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Everything You Need to Know About the Proposed Elmore Street Viaduct

In the mid-2000s, ODOT designed a $1 billion reconstruction of I-75 between the Ohio River and I-275 that attracted little attention from the Cincinnati media. Who would win and who would lose as access points were shifted, added, or permanently closed?

Aside from a successful effort in 2006 by OKI to retain access at Galbraith Road over ODOT’s objections, virtually no public objections were made as multi-million dollar contracts were let; and work commenced in 2011 on a mega-project that will shape Cincinnati’s traffic patterns and property values for the next fifty years.

ODOT’s design strategy for the Mill Creek Expressway (Western Hills viaduct to Paddock Rd.) and Thru the Valley (Paddock Rd. to I-275) projects aimed to improve capacity and safety by reducing points of access and mitigating complex merging movements. This means most of I-75’s left-side ramps will be rebuilt as right-side ramps, and odd partial interchanges, such as the Towne Street ramps in Elmwood Place and the famous southbound “canyon” ramps in Lockland, will be permanently removed.

ODOT has already closed a lightly-used ramp providing access to I-75 southbound from Spring Grove Avenue, and another exiting I-74 westbound at Powers Street in Northside.

In 2016, ODOT plans to permanently close two ramps near Cincinnati State Technical and Community College. One provides access to I-75 northbound from Central Parkway, while the other provides access to Central Parkway from I-74. The planned closure of this final ramp – an unremarkable 250-foot deck girder overpass spanning I-75 near the Ludlow Viaduct – has been public knowledge for nearly a decade, but only recently has its closure generated opposition.

Evidence suggests that replacement of Central Parkway access from I-74 was discussed in the mid-2000s via an aerial structure approximately 10 times longer than the current 250-foot overpass. A drawing from February 2007 illustrates that the flyover ramp would have diverged from I-74 near the Colerain and Beekman Street interchange, bridged Elmore Street, then deposited traffic onto Central Parkway very close to the location of the current ramp.

Despite an effort led by Cincinnati State and then Vice Mayor Roxanne Qualls (D) several years ago, ODOT has not capitulated to recent pleas by Cincinnati State and the City of Cincinnati to reestablish the access provided by the existing 250-foot exit ramp with a similar ramp forking from the planned I-74 east to I-75 north ramp.

Such a ramp would not comply with current Federal Highway Administration guidelines, which discourage local access ramps built in close proximity to “system” interchanges, and local access ramps that diverge or join system interchange ramps. In fact, construction of a new ramp similar to what currently exists would violate Section 6.2.11 and Section 6.2 of FHWA code.

ODOT’s refusal to permit reconstruction of the I-74 ramp to Central Parkway, however, is inconsistent with its recent activities elsewhere in the state.

As part of the $200+ million reconstruction of the I-71/I-670 interchange in Columbus, an exit ramp to Leonard Avenue, a local residential street, was built in the middle of a “system” interchange. No reciprocal access to I-71 south was built, meaning this new ramp violates two sections of the FHWA’s guidelines and created a new situation identical on paper to the one ODOT seeks to eliminate in Cincinnati.

Access to Cincinnati State Community College from I-74 after 2017
In 2015, the City of Cincinnati, with the endorsement of Mayor John Cranley (D), outlined plans for an entirely new 2,500-foot viaduct connecting Elmore Street in South Cumminsville with Central Parkway at Cincinnati State. Ostensibly the proposed viaduct will restore the easy access from I-74 that Cincinnati State will lose in 2017; and, according to Cincinnati State President O’Dell Owens, help attract and retain students who commute from the city’s western suburbs.

To be sure, the proposed viaduct will improve access to I-74 westbound, as no direct access currently exists. But inbound travel will be significantly slower than what presently exists, and not much faster than what would exist if it weren’t built at all.

Perhaps the Elmore Street Viaduct, or something similar to it, could have been better integrated with the I-74 Beekman Street ramps if access to Central Parkway had been deemed a priority 10 years ago – instead ODOT completed a significant rebuilt of the interchange in 2014 with no provision for a new viaduct to Central Parkway.

Access to Cincinnati State Community College from I-75 after 2017
Missing from the Elmore Street Viaduct conversation, however, is the character of Cincinnati’s access from I-75. Currently, commuters from city’s northern neighborhoods must pass Cincinnati State on southbound I-75, exit at Hopple Street, then backtrack one mile north along Central Parkway. Commuters using I-75 north must exit a mile south of the college, traverse the new jug handle connection between Martin Lurther King Drive and Central Parkway, then drive one mile north.

