Topic: Cincinnati: OTR - City Home Project

[moonloop]

Pleasant Street, pleasant plans
Team of developers works on corridor transformation

By Lisa Bernard-Kuhn • lbernard@enquirer.com • August 3, 2008

The vision is ambitious but simple. Backpack-clad children meandering through an expanded Washington Park on their way to Cincinnati's prized School for Creative & Performing Arts. Families strolling to Findlay Market for fresh dinner ingredients or to Music Hall for an evening performance. Residents ending their day with an easy walk to a courtyard home on a tree-lined street, nestled in the heart of Over-the-Rhine.

To read more: http://news.cincinnati.com/apps/pbcs.dll/article?AID=/20080803/BIZ01/808030346/1001/BIZ

[UncleRando]

If this CityHome phase is pulled off, then I truly believe that there is nothing left to stop the turnaround of this neighborhood.

[Sherman Cahal]

Only $100,000 to start? That is very affordable...

...me is going to walk down there today and check it out.

[UncleRando]

Here are all of the renderings that I could dig up:


1. Small version of a site plan


2. Detailed version of that same site plan


3. Street view (looks like brick streets)


4. Elevation view


5. And some floor plans

[oakiehigh]

Ahh,  ........If it's got bricks involved? ......I'll sign the dotted line TODAY!!!!!!

[beachkbk]

First, the idea of an integrated neighborhood that fills in empty space is exciting.

I just wonder how how people make these project economically feasible.  By the numbers published in the article ($7million plan, 22 homes) there is an average cost of $318,000 per house.  They plan on selling for $100,000 (5 homes) to $300,000+.  I would think that either the '+' is very big or they don't plan to make money.

I'm glad that they are doing this and it looks nice, but every time I do the basic math on projects, they don't seem to add up.  Can someone explain how it works to me?

[David]

The short answer is: They recieved over 6 million dollars from 3CDC which is funded (I think mostly) by the city.

The long answer is:

Almost every project is subsidized in some way shape or form.

Projects like this, that would serve low income residents are eligible for grants.

Tax Increment Financing is an economic tool that raises taxes on a defined district in the future to pay off debt for the subsidy of said dictrict's improvements. It is a very popular way to fiance a projects including infrastructure when state and federal money can't be obtained.

CDBG (Community Development Block Grants) is a program that allows developers to recieve money for altruistic projects that help to alleviate poverty and promote social inclusion/equality/desegregation. Gerald Ford is responsible for signing onto that and it has a budget of over 4 billion dollars per year now, through HUD.

You can also get grants for historic preservation and the clean up of brownfield sites through the Clean Ohio Fund (the American Can Factory in Northside benefited from this, for example).

There's a lot of resources out there and that's how they're able to make the numbers work.

[TheHemroid]

This might be shooting for the stars here, but I wonder what OTR would look like with a couple apartment or affordable condo's in 15-20 story towers.  Yea it would mean tearing down some old buildings but it could add some variety there and give one hell of a view to the business district.

[PhattyNati]

So everybody thinks these buildings look alright?  That they do justice to the architecture of the neighborhood?  I think there are some really great things about this project.  A) That its happening, period.  B) That they were able to fit garage access from the back C) The courtyard feature is really great. 

But the street presence, architecturually speaking, is pretty weak in my opinion.  Maybe im being too picky but i believe they need to rethink the street elevations.  Its not working for me.

[oakiehigh]

They could do away with some of those apt. project style housing north/northwest of CityWest just east of 75.    Some towers there wouldn't effect anything historical and would give great views of OTR.

[westbasco]

This might be shooting for the stars here, but I wonder what OTR would look like with a couple apartment or affordable condo's in 15-20 story towers.  Yea it would mean tearing down some old buildings but it could add some variety there and give one hell of a view to the business district.

I totally agree.  A few modern towers that could be both condo's for professionals and apartments for those a bit younger.  I know that when students at UC get into their third and fourth years of undergrad, they would be thrilled to get into an apartment complex like that in an exciting neighborhood environment that OTR could become.

[Michael L. Redmond]

This doesn't fall into the "new" category but there is the Emory.

[Maximillian]

I think the renderings are ugly. I am pleased to see redevelopment in that area though. I don't like what they are doing with the alleys and parking on 14th. They also tore down 3 historic buildings. 

