example today: the fire alarm has gone off 6 times this am. on average the fire alarm goes off at least 1 or 2 times a day

 

How frustrating!  I'm sorry to hear that you are going through this.  What are the reasons for the fire alarms going off so often? 

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make that 7 times.

 

and now because of road issue i have to wait another 2 weeks for my sofa to get delivered. they wouldn't deliver it because the road is closed and they can't park anywhere.

 

initially i was just assuming the alarms were going off due to the feed lines for the sprinklers exploding (you should have seen the waterfall coming off the side of the building that day). usually if the pressure drops the alarms go off, but honestly i have idea what the issue is now. stuff is still leaking, but i would have thought that they would have put them into bypass or something, and to have the alarms going off this often seems like something else is up. they had the same issue when we first moved in, but after a week it seemed liked they got it under control. this current wave of alarms has been going on for 3 weeks now and they aren't even telling tenants what is going on. in the past they were always good about at least communicating to us about what the issues were, but now we get nothing and questions just get generic responses with no real story about what is really up.

 

i think the issues are all @ the 3031 building (the bigger of the two). the clubhouse building seems fine (lots of units there as well). they had a fire there a while back, but i think it was tenant caused and not related to anything else. those people are the lucky ones

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^FYI, I only toured the main bldg (I think what you're calling the clubhouse bldg).  The '3031' bldg you're referencing seemed to be built rather quickly compared to the other structures in the project.  The office bldg, townhouses, and clubhouse bldg all seemed to take much longer to build and are smaller in size.

 

I wonder if they rushed that bldg through for some particular reason, but maybe that is the problem.  I don't think it is fair though for 1 bldg out of the whole project to negatively portray it.  Have you heard these problems from people in townhouses, clubhouse or elsewhere...or has it just been your bldg??

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i agree the 3031 building seemed to go up pretty quickly compared to the rest of the project. i think its pretty obvious it was rushed. unfortunately most of the units are in that building, so its going to cast a bad light on the entire rental side of it due to the # of tenants over there sharing my experience.

 

from what i've seen i think the main (clubhouse building) seems fine. its also shown more so they keep it clean, i think most of the model apts are there. i know at least 1 model is in 3031 (because i lived in it for 3 weeks because of other water issues that required them to gut one of our bathroom and relocate us).

 

so, if you manage to say in the main building, you'll probably be ok. 3031 is plagued though and i'd avoid it, unless you enjoy the fire alarms and drama.

 

you're right though, the rest of the project may be fine, i just know 3031 is a nightmare to live in, especially at 1300$ a month. i'd be suspect of the build quality though and go over everything closely on those townhouses and city homes they are building.

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you're right though, the rest of the project may be fine, i just know 3031 is a nightmare to live in, especially at 1300$ a month. i'd be suspect of the build quality though and go over everything closely on those townhouses and city homes they are building.

 

Seems like pretty good advice.  Thanks!

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Agreed.

 

I'm not sure what their plan is, they finished removing all the bricks Friday on that section of Eden and its just sat there ever since. They have the bricks on palates, but its pretty unclear what their next step is. Personally I wonder if putting the pavers back is a mistake. If they want the paver look, wouldn't the pressed concrete stuff be more durable? They did some impressive stuff with that over at the Newport Levee, I'd think that would hold up to the traffic on Eden a little better. It would be one thing if this were a side street, but Eden takes a lot of traffic during the day

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update on eden ave:

currently the plans for the road repairs are being reviewed by the city, assuming the weather holds out they are hoping to have it complete by march 9th. didn't get any real details on what the new repair plan is, hopefully something more durable than what they had.

 

maybe i should send them a link to geogrid :)

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I've seen it happen before where there are problems with brick streets and/or crosswalks.  They replace the bricks with concrete or asphalt.  Hopefully that won't be the case here, but I've seen crazier things happen before.  Its good to hear such a quick timeline though...I would hope that you won't have to put up with many more headaches in the future.

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A hotel is rumored to be under development on MLK east of Vine.  This was reported by the Cincinnati Business Courier about the demand for new hotels in the Uptown area.  The full story can be found here, but I thought I also share the specific nature of this hotel.  The idea is to "link the new Village at Stetson Square housing development to the Short Vine entertainment district."

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Anyone snapped a pic of that new development behind Stetson Square?  I can't remember its name but it's quite possibly the worst thing I've ever seen.  It's like Hydra but instead of snakes for heads it has garages.  I'm sure if you cut one garage off then two'd grow back in its place.

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After reading some of the posts in this thread, I feel I need to chime in with some of my experiences.

 

I was the first tenant to move into the 3031 building at Stetson Square.  My year lease expires at the end of the month and I'm moving out.  I would love to stay, but my career is taking me to the Dayton area.

 

My experience here has been extremely positive, but with a few random inconveniences.  I think that prolix is being somewhat harsh.  All the issues he's talked about are due to the building behind behind schedule by over six months.  So they had to do all the inspections after I already moved in. 

