Danielle Campbell
Portfolio
INDEX
PROFILE
RIVER FRONT
TECHNICAL
DEVELOPMENT
ANALYSIS
THE ANCHOR
ACT I VAT I O N
Cincinnati, Ohio
Cincinnati, Ohio
HINES ULI National Finalist
I am a specialist in community and urban development planning through six years of education and over three years of dynamic work experience. Working in private, public, and non-profit sectors, my skills are uniquely multidisciplinary ranging between government processing, land use, economic development, community outreach and technical research.
The Anchor fosters a diverse community through developing needs to the riverfront including; hotel, office, retail, residential and transit. Cultivating Cincinnati’s existing synergy, the Anchor establishes itself as a hub for these industries. Not only launching their own innovative solutions, but building upon existing destinations such as Great American Ballpark and Paul Brown Stadium.
The focus area highlights two seperate neighborhood, Overthe- Rhine and Central Business District. The idealology of highlighting both neighborhoods was to find the edge of the city. Essentially, determining the activation between the two through the ground level. This study was developed based upon on the ground research and technical analysis.
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PAGE
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LOCAL
SMALL TOWN
HOUSING
ECONOMIC
REVITILIZATION
ANALYSIS
THE FUSE
C O M P L E T E PA R I S
T H E D E R E L I CT
Toronto Canada
Paris, Kentucky
Covington, Kentucy
DEVELOPMENT
HINES ULI Honorable Mention
This proposal for the Wasson Way Recreational Trail seeks to promote healthy living and engaging communities by way of bicycle and pedestrian infrastructure. The trail emcompasses six different parks ranging from the Xavier University area to the Little Miami Bike Trail in Anderson Township. The actual trail runs approximately 7.6 miles through 10 neighborhoods.
APA Kentucky Best Student Project
Our mission is to restore vitality to Paris, Kentucky by capitalizing on existing strengths such as natural resources and community bonds, while creating economic independence, and diversifying housing stock options. We will achieve this mission through six goals: Commerce, Housing, Branding, Access, and Natural Resources.
The Derelict study considers the entire city and the current residential market conditions to determine the missing housing stock and the hottest residential selling market.In reference to the title, the derelict study, evaluated properties that have been left or deserted, as by the owner or guardian; abandoned.
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INDEX
DOWNTOWN
RECREATIONAL
NEIGHBORHOOD
REVITALIZATION
PLANNING
PLANNING
THE ANNEX
WASSO N WAY
T H E B LO O M
Cincinnati, Ohio
Hamilton County, Ohio
In recent years, Cincinnati has made great strides in revitalizing various areas of its urban core. But what’s going on in between these clusters of economic and social growth? In attempt to connect these areas of development, we’ve created a solution which we call The ANNEX. leveraging the existing vitality of the region in order to spur economic and social investment in the area.
This proposal for the Wasson Way Recreational Trail seeks to promote healthy living and engaging communities by way of bicycle and pedestrian infrastructure. The trail emcompasses six different parks ranging from the Xavier University area to the Little Miami Bike Trail in Anderson Township. The actual trail runs approximately 7.6 miles through 10 neighborhoods.
Cincinnati, Ohio
The Bloom project is a catalytic development in the rejuvenation of the Bond Hill Nieghborhood Business District. The Bloom utilizes three seperate strategies; wellness, community, and economic empowerment to build an assest for the neighborhood. This project was derived by the Cincinnati Local ULI competition in 2017.
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W E LC O M E to my planning and design compilation, ranging from the years 2015 to 2019. As I consider myself an interdisciplinary planner, my work reflects these abilities through a variety of projects. Additionally, express my versatility to collaborate with groups varying 2 to 10 multi-disciplinary individuals. These projects not only represent my skill sets, but my dedication and passion for planning.
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Having worked in private, public, and non-profit sectors, my skills are uniquely multidisciplinary
SKILLS
I am a specialist in community and urban development planning through six years of education and over three years of dynamic work experience. I specialize in a variety of skills to bridge the gap between planning, design, and real estate.
2013-2018
2 0 1 7- 2 0 1 9
2018-2019
Bachelors of Urban Planning
Masters of Community Planning
Graduate Certificate of Real Estate
University of Cincinnati College of DAAP
University of Cincinnati College of DAAP
University of Cincinnati College of Lindner
Accredited by the Planning Accreditation Board since 1966.
Currently ranks 16th in North America and 3rd in the Midwest Region.
Combines Residential and Commercial Real Estate Sectors
Pro fe s s i o nal Presentation
Planning
Design
Real Estate
Negotiation Communication Collaboration Analytical Forecasting Interpreting Data Report Development Implementation
Te c h n i c a l Microsoft Office
GIS
InDesign
Auto-Cad
Illustrator
Sketch Up
Photoshop
Dreamweaver
My passion begins with answering one question, “How can we make this a better place?�
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EXPERIENCE THE CATALYTIC FUND Non-Profit | 2017 - Present | Real Estate & Development Associate Developed analysis of Kentucky’s river cities; Newport, Ludlow, Covington, Bellevue, and Dayton by creating innovative technical measures. Explicitly, constructed analytical housing reports, created economic development outlooks, and coordinated city wide community engagement in pursuit of understanding the community and influencing creative initiatives to build sustainable neighborhoods.
3CDC Non-Profit | May 2018-Dec. 2018 | Intern Member of the development team to curate a dense, strong, locally sourced business environment in Over-the-Rhine neighborhood. Meeting with tenants, tracking lease sales and monthly tenant plans to ensure businesses remain sustainable in the community. Determine additions for continued neighborhood vibrancy by remaining personally in-touch and researched demographic and business trend analysis across the community.
UBRAN FAST FORWARD Private | Jan. 2018 - May 2018 | Intern Member of the consulting team to create neighborhood redevelopment plans and business district strategies. Collaborated with clients and governmental committees to ensure a viable neighborhood analysis and produced comprehensive recommendations.
THE CITY OF SALIDA Public | Aug. 2015 - Aug. 2016 | Intern Worked for the City of Salida within the Community Development Department, reviewing a wide range of development plans, produced staff reports, and zoning code analysis. These projects involved presenting in front of multiple city bodies including Board of Adjustments, Planning and Zoning Commission, Historic Preservation Commission, and City Council; thus becoming the main department communicator with the public.
URBAN DALIAN Private | Jan. 2015 - May 2015 | Intern Primary contribution to the team was to expand planning creativity within ongoing projects. Regularly evaluated project through an international mindset and presented case studies using different planning techniques across the
CUYAHOGA COUNTY Public | May 2014 - Aug. 2014 | Intern My responsibilities through this internship encompassed developing a new records retention data base for all past planning projects. I specifically collaborated closely with the principal planner and contributed on minor assignments. For example, one of these projects was to assist on recreating grant evaluations to establish funding in small communities.
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RIVER FRONT DEVELOPMENT
The ANCHOR
Now entering the ANCHOR, a catalytic development, captivating the pockets of industry momentum throughout the region. By creating a mixed use, pedestrian friendly, and transportation-oriented development, the ANCHOR creates an inclusive plan to nourish the riverfront within proximity to the economic engines of Cincinnati and Northern Kentucky.