[beachkbk]

The short answer is: They received over 6 million dollars from 3CDC which is funded (I think mostly) by the city.

When I read: "City Home, which has landed roughly $6.8 million in financing from 3CDC, will help extend the reach of the revitalization efforts in the quarter from Central Parkway to 15th Street."

I thought that meant financing in the same way I financed buying my home, a loan.  I didn't realize that 3CDC gives grants.  Thanks for the info

[David]

I'm not sure exactly how their financing works or what grants they're applying for but it's clearly being subsidized.

[UncleRando]

City Home to connect Findlay Market, Washington Park
http://www.soapboxmedia.com/devnews/cityhome0812.aspx

A partnership between Over-the-Rhine Community Housing, Eber Development, Schickel Design and 3CDC will bring 22 new homeownership units to the 1400 block of Pleasant Street in Over-the-Rhine.

Part of the third phase of the Gateway Quarter project, the $6.8 million City Home development is designed to turn Pleasant Street as an integrated walking and driving street that will connect Findlay Market and Washington Park.

Phase I of City Home began with the demolition of three dilapidated structures in July, and crews have begun to pour footings for five of the new townhomes.

Crews have also started interior demolition for six of the condominium units, which should be completed by February 2009.

At buildout, City Home will include:

• 12 single-family carriage homes
• 10 condominiums in four renovated historic buildings
• Nearly 1,600 square feet of retail space at 1401 Race Street

Prices will range from between the low $100,000s to more than $300,000, and pre-sales should begin by November.

Special financing will be offered on five of the units, making them affordable for residents who earn less than 60 to 80 percent of the region's median income, or $21,000 a year for an individual.

Phase II will begin in November and will include seven townhomes, four condominiums and the retail space, to be completed in fall 2009.

Martha Dorff of Schickel Design first pulled OTRCH and Eber together in 2005 to take advantage of the walkable character of the neighborhoods lesser streets served by alleys.

"City Home takes advantage of the historic infrastructure," she says.  "Streets like Pleasant Street and Republic Street are not drive-through streets, but are for the residents and businesses located there.  For sustainability, the use of this infrastructure is really a key thing."

Eventually, redevelopment could extend all the way from Findlay Market to Washington Park.

"The connection of Over-the-Rhine's historic fabric is really fostered by this project," Dorff says.  "I see it as a collaboration with our ancestors.  They started it, and we're finishing it."

[Maximillian]

Part of the third phase of the Gateway Quarter project, the $6.8 million City Home development is designed to turn Pleasant Street as an integrated walking and driving street that will connect Findlay Market and Washington Park.

Pleasant st is a one way st northbound. At green st north of liberty pleasant becomes a one way Southbound st.  Are they going to make pleasant st one way north all the way to Findlay market?  or 2 way?? Anybody know?

[UncleRando]

Lots of good pics here!

City Home photo update, 8/4/08
http://www.building-cincinnati.com/2008/08/city-home-photo-update-8408.html

On Monday, August 4, Over-the-Rhine Community Housing (OTRCH), Eber Development, Schickel Design, and 3CDC held a media event at the site of the new City Home project along the 1400 block of Pleasant Street in Over-the-Rhine.

Crews were busy preparing footers for new townhomes on the site of demolished buildings at 1406-1410 Pleasant Street, while other contractors were busy working within the buildings that will be rehabilitated into new single-family and condominium units.

When I arrived, only a cameraman from FOX 19 was on hand, but I did notice Rich Jaffe from Local 12 and a crew from News 5 as I was leaving.

Some of the people pictured in these shots are: Kelly Leon of 3CDC (green/yellow top and flowered skirt/shorts), Karen Blatt of Eber Development (green top and black pants), Sarah Allan of OTRCH (pink top and skirt), Martha Dorff of Schickel Design (black suit).

Slideshow has 44 photos and can be found within source article.

[Sherman Cahal]

Wha, I had no idea this had already started!

[UncleRando]

Wha, I had no idea this had already started!

This is the NEW Cincinnati shining through.  The days of f'ing around and getting nothing done are over in Cincinnati if you ask me.

[Maximillian]

Just walked down pleasant st. I forgot how depressed that street was.  Looks like we are going to lose 2 more historic buildings at 15th and pleasant saw the jaws of death and buildings fenced in.

