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Development News Politics Transportation

Reconstructed Fort Washington Way generating variety of societal advances

Each Wednesday in July, UrbanCincy is highlighting Fort Washington Way (FWW), the I-71/US-50 trench bisecting the Cincinnati riverfront from its downtown.  Part one of the series discussed what the area looked like prior to reconstruction a decade ago, and how that reconstruction made way for the development along Cincinnati’s central riverfront.  Last week’s article discussed some of the unseen assets included in the project that continue to benefit Cincinnatians in a variety of ways today.  This week’s piece will highlight even more of the unique features that the 1.25 mile-long highway boasts.

In addition to the combined sewer overflow fix along Cincinnati’s central riverfront through added containment capacity, engineers also increased the capacity for municipal water under Third Street.  This led to an opportunity for the City of Cincinnati to share its high-quality water supply with communities in Northern Kentucky through a new tunnel built underneath the Ohio River.  Those in Kentucky benefit by receiving clean water, and the City of Cincinnati benefits from an increased revenue stream.

On the southern side of the FWW trench is a wall that supports Second Street and conceals the Riverfront Transit Center, but it also serves as the primary flood protection for downtown Cincinnati.  Cincinnati choice to build its flood protection into its everyday infrastructure maximizes utility while also conserving urban space.  Since this wall was engineered to lift Second Street above the floodplain, it effectively extended the street grid south while also maintaining safety.

The benefits discussed so far were not accomplished in isolation.  In fact, the reconstruction project was helped paid for by entities in the state of Kentucky including the Transit Authority of Northern Kentucky (TANK) who saw better connections with Cincinnati as an economic gain.  The project fixed the entanglement of on- and off-ramps to the bridges over the Ohio River, and has led to a better transfer of people and goods across the state line.

The fact that the Cincinnati area calls so many large and lucrative companies home demonstrates that the city once had the ability to draw major economic players to the region.  The fact that they have stayed demonstrates that the area has done well to keep up with changing business, technological, and infrastructure demands.  One such example of keeping up with changing times can be found buried under Third Street, behind the northern wall of Fort Washington Way, where engineers included the capacity for a bundle of fiber optic cables, approximately three feet in diameter, spanning the length of the roadway.

This dark fiber has the capability to be activated and connected with a larger fiber optic network when needed, ensuring that downtown Cincinnati has the ability to stay at the cutting edge of technology.  Possible uses include connecting large-scale data centers to the Internet backbone, or providing high-speed fiber-to-the-home Internet access for Cincinnatians, such as Cincinnati Bell’s FiOptics or Google’s Fiber for Communities.

Next Wednesday’s article will conclude the series, and look to the future of the area.  What can be done with the space over the FWW trench in terms of the capping?  How will future development be impacted?  And, ultimately, will the reconstruction of Fort Washington Way reestablish the strong ties that once existed between Cincinnati and its riverfront?

Categories
Development News Politics

Properly implementing form-based codes is essential to success

[This op-ed was originally published in the Cincinnati Business Courier on July 9, 2010. Visit the original op-ed for more comments, thoughts and opinions on how to effectively apply form-based codes – Randy.]


As Cincinnati officials move closer toward their goal of implementing some variation of form-based codes in Cincinnati it is important that the application is done correctly. Form-based codes, when done correctly, offer a simpler approach to land planning than their awkward land use/design overlay contemporary. In order to achieve the full benefits of a form-based code there are a few practices that should be followed.

Keep It Simple:
The problem with contemporary zoning codes is that they feature layers upon layers of regulations that are complicated to understand by the general public and developers. Most zoning codes have an underlying Euclidean Zoning Code which regulates land use and basic design elements like building setbacks, heights, and densities. Then in the more stringently regulated areas there are often overlay districts created that layer an additional set of regulations on top of the land use regulations. These overlay districts tend to focus more on design features within a given area, and allow any land use regulations that are not covered in their guidelines to fall back into the realm of the underlying zoning code.

