The Terrace Plaza: Re-imagining a Modernist Landmark by Elizabeth Ickes

The terrace plaza re-imagining a modernist landmark

Liz Ickes INTD Capstone Volume I - Research & Concept

â&#x20AC;&#x153;If you want to know what your grandchildren will think of as the elegance of this postwar era, you will have to go to Cincinnati and take an elevator up to the eighth floor of a pink brick building.â&#x20AC;? Harpers Magazine, 19481

Contents Background Site Research Conceptual Design Codes & Sustainability Bibliography Appendix

7 13 29 53 77 83 87

Background Areas of Interest Personal Goals Scope Significance

-7-

Areas of Interest

Personal Goals

When I started thinking about what I wanted my capstone project to be, I focused in on a few of my areas of interest. I landed on three key ideas: urban lifestyles, historic preservation, and community development. These things are what stand as the tenets of my project, creating the framework for what will follow.

I really want to finish off my academic career with a project that will help me solidify my future as a designer that keeps history at heart. I am very interested in pursuing a career in Historic Preservation and planning on attending graduate school for this subject. Having a project in my portfolio that reflects this goal is a key piece to any graduate school application or job interview.

Urban Lifestyles

Historic Preservation

Community Development

Capstone Project!

-8-

-9-

SCOPE

Significance

In a perfect world, I would have enough time to design in detail every one of my proposed program elements and present the building as a finished project ready for development. However, because I am limited to two semesters, I will only be designing one aspect of the building and programming all of the remaining spaces. I have presented what I believe to be the three core tenants to the success of the project and will move forward with only one of those.

More information is to come, but to put it simply, this building is a local and national landmark that deserves to be protected and celebrated. It occupies one of the most valuable pieces of real estate in Downtown Cincinnati; a successful and respectful re-use of this building would be a key project in the development efforts that are occurring in the Central Business District to establish it as a livable neighborhood and not just a 9 - 5 one. A welldone restoration of this building can also set the precedent for preserving the Modern Movement in Cincinnati.

- 10 -

- 11 -

Site Approach Why CBD? Existing & Future Conditions Preliminary Sites Evaluation Terrace Plaza History SWOT Analysis Problem Statement How Might We

- 13 -

Why Central Business District?

4,850 residents $480 million 61,000employees full-time 2

3CDC has invested

Cincinnati ranked

since 20042

for recent graduates to relocate to3

#1 city

Approach From the very beginning, I approached my capstone as a building specific project. I didn’t come in with a particular program in mind because I wanted to be able to seek out the best use for a building and craft a project around that. With this mentality, I began my site search. I knew that I wanted it to be in an urban core neighborhood, have significant historical merit, and have the potential to be very valuable to the community around it. I further narrowed in on the Central Business District and went from there. Cincinnati’s Central Business District is one that has seen a lot of economic development in recent years. The Cincinnati Center City Development Corporation (3CDC) has invested $480 million into the neighborhood since its inception in 20042. While Over-the-Rhine and The Banks may be the hot neighborhoods for developers right now, a vibrant, sustainable CBD is also a very important asset for the city to invest in. As people and businesses migrate back to Cincinnati’s Downtown, there is a strong demand for housing and amenities that serve its people. Cincinnati is a Rust Belt city on the upswing, and CBD is the heart of it all.

Pendleton, and The Banks as “downtown”. They found that the population in these areas has risen by 150% over the last ten years. In the same 10 year span, the CBD income has risen 204% and the number of people with a bachelor’s degree is up 123%4. Over the course of the last 10 years, these areas have seen $620 million in urban development, largely from 3CDC.2

A 2014 article published by CBRE states that more and more young college grads are moving to Cincinnati, specifically the urban core neighborhoods. The article considers OTR, CBD, - 14 -

According to the 2010 Cincinnati Census data there are 4,850 people living in Downtown, which includes The Banks. Of those, 3,256 are men. Further breakdowns list the 25-35 age range as the largest. Most are not married, and they live alone. Their median income hits at the $45k mark, while the largest bracket is the $50k to $75k range. A condensed census can be found in the appendix of this book.

- 15 -

existing conditions

Projected development

public transit

arts + culture

restaurants

mixed use residential

surface parking

residential

retail

mixed use office

office

public space + recreation

civic

hotels

- 16 -

CONCLUSIONS: 1. Housing and mixed use office are two categories that are booming.

- 17 -

2. With more residents, comes the need for more services and amenities.

Initial sites

Criterion

1. THE DENNISON HOTEL

2. PIATT PARK

3. TERRACE PLAZA HOTEL

Pros: • In downtown • Samuel Hannaford building • Appropriate scale for project • Opportunity for transformative project • On streetcar route

Pros: • In downtown • Historic value, Cincinnati’s first park • Unique condition in the city • Many building choices • LPK and Cincinnati Shakespeare Co. • Close to streetcar route

Pros: • In downtown • Right off Fountain Square • Close to streetcar route • Currently vacant, big potential • Hugely important building • Composition presents challenges • Opportunity for many uses

Cons: • Potentially being demolished • Surrounded by surface parking • Many vacant buildings around it • Bad reputation

Cons: • No inherent program driver • Primarily luxury residential area • Would project end up being about park or chosen building?

- 18 -

dennison

piatt park

In Core CBD

Historic Building

Streetcar Proximity

Other Businesses Nearby

Parking Availability

Site Potential

Street Life

Total

25/35

21/35

34/35

2 3

Cons: • Very large, half block • 6 floors without windows • Maybe too many choices

- 19 -

Terrace plaza

History - opening fanfare The Terrace Plaza Hotel building was commissioned by Thomas Emery and Sons in 1945, signing contracts with J.C. Penney and Bond Department Stores to construct a building for the two retailers and make recommendations for what to do with the air rights above. Skidmore, Owings, and Merrill (SOM), a relatively young firm at the time, was chosen as the architect for the project after proposing a hotel as the secondary use of the site and their modern aesthetic. Emery was also the developer behind the Netherland Plaza complex, a pioneer of the mixed-use building type. Emery believed that a public building should reflect the style of the time and contain the best contemporary art.1 The building was conceived as a seven story brick box for the department stores with a 12 story hotel tower on top, capped by a 20th story penthouse restaurant. It was largely designed by Natalie de Blois, a Columbia graduate from New Jersey who started at SOM in 1944. She became one of the firm’s first designers, but was almost never credited for her work because she was a woman. During her time working on the Terrace Plaza, she never met with the client or visited the site on 6th Street.1 The building officially opened on July 19, 1948, and was hailed as an instant icon of modern design both, locally and nationally. It was a first in many categories: SOM’s first hotel project, Cincinnati’s first new construction post WWII, and America’s first modernist hotel. The extensive use of contemporary technology in the guest rooms and public spaces gave the building its “push-button palace” nickname. The major public spaces were centered around the art that was commissioned for the building. A Saul Steinburg mural covered the back wall of the Skyline Room, an Alexander Calder mobile hung in the eighth floor lobby above a seating group, a Jim Davis light sculpture was the focal element of the Terrace Garden restaurant, and the finest piece, a Joan Miró mural adorned the back wall of the Gourmet Room restaurant atop the building. All of the furniture was custom designed by SOM’s interior design department. The most interesting pieces were the guest room beds, that also doubled as sofas during the day. At the push of a button, the bed would slide away from the wall and pillows were stored in the built-in casework that also housed the radio.1 The building totaled 600,000 square feet of usable space, containing 324 guest rooms, 14 apartments, 4 restaurants, 2 department stores, 3 retail stores, and two half-floors of office space.1

