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Development News Politics

Cincinnati’s hillsides present unique development opportunity

The beautiful Greek islands throughout the Aegean Sea are often known for their stunning landscapes, crystal clear blue water and their ancient development patterns often dating back to the Bronze Age between 3000-2000 BC. These ancient development patterns, while picturesque, also offer contemporary lessons on how to approach development in space-constrained locations.

In America, the problem is not limited land as experienced on the Greek islands, but rather, it is limited urban real estate. This dilemma often sends buildings and prices higher, with the most easily developed land to go first. Consequently, development often sprawls outward before communities fully maximize development possibilities within their urban centers.

In Cincinnati this scenario is most profound with the city’s hillsides. Early settlers built their homes, businesses and industry along the Ohio River for transportation reasons, and throughout “the basin” in order to take advantage of relatively flat and developable land. Over time Cincinnatians became more mobile and moved up on top of the hills developing areas like Price Hill, the Uptown neighborhoods, Mt. Lookout, Hyde Park and even Mt. Adams. Since then development has shifted even further out to more contemporary suburbs and exurban communities now gobbling up precious farm land in all directions. In the mean time, Cincinnati’s many hillsides have been largely ignored and allowed to either be over- or under-developed.

According to The Hillside Trust, 15 square miles, or 18%, of Cincinnati’s total land area is hillsides. Of the nearly 265,000 acres of land in Hamilton County approximately 60,043 acres, or 23%, consist of hillsides with similar percentages found in Northern Kentucky’s three primary counties – Campbell, Kenton and Boone.

On the Greek islands the exact opposite approach was taken after early Bronze Age settlers developed their communities. Those inhabitants quickly realized that they had to preserve their limited amount of tillable land, and as a result shifted their settlement patterns to the hillsides so that the other, more productive, land could be used for agricultural purposes. While less relevant to non-Medieval cultures like America, those living on the Greek islands also developed their communities in steep valleys where water would run-off from the higher lands towards to sea as a means of safety since these areas could often not be seen by passing ships.

On Santorini, the flat lands are largely preserved for agricultural purposes [LEFT] while the the densely built Thira is located directly on the caldera [RIGHT].

The development strategies found in Greece’s large urban center, Athens, are probably the most relevant as the city has developed in a way to maximize their urban center in a way to preserve surrounding natural resources.

Athens is the capital of Greece and the hub of its economic activities. The city accounts for roughly one-third of the country’s total population while dating back to 3,000 BC. Similar to Cincinnati, Athens is located within the Attica Basic that is surrounded by mountains to the north, northeast, east and west with the Saronic Gulf situated like the Ohio River to the southwest. The natural boundaries helped to influence dense development patterns in the Greek capital much like early Cincinnati. Unlike Cincinnati though, Athens has largely maintained these natural barriers over time as a means for continuing dense, urban development that concentrates the region’s growth into a relatively small area.

The balance struck in Athens is one of sustainability impacts. The conquering development patterns on natural hillside landscapes are as non-sustainable environmentally as they are sustainable economically in their immediate setting. The environmental gains are seen through the preservation of natural resources outside of the urban center. Similar sustainability processes can be seen in other major cities around the world including New York City which boasts one of the lowest carbon footprints per capita even though the city made a previously natural habitat virtually unrecognizable.

Athens’ dominating urban landscape does not yield to the natural landscape in its urban core [LEFT] while Cincinnati’s urban landscape weakens immediately at its hillsides [RIGHT].

A more densely built urban environment in Cincinnati needs to occur for it to experience similar economic and environmental sustainability benefits. The region’s resources are spread too thin to provide adequate public services to all, the region’s population is spread too thin to experience robust cultural benefits, and the region is wasting some of the nation’s most fertile farmland for cheap, low-density single-family subdivisions and strip commercial development.

Before expanding out, the Cincinnati region should examine its available land resources and determine where infill is best suited. Vacant lots initially will make the most sense, but following that, Cincinnati’s hillsides should be seriously examined for smart development typologies like the ones found on the Greek islands that respect viewsheds, private property interests and the natural setting of the hillsides. This will not only make Cincinnati more economically and environmentally more sustainable, but it will make Cincinnati unique compared to other like cities across the United States that lack these creative hillside development opportunities.

Disclosure: Randy A. Simes worked for The Hillside Trust as a GIS Consultant from 2007 through 2009, and this editorial does not necessarily represent the views or values of The Hillside Trust.

