Posts tagged “historic preservation”

Cincinnati City Council prepares to take action against urban parking mandates

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Cincinnati Vice Mayor Roxanne Qualls (C) has introduced a motion co-sponsored by Councilmembers Laure Quinlivan (D), Chris Seelbach (D), Yvette Simpson (D), Cecil Thomas (D) and Wendell Young (D) to eliminate minimum parking requirements in historic Over-the-Rhine and the Central Business District.

Citing other urban examples such as Nashville, Portland, San Francisco, Seattle, and Tacoma, Qualls stated that, “Cities are recognizing that allowing the market to function will produce a better result. If a developer wants to build an 800-room hotel without providing any parking, that’s probably not going to meet the demands of the market. But if a developer can sell or rent his units without meeting minimum parking requirements, then there is no need for them.”

The motion cited that current regulations require at least one parking space per dwelling unit and that providing parking can be a costly impediment to developers looking to invest in older buildings in the region’s urban core. That motion has been referred to the Livable Communities Committee, chaired by Vice Mayor Qualls, and could go before the full city council soon after.


The new Central Riverfront Garage will soon be built over with new businesses, residences and even more parking mandated by law. Photograph by Randy A. Simes for UrbanCincy.

Chad Munitz, Executive Vice President of Development and Operations of the Cincinnati Center City Development Corporation (3CDC), estimates that parking mandates cost urban developers $5,000 for one surface parking space and $25,000 for a structured parking space on average. The increased cost associated with that parking, Munitz says, is then passed on to the consumer and raises the price of a residential unit by as much as $25,000.

The announcement comes just two weeks after UrbanCincy proposed three solutions for reforming Cincinnati’s urban parking policies. One of those solutions included the idea of eliminating minimum parking requirements.

Expanding on the impacts of eliminating parking requirements, Nashville urban planner Joni Priest indicated that removing parking minimums did not reduce the number of parking spaces developed for new downtown projects. Instead removing parking requirements allowed the preservation of historic buildings by allowing developers to become more creative in developing parking strategies such as shared off-site parking agreements, and it prepared the city for long-term transportation infrastructure improvements.

“Nashville has built two new parking structures in recent years – one in conjunction with the new downtown library and the other beneath a civic lawn in front of the county courthouse,” explained Priest. “These parking structures are near the oldest parts of downtown.”

Priest highlighted The Stahlman development as an example of a historic building that was revitalized because of the removed parking restrictions. The historic 12-story office building was rehabilitated into apartments, and sits directly across from the civic lawn that has parking beneath it. One parking space, Priest explained, is included in the rental price and additional spaces are available.

“The Stahlman has been a big success because it is a great building with a great view in the heart of a great city, but also because the developer was able to find a practical solution to a problem that plagues historic structures,” concluded Priest who went on to say that similar stories can be told for other developments near Nashville’s library garage.


Small businesses in neighborhoods like historic Over-the-Rhine often stuggle to provide minimum parking requirements drafted with suburban business models in mind. Photograph by Randy A. Simes for UrbanCincy.

The expansion and renovation of Washington Park offers a similar opportunity in Cincinnati’s historic Over-the-Rhine neighborhood where a great deal of new investment is taking place. Additionally, the results from Nashville seem to find that easing parking requirements would immediately make it easier to convert historic office buildings into residential uses.

The idea, policy makers say, is to allow the free market to operate within an urban context and allow cities like Nashville to anticipate increased demand for non-automobile forms of transportation.

“Removing the parking requirements from downtown zoning allows flexibility for site-specific and program-specific solutions. Flexibility is key in urban environments,” said Priest. “As downtown becomes more comfortable for pedestrians, cyclists and transit users, new development will have the flexibility to build less parking.”

As investment continues to spike in Cincinnati’s urban core, and construction work moves forward on the city’s new streetcar system, it becomes increasingly clear that the policy shift is more about lifestyle options than anything else.

“If you walk through Over-the-Rhine during a snowy winter, you’ll see cars in the surface parking lots covered with snow that has never been dusted off because they haven’t been driven in weeks,” Munitz said. “The convenience sought by downtown residents is not instant access to a car – it’s the ability to live without a car.”

Cincinnati Mayor Mallory heralded as national leader in smart growth movement

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Smart Growth America recently produced a series of video interviews with mayors from around the United States. The series, officials say, is intended to highlight prominent elected officials that are taking on leadership roles in promoting smart growth.

The first of those videos features Cincinnati Mayor Mark Mallory. In the video, Mayor Mallory discusses the need to invest in urban centers and make smart infrastructure investments that will trigger job creation and community development.

Specifically, Mayor Mallory touts the recent completion of phase one work at The Banks and ongoing revitalization success in Over-the-Rhine. The approach being taken by Cincinnati is one that intrigued officials at Smart Growth America.

