Category: Development

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Development News Politics Transportation

The surprising story of sustainability in Seoul

When thinking of the mega-cities in Asia, one does not often first think of sustainability or environmental stewardship. But the reality, as I experienced in Seoul, is much different from the perception.

As the 24.5 million-person mega-city continues to grow both up and out, Korean leaders have turned a watchful eye to environmental sustainability. Projects like the removal of an elevated highway to restore a stream through the heart of the city, riverfront park development, investments in transit, and a massive transition to electric-powered buses are powering the world’s third largest city towards a sustainable future that was once considered inconceivable.

Cheonggyecheon Stream Restoration:
In the heart of Seoul’s Jongno-gu is a sub-level stream. The Cheonggyecheon Stream stretches six kilometers and follows the path of what was previously an offensive elevated highway. The highway was removed and replaced by the stream and two narrow parallel roadways.

While the $900 million project received much criticism and pushback when it began in 2003, the result has been one of the most successful projects of Lee Myung-Bak’s administration. Since the stream opened in 2005, Koreans, and visitors alike, flock to the stream for casual strolls, use it as a place to jog or relax, and the stream has become the epicenter for major cultural events like the annual Seoul Lantern Festival.

Environmentally speaking, the restoration of the Cheonggyecheon Stream has helped to increase wildlife in the area, cool down the urban heat island effect in the immediate vicinity by an average of 38.5 degrees, decrease automobile traffic, and increase transit ridership.

What the stream does so successfully is provide a corridor of open space in an otherwise extremely busy and crowded city center. It serves as both a welcoming getaway as much as a symbol for the future of a more eco-friendly Seoul.

Banpo Hangang Park:
If you head south from the Cheonggyecheon you will pass by Namsan Tower and park, U.S. Army Garrison Yongsan, the famed Itaewon neighborhood along with several other neighborhoods. At that point you will reach the Han River. There the southern bank of the river has, in recent years, been transformed into a world-class park in an effort to restore the river’s edge while also creating a dynamic new park space for those living in the otherwise congested Seoul.

The project began in 2007 and saw its first elements come online in April 2009. Inside the linear park visitors are able to find playgrounds, an inline skating track, soccer field, basketball courts, bike lanes and a rental shop, picnic locations and other recreational opportunities.

The park is part of the larger Hangang Renaissance Project, but represents a movement taking place around the world to transform flood-prone areas into functional park spaces. In Seoul, the addition of open space is of even greater importance than many other cities, but the Banpo Hangang Park is similar to the string of riverfront parks in Cincinnati including the new Central Riverfront Park, Sawyer Point, Bicentennial Commons, and the International Friendship Park.

Transit & Electric Buses:
In addition to having the world’s third largest subway system and a truly robust bus network, Seoul officials have announced that they intend to convert the city’s massive bus fleet to electric. In fact, transportation officials have announced that half (120,000 buses) of its entire fleet will be electric by 2020 – by far the most aggressive goal anywhere in the world.

The conversion of Seoul’s buses to electric is matched by their willingness to invest in their system. The city boasts a large bus rapid transit system that was smartly copied from Germany, fast and timely service, commuter and circulator lines, and a pay card system that integrates with taxis and trains all throughout the Republic of Korea.

Combine these projects with the wave of green building developments and other cultural movements towards sustainability and you have yourself a surprising mega-city in east Asia that has shifted its attention from simply growing as fast as possible, to growing the best way possible.

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Business Development News

Findlay Market experiences fifth straight year of growth

The Corporation of Findlay Market is reporting that the historic market in Over-the-Rhine saw the number of shopping visits increase in 2010.

The increase in shoppers marks the fifth consecutive year of growth for Findlay Market. More than 800,000 shoppers in 2010 represented a 5.6 percent increase from 2009. The Corporation says that this growth was complimented by four of the five busiest weeks in Findlay Market’s 156-year history.

Findlay Market first started collecting this data in 2006 by installing electronic pedestrian counters near the doors to the market house. Since that time, they state that there has been a 66 percent increase in the number of shoppers.  Recently added tenants have spoke to the central location and types of shoppers present at Findlay Market as being a major draw.