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Development News Transportation

Cincinnati installs new bicycle racks inside Fountain Square Garage

Photo by Thadd Fiala

As part of Cincinnati’s commitment to improving the city’s bicycling community, the City has installed a new mounted bicycle rack inside of the Fountain Square Parking Garage in downtown Cincinnati. The bicycle rack is the first of what will be a wave of new bicycle parking facilities inside existing City-owned garages.

In February, Cincinnati’s Planning Commission approved a bicycle parking ordinance that will require all new or expanded parking garages to provide bicycle parking. The ordinance would specifically require that one bicycle parking space be provided for every 20 motor vehicle spaces. The ratio is comparable to those found in other cities like Portland, New York City, Charlotte, San Francisco, Kansas City and Denver which have all recently implemented similar ordinances.

The Fountain Square Parking Garage currently holds 635 parking spaces for automobiles which would mean should it be constructed today, the garage would be required to provide 24 bicycle parking spaces due to the 24-space cap included in the new ordinance for large parking garages. The new bicycle parking ordinance is the first of its kind in the region and is intended to tackle the problem of a lack of secured, covered bicycle parking spaces in Cincinnati’s center city.

The new rack inside the Fountain Square Parking Garage holds 12 bicycles, cost approximately $1,400 and was paid for through the City’s existing Bicycle Transportation Program. Officials from the City’s Department of Transportation & Engineering say that preliminary discussions are underway to incorporate more of these racks in other City-owned garages, but that public feedback would be helpful as officials determine where to locate them next.

Please share your thoughts on where the City should install these bicycle racks next in the comment section below, by filling out a form on the City’s website, or by calling (513) 591-6000.


View City-Owned Parking Garages in a larger map

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Business Development News

Nky Preservation projects honored at 2010 River Cities Preservation Awards

On Thursday, May 27, the cities of Bellevue, Newport and Covington hosted the 2010 River Cities Preservation Awards at the Artisan Enterprise Center in Covington. The cities collectively recognized the commitment that the residents and business owners have to reserving the historic quality of their cities. Thirteen awards were given out at the ceremony ranging in purpose from new construction to residential rehabilitation.

Beth Johnson, the Preservation and Planning Specialist for the City of Covington, commends the spirit of collaboration that the awards ceremony breeds.

“The River Cities Preservation Awards are such a wonderful thing for all three cities that participate as it gives us a chance to thank and recognize the hard work, dedication, and investment to those that are saving our historic treasures,” said Beth Johnson, Preservation & Planning Specialist for the City of Covington.  “People from all over the nation comment on the amazing historic resources that we have.  All of us, Covington, Newport, and Bellevue, are lucky to have building owners that agree and therefore work really hard to rehabilitation and preserve those resources.”

Dan and Jessica Krebs won the award for rehabilitation of a residential structure for their home at 618 11th Street in Covington. This category recognizes successful rehabilitation of historic residential structures. These projects offer a creative solution for rehabilitating a building inside and out when much of the historic material is either too deteriorated to save or is missing altogether.

The Krebs’s two and a half story Italianate home was originally built in 1863 by H.H. Hellman, who owned and operated “Hellman Feed and Grain” on Madison Avenue. In 2001 when Dan Krebs bought the house it had sat vacant for over two years and was in a severely deteriorated condition. While the brick building was still solid, the entire interior of the building had to be gutted and updated, the exterior needed lots of maintenance from years of neglect.

According to Ms. Johnson, the Krebs “are a really hard working and dedicated couple. They did all of the work themselves and Dan is very talented as he has built and handcrafted so much in their house.”

Dan created a modern kitchen by handcrafting the cabinets, but kept the historic feel by framing an original piece of the tin ceiling. On the rest of the first floor Dan and Jess were able to save the original hard wood floor, and to rebuild the original mantle and fireplace.

While working in the back yard, they found and old cistern. Instead of filling it with gravel, they decided to use it for its original use, to catch rainwater. By adding a pump, they have created an natural supply of water for their lawn and plants.

Dan and Jess Krebs have shown amazing dedication to rehabilitating their house to the grander that it deserves. They have a great eye for detail and the hands of craftsman. Their commitment to historic preservation embodies the spirit that the cities of Covington, Bellevue, and Newport sought to highlight in their award ceremony.

