Categories
Development Opinion

OPINION – To Grow or Not to Grow? Hyde Park Square vote crucial test for Cincinnati’s Future


This week, City Council is poised to vote on a proposed $150 million investment that would replace a one-story building and a sea of surface parking lots with a 150-unit apartment building, 75-room hotel, and 300-space parking garage on Hyde Park Square. Now, after
months of controversy and accusations of a “Manhattanization” of Hyde Park, a simple question lies before City Council that will decide this project’s fate: will Cincinnati grow or are we content with death by stagnation? Will we embrace growth, or will “housing for thee, just not next to me” prevail as a precedent in Cincinnati?

Counterpoints

There are several points of contention that the Save Hyde Park group and others have raised about the development including pedestrian safety, neighborhood character, and the affordability of housing. These talking points are at best misguided and at worst fallacies; here’s why:

Pedestrian Safety and Traffic

Pedestrian safety is an issue of paramount importance to the health of Cincinnati, so when someone raises this concern, I listen. However, when this issue is raised as a point in opposition to development, it fails to understand that additional density increases the walkability
of a neighborhood. When people are spread out, they are forced to drive to their destination. By increasing the residents and business living on the Square, the city is increasing pedestrian activity. To put it simply: opposing development is the antithesis to pedestrian safety. Moreover, 17.9% of Cincinnatians don’t own a car, and a 2017 study – individuals living in multi-family buildings drive 20.6% less than their Single-Family counterparts. So, when the city builds dense housing near key business districts, we are increasing opportunities for folks who do not own cars.

Neighborhood Character

The proposed project will be 85 feet after setbacks and 65 feet tall at Hyde Park Square– consistent with several of the buildings in the square. A quick scan of the neighborhood would prove that it’s not “just too big”. The A L’aise building also sits at 65 feet at Hyde Park Square. Michigan Terrace stands at 79 feet tall on the northern part of the square after setbacks. Moreover, other condominium towers in the neighborhood at Madison House and the Regency sit at 15 and 20 stories in height respectively– towering over this proposal. The vibrancy of Hyde Park Square is essential to the character of the Hyde Park community, and the viability of the square is dependent on having enough foot traffic to support the businesses. Unfortunately, Hyde Park has only added 53 net housing units between 2023-25. The decades’ lack of investment in net new housing throughout the neighborhood and around the Square caused both population loss and lessened the capacity for the Square to serve the neighborhood. Since 1970, Hyde Park has lost 3,000 residents, and since 2002, Hyde Park Square has seen a 16% drop in employment. A neighborhood with a declining population, facing competition for customers from other emerging areas in the region, and inflated costs of running businesses and restaurants can and will create a situation where the beating heart of a neighborhood will beat less and less. This development is essential to the preserving and enhancing character of the neighborhood.

Affordable Housing Shortage


We cannot afford stagnation when we are amidst a housing shortage that, according to the Bureau of Labor Statistics, is the top driver of inflation. Neighborhoods and cities need to be constantly evolving to meet the demands of today, and there is a bias in community councils to preserve as-is. Adding 150 units of housing in the beating heart of a high demand neighborhood helps to ease these inflationary pressures, especially in a place like Hyde Park, which has seen little multi-family development in the past 40 years. At first glance, a boutique hotel may not help with housing affordability, however, providing out of town visitors hotel rooms frees up housing units that would otherwise be rented as Airbnb’s and short-term rentals. Moreover, by making this a truly mixed-use project with the addition of the hotel makes a project that is bringing desperately needed housing to the city financially viable.

