While the development boom being experienced in New York City, Paris and London isn’t quite the same in Cincinnati, the Queen City does share in some of these issues surrounding historic preservation. Some believe that protecting and preserving historic structures is a barrier for development.
This has been seen most recently in the easy approval of the updated Lytle Park Historic District boundary, which is now much smaller than it once was. The reason such changes received easy approval at City Hall is because of the promise of new development, but is that the correct way to think about it? More from Next City:
American preservationists, too, have become so accustomed to pushing for the enforcement of preservation laws that they often are stereotyped as gatekeepers of nostalgia. Those who fought New York Mayor Michael Bloomberg’s plan for upzoning part of Midtown Manhattan were demonized as anti-development. In truth, they were trying to protect the existing development. Polyphonic streetscapes of buildings of varying heights, styles and forms blended with smart new design attract people.
[…]
Preservationists are mediators between cultural heritage and economic demands, and they often don’t win what they want. The rambling mass of buildings joined under La Samaritaine’s walls and the stately mass of Cleveland’s Fifth Church of Christ, Scientist are far from evident in the remaining fragments. Yet what has actually been saved in both cases is invisible: the integrity of preservation laws, the enhanced value of developments that incorporate elements of the past and the continuity of urban character that makes cities continue to be desirable places. Years later, no one will see the battle scars from these fights, but they will see interesting works of contemporary architecture based on historic elements, thanks to preservation activists fighting overbearing design.
You hear a lot about the significance of creating a critical mass when it comes to changing perceptions or establishing a new hub of activity in a neighborhood. That is exactly what Kent Hardman is aiming to do at Walnut Hills’ famed Peeble’s Corner.
Hardman, as you may or may not know, is a local real estate investor that has previously redeveloped the Jackson Theater on Eastern Avenue in Columbia Tusculum. He is also finishing up work on a historic firehouse at 773 E. McMillan Stree in Walnut Hills, which will not only house Fireside Pizza, but also his home.
“I walked in the first time, about a year-and-a-half ago, and thought that I had to bring this building back to life,” Hardman explained. “I’ve always dreamed of one day living in a firehouse.”
Hardman will move into his new 1,650-square-foot apartment in the Samuel Hannaford-designed firehouse at the end of this month, and he expects he will be joined shortly thereafter by Fireside Pizza in early July. He says that he likes to focus on old buildings that are shells where he can build new on the inside.
In the case of the 134-year-old Firehouse Row buildings, that was exactly what he had. In fact, the buildings were in such poor shape when Hardman purchased them from the City of Cincinnati for $1, that one of the two, known as the Hamilton House, had a tree growing through the middle of it.
Since acquiring the properties, the Miami University graduate has invested around $450,000 into the city’s oldest standing firehouse, including $100,000 in the form of a forgivable loan from the City.
As work wraps up later this month on that building, work will then begin next door on the Hamilton House. Hardman expects that he will invest another $550,000 into that property, which he is hoping will be offset by some gap financing from the City.
“It’s amazing what can happen to a property when it’s abandoned and left to die,” Hardman recalled. “The whole goal here is to create a concentrated effort, like what 3CDC has done in Over-the-Rhine, and reach that critical mass in Walnut Hills.”
Later in the year, he hopes to begin work on restoring two more buildings across the street, which is expected to cost around $1 million. In total, this second wave of work will create a dozen apartment units, ranging in size from one to two bedroom units, and two new storefronts. This next phase of redevelopment, however, is contingent upon pending gap financing from the City of Cincinnati.
772 E. McMillan Street Circa 2012 [Google Street View]
Firehouse Row Circa 2012 [Google Street View]
Firehouse Renovation Work [Provided]
Firehouse Row Rendering [Wright Design]
Firehouse Row Rendering [Wright Design]
Developing a critical mass is seen as critical for the ongoing revitalization of Peeble’s Corner. According to neighborhood leaders, the redevelopment of this block is the foundation for what they hope will be a larger turnaround for the business district.
“Over the last couple of years, while strategically purchasing key blighted properties, we realized that we needed to identify a small portion of the business district as an initial focus area,” said Kevin Wright, Executive Director of the Walnut Hills Redevelopment Foundation. “This is that area.”
Once the rest of the financing is secured for the rehabilitation of the 114-year-old properties, located at 772 E. McMillan and 2504 Chatham, it is expected that construction work will take approximately four months to complete.