Categories
Development News Politics Transportation

TIGER II grants to target projects that make impact, create jobs

Photo by Jake Mecklenborg

The U.S. Department of Transportation (DOT) will distribute $600 million in Transportation Investment Generating Economic Recovery (TIGER) II grants for capital investment in surface transportation projects later this year. Pre-applications are due on Friday, July 16, and formal applications are due on Monday, August 23 from state and local governments. The City of Cincinnati is expected to apply for the TIGER II grants to help fill the remaining $41.5 million needed for its modern streetcar system.

Over the past month, Cincinnati officials have secured $86.5 million for the project, but local politicians have vowed to seek out federal funds to help fill the financing gap. Project officials are hopeful that the project will fare better in this round of TIGER grants because of the recent approval of $64 million in local money to the effort – something federal officials noted as a critical missing element for Cincinnati’s proposal in TIGER I.

Another critical item federal officials docked Cincinnati for was the lack of zoning policies along the proposed route that would encourage mixed-use development, transit ridership and walkability. Since that time, Cincinnati has introduced an amendment that would reduce parking requirements for residential buildings located within 800 feet of a streetcar stop by 50%, and complete eliminate parking requirements for those buildings needing fewer than five spaces after the initial 50% reduction is calculated.

The $600 million available in the latest round of TIGER funding is less than half the $1.5 billion available in its first round that was distributed February. DOT officials state that the money for TIGER II will be awarded on a competitive basis to projects that have a significant impact on the nation, a region or metropolitan area and can create jobs.

“The enormous number of applications we received for the first round of TIGER grants shows that we have a backlog of worthwhile transportation projects waiting for funding,” said Secretary of Transportation Ray LaHood. “This money will go to the kinds of projects that will help spur lasting economic growth, reduce gridlock, provide safe, affordable and environmentally sustainable transportation choices and create jobs.”

Selection criteria for applications will include those that contribute to the long-term economic competitiveness of the nation, improving the condition of existing transportation facilities and systems, improving energy efficiency and reducing greenhouse gas emissions, improving the safety of U.S. transportation facilities and improving the quality of living and working environments of communities through increased transportation choices and connections. The DOT will also give priority to projects that are expected to quickly create and preserve jobs and stimulate rapid increases in economic activity.

Categories
Development News

Clifton Plaza an early success, improvements needed

Clifton Plaza took the place of the former Bender Optical building along Ludlow Avenue in the heart of Clifton’s vibrant neighborhood business district.  Early on in its concept people were concerned whether more open space was needed, or whether more businesses and people were needed in that central location.  After seeing the results of a recently completed streetscaping project in combination with the new Clifton Plaza, it now appears that additional public space was very much in demand.

The new public space created along Telford Avenue added simple, yet functional, park benches along with a new community board for event postings and other random information.  It took slightly longer to complete the new Clifton Plaza across the street, but the impact appears to be equally strong if early use is any indication.

The problem is not the creation of the new public space, but rather the design of it.  The primary design flaw of Clifton Plaza is the fixed seating.  Seating is extraordinarily important when it comes to public space design, and this type of seating design is straight out of the urban design playbook of two to three decades ago.  Since that time several studies have indicated that users prefer movable seating options where they can assert their control over the space.  This might mean the slight adjustment of a chair as one prepares to sit, or it might mean wholesale change to avoid or seek out sunlight.

“The possibility of choice is as important as the exercise of it.  If you know you can move if you want to, you feel more comfortable staying put,” explained William H. Whyte in The Social Life of Small Urban Spaces.  “This is why, perhaps, people so often move a chair a few inches this way and that before sitting in it, with the chair ending up about where it was in the first place.  The moves are functional, however.  They are a declaration of autonomy, to oneself, and rather satisfying.”

Whyte goes on to discuss how fixed seating is often awkward in public spaces as there is often much space around them as is the case at the new Clifton Plaza.

“The designer is saying, now you sit right here and you sit there.  People balk.  In some instances, the wrench the seats from their moorings,” Whyte continued.  “Where there is a choice between fixed seats and other kinds of sitting, it is the other that people choose.”

Beyond user preferance, fixed seating allows for a less functional space.  When planners redesigned Fountain Square, non-fixed seating in part helped to create a more open and flexible space better suited for the many events that attract thousands of people to the public space every week.

What works for Clifton Plaza is its large open area towards the back that will allow for flexible programming.  A simple fix could be made by removing these fixed seating options and replacing them with non-fixed alternatives.  This would create a more welcoming public space that encourages users to stay longer and take ownership of the space in a truly dynamic way.