the commercial evolution of over-the-rhine, cincinnati, oh · sloane boutique rock paper scissors...
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The Commercial Evolution of Over-the-Rhine, Cincinnati, OH
Thesis research by Daniella BeltranMaster of Community Planning, 2017
University of Cincinnati
photo: 365cincinnati.com/wp-content/uploads/2014photo: digital.cincinnatilibrary.org
“If you’re from out of town, this is where you go. If you’re from [Cincinnati], this is the neighborhood to be in.” - Allen Woods, Mortar
photo: Chris Lowry, 2016 photo: cincinnatiparks.com
photo: findlaymarket.org
WASHINGTON PARK
ZIEGLER PARK
N
W E
S
for more info visit www.otrchamber.comMap production made possible by the City of Cincinnati and The Corporation for Findlay Market.
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PERSONALSERVICESFITNESS PARKING
RED BIKEBIKE SHARE
GALLERIES
FINDLAY MARKET2 BLOCKS NORTH
(see back)
THE HOOP &NEEDLE
SWITCHLIGHTING& DESIGN
ANOTHERPART OF THE
FOREST
XTREMEFASHION
THE MONROEBOUTIQUE
SMITTY'S
PARK+VINE
MICA 12/V
URBAN EDEN
THE HONEYHUT BOUTIQUE
EVERY FLY GIRL
KROGER
LIBBYSEAMLESS TRANSITION
SLOANEBOUTIQUE
ROCK PAPERSCISSORS
CITY GEAR
PET WANTS
COUTURECOUTUREBOUTIQUE
THE LITTLEMAHATMA
WOODENNICKEL
HOMAGE
STEAMWHISTLE
LETTERPRESS
SHELL GAS STATION
SUDER’S ART STORE
ORIGINALTHOUGHTREQUIRED
SHOPS
THE GA
RAGE
OTR
SEGW
AY OFCIN
CINN
ATI
RAGG ADDICT
FRAMESHOP
SWEET SISTA
HSPLA
SH
JACK WOODGALLERY
OFF THE VINE
ARTICLE
ROOKWOODPOTTERY
SIMPLE SPA
CE
PICNIC & PAN
TRY
AMERICANLEGACY TOURS
MANNEQUIN
ZURI HANDMADE
WIESNKOENIGUSA
BREWERYDISTRICT
SYMPHON
Y HO
TEL
GRAETER’S
HAPPY BELLY
PONTIACBOURBON & BBQ
SENATE
NICOLA’S
STREETPOPS
BOBA CHABUBBLE TEA
HEN OF THEWOODS
BAKERSFIELD
TUCKER'S
VENICE ONVINE
ABIGAIL STREET
CINCY BYTHE SLICE
GOODFELLA’SPIZZERIA
COFFEEEMPORIUM
THE AN
CHOR
QUAN HAPA
SHADEAUBREADS
TASTE OF BELGIUM
EATERIES
JOE'S DINER
ON SYCA
MORE
A TAVOLA BAR & TRATTORIA1215 WINE
BAR &COFFEE LAB
IRISBOOKCAFE& GALLERY
,
COLLECTIVEESPRESSO
LUCY BLUEPIZZA
SUBWAY
ZULA
SALA
ZAR
KAZE
HOLTMAN’SDONUTS
SWEET PETIT
THE EAGLE
ALABAMAFISH BAR
BREZEL
GOMEZ
MACARONBAR
THEMERCER
REVOLUTIONROTISSERIE
TUCKER’S
RELIGIOUS ORGS
GO DUTCH
CITY CENTER
GREENBUILDING
CONSULTING
URBAN SITES
PATRICIA FEGHALI ESQ
IMPULCITY
CONTACTCENTER
BRICKSTONE
COMEY &SHEPHERD
FREE STOREFOODBANK
TOPIC DESIGN
OTR CHAMBER
SARAHCENTER
THEBRANDERY
SQRL
PB&J
CITY STUDIOSA
RCHITECTURE
4EG
WEST ENDLOAN
ENVOI
BUSCH ELEVATOR
ALLSCREEN
CHAD SHACK
NEW REPUBLICARCHITECTURE
LOHRE &A
SSOCIATES
SCHICKELDESIGN
ARTW
ORKS
ARTSW
AVE
CT LAW
NECCO
LIGHTBORN
E
GRAY & PAPE
LUTZMARKETINGCOLDWELL
BANKER
TRISTATEVALET
A359 ARCHITECTS
COMMONSON MAIN
OTR
COMM
UNITY
HOUSING
MCINTURFARCHITECTS &ASSOCIATES
RYAN KURTZPHOTOGRAPHY
STOUGHGROUP
TEACH FORAMERICA
NEOCOMCINCINNATI
DEVELOPMENTFUND
EDEN FLORA
L
BRASHEARBOLTON
BAYER BECKER
SPICEFIRENORTHPOINTE
GROUPKURT PLATTEARCHITECTS
MUNOZAGENCY CORE
RESOURCES
BPBS LAW
CINTRIFUSE
MICHA
EL UHLEN
HAKE
ARCHITECT
