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Development News

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

Phipps Center for Sustainable Landscapes [Dave Whittaker]

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.

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Development News

OTR Foundation Hosting Workshop for Those Interested in Rehabbing Historic Buildings

Prospect Hill in Over-the-Rhine [Travis Estell]

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

Wasson Way at Shaw Avenue [Chris Wyatt]

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.

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News Transportation

Ohio Maintains Position As Nation’s 16th Best State for Bicyclists

Bicycle Friendly State Ranking 2015Ohio has maintained its ranking as the 16th best state for bicycling in 2015, according to the League of American Bicyclists. The Buckeye state was previously ranked 16th in 2014, after a big jump from 32nd the previous year. This position places the state as the fourth best in the Midwest, behind just Minnesota, Wisconsin and Illinois.

The ranking is issued after compiling the results of a Bicycle Friendly State questionnaire that is answered by a coordinator in each state, and is based on five criteria: Legislation and Enforcement, Policies and Programs, Infrastructure and Funding, Education and Encouragement, and Evaluation and Planning.

The state scored a total of 45.3 points out of a possible 100, and fared best in terms of its Education and Outreach, but scored lowest in its Evaluation and Planning.

“I’m excited about where Ohio is,” Frank Henson, President of Queen City Bike, told UrbanCincy. He said that he felt that even though Ohio gained in its scoring of points, the reason it did not move higher in the ranking is due to the investments being made elsewhere around the country.

“While Ohio continued to do a lot of great things, especially here in Cincinnati and neighboring communities, other states were ramping up,” Henson said.

Leadership at Queen City Bike believes that Ohio has the potential to move up in next year’s ranking with the possible passage of House Bill 154.

Chuck Smith, Chairman of the Ohio Bicycle Federation, agreed and said that the top two suggestions from the League of American Bicyclists to improve the state’s ranking are both addressed in the bill. The first is a statewide requirement for vehicles to provide three feet of clearance when passing bikes, which is already an ordinance in Cincinnati. The second is a “dead red” law, which would allow all vehicles, including bicycles, to proceed through an intersection if they are not detected by traffic control devices.

“It’s important for cyclists to be legal, but bikes are sometimes outside of the system” Smith said in reference to many traffic control devices that are unable to detect the presence of people riding bikes.

One of the other major items recommended by the League of American Bicyclists is the adoption of a statewide Complete Streets policy – something both state and local officials continue to struggle with all over Ohio.

Julie Walcoff, Bicycle and Pedestrian Program Manager of the Ohio Department of Transportation, said there are several other actions being taken at the state level that could further bolster the state’s national ranking.

“We’re putting together a safety coalition that will encompass advocates, communities around the state, and other organizations that are interested in bicycle and pedestrian safety,” Walcoff told UrbanCincy. “We’ll be using that group to help develop a statewide educational campaign that focuses on road users of all types and on law enforcement.”

In addition, ODOT recently kicked off an initiative to designate proposed US and state bike routes throughout the Ohio, connecting the 17 largest cities in the state. ODOT officials say that these routes will use roads that already have an acceptable level of safety, along with existing paths.

While many have described ODOT as an agency almost entirely focused on highway building, Walcoff says they pride themselves on their working relationships with bicycle advocacy organizations throughout the state. This, she says, can help not only maintain Ohio’s current ranking but help it get even better in the future.

In Columbus, advocacy group Yay Bikes! is working with the city to increase the focus on design and engineering of the street infrastructure. Executive Director Catherine Girves says that to help improve the current situation, they are having engineers budget time each week to ride the streets with their group in order to better understand the needs of those people riding bikes.

Back in Cincinnati, Henson noted the addition of Cincy Red Bike and the Central Parkway protected bike lane – the first of its kind in Ohio – as two key developments over the past year that have helped state’s ranking. Following the Cincinnati’s lead, both Cleveland and Columbus are now planning protected bike lanes of their own.

While much of the focus has been on core cities, Queen City Bike is also working with the Connecting Active Communities Coalition, which is comprised of representatives from nine communities in Cincinnati’s northern suburbs: Blue Ash, Evendale, Glendale, Lockland, Montgomery, Reading, Sharonville, Woodlawn and Wyoming. As of now, this group is working to develop a coordinated network for bicycling and other non-motorized modes of transportation on a multi-jurisdictional level.

Kentucky, meanwhile, ranked as the second worst state in the nation with just 18.3 points. This represented a 0.8 point drop from the previous year.

Categories
Arts & Entertainment News

EXCLUSIVE: 43 Photos From the 64th Annual DAAPworks Fashion Show

The University of Cincinnati hosted its 64th annual DAAPworks Fashion Show on Friday, May 1. As in the past, organizers of the fashion show provided UrbanCincy with up-close access in order to photograph one of the biggest events in the city each spring.

As its name suggests, the fashion show corresponds with the larger, week-long DAAPworks exhibition that showcases the final work produced by graduating students from the University of Cincinnati’s top-ranked College of Design, Architecture, Art and Planning. Each year the event draws thousands to view the work, including recruiters and businesses from across the nation.

The DAAP Fashion Show, which is sponsored by Macy’s, is typically the biggest draw and serves as the capstone event for the showcase. The event is regularly a sold-out affair, and is, perhaps fittingly, hosted inside UC’s architecturally acclaimed, Thom Mayne-designed Campus Recreation Center.

The show is a way for the fashion design students, which are required to engage in professional fashion design work prior to graduating, to both showcase their final designs, as well as market themselves to potential buyers and employers in attendance.

EDITORIAL NOTE: All 43 photographs were taken by Jack Mecklenborg on May 1, 2015. Those interested in purchasing or using any of these photos may contact editors@urbancincy.com for more information.