WH / CIN / OH ANNA BARCHICK-SUTER - Bachelor of Urban Planning DAVID DICKSON - MBA / Master of Architecture GREG SANDERS - Bachelor of Urban Planning JENNIFER WENTLING - Bachelor of Architecture
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 CONCEPT MATERIALS 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 DING TYPOLOGY SITE Second Floor: One 1150 sf two-bedroom apartment, One 600 sf studio apartment Third Floor: Two 875 sf one-bedrooms, Three 800 sf studio MODERN ROW HOUSE SE Corner building punctuates the row Entry overhang indicates entry Elevated 1st floor provides privacy/security Differentiated top, middle, bottom Middle organized symmetrically SITE ne rhythm umes create pace or creates rity Varying volumes Elevations alternate Windows follow 1:1 rhythm Coupled entries Volumes hold the sidewalk t floor provides or street level ouped within Elevation variation for each unit as Continuous volume broken aping acts by roof features Street Parking 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 SITE DIAGRAMS CURRENT SITE PROPERTY OWNERSHIP 0 0.125 SITE D Buildings Site 0.25 0.5 Miles 2 HISTORY CONTEXT 2.5 miles outside of the central b
DESIGN CONCEPT (CONT D) 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 twobedroom 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, threebedroom 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. TOWNHOMES ROW HOUSES McMILLAN ST ELEVATIONS STANTON AVE TOWNHOME ELEVATIONS PARKING RESTAURANT PARK 1ST FL: RETAIL / OFFICE 2-4 FL: APARTMENTS 3
WH / CIN / OH DEVELOPMENT PLAN 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, onebedroom, 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. 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
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. ROW HOUSE CONDOMINIUMS Mixed-Use Buildings 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. 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. Row House Condominiums 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. 5
WH / CIN / OH 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 newconcept bar and restaurant featuring locallysourced, 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 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. PHASE I PHASE II Townhomes 6
DEVELOPMENT TEAM AND SCHEDULE 7
WH / CIN / OH DEVELOPMENT BUILD-OUT NET SF BY USE Apartments - 28,675 Retail/Office - 12,000 Townhouse - 21,600 Row Houses - 29,000 Restaurant - 3,600 PER-BUILDING SF ROW 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 BUILDING HEIGHT RESTRICTION CONFORMITY MIXED USE 6 step up 13 retail floor 9 second floor 9 third floor 9 fourth floor Roof height 40 6 RESTAURANT 3 walk up 13 first floor 9 second floor Roof height 25 ROW HOUSES 3 walk up 9 first floor 9 second floor 9 third floor Roof height 30 TOWNHOMES 3 walk up 9 first floor 9 second floor Approx 9 attic Roof height 30 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 8
FINANCIAL NARRATIVE AVERAGE ONE-BEDROOM RENT Northside Clifton Oakley Firehouse Row CBD Over-the-Rhine Hyde Park Mount Adams 0 200 400 600 800 1000 1200 9
DEVELOPMENT PRO FORMA WH / CIN / OH RENTAL PRO FORMA FOR-SALE PRO FORMA 10
DEVELOPMENT PRO FORMA (part II) DEVELOPMENT COSTS 11
WH / CIN / OH DEVELOPMENT PRO FORMA (appendix i - rental) 12
DEVELOPMENT PRO FORMA (appendix ii - rental) 13
WH / CIN / OH DEVELOPMENT PRO FORMA (appendix iii - sale) 14
DEVELOPMENT PRO FORMA (appendix iiii - land) 15