firehouse row - university of cincinnati · the city of cincinnati planning department to correctly...
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ANNA BARCHICK-SUTER - Bachelor of Urban PlanningDAVID DICKSON - MBA / Master of ArchitectureGREG SANDERS - Bachelor of Urban Planning
JENNIFER WENTLING - Bachelor of Architecture
WH / CIN / OH
FIREHOUSE ROW
FIREHOUSE ROW
EXECUTIVE SUMMARY Firehouse Row will be a new, neighborhood-changing development located on McMillan Street west of Peeble’s Corner in Walnut Hills. Recent local investment and development plans serve as a catalyst and major influence on the overall design and layout of the project. The Walnut Hills Redevelopment Foundation has acquired land for the site and will be both equity partners and valued stakeholders in the development process. The project is divided into two major areas - North and South of McMillan. South of McMillan Street will feature four mixed use buildings and nine ‘row house’ residential buildings. The mixed use buildings contain retail/office space on the first floor and apartments above. The rowhouse buildings will provide for-sale units that front McMillan and Wayne Streets to the north and south. North of McMillan will provide seven townhomes, Green Man Park and Green Man Restaurant which will combine to create an active, safe open space for the community to interact. The development is financed with a combination of Walnut Hills Redevelopment Foundation land equity, private equity contributions, New Market Tax credits and loans. Once full property and funding have been secured, new parcel subdivisions and a zone change request will be processed through the City of Cincinnati Planning Department to correctly align parcels with proposed buildings and ensure the footprints conform to Walnut Hills’ new zoning code. Construction will take place in two phases. The first phase includes all development south of McMillan in addition to the park and restaurant. The second phase includes the seven townhomes north of McMillan on Stanton Avenue. Phase I construction begins in 2017 with operates to begin in 2018 and Phase II construction take place in 2018 to be completed and ready for sale in 2019.
1
WH / CIN / OH
DESIGN CONCEPTMATERIALS AND DESIGN In order to complement the neighborhood architectural fabric, materials were drawn from surrounding buildings. The mixed-use buildings will be constructed with brick and masonry. Masonry will be applied on storefronts while brick is used on the upper floor apartments. The row houses will also be brick and masonry with a focus on varying colors of brick. The restaurant will be brick with the addition of a wood patio. Townhome facades will predominately feature a variety of lap siding.
PHASE I
Four mixed-use buildings will be located at the western portion of the site, closest to Firehouse Pizza, which are zoned T5MS. Given the relative proximity to Peebles’ Corner, locating commercial space closest to this hub of activity is intended to support the growing intensity and act as a transition to the quieter, eastern portion of McMillan commercial district.
HOUSING AND RETAIL SPACE
The Firehouse Row Development in Walnut Hills will add a new dynamic and stock of housing to the neighborhood, occupying previously vacated lots which were a blight to the community. The development features a mix of studio, one-bedroom, and two-bedroom apartments, condominiums and townhomes with varying ownership and age demographics for targeted buyers and renters in Walnut Hills. The unit mix is comprised of 10 studio units, 26 one-bedrooms, and 24 two-bedrooms. There is roughly a 50/50 split between rented and owned units. The multi-use buildings match the scale of the neighborhood with gross building areas of 7,800 for each building. Use by floor is the following:
• First Floor: 1750 sf of commercial & office
• Second Floor: One 1150 sf two-bedroom apartment, One 600 sf studio apartment
• Third Floor: Two 875 sf one-bedrooms, Three 800 sf studio THESIS RESEARCH BUILDING TYPOLOGY PROGRAMSITEPRECEDENT ANALYSIS RESEARCH > DESIGN SCHEMATIC DESIGN
SYSTEMATIC INVENTIVE THINKINGDr. Jacob Goldenberg
Drew Boyd
“Think inside the box”
?“As usual, for these co-written things,
John often had just the � rst verse, which was always enough: it was the
direction, it was the signpost and it was the inspiration for the whole song.