If the current circuitous path I-75 commuters use to reach Cincinnati State isn’t discouraging attendance by prospective students from those neighborhoods, why does President Owens contend that use of the very same Hopple Street exit ramp will discourage I-74 commuters?

Why No Ludlow Avenue Interchange?
Missing from I-75’s initial 1950s construction, and its current reconstruction, is a full interchange at Ludlow Avenue. A new diamond interchange on the Ludlow Viaduct would have created ideal access to Cincinnati State, a new alternative route to the University of Cincinnati and the hospitals, and significantly increased property values in Northside.

Construction of a new interchange at Ludlow Avenue does not appear to have entered into ODOT’s conversations a decade ago, nor did construction of an interchange at Vine Street in St. Bernard.

MetroMoves and the Future of the Rapid Transit Right-of-Way
In 2002, Hamilton County voters defeated MetroMoves, a half-cent sales tax that would have funded improved countywide bus service and construction of various modern streetcar and light rail lines. The initiative planned for the convergence of two light rail lines above the I-75/I-74 interchange that would have provided direct access to Cincinnati State via a station located on the west face of its hill above Central Parkway.

The convergence of two lines just north of the property promised frequent train service for the community college, even during off-peak hours; however, no call for improved public transportation has been heard from those currently pushing for the Elmore Street Viaduct.

What’s more, there has been no call to incorporate a provision for rail transit on the proposed Elmore Street Viaduct. When looking at ODOT’s 2007 drawing, it is plain to see how the proposed structure could be integrated into the light rail network, thus eliminating the high expense of a dedicated light rail viaduct over the I-75/74 interchange in the future.

Meanwhile, ODOT’s reconstruction of I-75 will leave the old Rapid Transit Loop right-of-way mostly intact between the subway portals and Cincinnati State – meaning only a 100-foot bridge over Marshall Avenue will be necessary to construct a fully grade-separated surface line between the subway portals and Cincinnati State.

EDITORIAL NOTE: After this article was published, Mayor John Cranley’s office, through spokesperson Kevin Osborne, contacted UrbanCincy and provided additional information regarding the efforts of then Vice Mayor Roxanne Qualls to piece together funding for a smaller, yet similar project years ago. This article has been updated to reflect that reality.

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Development News

Pendleton Offers Support For $24M Alumni Lofts, Pending Green Space Protection

On Monday evening, the Pendleton Neighborhood Council voted unanimously to support Core Redevelopment’s $24 million Alumni Lofts project, provided the green space north of the former Woodward School/School for Creative and Performing Arts building remain undeveloped and available for public use.

The council’s letter of support asks that any development agreement between the City and the Indianapolis-based developer, or any future owners or assigns, include provisions that the Cutter Playground property be donated to a nonprofit or governmental entity and that development restrictions, such as a conservation easement, be included in the contract.

The developer’s current plans call for a two-level parking structure on part of the nearly three-acre site, leaving between 80-85% of the original green space intact.

Developer Michael Cox with Core said that he’s unsure whether the green space will be managed by his company or donated, but said that his company is committed to the community’s goals.

“We don’t know which one yet, simply because we haven’t worked through all of the deal structure and the timing of all of that,” he said. “It’s a pretty complicated project that we’re doing, but we are committing to the City in our project agreement with the City that we will do one of those things with the green space and it will be a green space in perpetuity.”

Alumni Lofts will consist of 142 market-rate apartments, ranging from 480 to 2,000 square feet and leasing for between $699 and $1,400 a month.

Still undergoing demolition and prep work, construction on the new units has been bid and is ready for permitting pending Council approval. A leasing office is planned to open in January or February, and Core expects to welcome its first tenants by July 1, 2016, Cox said.

The development agreement will be presented to City Council’s Budget & Finance Committee on June 8.

Under terms of the agreement, the project would receive indirect City assistance through a 30-year tax increment financing (TIF) rebate program, which Senior Community Development Analyst Adam Sickmiller said is “completely unique” for the region.

“From the developer’s perspective, it’s effectively a net 67.5% tax rebate,” he said.  “So the developer will pay their taxes. Twenty-five percent will go to the schools, and 7.5% will go to the streetcar operating fund.”

The remainder would be returned to the developer, which will allow Core to receive a bigger bank loan to construct the parking structure, Sickmiller said.

“If the project performs better than expected, there will be a sharing of that revenue between the developer and the City,” he said. “Where specifically this money is going – and one of the reasons that we’re pretty excited about this – is that it’s going into an account that will specifically be used for public improvements, urban redevelopment, and public infrastructure, parks and the like.”