“We looked around town at other possible locations, but the reason Findlay stood out in our minds is because we know the crowds that go there are often for the fresh produce and farmers markets,” Dan Wells, Sushi Bears chef, explained to UrbanCincy last October shortly before they opened.

The growth in the number of shoppers coincides nicely with the recent news that the historic market house is now 100 percent leased after being only 47 percent full when the City of Cincinnati completed a $16 million renovation in 2004. Officials are now working with Findlay Market on how to expand retail space to surrounding buildings.

The first such example is Daisy Mae’s Market, which announced it had purchased a three-story building nearby to expand their storage and preparation areas for deliveries. Additionally, four other tenants have reportedly applied for new leases at Findlay Market with no room to accommodate them.

“We are very encouraged that more and more people are moving back into Downtown and Over-the-Rhine,” Findlay Market marketing director Cheryl Eagleson stated. “They want all the usual services within the urban core…and one of those is the availability of quality foods.”

Findlay Market (map) is open year-round from 9am to 6pm Tuesday through Friday, 8am to 6pm on Saturday, and 10am to 4pm on Sunday. Some tenants, including Pho Lang Thang, have experimented with later hours into the evening but have yet to set formal operation hours to those later times.

Findlay Market photography provided by UrbanCincy contributor 5chw4r7z.

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Business Development News

New video takes critical look at Over-the-Rhine’s recent progress

A new video published on Vimeo entitled OTR: On the Rise looks at Cincinnati’s historic neighborhood and the progress it has made over recent years. The video, produced by Jeremy Heslup, also takes a critical look at the neighborhood and visually illustrates how much more work needs to be done.

Heslup interviews a prominent Over-the-Rhine street performer; a planning profession from the University of Cincinnati’s College of Design, Architecture, Art & Planning; a musician from the Cincinnati Symphony; and a Cincinnati police officer who has been working in the neighborhood for years.

Those interviewed seem to concur that one of the largest hurdles facing the historic neighborhood is a perception that it is not a good place to be in Cincinnati. All of those interviewed were also inspired about the recent progress and seemed to be hopeful that Over-the-Rhine will soon get over the proverbial hump as more and more residents and businesses move into the neighborhood.

One of the most striking features, of the video, is the vacant buildings captured on film. With Over-the-Rhine being one of the nation’s largest and significant historic districts, it shows just how vulnerable the neighborhood is. One storm, one negligent property owner, one fire, or one crass developer could mean the end for hundreds of buildings in Over-the-Rhine.

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Business Development News

$10.7M Parvis Lofts development leasing quickly in Over-the-Rhine

The Parvis Lofts development has been open for less than one month and already developers say that they have leased nearly 50 percent of the 32 rental units available. The residential units also include 15,000 square feet of commercial space to fill out the $10.7 million development in the heart of historic Over-the-Rhine.

“The renaissance of Over-the-Rhine continues. By building apartments, we are giving new choices for people who are interested in being a part of the revitalization of this neighborhood,” Cincinnati Mayor Mark Mallory stated in a prepared release.

The development is located in the 1400 block of Vine Street which previously consisted of deteriorating buildings. NorthPointe Group developers say they renovated the 10 buildings into rental units to fill a need that had yet to be satisfied by other recently completed projects in the Gateway Quarter of Over-the-Rhine.

The finished units include laundry facilities in each unit, Rookwood Tile fireplaces, a courtyard, secure parking, lobby, Cincinnati Bell fiber-optic service, and range in size from 475 square feet to 2,025 square feet. NorthPointe Group officials say that rents average $850 per month, but start as low as $575 and go as high as $1,850.

“Up until now there has only been for-sale product developed in the Q, and we have received numerous requests for rental options,” explained Parvis Lofts leasing agent J.T. Barse. “Like the Gateway Quarter as a whole, the project is aimed at attracting people that want to live in and embrace Cincinnati’s urban core.”

The project was funded through a variety of sources that include State and Federal historic tax credits, New Market tax credits and a load from Cincinnati Equity Fund.

