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BLOOM

The

A Catalytic Project to the Revitalization of the Bond Hill Business District


EXECUTIVE SUMMERY OUR PROJECT THE BLOOM INCLUDES AN EXTRAORDINARY FOOD HALL, BECOMING A DESTINATION FOR ALL TYPES OF CONSUMERS FOR WEEKDAY LUNCHES, AFTER-WORK DRINKS, BRUNCHES ON THE WEEKENDS AND DATE NIGHTS. WITH MANY FOOD OPTIONS AVAILABLE AT THIS “ONE-STOP SHOP” EVERY MEMBER OF ANY GROUP WILL FIND SOMETHING TO EAT THEY WILL ENJOY. COUPLED WITH A BEAUTIFUL BEER GARDEN WITH A ROOFTOP VIEW, THIS AREA OF OUR DEVELOPMENT IS OUR CORNERSTONE AND WILL BE A GATHERING SPOT FOR THE ENTIRE COMMUNITY. TO CREATE AND MAINTAIN LOCAL FOOD VENDORS, DIRECTLY TO THE SOUTH OF THE FOOD HALL WILL BE A NON-PROFIT KITCHEN INCUBATOR PROGRAM THAT WILL HAVE DIFFERENT USES. IT WILL OFFER KITCHEN SPACE AND EQUIPMENT FOR BOTH COMMERCIAL AND PUBLIC USE, OFFER UNUSED SPACE TO THE FOOD HALL, PARTNER WITH LOCAL FOOD TRUCKS, AND WARP UNSKILLED LABORERS INTO PROFESSIONAL CHEFS THROUGH THE EDUCATION PROGRAM . ACCORDING TO THE NATIONAL BUSINESS INCUBATION ASSOCIATION, 87% OF BUSINESSES THAT HAVE GRADUATED FROM AN INCUBATION PROGRAM ARE STILL IN BUSINESS WITHIN FIVE YEARS, VERSUS 50% OF THOSE THAT HAVE NOT HAD THIS SUPPORT. OUR MIXED USE DEVELOPMENT, “THE BLOOM” IS EXACTLY THE KIND OF INVESTMENT AND ENERGY NEEDED TO BRING BOND HILL PROUDLY INTO ITS 150TH YEAR AND BEYOND. CONTAINING RETAIL, OFFICE SPACE, RESIDENTIAL AND ADDITIONAL COMMUNITY PROGRAM SPACE, THE BLOOM, WILL CREATE OPPORTUNITIES TO CAPITALIZE ON ALL OF THE PEOPLE WHO TRAVEL NEAR OR THROUGH THE BUSINESS DISTRICT EVERY DAY, BUT MOST IMPORTANTLY GIVE BOND HILL RESIDENTS A SAFE, CENTRAL, AND EXCITING PLACE TO BE. ADDITIONALLY, IN TERMS OF RETAIL, WE ARE PLANNING A SPACE FOR A CO-OP, OR SMALL FORMAT LOCAL GROCER, IN THIS DEVELOPMENT. WE HEARD FROM COMMUNITY LEADERS AND RESIDENTS ALIKE THE NEED FOR FRESH PRODUCE, AND OUR RESEARCH PROVED THAT THIS AREA IS A FOOD DESERT. THERE WILL BE SEVERAL OTHER RETAIL SPACES FOR LOCAL CLOTHING, APPAREL, ARTS, AND OTHER VENDORS WHO ARE LOOKING TO BE INVOLVED WITH THE NEXT UP-AND-COMING NEIGHBORHOOD OF CINCINNATI. OUR MARKET-RATE APARTMENT COMPLEX WILL CATER A NEW GENERATION OF PEOPLE LOOKING FOR AFFORDABLE HOUSING IN THE GEOGRAPHIC CENTER OF CINCINNATI. AN EASY COMMUTE TO ALL PARTS OF THE CITY, WE KNOW THAT THESE APARTMENTS CAN DRAW NEW ENERGY OF YOUNG PROFESSIONALS TO BOND HILL. WE ARE EXCITED ABOUT THE POSSIBILITIES WE HAVE DISCOVERED FOR THE BOND HILL BUSINESS DISTRICT, AND ARE LOOKING FORWARD TO THE OPPORTUNITY OF A LONG TERM RELATIONSHIP WITH A GREAT PARTNER.