C O N T E XT The ULI Hines Student Competition— entering now its 17th year—offers graduate students the opportunity to form their own multidisciplinary teams and engage in a challenging exercise in responsible land use Student teams comprising at least three disciplines will have two weeks to devise a comprehensive design and development program for a real, large-scale site full of challenges and opportunities. This interdisplinary project I was the planner and team leader.
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re g i o nal c o nne c ti o ns wellness
innovation
creatives
C O N C E P T | STA K E H O L D E RS
WELLNESS
findlay kitchen WASSON WAY health collaborative ymca
findlay market uc college of medicine Center For Closing the Health uc health innovation UPTECH OHIO RIVER TRAIL MORTAR UNCUBED FIRST BATCH uptown innovation corridor NKY INNOVATION NETWORK PLATFORM 53 THE BRANDERY MINORITY BUSINESS ACCELERATOR QUEEN CITY ANGELS CINTRIFUSE GIRL DEVELOP IT OCEAN TRI-ED
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HINES ULI NATIONAL FINALIST
the
HIVE
INNOVATION
OASIS
anchor
nku health innovation center CLIFTON NATURAL FOODS
GREATER CINCINNATI BEHAVIORAL HEALTH SERVICES Biologic ART ACADEMY OF CINCINNATI elementz FILM CINCINNATI SCHOOL OF PERFORMING ARTS clifton cultural arts center ARTWAVES cincinnati art museum greater cincinnati and northern kentucky film commission
REEL
HCDC MUSIC HALL UNION HALL ART WORKS 1819 INNOVATION HUB
CINCINNATI BALLET ARNOFF CENTER
CREATIVES
fastening the urban core
THE fastening the urban core
1
2
4
3
5
6
7
8
9
10
12
11
15
13 14
17
16
21
18 19 20
1 2 3 4 5 6 7 8 9
300 elm st - residential 110 w third st - innovative office 100 w third st - residential tower anchor commerce - food hall/hotel urban arts center 234 sycamore st - residential passage park stadium plaza the oasis
f i gure - ground
proposed buildings
10 11 12 13 14 15 16 17 18
19 the hive 20 living lab 21 event venue the reel the eatery the baron beer garden the terrace at the moss amphitheater at the moss inlet at the moss
t ra nsi t c i rc ulati o n
removed parking
regional bike trail
shared street
tailgate/picnic/fitness area ecological garden at the moss the barge
p e de str i an c i rc ulati o n
Street Car
primary nodes
secondary nodes
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T H E A N C H O RS the HIVE
resource center
innovative office space innovation screen
networking space residential courtyard
public co-working plaza
The HIVE creates a place for networking opportunities and a connection of resources.
Home to multiple accelerators, incubators, and co-working spaces with continued local expansion, the innovate locality begins to create a disconnection from individual institutions. The ANCHOR bridges the gap by constructing a foundation to develop a civic resource center dedicated to the startup-innovation through the HIVE.
the REEL recording studio artists studio
studio stage
the baron eatery beer garden
The REEL provides space for each sector under one umbrella as a key source for creative talent and growth.
the OASIS research lab
recreation center courtyard
residential
yoga on the green health makers lab
The OASIS is a collaborative effort to cultivate a center for awareness and outreach.
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Dedicated to the performing arts, film industry, and design, Cincinnati’s creative community is expressed through the urban fabric. The film industry alone provided $80 million of economic impact in 2018. However, this influx has caused a divide of sectors. The ANCHOR provides a focal point where collaboration can occur at the REEL.
“Becoming a healthier Cincinnati” and “Preserving our natural and built environment” are the key goals in Cincinnati’s Master Plan redevelopment. The ANCHOR fosters these goals by providing a central hub for wellness at the OASIS. Dedicated to innovative solutions to urban health issues the center provides platform outside of stakeholders throughout the region.
A DAY I N T H E L I F E
7:30aM
9:00aM 9:30PM
10:00AM
6:00pM
9:00AM
11:00AM 5:00pm
8:00pM
1:30PM 5:30PM 7:00pm
3:00pm
9:00 am
MATT
MILES
SARAH
out of town entrepreneur looking for his next move, specifically to a city that will help him flourish
a recent graduate of Cincinnati Institute of Art currently teaching at the Anchor with an interest in becoming a part of the growing film industry in the region
resident project associate at the Oasis with a specialty in mental health
comes into the Anchor at the Riverfront Transit Center through the LRT
10:00 am attends the hive
networking event
1:30 pm
walks around the moss at smale park
5:30 pm
eats dinner at Moerlein Lager House, an existing microbrewery checks into the anchor hotel
11:00 am
goes to the reel for a theater set space
9:00 am
works at the oasis
3:00 pm
premiere film screening at the barge
5:00 pm
drinks at the baron (beer garden)
7:00 pm
goes with friends to a Cincinnati Reds game
6:00 pm
teaches a class at the urban arts center
7:00 pm
goes to the living lab to pick up fresh produce from the urban farm
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R E S I L I A N C E ST R AT EG I E S
G B
A E
C
F
With the Ohio River providing 88 percent of Cincinnati’s drinking water, it should be a beacon of the city’s environment. However, due to climate change, an increase in flooding has been seen and the public is being exposed to contaminated water. THE INLET at the Anchor strives to bring back clean river water using natural systems.
Terraced landforms sloping towards The Inlet, serve as STORMWATER MANAGEMENT infrastructure, which provides opportunity for both cultural programs & urban agricultural productions.
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D
seasonal flooding fertilizes soil four lane street during events mussel filtration
A
section persective through landscaping to Mehring Way
Through the use of bivalves, gallons of water can be filtered in addition to bringing MUSSELS back to the Ohio River. One mussel can filter as much as 6-9 liters of water per hour. And in such areas where water quality is degraded, mussels can help recycle lost nutrients back into useful products.
bivalves as natural filters
community garden
culinary education
food incubator
cincinnati connector food co-op
B
Living Lab
T H E M OSS at Smale Park The ANCHOR expands the riverfront by constructing resilience strategies in the development of pedestrian thoroughfares, an extension of the river trail, and the creation of the MOSS.
C
Rain Garden
D
the Barge
E
F
Bird Blind
G
Green Roof Composition
Vegetated Swale
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T H E A N C H O R R E N D E RS @ The Hive
* 3-D Render Produced by Architect Varsha Iyengar
@ The Inlet
* 3-D Render Produced by Architect Lorrin Kline
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D E V E LO P M E N T P H AS E I N G p h ase 1
p h a se 2
launch
embed
. 202 1
.
Special Use
26%
Hotel
0%
Retail
13%
Heath & Medical
13%
Office
10%
Multifamily
27%
Underground Parking
11%
2024 Special Use
10%
Hotel
10%
Retail
5%
Heath & Medical
0%
Office
0%
Multifamily
52%
Underground Parking 26%
p h ase 3
bind
.
20 26 Special Use
0%
Hotel
0%
Retail
8%
Heath & Medical
0%
Office
41%
Multifamily
31%
Underground
20%
U N L E V E R AG E D I R R
11.82 %
L E V E R AG E D I R R
2 5.79%
C O N T R I B U T I N G A N N UA L P RO P E RT Y TA X
$ 88 M
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Street Activity Public Access
Concentration
C O N T E XT The focus area highlights two seperate neighborhood, Over-theRhine and Central Business District. The idealology of highlighting both neighborhoods was to find the edge of the city. Essentially, determining the activation between the two through the ground level. Analysis derived by evaluating the public access within buildings and public spaces on specifc times of day and week. Furtermore evaluating the public activity by the amount of people on the street through a behavioral count.
