Author Topic: Cincinnati: Mount Auburn: Inwood Village  (Read 77954 times)

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Offline The_Cincinnati_Kid

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Cincinnati: Mount Auburn: Inwood Village
« on: April 19, 2004, 08:12:50 AM »
I believe these are those pink row houses next to Christ Hospital, sounds like good news....

Historic row houses to be reborn as condos
Project will rejuvenate Mount Auburn street
Andrea Tortora
Courier Staff Reporter
The developer of a $17 million condominium project near Christ Hospital calls it a "bunch of contradictions." But that's exactly the plan.

  
"We're fusing the contemporary with the historic architecture," said Ralph Bawtenheimer, principal at Dorian Development, which is converting the former Glencoe-Auburn Place Row Houses into the 68 condos that will be called Inwood Village.

No link available for article.
« Last Edit: September 12, 2009, 09:34:26 PM by xumelanie »
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Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #1 on: April 19, 2004, 12:44:18 PM »
Excellent!
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Offline Mystic Timbers

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #2 on: April 19, 2004, 04:04:20 PM »
WDJGslk;jgaKlgad;ldgsjakadsgdasgjlkasjgklsajdgl;kjasgj;dlsajgladjgldasjglakjgl;a;gdas
dgkljs;dgjkasljadglskjg;lakjksaddasjgas;jgklsajd;lgas

WHAT THE HELL!?!?!??!
GJkwljdgaljsdlag

the world's going to hell.
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Offline cincyimages

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #3 on: April 20, 2004, 08:08:39 AM »
I still would like see something about these things being haunted.  I never heard anything about these being haunted from anyone other than ColDay.

Even Forgotten Ohio doesn't list anything on these places...lol

Here is what I found on the web about these buildings:

Cincinnati/Hamilton County: Glencoe-Auburn Hotel and Glencoe-Auburn Place Row Houses, Glencoe Pl., Leroy Ct., View Ct.

A self-contained neighborhood built c. 1884, Mt. Auburn’s Glencoe-Auburn Hotel and Glencoe-Auburn Place Row Houses comprise six detached buildings set on a challenging hillside site. Four of the buildings house three-story brick Italianate style row houses. The fifth, similar in appearance, contains flats and one townhouse. The sixth, the former Glencoe-Auburn Hotel at 10 View Ct., is a three-and-a-half story Queen Anne style building with a round corner turret and sandstone facade. The buildings enclose four streets that lead into the area, circle around, and lead back out again.

Local Contact: The National Register nomination was prepared by Margaret Warminski, architectural historian for the Cincinnati Preservation Association, (513) 721-4506.

Offline cincyimages

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #4 on: April 20, 2004, 08:13:51 AM »

Glencoe 'Hole' now historic
Condos planned for old hotel, row houses

By Cliff Radel
The Cincinnati Enquirer

MOUNT AUBURN - "The Hole" of Mount Auburn is officially "historic."

Six late-19th century buildings - with no occupants and a checkered past in Cincinnati's first suburb - have landed on the National Register of Historic Places.

Boarded up and awaiting development, the Glencoe-Auburn Hotel and Glencoe-Auburn Place Row Houses are tucked into a hillside dubbed, "The Hole."

No link available for article.
« Last Edit: September 12, 2009, 09:06:23 PM by xumelanie »

Offline kendall

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #5 on: April 21, 2004, 10:50:20 AM »
Those things sure are scary looking right now. I really hope they add as much landscaping as possible and add some distinctive colors or other touches to the unit to make it feel less like a mental institution.

Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #6 on: April 30, 2004, 08:33:52 AM »
Some of these are already being offered (renderings also).  They list for $295,000 for 2100 sf.:

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Offline CiNYC

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #7 on: April 30, 2004, 03:02:51 PM »
ha!
over at cincinnati mls (www.cabr.org) they have quite a few listed showing this as the front door.


anyone ever seen this on glencoe?  i must've missed it.

Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #8 on: April 30, 2004, 03:09:46 PM »
Yeah...where are the ghosts?  What about the rats?  The unidentifiable random sludge?

Maybe they dressed one up as a photo op.  I dunno.  I haven't been there for a few months (I seem to be saying that a lot lately).
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Offline cincyimages

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #9 on: May 15, 2004, 09:00:52 PM »
Wow I would be surprised if it ended up looking that good.

