The Commercial Evolution of Over-the-Rhine, Cincinnati, OH

Size: px

Start display at page:

Download "The Commercial Evolution of Over-the-Rhine, Cincinnati, OH"

Erik Golden
5 years ago
Views:

com/wp-content/uploads/2014 Thesis research by Daniella

1 The Commercial Evolution of Over-the-Rhine, Cincinnati, OH photo: digital.cincinnatilibrary.org photo: 365cincinnati.com/wp-content/uploads/2014 Thesis research by Daniella Beltran Master of Community Planning, 2017 University of Cincinnati

2 photo: findlaymarket.org If you re from out of town, this is where you go. If you re from [Cincinnati], this is the neighborhood to be in. - Allen Woods, Mortar photo: Chris Lowry, 2016 photo: cincinnatiparks.com

photo: 3cdc.org CHRISTIAN MOERLEIN BREWERY photo: 3cdc.org TUCKER'S CINCINNATI BALLET photo: Cinci Public Library ALABAMA FISH BAR WIESNKOENIG USA BREWERY DISTRICT JOBS PLUS FRANCISCAN MEDIA ST.

FRANCIS SCHOOL 2 BLOCKS NORTH SHELL GAS STATION (see back) < LI B ER CROSSROAD HEALTH CENTER T Y ST > FREE STORE FOODBANK BOBA CHA BUBBLE TEA FRIARS STUDIO WEEKEND BEAUTY LOUNGE XTREME FASHION THE

BIKE SMITTY'S LIBERTY S BAR & BOTTLE KROGER JYS PRODUCTIONS MUNOZ AGENCY CITY GOSPEL MISSION ZURI HANDMADE OTR PRODUCTION HOUSE WE HAVE BECOME VIKINGS NEW REPUBLIC ARCHITECTURE JACK WOOD GALLERY

COUTURE BOUTIQUE < WOODWARD > GRAY & PAPE RAFTELIS BUSCH ELEVATOR MICHAEL UHLENHAKE ARCHITECT HOMAGE BAIR PROPERTIES LACKMAN TUCKER S MIAMI UNIV CENTER ORIGINAL THOUGHT REQUIRED ROCK PAPER SCISSORS

MARKETING COLDWELL BANKER SCHOOL FOR THE CREATIVE & PERFORMING ARTS HALFCUT BELOW ZERO LOUNGE THE CABARET CREATIVE DEPARTMENT STOUGH GROUP GRIFOLS PLASMACARE RHINEHAUS HOMELESS COALITION GOMEZ NICK