14TH ST
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
13TH ST
ELM ST
TECHNICAL ANALYSIS
GROUND LEVEL ACTIVATION
12TH ST
CENTRAL PKWY
COURT ST
9TH ST
W E E K DAY Morning | 6am - 10am
Afternoon | 10am - 4pm
Evening | 4pm - 10pm
Late Night | 10pm - 6am
14TH ST
14TH ST
14TH ST
14TH ST
13TH ST
13TH ST
13TH ST
13TH ST
12TH ST
12TH ST
12TH ST
CENTRAL PKWY
CENTRAL PKWY
CENTRAL PKWY
COURT ST
COURT ST
COURT ST
9TH ST
9TH ST
9TH ST
12TH ST
CENTRAL PKWY
COURT ST
9TH ST
37%
OTR
356
47%
CBD
414
46%
OTR
337
15%
OTR
69
WEEKEND Morning | 6am - 10am
Afternoon | 10am - 4pm
Evening | 4pm - 10pm
Late Night | 10pm - 6am
14TH ST
14TH ST
14TH ST
14TH ST
13TH ST
13TH ST
13TH ST
13TH ST
12TH ST
12TH ST
12TH ST
CENTRAL PKWY
CENTRAL PKWY
CENTRAL PKWY
COURT ST
COURT ST
COURT ST
9TH ST
9TH ST
9TH ST
12TH ST
CENTRAL PKWY
COURT ST
9TH ST
20%
16
OTR
239
33%
OTR
359
30%
VIN E
45 8
17%
Ma i n
346
AC C E SS I B L E B LO C KS
14TH ST
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
13TH ST
ELM ST
Reviewing the amount of hours operational per parcel whether interior or exterior space an average was established based upon each block. This average captures a spectrum of hours the block is open to the public. Establishing a the longest block range open is located on Race, Vine, and Walnut Street within Over-the-Rhine and Central Business District.
12TH ST
CENTRAL PKWY
COURT ST
0-4
5-9
10-14
15-19 9TH ST
H E AT M A P
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
13TH ST
ELM ST
The heat map demonstrates a spectrum of the most activated building by parcel. As the darkest parcels represents the longest range of hours open to the public by the time frames conceptualized in the above observational studies.
14TH ST
12TH ST
CENTRAL PKWY
Low Range Operation Hours COURT ST
High Range Operational Hours 9TH ST
P U B L I C AC C E SS N O D E S
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
13TH ST
ELM ST
The Public Access Nodes or hot spots analysis mirriored from the block by block analysis and the Heat Map. Both demonstrated four key nodes within the focus area. Three nodes are within the Over-the-Rhine located on 13th street. The hot spots locations are visualized by the longest amount of time avialable to the public. Particularly concluding to a positive mix of uses within the block through attraction and operational hours.
14TH ST
12TH ST
CENTRAL PKWY
COURT ST
9TH ST
Public Access Node
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B E H AV I O R A L ST U DY 14TH ST
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
ELM ST
RACE ST
13TH ST
12TH ST
The behavioral study captures individuals on the street, sidewalk, or public space. The analysis created a count of people in the focus area and their location. Developing an overview of the street activation and estblishing a potential coordination of publically accessible interiors of where the clustering of individuals occured.
CENTRAL PKWY
COURT ST
9TH ST
One Individual
ST R E E T ACT I V I T Y H E I R A RC H Y 14TH ST
12TH ST
CENTRAL PKWY
COURT ST
9TH ST
Low Street Activity
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High Street Activity
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
ELM ST
13TH ST
Hierarchy of streets reflects a subjective view of the behavioral study by the largest concentration of individuals per artery. This study defines Vine Street and Main Street as primary street activity centers. Additionally, show cases the lowest amount of activity on Walnut and Clay Street crossing through both neighborhoods. However, the Central Business District does not have highly activated streets causing low interest on the ground level for pedestrians.
P E RS P ECT I V E U S E 14TH ST
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
12TH ST
CENTRAL PKWY
COURT ST
9TH ST
Entertainment
Entertainment
public amenities
parking
Institutional
public space
vacant
service-oriented business
residential
Parking 14TH ST
14TH ST
5-9
12TH ST
SYCAMORE ST
MAIN ST
20+
12TH ST
CENTRAL PKWY
CENTRAL PKWY
COURT ST
COURT ST
9TH ST
9TH ST
Retail
Office 14TH ST
14TH ST
12TH ST
CENTRAL PKWY
0-4
0-4
5-9
5-9
10-14
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
20+
13TH ST ELM ST
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
13TH ST ELM ST
CLAY ST
VINE ST
RACE ST
20+
10-14
13TH ST ELM ST
SYCAMORE ST
MAIN ST
CLAY ST
WALNUT ST
VINE ST
RACE ST
0-4
5-9 10-14
13TH ST ELM ST
0-4
WALNUT ST
ELM ST
RACE ST
13TH ST
Perspective use is based upon a standard landuse, however, refering only to ground level usage. Addtionally, reviewing spaces based upon exact usage, such as service oriented businesses and entertainment. Establishing a subjective review over how the average individual will visualize the space, type of attraction, and the operational hours open to the public if opened at all.
10-14 20+
12TH ST
CENTRAL PKWY
COURT ST
COURT ST
9TH ST
9TH ST
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LOCAL ECONOMIC DEVELOPMENT
The FUSE
HINES ULI NATIONAL HONORABLE MENTION
OL
LABORATIO
N
E
CTION A R
PROD U
FUSE IO CT
C
C O N T E XT
I NT
N
[FYOOZ]: V. to unite or blend into a whole, as if by melting together.
The FUSE development is encapsulated by a strong existing residential neighborhood within South Riverdale, two future projects West Don Land and East Harbor, and a magnitude of transit. West Don Land located across the Don River is an expansive pedestrian-focused community incorporating a mixture of housing, health care, and schools. Difering to East harbor, a commercial and primarily ofice development. The FUSE bridges the gap between these diverse developments through a mix of uses for the community by strategically focusing on production, interaction, and collaboration.
Centennial College
OL
LABORATIO
CTION RA TE
IO CT
N
IIN
West Don Lands Future Neighborhood Development
Concept
Ye ar :2 02
18
University of Toronto
PROD U
FUSE
Ye ar :2 0
Ye ar :2 02 6
3
N
C
Existing Residence
Ryerson University the FUSE
East Harbor Future Office & Commercial Hub
OCAD University
George Brown College
Regional Connections
ST R AT EG I E S P roducti on
I nte racti on
C ol l aborati on
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The FUSE anticipates a great need for diversifying the surrounding communities’ economic and social needs by developing a vast array of new opportunities and resources. A market for the existing residents of South Riverdale, connecting to Toronto’s innovation network of start-up resources, offering economic opportunities to entrepreneurs, students, and established businesses cultivate the FUSE approach of production, interaction, and collaboration initiatives.