I hate the word but it was the template.”
-Paul
5 PATTERNSSUBTRACTIONTASK UNIFICATIONMULTIPLICATIONDIVISIONATTRIBUTE DEPENDENCY
“the assignment of new tasks to an existing
resource within the vicinity of the problem”
ARCHITECTUREDEVELOPMENT
TEMPLATE
DEVELOPER ARCHITECT
ARCHITECT
TASK UNIFICATION
DEVELOPER
TEMPLATE
TargetsEmpty-nestersLive-work (dentist, doctor, other kind of office start-up)Students who commute (UC College of Applied Science in Walnut Hills)Suburban workers who want to be closer to downtown/uptown job centersYoung Professionals
FINANCING
ZONING+
=
TEMPLATE
A - D
P R E C E D E N T A N A L Y S I S - T H E C H A R M E R
Jonathan Segal
• 30,000 square foot lot• 19 residential units• Two live-work units• 3 commercial units• Grade-level parking courtyard• $105/sf construction costs
A - D
P R E C E D E N T A N A L Y S I S - T H E C H A R M E RMASSING
3 UNITS - STREET LEVEL
PARKING
COMMERCIAL UNITS
PARKING/COURTYARD
6 ‘BUNGALOW’ MASSES
ONE BEDROOMS
8 ‘COURTYARD’ HOUSES
THREE BEDROOMS
5 BAY VIEW UNITS
‘VIEW UNITS’
BAY VIEW
TRAFFIC
A - D
P R E C E D E N T A N A L Y S I S - T H E C H A R M E R
COMMERCIAL
COURTYARD SPACE
PARKING
1 BR BUNGALOW
3 BR COURTYARD
VIEW UNIT
BELOW GRADE
STREET LEVEL - 0
COURTYARD LEVEL - 1 LEVEL - 2
PROGRAM
A - D
P R E C E D E N T A N A L Y S I S - I C E H O U S E L O F T S
Rob Paulus
• Tucson, AZ• 51condominiums• Adaptive reuse• Abandoned ice-house • Industrial zone• Reutilized existing structure• Reduced waste and
materials through reuse
A - D
P R E C E D E N T A N A L Y S I S - I C E H O U S E L O F T SDETAILS & MATERIALS
REUSE REPURPOSE REVITALIZE
A - D
P R E C E D E N T A N A L Y S I S - I C E H O U S E L O F T S
• Underdeveloped area in south Tucson
• Originally zoned for industrial use
• Re-zoned for multi-family housing
• Created a new market
REZONING
A - D
S I T E D I A G R A M S
LOCATION
I-71
WILLIAM H TAFT RD
E McMILLAN ST
GILB
ERT
AVE
A - D
S I T E D I A G R A M S
ACCESS
BARR
IER
ACCESS
ACCESS
ACCE
SS
ACCE
SS
A - D
S I T E D I A G R A M S
LOCATION ANALYSIS
A - D
S I T E D I A G R A M S
CONTEXT
SW CORNER McMILLAN & COPELENMcMILLAN & STANTON LOOKING SWMIDBLOCK STANTON LOOKING SW
STANTON AND CHATHAM LOOKING NORTHSTANTON AND CHATHAM LOOKING SE STANTON LOOKING EAST TO CHATHAM
A - D
S I T E D I A G R A M S
MARKET RESEARCH
DEMOGRAPHICS
• 2.5 miles outside of the central business• Developed in late 1800’s as a streetcar community and an escape from city• Residential neighborhood surrounding Eden Park• Diverse community comprised of a mix wealthy and middle-class from a wide
variety of ethnic backgrounds• Peebles Corner - Vibrant, mixed use business district: more than 215 businesses• 1883 - Joseph R. Peebles’ Sons Co. grocery store• 1931 - Peebles’ grocery store closed at the height of the Great Depression• 1909 - the Orpheum Theater was first playhouse built outside of the city center• 1940’s - Lost more residents to more modern post war suburbs• 1952 - Orpheum closed and later demolished• 1950’s - Peebles’ Corner declined due to white flight • 1967 - blight was exacerbated by riots • 1985 - The Peebles’ Corner Historic District listed in the National Register of
Historic Places • 1970’s - Approximately 80% of the 14,000 residents were African American
HISTORY
• Population demographics shifted, business district struggled and declined • Historic district is 3,500 linear feet in length, contains 200,000 sf of commercial
space• 33% of the district is vacant• Many commercial tenants are undesirable• Several proposals had been aired for restoring Peebles’ Corner• Walnut Hills Area Council is for the city to acquire 10 to 15 buildings, and