- 20 -

CLOCKWISE FROM TOP: Exterior of the Gourmet Room, Interior of the Skyline Room Restaurant featuring Saul Steinburg mural, Hotel lobby seating under Alexander Calder mural, Typical hotel guest room with custom designed furniture by SOM. - 21 -

History - slow decline The hotel experienced an eight year period of high success before being sold to the Hilton Corporation on November 1, 1956. Emery sold both the Terrace Plaza and the Netherland Plaza hotels to Hilton to free up money for future downtown projects. The signs were changed and the interiors rebranded, losing all remnants of their modern design.1 In 1965, Emery negotiated the donation of the Miró, Calder, and Steinburg artwork pieces to the Cincinnati Art Museum to ensure their survival. Over the course of Hilton’s ownership, the mobile had been painted various colors, the Jim Davis sculpture mysteriously disappeared, and fourteen feet of the Steinburg mural was missing. Soon after the art was removed, the interiors underwent a massive renovation. All of the built-in furniture was removed, the lobby was reconfigured, and the building lost most of what made it special. The biggest change was in the Gourmet Room restaurant. Wood panelling covered the walls once adorned by the Miró mural and a hole was cut into the ceiling to accommodate for a large French chandelier.1 J.C. Penney and Bond Department Stores closed their doors in 1968 and 1977 respectively, marking the beginning of a slow, painful decline. In 1983, AT&T purchased the building from Hilton and transformed the old department store floors into office space for it’s Long Line Division. They maintained offices there for eight years, then put the building up for sale. Finally in 1994, the building was purchased by Oliveye Retail Limited Partnership, who contracted Crowne Plaza to operate the hotel portion again. It opened as the Crowne Plaza Terrace Hotel in October of 1995, but closed its doors 9 years later in 2004.1 A team of developers proposed the conversion of the property into a boutique hotel with condominium units, but when only one of the 78 proposed units sold, the project was quickly abandoned. A New York investment group operated the hotel as the Terrace Hotel from 2005 until October of 2008, when it closed for good. Now the building is 95% vacant, with three small retail tenants on the ground floor of the building.1

CLOCKWISE FROM TOP: Current exterior facade, Hotel lobby with new flooring, Skyline Room Restaurant interior with boarded up windows, Ground floor elevator lobby with new marble walls. - 22 -

- 23 -

Swot analysis

• Very centrally located within the Central Business District • Adjacent to Fountain Square • Plenty of space to add multiple tenants and program elements • Unique building type • Architectural landmark • Close to streetcar route • Close to much of the major downtown job market

• Blocked river views • 6 floors of blank space with no natural light source • No easy way to introduce parking into the building • Troubled reputation because it has been vacant for so long

s w o t • Space to incorporate the missing necessary amenities for downtown living • Blank box allows for interesting programmatic elements • Hotel tower can contribute to the need for downtown housing • Draw from art filled history to create a dynamic program • Return to “best of the best” building

• Not listed on the National Register of Historic Places • Developers who may want to put windows into the blank box • Legal issues with getting the building released from current ownership • Building is in serious need of necessary repairs • Large part of budget would be devoted to environmental abatement and MEP repairs

map showing 5 block radius - 24 -

- 25 -

Problem There is an iconic building in a prime location that is not being used to its full potential. The Terrace Plaza must overcome its recently acquired bad reputation and present itself as the gem it once was in order to ensure its presence within the urban fabric.

How might we... re-imagine the landmark Terrace Plaza Hotel into a dynamic mixed-use development that serves the needs of the downtown community?

In order for Cincinnatiâ&#x20AC;&#x2122;s Central Business District to be a lively residential neighborhood, a diverse range of housing options must be provided and a full-service grocery store must be within walkable range. The Terrace Plaza has the potential to meet these needs and then some.

- 26 -

- 27 -

Research Trends Project Drivers Themes Insights Precedents

- 29 -

Trends

- 30 -

Urban migration

Walkability

Car-lite Life

Smaller big-box

millennials

boomers

- 31 -

Urban migration

their investing power in other ventures.8

USA’s urban population up

over last 5 years

Cincinnati region added

from 2000 to 20105

companies moved their HQs to a walkable neighborhood8

new jobs in 20159

12.1%

500+

The United States Census Bureau classifies an urban area as somewhere with 50,000+ residents. All across the country urban areas are growing faster than the nation’s population. From 2000 to 2010, the nation’s population grew by 9.7%, while the urban population grew by 12.1% in the same time period.5 People are going back to the cities after decades of suburban growth. There are many contributing factors to this trend, the biggest being that people want to live at the center of work and play. Living in a city is no longer just an economical decision, but a cultural one.6 People who are moving to the city want to be close to their peers, their jobs, and all of the destinations a city has to offer. Moving to the city is considered by some to be a rite of passage into adulthood.7 Corporate America is also embracing this urban

7,700+

migration. A study by Smart Growth America, an advocacy group for sustainable urban growth, found that nearly 500 companies are also investing in core urban neighborhoods. The study was conducted from 2010 - 2015 and tracked companies who moved their office into a highly walkable neighborhood or expanded into one.8 The reason companies have for wanting to be downtown have a lot to do with the people who want to be there too. Companies see having a downtown office as a key component to attracting and retaining top talent. They also look to their new location to help them build brand identity, support collaboration within the office, centralize operations, and be closer to their business partners and clients. Moving downtown is also good for their public image. By investing back into the city, it increases

- 32 -

Cincinnati’s CBD posted a 13.2% office space vacancy rate at the close of 2015. With more than 18 million square feet of office space available this is one of the best rates in all of the tri-state area. Overall, the city saw its unemployment rate drop from 5.3% to 4.2% in 2015 with job growth in business and service fields up 5.9%.9 With more people and companies moving back into the city, these numbers are projected to keep improving. In Cincinnati alone, there were 8 companies that moved from the suburbs to downtown. Two more relocated within the neighborhood, and one new expansion office. The list of companies is a diverse one that provide even more economic opportunity downtown. All of them, with the exception of GE’s new office building in The Banks, are companies moving into existing buildings.8 New companies include: • • • • • • • • • • • •

maps by SmartGrowth America

previous location

Jedson Engineering Pure Romance Fox Sports Ohio Gaslight LLC Huntington Bank Sibcy Cline PricewaterhouseCoopers Battelle Rippe Kingston/ McGladrey Cincinnati Bell Mellott and Mellott PLL SparkPeople GE