BA
IRPROPERTIES
BDR DESIGN
3CDC
AGAR
JYSPRODUCTIONS
ELECTRONICART
OTR SALESCENTER
HOLTMAN’SOFFICE
MERCERCOMMONS
LEASING
OTR PRODUCTIONHOUSE
LEARN
ING
THROUGH ART
7/79 VIDEO
STUDIOVERTU
IWS
WE HAVEBECOMEVIKINGS
FUTURE BLOOMS
RED BIKE
ACANTHUS
ST. FRANCISSCHOOL
ART ACA
DEMY
OF CINCIN
NATI
ROTHENBERGPREPARATORY
ACADEMY
SCHOOL FOR THE CREATIVE & PERFORMING ARTS
OFFICES +EDUCATION
PEASLEECENTER
UPTOWNARTS
DROP INN
CENTER
CREATIVEDEPARTMENT
CINCINNATISQUASH
ACADEMY MIAMI UNIVCENTER
TENDER
MERCIES
HOMELESS
COALITION
JOBS PLUS
THUNDERDOMEHQ
GRANDINPROPERTIES
FRAMERI
MELASAGROUP
BOWTIECAUSE
OO
HO
LOG
Y
FOTOFOCUS
SOL DESIGN
GRIFOLS PLASMACARE
GRAMMERS
RAFTELIS
BILTARCHITECTS
CHEERS TO ART
KNOWTHEATRE
THECABARET
ENSEMBLETHEATRE
MEMORIALHALL
EMERY THEATRE(PENDING RENOVATION)
CIN
CIN
NAT
IB
ALL
ET
CHRISTIANMOERLEINBREWERY
WOODWARDTHEATER
THEATER + VENUES+ ENTERTAINMENT
THE ERICH KUNZELCENTER FOR THE ARTS
MUSIC HALL
CINCINNATI SYMPHONY/POPS ORCHESTRA
CINCINNATI OPERA
MAY FESTIVAL
PORTER’SPINBALLPARLOUR
THE TRANSEPT
ELEMENTZ
CLAY STREETPRESS
FUEL
HORSESHOECINCINNATI
2 BLOCKS EAST
FOUNTAINSQUARE
5 BLOCKS SOUTH
JIM BROFFT
SALON
CENTRA
L
COREMOVEMENT
BUSINESS CTR
HICKS & MANN
ATM
US BANK
FITNEXT
THEBUNKHAUS
YMCA
MAIN STREETYOGA
YOU DO YOGA
WEEKENDBEAUTYLOUNGE
CROSSROADHEALTH CENTER
INCREDIBLECREATIONS
NICK TU
TTLEGUITA
RSTUDIO
SUN CITY
FINALTOUCHES
LITTLE STEPSDAYCARE
ATM
ATM
ATM
MOTR PUB
MR. PITIFUL’S
MIXXULTRA LOUNGE
LACKMAN
NEON’S
RHINEH
AUS
HALFCUT
JAPP’S ANNEX
JAPP'S
BELOW ZERO
LOUNGE
THE DRINKERY
BARS + PUBS
LACHEY’S
LIBERTY’S BAR & BOTTLE
TAFT’S ALE HOUSE
BAR
THE YOGA B
AR
LOW
SPARK
16-BIT BAR+ ARCADE
WASH PARKART
VENUE 222
RICHARD BUTZGALLERY
1305 GALLERY
ART BEYONDBOUNDARIES
FRIARS STUDIO
HA
RVESTG
ALLERY
PENDLETONART CENTER
3 BLOCKS EAST
SALVATIONARMY
FRANCISCAN MEDIA
ST. FRANCIS SERAPH
NEW UNITY CHURCH OF
GODPRINCE OF
PEACE
CITY GOSPELMISSION
UNIVERSALCHURCH OF
CHRIST
THEGATHERING
SALEM UNITEDCHURCH OF
CHRIST
ST. PETER CLAVER LATIN
SCHOOL
HIGHERBRANCHES
NASTTRINITY
OLD SAINTMARY’S
MASJIDAL-ASHAD
FIRSTLUTHERAN
JOB & FAMILYSERVICES
photo: Chris Lowry, 2016photo: cincinnati.com
photo: Cinci Public Library photo: 3cdc.org photo: 3cdc.org
PHYSICAL SETTING
ACTIVITY
IMAGE/MEANING
SENSE OF PLACE
SENSE OF PLACE
ACTIVITY
IMAGE/MEANING
PHYSICAL SETTING
ACTIVITY
IMAGE/MEANING
PHYSICAL SETTING
Sense of Place Theory
Daniel Canter, psychologistJohn Montgomery, urban designer
Loss of Sense of Place, 1920s-2000s
• Prohibition & national economic decline disrupts activities in the neighborhood
• Physical deterioration ensues
• Image of place unravels
SENSE OF PLACE
IMAGE/MEANING
PHYSICAL SETTING
ACTIVITY
Municipal Activities of the City of Cincinnati, 1936
germany.info_HKSchade
RESEARCH QUESTIONS
1. How has the organization of commercial uses within Over-the-Rhine changed since 1930?
2. Does the current commercial development strategy follow historical patterns?
SENSE OF PLACE
ACTIVITY
IMAGE/MEANING
PHYSICAL SETTING
?