selectively tear down half• Resources would be concentrated on the buildings scheduled to become
anchors in the district• High density of low income housing• Elevated level of crime activity
CURRENT SITUATION
• Demographics indicate Baby Boomers and the Millennials are shifting away from the sprawling patterns of suburban development in favor of urban, mixed use lifestyles
• These two demographic groups represent 47% of the total US population• 2013 ULI housing study which indicates 62% of Americans planning to move in
the next• five years would prefer to settle in mixed-use communities• Walnut Hills Redevelopment Foundation and the city of Cincinnati partnership
has acquired property in Peebles Corner Business District• Partnership provided more than $2.5 million to acquire and stabilize targeted
properties to attract private developers to renovate, construct and revitalize the district
• Annual daily traffic count of 9,450 cars
OPPORTUNITIES
A - D
S I T E D I A G R A M SCURRENT SITE PROPERTY OWNERSHIP
0 0.25 0.50.125 Miles¯ Buildings
Site
Fire Company 16• 773 McMillian • $400,000 redevelopment • One apartment unit • Restaurant on ground floor
Five Points Alley• $230,000 to improve and program a vacant piece of land created by the• intersection of five alleyways• Economic development opportunities
Trevarren Flats• Preservation and revitalization of nine historic buildings• Complementary infill new construction• Three phases - construction beginning in the fall of 2014• Rehabilitation of three historic buildings (961, 965, & 967 McMillan) • 30 residential apartment units• 8,000 square feet of commercial spaceIN
VES
TMEN
TM
OM
ENTU
M
HISTORIC ROW HOUSE
• Corner building punctuates the row
• Entry overhang indicates entry
• Elevated 1st floor provides privacy/security
• Differentiated top, middle, bottom
• Middle organized symmetrically
• Varying volumes• Elevations alternate• Windows follow 1:1 rhythm• Coupled entries• Volumes hold the sidewalk
• Elevation variation• Continuous volume broken
by roof features• Street Parking• Front lighting + front
windows = Eyes on the Street
• Mansard roof feature• Design “Pockets” / Window
Groupings within volumes• Elevated front porch• ‘Internal’ Porch Entry
• Mansard roof feature• Alternating volumes• Windows organized within
volumes• 1st floor defined by stairs/
porch• Bottom/Middle/Top
Reduces scale
• Individual townhomes• Elevated entry• Space between• Relief Space• Small setback• Parking available• Symmetrical design• Elevation ‘banding’• Cornice treatment
MODERN ROW HOUSE
• Volumes define rhythm• Floating volumes create
defensible space• Elevated floor creates
privacy/security• Simple form
• 1/2 story first floor provides separation for street level activity
• Windows grouped within volumes
• Relief space for each unit• Front landscaping acts as
buffer
• Unconventional materials• Aging tells a story• Simple forms• Defend the street• 2:1 vertical orientation
“tubes”• Defines view, simplifies
construction
• Volume broken up by repeated vertical volumes
• Vertical broken by shades, balconies
• Entry set within volume interstices
• Material/volume segment the larger scale
• Volume broken up by repeated vertical volumes
• Vertical broken by shades, balconies
• Entry set within volume interstices
• Material/volume segment the larger scale
• ‘Tuck under’ parking• Single unit circulation• Courtyard parking• Solid/Void relationship• Utilizes pilotes to