- 33 -

new location

expansion office

Walkability 56% + 46% of millenials of boomers want to live in a walkable neighborhood10

amenity. Cincinnati’s CBD’s 11 vs Walk Score Walk Score12

general theory of walkability: “a walk must be

safe, useful, interesting, & comfortable

for people to want to take it”13

A recent APA (American Planning Association) study revealed that 56% of millennials and 46% of boomers would like to live in a walkable, mixed-use area.10 Numerous other studies have been done on this topic as well and while the numbers may vary, the general consensus is the same. Empty-nesters are wanting to free themselves from yard work and the burdens associated with home ownership; millennials are looking for places with an authentic feel that also lets them live for less.14 The debate is still ongoing as to whether this place is an urban or suburban one, but on all accounts the unifying phrase is walkability. Kasey Klimes, an urban planning researcher at UC - Berkley, found that only 12% of

neighborhoods in the 51 largest US Metro areas, which includes Cincinnati, are very walkable, with 10 or more housing units per acre.10 With such strong demand from the two largest generation cohorts, developers are realizing that there is money to be made in giving the people what they want. Mixed-use developments in walkable areas are at the forefront of the real estate market, whether they are new construction, or adaptive re-use projects. Walk Score is an online tool that rates an area’s walkability based on how easy it is for you to run daily errands without a car on a scale from 0 - 100. It also factors in how accessible public transit and bike infrastructure are to you. This tool is very popular with real estate agents, companies, and cities alike in marketing themselves to people who value this kind of - 34 -

Jeff Speck, an American urban planner who specializes in walkable cities, lists four things that are essential to general walkability. The walk must be safe, useful, interesting, and comfortable for people to want to take it.13

Portland 200 x 200

Salt lake city 1,000 x 1,000

Block size is also a contributing factor in walkability. Cities with smaller blocks allow for pedestrians to cover more ground in a shorter amount of time. Yes, more space is dedicated to streets, but more intersections means more street frontage for businesses.13 Portland, widely regarded as one of the most walkable cities, has blocks that are only 200 ft x 200 ft. Whereas a commuter heavy city like Salt Lake City, has blocks that measure 1,000 ft x 1,000 ft. Cincinnati falls inbetween these extremes.

Cincinnati 400 x 400

- 35 -

Car-lite life US public transit ridership up

14% in 20166

smaller big-box properties on public transit lines have

higher values

than properties without public transit access6

Going so far as to say that people are leaving cars behind for good is a stretch. Ride sharing services like Uber and Lyft are immensely popular in the cities they serve. A study by the APTA (American Public Transit Association) found that people who use Uber or Lyft are also more likely to use public transit systems with 45% of responders saying they use the bus frequently and 50% using the train. Uber and Lyft experience their peak usage from 10pm - 4am on weekends, when most public transit systems are unavailable.15 Overall, ridership on public transit is rising in the US, up 14% this year.6 Cincinnati is adding a streetcar line to its system of public transit that will run between Findlay Market in Over-the-Rhine and Great American Ball Park on the riverfront. While controversial, the addition of this form of transit shows that

UBER/LYFT users who also use public transit

50% + 45% use a train

use a bus15

Cincinnati is placing an emphasis on refining public transit in the city. Properties along or near public transit systems have a higher value. With many cities looking to expand and refine their public transit systems, available sites along these routes are predicted to be first choice properties for developers. Because Cincinnati is a city with a complex geography, getting around without some type of motorized transportation is very difficult. Dubbed â&#x20AC;&#x153;the city of seven hillsâ&#x20AC;?, Cincinnati is segmented into the basin and the hillsides. While all of CBD and OTR are within the basin and easy to move between, getting from a basin neighborhood to a hillside neighborhood like Hyde Park or Clifton is more of a challenge. I donâ&#x20AC;&#x2122;t see people in this city giving up their cars completely, but potentially living with one vehicle per family and utilizing public transit. - 36 -

many big box retailers are

closing

100s

of stores in the coming years16

however companies like

small-scale living means

Target, CVS, IKEA, & whole foods

small( er ) scale shopping

are focusing on smaller stores

The extreme popularity and convenience of online shopping has hit retailers hard. Big-box retailers across the country are seeing declining sales and as a result, many of them have started closing stores in order to combat these losses. In fact over the next year, hundreds of stores will be closing.16 Department stores and large chain retailers are topping the list of companies that are closing large numbers of brick and mortar stores. The majority of the store closings are occurring in suburban areas, where these retailers may be the anchor store of a strip mall or shopping plaza. While closing stores is one way to cut losses, opening smaller stores may be a better choice. Target is the best example of this. They have expanded into urban markets better than any other big box retailer. Their CityTarget format opened its first location in 2012 and has since

expanded to 8 locations in Los Angeles, San Francisco, Seattle, Portland and Chicago. The approach with this store format is to bring a smaller, more curated selection to their urban customers, which allows them to cater to people living smaller-scale lives than their suburban ones. These stores are typically two or three levels, with cart escalators, and are in high traffic areas of the cities they are found in. These have been wildly successful for the retailer, and more stores are planned.17 Target is not the only one investing in a smaller store format. Home Depot18, CVS19, IKEA20, and Whole Foods21 are among other chains who are taking a chance on smaller stores. With the rise of the urban population, I expect many more retailers to make the move toward small format to keep in contact with their customers. - 37 -

MILLENnIALS born between

BOOMERS 21

US population of

1982 - 2004 75.4 million

Millennials are currently the largest generational cohort in America.21 Because they are such a large group, every type of business is trying to cater to their desires in order to capitalize on them. All of the aforementioned trends are largely being driven by millennials. They want to live a more social life, which means being closer to their friends, entertainment, work, and cultural destinations. Many companies are changing the way they do business in order to attract the top talent from this generation to their labor force. This generation is the most educated one ever, but that comes at a price. With the rising cost of a college education, the average student graduates with $21,400 in student loan debt, and for some students, this number is a lot higher. In 2012 71% of graduates from a four year college had student loan debt, which financially cripples them for years after graduation.22 For this reason, many millennials

recently became

largest generation passing baby boomers21

are avoiding making large financial investments, like buying a new car, getting married, buying a house, or having kids.6 Young professionals are who we always say plan on moving to the big city and staying there for a while. In truth, because of the housing shortage in core urban areas, most young professionals are priced out of the neighborhoods they desire. They want to live in urban areas, but simply cannot afford it, which has prompted the growth of cityâ&#x20AC;&#x2122;s inner ring suburbs. For most millennials, moving to the city is almost a rite of passage into adulthood.7 There is still a symbol of status associated with living in a downtown building.

- 38 -

born between

US population of

1946 - 1964 74.9 million

The second largest generational cohort in America21, boomers are retiring and spending big bucks on travel and entertainment. 99% of boomers are planning on traveling for fun in 2016, with multiple trips in mind.23 They are the generation with money to spend, and the free time to do what they want. Currently, they make up 28% of the population, which is comparable to the millennial cohort.23

control

70%

of the American net worth23

space for when the kids come to visit or other friends from out of town. The overall shortage of urban housing units increases their price, but if one generation can afford to move in, they can. 46% of boomers wan to live in a dense, walkable neighborhood for the same reasons as millennials do.10 They want to be closer to the action and closer to their social lives.