AV E IEW A DV TER
BRO
EAS
N A VE
10
11 9 12
P
C O R KTOW N COMMONS
13 20
5
6
14
8
7
15
16
19 4
17
DON
RIVER
18
3
1
2
EAS
T H
OU ARB
MA R S
RTT
R AC
TA K S
T IO
N
1 2 3 4 5 6 7 8 9
300 elm stRESTAURANT - residential UPSCALE 110 whall third st - innovative office fuse 100 w marketthird hall st - residential tower anchor commerce - food hall/hotel the BOND ESPLANADE urban arts center GREEN FLOOD BUFFER 234 sycamore st - residential GAMING ZONES passage park OUTDOOR AMPHITHEATER stadium plaza BUSINESS INCUBATOR the oasis RE-VITALIZED OLD EASTERN AVE
T RAN S IT CIRCULATION NODES
10 11 12 13 14 15 16 17 18
OPEN GREEN SPACE
BRO
A DV
PA R K WAY D O N VA L L E Y
IE W
AV E
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the hive 19 BRIDGE living labROOFTOP 20 PUBLIC event venue TOWER 21 RESIDENTIAL the reelLINE SUBWAY RELIEF the eatery STOP the baron beerOFFICES garden SMALL-SCALE the terrace at the moss BIKE // SKATES RENTAL amphitheater the moss SKATING // ICEatRINK inlet atTRUCK the moss FOOD PARKING
P E DESTRI A N F LOW
tailgate/picnic/fitness area STREETCAR STOP ecological garden at the moss the FUSE PEDESTRIAN BRIDGE the barge UNDERGROUND PARKING
[ G RO UN D ]
P E DESTRI A N F LOW
[ ES PLA N A D ES ]
RELIEF LINE SUBWAY VEHICULAR TTC STREETCAR GO RAIL Transit Connections
SECONDARY
Open Space Connections
Pedestrian Connections
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P RO G R A M M AT I C SC H E M E This is done through the development of FUSE Hall and Volt Lab. Fuse Hall is directed towards culinary entrepreneurs and locals to provide a place to begin and space to grow through Food stalls, kitchen incubators, markets, and a variety of commercial space within The FUSE and East Harbor. Coupled with production of culinary skills the FUSE operates as an interactive entertainment space through restaurants and bars. The Volt Lab offers diverse economic opportunities through the Volt Incubator, Living Laboratory, and co-working space. Collaboration takes center stage in these areas. By beginning in the Volt incubator, entrepreneurs get their start receiving the help they need. They refine their ideas working together in the co-working space. Finally receiving real time feedback in the Living Laboratory, which is designed as an interactive networking and market space for members of the Volt. In which the have a space to test products to the open market of The FUSE. The FUSE will be a destination of interdisciplinary opportunities and industry classification due to focusing upon production, interaction, and collaboration.
OF FIC ES
R E TA IL
T R A N S IT P U B L IC N IO T STA
PE DE ST th e FU SE
BR
OA
DV
IEW
ST
TRA NSIT PLA ZA
PA R K IN G
ST ST
PUBLIC AMENITIES INCLUDING SKATING RINK & FOOD TRUCK ZONES
JULIAN & LUCIA
Julian is a father of eight year old Lucia. Lucia goes to Jackman Avenue Jr Public School in Playter Estates. He takes Lucia and her friends to the Fuse Skating Rink using the Broadview Ave line and enjoys the convenience of public transportation.
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NATHAN
Nathan i the Fuse attracted exciting Esplanad of the r downtow
ID GE TR IA N BR
TREETCAR TOP
N
M IC R O TS A PA RTM E N
O F F IC E S CE K IN G S PA C O -WO R
K ITC H E N
IN C U B AT
ST U D EN T
AB L IV IN G L
OR
R E TA I L
C O LL A B
E N T E R TA
IN M E N T
MARKET
PA R K IN G
DON VALLEY BIOSWALES PKWY TO REMOVE POLLUTION FROM RUNOFF
FLEXIBLE SOCIAL SPACE STREETSCAPE INCLUDING BIKE LANES, STORMWATER MANAGEMENT, PERMEABLE PEDESTRIAN PATHS, & GREENERY
is a vibrant bachelor living in e micro apartments. He was d to the atmosphere due to the nightlife located on the Bond des. He also takes advantage rail line to commute to work wn.
* 3-D Render Produced by Landscape Architect Sadaf Khalilzare
VIOLA
Viola, a C suite executive of a software company at East Harbour, is thrilled to be able to walk to work from her townhouse in the West Don Lands across the revitalized Eastern Ave bridge.
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D E V E LO P M E N T P H AS I N G
phase 1
E L E VAT E
2020
The first phase will be built over a three-year period. The Bond Esplanade infrastructure along with the underground parking will be the first to be built in year 1 along with a residential tower in the South West corner. A second commercial tower will be erected in year 2. Phase one will use a 36-month construction loan refinanced into a permanent loan at the end.
phase 2
M E RG E
2023
Phase 2 will cover years 4 through 6. This will include another residential tower in year 4 and the remaining commercial tower in year 5. Along with these, a facilities building across Broadview to the east of the Bond Esplanade will be built. Phase 2 will be funded in the same manner as Phase 1 with a 3 year construction loan refinanced into a permanent hard loan.
phase 3
LINK
2026
Phase 3 will then connect West Don properties to the West with FUSE via a footbridge across the Don River. Construction will be complete in year 8 after a final residential tower is complete along with the bridge. A subsequent refinance of the construction loan for Phase 3 into a permanent hard loan at the end of year 9 will be done.
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U N L E V E R AG E D I R R
1 8%
L E V E R AG E D I R R
2 8%
C O N T R I B U T I N G A N N UA L P RO P E RT Y TA X
TOTAL BUILD-OUT
145,326 sq m
Structured Parking
Retail Office Affordable For-Sale Housing Affordable Rental Housing
C$40M
FEATURE
CONNECTION
the BOND Esplanade
Elevated Rail platform
Fuse Hall
Food Hall - Market & Food Stalls
Co-working
Innovative Work Space
FEATURE
CONNECTION
Circuit Plaza
Transit Plaza
Fuse Hall
Extension- Kitchen Incubator
Co-working
Innovative Work Space
VOLT Lab
Business Incubator/Living Lab
FEATURE
CONNECTION
Don Pedestrian Bridge
West Don Community Link
Market-rate For-Sale Housing
Market-rate Rental Housing
TOTAL BUILD-OUT
71,325 sq m
Structured Parking Retail Office Affordable For-Sale Housing Affordable Rental Housing Market-rate For-Sale Housing Market-rate Rental Housing
TOTAL BUILD-OUT Structured Parking Retail Office
19,755 sq m
Affordable For-Sale Housing Affordable Rental Housing Market-rate For-Sale Housing Market-rate Rental Housing
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SMALL TOWN REVITILZATION
COMPLETE PARIS
APA BEST STUDENT PROJECT
VISION Complete Paris capitalizes on Bourbon County’s existing strengths such as natural resources and community bonds, while also creating economic independence, developing community partnerships and diversifying housing stock options. Complete Paris also means an innovative Paris that will be at the forefront of technology and commerce. Our strategy creates an Innovation Hub where entrepreneurs, artisans, and community partnerships can foster and develop their businesses and ideas. Creating a catalyst for redeveloping the downtown core into office and coworking space to support Paris’ new status as an innovation center in Bourbon County.