distinguish personal from common space
• Sliding ‘shutters’ provide privacy and protection
• Indicates activity and occupancy
• Potential first floor applications for security
• Defensible space
SITE• Lower density than
conventional developer schemes on similar sites
• Central parking courtyard• No shared circulation
ORGANIZATION• Alternating volumes and
voids• Relief space provides
access to all units• Residential units buffered
from traffic• Privacy and personal
outdoor space for each unit
USAGE• Commercial space on
ground floor fronting high traffic
• Units separated with personal courtyards
• Personal circulation• Multi-level lofts
SITE• Underutilized industrial
area of Tucson• Re-zoned for residential
use• Reused existing structure
and materials
FEATURES• Each unit with protected,
private patio space• Landscaping and structure
are integrated to provide a retreat from the Sonoran Desert
• Multi-level open layout lofts maximize feeling of open space at a minimal footprint
‘ECONOLOGY’• Each unit with protected,
private patio space• Landscaping and structure
are integrated to provide a retreat from the Sonoran Desert
• Multi-level open layout lofts maximize feeling of open space at a minimal footprint
+
FIREHOUSE ROW
8
DEVELOPMENT TEAM AND SCHEDULE
THESIS RESEARCH BUILDING TYPOLOGY PROGRAMSITEPRECEDENT ANALYSIS RESEARCH > DESIGN SCHEMATIC DESIGN
SYSTEMATIC INVENTIVE THINKINGDr. Jacob Goldenberg
Drew Boyd
“Think inside the box”
?“As usual, for these co-written things,
John often had just the � rst verse, which was always enough: it was the
direction, it was the signpost and it was the inspiration for the whole song.
I hate the word but it was the template.”
-Paul
5 PATTERNSSUBTRACTIONTASK UNIFICATIONMULTIPLICATIONDIVISIONATTRIBUTE DEPENDENCY
“the assignment of new tasks to an existing
resource within the vicinity of the problem”
ARCHITECTUREDEVELOPMENT
TEMPLATE
DEVELOPER ARCHITECT
ARCHITECT
TASK UNIFICATION
DEVELOPER
TEMPLATE
TargetsEmpty-nestersLive-work (dentist, doctor, other kind of office start-up)Students who commute (UC College of Applied Science in Walnut Hills)Suburban workers who want to be closer to downtown/uptown job centersYoung Professionals
FINANCING
ZONING+
=
TEMPLATE
A - D
P R E C E D E N T A N A L Y S I S - T H E C H A R M E R
Jonathan Segal
• 30,000 square foot lot• 19 residential units• Two live-work units• 3 commercial units• Grade-level parking courtyard• $105/sf construction costs
A - D
P R E C E D E N T A N A L Y S I S - T H E C H A R M E RMASSING
3 UNITS - STREET LEVEL
PARKING
COMMERCIAL UNITS
PARKING/COURTYARD
6 ‘BUNGALOW’ MASSES
ONE BEDROOMS
8 ‘COURTYARD’ HOUSES
THREE BEDROOMS
5 BAY VIEW UNITS
‘VIEW UNITS’
BAY VIEW
TRAFFIC
A - D
P R E C E D E N T A N A L Y S I S - T H E C H A R M E R
COMMERCIAL
COURTYARD SPACE
PARKING
1 BR BUNGALOW
3 BR COURTYARD
VIEW UNIT
BELOW GRADE
STREET LEVEL - 0
COURTYARD LEVEL - 1 LEVEL - 2
PROGRAM
A - D
P R E C E D E N T A N A L Y S I S - I C E H O U S E L O F T S
Rob Paulus
• Tucson, AZ• 51condominiums• Adaptive reuse• Abandoned ice-house • Industrial zone• Reutilized existing structure• Reduced waste and
materials through reuse
A - D
P R E C E D E N T A N A L Y S I S - I C E H O U S E L O F T SDETAILS & MATERIALS
REUSE REPURPOSE REVITALIZE
A - D
P R E C E D E N T A N A L Y S I S - I C E H O U S E L O F T S
• Underdeveloped area in south Tucson
• Originally zoned for industrial use
• Re-zoned for multi-family housing
• Created a new market
REZONING
A - D
S I T E D I A G R A M S
LOCATION
I-71
WILLIAM H TAFT RD
E McMILLAN ST
GILB
ERT
AVE
A - D
