GUEST COMMENTARY: How Personal Finances Factor Into Home-Work Commute

The recent Brookings study looking at “job growth” and “jobs near the average resident” got me thinking again about how my past two home and workplace decisions have affected my personal finances. For those not familiar with the report, it’s mostly negative news:

Between 2000 and 2012, the number of jobs within the typical commute distance for residents in a major metro area fell by 7%. Of the nation’s 96 largest metro areas, in only 29—many in the South and West, including McAllen, Texas, Bakersfield, Calif., Raleigh, N.C., and Baton Rouge, La.—did the number of jobs within a typical commute distance for the average resident increase. Each of these 29 metro areas also experienced net job gains between 2000 and 2012.

As employment suburbanized, the number of jobs near both the typical city and suburban resident fell. Suburban residents saw the number of jobs within a typical commute distance drop by 7 percent, more than twice the decline experienced by the typical city resident (3%). In all, 32.7 million city residents lived in neighborhoods with declining proximity to jobs compared to 59.4 million suburban residents.

As poor and minority residents shifted toward suburbs in the 2000s, their proximity to jobs fell more than for non-poor and white residents. The number of jobs near the typical Hispanic (-17%) and black (-14%) resident in major metro areas declined much more steeply than for white (-6%) residents, a pattern repeated for the typical poor (-17%) versus non-poor (-6%) resident.

Residents of high-poverty and majority-minority neighborhoods experienced particularly pronounced declines in job proximity. Overall, 61% of high-poverty tracts (with poverty rates above 20%) and 55% of majority-minority neighborhoods experienced declines in job proximity between 2000 and 2012. A growing number of these tracts are in suburbs, where nearby jobs for the residents of these neighborhoods dropped at a much faster pace than for the typical suburban resident (17% and 16%, respectively, versus 7%).

For local and regional leaders working to grow their economies in ways that promote opportunity and upward mobility for all residents, these findings underscore the importance of understanding how regional economic and demographic trends intersect at the local level to shape access to employment opportunities, particularly for disadvantaged populations and neighborhoods. And they point to the need for more integrated and collaborative regional strategies around economic development, housing, transportation, and workforce decisions that take job proximity into account.

Now looking at this from a personal finance perspective, I previously lived and worked in Indianapolis where my one-way commute was roughly 16 miles. For this distance, I found over time that it cost me about $5 a day to get to work.

When I moved to Cincinnati for a new job, I first lived in Covington where I paid $1 to ride the Southbank Shuttle in the morning and usually walked home. After moving to Clifton, I still found that my now driving commute of less than 3 miles came to cost around $1 per day.

So the $5 per day Indianapolis commute cost me roughly $100 per month in gas, where the $1 per day Cincinnati commute cost me only $20. Now this may not seem like a huge amount or difference, but to most people, $80 would nearly be a full day’s work. What’s not reflected in this difference is the reduced frequency and cost related to vehicle maintenance, specifically oil and tire changes. With the greatly reduced frequency of need for these two items, the monthly savings I’ve found is closer to the full $100 amount, essentially a pay raise simply for living close to work.

Employees obviously can have little impact on where an employer chooses to locate, but they do still have control over where they live and as long as I am able, 3 miles is the maximum distance I will live from work. This distance is also interesting as I’ve found it to be the maximum distance where taking the bus is a reasonable time-cost choice, a huge benefit during the recent snowy winters, and it is also a distance where my non-work trips to downtown stay at what I think is a reasonable level for places I like to visit.

EDITORIAL NOTE: This guest commentary was authored by Eric Douglas, a native of Grand Rapids, MI who currently lives in Cincinnati’s Clifton neighborhood. Eric is a member of the Congress for New Urbanism and earned a Bachelors of Science from Michigan State University. Since that time he has worked for Planning, Community Development and Public Works departments in Cincinnati, Indianapolis and Detroit.

If you would like to have your thoughts published on UrbanCincy, simply contact us at editors@urbancincy.com.

Four Recent Ideas Cincinnati Has Exported Around the Country

New ideas can come from anywhere and Cincinnati is no exception. People have taken notice of what is going on in Cincinnati. In the spirit of the latest episode of The UrbanCincy Podcast, I thought it would be nice to highlight some ideas that worked so well in Cincinnati that other cities have adopted them.