90% of baby boomers say that they would prefer to age in place than move into a retirement community or rest home.24 They want to stay connected to their friends and family and the environment that they are familiar with. While many are staying in their homes, a good number are looking to cut the burdens associated with home ownership out of their lives.14 This means moving into places that provide these services for them, namely apartment buildings or condo towers. You wonâ&#x20AC;&#x2122;t find them in a small one bedroom unit however. They want - 39 -

Project Drivers

S T E Social

Technology

Economic

The Modernist movement of architecture is a difficult style to preserve. It is a style that is not entirely beloved by the American people, which has made selling its need to be preserved to communities that don’t love it hard. Most modernist structures are part of what is known as the “recent past”, a flexible window of time that extends 50 years into the past from the current date. People tend to feel nostalgic for the things of their grandparent’s lives, but not their parent’s. Architecture of the modernist movement is also usually constructed with experimental materials that are difficult to restore or impossible to replace today.

Part of what made the original Terrace Plaza so unique is that it employed the most contemporary technology, and in some instances, new technology was created specifically for the building.1 In today’s world, technology is ever-changing, which makes keeping up with it difficult and expensive. The inability for the building owners to maintain and continuously modernize the building is largely what lead to its demise.1 Extensive research of contemporary technologies and how to make their implementation transient to keep up with the pace of innovation is essential.

E P

Environmental

Political

The re-use of a historic building is more environmentally friendly than building even the most efficient new construction. Because of all of the embodied energy associated with demolition and the concrete used in most large scale new construction, a new building would have to last 80 years in order to be as efficient as an average performing existing structure.27 Doing simple renovations to an existing structure to improve its efficiency is more cost effective than building an entirely new building.

Currently, this building is not listed on the National Register of Historic Places. Not having this designation or any type of local historic designation puts the building at a severe risk for demolition. In the event that a developer with a serious agenda were to purchase the property and plan a renovation, there would be no legal action that the city could take to stop the developer from making significant changes to the exterior. In the event that the building is listed on the National Register, the building would receive some legal protection.

National and State level Historic Tax Credits have allowed many cities to capitalize on their historic architecture for a fraction of the cost. The National Register of Historic Preservation and the State Historic Preservation Office issue tax credits to projects involving a property deemed to be historical by the Secretary of the Interior Office. All restorations must comply to the Secretary of the Interiors Standards for Rehabilitation in order to qualify for a tax credit up to 20%.25 In Ohio, a project may be eligible for a 25% credit if a property is listed on the National Register of Historic Places or is listed as a contributing structure in a National Register Historic District. Since the implementation of these tax credits, 398 historic buildings in Ohio alone have been rehabilitated and leveraged $4.4 billion in private redevelopment funding and federal tax credits.26

- 40 -

- 41 -

1. Cities are starting from the center. Again. • Most cities have reached their physical boundaries • Developer money is focused on urban core neighborhoods • High-demand walkable neighborhoods are centrally located

Themes & Insights

2. The American dream has a new definition. • Moving into a city is seen as a rite of passage for young adults • New developments are selling a lifestyle, not an apartment • People want to be closer to their peers and new experiences

3. People follow money. Money follows people. • Developers pick a target demographic and a neighborhood • People want to be in the new “hot” neighborhood • New services and amenities pop up in the area for those people

- 42 -

- 43 -

Precedents

- 44 -

Jeff Speck

Carew Tower

21c Museum Hotels

Morris Lapidus

W Residences

Rauh House

- 45 -

Literature - Jeff Speck

Typological - Carew Tower Carew Tower is the original “city within a city” mixed-use development. Also developed by Thomas Emery and Sons Co., this Art Deco complex in downtown Cincinnati was one of the first mixeduse complexes in America. Comprised of an office tower, a shopping arcade and the Netherland Plaza Hotel, this building was revolutionary in its time. Conceived with the idea that a public building should reflect the art and technology of the time, this building became the Art Deco masterpiece that served as the precedent for the Empire State Building in New York City.1

Jeff Speck is an American urban planner who focuses on walkable cities. His 2013 book Walkable City: How Downtown Can Save America One Step at a Time describes what he calls his “general theory of walkability”. According to this theory, there are four things that are essential to general walkability. The walk must be safe, useful, interesting, and comfortable for people to want to take it.13

and people interacting with one another in public places. They are places where economies and communities thrive because of constant exposure and foot traffic. With wide sidewalks, few vacant lots or surface parking lots, and a mix of architectural styles, the Terrace Plaza is in a prime location to be the centerpiece of a highly walkable neighborhood.

A safe walk is one that is not only well lit and familiar, but one that protects pedestrians from automobiles. A useful walk means that most aspects of daily life are within a short distance and are organized well. An interesting walk is just that. Tucked away plazas and diverse building styles contribute to this. A comfortable walk is one that makes the user feel protected in their environment. Wide open spaces often do the opposite of this.13 This theory is extremely pertinent in today’s development patterns because of the public’s desire to live a more pedestrian life. Successful urban centers are ones that have lively streets

I believe that this is an important resource to consult when planning the street level programs and how this building interfaces with the street. Currently, the building does not have a very inviting street presence and the carport at the entrance to the building detracts from the overall curb appeal. It will also be crucial to consider that the other side of W 6th Street is also much more car friendly than pedestrian friendly, which could work to an advantage for my project. Part of what will make this building great will also make the neighborhood great by bringing the life of Fountain Square down 6th Street.

- 46 -

While the shopping arcade has fallen on hard times, along with the rest of the downtown retail market, the hotel and office tower portions are still in fine form. I do believe that with more residents in the downtown area, the need for a high class shopping center will once again be relevant. Looking at the past tenants and how they worked together to provide the play-workstay lifestyle to the people of downtown Cincinnati will be important for my own project as that is something I am also hoping to achieve. Being the precedent to the Terrace Plaza itself makes this building an important one to look at when proceeding further into concept design development.

- 47 -

Typological - 21c Museum Hotels

Stylistic - Morris Lapidus

The 21c Museum Hotels are a small but growing brand of hotels that put contemporary art at the focus. The first location opened in Lousiville, Kentucky and was a major success. There are now five locations across the country with more planned to open. Their major draw is the large private collection of contemporary art that rotates between locations. The owners of the hotel chain had curated this large collection and wanted to make it accessable to the public in an approachable way. The lobby level of every hotel functions as the gallery space, which is open to the public, free of charge. There is also art interspersed within the other public spaces of the hotel and in the guestrooms. All five of the existing locations, and the projected locations have been designed by Deborah Burke Partners in New York City.28

Morris Lapidus is probably mostly known for his work in Miami Beach, Florida where his most iconic piece is the Fontainebleau Hotel. He considered himself a modernist but unlike his peers, he believed that “too much is never enough.” Signature elements of his designs include a mix of geometries, from chevrons to amoebas, bright colors, and a strong integration of lighting design into his spaces.29 He began as an interior designer, doing retail interiors for department stores. He actually designed the original interiors of the Bond department store that occupied half of the Terrace Plaza’s base.1 All of those interiors have been destroyed and were not well photographed, so we may never be able to understand what the space looked like originally.