3 photo: 3cdc.org CHRISTIAN MOERLEIN BREWERY photo: 3cdc.org TUCKER'S CINCINNATI BALLET photo: Cinci Public Library ALABAMA FISH BAR WIESNKOENIG USA BREWERY DISTRICT JOBS PLUS FRANCISCAN MEDIA ST. FRANCIS SERAPH ROTHENBERG PREPARATORY ACADEMY SARAH CENTER FINDLAY MARKET ST. FRANCIS SCHOOL 2 BLOCKS NORTH SHELL GAS STATION (see back) < LI B ER CROSSROAD HEALTH CENTER T Y ST > FREE STORE FOODBANK BOBA CHA BUBBLE TEA FRIARS STUDIO WEEKEND BEAUTY LOUNGE XTREME FASHION THE MONROE BOUTIQUE GRAMMERS UPTOWN ARTS STREETPOPS PRINCE OF PEACE OOHOLOGY << 15th ST << PLEASANT ST HARVEST GALLERY NEW UNITY CHURCH OF GOD COMEY & SHEPHERD << 15th ST ACANTHUS HEN OF THE WOODS RED BIKE SMITTY'S LIBERTY S BAR & BOTTLE KROGER JYS PRODUCTIONS MUNOZ AGENCY CITY GOSPEL MISSION ZURI HANDMADE OTR PRODUCTION HOUSE WE HAVE BECOME VIKINGS NEW REPUBLIC ARCHITECTURE JACK WOOD GALLERY SPICEFIRE WOODEN NICKEL CHAD SHACK FITNEXT SWEET PETIT CORE RESOURCES THE BRANDERY MERCER COMMONS LEASING THE EAGLE THE YOGA BAR LOWSPARK 16-BIT BAR + ARCADE GO DUTCH GRANDIN PROPERTIES COUTURE COUTURE BOUTIQUE < WOODWARD > GRAY & PAPE RAFTELIS BUSCH ELEVATOR MICHAEL UHLENHAKE ARCHITECT HOMAGE BAIR PROPERTIES LACKMAN TUCKER S MIAMI UNIV CENTER ORIGINAL THOUGHT REQUIRED ROCK PAPER SCISSORS IMPULCITY PENDLETON ART CENTER 3 BLOCKS EAST 12th ST >> CINCY BY THE SLICE AGAR THE DRINKERY MIXX ULTRA LOUNGE 3CDC MAIN STREET YOGA LACHEY S JAPP S ANNEX JAPP'S < 12th ST > ENSEMBLE THEATRE LUTZ MARKETING COLDWELL BANKER SCHOOL FOR THE CREATIVE & PERFORMING ARTS HALFCUT BELOW ZERO LOUNGE THE CABARET CREATIVE DEPARTMENT STOUGH GROUP GRIFOLS PLASMACARE RHINEHAUS HOMELESS COALITION GOMEZ NICK TUTTLE GUITAR STUDIO ARTICLE EDEN FLORAL TENDER MERCIES DROP INN CENTER TASTE OF BELGIUM SOL DESIGN KNOW THEATRE LUCY BLUE PIZZA ATM CINCINNATI DEVELOPMENT FUND MCINTURF ARCHITECTS & ASSOCIATES CHEERS TO ART ARTSWAVE BDR DESIGN ARTWORKS ELEMENTZ SUBWAY N (PENDING RENOVATION) JIM BROFFT SALON CENTRAL REVOLUTION ROTISSERIE SEGWAY OF CINCINNATI WEST END LOAN EMERY THEATRE TRISTATE VALET THE GARAGE OTR THE ERICH KUNZEL CENTER FOR THE ARTS US BANK NEOCOM TEACH FOR AMERICA CITY GEAR BRASHEAR BOLTON JOE'S DINER ON SYCAMORE NEON S < SYCAMORE ST > MACARON BAR PARK+VINE GOODFELLA S PIZZERIA ROOKWOOD POTTERY A359 ARCHITECTS PATRICIA FEGHALI ESQ URBAN SITES W COFFEE EMPORIUM SALVATION ARMY JOB & FAMILY SERVICES E S < CENTRAL PK Y FOUNTAIN SQUARE 5 BLOCKS SOUTH photo: cincinnati.com photo: Chris Lowry, 2016 CENTRAL PK Y > HORSESHOE CINCINNATI 2 BLOCKS EAST SHOPS EATERIES BARS + PUBS PERSONAL SERVICES FITNESS THEATER + VENUES + ENTERTAINMENT OFFICES + EDUCATION RELIGIOUS ORGS GALLERIES for more info visit Map production made possible by the City of Cincinnati and The Corporation for Findlay Market. PARKING RED BIKE BIKE SHARE SWEET SISTAH SPLASH MICA 12/V << 13th ST << MAIN ST SENATE ATM ST. PETER CLAVER LATIN SCHOOL THE LITTLE MAHATMA OLD SAINT MARY S < CL AY ST > ABIGAIL STREET WALNUT ST >> SLOANE BOUTIQUE ART ACADEMY OF CINCINNATI IWS THE TRANSEPT OFF THE VINE BAR INCREDIBLE CREATIONS SWITCH LIGHTING & DESIGN CT LAW A TAVOLA BAR & TRATTORIA THUNDERDOME HQ < JACKSON ST > BAKERSFIELD FIRST LUTHERAN < VINE ST > CONTACT CENTER 1215 WINE BAR & COFFEE LAB OTR CHAMBER 7/79 VIDEO MASJID AL-ASHAD REPUBLIC ST >> RACE ST >> ALLSCREEN STUDIO VERTU YMCA ZIEGLER PARK COMMONS ON MAIN 1305 GALLERY < 13th ST > << ELM ST < CENTRAL PK Y > WASH PARK ART LITTLE STEPS DAYCARE VENICE ON VINE SIMPLE SPACE SUDER S ART STORE MEMORIAL HALL < GRANT > ENVOI FRAMESHOP MANNEQUIN MELASA GROUP BOWTIE CAUSE CINCINNATI SQUASH ACADEMY TOPIC DESIGN PORTER S PINBALL PARLOUR YOU DO YOGA URBAN EDEN FRAMERI RYAN KURTZ PHOTOGRAPHY SHADEAU BREADS MR. PITIFUL S THE MERCER COLLECTIVE ESPRESSO WASHINGTON PARK STEAM WHISTLE LETTERPRESS THE HONEY HUT BOUTIQUE < MERCER > CLAY STREET PRESS CINCINNATI OPERA PEASLEE CENTER EVERY FLY GIRL ANOTHER PART OF THE FOREST IRIS, BOOKCAFE & GALLERY CINTRIFUSE NAST TRINITY < 14th ST > BUSINESS CTR HICKS & MANN HOLTMAN S DONUTS BRICKSTONE CINCINNATI SYMPHONY/ POPS ORCHESTRA WOODWARD THEATER HIGHER BRANCHES VENUE 222 HOLTMAN S OFFICE AMERICAN LEGACY TOURS QUAN HAPA MUSIC HALL MOTR PUB BPBS LAW GRAETER S UNIVERSAL CHURCH OF CHRIST FOTOFOCUS ART BEYOND BOUNDARIES FUTURE BLOOMS 14th ST >> PET WANTS PONTIAC BOURBON & BBQ 14th ST >> ATM RAGG ADDICT FINAL TOUCHES LIGHTBORNE BREZEL SALAZAR THE ANCHOR SCHICKEL DESIGN OTR COMMUNITY HOUSING LOHRE & ASSOCIATES SYMPHONY HOTEL ZULA CITY CENTER GREEN BUILDING CONSULTING SUN CITY HAPPY BELLY 4EG < ORCHARD > LIBBY SEAMLESS TRANSITION THE HOOP & NEEDLE KAZE NECCO BAYER BECKER ATM SQRL PB&J BILT ARCHITECTS CITY STUDIOS ARCHITECTURE PICNIC & PANTRY NORTHPOINTE GROUP KURT PLATTE ARCHITECTS THE BUNKHAUS FUEL RICHARD BUTZ GALLERY LEARNING THROUGH ART CORE MOVEMENT OTR SALES CENTER ELECTRONIC ART NICOLA S << MELINDY TAFT S ALE HOUSE MAY FESTIVAL SALEM UNITED CHURCH OF CHRIST THE GATHERING << 15th ST