However, it is important not to forget that great ideas often come from great turmoil. Innovative ideas often only receive the light of day because the situation they are created in is so dire. Keeping that in mind when reading this story can remind us of how far Cincinnati has come in some areas, and how that journey can inform efforts in other cities.

Here are four key ideas that have come from Cincinnati. This is by no means an exhaustive list, so please let us know in the comment section if you have other additions.

Idea 1 – Collective Impact
The concept of collective impact stems from the idea that numerous individual efforts are being undertaken in places to reach similar social goals. Thus, collective impact’s main role is to take those individual efforts and bring stakeholders together to increase the efficacy of each individual’s work around the organizing principal.

The Strive Partnership in Cincinnati was the first group to take this approach and develop a unique model that is now being applied around the country. With a focus on building what they call “cradle to career partnerships”, which seek to improve agreed upon outcomes for children throughout their growth to adults, collective impact is a truly national phenomenon.

Idea 2 – The Collaborative Agreement
In the wake of the killing of Michael Brown by Ferguson, Missouri police officer Darren Wilson and the resulting protests and social unrest, many Cincinnatians could not help but think of the parallels to the killing of Timothy Thomas by Cincinnati police officer Stephen Roach.

Following the 2001 race riots in Cincinnati, a group of concerned community members and representatives from law enforcement came together around shared principles to improve community policing and engage with the stakeholder more in how they felt the department should function to simultaneously improve outcomes and relations with the communities where they work. This became the document known as the Collaborative Agreement, and is now considered a blueprint for conversations in Ferguson and beyond on how to begin creating a more inclusive environment for local residents regardless of their background.

Idea 3 – Community Learning Centers
The philosophy behind Community Learning Centers is straightforward: schools are neighborhood assets and should be utilized as such. Combine that philosophy with in-school wrap-around services that are funded in part through community relationships and you have a reproducible model for school improvement and neighborhood revitalization.

Community Learning Centers have latched on in New York City, where Mayor Bill de Blasio (D) has approved the creation of new community learning centers as a part of his educational platform, and within the Department of Education where a 21st Century Community Learning Centers program supports the creation of such setups around the country.

Idea 4 – 3CDC
Whether you agree with their tactics or not, it is hard to argue that the Cincinnati Center City Development Corporation is not influential in the ongoing real estate redevelopment bonanza that is going on in and around Cincinnati’s center city. Perhaps not surprisingly, other cities have taken notice.

3CDC’s combination of non-profit status gives it independence, and its relationship with large local companies provides it with formidable financial resources. The potent combination has been labeled as a “model for urban transformation” by the Urban Land Institute, and other cities are considering adopting the 3CDC model that has accomplished a great amount in redeveloping socioeconomically depressed urban areas.

Architecture as Experience: The Case for Excellence in Design

During a press conference this past October, superstar architect Frank Gehry responded to criticism of his work by raising his middle finger to a Spanish journalist and saying, “Let me tell you one thing. In the world we live in, 98% of what gets built and designed today is pure shit. There’s no sense of design nor respect for humanity or anything. They’re bad buildings and that’s it.”

Gehry’s sharp retort sparked a firestorm in the press; op-ed pieces in The New York Times, Forbes, Architect Magazine, and countless blogs have chimed in with their own responses, and the inevitable responses to the responses soon followed. Despite the brash way in which the conversation started, it is a conversation about our built environment that is welcome and long overdue.

"I do not build in order to have clients. I have clients in order to build." -- Howard Roark in The Fountainhead

“I do not build in order to have clients. I have clients in order to build.” — Howard Roark in The Fountainhead

The Inescapable Art
Blair Kamin, the Pulitzer Prize-winning architecture critic for the Chicago Tribune, described architecture as the inescapable art. “You don’t have to go to a play that the theater critic pans, a movie that the film critic hates or a restaurant where, according to the food critic’s taste buds, the chef can’t cook,” Kamin writes, but terrible reviews won’t make buildings disappear, and the public can be stuck with the consequences of bad design for decades. Architecture — good, bad, or mediocre — forms the setting in which we live out our lives and it affects us in profound ways whether we consciously realize it or not. Good design is more than just superficial window dressing; it’s the difference between Mac OS X and a Unix terminal prompt, and it’s the difference between a city that’s an attractive destination and a city that merely exists.

Cincinnati is blessed with a cornucopia of notable architecture that other cities in its league can only dream of having. In addition to the well-known favorites like Union Terminal, Carew Tower, and Music Hall, there is also a wide variety of contemporary architecture that has helped put Cincinnati back on the cultural map. In addition to the usual cast of flamboyant “starchitects” like Frank Gehry, Peter Eisenman, and Zaha Hadid, Cincinnati is also home to projects by less flashy but no less talented firms like Moore Ruble Yudell, Architecture Research Office, and Gwathmey Seigel Kaufman. There are also homegrown firms such as FRCH, Glaserworks, and John Senhauser Architects creating notable projects in Cincinnati and beyond.  When it comes to the quality of its built environment, Cincinnati punches far above its weight.

The sad irony, though, is that relatively little of what gets built today is actually designed by architects. Despite the resurgence of the urban cores of Cincinnati and other cities throughout the country, most new construction is still in the suburbs and exurbs, planned and designed by developers and retail chains according to carefully-honed formulas created to guarantee the greatest return on the dollar within the shortest period of time.

Suburban “McMansions” aren’t designed by architects to be lived in; they’re designed by developers to look good on realtor listings and be sold. Big-box retail stores, fast food outlets, and car dealerships are built from prototypes designed not to inspire or to even be pleasant, but to generate short-term profits with maximum efficiency. Some nameless architect may have stamped the construction documents somewhere along the process to ensure the structure meets applicable codes, but his or her influence on the end user experience was likely minimal at best. In the case of most single-family houses built by developers, an architect was not likely to have been involved at all.

False Choices
This is no doubt the “98% of what gets built and designed today” that Gehry was referring to, but it has remained largely unmentioned while pundits squabble over the implications of his diatribe. Some commentators have chosen to blame celebrity architects such as him for the current state of our built environment, nostalgically harking back to some mythical past in which architecture was driven by the local vernacular. What they fail to mention is that, like it or not, badly-designed sprawl is the vernacular today, and it has gone global. Blaming a few starchitects for the quality of our built environment is like bashing Kraftwerk for being too esoteric while the latest Nickelback album is at the top of the charts.

That said, architects and architectural academics are often accused of being elitist and out of touch with reality, and in many cases the criticism is well-deserved. Too many architects have read Ayn Rand’s The Fountainhead as the manifesto it was meant to be rather than as the cautionary tale it should have been. Architecture is a collaborative discipline above all else, and there is no room at the table for an ego the size of Howard Roark’s. Too often, the prestigious design awards and glossy magazine articles have been for projects built for sheer spectacle rather than for lasting quality. Spectacle is what sells magazines and generates fodder for discussion around the water cooler, but sometimes the most appropriate design solution is to do less designing. Being a conscientious architect means knowing when to make that call.

What’s missing from the discussion is the vast middle ground between avant-garde starchitecture and crowd-pleasing vernacular design, and the idea that architecture, above all else, should be a human experience, rather than an abstract object to behold or a mere commodity to the bought and sold. It’s not a question of modernism versus traditionalism or suburban versus urban; it’s a question of bad versus good.

Healthy cities need an attractive mix of architecture; this mix includes high-profile starchitecture, anonymous background buildings, new and old, traditional and modernist, and everything in between. What matters is that what gets built is of consistently high design quality. A smattering of notable buildings within a context of ugly schlock is insufficient; what’s needed is a cohesive cityscape of well-designed buildings where the overall quality of the urban experience is greater than the sum of its architectural parts. To use a baseball analogy, one or two sluggers won’t save the season if the rest of the team is in a slump.

Good design doesn’t just happen; property owners and the general public need to realize its value, and commission talented architects who will deliver it. Samuel Hannaford didn’t leap out from behind a bush one night and create Music Hall by sheer force of will; Music Hall exists because the City of Cincinnati wanted a venue befitting its highest cultural aspirations, and they commissioned Hannaford to design it. Music Hall, while notable enough in its own right, also exists within the fabric of a historic neighborhood. Relatively few of the neighborhood’s Italianate row houses would be particularly notable as individual structures, but together they form the streetscape of Over-the-Rhine, one of the largest intact historic districts in the country. Music Hall and its surrounding neighborhood enhance and compliment each other in ways that would be impossible if either existed in isolation.

Lions Park Scout Hut by Rural Studio (photo: Timothy Hursley)

Lions Park Scout Hut by Rural Studio [Timothy Hursley]

Engineering Value
Cost considerations are often touted as an excuse for poor design, but this is a cop-out. It’s easy to clad a terrible building in exotic materials and pass it off as a notable work of architecture (see: numerous projects developed by Donald Trump), but a talented architect can creatively turn cost constraints into a brilliant design solution.

The iconic cross-braces on Chicago’s John Hancock Center meant being able to eliminate a third of the structural steel that would’ve otherwise been required for a building that tall. At a much smaller scale, Auburn University’s Rural Studio designs hand-built structures of sublime beauty for disadvantaged communities in rural Alabama. These structures, often created from recycled materials and found objects, cost pennies on the dollar compared to more typical construction.

When Washington, DC was planning its Metro system, the transit authority assumed the cheapest way to construct the underground stations was to give them straight vertical walls covered in tile, flat ceilings, and a forest of columns similar to what’s found on older subway systems. Their architect, Harry Weese, was able to demonstrate that a vaulted station shell made of waffle-slab concrete actually cost less to build than a more conventional design. This motif became the most celebrated design feature of the system, subtly recalling the coffered ceilings of the District’s neoclassical civic monuments but without reflexively copying them.

What is Good?
All this talk of good architecture begs the question: What does it mean to be good? Is it something that can’t be defined, but we know it when we see it? Aaron Betsky, former director of the Cincinnati Art Museum and now Dean of the Frank Lloyd Wright School of Architecture, recently penned an article that explicitly addresses this question:

I do not think there is one style or one approach that has all the answers. I am wary of what I think are pseudo-scientific approaches to measuring such things, though I am open to ways in which we can more clearly articulate and judge what is good and what works. However, instead of taking solace in formulas or a rote recitations of traditions, we should always ask the question what is appropriate, what is needed, what is possible, and what are our dreams and aspirations. We should build with what we know, for a reality, but also towards a better — again in a social, environmental, and aesthetic sense — reality.

Betsy concludes the article by saying, “Architecture should be neither weird nor boring, neither alien nor alienating, neither wasteful nor wanting in the qualities that make us human.”

To this we might add: In order to be good, architecture should be honest in its materiality and its place in history, and be responsive to its context. Wood should look like wood and not be painted to look like marble. A building built in 2015 shouldn’t attempt to look like a building built in 1895. A sentimental appeal to nostalgia is no excuse for faux-traditional buildings that cheapen their context with knee-jerk imitation, but a building designed for downtown Cincinnati should be sufficiently distinguishable from a building designed for a suburban office park in Southern California.

Good architecture should engage all the senses in a meaningful way, and acknowledge the web of meanings and experiences that we have come to associate with the built environment. Brick is more than just a cladding material; it imparts a sense of stability and permanence. Glass and stainless steel are associated with notions of high-tech precision. A fireplace is more than just a decorative feature in the living room; the sound and smell of burning firewood recalls fond memories of family camping trips, a bonfire on the beach during a church retreat, or a brisk fall evening with close friends on the patio at Neons. A door made of solid wood has a more substantial feel to the hand than a flimsy hollow door made of pressed paper, even if they both look the same at first glance. Whether we are consciously aware of them or not, these things matter.

Local Interest
The discussion about the nature of our built environment has been happening in Cincinnati for quite some time; debates about the streetcar, gentrification, redeveloping the riverfront, form-based codes, and historic preservation all revolve around what kind of place Cincinnati wants to be. Is it a place where one merely goes to see a Reds game once or twice a year before getting back on the freeway to a house in the suburbs, or is it a place to live and work 24/7 throughout the year? Is it a dumping ground for the indigent, a playpen for the affluent, or home to a diverse mix of people and activities? All these issues are closely related to matters of design.

The Cincinnati Enquirer recently published an angry screed by Hyde Park architect Robert-Pascal Barone that sharply criticizes a number of recent projects. Although the article contained a few valid points, the overall tone read as a shrill rejection of anything built in the city after 1950, which undermined the possibility of a constructive dialogue.

This was an unfortunate missed opportunity, because it’s a dialogue that needs to happen. Belligerent naysaying does nothing to improve the city, but even the most successful projects are not exempt from intelligent critiques that offer lessons for future projects. Cincinnati has progressed beyond the point where new development for the sake of new development, no matter how ill-conceived, should get the red carpet treatment by default. The city deserves top-shelf design, and is now in a position to demand it.

Moving Forward
There is reason to be optimistic that we are once again making good architecture a priority. For the past 20 years, the University of Cincinnati’s Signature Architect Program has raised the profile of the university and has led to UC consistently appearing on lists of the world’s most beautiful college campuses. Just as importantly, it has greatly enhanced the quality of campus life and has had a snowball effect on other projects around town.

Just as crucially, the city has stepped up its efforts to save and preserve the architectural landmarks that previous generations have built. The dilapidated Metropole has been beautifully reborn as the 21c Museum Hotel, Hamilton Country taxpayers recently approved a modest sales tax increase to restore Union Terminal, and the long-awaited restoration of Music Hall continues to gain support and funding.

Much work remains: the Terrace Plaza Hotel still sits vacant downtown, and despite the pace of redevelopment in Over-the-Rhine and other close-in neighborhoods, each year sees a number of vulnerable structures succumb to neglect or outright greed. The city needs to be more proactive about preserving its history, rather than merely reacting when a problem becomes a crisis.

Smaller cities like Cincinnati have a unique role to play in the design world, and offer advantages of access and affordability not found in the usual hot spots like New York and San Francisco. In a recent CityLab article titled Why Architects and Second-Tier Cities Need Each Other, Amanda Kolson Hurley notes:

New York, Boston, Chicago, and other major metros have a lot of construction activity, but also a lot of architects. It’s a competitive field made more so by the sheer number of talented firms in the same handful of cities. That contributes to the culture of stress and overwork that many architects bemoan, some of them — women in particular — even leaving the field in frustration. By contrast, an ambitious architecture practice can carve out a niche for itself in a second-tier city, where the scene is often dominated by “legacy” firms that play it safe.

Hurley goes on to highlight the example of Louisville-based De Leon and Primmer Architectural Workshop, which recently won an AIA Honor Award for their Wild Turkey visitor center in Lawrenceburg, Kentucky. Neither Roberto De Leon nor Ross Primmer are Louisville natives; they met in architecture school at Harvard and made a business decision to open their practice in Louisville because, like Cincinnati, it was primed for growth. Cincinnati has the additional advantage of being home to one of the top architecture schools in the country, and many faculty members have their own small practices producing innovative design.

Wild Turkey Visitor Center in Lawrenceburg, Kentucky (photo: De Leon and Primmer Architecture Workshop)

Wild Turkey Visitor Center in Lawrenceburg, Kentucky [De Leon and Primmer Architecture Workshop]

Cincinnati would do well to aggressively harness that local talent as well as put out the welcome mat for transplants from outside the region. Fairly or unfairly, Cincinnati has a reputation for being a conservative, insular city that is wary of outside ideas and talent. As such, it needs to work extra hard to put that stereotype out to pasture. Civic and corporate leaders should make a point to consider emerging architects for new projects and include them in discussions about the city’s future. For its part, the architectural community needs to resist its natural inclination to circle the wagons, and make an effort to engage the public and ensure their needs are being met when designing new projects.

Most importantly, the general public needs to demand a consistently high standard of design and hold its leaders accountable when opportunities are missed. Uncritical boosterism is often a veneer for complacency, which is a far more destructive force than vigorous debate. Sometimes the boat needs to be rocked. Cincinnati has a rich history and enviable assets, but it cannot rest on its laurels. No city has ever made itself a prime destination by bragging about how magnificent it used to be.

Get Involved
At the national level, the American Institute of Architects has launched an ambitious media campaign to highlight the role of architects in shaping our built environment, and by extension, the role of the built environment in shaping our lives. The campaign features web videos, television ads, and social media content under the hashtag #ilookup.

For those wishing to become more involved in conversations about the future of Cincinnati’s built environment, the Cincinnati chapter of the AIA and the Architectural Foundation of Cincinnati have full calendars of activities and events, and the annual ArchiNATI festival offers unique opportunities to engage with the city’s built environment.

In addition to the University of Cincinnati’s College of Design, Architecture, Art, and Planning, other nearby architecture schools at Miami University, the University of Kentucky, and Ohio State University routinely host lectures and other events throughout the year that are usually free and open to the public.

If all that sounds daunting, start by simply grabbing a sketchpad and heading off to explore some corner of the city that looks interesting. Look up, and you’ll rarely be disappointed.

David Cole is a native of Fort Thomas, Kentucky with a strong interest in architecture, urban design, transit, and social justice. He earned his Master of Architecture degree from the University of Cincinnati’s College of Design, Architecture, Art, and Planning, and is pursuing professional registration as an architect while working as a designer at the New York office of STUDIOS Architecture.

If you would like to have your thoughts published on UrbanCincy, simply contact us at editors@urbancincy.com.

Connecting Cincinnati With What’s Happening ‘Inside The Beltway’

The dome of the United States Capitol, one of the most recognizable landmarks in our nation’s capital, is currently under construction. Scaffolding is draped against it, as the Capitol Dome is in the process of being restored. Many would argue that the scene of construction is an apt metaphor for what is happening in Congress today.

By many accounts, the Congress is broken—plagued by soaring partisanship, ineffective leadership, and near historically low levels of public approval. Despite all these things, the federal government is as important as ever to the well-being of states and municipalities.

Aside from the billions of dollars that make their way from the federal government’s coffers to localities each and every year, how does the federal government truly matter to the lives of people in Cincinnati? Washington is so far removed both physically and culturally from most of the country that many people feel both disconnected from and discouraged by the political process that they see as out of their control.

Many argue that the government that governs closest governs best, but that is not always the case, particularly when it comes to truly monumental issues. Besides the lack of fiscal capacity, states and municipalities are often strategically disincentivized to handle these issues alone.

This might include something like the replacement of the Brent Spence Bridge, which has stakeholders in Kentucky and Ohio in a tizzy over how to reach a solution to fortify one of the Cincinnati regional economy’s most important assets. It might also include issues that seem far away, like climate change. In this case, no one individual actor has the appropriate role or responsibility to deal with problems of such a large magnitude.

From many people we are one. And there may not be a better time than now to be reminded that what happens in the city along the Anacostia and Potomac Rivers has the potential to have a large effect on what goes on in a city along the banks of the Ohio River. Our government is a federalist system with power devolving from the top, and where even the smallest of decisions can have large and far-reaching implications.

Bruce Katz of Washington’s Brookings Institution, one of the city’s most venerable think tanks, has said on many occasions that “the cavalry (the federal government) is not coming…we (state and local governments) are on our own.” While I agree with his sentiment that there is much more that the federal government could be doing to help improve cities and regions.

In future writings I hope to illuminate some of the implications, both big and small, of federal action to show the power of decisions that happen in Washington matter for the places we call home. In addition, I hope to provide more of a data-informed perspective to the issues of the day in Cincinnati, and use this space as a platform to elevate the discussion around the importance of community-level data to better understand our regions, cities and neighborhoods.

EDITORIAL NOTE: Ben Robinson is a Cincinnati native that currently lives in Washington, DC, where he does not work for the federal government. He currently works as a data analyst for the Washington DC School System. As our new Washington correspondent, Ben will be covering topics from Capitol Hill for UrbanCincy as they relate to local issues and projects.

Ben is a graduate of Walnut Hills High School, and holds a BA in economics and urban studies from the University of Pittsburgh, and a master’s degree in public policy from the University of Southern California. In addition to Cincinnati and Washington DC, Ben has also lived in Los Angeles and Pittsburgh.

Two Big Ideas to Bring Cincinnati’s Urban Housing Boom to Next Level

It has become painfully clear that we are not building enough housing supply to meet demand for center city living. In order to meet those demands, and prevent runaway price increases, now is the time to go big and develop thousands of more units.

In 2014, CBRE released a study about the strength of Cincinnati’s urban real estate market, and noted that the center city housing market could support thousands of additional residential units, even as 2,500 were under development at that time.

This was reinforced by CBRE’s economic outlook for the region released just days ago that said, “The multifamily recovery continues with unabated strength in the Cincinnati MSA with strong demand fundamentals pushing rents higher.” With occupancy hovering around 95% and the strongest demand in the urban core, their real estate analysts expect rents to continue to rise.

As of now, 3CDC is virtually sold out of all of their condos, luxury apartment buildings are being filled in a matter of weeks, and a parade of home builders continues to redirect their attention to the market. But it has not been nearly enough.

While 3CDC has done an incredible job at establishing a viable residential market in Over-the-Rhine, they have only produced a few hundred units over the past decade. Bigger projects in the central business district are turning historic office towers into posh residences, but are doing so at about 100 units per project. Even the long-planned residential tower at Fourth and Race Streets will only include 208 units once it is complete several years from now.

The rate of production at The Banks, which is by far the largest development in the center city, only averages out to a couple dozen units per year when you consider the time it continues to take to build out that massive undertaking.

Something bigger is needed. Something much bigger. Here are two options.

City Hall Quarters
Cincinnati’s majestic City Hall is unfortunately surrounded by decrepit, low-slung parking garages and a smattering of parking lots. The area’s proud history, however, can still be seen by taking a leisurely walk along Ninth Street. There, one can view the regal structures that were the original homes of Cincinnati’s economic and political elite.

Just around the corner, however, is a collection of parking lots controlled by collection of different limited liability companies. The original owner of the lots, if it is different from now, had long-planned to build offices on the site similar in nature to what was developed on its north side along Central Parkway. That building was completed in 1983, and times have certainly changed since then.

The large collection of parking lots allows for a unique opportunity to create a residential sub-district within the central business district. Look to Atlanta’s West Midtown, Chicago’s South Loop or Denver’s Cherry Creek District of examples of the type of development that could rise here.

Its density would respect its historic surroundings, but its scale could provide hundreds of residential units. Instead of lining each street with retail, thoughtfully placed corner markets and cafes could be placed intermittently in order to maintain a residential character for the sub-district.

CL&N Heights
Like its Broadway Commons neighbor to the north, this area was once part of the large warehouse district that previously occupied the site with the CL&N Railway. Those proud buildings, and the history that went along with them, are now largely gone and have been replaced by I-71. There are, however, some of the historic warehouse structures that can still be seen in the Eighth Street Design District and immediately to the south.

This collection of parking lots is largely out of site since they sit beneath I-71 and at a lower grade than the rest of the central business district. Procter & Gamble currently owns the vast majority of the site, but Eagle Realty has recently acquired some land with the interest of building a parking structure along with some office space.

Unlike the City Hall Quarters site, this location has an opportunity to go even bigger.

In order to properly develop the location, it would make most sense to raise the site up to the same level as the rest of the surrounding street grid. This would essentially create a situation akin to The Banks, where two or so levels of parking could be built as a platform, with the structures then rising from there.

Instead of building four- to five-story structures, like at The Banks or near City Hall, this site would be an ideal location for a handful of sleek, modern residential high-rises. In this case, think of Vancouver’s Yaletown or San Diego’s East Village near their ballpark.

In this location it is conceivable that four to five residential towers could be constructed, while also preserving some land for pocket parks and other neighborhood amenities. At such a scale and density, this site alone could produce upwards of a thousand residential units.

Like the City Hall Quarters site, there would be no strong need to build retail as part of this project. Instead, a small collection of service offerings, like dry cleaners and convenience stores, could be built as part of the development, thus allowing the new influx of residents to bolster the existing and potential retail offerings in the central business district and Over-the-Rhine.

Both development sites include their challenges, but they offer immense opportunities to not only provide the much-needed injection of housing, but also improve the city’s tax base, hold down skyrocketing residential prices, bolster center city retail, and rid the city of two of its largest-remaining surface parking lots.