What I really like about the 21c as a case study is how seamlessly they blend the art gallery and a secondary function. Because this is going to be a mixed use building with central lobby spaces, this is an important programatic device to study. This building also has a very strong history with modern art, and finding a way to show that history and connect the buiding into the present day art world is vital.

- 48 -

the Terrace Plaza. It is evocative of the past but seems futuristic, which is the direction this development is headed in. I also think it is appropriate to reference his work in other parts of the building besides the old Bond Department store. As one of the most renowned modernist designers, he is an ideal stylistic precedent to consider.

Lapidus’ work is just the kind of modernism that I think fits with the history and future of - 49 -

Typological & Stylistic - W Residences

Many other luxury hotel brands also include residences or serviced apartments at some of their locations. What I like about the W in particular is how much the design varies between locations. Each location is tailored to be representative of the culture and aesthetic in which it is placed. Dallas is different than Baltimore, and South Beach is different than Tel Aviv. This is the approach I would like to take when designing the residences of this project, while still including themes of Lapidusâ&#x20AC;&#x2122; work. Cincinnatiâ&#x20AC;&#x2122;s downtown does not have a clear cultural identity, which creates opportunities to craft a brand.

concierge, personal trainers, yoga and pilates instructors, and a private residential entrance.30 These are all things that a typical apartment building in Cincinnati, no matter how luxurious, cannot provide for its residents. I feel that because the building has a history as a hotel, living here should feel like staying in a top notch hotel. Increasing services and amenities can make up for the lower ceiling heights in the building. Making some of the units to be for more temporary stays would allow all of the corporate residents of downtown to put shortterm employees in a comfortable home that promotes Cincinnati as a metropolitan city.

The W Hotel brand is known for selling lifestyle along with beautiful rooms and high class amenities. They have signature elements like their FIT fitness center, Bliss spa, and Wet Deck outdoor pool among countless others. The great thing about being a resident at the W is that you have access to all of the same amenities as guests, and there are no usage restrictions. Other resident only perks include in-residence housekeeping services, 24/7

The above photograph is of a residential unit at the W New York in the Financial District.

- 50 -

Technical - Rauh House

Another local work, the Rauh House in the Woodlawn neighborhood of Cincinnati made headlines in 2015 for being the first Modernist residence in the state to receive a Preservation Merit Award from the Ohio Historic Preservation Office. One of the first International style homes in the state, the Rauh House was left in a state of disrepair following the properties abandonment in 2005. Five years later, the house was in such bad condition that it was considered for demolition. No one was really interested in purchasing and renovating the property, which is when the Cincinnati Preservation Association stepped in. They contacted Emily Rauh Pulitzer, the daughter of the original owners, to ask for the funding to properly restore this local landmark. This property is not listed on the National Register, therefore there would be no way to stop it from being demolished. Emily happily agreed to provide the funding for the project, with hopes that saving this piece of Modernist architecture would educate other people about the importance of works from the recent past. The house served as a museum that was open to the public for tours, but

was recently sold to a private owner with the understanding that they would maintain the property in itâ&#x20AC;&#x2122;s historic condition. Like with many Modernist buildings, restoration was challenging because of the unique materials that were used at the time of construction. The contractor was able to mitigate the removal of hazardous materials without damage to the existing structure, as well as find suitable replacement materials for those that are no longer available.31 The home was painstakingly repaired to its original 1938 condition and serves as a reminder of how important preserving artifacts from the Modern Movement are to our understanding and appreciation of history. The Rauh House is far from the first Modernist building to be neglected over time, and it is certainly no the last.

- 51 -

Conceptual Design Client Users User Journey Adjacencies Preliminary Program Stakeholder Map Value Proposition Concept Statement Core Program Elements Implementation of Concept

- 53 -

Client In theory, the main client for this project would be a real estate development company. Most likely, because of the size of the project, they would be a nationally known firm with a portfolio of historic, adaptive re-use projects. It is essential that the development company have a strong desire to adapt the building in a way that is sensitive to the existing architecture and the history of the building.

- 55 -

Users

User journey walks to work from apartment

goes out to lunch with co-workers

drives to work from apartment

runs mid-day errands

drives to work from house

picks up quick lunch

walks to grocery to pick up last minute dinner ingredients

has lunch from grocery vendor drives home

1. THE BACHELOR • 30s • Single, actively dating • Lives downtown in an apartment • Mid-level exec at a corporate company • Walks to work • Frequents the nearby bars and entertainment

2. THE EMPTY NESTERS • 50s • Married with adult children • Recently ditched the house for a 2BR apartment • Works in downtown • Drives to work • Is a regular at The Aronoff and its surrounding art district.

3. THE WESTCHESTER-ITE • • • • • •

40s Married with kids Lives in a typical suburb Works in downtown Drives herself to work Comes to the city for special occasions, family outings

walks back to work

gets late night food after bar

meets up with friends for drinks UBERs home to apartment

sees show at aronoff center

- 56 -

drives home from work

has dinner at upscale restaurant

walks home to apartment

- 57 -

walks home from work

adjacency matrix

PRELIMINARY PROGRAM Program

Nearby Adjacent Remote Not Related

SQ. FT.

Max OCC

Apartment Units

155,000

200

Outdoor Space

5,000

100

Bar

2,500

150

Coffee Bar

2,500

150

Urban Market

31,000

700

Fast Casual Restaurant

2,500

150

Nightclub

18,000

1,200

Spa

10,000

100

Lobby

10,000

200

Fitness Center

10,000

150

Up-scale Restaurant

6,800

Pool

12,000

175

Mid-scale Restaurant

6,500

200

Dine-in Entertainment Venue

50,000

500

Storage

50,000

mechanical up-scale restaurant

apartment tower

outdoor space

apartment lobby

mid-scale restaurant spa - fitness - pool storage bar - nightclub

dine-in theater dine-in entertainment venue

bar nightclub apartment units

coffee bar

mid-scale restaurant

bar

storage building lobby

coffee bar

urban market

fast cas basement

urban market

fast casual restaurant

STREET FRONTAGE

APARTMENT TOWER LOBBY

BUILDING LOBBY

outdoor space

up-scale restaurant

bar lounge

pool

fitness + spa section thru building looking south - 58 -

- 59 -

Stakeholder Map

Local Suppliers

Coffee Roasters

Food Distributor Business Owner/ Manager

Alcohol Distributor Local Breweries & Distilleries

Coffee Bean Distributor

Server/ Host Business Owner/ Manager

Business Owner/ Manager

Chef

Barista Spa Staff

Visitor

Bartender

Local Performers Theater Companies

Ticket Office

Entertainment Distributors

Housekeeping

MĂ˘itre dâ&#x20AC;&#x2122;

Business Owner/ Manager

Building Owner

Personal Trainer

Resident

Chef

Pool Staff Business Owner/ Manager

Cooking School Instructor Grocery Vendors

Business Owner/ Manager

Building Administrator Valet Door Man

Building Owner

Value proposition I believe that the right mix of tenants is what is essential to the success of this project. I have idenfitied two of my three users as people who could possibly live in this building, and one who would interact with it on a more macro level. For my two resident users, making this central downtown site available as housing puts them at the center of work and play in a unique piece of architecture. The addition of grocery to this building positively affects all three of my users as well as the entire downtown community. On a macro level, the remaining program elements contribute to the overall neighborhood by providing residents and workers places to grab lunch, meet up with friends, or catch a performance. By loading up the ground floor with a mix of large and small tenant spaces, life and vibrancy are brought to an otherwise quiet portion of W 6th Street.