I N I T I T I V E A R E AS Economi c Engine Paris will be an economic engine for the region.
I nnovati on C enter Paris will be an innovation center in the region.
Work, Li ve, and Play Paris will be a city where people can live, work, and play.
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When brainstorming what our vision for Paris was, we saw it as a complete and innovative city. Over these brainstorming sessions three ideas developed for the future of Paris. Ultimately creating an Innovation Strategy using feedback from current residents, case studies from similar communities, and Paris’ unique built form and natural beauty. Paris’ future as a complete and innovative center is not only possible but achievable.
GA PS Through a community imput session three key gaps were addressed; population, education, and housing. These gaps formed the basis for a number of our recommendations. Population Gap
2015 Bourbon County Population Pyramid
One of the major issues identified, was the lack of 20 to 35 age group in Paris and Bourbon County. One of the goals we set for ourselves was to develop an innovation strategy that would encourage 20 to 35 years olds to move to Paris and Bourbon County. Education Gap
2015 Education Attainment Comparables
Bourbon County has a significantly smaller percentage of residents with a Bachelor’s Degree or higher. This directly ties into the missing 20 to 35 age group, because Paris and Bourbon County are missing that jobs base.
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Housing Gap
2015 Education Attainment Comparables
A main issue was a lack of reasonably priced housing. That is, housing under $200,000 for people either purchasing their first home, or looking to relocate to Paris. After a housing analysis, found the majority of the options were large, single family homes. After talking to residents we determined that people were looking for new, move-in ready homes, and because of the size and type of houses currently available they were unaffordable to many potential homebuyers and residents.
P L A N N I N G G OA LS
Economic Engine Strengthen downtown businesses by repopulating vacant storefronts, creating innovative opportunities and capitalizing on the existing business community, and fostering economic stability for the region
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Housing Increase development of reasonably priced and innovative housing to attract young professionals and new families through expanding multifamily, mixeduse, and single family housing stock.
Branding Reconstruct the image of Paris as a center for innovation and economic opportunity in pursuit of removing negative perceptions and connotations.
Natural Resources Create a network of greenspace, parks, waterway access, green infrastructure, and recreational amenities that will produce a higher quality of life for residents.
CONCEPT PLAN The concept map breaks downtown Paris into six different areas, each of which has unique characteristics and redevelopment strategies. All of these areas build off the innovation corridor, which houses the innovation hub, and is at the center of the innovation strategy for creating a complete Paris.
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Innovation Corridor The Innovation Corridor is the center of our strategy and will be the catalyst for all economic development in the downtown area. The innovation corridor will include the INNOVATION HUB and LIVING LABORATORY for artisans, businesses, and anyone using the Innovation Hub to showcase their work and potential business ideas. The Innovation Corridor will also include renovated mixed-use buildings into office and coworking space, and upper floor apartments for entrepreneurs and artisans who come to Paris for the Innovation Hub.
Office Co-working Expanding north off the Innovation Corridor is the Office and Coworking Sector. This sector will be redeveloped once the Innovation Corridor has started to take off. The Office and Coworking Sector will provide additional office and coworking space, so when companies GRADUATE FROM THE INNOVATION HUB THEY ARE ABLE TO STAY IN PARIS and continue their work.
Retail and Entertainment Once you have new businesses and offices relocating to downtown Paris, there needs to be a place for them to shop, eat, and relax. Thus, the Retail and Entertainment Sector around the existing Farmers Market is the next focus. This includes RENOVATION OF EXISTING BUILDINGS INTO RETAIL, RESTAURANTS OR SERVICES ON THE FIRST FLOOR to support the growing Innovation Corridor and Office and Coworking Sector and upper floor apartments for new residents. This area will also build off the success of the Farmers Market and existing successful businesses to try and bolster the retail, entertainment and nightlife of Paris and Bourbon County.
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Court House Square Next, building off the success of a downtown where people can work and play, and capitalizing on the Courthouse as an existing anchor in the community, is the Courthouse Square, which will include new residential units, as well as outdoor space and green initiatives. The Courthouse Square will include CONSTRUCTION OF NEW ROWHOMES FOR COURTHOUSE EMPLOYEES who are interested in living closer to work and avoid the driving commute, or for entrepreneurs looking to settle in Paris and Bourbon County because of the Innovation Hub. Courthouse Square will also include new, landscaped parking lots to meet the parking needs of Courthouse and business employees in the downtown core.
Residential Sector To avoid clustering all the residential in one part of town, once the Courthouse Square development is under way, we propose the New Residential Sector, which provides additional HOUSING ON THE SOUTHERN PART OF DOWNTOWN PARIS. These rowhomes will give people who want to be part of Complete Paris, but still value the characteristics of a traditional single-family home, the opportunity to live in walking distance to the redeveloped downtown, but on a slight more quiet residential street.
Recreation Lastly, the Recreational Sector develops upon Paris’ already existing green space to INCLUDE NEW TRAILS, FITNESS FACILITIES, A DOP PARK, AND BBQ PITS for all of Paris and Bourbon County’s residents. The updated Park Sector will give residents an opportunity to get outside and enjoy Complete Paris.
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R EG I O N A L S I T E P L A N
BA
NK
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MA IN
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RO
RY
ST ON
H
ER
HIG FE
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4th
SA
5th
PL
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EA
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DU
NC
CY PR
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9th
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EA
SA N
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HIG
H
MA IN
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11
th
Existing Buildings
Proposed Green Space
Parking Pavement
Proposed Walking Trail
Proposed Buildings
Proposed Downtown Trees
LAND USE SITE PLAN
BA
NK
AR
W
MA I
N
DE
RO
RY
ST ON
GH
ER
HI FE
RG
ON
W
4th
SA
5th
PL
W
NT
7th
EA
W
US
W
6th
DU
NC
CY PR
ES
S
W W
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7th
8th
9th
W
8th
10
th
T SA N PL
EA
HI
GH
MA I
N
W
AN
W
11
th
Existing Buildings
Office/Coworking
Retail/Entertainment + Apts
Parking Pavement
Office/Coworking + Apts
Housing
Proposed Green Space
Retail/Entertainment
Innovation
33
HOUSING ANALYSIS
The DERELICT Study C O N T E XT The city of Covington has gone through a major shift of permanent residents throughout the past 15 years. From 2000 the city had a population of 43,370 permanent residents, however, by 2010, the city declined to 40,640 and has stayed stagnant with a population 0f 40,797 as of 2016. Creating a total 5% decrease from 2000 with only .38% increase from 2010 to 2016 of residents. Meaning the city of Covington is only gaining 31 residents per year. Taking an additional 150+ until Covington will obtain the lost population of 43,370 in 2000. However, Kenton County is expected to have a 12% increase in population by 2040. Through, the minimal increase of residential gain in Covington these population group has gravitated outside of the city. Covington is at a pivotal moment where they will continue stagnant or develop a place where new residents desire to live. The question has been established of what efforts can be done to achieve a critical share of population. Step one in acquiring new residents is to cultivate a strong housing stock mixture. The Derelict study was devised to evaluate Covington’s existing residential housing market and review potential properties ideal for a single-family residence.