DEVELOPMENT TEAM Design Architecture Student

Acquisition and Development Urban Planner

Finance

Finance

Finance

Sho Sugimoto

Danielle Campbell

Aaron Slovin

Collin Marton

Austin Lazenby

Developed detailed 3D renderings of the proposal and the primary designer of the buildings including but not limited to materials and scale.

Responsible for urban planning aspects of the project including utilizing a Planned Use Development, streetscape planning, parking, presentation visuals preparation, site analysis and 2D graphics.

Provided details about comparable developments for our proposed uses and how they would relate to the Bond Hill business district project.

Lead optimizer of the information and the design of our pro forma we have provided herein.

Primary communicator between our group, our mentors and other business professionals.


CONTEXT

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.

Bond Hill Population

Cincinnati Population Site Constraints

Population Household Income

Population Household Income Median Age Unemployment Rate

Median Age Unemployment Rate

Race

Education

6,757 $ 32,825 45 9%

Race

Education

297,397 $ 33,604 32.5 3.9%

Vacant Store Fronts

Vacant storefronts are predominantly developed on the east side of Reading Road of the business district. Currently there are 7 businesses operating and 3 vacant buildings.

Vacant Parcels

Vacant parcels have declined the business district by developed a lack of vibrancy to neighborhood.

The west properties of Reading Road have been developed for an automobile focus as the busiUnderutilized nesses are built to the rear of the lots and parking

Parcels

Forced Closure

located on the street frontage, becoming a constraint to create density in the commercial district The forced wall enclosure in the beginning commercial district disconnects the business district to Bond Hill and promotes an unwelcome environment.


DESIGN CONCEPT Form

The form of the development was influenced most by the intersection of California Avenue and Reading Road. In the development, lot A and B creates an opening across the California Avenue in the form of a public square. The square will not only be a place where local communities and businesses interact with each other to create sense of neighborhood but it also creates a physical focal point at the intersection. Having a focal point will change the impression of the space from business district built next to a major road to a place where businesses and local community take control of their own neighborhood.

Material

The material for the first level was chosen by studying the surrounding architecture. Majority of the structures around the site are built out of bricks, and continuation of the material will allow the smooth transition between the existing context and the new development especially at the eye level. The high windows are used to foster more visual communication between the development and the local residents.

Living Wall

The use of living walls throughout the site was inspired by the existing living wall and branding of Bond Hill. The existing living wall is a pride of local communities and the new development will expand the use of living walls throughout the development. When entering the business district of Bond Hill, visitors will quickly recognize the use of green walls facing the drivers or pedestrians. The green walls and the change of the material in the street scape combined will signal to the visitors that Bond Hill Business district is special and deserves their attention. No shades

Shades over wall

Shades over windows

Shades being used

Shades sliding


THE BLOOM PROPOSAL 1. THE BLOOM FOOD HALL

ROSE

4 3.b

3 1.c

3.a

Second Floor 2.a) Multi-Family 2.c) Roof Top Garden

1.d

CALIFORNIA

5 1.a

2.c

1 1.e

2.d

3. OFFICE

2.b

Second Floor 3.a) Co-working

4. REHAB DEVELOPMENT Ground Floor 4.a) Rehab Existing Use 4.b) Rehab Building Retail 5. READING RD IMPROVEMENT Street Expansion Reversed On-Street Parking Two Lane Intersection Crosswalk Development

1.f

2 2.a

ANITA

1.b

ING R OAD

Ground Floor 3.a) Office 3.b) Surface Parking

4.b

4.a

2. MIXED-USE Ground Floor 2.a) Food Co-op 2.b) Rehab Retail 2.c) Retail 2.d) Surface Parking

DALE

Second Floor 1.b) Multi-Family 1.c) Roof Top Bar/Garden 1.e) Multi-Family 1.f) Structured Parking

READ

Ground Floor 1.a) Vendor space 1.b) Kitchen Incubator 1.c) Beer Garden 1.d) Public Space 1.e) Retail 1.f) Structured Parking Third Floor 1.b) Multi-Family 1.c) Multi-Family

ANDINA


THE BLOOM FOOD HALL 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.