The Stakes of a Future Cincinnati

This is a critical vote in the history of our city. If Council does not approve this project, the consequences will be drastic. Neighborhoods should be allowed to garner input on their future, but their concerns ought to be tempered by the dire need for housing at a city-wide level. Hyde Park Square is an important neighborhood business district in the city. Letting a surface parking lot and one-story building sit for years has and will continue to negatively affect the viability of the Square. Neighborhood level veto power of development leads to a compounding housing shortage that is insurmountable. Cincinnati cannot just have a strong downtown–we need strong, resilient neighborhoods. Without both, the city we love will become unrecognizable and unlivable. Decisions need to be made by elected leaders, experts in planning and development, and yes with community input. Only considering community input in development
is the wrong lens to view the city–even a city of neighborhoods. A no vote will cause a fully unbalanced decision-making tree. Elevating community input from community councils, who are often unrepresentative of the neighborhood as a whole, above the needs of the city as whole would impair the ability of the City of Cincinnati to solve its housing crisis, grow, and function as a municipality. That is the dire precedent a no vote would set: a precedent that puts the desires of the few above the needs of the many; a Cincinnati with no clear direction functioning with countless microstates; an untenable solution for our future. For the greater good of our city, Council must vote yes on the planned development this week. Juncta Juvant.

Categories
Opinion Transportation

Don’t we all need sidewalks?

Cincinnati’s Department of Public Services (DPS) recently released their Snow Removal Plan for this year, and I am disappointed yet unsurprised to see the measly half-page describing the City’s snow removal plan for sidewalks: In short, there is no plan.

The City’s sidewalk snow removal plan, a half-page describing property owner liability.

City officials tout the fact that nearly 30% of Cincinnati households do not have a car to back their dream of building a truly connected city, but when it comes to reality, we continue to prioritize cars, not people. 

The reality is that removing snow from sidewalks does not benefit just 30% of people, it benefits 100% of us. We all use the sidewalk. If you have kids, you probably drop them off at a curbside and watch them walk down a sidewalk to their school building. If you go for an outing downtown, you will certainly need the sidewalk to get to your shop, restaurant, or bar. If you use a wheelchair, you need the sidewalk for your daily life. Sidewalks aren’t (only) a means to equity, they are a means for people.

The way we choose to operate a city is a matter of values. Do we truly value connected communities by providing a means of face-to-face interactions in a neighborhood? Do we value public health by prioritizing the people who choose to walk as a component of an active lifestyle? The blocked up sidewalk from the snow plow tells me no.

Categories
Development

Deliberating the D Word (Density)

Julie Carpenter of Soapbox Cincinnati has a great article outlining all the ways increased density helps cities build and maintain themselves sustainably.

You can read this as a both a complement to the city’s proposed Connected Communities plan — and a way to help address some of the issues identified by the Futures Commission.

Deliberating the D Word (Density)

A student project that reimagines the Findlay Market district as a cultural hub (Students: Caroline VanBuskirk and Lanie Tarowsky. Advisor: Hyesung Jeong

Categories
Transportation

Taking Action in Cincinnati

Barbara Didrichsen, January 3, 2024

It’s the same nightmare every city neighborhood fears: a young child ends up in intensive care after being hit by a car. The media shows up to cover the community’s anguish, advocacy groups and city officials hold meetings, and – sometimes – announce long-term fixes.

That’s what happened in Lower Price Hill, a Cincinnati neighborhood sandwiched between three urban highways. Click on this link and you’ll see that State Street is a major connector between three urban highways that surround the community.

The child was hit by a car turning off busy State Street onto the street housing the community’s only public school, Oyler Community Center. Oyler not only serves the community’s K-12 students; it also offers wraparound community services and outreach to the surrounding community.

Our Local Strong Towns group, Civic Cincinnati, chose the intersection of State Street and Hatmaker for our first tactical urbanism intervention to draw attention to the dangerous conditions for people living, walking and biking in this community, most especially its children.

On a warm evening in late October 2023, a group of us showed up with a bucket of paint, a couple of rollers and makeshift stencils. This is one of countless areas around Cincinnati where curb cuts and ADA ramps were installed for crosswalks that never got built. So — technically a crosswalk.