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M E T H O D O LOY The Derelict study considers the entire city and the current residential market conditions to determine the missing housing stock and the hottest residential selling market. Determining the housing stock, the housing study breaks down by neighborhood critical properties that are optimal for single family housing. In reference to the title, the derelict study, evaluated properties that have been left or deserted, as by the owner or guardian; abandoned. These properties are either owned or currently maintained by the city of Covington. These properties were analyzed, because of their current real estate tax loss, costly maintenance upkeep, and accessible acquisition as they are currently under city control.
A N A LYS I S ST R AT EG I E S Re al E state Tax Lo s s
Mai nte nance Upke ep
Acce s si bl e Acqui si tion
Zoni ng C ondi ti ons
Physi c al Si te
These properties are either owned or currently maintained by the city of Covington. These properties were analyzed, because of their current real estate tax loss, costly maintenance upkeep, and accessible acquisition as they are currently under city control. From the complete list of city owned or maintained properties, the Derelict study reviewed all the properties to determine the eligibility for a singlefamily residence. The process of eligibility was provided by two separate guidelines, Covington zoning conditions and the sites physical ability to be redeveloped. This process established 364 eligible properties within 16 neighborhoods of Covington.
35
C OV I N GTO N H O U S I N G M A R K E T From 2011 to 2016 Covington single family sold product has increased by $100,000. Between January 1st, 2016 to June 30, 2017 there was 454 unit single family properties listed and 472 properties sold. Currently there is a deficit for the amount of housing stock offered compared to the properties sold. According to the 2017 Northern Kentucky housing summit, the critical missing housing option within Covington are the properties of $250,000 and over. The demographic of these buyers have income stability and expect properties to be turn key ready and flawless. Covington’s next phase of the single family housing stock will need to match the existing demand for $250k and over demographic buyers. Listed Residential Properties | 1.01.16 - 6.30.17
Sold Residential Properties | 1.01.16 - 6.30.17
7%
9%
10%
10% 39%
17%
41% 19%
27%
$0 - 49k
$50 - $99k
21%
$100 - $149k
Covington Median Sale Prices | Single Family
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$150 - $249k
$250k+
D E R E L I CT P RO P E RT I E S There are a total of 364 properties that have the ability to redeveloped into single family residential to meet the need housing stock within Covington. Although the city only owns 24% of the properties, all are maintained by the city. The underutilization of these properties have established a cost and staff burden by the city based upon consistent upkeep. The properties that are of concerns are the owners outside of Covington, because there lack of community involvement. The largest concentration of the Covington derelict properties are located within Austinburg, Botany Hills, Parkside, and Westside neighborhoods. Redevelopment of these parties will be key for revitalization work as over 40 derelict properties are within each neighborhood. Existing Property Ownership
Existing Property Ownership Location
18%
24%
82%
76%
City
Private
Covington
Outside of Covington
Derelict Property Breakdown by Neighborhood
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BOTA N Y H I L L | E XA M P L E N E I G H BO R H O O D 2014-2016 Average Properties Sold Assessed Total Value
$ 120,760.41
Assessed Land Value
$ 21,728.13
Average Land Square Footage
7137.26
Median Single Family Sale Price $ 60,000.00 Median Price by Square Foot Median Vacant Lot Sale Price Median Price by Square Foot
$ 47.55 $ 1,102,500.00 $81.00
2014-2016 Sold Properties
Single Family Sold Units Vacant Lots Sold
Botany Hills currently has sold a total of 56 residential properties and 8 vacant lots from the year 2014 to 2016. The properties sold have congregated in the northern portion. The median single family home and vacant lots are drastically different. The qualification of an increase of price in vacant lots is determined based upon a higher dedication of land and higher location value within the community. The median single-family home price of these properties is $60,000.00 . Based upon the Covington Housing Market study these properties represent 21% of the sold properties in Covington within the past year. The outlook deems new residential properties to not reach above the 99k benchmark in Botany Hills.
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BOTA N Y H I L L | D E R E L ECT P RO P E RT Y E VA LUAT I O N Botany Hill encapsulates 44 vacant parcels for the potential residential infill development. As expressed on the map, these properties are located on the southern portion of the neighborhood. However, the recent sales of the neighborhood are located on the northern portion. The location cause concern based upon the lack of investment in the southern portion of the neighborhood. However, these sites are ideal for single family residential development with an average square footage of 1,500. On the premise of 1,500 square footage of development these properties represent a total of $9,675,000 of needed investment based upon construction and acquisition cost. Furthermore, the city of Covington currently has a $30,282.75 tax loss each year. In addition to the city, the county and state have lost $149,047.25 of potential real estate tax revenue. Assessed Total Value
Derelect Properties
Derelict Properties | Potential Residential Infill
Investment Needed
$ 9,675,000
Tax Loss per Year
$ 30,282.75
Ownership
16%
84%
City Private
Average Land Square Footages
Parcel Form
35%
65%
Building Vacant
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BOTA N Y H I L L | SY N O PS I S Botany Hill Proposed Infill Property
This site is an existing Botany Hill derelict property. This data details a cost analysis based upon the national average of single family home cost and Botany Hill neighborhood cost. Specifically Depicting the funding gap for developers in the neighborhood. 344 Altamont RD Botany Hill Ownership: City of Covington
Cost Analysis Total Land Square Footage Acquisition Cost Proposed Single Family Square Footage
3,497 $ 5,000.00 1,500
Average Development Cost by Square Footage
$ 150.00
Developer Sale Cost ((Acquisition cost+($150.00*1,500 sq.ft.))
$ 230,000
Average Botany Hill Cost by Square Footage Botany Sale Cost ((Acquisition cost+($47.55*1,500 sq.ft.)) Total Loss (Developer Sale Cost - Botany Sale Cost)
$ 47.55 $ 76,325
- $ 153,675.00
Botany Hill Derelict properties represent a total of 44 new residents and over $30,000 lost city real estate tax yearly. If residential properties were developed with an average of 1500 square feet there list price would be $71,325. The housing stock needed in Covington will not be obtainable through current market conditions. An average infill project will cost $150, however, a private developer will not receive the investment back and will loose over $150,000.00. The Covington housing market is currently over-saturated with properties listed between $50k - $99k. These properties have the potential to fill the housing gap of 250k. However, a private developer will not invest in Botany Hills if single-family properties are not selling for over $75,000.
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ST U DY C O N C LU S I O N City Of Covington Gap Snapshot
Total Yearly City Tax Gain
Total Investment Needed
Median Single Family Gap
Median Price by Square Foot Gap
$204,895.75
$65,475,000
-$165,000.00
-$111.94
Median Single-Family Sale Prices Gap per Neighborhood
Price of Needed Single-Family Housing Stock Median Single-Family Sale Price (2014-2016) Missing Gap Funding
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Investment Need to Rehab the Derelict Properties per Neighborhood
Amount of Investment to Reach Needed Housing Stock (225k)
Potential Yearly City Real Estate Tax Gain per Neighborhood Redevelopment of Derelict Properties to Single-Family Residential
Yearly City Real Estate Tax Gain
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P OT E N T I A L The Derelict properties offers Covington the ability to bridge the gap of demanding housing stock of 225k+ residential projects. Currently these properties are a financial burden of maintenance and a major tax loss. Developed these properties to their maximum potential would gain the city an additional $205,895 yearly in tax revenue.