“Thinking about land-use, transportation, housing, environmental, economic development and city planning, and redevelopment projects holistically can be challenging,” Thomas Madrecki from Smart Growth America told UrbanCincy. “But the rewards are that much higher, because when executed successfully, all of those pieces of the puzzle are working together.”

Madrecki says that once that initial buy-in is achieved at a local level, support for smart growth projects like the Cincinnati Streetcar becomes a better reality. Accomplishing that initial task, however, does not necessarily mean that funding and regulatory issues will not also pose problems.

“In a place like Cincinnati, I think that’s very obvious, where you have something like the streetcar take longer to get off the ground because of withdrawn funding promises,” said Madrecki. “Smart growth strategies often require upfront investments that will engender future economic gains while saving the city money on infrastructure and utility costs, but it takes money and the political will to deal with setbacks and opposition.”

Madrecki continued by saying that Mayor Mallory has shown the latter quality in spades, and has quickly become a national leader in the smart growth movement.

As Cincinnati moves forward with additional phases of development at The Banks, and additional renovation work in historic Over-the-Rhine, smart growth champions believe that even additional investment will be needed in Cincinnati’s urban core to help those respective neighborhoods reach their full potential.

One of the greatest challenges going forward for a Midwestern city like Cincinnati will be maintaining the momentum built by Mayor Mallory’s steadfast approach.

“Everyone likes to talk about the ‘next thing,’ but there has to be an element of seeing things to fruition and making sure they fully develop. When that happens and people see the economic and community payoffs, I think it will set a precedent and make future endeavors more likely to succeed right away.”

Parking mandates stymy development in Cincinnati’s urban neighborhoods

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Downtown Cincinnati is home to five Fortune 500 companies, three professional sports teams, local businesses, and according to the 2010 U.S. Census, about 5,300 residents. But the area is also home to more than 35,000 off-street parking spaces.

These spaces once held historic buildings but have been demolished to provide automobile parking over the years. As downtown continues its resurgance, it would be prudent for city leaders to review its outdated parking policies.

In the middle part of the 20th century, many cities, including Cincinnati, developed zoning codes with regulations dictating how many parking spaces are required for different uses. The regulations often accounted for “peak demand,” which is the amount of parking planners believed would be needed at times where demand for parking would be the greatest. For example, accounting for Black Friday-type events where parking lots are only maxed out once or twice a year.


Hundreds of brand new parking spaces in downtown Cincinnati’s Central Riverfront Garage sit unused. Photograph by Randy A. Simes for UrbanCincy.

In his article, The Trouble with Minimum Parking Requirements, UCLA professor Dr. Donald Shoup writes, “Minimum parking requirements are intended to satisfy the expected peak demand for parking at every land use–at home, work, school, banks, restaurants, shopping centers, movie theaters, and hundreds of other land uses from airports to zoos. Because the peak parking demands at different land uses occur at different times of the day or week, and may last for only a short time, several off-street parking spaces must be available for every motor vehicle.”

The demolition of buildings that are mostly historic is also a concern as downtowns struggle to build parking infrastructure that is required by code. Those demolitions, oddly enough, systematically demolish the very things that distinguished them from the suburbs and made the area an appealing destination.

In Nashville, TN, city leaders first removed parking requirements for older buildings, and then moved to remove parking requirements for all buildings in their city center.

“Requiring parking for historic structures that have never had parking is incentivizing their demolition. This puts the property owner in a really difficult position; he must either find parking for the building, demolish it or let it languish in perpetuity.” Nashville city planner, Joni Priest, told UrbanCincy. “If a property owner wants to rehab an historic building – a building that marks the character of a neighborhood and contributes to the fabric of the city – all incentives, including the elimination of parking requirements, should be considered.”

Parking mandates also increase the upfront cost to developers looking to invest in urban neighborhoods. Additional land, often still occupied by historic buildings, must be purchased in order to provide the required parking spaces at approximately $10,000 to $25,000 per space, depending on land and architectural fees. Those costs are then passed on to the consumer, making urban living or starting a small business more expensive.


Contemporary parking mandates can make it nearly impossible for developers and city planners to build neighborhoods like Over-the-Rhine any more. Photograph by Randy A. Simes for UrbanCincy.

Parking requirements also have impacts that are not quite as obvious. Increased parking capacity, in theory, increases the amount of cars in the given area and puts an added burden on downtown streets. Even though the traditional grid pattern is ideal for dispersal of traffic in urban settings, downtowns are ideally designed to accommodate people. Cities that add parking, or widen streets for automobiles, do so at the expense of pedestrians.

Even as city leaders work to implement a plan to increase downtown vibrancy through additional residential space and increased foot traffic, concern for parking punctures the debate on how to further support the urban core.