Opened in 1910 as the second Woodward High School, the 225,000-square-foot building has been vacant since 2010, when SCPA moved to its new $72 million building on Central Parkway.

Core bought the school for $1.3 million in late 2012 at an auction of vacant Cincinnati Public Schools properties.

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Development News

Cincinnati Becomes One of Nation’s First Cities to Provide Tax Incentives for Living Building Challenge

Eight years ago Cincinnati was one of the first municipalities to incentivize sustainable building practices through tax abatements for LEED certified buildings. Last week, City Council continued its leadership in sustainable design by becoming one of the first cities in America to incentivize certification through the Living Building Challenge.

Launched in 2006 by the International Living Future Institute, the LBC has quickly become one of the most stringent green building standards in the country. Instead of focusing on reducing bad practices, the LBC encourages projects to be regenerative and create places that make a positive social, economic and environmental impact.

Councilman P.G. Sittenfeld (D) has been working with Cincinnati Living Building Challenge Collaborative members Brian Selander and David Whittaker to get the ordinance to where it is today.

“This will allow us as a matter of policy to support some of the most robust green and sustainable projects anywhere in the country,” Sittenfeld explained to UrbanCincy by email. “We hope this will encourage developers and rehabbers to push the boundaries of sustainable building.”

The LBC certifies renovations, buildings, infrastructure and landscapes, and even entire communities. It does so through a system of seven petals, including Place, Water, Energy, Health and Happiness, Materials, Equity, and Beauty. Each of these petals then includes an additional 20 imperatives, all of which must be met, and judged based on real world performance data.

The ordinance spells out that both new construction and remodeling projects attaining LBC Net-Zero can receive a 100% tax abatement of up to $562,000 of the market improved value, while those attaining LBC Petal or Full have no cap.

While City Council has made stricter requirements for LEED tax abatements in recent years, this new ordinance would not alter those existing incentives for LEED projects. Instead, this provides project developers and owners with more than one opportunity for an applicable certification process; while also helping raise the bar of sustainable and resilient design.

The decision not to override existing incentives for LEED projects makes sense from an overall usage standard. So far, there have been more than 69,000 LEED projects worldwide, while only 23 projects have been certified by the ILFI, with some 250 projects currently registered. Part of this is due to the newness of the ILFI standard, but it also has a lot to do with how difficult it is to attain certification.

For example, full ILFI certification requires a project to produce all of its own energy, process its own waste, and harvest all of its water on the property, or by sharing resources with another property. These are not simple tasks to accomplish, and require a diverse set of skill sets in order to achieve.

Selander, a mechanical engineer with KZF Design, and Whittaker, a landscape architect with Human Nature and founding facilitator of the Cincinnati LBC Collaborative, reflect the diversity of interests and collective buy-in needed on such projects.

“In order to meet the requirements of the Challenge, everyone has to begin to think more holistically and take an integrated systems approach, looking at the building, site, and context in more complex ways beyond just first costs,” Whittaker said.

He also believes that these projects often have a transformative effect on those involved in their creation.

“When project teams start to see how the built environment can become more socially just, culturally rich, and environmentally regenerative, they become very inspired and willing to go the extra mile to develop projects that benefit their communities.”

Some of the practices called for in this more aggressive green building standard, however, are prohibited by other existing City ordinances. This means that any project looking to go down this path will need to exhaust all regulatory appeals, short of legal proceedings, before using any exceptions allowed by the LBC that acknowledge current policy conditions.

This, developers of the standard say, is where the Challenge becomes more than just a checklist, but a tool for advancing regulations and culture, advocating for a more resilient, sustainable, and vital built environment.

Categories
Development News

OTR Foundation Hosting Workshop for Those Interested in Rehabbing Historic Buildings

Last year over 100 people attended a series of workshops focused on rehabilitating distressed properties in Over-the-Rhine. The 3OTR Owner-Occupied Workshop series was hosted by the Over-the-Rhine Foundation, and each session featured realtors, rehabbers, architects and other experts telling their stories to people who were interested in rehabbing properties of their own.

Organizers say that the series was so impactful that its graduates even earned mention as qualified potential developers by 3CDC for city-owned properties north of Liberty Street.

“When we conducted our evaluations of the workshops last spring, participants spoke loudly that they benefited most from hearing from individuals who acquired and rehabbed properties,” said Thomas Hadley, an Over-the-Rhine Foundation board member. “This workshop offers hands-on insights into what it takes to do a project in OTR.”

Now, a year later, some of the graduates are returning to share their stories with a new crowd. The event, this time called Lessons Learned, will focus on four rehab projects that resulted from the last year’s series.