THE BLOOM FOOD HALL

1. Development Plan

1.a) 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. In order for vendors to become successful a large amount of interior seating will be required for potential patrons. The plan incorporates a total of 9,000 square feet dedicated to interior seating. The development of interior seating will brand The Bloom Food Hall to a welcomed environment for people to congregate. 1.b) The Bloom Food Hall will integrate a kitchen incubator. 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. The kitchen incubator will primarily target food start-ups with educational support of business planning, marketing expertise, equipment, storage, commercial kitchen management and placement opportunities. The high risk of opening a restaurant and cost of commercial kitchen appliances is prohibitive for many aspiring entrepreneurs. The Bloom Food Hall’s kitchen incubator will provide culinary appliances needed for all types of products. The kitchen Incubator will be open 24/7 and can charge by the hour or by the month depending on the user. The kitchen incubator will be a local hub for the food start-up community by developing partnerships with established restaurants, financiers, potential culinary collaborators within the Greater Cincinnati region.

In addition to food start-ups, 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 for this demographic to move or continue as residents of Bond Hill. 1.c) The Bloom Food Hall will not only become a culinary and educational asset, but will also provide retail entertainment by developing a beer garden. 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. 1. d) 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.


1.e) The Bloom Food Hall will develop a total of 8,000 square feet of retail by incorporating three spaces geared toward new local businesses. The development of retail spaces within The Bloom Food Hall gives additional means of attracting individuals outside

1.b/e) Market rate apartments are a strong component to The Bloom Food Hall. The creation of multi-family will build upon the goal of community by developing the catalytic project with residential opportunities targeting young professionals and empty nesters

of a culinary experience, local public space, and evening entertainment. The proposed tenant mix will incorporate small scale clothing stores or small goods to create The Bloom Food Hall into a place for individuals to shop for items designated to Bond Hill.

of the area. By following the trend of the aging population downsizing and relocating to urban areas. Additionally, these apartments have an installed interactive facade utilizing the windows allowing tenants to become apart of the facade. This innovative design brings the excitement of The Bloom Food Hall to the street. These two upper floors provide 12 two-bedrooms, 1,450 square feet per unit with a rental rate of $1,740, and 26 one-bedrooms, 800 square feet per unit with a rental rate of $950.

1.e) The leasing efforts employed in the area will be triple net leases to give the tenant more control over the space in pursuit to establish their own identity. The concept has been established through a Cincinnati comparison located on 3521 Reading, The Pointes, currently renting for $12.75 per square foot annually. 1.f) The Bloom Food Hall is designed as a place of destination for the Bond Hill residents and Greater Cincinnati, however, the implementation of parking will be required to relieve parking from the residential streets and vacant lots. The proposed parking garage will have a total of 90 spaces. The garage will be operated through The Bloom Food Hall and used by patrons of the Food Hall.