The urban parking analysis UrbanCincy conducted in 2010 identified many of these problems, but no significant action has been taken to-date aside from the reduction of parking needed to be provided along the Cincinnati Streetcar route.

City leaders need to seriously reexamine their policies on the matter, and they could get started by discussing the following three potential solutions:

  1. Eliminate Parking Mandates – As city leaders were able to do in Nashville, we believe Cincinnati leaders could do the same and remove the minimum parking requirements forced upon investors in the city’s urban core.
  2. Cap and Trade System – First proposed by UrbanCincy in 2010, this innovative system has been implemented in several European cities such as Amsterdam, Hamburg and Zurich. Regulations are designed to limit the total number of parking spaces in an urban area, and provide incentive bonuses while limiting parking. Parking spaces are created on a case-by-case basis and often involve repurposing on-street parking spaces for other uses such as community gardens or parks.
  3. Set Parking Maximums – Instead of dictating a minimum, parking requirements are capped by use or developed density. This strategy has been employed in New York City where development of parking has been limited in an attempt to reduce the impact of automobile traffic on the already densely developed island of Manhattan. Parking maximums seem to work with the availability of alternatives to driving. Therefore; if Cincinnati were to pursue this route, it should be in conjunction with the implementation of more efficient alternatives from Metro including expanding streetcar routes, light rail and bus rapid transit alternatives.

While the need for reform appears evident, a contextualized solution should be pursued by Cincinnati city officials that specifically tailors the policy to localized needs. What may be most important is offering flexibility to small businesses and investors who are looking to invest in Cincinnati’s urban core.

“Removing the parking requirements from downtown zoning allows flexibility for site-specific and program-specific solutions,” said Priest. “Flexibility is key in urban environments. As downtown becomes more comfortable for pedestrians, cyclists and transit users, new development will have the flexibility to build less parking.”

Downtown Cincinnati poised for surge of residential conversions

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Developers are in the process of transforming the 85-year-old Federal Reserve Tower at Fourth and Race into 88 apartments after serving as an office structure for its entire life. The process is one being undertaken in old cities all across the United States – transforming old office buildings into unique residences.

In addition to the Federal Reserve Tower, the 86-year-old Enquirer Building on Vine Street has also had an apartment conversion planned. In the wake of the opening of the Great American Tower at Queen City Square, there appears to be many more candidates ripe for such conversion.


The Federal Reserve Tower [LEFT] is currently being transformed into 88 apartments, while the Enquirer Building [RIGHT] awaits new financing. Photographs by Thadd Fiala for UrbanCincy.

“Residential is a great use for older buildings as opposed to office uses,” said David Ginsburg, President and CEO of Downtown Cincinnati Inc. (DCI). “Older buildings provide a sense of place, history and elegance, and they lend themselves to mixed uses with retail on the first floor.”

In addition to the romantic appeal, Ginsburg also says that the economics make a lot of sense with apartment occupancy rates consistently above 90 percent, and some cases of waiting lists throughout the Central Business District, Over-the-Rhine and at The Banks.

Additional housing downtown, community leaders say, is important because those residents are customers for the restaurants and retail stores outside of normal office hours. Ginsburg adds that those city dwellers also provide a level of density that helps promote the perception and reality of a safe urban core.

According to DCI officials, developers have expressed interest in converting additional historic office towers into residences, but declined to comment as to which structures or which developers are expressing interest.


The historic Tri-State Building [LEFT] and Bartlett Building [RIGHT] sit underutilized and offer large amounts of potential residential space in the heart of the CBD. Photographs by Thadd Fiala for UrbanCincy.

In October 2010, UrbanCincy identified two historic office towers, in addition to the Enquirer Building and Federal Reserve Tower, which appear to be perfect candidates to be transformed into residential apartments.

1. Tri-State Building (Fifth & Walnut); 109 years old
2. Bartlett Building (Fourth & Walnut); 111 years old

Ginsburg concluded by stating that living downtown is the sustainable choice for the more than 12,000 current residents, and any future people considering the area for their next home.

“Given the high cost of gasoline, the density of downtown is helpful,” Ginsburg concluded. “Trips are shorter and walking and bicycling become more prevalent. As public transportation evolves, there will be less need for cars, especially multi-car households, which will help the economy and the ecology.”

Tolzmann breaks from historical analysis in latest Over-the-Rhine book

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Don Heinrich Tolzmann with his latest book. Photograph by Emily Schneider for UrbanCincy.

Few native-born Cincinnatians know as much about the history of this city as Don Heinrich Tolzmann, originally of Minnesota. The former University of Cincinnati professor, and president of the German-American Citizens League of Greater Cincinnati, has written numerous tomes on Cincinnati history. His most recent book is for tourists and locals alike: Over-the-Rhine Tour Guide.