S I T E D I A G R A M S
ACCESS
BARR
IER
ACCESS
ACCESS
ACCE
SS
ACCE
SS
A - D
S I T E D I A G R A M S
LOCATION ANALYSIS
A - D
S I T E D I A G R A M S
CONTEXT
SW CORNER McMILLAN & COPELENMcMILLAN & STANTON LOOKING SWMIDBLOCK STANTON LOOKING SW
STANTON AND CHATHAM LOOKING NORTHSTANTON AND CHATHAM LOOKING SE STANTON LOOKING EAST TO CHATHAM
A - D
S I T E D I A G R A M S
MARKET RESEARCH
DEMOGRAPHICS
• 2.5 miles outside of the central business• Developed in late 1800’s as a streetcar community and an escape from city• Residential neighborhood surrounding Eden Park• Diverse community comprised of a mix wealthy and middle-class from a wide
variety of ethnic backgrounds• Peebles Corner - Vibrant, mixed use business district: more than 215 businesses• 1883 - Joseph R. Peebles’ Sons Co. grocery store• 1931 - Peebles’ grocery store closed at the height of the Great Depression• 1909 - the Orpheum Theater was first playhouse built outside of the city center• 1940’s - Lost more residents to more modern post war suburbs• 1952 - Orpheum closed and later demolished• 1950’s - Peebles’ Corner declined due to white flight • 1967 - blight was exacerbated by riots • 1985 - The Peebles’ Corner Historic District listed in the National Register of
Historic Places • 1970’s - Approximately 80% of the 14,000 residents were African American
HISTORY
• Population demographics shifted, business district struggled and declined • Historic district is 3,500 linear feet in length, contains 200,000 sf of commercial
space• 33% of the district is vacant• Many commercial tenants are undesirable• Several proposals had been aired for restoring Peebles’ Corner• Walnut Hills Area Council is for the city to acquire 10 to 15 buildings, and
selectively tear down half• Resources would be concentrated on the buildings scheduled to become
anchors in the district• High density of low income housing• Elevated level of crime activity
CURRENT SITUATION
• Demographics indicate Baby Boomers and the Millennials are shifting away from the sprawling patterns of suburban development in favor of urban, mixed use lifestyles
• These two demographic groups represent 47% of the total US population• 2013 ULI housing study which indicates 62% of Americans planning to move in
the next• five years would prefer to settle in mixed-use communities• Walnut Hills Redevelopment Foundation and the city of Cincinnati partnership
has acquired property in Peebles Corner Business District• Partnership provided more than $2.5 million to acquire and stabilize targeted
properties to attract private developers to renovate, construct and revitalize the district
• Annual daily traffic count of 9,450 cars
OPPORTUNITIES
A - D
S I T E D I A G R A M SCURRENT SITE PROPERTY OWNERSHIP
0 0.25 0.50.125 Miles¯ Buildings
Site
Fire Company 16• 773 McMillian • $400,000 redevelopment • One apartment unit • Restaurant on ground floor
Five Points Alley• $230,000 to improve and program a vacant piece of land created by the• intersection of five alleyways• Economic development opportunities
Trevarren Flats• Preservation and revitalization of nine historic buildings• Complementary infill new construction• Three phases - construction beginning in the fall of 2014• Rehabilitation of three historic buildings (961, 965, & 967 McMillan) • 30 residential apartment units• 8,000 square feet of commercial spaceIN
VES
TMEN
TM
OM
ENTU
M
HISTORIC ROW HOUSE
• Corner building punctuates the row
• Entry overhang indicates entry
• Elevated 1st floor provides privacy/security
• Differentiated top, middle, bottom