Offline kendall

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #10 on: May 16, 2004, 03:01:54 PM »
They need to widen the sidewalks to accommodate tree planting spaces. Geraniums alone aren't going to create the upscale feel they're shooting for.

Offline Mystic Timbers

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #11 on: May 16, 2004, 03:35:41 PM »
Anyone notice the subtle wall in the backgrond of that image?  Blocking off the Vine Street area ;)
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Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #12 on: May 17, 2004, 07:38:23 AM »
^ Hehehe...
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Offline CiNYC

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #13 on: May 19, 2004, 03:08:20 AM »
hmm, they changed the pic.
the one i posted was a photo of a nice, clean looking doorway.
nothing like one would actually find there.

Offline The_Cincinnati_Kid

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #14 on: September 27, 2004, 06:28:19 AM »
Hard to tell who is in the right from the article.  I am all for subsidizing housing in needed spots, but if someone is trying to rip off the taxpayers, it's another story.

Inwood condo project on the outs with city manager
Angry developer mulling switch to apartment rehab
Dan Monk
Courier Senior Staff Reporter
Frustrated by what she calls the city's "arbitrary" funding process, Mount Auburn developer Pauline Van der Haer is reconfiguring a luxury condo project near Christ Hospital into mixed-income apartments.

 
No link available for article.
« Last Edit: September 12, 2009, 09:07:55 PM by xumelanie »
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Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #15 on: September 27, 2004, 07:13:11 AM »
Great, we're just going to end up with sh*t.  Wonderful.

I was just over there yesterday and it looks like not a damn thing has been done except for maybe some exterior painting.  I thought maybe some inside work was being done, but I noticed a lack of dumpsters and other things you would see at a rehab site--like people.
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Offline RiverViewer

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #16 on: December 08, 2004, 06:03:46 PM »
I drove around the Glencoe/Inwood circle this morning and took these pictures...it just amazes me, with a location like this - you can see Christ Hospital looming over the works in one of these shots - and so close to downtown and the University...that a location like this could be just a shell.  Very sad.





















« Last Edit: April 28, 2006, 07:46:08 AM by RiverViewer »

Offline BallHatGuy

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #17 on: December 08, 2004, 06:53:04 PM »
Nice photos.  Something so interesting about these buildings.  I had emailed the to find out about the condos, timetable, etc. a few months ago and never heard from anyone.

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #18 on: December 09, 2004, 08:19:23 AM »
 :cry:

Huff is still advertising the hell out of these.  But, as it appears, they haven't done anything in the article that they claimed they would do.  In fact, it appears they've done nothing at all.

I guess the "spring 2005" timetable for Phase I is a litlle bit optimistic, huh?

Thanks for the pics.
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Offline MR.COFFEE

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #19 on: December 10, 2004, 09:32:29 PM »
They have presold a couple of units, hopefully the ball will get rolling and the project will become a reality..I remeber driving thru this neighborhood back in the 80's it was crack hore city!  :shoot:  :mrgreen:  I love this neighborhood a little out of my pricerange though.

Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #20 on: April 27, 2005, 06:31:57 PM »
Man, things don't look good for these condos.  They look virtually the same as the pics from December that RiverViewer posted.

I don't even think they're up for sale anymore--at least I haven't seen them on the MLS.

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Offline Weedrose

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #21 on: April 27, 2005, 08:12:08 PM »
Huff obviously droppped the ball, what's incredible is that there location is awesome, the exteriors look strong, and the size of that complex would be amazing.

Offline Haynesm007

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #22 on: April 27, 2005, 10:48:01 PM »
I stopped in at Fifth/Third's loan office in Fountain Square the other day. They had several downtown properties advertised on the wall, one of which was the Inwood Condo project. So, at least they're still marketing the things. But no, it's not looking good, considering they've undergone absolutely no improvements in the past year.

Offline The_Cincinnati_Kid

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #23 on: May 30, 2005, 11:32:57 AM »
Mount Auburn condo deal up for City Council vote
Dan Monk
Senior staff reporter


A year after unveiling a luxury condo project near Christ Hospital -- and six months after blasting the city of Cincinnati's "arbitrary" funding process -- developer Pauline Van der Haer appears to finally have a deal on city subsidies for Inwood Village.