MIXED-USE

2. Development Plan

2.a) It is evident that the community is in need of a grocery store, specifically one that would benefit residents by providing fresh produce and other sources of nutrition. After conversations with multiple Bond Hill residents and community leaders this fact was reinforced. Due to our research and these conversations, we are proposing that on parcel 2.a, we will be building out a retail space for a food co-op. This project will be key in the development of a completely revitalized business district, especially when partnered with the food hall. The name Bloom evokes a feeling of freshness, and we know that local residents, and those from all over the region, will travel to the business district to get their food, both prepared and regular groceries. Also, there will be positive synergies between the co-op and the food hall, as the tenants of the food hall will have easy access to fresh products and produce, the ability to never over order because they will be right next to a supplier of much of what they need. Our analysis shows that this area of Cincinnati is part of a food desert. While there are several grocery stores within a five mile radius, there are certainly none that are within a walking, biking, or reasonable public transport distance. It will take nearly an hour to ride a bus from the Bond Hill Business District to any grocery store. This is not suitable for an area in which many of its residents do not have cars. In addition, due to high levels of traffic that drive by and near the proposed site, we know that this Tenant mix will not only benefit Bond Hill residents, it will also greatly benefit all that work in, or drive through the area as well.

In order to lease this space, we will first look to successful co-ops in the region to see if they are looking to expand their efforts. Moon Co-op, based in Oxford, OH is a potential partner that we would approach, in addition to Bloomingfoods, based in Bloomington, IN and Good Foods Co-op in Lexington, KY. We are offering competitive rent, and the addition to move into a new market that has a big void for a business like this. 2.a) Market rate apartments will be located above the food co-op with a total of 6 two-bedroom units, 1450 square feet per unit with a rental rate of $1,740, and 26 one-bedrooms 800 square feet per unit with a rental rate of $950. 2.b) The property is an existing building with an adjoining street frontage following the proposed design plan of The Bloom. The use is currently destined for retail and the use will continue. However, the building will require rehabilitation efforts to match the proposal. In pursuit of working with the community the development plan will encompass a match of 50% of redevelopment cost the building with the existing owner. 2.c) The retail proposed has a gross square footage of 8100 creating three store frontages of approximately 2700 square feet. The retail uses have a similar focus of potential tenets and lease system, However, the key difference within this development is the roof top garden. This will become an attraction of the site of potential retail vendors and local civilians of the area. 2.d) The proposed surface lot has a total of 35 parking sports that will be operated by the food co-op designed for the patrons of the food co-op.


OFFICE

REHAB

3. Development Plan

4. Development Plan

3.a) There will be two different types of offices, both located on the northwest side of the development. The first type of office will be

There are currently two parcels with existing buildings that will not be demolished, but rehabilitated. The only parcel within the devel-

street-level single story Class B offices consisting of four different tenants each with 3,000 square feet. The tenants targeted are local insurance agency, a small local law firm, and two medium sized enterprises in or around the tri-state area. The lease rates will be $14.25/year for the 3,000 square foot offices.

opment that cannot be purchased due to landlord refusal is Parcel D. Due to the The Bloom Food Hall developed around Parcel D, to maintain a cohesive development plan, the developer will pay for 50% facade improvements while the landlord will pay for the other 50%. The only parcel that the Greater Cincinnati Redevelopment Authority owns that will not be demolished is Parcel C. It is currently an old retail building that is sitting vacant. One retail use that the community repeatedly said was necessary in their neighborhood was a coffee shop. The existing 3,400 square foot vacant retail structure is a perfect fit for a local coffee shop that will attract both the neighborhood retirees for a morning hangout spot and pass through commuters alike. This will include 3 billiard tables, lounge sofas, seating, and TVs that will provide attributes that appeal to all ages.

3.a) The second type of office space chosen will be located directly above the Class B offices consisting of 12,000 square feet of co-working space. The co-working space will have a separate door in the back with an access key card entry which will be open 24/7 to membership holders. The dynamic within the co-working space will be a mix of individual desks, and private spaces. The individual spaces will be targeted towards freelancers while the private spaces will be geared towards startups and medium-sized enterprises. The memberships for the co-working spaces will be $150/month for each individual allowing up to 120 people to hold a membership at a time. 3.a) The proposed office space will require parking tenants and visitors. The surface parking has a total of 11 spots and be allocated to the tenets within the offices spaces.