• Middle organized symmetrically
• Varying volumes• Elevations alternate• Windows follow 1:1 rhythm• Coupled entries• Volumes hold the sidewalk
• Elevation variation• Continuous volume broken
by roof features• Street Parking• Front lighting + front
windows = Eyes on the Street
• Mansard roof feature• Design “Pockets” / Window
Groupings within volumes• Elevated front porch• ‘Internal’ Porch Entry
• Mansard roof feature• Alternating volumes• Windows organized within
volumes• 1st floor defined by stairs/
porch• Bottom/Middle/Top
Reduces scale
• Individual townhomes• Elevated entry• Space between• Relief Space• Small setback• Parking available• Symmetrical design• Elevation ‘banding’• Cornice treatment
MODERN ROW HOUSE
• Volumes define rhythm• Floating volumes create
defensible space• Elevated floor creates
privacy/security• Simple form
• 1/2 story first floor provides separation for street level activity
• Windows grouped within volumes
• Relief space for each unit• Front landscaping acts as
buffer
• Unconventional materials• Aging tells a story• Simple forms• Defend the street• 2:1 vertical orientation
“tubes”• Defines view, simplifies
construction
• Volume broken up by repeated vertical volumes
• Vertical broken by shades, balconies
• Entry set within volume interstices
• Material/volume segment the larger scale
• Volume broken up by repeated vertical volumes
• Vertical broken by shades, balconies
• Entry set within volume interstices
• Material/volume segment the larger scale
• ‘Tuck under’ parking• Single unit circulation• Courtyard parking• Solid/Void relationship• Utilizes pilotes to
distinguish personal from common space
• Sliding ‘shutters’ provide privacy and protection
• Indicates activity and occupancy
• Potential first floor applications for security
• Defensible space
SITE• Lower density than
conventional developer schemes on similar sites
• Central parking courtyard• No shared circulation
ORGANIZATION• Alternating volumes and
voids• Relief space provides
access to all units• Residential units buffered
from traffic• Privacy and personal
outdoor space for each unit
USAGE• Commercial space on
ground floor fronting high traffic
• Units separated with personal courtyards
• Personal circulation• Multi-level lofts
SITE• Underutilized industrial
area of Tucson• Re-zoned for residential
use• Reused existing structure
and materials
FEATURES• Each unit with protected,
private patio space• Landscaping and structure
are integrated to provide a retreat from the Sonoran Desert
• Multi-level open layout lofts maximize feeling of open space at a minimal footprint
‘ECONOLOGY’• Each unit with protected,
private patio space• Landscaping and structure
are integrated to provide a retreat from the Sonoran Desert
• Multi-level open layout lofts maximize feeling of open space at a minimal footprint
+
FIREHOUSE ROW
8
DEVELOPMENT TEAM AND SCHEDULE
2
FIREHOUSE ROW
The Row House Condominium portion is located west of the four mixed-use buildings at the corner of Concord St and McMillan. With five row houses fronting McMillan Street and four fronting Wayne Street, each row house will feature a separate unit on each floor. The first floor features a two-car garage and two- bedroom condominium. The second and third floors each have one, single-floor two-bedroom condo. Gross building area for each building will be 4950 sf with a roof height of 30’.
GREEN MAN PARK Green Man Park will provide green space and a two-story structure to act as a termination to the park and a transition to the neighborhood to the north.