The primary functional gain of form-based codes is that they presumably eliminate this layered zoning effect that creates confusion. As a result, form-based codes should NOT be implemented in a layering manner. Form-based codes should completely replace any existing overlay districts and all land use zoning codes that currently exist in the area. The end result would be a district that has only a code that regulates the urban form of an area without the constraints of land use controls and the arbitrary design standards set out therein.

The reason this is often not done is due to a fear that form-based codes will not have the teeth to prevent communities from being destroyed by “undesirable” uses. I assert that this fear is misguided as our current zoning practices were set out during an industrialization period in the United States that saw many polluting industries locating in or around residential neighborhoods. This is certainly not what is desired, but this will not occur in modern society for two main reasons.

  1. Industries locate based on transportation access. An industrial user will seek out access to freight rail, barge, air, and truck access, and as a result, this will eliminate the vast majority of our residential neighborhoods from consideration as they have self-selected to locate in areas away from these industrial amenities.
  2. If a form-based code is done well an “undesirable” will often not be able or willing to locate in a higher transect district. A good example would be Cincinnati’s T6 “Urban Core Zone” where presumably a coal cleaning facility could set up shop due to the lack of land use controls, but if it were to open, the coal cleaning facility would have to design its facility to fit the form of that found in the T6 Urban Core Zone. Such a form would not only be undesirable for such a use, but it would also be cost-prohibitive for its business function.

Forget the Piecemeal Approach:
Many form-based codes are applied in a piecemeal approach that selectively implements the form-based controls in a particular neighborhood or business district. In the Cincinnati region this is presently being done in both Bellevue, KY and Covington, KY as those cities incorporate form-based codes of their own.

The problem with this approach is that it ignores the all-important transect for which a form-based code is derived. The piecemeal approach allows for the individual form-based codes to be developed in an insular manner without taking into consideration the form of the urban region.

The reason this is problematic is that form-based codes are meant to be living, breathing creatures that can change as a community changes. Cincinnati’s center city has not always been as densely built as it is today, and it got to this point by growing and changing over time. This means that a code that can change with the city is more ideal than one that cannot. If a neighborhood or business district wants to evolve upward from T4 “General Urban Core” to a T5 “Urban Center Zone” it should be able to do so, but if that individual form-based code is developed without these other districts in mind, it prevents such evolution from taking place.

Form-based codes offer a variety of tangible benefits, but they can only fully be realized if we leave the fear of the unknown behind and truly take a risk on something bold and new. No major American city has embarked on such a dramatic reform of its land-planning techniques, but what better city is there than Cincinnati – where modern planning was first implemented – to explore such an effort?

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News Politics

Weigh in on local policy issues in 2011 Hamilton County Citizen Survey

Officials are encouraging Hamilton County residents to take the 2011 Citizen Survey. The annual survey asks for input on 12 key issues including topics like the legalization of marijuana, public transportation investments, land banking policies, government consolidation efforts, and even a variety of election-related issues.

The survey takes approximately eight to ten minutes, and allows residents to share their opinions about difficult policy issues facing Hamilton County.

One of the biggest elements of the survey is the issue of government reform. Presently there are 49 different jurisdictions throughout Hamilton County. Many of which have overlapping services and functions, that if consolidated, could present significant cost savings for taxpayers.

Several questions also focus on jail overcrowding and criminal treatment programs. The issues at hand include how to immediately address the jail crowding issue while also solving the problem long-term in a cost-effective and socially acceptable manner. Two such solutions include the legalization of marijuana and an increased focus on treatment and prevention programs for repeat offenders.

Residents of Hamilton County can access the 2011 Citizen Survey online now by visiting the county’s website or by visiting the survey directly.