[TheHemroid]

I can't get over how fast everything is happening.  Usually when construction would take place downtown it would be on one corner of downtown.  Now, there's so much crap being renovated and built that it's hard to keep up.  You can drive around all four corners and see something new being done.  10-15 years from now Cincy's downtown will have completely transformed.

[beachkbk]

This might be shooting for the stars here, but I wonder what OTR would look like with a couple apartment or affordable condo's in 15-20 story towers.  Yea it would mean tearing down some old buildings but it could add some variety there and give one hell of a view to the business district.

There is the American building which is a 15-20 story tower, not that what's left is affordable.  I like the look of Central Parkway in older pictures where the buildings fronting Central Parkway created a wall of buildings that were generally taller than those in OTR. The surface lot at Main and Cetnral Parkway or the Salvation Army buildign would be nice places for that tower.

[oakiehigh]

Those older pictures of Central are pretty sexy!!

[TheHemroid]

We'll get there someday;)

[Maximillian]

Sorry, 1 crappy picture.. low battery.. This project is really buzzing along, can't wait to see what happens to some other sections of pleasant when this is complete.

[UncleRando]

City Home hits the market
http://www.building-cincinnati.com/2009/02/city-home-hits-market.html

City Home on Pleasant Street, a $7 million mixed-income project located near Music Hall in Over-the-Rhine, has hit the market.

Three townhome units, at 1406, 1408, and 1412 Pleasant Street, can be had for between $272,640 and $348,160.

Developed by Over-the-Rhine Community Housing and Eber Development and designed by Schickel Design, the townhomes feature 2-3 bedrooms, 2.5 baths, basements, decks, private courtyards and built-in, oversized garages.

Interior finishes include stainless steel applicances, bamboo floors, granite countertops and wood cabinets.

The first phase of the $7 million City Home project consists of five townhome units and six loft-style condominium units between 804 square feet and 2176 square feet, priced from between $120,600 and $348,160.

At buildout, an additional seven single-family homes and four condominiums will round out the total to 22 units, and nearly 1,600 square feet of commercial space will be created in the storefront at 1401 Race Street.

Special financing will be offered on five of the units, making them affordable for residents who earn less than 60 to 80 percent of the region's median income, or $21,000 a year for an individual.

City Home is part of the third phase of 3CDC's Gateway Quarter project, a $30.3 million project that includes 106 for-sale housing units and over 15,000 square feet of commercial space.

[UncleRando]

Over-the-Rhine leaders celebrate completion of City Home's first phase
http://www.soapboxmedia.com/devnews/1020cityhomeotr.aspx
By Randy A. Simes | Soapbox Cincinnati, October 20, 2009

City Home is not your average Over-the-Rhine development project.  Sure the central location, contemporary interiors, historic accents and unique character remain present, but the fact that City Home features new single-family home construction is something very new.

The first of two phases of City Home is now complete with six newly renovated condominiums on the west side of Pleasant Street which sit directly across from the five new townhouses that have been built as part of the project.

Several units are under contract, but developers say that the second phase will wait until enough sales have been made in the first phase's units.  Once complete, the overall City Home development will include a total of 10 renovated condominium spaces over two historic buildings and 12 new single-family townhouses that are being marketed towards families looking to take advantage of the close proximity to Washington Park and the new School of Creative and Performing Arts.

"Once the park and school get up and running it will make a big difference," said project manager with Over-the-Rhine Community Housing Sarah Allen whose organization is typically known for its affordable rental developments.

"It's always a challenge to figure out how to make housing units affordable, but we're trying to create a diverse community as be we can," said Allen who went on to say that at City Home the prices range from $120,000 to $348,000 with subsidies on various units for qualified buyers.

The diversity of the community that Over-the-Rhine Community Housing, Eber Development and 3CDC are trying to create extends beyond just the price points and affordability as part of the City Home development is a community garden that is seen as a way for existing and new residents to mix together in a positive way.

Over-the-Rhine Community Housing is also working with SmartMoney Community Services to help make the units more affordable to qualified families within the $7 million City Home development located in historic Over-the-Rhine just north of Washington Park.

[JYP]

They're putting the finishing touches on Phase II!

[Jskinner]

The design of the last building in the block really bothers me.  It sits on the SW corner of 15th and Pleasant, but is exactly the same as all the other row houses in the middle of the block.  Couldn't they come up with a slightly different design for a corner building!! Blahh