PHASE II
Six townhomes are located along Stanton Ave. The homes are detached, two-story, three-bedroom houses with both garage parking and enclosed back yards. The gross building area will be 3,600 sf for each townhome.
PARKING
Parking has been directed by zoning, building-use and space requirements with high consideration for the community and the implication to the neighborhood. The mixed-use development, requires a total of 25 parking spaces. The Row House Condominiums require one parking space per unit resulting in three spaces per row house building. Within each building, there is garage parking for two cars accessed from Lindsey Alley. Additional general parking is locate in a landscaped lot accessed from Lindsey Alley at the southeast portion of the development.
DESIGN CONCEPT (CONT’D)
STANTON AVE TOWNHOME ELEVATIONS
McMILLAN ST ELEVATIONS
TOWNHOMES RESTAURANT
PARK
RETAIL / OFFICE
ROW HOUSES
1ST FL:
APARTMENTS2-4 FL:
PARKING
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PHASE I – SOUTH OF McMILLAN
MARKET RATE APARTMENTS
Firehouse Row contains 29 market-rate apartments representing over 28,000 square feet. The units are comprised of studio, one-bedroom, and two-bedroom layouts ranging in size from 600 to 1200 square feet. 10% of the units are studios, 45% are one-bedrooms and 45% percent are two bedrooms. Considering the wide variety of age, income and size requirements, the unit mix provides opportunities for students, young professionals, young families, and retiring individuals to be a part of a diverse community.
DEVELOPMENT PLAN
Rent for the apartments averages $1.10 per square foot which provides an affordable opportunity to relocate within a 5 minute drive or 15 minute bike ride to the amenities in downtown, Over-the-Rhine, and Clifton. Residents will also enjoy access to amenities including on-site parking, first-floor retail and office space, dedicated park space and dining establishments within seconds of their home.
4
FIREHOUSE ROW
ROW HOUSE CONDOMINIUMS
The row house condos complement the project by contributing street density and activity while providing long-term investment through property ownership. The 3-story structure offers properties intended for working professionals, young families, and retirement-aged residents who are looking to remain close, or relocate to, the activity of downtown Cincinnati at a reasonable price. Prices of the condos average $180 per square foot and range from 1050-1,450 sf. First floor condos will include individual garages and street access to McMillan. Every unit will include views to the newly established Green Man Park and the native-landscaped Row House Courtyard.
GREEN MAN PARK
The Green Man Park will be an integral feature to the Firehouse Row Community. As a central outdoor area, it provides relief space but also represents the hub of activity for the community. The space will be designed with trees, sculptures, historic relics and a bandstand. However, significant open space will be devoted to event programming. In partnership with the Walnut Hills Redevelopment Foundation, the park will be activated with planned events that include monthly food-truck festivals, weekly concerts, farmer’s markets, fitness classes, and barbeques. While the intent is to provide as many free, community-wide engagements as possible, some of the park’s operations can be funded by selling tickets to select events and collecting entry fees from farmer’s market vendors.
ROW HOUSE COURTYARD
The Row House Courtyard serves the parking, green space, and community interaction needs of residents south of McMillan. Resident and commercial parking along with extensive bike storage provides a place of community interaction and exchange. The space will encourage interaction by providing landscaped areas that transform the tradition parking lot into a place to have lunch, host barbeques and meet neighbors as they enter and exit the development.
OFFICE AND RETAIL UNITS
Flexible retail and office space will be located south of McMillan on the western half of the first floor closest to Firehouse Pizza. These flexible spaces are 1,750 sf each but can be easily combined to accommodate larger tenants. With rental prices at $11.00 per square foot, this represents an opportunity for small or emerging companies to take root in a historic and reemerging community. Target office tenants include small professional services businesses such as chiropractic, dental, massage, architectural, and law firms. These spaces offer business owners and employees an opportunity to live above their place of work which is a distinguishing characteristic and marketing factor.