Categories
Development News Politics Transportation

Reconstruction of Fort Washington Way Redefined Cincinnati’s Urban Core

Fort Washington Way might be better known to some Cincinnatians as the I-71/US-50 trench through downtown Cincinnati, but few might know the full story behind how the current area came to be what it is today. Every Wednesday this July, UrbanCincy will cover a part of the history of Fort Washington Way, its construction, the political fights that came with it, and the potential future for the area. Furthermore, the unprecedented foresight that the engineers, politicians, and public alike demonstrated through the construction will be highlighted.

The City of Cincinnati developed where it is today because of its location on the Ohio River. The river served as the primary economic engine for the city and therefore the larger region. As such, the fact that Fort Washington Way bisects the urban core from the riverfront troubles individuals who wish to see the city become whole once again. However, it is important to remember what the stretch of land looked like prior to major renovations a decade ago.

In 1998, construction began on the approximately 1.25-mile stretch of highway. Originally, the plan included burying the stretch of highway completely in order to hide the highway eyesore from the remainder of downtown. However, that idea was overturned in 1996 because many people wanted to ensure that visitors to the city would be able to see it as they traveled through. New plans were completed and construction began.

In 1999, after more than two-thirds of the renovations were complete, there was renewed interest in burying the highway. Proponents claimed that a buried highway would ensure an uninterrupted transition from downtown to the riverfront. The engineers knew that they wouldn’t be able to finish the project on time and on budget if they changed the project so late, so they compromised by sinking the roadway below the level of the rest of downtown’s street grid. Part of this compromise included driving extraordinarily strong support piles into the ground that were engineered to hold caps that could eventually cover the highway if the decision was made to do so at a later date.

The current gaps between segments of the street spanning over Fort Washington Way are spaced such that caps 600 feet wide could be installed with relative ease and with a gap between segments. Gaps ensure that the area is not officially a tunnel, and as a result, the dangers and costs associated with the fire safety precautions of a tunnel are avoided. Engineers state that the pilings supporting the caps could withstand the weight of several feet of dirt, making an unique and exciting urban park possible. Furthermore, the caps could support the weight of buildings approximately four stories high. The latter options would provide the opportunity to link The Banks development with the rest of downtown abutting the current trench.

The major change in the 1998 redesign came by untangling and streamlining the mess of highway on- and off-ramps. Doing so allowed the roadway to carry a greater capacity, increase safety, and dramatically decrease the total width of Fort Washington Way. Once construction was completed, about 40% of the original width was gone as a result of the better design. The space that was saved freed up room for the Great American Ball Park, National Underground Railroad Freedom Center, Paul Brown Stadium and much of The Banks development.

In the next three weeks, UrbanCincy will highlight how this transformation took place. In the process, we will show how the city demonstrated an unprecedented level of foresight, saving current and future taxpayers untold sums of money. The inter-jurisdictional cooperation that this project achieved set the stage for the redesigned area to win more than a dozen national and international awards.

As one engineer told me: “We weren’t highway building. We were city building.” Check back each Wednesday in July to learn more about how Fort Washington Way project impacted current and future development.

Categories
Business Development News

CPA event to highlight Bellevue’s preservation success story

Cincinnati Preservation Association (CPA) and the City of Bellevue, KY will host a tour of the small Bellevue community along the Ohio River on Friday, July 9 from 9:30am to 12:30pm.

Bellevue has been recognized for its successful preservation techniques that have worked to revitalize the city’s neighborhoods and historic commercial district along Fairfield Avenue. Those attending the tour will have the opportunity to learn about the city’s innovative programs that have gotten it where it is today. Such programs include Bellevue’s local historic district and ongoing form-based code initiative.

The event will take place at the Callahan Community Center (map) and is free and open to the public. CPA is asking that those interested RSVP by calling (513) 721-4506 or emailing info@cincinnatipreservation.org.

UPDATE: Due to timing issues, the tour of Bellevue originally scheduled for Friday, July 9th has been canceled.  CPA officials say that the event will be rescheduled for a later date.