I SSU E Depending on the existing neighborhood housing market these properties are unable to meet their true value. Relying on private development will only provide existing housing stock in the neighborhood. Catalytic housing projects are essential to create the desired $225k housing stock new residents are purchasing.
SO LU T I O N Develop housing incentive programs for market rate housing through the utilization of the Derelict properties.
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DOWNTOWN REVITALIZATION
The ANNEX An innovative revitalization solution for Cincinnati’s developing core
VISION The ANNEX will be an inclusive and collaborative ecosystem that creates a platform for local small businesses and entrepreneurs to connect with regional start-up resources and anchor companies, contributing to overall economic growth.
C I N C I N N AT I M O M E N T U M
1. Findlay Market
2. Music Hall Redevelopment 1
2 3
3. Washington Park
4. Over- the Rhine
4
EX
The ANN
5
6
5. Fountian Square
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6. The Banks/ Smale Park
I N N OVAT I V E C I N C I N N AT I The Annex proposal is centered around the prospect of 12 blocks surrounding the main public library within Downtown CIncinnati. Reviewing the strengths of the public library a common theme appared through the usage of the makerspace. The library makerspace has become a new hub of entreprenuers and start-ups. Building upon this assest a critical analysis of innovative resource in Greater Cincinnati and Northern Kentucky proved a growing presence of the start-up and entrepership community.. Cincinnati momentum of development and a holistic innovation diatrict ia slowly emerging.
Regional Connections
Walkability Shed
25 Min.
20 Min.
10 Min.
Accelerator Accelerator
Inncubator Inncubator Co-working Co-working
Consultants/Networking Consultants/Networking
45
ST R AT EG I E S To create a sense of ECONOMIC
To encourage
EMPOWERMENT for all social
CROSS-SECTOR COLLABORATION
classes and levels of education for
in a high-density environment, encouraging a continuous
localentrepreneurs, start-ups, and
exchange of ideas, knowledge,
small businesses
and resources
To foster overall
To promote a
REGIONAL ECONOMIC GROWTH
SENSE OF COMMUNITY
for the Greater Cincinnati and
increasing safety and quality of life
Northern Kentucky region, building
in order to spark future infill
upon existing industry strengths
development in the district
and local talent
the
Access
Network
Nurture
Experiement
Xchange
ANNEX [an-eks] verb: to attach, append, or add, especially to something larger or more important
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T H E A N N E X 1 2- B LO C K S I T E P L A N
2 3
4
1
S I T E P L A N H I G H L I G H TS 1. Smartscaping
Civic Smartscapes are a new brand feature of technology which can be installed in a public place and provide people with a screened platform to the internest to help with wayfinding, charrging devices and more. 2. Branding
3. Outdoor Work Space
A bench that functions as both a desk and place to sit and relax. Public tables that use solar panels to provide both shade and a source of electricity to plug in your laptop and opportunity for large groups to collaborate 4. Micro-Factory
Propose the use of “district branding� as a subliminal way to reinforce the identity of the district. This will begin to develop a sense of a community to the current evacuated neighborhood.
Building upon the cities primary industry manufactoring. Developing a micro-factory to accommodate startups and small businesses that may need access to hardware and machinery in order to produce their products. 47
T H E A N N E X 2- B LO C K M A I N L I B R A RY S I T E P L A N
Exchange Hall
The public library has two seperate buildings connected by a skywalk. The highlight of the 2 block site plan is a mixeduse development that would act as the central hub of the district, known as Xchange Hall The Hall would become the center for networking, economy shaping, and placemaking for The ANNEX. We have based our Xchange Hall on Boston’s Seaport District Hall which has been described as the district’s “living room”. District Hall has spaces for networking and events , provides food options, and emphasizes the principle of economy sharing.
XC H A N G E H A L L- E L E VAT I O N Apts 600 - 1,200 sq. ft. Apts 600 - 1,200 sq. ft.
Exchange Hall
Micro Apts 300 - 1,200 sq. ft. Micro Apts 300 - 1,200 sq. ft. Micro Apts 300 - 1,200 sq. ft. Micro Apts 300 - 1,200 sq. ft. Micro Apts 300 - 1,200 sq. ft.
Co-Working Office 7,500 sq ft (3 units)
Co-Working Office 1,000 sq ft (18 units)
Co-Working Office 5,000 sq ft (5 units)
Co-Working Office 1,000 sq ft (18 units)
Co-Working Office 2,000 sq ft (14 units)
Co-Working Office 1,000 sq ft (18 units)
Networking
Co-Working Office 1,000 sq ft (18 units)
Public Co-Working (First Come First Serve)
Co-Working Office 1,000 sq ft (18 units)
Vending 47,285 total sq. ft.
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XC H A N G E H A L L F I N A N C I N G $73,394,719
Value by Income
Development Cost
$96,365,500
Investment Needed
($22,970,782)
P OT E N T I A L I N V E ST M E N T O P T I O N S Downtown Cincinnati Inc
TIF Districts
town Down t s E R OT a
town Down t es OTR W X
The ANNE
X
The ANNE
ict
s Distr
t vemen l Impro
Specia
Downtown Cincinnati Inc. is a nonprofit focused on the revitalization of Downtown. They have a yearly 3 million dollar fund dedicated to their mission. Xchange Hall corelates with the vision to repoluating Cincinnati and encourage economic development within Downtown.
The Annex is located within two seperate Tax increment Finacing districts (TIF). In pursuit of redeveloping the city and nurturing the start-up culture TIF funding is suitable for investment for the Annex. .
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C O N T E XT
W
RECREATIONAL PLANNING
127
WASSON WAY REC TRAIL ASSON
TRAIL
REC 561
W A Y
This proposal for the Wasson Way Recational Trail seeks to promote healthy living and engaging communities by way of bicycle and pedestrian infrastructure. The trail emcompasses six different parks ranging from the Xavier University area to the Little Miami Bike Trail in Anderson Township. The actual trail runs approximately 7.6 miles and approximately 100,000 people live within one mile of the trail.
75
562
71
22
50 42
52
Location 125
G OA LS
50
Ne twork
Promote connectivity through multi-modal networking.
He al th
Promote a healthy lifestyle through community interaction and recreation.
P l ace maki ng
Economic development through placemaking.
E X I ST I N G C O N D I T I O N S
N E I G H BO R H O O D C O N N ECT I O N S NORWOOD
The communities vary greatly from low to high income, generally gaining affluence as the Wasson Way rail moves from Xavier University to Eastern Cincinnati.
CINCINNATI AVERAGES
AVERGAGE AGE: 33 AVERAGE INCOME: $35K AVERAGE HOME VALUE: $120K
AGE: 34 INCOME: $36k HOME VALUE: $119k
EVANSTON
AGE: 34 INCOME: $34k HOME VALUE: $256k
HYDE PARK
OAKLEY
AGE: 40 INCOME: $47k HOME VALUE: $195k
AGE: 38 INCOME: $71k HOME VALUE: $379k
MT. LOOKOUT
FAIRFAX
AGE: 39 INCOME: $56k HOME VALUE: $113k
AGE: 34 INCOME: $87k HOME VALUE: $334k
ANDERSON
MARIEMONT
AGE: 37 INCOME: $82k HOME VALUE: $294k
AGE: 39 INCOME: $81k HOME VALUE: $210k
COLUMBIA
AGE: 14 INCOME: $47k HOME VALUE: $141k
NEWTOWN
AGE: 40 INCOME: $67k HOME VALUE: $145k
Cincinnati’s more popular neighborhoods well known for their relatively higher income levels and housing types are surrounding the line. There are many young families and college students that can use our proposed Wasson Way Recreational Trail for transportation, leisure, and fitness.