Planned discussion topics, organizers says, will include financing, structural changes, LEED projects and combining a multi-family into a single-family building. One of the sessions will even feature a project that involves rehabilitating a three-unit building with retail.

“Lessons Learned is a unique opportunity to find out how alumni from last year’s workshops used what they learned to acquire and rehab property,” Hadley explained.

The workshop will be held on Saturday, June 6 from 9am to 11am at Venue 222 on Fourteenth Street in Over-the-Rhine. Those interested in participating can register online for $10v.

The event is easily accessible via Metro’s #16, 17, 19 & 24 bus routes, which all stop at Main and Orchard Street, where there also happens to be a Cincy Red Bike station.

Categories
Development News Transportation

Cincinnati Reaches Agreement With Norfolk Southern on Purchase of Wasson Railroad Corridor

Cincinnati City Council’s Neighborhoods Committee gave a unanimous okay to an ordinance that would solidify an agreement to purchase 4.1 miles of railroad right-of-way from Norfolk Southern for $11.8 million, providing a key piece of the 7.6-mile Wasson Way recreational trail.

The agreement would give the City a two-year purchase option for the property, which extends between the Montgomery-Dana intersection along the Norwood/Evanston line to the intersection of Red Bank and Wooster roads in Columbia Township.

The ordinance was a last minute by-leave item on the committee calendar, made necessary due to a TIGER grant application that is due on Friday. Project backers are seeking $17 million of the $20 million project cost, and City support makes their application much more attractive.

The trail has been in the works since 2011, and a group of nearly 20 volunteers with the Wasson Way nonprofit got a big boost when Mayor John Cranley (D), City Manager Harry Black, and City staff assisted with the negotiations.

“We started looking at the TIGER grant application,” said Mel McVay, senior planner at Cincinnati’s Department of Transportation & Engineering. “They really talk about ‘ladders of opportunity’, increasing mobility and accessibility for folks throughout the region, and so we saw an opportunity between the property we could purchase and some property we already had, and some existing trails.”

Director of Department of Trade and Development Oscar Bedolla spelled out the project’s urgency.

“One of the statutory requirements associated with the scoring for TIGER is related to readiness,” he said. “And so, the more that we can do to show that the project is potentially shovel-ready enhances our ability to acquire or be selected for TIGER funding.”

Bedolla added that under the terms of the agreement, the City would pay nothing in the first year if it does not proceed with the purchase. If the purchase is pursued within the second year, there would be a 5% fee added to the price.

The City’s matching funding of between $3 million and $4 million for construction costs could be made up of a combination of state and federal grants, plus funds raised by Wasson Way, he said.

Still up in the air is approximately two miles or the corridor between the Columbia Township end point and Newtown, where it could connect with the Little Miami Scenic Trail.

“We’re working on it,” McVay said. “Unfortunately, the railroad was not open to selling any additional property east of that point. We’re investigating three or four ways that we can get farther east to the existing Little Miami Trail. We’re very confident we can get there.”

David Dawson, a resident of Mt. Lookout and realtor with Sibcy Cline, expressed concern about how a long-envisioned light rail line could be brought to the corridor once its freight rail designation is abandoned – a legal process that is handled by the U.S. Surface Transportation Board.

“It just can’t be said enough, in my view, that the City will now become the steward of a very valuable asset,” Dawson said. “This is a regional corridor that, in this day and age, cannot really be duplicated. If we lose that ability to eventually have transit, rail transit, or some sort of transit in the future, we won’t be able to put it back.

Dawson and other rail advocates are calling for the corridor to be railbanked, so that the addition of light rail transit remains an option in the future.

“This doesn’t just connect our neighborhoods, but in the future it has the potential to connect the entire region out to Clermont County,” Dawson said.

The use of this corridor has long been eyed for light rail transit, including in the 2002 MetroMoves regional transit plan. A 2014 study by KZF Design recommended a design solution that would preserve the ability to develop both light rail transit and a trail; and estimated that such an approach would bring the cost of developing the trail to approximately $11.2 million.

Andrea Yang, senior assistant City solicitor, said that the purchase agreement would give the City some time to work out those issues.

“The way that the abandonment process is structured, there is a time period which we could utilize to further investigate other options,” Yang said. “Had we chosen to railbank the property and attempt to preserve it, it would actually follow the same process for abandonment, so there’s definitely time to look into that if that is what Council’s interested in seeing.”

In April, Cincinnati’s Planning Commission voted to place an Interim Development Control Overlay District on this corridor in order to give the city more time to allow plans to progress without new development creating new conflicts.