Local Suppliers

Farmers Food Distributor

- 60 -

- 61 -

Living within art. Concept Statement

- 62 -

By re-imagining how people experience Modernist architecture in a way that is unique to Cincinnati, we will aid in shifting the once negative perception of the Terrace Plaza into one of appreciation.

- 63 -

Core Program elements

Urban Marketplace

Residences

Dine-In Theater

- 64 -

- 65 -

Urban Marketplace A market with an emphasis on local products and vendors, that also addresses lifeâ&#x20AC;&#x2122;s basic necessities in a unique way. More than just a store, this market would also act as a central space for people to engage with food and their community. With a space for cooking classes and a food incubator, this market would become CBDâ&#x20AC;&#x2122;s food hub.

Why it will work Plain and simple, downtown does not have a full service grocery store. Residents of this neighborhood cannot walk to get their groceries. The closest full service grocery stores are in Newport, KY and the Kroger in OTR. While most residents may have a car, making fresh food more accessible is essential to the continued growth of the neighborhood.

Why Terrace Plaza The open floor plan and higher ceilings of the department store block is perfect for this type of retail program. The size of the floor plates allow for a large amount of product, but are also good for spreading the program out onto multiple levels, which contributes to the urban feeling of the space. Such an important amenity to the community being in this building helps break the unpleasant connotation.

CLOCKWISE FROM TOP: Milwaukee Public Market; cart escalators at a City Target; Findlay Kitchen food incubator space; deli counter at Eataly Market in NYC - 66 -

map showing food retail - 67 -

Dine-in Theater A mixed entertainment venue that puts service and experience at the forefront of entertainment. With a variety of spaces to facilitate many types of entertainment, this venue brings “dinner and a show” together in one place.

Why it will work Currently there is not a movie theater in downtown. While regular theaters may not be doing so well, theaters that elevate the movie-going experience are seeing a difference in their business. More venue spaces at different sizes than the large stages at the Aronoff and the Taft allow for more acts and shows to come through Cincinnati, elevating our already prominent arts culture. People are willing to pay a premium for experience, which this theater will deliver on.

Why Terrace Plaza When you think of a theater you don’t think of windows, which is fine, because the base of the Terrace Plaza doesn’t have windows anyway. The unique shape of the building and it’s column grid create smaller theater sizes, which are ideal for the program, while the immense size of the floor plates allows for large lobby and back-of-house spaces.

FROM TOP LEFT: Alamo Drafthouse marquee; Alamo Drafthouse theater interior; 54 Below in NYC a dine-in cabaret and live music venue; The Edison in LA a unique take on combining f&b with entertainment and theming - 68 -

map showing arts & culture - 69 -

Residences Luxury residences with all of the amenities and services of a 5-star hotel. Perfect for both long-term and short-term guests, The Residences at the Terrace Plaza fill a gap in the CBD housing market. Modern styling with touches of history make these one-of-a-kind homes in an equally unique building.

Why it will work There is high demand for housing in all urban areas, and in Cincinnati especially. Downtown has a high occupancy rate for the existing apartments and more residential projects are in the development pipeline. The downtown housing market is a high end one, which justifies a project of this level. It is also worth considering all of the short-term residents the city has, from corporate employees that are in town for a few months on business to high profile film stars who may be in town shooting a movie. They have short time frames and high expectations. Empty Nesterâ&#x20AC;&#x2122;s who are wanting simpler lives will find the level of service to be ideal.

Why Terrace Plaza The hotel tower is ideal for transformation into residential units. With history as on of Cincinnatiâ&#x20AC;&#x2122;s most innovative hotels, becoming the cityâ&#x20AC;&#x2122;s first serviced apartment tower is a move that makes sense.

FROM TOP: Modern apartment interior, indicative of potential styling; the residences at the W New York. - 70 -

map showing residential buildings - darker orange is mixed-use - 71 -

Moving forward

Implementation of Concept

I believe that the three programmatic elements that will most strongly show my concept are the top floor Gourmet Room Restaurant, ground floor lobby, and the old hotel tower which I will be converting into apartments and the users journey through these spaces. What makes this building so unique is that it is one of the only Modernist buildings in downtown, and that it is the one that this city has the chance to interact with the most. The building has a bad reputation largely because the interiors lost their Modernist glory. In giving that back to people both privately and publicly, we have the biggest opportunity to impact the people of downtown Cincinnatiâ&#x20AC;&#x2122;s perception of this building. What makes the 21c Hotel so unique its art collection, but you canâ&#x20AC;&#x2122;t live at the 21c. By creating residences in a building that has such a strong connection to modern art, a unique opportunity is created. To live among the beautiful architecture and the best in modern art is an opportunity that is not available to downtown. The Gourmet Room is the most iconic of the buildingâ&#x20AC;&#x2122;s public spaces, which is why I chose that as my public space. Even without the art, the views are unparalleled in the city.

- 72 -

- 73 -

- 74 -

- 75 -

Codes & Sustainability Zoning Requirements Code Requirements Sustainability Issues Ethical Issues

- 77 -

Zoning Requirements

Code Requirements

The Terrace Plaza is located at 15 W 6th Street, which is not part of any local or national historic district. This address falls within the zoning district of Downtown Development (DD), usage sub-district A. The land use regulations for this district allow the following as well as many other uses.

Parking is not required for the conversion, renovation or change in use of an existing building. The Terrace Plaza is located in parking sub-district W, which means that any new parking I may add must be in the form of a parking garage. My proposed uses require the following number of spaces:

• • • • • •

• • • • •

multi-family residential drinking establishments restaurants (drive-thrus not permitted) food markets (drive thrus not permitted) food preparation indoor or small scale recreation or entertainment • parking facilities The Terrace Plaza is also located on a commercial continuity block, requiring 60% of the ground floor to be used for a commercial purposes. All of the DD zoning district also must have a ground floor transparency of 60%.