No link available for article.
« Last Edit: September 12, 2009, 09:09:58 PM by xumelanie »
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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #24 on: May 31, 2005, 10:12:35 AM »
^ Thanks for posting...I didn't go anywhere near a computer yesterday!

This is good news.  I wondered what had happened!
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Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #25 on: May 31, 2005, 07:46:38 PM »
Here is more info on the project from a transmittal from City Manager Lemmie to City Council:

Transmitted herewith is an Emergency Ordinance captioned as follows:

AUTHORIZING the City Manager to execute a forgivable loan agreement with Dorian Development VI, Limited, an Ohio limited liability company, in the amount of $1,500,000.00 in order to assist in the creation of 68 for-sale condominium units on Glencoe Place, Leroy Court and View Court in Mount Auburn.

BACKGROUND
Dorian Development VI, Limited (the Developer) proposes to rehabilitate five buildings commonly known as the Glencoe-Auburn Apartments, into 68 condominium units. The buildings were originally constructed in 1888 and were renovated in 1975 through Cincinnati’s first low-income housing rehabilitation program. Despite the success of the rehabilitation project, the 90-unit complex suffered a steady decline. By 1992, the once renowned complex had deteriorated significantly. The U.S. Department of Housing and Urban Development (HUD) foreclosed on the project and transferred ownership to the Developer. All units are vacant and the buildings have been designated a National Historic District.

The project will be completed in three phases with 31 units to be completed in Phase I, 23 units to be completed in Phase II, and 14 units to be completed in Phase III. Phase I is anticipated to be completed in 19 months, Phase II is anticipated to be completed in 26 months, and Phase III is anticipated to be completed 36 months from the date of the contract execution. The completed units will range in variety and price, including:

• Fifteen approximately 1,300 square foot flats each with an open floor plan, dramatic gallery wall, fireplace and expansive windows overlooking the wooded hillside;
• Forty-eight town houses ranging from 2,100 to 2,500 square feet, offering multiple levels of open floor plans, creating an expansive multi storied gallery wall, and a master suite featuring walk-in closets and a sitting area; and
• A former hotel containing five units of both townhouse and flats with an average 1,835 square feet. The project funding in the total amount of $16,932,026 is from the following sources: the Developer’s equity, LaSalle Bank and the City. The City’s funding totals $2,600,000.00 as follows:
• Up to $1,100,000 for phased public improvements in the public right-of-way, in a manner consistent with the development plan submitted to the City.
• Up to $1,500,000 for direct project assistance to aid in the elimination of slum and blighting influences, 70 percent of which will be available for Phase I, and City funds will be disbursed on a pro-rata basis with the bank’s funds as units are completed with a maximum of $33,871 per unit. Up to $287,500 will be available for Phase II and up to $162,500 will be available for Phase III with a maximum of $12,500 per unit.

RECOMMENDATION
The Administration recommends approval of this emergency ordinance. The reason for the emergency is the need to execute the Funding Agreement without delay thereby assisting in the creation of more homeownership opportunities at the earliest possible time.

http://city-egov.rcc.org/BASISCGI/BASIS/council/public/child/DDD/13078.pdf



STATEMENT OF WORK AND BUDGET

I. STATEMENT OF WORK

A. Activity Summary
The Inwood village project consists of 97 unoccupied units in five buildings also known as LeRoy Court North and south; View Court and Glencoe North and South. These units will be converted into 67 condominiums. Inwood Village has been designated a National Historic District. The units range in variety and price including: Fifteen, approximately 1,300 square foot (S.F.) fats each with an open floor plan, dramatic gallery wall, fireplace and expansive windows overlooking the wooded hillside. Nine five-story, 2,500 S.F., town houses offering multiple levels of open floor plans, creating an expansive multi storied gallery wall. The master suite features walk in closets and a sitting area. Thirty-nine four-story town houses, of 2,023 S.F., and a hotel containing five units of both townhouse style and flats in an average 1,835 S.F.

The use of City funds towards the Inwood Village project involves the following:

* $1,100,000 for phased public improvements/streetscape in the public right-of-way, in a manner consistent with the development plan that has been submitted to this Department, and as to be designed and built by the City’s Department of Transportation and Engineering (DOTE).