 

The apartments themselves are extremely nice and they've held up well despite the rush job to finish the building.  The only time I had to call maintenance was due to a minor door handle issue on the washer/dryer closet.  It was fixed the next morning.  In my experience, the staff went above and beyond in all situations to ensure satisfaction of the tenants.  Last July, inspections required cutting off water for a few hours (it was really a minor inconvenience).  Because of this, my roommate and I received a big bouquet of flowers and $500 off August's rent the next day. 

 

I've had a great experience here and would recommend it to anyone. 

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I'll be moving out in August. I think everyones experience probably varies, but the fact that I had to leave my apartment for a month while they gutted half of it kinda soured my experience. Overall the apartments are nice, but the quality of construction in the place is horrible. I have a feeling after a few years of wear and tear its going to start aging quickly. I think 3031 was built way too fast, and they cut corners. The main (clubhouse) building seems much better.

 

They still haven't fixed the leaks in the garage. We're going on a year here. Every time it rains, water pours out of light fixtures and ceiling tiles fall. I'm not sure why this is so difficult to fix, but apparently its over their head. This is separate from the issue during the winter, where the pipes all explode and the garage ceiling floods. Only time will tell if they finally got a grip on that issue.

 

Most other stuff is finally getting fixed, but the place is overpriced and I'm moving on to greener pastures. Everyone's experience is going to be different, but the feeling I've gotten from people and the reviews over at apartment ratings it that a lot of people are pretty fed up.

 

* Edit - I will add, that while some of this stuff probably isn't a major issue. The part that magnifies it is the amount of money I pay to live here. I'm shelling out 1300 a month to live here, so yes, I am going to hold them to higher standards. If I were paying less maybe I'd be less annoyed by everything, but the fact that I have to pay that every month makes me think they should fix stuff a bit quicker, and this stuff shouldn't even happen in the first place.

 

As far as those condos/whatever, on the corner of Eden & Rochelle, I found them on the MLS and they seem to range from high 200's to mid 300's. Considering the stuff that borders that property, it seems a little high, especially at 300k+. Not sure I'd sink that kind of money in a place next to run down student rental, or places that look like meth houses. Plus they seem really dull looking. There's a lot of stuff around that's much more interesting and probably less expensive. I've seen a sold sign in front of one of the units.

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UPDATE:  I got several pictures of completed buildings.  I'll probably be posting those as part of a photo thread on Monday morning.


Stetson Square photo update, 9/28/07

October 1, 2007

 

Block G of the Stetson Square project is currently under construction at Bellevue and Stetson in Corryville.

 

This block will consist of 12 condominiums of around 1,600 square feet.

 

Construction of this building is the final piece of Phase I of the two-phase project. A final development has not yet been approved for Phase II.

 

The project is being developed by Great Traditions Land and Development Company and was designed by Humphreys & Partners Architects.

 

070928002corryszd0.jpg

 

070928008corrysml9.jpg

 

070928020corrysao8.jpg

 

070928022corrysra2.jpg

 

http://www.building-cincinnati.com/2007/10/stetson-square-photo-update-92807.html

 

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Looks like after 5 years they are ready to start the next phase:

 

New phase at Stetson homes

 

Corryville project to get 18 more units

 

Written by

Laura Baverman

 

CORRYVILLE — A second phase of 18 townhomes will soon be built at the Village of Stetson Square, the $80 million community that opened in 2006 to help transform residential options in the high-employment corridor.

 

Developer Great Traditions Land & Development Co. has a contract to develop a 0.63-acre parcel of land behind its existing apartment building and pool on Rochelle Street. Executives with the Sharonville company presented development plans to the city of Cincinnati’s strategic growth committee on Monday.

 

Four newly constructed buildings are planned to house 16 one-bedroom units with studies and two two-bedroom townhomes. Prices will range between $190,000 and the mid-$200,000s.


“All truly great thoughts are conceived while walking.”
-Friedrich Nietzsche

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Great news! There is SO much action going on around the east side of campus right now, it's crazy. It's almost like the construction switch was flipped overnight or something. It's going to get even better once they start work on the Kroger/Walgreens.

 

I'm curious though as to what they plan on doing with the MLK parcel that is the last piece of open space. It's kind of an eye sore in a sense because it makes the whole Stetson project look unfinished.

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Looks like 5 more buildings of Corryville's stock will be torn down for this to happen. Smh... they are nice looking buildings too. Waste.

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^^^ what makes you think that? No where in the article does it state that they will demolish existing properties for this next phase.

 

There is a vacant lot at Eden and Rochelle on the south side of Rochelle. I have to imagine this is what will be developed....

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The Rochelle lot is the next phase. They are trying to figure out how to develop the MLK lot for the next phase. I suspect they'll be done after that.


“All truly great thoughts are conceived while walking.”
-Friedrich Nietzsche

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Looks like 5 more buildings of Corryville's stock will be torn down for this to happen. Smh... they are nice looking buildings too. Waste.

 

There is one building on the whole block, and it was built in 1955 (source: Auditor's website).  According to CAGIS there were two other buildings on the block, but they were torn down at least 7 years ago.

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^ they are doing the block at Eden & Donahue st.  2920 Eden is the only building that is coming down. The wonder that is CAGIS shows that that is the block they own.

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214-226

 

I can say with 100% certainty that block of Rochelle is not coming down.  In fact one of the buildings (220 I believe) is being completely remodeled.

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