- 78 -

movie theater - 1 per 5 seats food markets - 1 per 150 sq. ft. drinking establisments - 1 per 150 sq. ft. full service restaurants - 1 per 150 sq. ft. residential - 0 for up to 20 units, .75 per unit for every additional unit

This project must meet the following codes: • • • •

National Fire Protection Code (NFPA) International Building Code (IBC) Life Safety Code Americans with Disabilities Act (ADA)

According to the International Building Code, the various spaces within this building are listed as the following occupancy groups. • • • • • • • • • •

Dine-in Theater - Assembly A-1 Restaurants - Assembly A-2 Nightclub - Assembly A-2 Bar - Assembly A-2 Coffee Bar - Assembly A-2 Swimming Pool - Assembly A-3 Fitness Center - Assembly A-3 Urban Market - Mercantile Spa - Mercantile Apartments - Residential R-2

The maximum number of occupants will vary by space. An estimated occupancy load for each space can be found on page 58 of this book. Because of the square footage of each programmed space, there are no spaces that have a maximum occupant load of less than 50 people. This will require there to be at least two fire rated exits for every space. The maximum distance to an exit without an overhead sprinkler system is 200 feet, and the maximum distance with an overhead sprinkler system in 250 feet. All fire stairs must be a minimum of 44 inches wide to accomodate for the occupancy load. These stairs must have handrails on both sides. Likewise, all corridors must be 44 inches wide.

- 79 -

Sustainability Issues

Ethical Issues

In other developing neighborhoods, there is a strong pattern of unsustainable economical development that is causing a boom in these neighborhoods that may not remain if they lose their trendy appeal. I am strongly against development for developmentâ&#x20AC;&#x2122;s sake, and have not approached this project with the mentality that this project should be trendy or one dimensional. I believe that the other development that is taking place in the CBD area is more conscious of strengthening the neighborhoodâ&#x20AC;&#x2122;s long-term presence, and I want this project to contribute to that.

The Central Business District is not what I would call gentrified, but it does not promote itself as a neighborhood with much diversity in terms of housing options. Most of the housing stock is luxury apartment buildings or condominiums. These range from having very high rents to ones that are mid-range for the region. I am expecting the residential rents in this building to be in the higher portion of the bracket, which is almost a necessity to offset the massive restoration costs. I would expect that some people would chide this project for not doing more to contribute to the shortage of affordable housing in the neighborhood.

- 80 -

- 81 -

Bibliography Text Citations Photo Citations

- 83 -

Text Citations

Photo Citations

1) Tubb, Shawn Patrick, Aaron Betsky, and Sue Ann. Painter. Cincinnati’s Terrace Plaza Hotel: An Icon of American Modernism. Cincinnati, OH: Cincinnati Book Pub., 2013. Print. 2) “Where We Work Central Business District.” 3CDC. 3CDC, n.d. Web. 09 July 2016. http://www.3cdc.org/where-we-work/central-business-district/ 3) Wallace, Nick. “The Best Cities for New College Grads.” SmartAsset.com. Smart Asset, 26 Apr. 2016. Web. 09 July 2016. 4) “Changing Demographics in Downtown Cincinnati Encourages Urban Development, CBRE Research Finds.” Changing Demographics in Downtown Cincinnati Encourages Urban Development, CBRE Research Finds. CBRE, 14 Oct. 2014. Web. 21 May 2016. 5) United States. Census Bureau. Growth in Urban Population Outpaces Rest of Nation, Census Bureau Reports. United States Census Bureau, 26 Mar. 2012. Web. 10 July 2016. 6) Wirth, Anthony, and Marc Rasmussen. “US Urbanization Trends: Investment Implications for Commercial Real Estate.” U.S. URBANIZATION TRENDS: (n.d.): n. pag. CBRE. Jan. 2015. Web. 21 May 2016. 7) Frizell, Sam. “Here’s Why Americans Are Fleeing the Suburbs.” Time. Time, 25 Apr. 2014. Web. 21 May 2016. 8) “Core Values: Why American Companies Are Moving Downtown.” Smart Growth America. Smart Growth America, 18 June 2015. Web. 21 May 2016 9) Wall, Andrew J., and Ricky R. Dennis. “Cincinnati Office Market Finishes 2015 Strong.” Office Market Outlook (2015): n. pag. Colliers International. Colliers International. Web. 10 July 2016. 10) Adler, Ben. “Want to Encourage the Development of Walkable Neighborhoods? Fix This.” Grist. Grist, 25 Feb. 2016. Web. 21 May 2016 11) 45202 Neighborhood in Cincinnati.” Walk Score. Walk Score, n.d. Web. 16 July 2016. 12) “Cincinnati Neighborhoods on Walk Score.” Walk Score. Walk Score, n.d. Web. 16 July 2016. 13) Speck, Jeff. Walkable City: How Downtown Can Save America One Step at a Time. New York: North Point, 2012. Print. 14) Black, Sam. “Walkability Means Mixed-use Development Opportunities | NAIOP.” Walkability Means Mixed-use Development Opportunities | NAIOP. Smart Growth Alliance, Spring 2015. Web. 21 May 2016. 15) Williams, Mantill. “Public Transportation.” Uber and Lyft Users More Likely to Use Public Transit Frequently, Own Fewer Cars And Spend Less on Transportation. American Public Transit Association, 15 May 2016. Web. 21 May 2016. 16) Farfan, Barbara. “Store Closings 2016; All US Retail Chain Store Locations To Be Closed.” About.com Money. N.p., 17 May 2016. Web. 17 July 2016. 17) Fitzpatrick, Hayley. “Target Is Quietly Opening a New Kind of Store in Cities across America.” Business Insider. Business Insider, Inc, 06 July 2015. Web. 11 July 2016. 18) “Home Depot Alters Urban Store Format.” FloorDaily.net. N.p., 17 July 2016. Web. 17 July 2016. 19) “CVS/pharmacy’s Clustering Initiative Seen in Urban Store Format.” Drug Store News. N.p., n.d. Web. 17 July 2016. 20) Zwiebach, Elliot. “Whole Foods Opens ‘streamlined’ 365 Store.” Whole Foods Opens Streamlined 365 Store. Supermarket News, 25 May 2016. Web. 17 July 2016. 21) Fry, Richard. “Millennials Overtake Baby Boomers as America’s Largest Generation.” Pew Research Center RSS. Pew Research Center, 25 Apr. 2016. Web. 11 July 2016. 22) “Student Loan Debt History.” Student Loan Debt History. Federal Reserve Bank of New York, 29 Mar. 2013. Web. 11 July 2016. 23) Kopp, Carol M. “5 Retirement Trends for 2016 | Investopedia.” Investopedia. N.p., 21 Jan. 2016. Web. 12 July 2016. 24) Gerace, Alyssa. “AARP: Seniors’ Desire to Age in Place Faces Serious Challenges.” Senior Housing News. N.p., 20 Dec. 2011. Web. 17 July 2016. 25) United States. National Park Service. “Tax Incentives—Technical Preservation Services, National Park Service.” National Parks Service. U.S. Department of the Interior, 1976. Web. 12 July 2016. 26) “Community Grants, Loans, Bonds, and Tax Credits.” Ohio Historic Preservation Tax Credit Program. Ohio State Historic Preservation Office, n.d. Web. 17 July 2016. 27) “The Greenest Building: Quantifying the Environmental Value of Building Reuse.” (n.d.): n. pag. National Trust for Historic Preservation. Preservation Green Lab, 2011. Web. 17 July 2016. 28) “Cincinnati Museum Hotel | 21c Museum Hotel Cincinnati.” 21c Cincinnati. 21c Cincinnati, n.d. Web. 18 July 2016 29) Rothstein, Mervyn. “Morris Lapidus, an Architect Who Built Flamboyance Into Hotels, Is Dead at 98.” The New York Times. The New York Times, 18 Jan. 2001. Web. 17 July 2016. 30) “W New York Downtown - The Residences.” W New York Downtown - The Residences. W New York Downtown, n.d. Web. 19 July 2016. 31) “Frederick and Harriett Rauh House.” Ohio History Connection. Ohio History Connection, 2013. Web. 17 July 2016.

- 84 -

Front Cover: http://www.som.com/projects/terrace_plaza_ hotel Page 4: http://picasaweb.google. com/110685445162618849055/TerracePla zaCincinnati?gsessionid=q4r6IIhRynobhzc2 aE_azg#5344673330047872418 Page 18: http://archpaper.com/2016/04/dennison-hotel/ http://www.yelp.com/biz_photos/piatt-park-cin cinnati?select=kZZs_8K1S4x829v_kMO3Sw http://www.bizjournals.com/cincinnati/ news/2016/04/21/battle-over-downtownsformer-terrace-plaza-hotel.html Page 20: all - http://www.som.com/projects/terrace_ plaza_hotel Page 21: http://www.bizjournals.com/cincinnati/ news/2016/04/27/get-a-look-inside-theformer-terrace-plaza-hotel.html Page 31: https://roadtrippers.com/stories/ celebrate-opening-day-cincinnatistyle?lat=40.80972&lng=-96.67528&z=5 http://www.planetizen.com/files/images/ walkable%20street%202.jpg https://en.wikipedia.org/wiki/Cincinnati_ Streetcar#/media/File:First_Cincinnati_CAF_ streetcar_being_towed_along_track_during_ testing_in_Nov_2015.jpg http://alfa-img.com/show/target-state-streetchicago.html http://www.truelovv.com/category/general/ http://bartzandbergen.com/retirement/7strategies-planning-income-retirement/ Page 32: https://roadtrippers.com/stories/ celebrate-opening-day-cincinnatistyle?lat=40.80972&lng=-96.67528&z=5 Page 33: http://www.smartgrowthamerica.org/corevalues/map Page 34: http://www.planetizen.com/files/images/ walkable%20street%202.jpg Page 35: Maps from Google Maps

Page 39: http://bartzandbergen.com/retirement/7strategies-planning-income-retirement/ Page 45: http://www.ted.com/talks/jeff_speck_the_ walkable_city http://www.jdlwarm.com/portfolio_cat/downto wnmidriseandhighrise/#!prettyphoto[493]/4/ http://openbuildings.com/buildings/21cmuseum-hotel-penthouse-profile-39490/ media/225707/show http://www.loc.gov/pictures/item/ gsc1994005176/PP/ http://www.wnyresidences.com/residences/ http://cincinnatipreservation.org/causes/therauh-house/ Page 46: http://www.ted.com/talks/jeff_speck_the_ walkable_city Page 47: http://www.jdlwarm.com/portfolio_cat/downto wnmidriseandhighrise/#!prettyphoto[493]/4/ Page 48: http://openbuildings.com/buildings/21cmuseum-hotel-penthouse-profile-39490/ media/225707/show Page 49: http://www.loc.gov/pictures/item/ gsc1994005176/PP/ Page 50: http://www.wnyresidences.com/residences/ Page 51: http://cincinnatipreservation.org/causes/therauh-house/ Page 56: http://fashionbuzzy.com/post/140442840483/ street-style http://bartzandbergen.com/retirement/7strategies-planning-income-retirement/ http://www.cyndispivey.com/2015/09/01/26days-of-fall-fashion-day-1/ Page 65: https://comfyhouse.blogspot.com/2012/05/ milwaukee-public-market.html https://crunkletonblog.wordpress. com/2015/04/21/huntsville-speaks-viewbrew-movie-theatre/2-for-1-tickets-at-alamodrafthouse-534902-regular/ http://www.livingroomsgallery.com/2016/01/ how-do-i-decorate-my-small-living-room.html

Page 36: https://en.wikipedia.org/wiki/Cincinnati_ Streetcar#/media/File:First_Cincinnati_CAF_ streetcar_being_towed_along_track_during_ testing_in_Nov_2015.jpg

Page 66: https://comfyhouse.blogspot.com/2012/05/ milwaukee-public-market.html http://www.onehungryblonde.com/blog/eataly http://imgur.com/gallery/tKxJwCn http://findlaykitchen.org/classes-events/

Page 37: http://alfa-img.com/show/target-state-streetchicago.html Page 38: http://www.truelovv.com/category/general/

Page 67: Map by author Page 68: http://www.kgns.tv/home/headlines/Alamodrafthouse-may-come-to-Laredo-261020411.

- 85 -

html https://crunkletonblog.wordpress. com/2015/04/21/huntsville-speaks-viewbrew-movie-theatre/2-for-1-tickets-at-alamodrafthouse-534902-regular/ https://54belowpodcast.wordpress.com/ about/ http://happeningindtla.com/wp-content/ uploads/2016/05/edison_13-1102x800.png Page 70: http://www.livingroomsgallery.com/2016/01/ how-do-i-decorate-my-small-living-room.html http://www.wnyresidences.com/residences/ Page 73: http://picasaweb.google. com/110685445162618849055/TerracePla zaCincinnati?gsessionid=q4r6IIhRynobhzc2 aE_azg#5345464827566893330 http://picasaweb.google. com/110685445162618849055/TerracePla zaCincinnati?gsessionid=q4r6IIhRynobhzc2 aE_azg#5345466274335741410 Page 74: http://lemanoosh.com/publication/ httpscompetition-adesignaward-compress-kitphpkit46238-2/ https://www.flickr.com/photos/ burciny/20236971311/ http://www.skirtcollective.com/wp-content/ uploads/2014/12/o-WOMAN-LOOKING-OUTWINDOW-AT-CITY-facebook.jpg http://www.thevaultfiles.com/2016/04/decorinteriors-file-one-room-challenge_13.html Page 75: https://www.1stdibs.com/furniture/walldecorations/contemporary-art/encausticpaintings-lonney-white-iii/id-f_4567933/ http://images.finelightingnews.com/2016/02/ Irain-137.jpg http://images.finelightingnews. com/2016/02/Irain-137.jpg http://www.knoll.com/product/barcelona-chair https://s-media-cache-ak0.pinimg.com/ originals/30/ae/eb/30aeebdf5546083540c4c1 9111670a23.jpg Page 78: Map from Cincinnati Zoning Code Page 79: Scan from The Codes Guidbook for Interiors All maps and diagrams by author unless otherwise specified

Appendix Condensed 2010 Census

- 87 -

Condensed 2010 Census

- 88 -

- 89 -

- 90 -

- 91 -

- 92 -

- 93 -

- 94 -

- 95 -