Commercial/Retail Categories
Commercial Categories Types within Retail Categories
Bar/Restaurant
Wholesale
Fun
RunDestination
Entertainment
Auto-oriented
Industrial
Parking/Garage
FINDINGSCommercial Landscape in 1930
1930 OTR Population: 30,949
0100,000200,000300,000400,000500,000600,000700,000800,000
1930 Listed Commercial SF
7%3%
7%
27%
12%9%
4%
19%
12%
1930 Commercial Uses Based on SF (Total = 2,666,093 SF)
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Central Avenue, 1928
Bench workers and machinists at Schreiber & Sons Co., 1889
German notary business
Grammer’s Cafe, since 1872
FINDINGSCommercial Landscape in 1961
1960 OTR Population: 27,577
0100,000200,000300,000400,000500,000600,000700,000800,000
1961 Listed Commercial SF
6%7%
5%
22%
13%4%9%
10%
23%
1%
1961 Commercial Uses Based on SF(Total = 2,666,093 SF)
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
Moerlein Brewery Co., since
Our Daily Bread, former IGA food store in 1960s Pendleton Art Center, former French Bauer Inc. building
FINDINGSCommercial Landscape in 1993
1990 OTR Population: 9,572
0100,000200,000300,000400,000500,000600,000700,000800,000
1993 Listed Commercial SF
1%2% 6%
10%
3%1%
15%
4%10%
48%
1993 Commercial Uses Based on SF(Total = 2,666,093 SF)
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
Kroger grocery store at 1410 Vine Street, c. 2002 Emery Audiitorium maintains in use since 1911, closes around 1998
FINDINGSCommercial Landscape in 2017
2015 OTR Population: 5,709
1% 6%7%
8%
4%
3%
28%4%
4%
35%
2017 Commercial Uses Based on SF(Total = 2,666,093 SF)
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
0100,000200,000300,000400,000500,000600,000700,000800,000
2017 Listed Commercial SF
Queen City Radio from 1920 to today has been a gas station, and now bar/restaurant
The building where Nicola’s can currenlty be found was once a cabinent making company. Before then it was the garage to French-Bauer Inc.
1409 Vine St
6%7%
5%
22%
13%4%
9%
10%
23%
1%
1961 Commercial Composition
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
7%3%
7%
27%
12%
9%
4%
19%
12%
1930 Commercial Composition
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
6%7%
5%
22%
13%4%
9%
10%
23%
1%
1961 Commercial Composition
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
1%2% 6%
10%
3%1%
15%
4%10%
48%
1993 Commercial Composition
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
1% 6%7%
8%
4%
3%
28%4%
4%
35%
2017 Commercial Composition
Auto-oriented
Bar/Restaurant
Entertainment
Destination
Industrial
Fun
Parking
Run
Wholesale
Not in Use Since 1930
5%10%
43%13%
29%
1930 Retail Uses in SF
Bar/Restaurant
Entertainment
Destination
Fun
Run
1930 Commercial Composition
1993 Commercial Composition
2017 Commercial Composition
1961 Commercial Composition
LEGEND
11%
8%
34%
5%
16%
26%
1961 Retail Uses in SF
Bar/Restaurant
Entertainment
Destination
Fun
Run
Not in Use Since 1930
3% 9%
15%
2%7%64%
1993 Retail Uses in SF
Bar/Restaurant
Entertainment
Destination
Fun
Run
Not in Use Since 1930
10%
12%
12%
5%6%
55%
2017 Retail Uses in SF
Bar/Restaurant
Entertainment
Destination
Fun
Run
Not in Use Since 1930
1930 1961
1993 2017
RETAIL USES
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
Square Footage Allocations per Year by Commercial Use Category
1930
1961
1993
2017
CONCLUSIONS
1. How has the organization of commercial uses within Over-the-Rhine changed since 1930?
Current patterns make partial use of historically driven backbones: Vine Street and Main Street
Dominance of uses in one part of the neighborhood (Concentrated reactivation)
Wants are offered more than needs
Bars/restaurants are clustered rather than spread
Commercial uses can be found in spaces previously non-commercial
CONCLUSIONS
2. Does the current commercial development strategy follow historical patterns?
Culturally acknowledged uses have maintained
New east-west connection between commercial districts and Washington Park
Commerce is driving population, rather than people driving commerce
Lack of opportunities to build wealth/participate in a consistent or growing economy
RECOMMENDATIONS
•Increase “destination,” “run,” and “fun” businesses
•Increase industrial opportunities to balance consumption with production
-maker movement, fashion, distribution
•Establish rootedness - value long-standing residents
•Extend the north-south corridors to full length
•Motivate a corridor along McMicken Ave.
•Include people in the process of expanding OTR’s sense of place (physical, activities, imagery)