* $1,500,000 direct project assistance to aid in the elimination of slum and blighting influences with up to 70% of the $1,500,000 to be used in Phase I. Phase I City funds of $1,050,000, will be disbursed as monthly draws, up to $33,871 per unit, involving 31 units for code related items. Phase II City
funds of $287,500 and phase III City funds of $162,500 will be disbursed up to $12,500 per unit, involving 36 units for code related items.

Transfer of City owned lots within the project site, to the Developer(via separate City Ordinance). A project schedule and budget are to commence as follows:
B. Estimated Development Schedule

Inwood Village Project Timeline
Activities                                                                                                                                              Completion Date
June 2005, Begin Phase I Public improvements and installation of proposed street closure.                                Within 10 months
July 2005, Official Marketing Kick Off.  First Open House.                                                                              Within 12 months
September 2005, Close construction loan                                                                                                  Within 13 months
October 2005, Begin Phase I                                                                                                                   Within 14 months
May 2006, Begin Phase II (Final Phase) – Public improvements                                                                      Within 15 months
June 2006, Begin Phase II – Buildings                                                                                                       Within 16 months
October 2006, Complete Public Improvements (all phases)                                                                           Within 19 months
October 2006, Complete Phase I – Buildings                                                                                              Within 19 months
February 2007, Begin Phase III – Buildings                                                                                                 Within 22 months
March 2007, Complete Phase II – Buildings                                                                                                 Within 23 months
October 2007, Project Completion.  Sell out period to continue through April 2008.                                        Within 36 months

Total of 36-month project completion schedule.

More on the funding and legal mumbo-jumbo:
http://city-egov.rcc.org/BASISCGI/BASIS/council/public/child/DDD/13080.pdf




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Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #26 on: June 07, 2005, 06:26:46 PM »
This ordinance passed unanimously.  Maybe we'll actually see a little action by fall.
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Offline SSSCincy

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #27 on: June 07, 2005, 09:24:15 PM »
Was this once a housing project that had been redone in the 70s and then closed?  Looks like a ghost town.  Odd.  Could be an incredible community.  I hope it does!
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Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #28 on: June 22, 2005, 08:48:35 PM »
The city will be selling some of the land to the developer for $1 (a lot of these deals lately!).  From a June 15 correspondence from city manager Lemmie to city council, seeking endorsement:


Transmitted herewith is an Emergency Ordinance captioned as follows:

AUTHORIZING the City Manager to enter into a sale agreement with Dorian Development VI, Limited,
for the sale of City property located in Mt. Auburn, which real estate is no longer needed for any municipal purpose.
...

As a part of the Inwood Village project, the Developer desires to purchase eight parcels of vacant City-owned real property, which real property is no longer needed for any municipal purpose. The properties are adjacent to the structures proposed for rehabilitation and are an integral component of the development. The property will be used to provide parking (surface and garage) and enhancements for the overall project site. The appraised value of the eight parcels is $41,800. However, the property will be sold for One Dollar ($1.00) because the development of the property parking and amenities will result in significant non-economic public benefits.

The City Planning Commission approved the ordinance on June 3, 2005. A copy of the staff report is attached.

RECOMMENDATION
The Administration recommends approval this emergency ordinance. The reason for the emergency is the immediate necessity of selling this property in order that Dorian Development, VI, Limited, may commence usage of the property at the earliest possible date, thus increasing the tax value of the property as well as making the property productive at the earliest possible time, thereby increasing the City’s housing stock at the earliest possible time.

http://city-egov.rcc.org/BASISCGI/BASIS/council/public/child/DDD/13237.pdf

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #29 on: June 22, 2005, 10:14:07 PM »
Wow...thanks for digging stuff like this up!  The Enquirer should either have you on staff, or else read this forum!

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #30 on: November 20, 2005, 11:47:32 PM »
Well, cats, the prospects of this project aren't looking so good....   :-(

As you know, in June the city gave Dorian Development a forgivable loan for $1.5 million to get the project rolling.  This money would come from CDBG funds.

Prior to this, the city and Dorian had been negotiating terms and the city's role in the development.  Receipt of the loan money would be conditional on Dorian's meeting of the terms. 

So far, they haven't met any of the terms.  This redevelopment looks like it's going nowhere fast. 