To date, NorthPointe Group has developed two other projects with HGC Construction in Over-the-Rhine including Duncanson Lofts and Mottainai – both of which have sold out. The development team is now working on Saengerhalle Lofts on Race Street just a block away.

The Q, and OTR in general, has been attracting a lot of attention, and with a burgeoning social scene we are seeing more people that want to live here even if they don’t work downtown,” said Barse. “While that may be what is bringing them down to look, the high quality finishes and exterior common area is what makes them want to rent.”

Barse also notes that many of the renters come down without knowing there is a Kroger grocery store directly across the street, or about how close the units are located to Findlay Market.

Those interested in touring the remaining units can do so by contacting J.T. Barse at jbarse@northpointegroup.com or by calling (513) 835-2110. You can also stay up-to-date by following NorthPointe Group on Twitter @NPGRealEstate.

Parvis Lofts photography by UrbanCincy contributor Jake Mecklenborg.

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Development News

Learning from the urban design of Paul Brown Stadium

[This story was originally published in Greater Greater Washington as part a two-part series on urban football stadiums. Visit the original story for more comments, thoughts and opinions about case studies of other recently built urban football stadiums in America – Randy.]


Through its history, Cincinnati has seen a typical evolution of urban sports venues for American cities. The intersection of Findlay and Western, in Cincinnati’s West End neighborhood housed the Cincinnati Reds from 1864 through 1970 in three iterations of ballparks — League Park, Palace of the Fans, and Crosley Field — until the team moved with the Cincinnati Bengals football team to Riverfront Stadium.

The Bengals also spent their first two years playing at Nippert Stadium on the University of Cincinnati’s campus uptown. But when the two teams moved to Riverfront Stadium, they followed a national trend of cookie cutter stadiums in urban environments meant to serve as economic development generators. The problem was that the promise never came to fruition in the cities that went after the golden egg.

Most of those same cities have rebuilt their professional sports venues, many in the urban core. But the question still remains whether the return on investment is worth the valuable land for these lightly-used behemoths.

In Cincinnati, the Reds host more than 81 games every year drawing tens of thousands of fans to each event. Additional events are held at the ballpark, and its related attractions, throughout the year that also create a draw. Four blocks away, Paul Brown Stadium, home of the Bengals, hosts 10 games each year in addition to the smattering of high school events and concerts held there annually.

The result is a larger football stadium with far fewer events and a ballpark with more events but smaller crowds. The winner in this case is the ballpark, and the new generation of urban ballparks appears to be as successful as the original wave of urban ballparks in the late 19th century.

The problem with urban football stadiums can be both a structural issue and a programmatic issue. In the case of Paul Brown Stadium it is more about the program. The large, tailgating-bound crowds demand available parking for their pre- and post-game festivities.

In Cincinnati, developers are currently constructing The Banks, a mixed-use urban entertainment node wedged between Great American Ball Park and Paul Brown Stadium and will eventually house thousands of new residents. Before each phase of development begins, it must first have two-floors of underground parking built before it even begins to satisfy the parking demands for the new residents and workers to be housed above.

Once complete, The Banks may set the stage for a truly unique urban sports and entertainment area, one that would have no surface parking and force tens of thousands of sports fans, visiting the area, out onto the streets for live music, food, drink, and festivities. This may end up being Paul Brown Stadium’s saving grace.

The beautiful thing about professional sports venues is that they can turn what is otherwise worthless land into something economically productive and thus improve land values in nearby areas. But most often franchise owners often want their venues to be located in prime real estate so that they can maximize their visibility. In Cincinnati that meant handing over prime waterfront property to two large concrete masses that only stay active a fraction of the year.

When other cities examine plans for an urban sports venue of their own, they should keep more in mind than the wishes of the franchise ownership and the promise of skyline shots on national television once or twice a year. Less is more. You want the venue to blend in so that it does not detract from its surroundings when it is inevitably non-active. You want the venue to be versatile so that it can serve other functions beyond that of playing baseball or football. And most importantly, get rid of the parking so that venue’s support facilities do not kill what you want the venue to create — economic development.

Paul Brown Stadium aerial photograph provided by UrbanCincy contributer Thadd Fiala.