The hopes are that these restored street-level retail spaces can become additional restaurants, grocery options, cafes, clothing shops and bars, as residents have recently indicated as their top preferences for the area. Wright also says that some capital investments will be needed in the near future, but is confident that the area is moving in the right direction.
“There are some wonderful historic buildings on this block, a safe public parking lot, an office building that is fully leased and expanding, as well as the Five Points alley systems,” Wright explained. “We believe this block can and will begin bringing Peeble’s Corner back to life.”
Three of UrbanCincy‘s top stories in May revolved around a few dramatic transformations taking place in the urban core. We took you on a Street View tour of some of the biggest transformations in the city, showed you photos of the Cincinnati Streetcar’s construction, and shared news about changes to the city’s oldest historic district. In case you missed them, enjoy UrbanCincy‘s most popular stories from May 2014:
PHOTOS: Cincinnati’s Dramatic, Decade-Long Transformation Visualized While many of us can feel that a transformation has taken place in Cincinnati over the past decade, it can be difficult to visualize it. Thanks to new Google Street View capabilities we have done just that.
The Littlefield to Bring Craft Bourbon Bar to Northside This June A craft bourbon bar called The Littlefield will open in Northside next month. The approximately 400SF establishment, which will also include a large outdoor terrace, has been years in the making.
Western & Southern Aiming to Alter Lytle Park Historic District Boundaries Western & Southern has long been rumored to be eyeing a location for a new high-rise office tower to consolidate their headquarters; and proposed changes to the Lytle Park Historic District may be setting up for exactly that.
Proposed Lytle Park Historic District Boundary (City of Cincinnati)
The construction of Interstate 71 spelled the permanent division of several east side neighborhoods in Cincinnati including Evanston and Walnut Hills. But in the early 1960’s, an effort arose from downtown land owners around historic Lytle Park to preserve one of the oldest areas in the city.
Enacted in 1964, the Lytle Park Historic District has protected this area of the city which I-71 now passes under. Now, per city regulations, the city’s oldest historic district is up for renewal. A city staff report to the Cincinnati Planning Commission, however, reveals that several changes may be afoot.
The district has historically been split into two types of regulated areas. Area A properties were those that had to meet the strictest requirements of the historic district’s guidelines; while Area B properties were granted special allowances to accommodate some changes.
Proposed Lytle Park Historic District Boundary (City of Cincinnati)
The proposed district changes would remove some properties from the historic district altogether, and would also eliminate the distinction between properties. Specifically the Woodford Building along Fourth Street, a building along Fifth Street, a parking garage, and several historic buildings along Third and Arch Streets would be removed under the proposal.
In the letter to Planning Commission legal counsel Western & Southern attorney Fran Barrett stated:
“Our client’s desires to be able to provide for keeping its home office headquarters in the area which will ensure the ever-increasing high number of wage earners who add significantly to the city’s tax base, support a number of businesses and commercial activities in the downtown area, and continue to promote a major financial services company in the Central Business District.
There is a concern that an added layer of government reviews could deter positive economic growth at this location. Western & Southern’s track record demonstrates that all concerned should have nothing but the greatest of confidence in any future development undertaken by Western & Southern.”
The removal of these areas from the historic district would essentially clear the way for the financial services giant to demolish and redevelop the properties in a way that would not have to conform to the district’s guidance on new infill development.
Such information only fuels intense speculation that Western & Southern is actively eyeing a location to build a new high-rise office tower to consolidate its headquarters, and possibly even a second high-rise tower accommodating either a hotel or residences.
While the staff report offers no comment on the removal of the buildings from the district, the three buildings along Arch Street are some of the oldest buildings in the city.
The proposed changes will go before Cincinnati Planning Commission on Friday, May 2. The meeting is scheduled to take place at 9am on the seventh floor inside the J. Martin Griesel Conference Room at Centennial Plaza Two (map).
The top news story in March 2014 was the arrival of Uber and Lyft in Cincinnati, as two of UrbanCincy’s top articles were focused on their services and what it means for the taxicab industry. Road and bike infrastructure were also in the news, along with a new historic preservation movement bringing people together to save several key buildings.
In case you missed any of them, here’s a look back at our five most popular stories from last month:
