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Development News Politics

Cincinnati’s old money attacks the future with the promise of a failed past

If you had thought that former Enquirer columnist Peter Bronson was gone, you were wrong. In the most recent publication of Cincy Magazine (not to be confused with Cincinnati Magazine), Bronson wrote a vanity piece about the new $322 million Great American Tower at Queen City Square.

The 800,000 square-foot office tower is adding a large amount of modern office space to Cincinnati’s central business district while also dramatically altering the city’s famous skyline long dominated by the historic Carew and Central Trust towers. What was interesting about Bronson’s story is that he took a platform for which he enthusiastically touted the new tower and how it was accomplished, and turned it into an opportunity to lob attacks at other major projects like the Cincinnati Streetcar and The Banks development along the central riverfront. It took Bronson no more than eleven sentences before he dove head-first into his attack of both projects.

“But the biggest building project since Carew Tower in 1930 has been overlooked, as politcos and mediacrats chatter about streetcar fantasies and the geologic progress on The Banks,” Bronson exclaimed. “While City Hall itches to spend more than $100 million on trolleys, while county leaders lean on chrome shovels and declare victory on the 14-year Banks promise, the $400 million Great American Tower has risen from the ground like Jack’s Metropolis beanstalk.”

Aside from Bronson’s factual errors about the tower’s price tag, it being the largest building project since Carew Tower (The Banks, UC complete rebuild, hospitals, Paul Brown Stadium, Great American Ball Park), or his odd comparison with Tabart’s famous English fairy tale, what is most striking is his unprompted attack on other major development projects to help further promote his beloved metropolis beanstalk.

The new tower does speak to Cincinnati’s ability to get things done during tough economic times, but lets not forget that the Great American Tower at Queen City Square is a vision that dates back to the 1980s as Atrium III, then more contemporaneously in the 90’s with the Queen City Square moniker. At that point the tower was envisioned as a towering brick skyscraper complete with a dramatic spire on top. But aside from that, Mr. Bronson continued.

“In less time than it took to name The Banks or buy one streetcar, Barrett and the Lindners at Great American Insurance have remodeled Cincinnati.”

Now there is a name we all know…the Lindners, Cincinnati’s old money power family. Over the years, the Lindners have at some point owned Kings Island, the ATP Tennis Center, Chiquita, Great American Insurance, United Dairy Farmers, and even the Cincinnati Reds. But what does this have to do with The Banks development or the Cincinnati Streetcar, well Mr. Bronson gives us some insight later in the same Cincy Magazine piece.

“The city has put $5.5 million into infrastructure improvements for Queen City Square, but Western & Southern put up nearly 10 times that much, and has invested $500 million in city projects over the past six years. “If the government subsidizes it, it’s not going to work,” Barrett says. “We need private money in it, our stake. That’s the entrepreneurial spirit.”

Ok, now we’re getting somewhere. Those conservative talking points ring loud and clear to anyone who has advanced beyond middle school social studies.

In 2004, the Lindner family raised more than $300,000 for the Republican Party through their regular household parties and other events, and in 2005, Carl Lindner Jr. was among a mere 53 entities that gave a maximum $250,000 to support the second inauguration of the beloved President George W. Bush.

So what Bronson has done, is effectively frame both the Cincinnati Streetcar and The Banks development as some sort of government subsidized projects that have been poorly run, thus further supporting the conservative talking points littered throughout this Cincy Magazine story. The problem is that Mr. Bronson failed to mention that Queen City Square also received $45 million from the Port of Greater Cincinnati Development Authority (which also owns the land) in addition to the millions of dollars it received from the city.

The problem here is not just the overtly political leanings of this story, but rather the unnecessary and unprompted attacks of other development projects in the area. The Cincinnati Streetcar is expected to be taking on its first passengers in early 2013, and the first-phase of The Banks will house its first resident next spring. This means that in a span of six years the Cincinnati Streetcar will not only have been envisioned, planned, funded, but built as well. Meanwhile, The Banks will have its first-phase completed in 14 years which includes two stadiums, a reconstructed Fort Washington Way, museum, and transit center. Both projects will have been completed in significantly less time than the 30-year vision that has been Queen City Square.

So what does this tell us? Well firstly it tells us that large development projects take significant amounts of time. It also tells us that the old money, political interests in Cincinnati are still strong and they are still fighting to remain relevant as a new generation steps up to the plate with a new vision for Cincinnati.

Over the past 50 years, this old generation has overseen Cincinnati through a period of decline.  Now a new generation wants to restore Cincinnati to its previous stature and beyond.  So, the final thing this tells us is that the next generation of leaders and visionaries will have to fight to rip control away from the cold death grip of Cincinnati’s old money power brokers who still obviously have the influence and authority to do what they wish.

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News Politics

After Issue 9 victory, next generation of leaders need to stay involved

This past Thursday evening more than 40 people crowded themselves in a meeting room at the Over-the-Rhine Chamber of Commerce. The group was a diverse collection of individuals who had gathered for one purpose: to address safety concerns in the Main Street/Mulberry Street/McMicken Street area of Over-the-Rhine. The three policemen and chamber members in attendance could not believe the turnout, and mentioned their pleasant state of surprise several times.

Safety sector meetings like this are held regularly throughout the historic Over-the-Rhine neighborhood as engaged members of the community look to find out how they can continue to improve their neighborhood.  At this particular meeting, the majority of the people in attendance were under the age of 35. The common thread, beyond age, was that they were members of the community, either living in or around the Over-the-Rhine neighborhood, who wanted to help make a difference.

The momentous build-up and defeat of Issue 9, the anti-passenger rail amendment, in last year’s local election sparked a wildfire of community activism not seen in this area for some time. For the first time in my relatively young life, I became totally and thoroughly passionate about doing all I could to inform and educate others about the importance of rail transit in Cincinnati. It felt pretty good to be involved in a cause I believed in, and a strong bond was formed between those who spent their time rallying to defeat Issue 9.

Fast forward to today, and there is no doubt that the Cincinnati Streetcar will be built, and the 3C Rail Corridor plan is moving ahead thanks to our efforts to defeat the anti-passenger rail amendment.  With these goals accomplished, many of us now must figure out what to do with all this energy, enthusiasm and excitement we have for the urban core.

I challenge you to get involved in your community.

There are countless ways to give your time and effort to strengthen and build your respective neighborhood. From participating in community councils to volunteering to serve with neighborhood groups, getting involved in your community not only builds up the place where you live, but it creates bonds between neighbors and truly builds a sense of camaraderie and sense of place.  For too long, too many have chosen to close their doors and picket fences.   Electing instead to stay inside a safe, often isolated, bubble of Anytown suburbia.  The results have turned neighbors into strangers in cases where it should be anything but.

It is not just Over-the-Rhine that calls for your involvement. There are 52 neighborhoods within the City of Cincinnati, and many more throughout the region, that all have needs, goals, and a heavily established “old guard” that is eventually going to want to retire. The time is now for this generation to become actively involved so that the torch of community responsibility can be passed to us.

As I looked around the room on Thursday evening I was surprised to see that I knew at least a third of the people in attendance. They are not just my friends. They are my neighbors, my community. And we are ready and excited to invest in our area, strengthening Cincinnati and making it an even better place to live.

We Love Cincinnati

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Arts & Entertainment Development News

Dave Rolfes: A Year at UrbanCincy

It was exactly one year ago today that I published my first UrbanCincy post. It was a riveting piece to be sure, about the Cincy Beer Fest that was being held in <gasp!> Covington, KY. I had long been a resident of the Cincinnati area, always to the north of the river, but a move about two years prior into the Covington portion of our urban core had really helped me start to see our area in a different light. So the fact that my first UrbanCincy post captured what some considered to be a poorly named festival actually made total sense to me. It was a uniquely Cincinnati event that happened to stretch a few blocks south of the Ohio River, just as I had myself.

After spending many years on the sidelines and being a mostly passive member of the community, getting started helping with UrbanCincy gave me a chance to explore the world around me in a new and unique way. Having a part in the story telling of the rebirth of Cincinnati is not only something I take great pride in, it is something that has exponentially increased my passion for the Queen City. In these parts, depending on who you listen to, or who you read, it is easy to get bogged down in a lot of negativity about our fair city. I believe though, that the reality of the situation is quite different, and I am not alone. In fact, there is a growing group of energetic people involved in making Cincinnati a great place to live, work and play and UrbanCincy put me on the path to finding them.

As UrbanCincy has helped rekindle my passion about Cincinnati, it has also helped me become more involved with the community. As you know we are in favor of rail transit as urban development, so I spent time volunteering with Cincinnatians for Progress. We are passionate about activity in the urban core, so I played in the Fountain Square Broomball League. We are of course focused on doing everything we can to make the Cincinnati Streetcar a reality, so I went down to City Council and spoke my piece about the $64M bond issue to help fund it.

The beauty of all this is that I learned that Cincinnati is a place where anyone can make a difference and that is truly the most eye opening part of the past year. Try going to a bigger city, say Chicago, and helping shape the future of the city. That is quite a large city to have your voice heard and impact change, good luck. You could head to a smaller town where it may be easier to make a difference, but you will not find near the amount of activity and development like you see in Cincinnati. To me, and to many, we are at the right time and the right place in Cincinnati to step up and really impact the future.

The urban core of Cincinnati has an incredible amount of momentum right now: Cincinnati Streetcar is on the way; The Banks and Central Riverfront Park are taking shape; 21c Hotel is coming; people are choosing to live, work, and play downtown. However, it is not only the changing environment around us that will attract and retain talent; it is this chance to get involved as well. The chance to make a difference and have an impact is not something that is easily seen or easily measured, but it is what will keep our momentum sustainable for years to come.

While UrbanCincy has helped me find my way and my voice and increase my engagement as it relates to the future of Cincinnati, it is definitely not the only way to get involved. I encourage you to take a look around, and if you aren’t already, start to view this city as a place with a bright future. There are too many good things happening for there not to be a substantial positive change in our city. I ask you to think about what inspires you, and reflect on it. I recommend you go out and find a way to make Cincinnati a better place to live. You will not regret it, I know I haven’t.

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?

Categories
Business News Politics

Newport budget cuts eliminate Main Street Coordinator position

It is on rare occasions that things get personal on UrbanCincy, but news that came to my attention yesterday warrants just this. Due to budget cuts, the City of Newport has eliminated its Main Street Coordinator position previously filled by the energetic, and extremely passionate Robert Yoder.

I have worked with Mr. Yoder quite a bit for stories I have written about things happening in Newport. His work has made a significant impact on downtown Newport and has helped to raise its stature throughout Cincinnati.

Since 2006, downtown Newport has seen over $25 million in public and private investment and has “established itself as a center for technology start-ups, quality urban loft living, and fitness related businesses” according to Robert. Downtown Newport has certainly made great strides over recent years, and the future looks bright for the historic river city. While not all of this progress can be attributed to Robert, a great deal can.

Robert concluded by saying, “I just want everyone to know, I loved this job. It was an honor and privilege to work with the business owners, city staff, citizens and organizations to make Newport a better place.”

Good luck Robert, you have made a huge impact for Newport and deserve all the best going forward. Robert Yoder has shared his resume and asks that if anyone know of any job opportunities to please contact him at rjyoder@fuse.net.