4 PHYSICAL SETTING ACTIVITY SENSE OF PLACE IMAGE/ MEANING Sense of Place Theory Daniel Canter, psychologist John Montgomery, urban designer

decline disrupts activities in the neighborhood Physical deterioration

5 IMAGE/ MEANING PHYSICAL SETTING SENSE OF PLACE ACTIVITY Municipal Activities of the City of Cincinnati, 1936 Prohibition & national economic decline disrupts activities in the neighborhood Physical deterioration ensues Image of place unravels Loss of Sense of Place, 1920s-2000s germany.info_hkschade

6 ? PHYSICAL ACTIVITY SETTING SENSE OF PLACE IMAGE/ MEANING 1. How has the organization of commercial uses within Over-the-Rhine changed since 1930? 2. Does the current commercial development strategy follow historical patterns? RESEARCH QUESTIONS

8 STUDY PERIODS Physical Data Across Time via Sanborn Maps

9 Activity Data Across Time via Williams Business Directories

10 Fun Run Destination Bar/Restaurant Entertainment Wholesale Auto-oriented Industrial Parking/Garage Commercial Categories Types within Retail Categories Commercial/Retail Categories

1930 Listed Commercial SF 800,000 700,000 600,000 500,000 400,000 300,000 200,000 100,000 0 1930 Commercial Uses Based on SF (Total = 2,666,093 SF) Auto-oriented

11 1930 Listed Commercial SF 800, , , , , , , , Commercial Uses Based on SF (Total = 2,666,093 SF) Auto-oriented Bar/Restaurant 19% 12% 7% 3% 7% Entertainment Destination Industrial 4% 9% 12% 27% Fun Parking Run Wholesale 1930 OTR Population: 30,949 Commercial Landscape in 1930 FINDINGS