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LO CA L A M E N I T I E S
75
Withrow High School
Hyde Park Plaza
562
Rockdale Avenue
Lexington Avenue
Burch Avenue
Ault Park
Marburg Avenue
End of Rail
Mariemont Gardens
71
Little Miami Trail
Wasson Road/ Paxton Avenue
Xavier University
Rookwood Commons
Montgomery Road
50
Wooster Road
Ault Park
0
0.25
0.5
1
Flag Spring Cemetery
Miles 2
1.5
Broadwell Road
ASSON
W
Wasson Way Trail crosses through 10 seperate neighborhoods. Through these neighborhoods TRAIL REC key amenities were analyzed in pursuit of key access points and potential trail users. W A Y
AC C E SS P O I N TS
75
562
Dana Avenue
Madison Road 71
Church Street
Woodburn Avenue
Edwards Road
Montgomery Road
0
0.25
0.5
1
1.5
50
Miles 2
Created an access point map in order to show where it would be easiest to access the trail, based it off of the opportunities and constraints map.
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R EG I O N A L A M E N I T Y C O N N ECT I O N S 561
75
1
562
71
22
4
50
42
8
2
9
127
5
7 10
6
3
52
125
1. 2. 3. 4. 5.
LOWER MIILCREEK/GREEN WAY TRAIL UC STREETCAR XU RIVERSIDE TRAIL
6. 7. 8. 9. 10.
KELLOGG LUNKEN AIRPORT RAIL TRAIL LITTLE MIAMI ANERSON TRAILS
R EG I O N A L P H AS E S
EXISTING Existing Bike Lanes Wasson Way Anderson Trail Street Car
PROPOSED Phase 1 Phase 2 Phase 3
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NEIGHBORHOOD PLANNING
The BLOOM THE BLOOM will be an active and collaborative ecosystem to rejuvenate the Bond Hill business district by developing a destination through a health scope and creating an inclusive economic assest for the community.
C O N T E XT The Bloom is located within the Bond Hill neighborhood business district. Bond Hill is located in the north east portion of the city of Cincinnati. Bond Hill is a neighborhood of easy access with three major transit connections, I-75, I-71, and Reading Road. These major arteries allows for multiple access points throughout Cincinnati as each averages a 12 minute drive to Downtown. This asset allows The Bloom to become a high volumed destination throughout all of Cincinnati and the greater region.
ST R AT EG I E S Increase wellness by providing local and nutritous meals to the Bond Hill community. COMMUNITY Develop an inclusive community through open gathering spaces and a sence of place in Bond Hill. ECONOMIC EMPOWERMENT Create economic empowerment through developing education for the skilled workforce.
54
S I T E A N A LYS I S 1
Vacant Store Fronts
2
Vacant Parcels
3
Forced Enclosures
4
Living Wall
Business District
Walkability
Transit
1/2 Mile Boundary
Character
Reading Rd
1/2 Mile
Vacancy
Urban Form
Single Family Multi-Family Commercial
Vacancy
Structures
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SITE PLAN 1. THE BLOOM FOOD HALL
DALE
1.a) Vendor Space 1.b) Kitchen Incubator 1.c) Beer Garden 1.d) Public Space 1.e) Retail
ROSE
4.b
4 4.a 3.b
Upper Floor
1.b) Multi-Family 1.c) Multi-Family 2. MIXED-USE
2.a) Food Co-op 2.b) Rehab Retail 2.c) Retail
3 1.c
3.a
1.d
CALIFORNIA
5 1.a
2.c
1
3. OFFICE
1.e
2.d 2.b
3.a) Co-working 3.b) Surface Parking
1.f
2 2.a
Street Expansion Reversed On-Street Parking Two Lane Intersection Crosswalk Development
1.b
OAD
5. READING RD IMPROVEMENT
ANITA
ING R
4.a) Rehab Existing Use 4.b) Rehab Building Retail
ANDINA
READ
4. REHAB DEVELOPMENT
* 3-D Render Produced by Architect Sho Shugimoto
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CONCEPT The Bond Hill neighborhood needs a catalytic project in the pursuit to bring new patrons and existing residents to the business district. The neighborhood must develop an identity by establishing a destination for individuals to travel to or residents to experience what currently lacks within Bond Hill. Strategic assets of the area include schools, employers, and recreational amenities; however, food sources are scarce. Bond Hill has become a food desert by only offering fast food options: Richie’s, Hook Fish and Chicken, and Captain D’s. The Bloom concept is based upon the meaning, a flourishing, healthy condition; the time or period of greatest beauty.
The Bloom will create a vibrant mixed-use development in pursuit of providing healthy food sources for the existing community, a destination, and bring new economic initiatives for the business district. The catalytic development of revitalization is The Bloom Food Hall. The Bloom Food Hall will focus on bringing healthy and local food options, educational opportunities, economic initiatives, and develop a sense of community. The Bloom Food Hall incorporates food vendor spaces, a kitchen incubator, retail, outdoor public space, beer garden, multi-family units and structured parking.
* 3-D Render Produced by Architect Sho Shugimoto
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T H E B LO O M FO O D H A L L
* 3-D Render Produced by Architect Sho Shugimoto
The Bloom Food Hall’s BEER GARDEN will serve local Cincinnati breweries and allow rooftop access for guests. The rooftop incorporates seating, bar access, and a garden. A beer garden will be essential to The Bloom Food Hall by developing evening entertainment that is currently lacking in the business district. The FOOD VENDOR spaces are twelve lease-able stalls with 600 square feet each. The small spaces allow for low startup cost to encourage established local and new vendors to expand or move to Bond Hill. The goal is for a portion of spaces to allow short term leases. Short term leases delivers small scale vendors and allows existing vendors to market their products in a new neighborhood.
The KITCHEN INCUBATOR will be utilized as an expansive kitchen space targeting potential culinary start-ups, catering companies, the existing community and youth engagement opportunities. Developing educational support of business planning, marketing expertise, equipment, storage, commercial kitchen management and placement opportunities. In addition to food startups, the kitchen incubator will provide basic training for commercial kitchen skills in pursuit of targeting the youth and young adult population. Currently, Bond Hill has a older age demographic compared to the city of Cincinnati. Providing local training for the youth either in high school or as young adults will begin the resurgence and attract new residence
The Bloom Food Hall will be a destination, and will create a PUBLIC SPACE centrally located within the business district. The space will be open, to encourage engagement throughout all uses of the building, provide green space, and a patio seating area for patrons to enjoy The Bloom outside. The public space will be programmable for events to promote the Bloom Food Hall and activate the local community.
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P R EC E D E N C E Regional Connections
The Bloom
Re
ad
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I-75
Downtown Cincinnati
Food Co-ops Kitchen Incubators Co-working Space
Local Food Sources
1
Captian D’s
2
Hook Fish & Chicken
3
Riches
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Danielle Campbell
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Thank you