Given Cincy drivers’ penchant for not stopping even at marked crosswalks, the goal was to give this unmarked crosswalk more visibility. Residents who gathered around to watch us seemed to appreciate the effort. Passersby in cars, on foot and on bikes stopped to ask what we were doing and chat about the problems speeding cars pose to the community.

Traffic was heavy and fast in this very vibrant neighborhood during the 6 PM hour. In addition to a Red Bike kiosk and Outerspace, a community gathering space for neighbors of all ages, the corner includes a popular market. We saw several kids, both on bikes and on foot, during our time there. 

This is not a safe place for them right now. They deserve better.

In the past two years Cincinnati’s city council and administration have taken a more active role in making the city’s streets safer for everyone, especially for more vulnerable pedestrians and cyclists and in the city’s traditionally underserved communities. Efforts include enacting a Complete Streets ordinance, providing funding to create more protected bike lanes and expanding the city’s growing network of dedicated walking/biking trails.

These efforts include a plan for Lower Price Hill’s 8th Street corridor and State Street. The earliest construction will begin is 2026 due to work priorities for the city’s DOTE. Civic Cincinnati will continue looking for opportunities to fill in the gaps until there’s funding for more permanent fixes.

Categories
Arts & Entertainment Development

A Standing Ovation for Newport’s New Premiere Music Venue

Ovation, the 25-acre mixed-use development planned by Corporex to transform the northwestern corner of Newport, has completed its first phase of construction with the addition of PromoWest Pavilion at Ovation—a music venue that promises big things for the river’s edge. The $40 million concert venue aims to attract hundreds of thousands of fans every year with over 180 acts, both big and small.

PromoWest Productions, which operates six music venues as well as the Bunbury Music Festival, considers the Newport venue to be their third crown jewel, alongside Express Live! in Columbus and Stage AE in Pittsburgh. All three feature a reversible stage allowing for smaller indoor or larger outdoor configurations, but as the newest, Newport’s venue features additional amenities designed to provide the best possible experience for fans, artists, and the production crew.

The multi-level indoor pavilion can accommodate 1500 to 2700 general admission fans plus an additional 428 seated. Outside, the amphitheater can accommodate 7000 general admission plus 1040 seated. The whole venue sits atop a parking garage that boasts upwards of 500 spaces.

Both indoor and outdoor areas feature giant sunken pits in front of the stage with raised levels surrounding them, providing excellent vantage points from every viewing angle. And no matter where you are in the venue, whether it be at the bar getting another round or on your way to the bathroom to get rid of the previous one, TV screens scattered strategically throughout the pavilion will keep you tethered to what’s happening on stage.

Murals of well-known musicians enliven the walls of the facility. Inside the VIP lounge on the second level, a mural featuring a TV is animated BLINK-style with a ceiling-mounted projector, adding yet another dimension to an already stunning work of art.

Backstage, six dressing rooms, each equipped with TVs and bathrooms with showers, are poised to make the performing artists’ lives as comfortable as possible. A full kitchen will serve as the base for on-site caterers, and multiple production rooms, each with its own private bathroom, are equipped to house show technicians comfortably.

The Green Room on the second level lives up to its namesake by committing to the color in every way possible and can be rearranged to accommodate artists’ varying needs. Adjacent to the Green Room is the King Records Room—a versatile, private space embellished with a colorful mural that pays homage to Cincinnati’s legendary artists and the historic recording studio in Evanston.

Click the photo below to launch our full photo gallery:

The venue’s first wave of acts was announced earlier this morning:

  • Lady A
  • Russ
  • Jelly Roll
  • Dirty Heads & Sublime with Rome
  • The Struts
  • Kip Moore
  • The Distillers
  • Jordan Davis

Another wave of artists will be announced on June 15th.

PromoWest Pavilion at Ovation is located at 101 W. 4th Street in Newport, KY, right behind the Campbell County Courthouse. Visit OvationPavilion.com for additional information.