Mixed-Use Buildings
Row House Condominiums
5
WH / CIN / OH
PHASE II - NORTH OF McMILLAN ST
TOWNHOMES
Townhomes are located north of McMillan on Stanton Avenue. These detached, two-story homes will have 3,600 sf and feature private, one-car garages along with a fenced back yard. At $190/sf, these homes will attract long-term owners that are seeking to live in a private residence in the heart of a walkable neighborhood. The townhomes will provide room for a growing family to establish itself in the neighborhood. This phase also serves as a key transition point for the neighborhood to continue development further north along Stanton.
RESTAURANT
Green Man Restaurant is a unique location to eat a meal and enjoy the atmosphere of Green Man Park. The site offers a balcony and a view of the park beneath a canopy of trees. The proposed tenant would ideally be a locally owned new-concept bar and restaurant featuring locally-sourced, handmade recipes accompanied by and extensive local beer collection. Based on its location, the restaurant would provide vital activity to ensure the park’s safety and a buffer to neighborhood housing to the north of the site.
PHASE IPHASE II Townhomes
6
FIREHOUSE ROWDEVELOPMENT TEAM AND SCHEDULE
7
WH / CIN / OH
NET SF BY USEApartments - 28,675Retail/Office - 12,000Townhouse - 21,600Row Houses - 29,000Restaurant - 3,600
PER-BUILDING SFROW HOUSES (9)
• 4950 gross sf, 1650 per floor• 1st Floor - 1 Two-bedroom unit @ 1050• 2nd Floor - 1 Two-bedroom unit @ 1450• 3rd Floor - 1 Two-bedroom unit @ 1450
MIXED USE BUILDINGS (4)
• 7800 gross sf, 1950 per floor• 1st Floor - Commercial @ 1750 sf• 2nd Floor - 1 Two-bedroom unit @ 1150,
1 Studio @ 600• 3rd Floor - 2 One-bedroom units @ 875• 4th Floor - 3 Studios @ 600
NORTH OF McMILLAN
• 6 town houses @ 3600 gross sf, 1800 per floor
• 1 Two-bedroom unit @ 3600• Restaurant @ 3200 gross sf, 1600 per floor • Restaurant @ 1600• 2 Studios @ 700 each
BUILDING HEIGHT RESTRICTION CONFORMITY
ROW HOUSES
• 3’ walk up • 9’ first floor• 9’ second floor • 9’ third floor • Roof height – 30’
MIXED USE
• 6’ step up • 13’ retail floor• 9’ second floor • 9’ third floor • 9’ fourth floor • Roof height – 40’ 6”
TOWNHOMES
• 3’ walk up• 9’ first floor • 9’ second floor• Approx 9’ attic• Roof height – 30’
RESTAURANT
• 3’ walk up • 13’ first floor• 9’ second floor• Roof height – 25’
DEVELOPMENT BUILD-OUT
8
FIREHOUSE ROWFINANCIAL NARRATIVE
0 200 400 600 800 1000 1200
Mount Adams
Hyde Park
Over-the-Rhine
CBD
Firehouse Row
Oakley
Clifton
Northside
AVERAGE ONE-BEDROOM RENT
Mount Adams
Hyde Park
Over-the-Rhine
CBD
Firehouse Row
Oakley
Clifton
Northside
9
WH / CIN / OH
DEVELOPMENT PRO FORMA
RENTAL PRO FORMA
FOR-SALE PRO FORMA
10
FIREHOUSE ROWDEVELOPMENT PRO FORMA (part II)
DEVELOPMENT COSTS
11
WH / CIN / OH
DEVELOPMENT PRO FORMA (appendix i - rental)
12
FIREHOUSE ROWDEVELOPMENT PRO FORMA (appendix ii - rental)
13
WH / CIN / OH
DEVELOPMENT PRO FORMA (appendix iii - sale)
14
FIREHOUSE ROWDEVELOPMENT PRO FORMA (appendix iiii - land)
15