12 MU ILLU 18

13 Bench workers and machinists at Schreiber & Sons Co., 1889 German notary business Grammer s Cafe, since 1872 Central Avenue, 1928

14 1961 Listed Commercial SF 800, , , , , , , , Commercial Uses Based on SF (Total = 2,666,093 SF) Auto-oriented Bar/Restaurant 23% 1% 6% 7% 5% Entertainment Destination Industrial 10% 22% Fun Parking 9% 4% 13% Run Wholesale Not in Use Since OTR Population: 27,577 Commercial Landscape in 1961 FINDINGS

15 Moerlein Brewery Co., since Our Daily Bread, former IGA food store in 1960s Pendleton Art Center, former French Bauer Inc. building

16 1993 Listed Commercial SF 800, , , , , , , , Commercial Uses Based on SF (Total = 2,666,093 SF) Auto-oriented Bar/Restaurant 1%2% 6% Entertainment 48% 10% 3% 1% 15% Destination Industrial Fun Parking 10% 4% Run Wholesale Not in Use Since OTR Population: 9,572 Commercial Landscape in 1993 FINDINGS

17 Kroger grocery store at 1410 Vine Street, c Emery Audiitorium maintains in use since 1911, closes around 1998

18 2017 Listed Commercial SF 800, , , , , , , , Commercial Uses Based on SF (Total = 2,666,093 SF) Auto-oriented Bar/Restaurant 1% 6% Entertainment 35% 7% 8% Destination Industrial 4% 3% Fun Parking 4% 4% 28% Run Wholesale Not in Use Since OTR Population: 5,709 Commercial Landscape in 2017 FINDINGS

19 Queen City Radio from 1920 to today has been a gas station, and now bar/restaurant The building where Nicola s can currenlty be found was once a cabinent making company. Before then it was the garage to French-Bauer Inc Vine St

20 1930 Commercial Composition 1961 Commercial Composition LEGEND Auto-oriented Bar/Restaurant 19% 12% 7% 1% 6% 3% 7% 23% 7% 5% Entertainment Destination Industrial Fun 4% 27% 10% 22% Parking 9% 12% 9% 4% 13% Run Wholesale Not in Use Since Commercial Composition 2017 Commercial Composition RETAIL USES %2% 6% 1% 6% 29% 5% 10% 26% 11% 8% 10% 7% 48% 3% 1% 35% 8% 4% 16% 13% 43% 5% % 15% 3% 3% 9% 10% 10% 4% 4% 4% 28% 64% 15% 2% 7% 55% 5% 6% 12% 12%

21 Square Footage Allocations per Year by Commercial Use Category 800, , , , , , , ,000 0

22 1. How has the organization of commercial uses within Overthe-Rhine changed since 1930? Current patterns make partial use of historically driven backbones: Vine Street and Main Street Dominance of uses in one part of the neighborhood (Concentrated reactivation) Wants are offered more than needs Bars/restaurants are clustered rather than spread Commercial uses can be found in spaces previously non-commercial CONCLUSIONS

23 2. Does the current commercial development strategy follow historical patterns? Culturally acknowledged uses have maintained New east-west connection between commercial districts and Washington Park Commerce is driving population, rather than people driving commerce Lack of opportunities to build wealth/participate in a consistent or growing economy CONCLUSIONS

Increase destination, run, and fun businesses

consumption with production -maker movement,

long-standing residents Extend the north-south

24 Increase destination, run, and fun businesses Increase industrial opportunities to balance consumption with production -maker movement, fashion, distribution Establish rootedness - value long-standing residents Extend the north-south corridors to full length Motivate a corridor along McMicken Ave. Include people in the process of expanding OTR s sense of place (physical, activities, imagery) RECOMMENDATIONS

For Lease. Dynamic Over-the-Rhine office opportunity. 15 East 14th Street Suite 400 Cincinnati, Ohio

For Lease. Dynamic Over-the-Rhine office opportunity. 15 East 14th Street Suite 400 Cincinnati, Ohio For Lease Dynamic Over-the-Rhine office opportunity 1,880 r.s.f. available on the fourth floor of the newly developed Empower MediaMarketing headquarters Entire fourth floor is available, which can be