These were terms:
1) A bank commitment showing that the developer has the funds to complete the project.  So far, Dorian has not presented the city with this.  What they have provided is an outdated letter from LaSalle Bank.
2) A market study from a third party showing the economic viability of the proposed financing and marketing plan.  So far, all the city has received has been a report from Downtown Cincinnati, Inc. showing the character and price of condos recently sold nearby and in the basin neighborhoods.  The report gives no insight into how the market would respond to the product at Inwood Village.  It is believed that LaSalle Bank has an in-house study, but it has not been shared with the city.
3) Guarantees of Completion.  Again, none provided.
4) Insurance, which would be not only for the developers but which would also include the city as a party.  None provided.
5) Plans, Specs, and Cost Estimates.  These were submitted to the Department of Community Development and Planning (DCDP), but lacked sufficient detail on all counts as to the finish of the units and a breakdown of the costs.
6) Environmental/Soil Tests, Engineering, Consultant Reports.  This has not been provided in any form.
7) A complete, updated schedule for all phases has not been provided.
8 ) Historic Confirmation.  Correspondence from the Ohio State Historic Preservation Office is necessary because this is a national historic area.  Also, CDBG regulations state that you cannot use the funds on historic property without review and approval.  So far, Dorian has submitted a letter giving only partial approval, followed by one only allowing work on roofs, gutters, and interior demolition.

In August, less than 60 days after council approved the conditional loan, Dorian requested a change in the financing structure.  The request asked for the following uses of the $1.5 million:
* $795,000 for pre-construction stabilization
* $55,000 to pay delinquent real estate taxes
* $650,000 in the completion of the units

DCDP reviewed this plan and denied the request.  Dorian submitted materials two more times and was denied both times.  Dorians proposal was denied for the following reasons:
1) The payment of delinquent real estate taxes is not an eligible use of CDBG funds.
2) "Addressing slum and blight" is the only eligible use of CDBG funds on market rate housing.  Therefore, it can only be used to address stabilization issues that are code violations.  In the previous negotiations, Dorian did not ask for funds for building stabilization.
3) There is insufficient evidence that Dorian has the funds or the plans to complete the project.
4) DCDP has not been presented with evidence of adequate funding for Phase I.  Also, the city's funding structure assumed that Phase I would require more subsidization than future phases.

In September, Dorian Development asked the city to purchase the Maywood Apartments (144 Glencoe) from HUD.  HUD is vacating this property due to safety/sanitary issues, mostly regarding sewers.  The building is in foreclosure and they city is supposed to get the first crack at it before it goes to public auction.  Dorian has an interest in the future of this property, as it's right on Inwood Village's doorstep. 

This request was never mentioned in prior negotiations between Dorian and the city, and the city doesn't think it's in the city's best interests to acquire it.

Another bad omen is that Tony Brown, President and CEO of the Uptown Consortium, stated that the Uptown Consortium has no financial interest in the Inwood Village Development and would not be purchasing and of the units during pre-sales, saying that the offer was "off the table".  There had been a tentative agreement before that they would purchase some.  I can't say that I blame the Uptown Consortium for this position.

On the positive front, DCDP has budgeted $1.1 million for a streetscape in the area of Inwood Village.  This will be designed by the city's Department of Transportation and Engineering.  The design underway and will be ready in spring 2006.
« Last Edit: November 20, 2005, 11:48:52 PM by grasscat »
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Offline RiverViewer

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #31 on: November 21, 2005, 07:23:48 AM »
Aaargh...hopefully a real developer will get involved in this at some point.  To be unable to make this project work, when you're right in the shadow of Christ Hospital, with UC a walk away and downtown a (longish) walk away, and the neighborhood a pretty tight, self-contained little area - I mean, this is such an opportunity, and these folks are just wasting time while buildings decay.  Aaargh!

Offline The Last Don

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #32 on: November 21, 2005, 05:05:54 PM »

Originally, Dorian planned to complete 31 units in Phase I.  Could another developer refurbish a few units at a time, while utilizing resources that obviously Dorian does not possess? 

Where's Towne Properties when you need them!   :-)


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Offline kendall

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #33 on: November 22, 2005, 05:26:10 AM »
I drove by the other day and noticed that a few of the facades had been painted (I don't remember what color) and a new outdoor light installed on one of the units. Presumably this was intended to be the model. I wish I knew how recently the work was done, but I don't drive through there very often.

Offline buildingcincinnati

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Re: Cincinnati: Mount Auburn: Inwood Village
« Reply #34 on: November 22, 2005, 01:54:35 PM »
^ Which building was it?
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