STREETSCAPE

5. Development Plan

Reading Road is a highly traveled artery that connects Bond Hill to Downtown. The high utilization of this road and four lane access has caused automobiles to speed through Bond Hill. A key element of The Bloom is to develop a pedestrian friendly area. In order to accomplish this goal, the Reading Road streetscape will require redevelopment. The redevelopment will expand the Reading Road street infrastructure East to West from Anita Place to Dale Road. The street expansion will create reverse-angled on-street parking, wider sidewalks, new infrastructure material, a “green” street median, and tree-lined streets. Creating on-street parking will provide a protective barrier between pedestrians and traffic. The implementation of reversed parking is in pursuit for automobiles to safely exit a highly travel intersection. Front angled parking has safety concerns when exiting, because it creates blind spots to oncoming traffic.

In addition to on-street parking, decreasing Reading Road to a two lane artery between Rose and Anita through the usage of a “green” median will slow down traffic within the Bloom. The street infrastructure will also be updated from Rose to Anita by using white concrete to demonstrate a change once crossing into the proposed site development. Furthermore, the development and redevelopment of crosswalks will provide pedestrians a sense of ownership to the street and comfortability in crossing Reading Road. The expansion of sidewalks opens up the area for a higher volume of pedestrians. The final streetscape improvement is the redevelopment of treelined streets. The implementation of greenery through the living wall is a current tool in the Bond Hill business district. Increasing greenery will promote the wellness brand of the neighborhood, ensuring residents and visitors alike that Bond Hill is a place of constant opportunity.


F I N A N C I A L A N A LY S I S


Community Integration PHASE 1: ACTIVATION Activate the existing vacant parcels with local food trucks from Cincinnati to begin community integreation of proposed parcel through the exisiting idea. Additionally, begin testing potential food products within Bond Hill. The success of the food trucks will drive the community to being conversations of possible food establishments in the neighbohood. PHASE 2: PRIVATE/PUBLIC PARTNERSHIPS Build partnerships with the local community community non-profit the Bond Hill Roselawn Collaborative to begin relations of key members of the neighborhood. Addionally, collaborate with local stake holders such as Mercy Health. Mercy Health will be a key private partnership, because of their existing financial support of the Bond Hill Roselawn Collaborative. In addition, the Bloom Food Hall will require the city of Cincinnati partnership in pursit of determine available funding options and tax incentives. Marketing the Bloom Food Hall will require partnerships with Findley Market, Findley Kitchen, The Incubator Kitchen Collaborative located in Newport Kentucky, Cincinnati established restaurants, Rhinegeist, and Madtree to build up the existing Micro-Food Entrepreneur community and establish a potentiality base for possible tenets within the proposed vender’s and merchants in the Food Hall. The proposed development of the offices and co-working will need an to form partnerships with Union Hall, Cincinnati business incubator, and Startup Cincy, local resource hub for all start up entities to begin the esblishing regional support for the Bloom. PHASE 3: COMMUNITY ENGAGEMENT Start community meetings in partnership with Bond Hill Roselawn Collaborative by Allow the community to review the constraints of the neighborhood business district to determine what they dislike about the area. Ask the community how they view food sources with the business district based upon the existing food struck. To receive feed back. Allow the community to state what types of healthy food sources by highlighting local food establishments in Cincinnati. Once the establishment of healthy food sources in Bond has been established review the concept of the Bloom Food Hall.

Zoning The current zoning of the Bloom is Commercial Mixed, which promotes an auto-oriented business district, based upon the large parking requirment. Although, the zoning allows for projects to become built to the street frontage, it does not strive for a pedestrian friendly environment. The Bloom project will develop a smaller amount of parking encorporate open space, and expand Reading Rd. These three proposals will require the Bloom to apply for a Planned Unit Development. A Planned Unit Development will alleviate the burdon of zoning requirments. Once the Bloom is approved of a P.U.D. the project can begin.

The Bloom  

A catalytic project to the revitalization of the Bond Hill Business District. This project was apart of the local ULI Cincinnati Competition...

The Bloom  

A catalytic project to the revitalization of the Bond Hill Business District. This project was apart of the local ULI Cincinnati Competition...

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