In contrast with most of his other work, this book is focused on the OTR of today, not decades past. Tolzmann says the reason for the change of style is due to the many requests he received to give tours of the historic neighborhood.

“Understanding Over-the-Rhine is the key to understanding the city,” Tolzmann told UrbanCincy.

In Over-the-Rhine Tour Guide, Tolzmann carefully describes nearly every block of the neighborhood, from its southern border of Central Parkway up to the Brewery District, and everything in between. Using buildings and streets as a framework, the guide carefully describes the architecture of the neighborhood.

Historical details are provided for each place, and changes that have occurred over the years are noted as well. Several historic poems, in German and English, connect the text to the old country.

The book delineates outlying areas where German immigrants lived, including Clifton and the West End. The book also serves as a literal guidebook, with directions for walking or driving throughout the neighborhood, and traveling between each of the landmarks described.

While considerable demolition has damaged parts of Over-the-Rhine’s historic urban fabric over the past several decades, the area remains dense and beautiful.

“Over-the-Rhine still contains one of the most comprehensive collections of buildings built by Germans for Germans, especially in the popular Queen Anne and Italianate styles,” said local historian Betty Ann Smiddy. “To walk the streets now you can feel yourself drifting back in time and can envision all that the neighborhood once was.”

Over-the-Rhine Tour Guide, can be purchased at local bookstores and through online through Little Miami Publishing. With its photographs and clear descriptions, the book serves as a useful companion for a neighborhood stroll. But for those visitors wanting a quick survey of the neighborhood, here are Tolzmann’s top three attractions:

Findlay Market: “Get a feeling for the neighborhood. The sausage, cheese, bread, fruit and vegetables are sold in an open-air market like you’d find in Germany.”

Germania Building (12th and Walnut): “Symbolizes German heritage in Over-the-Rhine, devotion to culture and history of Germany.”

Washington Park Area: “Surrounded by institutions like Music and Memorial Halls and six German churches, this area shows the musical impact, military service in wars, and religious influence in Over-the-Rhine.”

Historic Schiel School to make way for $20M development in Corryville

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Demolition work has begun on the 100-year-old Schiel School in Corryville. The school has long served as a landmark for the Short Vine business district, but was closed by Cincinnati Public Schools in 2010.

To preservationists the demolition of the school marks yet another dramatic loss to the historic fabric of Uptown, but to many urbanists the $20 million development to take its place marks a turning point for the long-troubled business district on the east side of the University of Cincinnati’s main campus.

“Greater residential density will support the existing and incoming merchants and add the kind of vitality that helps to enrich and secure a neighborhood,” says Kathleen Norris who is the vice president of Brandt Retail Group’s Urban Focus division. “Housing of this quality is likely to attract not only undergraduates but also grad students and even area professionals from the educational and medical communities.”


The historic Schiel School is prepared for demolition in Corryville.

Project officials say that the five-story, mixed-use development will include 102 apartments geared towards students, and several street-level retail spaces. Fifth Third Bank has already signed on as one of the retail tenants, and will serve as the retail anchor for the project.

The development is part of a larger wave of multi-story residential development sweeping through historic uptown neighborhoods like Clifton Heights, Corryville, Clifton, University Heights, Avondale and Mt. Auburn. The developer of this project, Uptown Rentals, now has three developments within the immediate vicinity of Short Vine that are bringing hundreds of new housing units to Corryville.


A new $20M mixed-use development will rise where one of Short Vine’s most prominent historic structures once stood.

Visitors to the area will also notice other residential developments nearby including one such project sits almost immediately across the street from the Schiel School site on Short Vine. There, older structures have already been cleared, and the new development is now rising from the ground.

Community leaders in Corryville do expect the redevelopment of the Schiel School site (map) to transform the Short Vine business district, and it also seems certain that the addition of hundreds of new residents to the neighborhood will change the area’s demographics and urban form.

“Business at Dive Bar is great and has been steadily growing,” said Joe Pedro, owner of the recently opened establishment. “We see the new residential units being constructed in the neighborhood as an excellent driver for the business district, and ultimately we are excited to see new tenants coming to the street and feel it will positively impact all of the businesses in the area.”

Editor’s Note: An earlier version of this story included an incorrect rendering for the $20 million redevelopment of the historic Schiel School site in Corryville.

CPA honors Cincinnati’s best preservation projects in 2011

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Cincinnati Preservation Association (CPA) held their 47th annual awards ceremony this past weekend at Hughes High School. More than 70 people attended the ceremony that honored the best preservation projects throughout the Cincinnati region.

Eight awards were given out, in total, in the categories of rehabilitation and sustainability. According to CPA, two of the awards focused specifically on the restoration of public buildings and spaces.

“Cincinnati’s historic public schools represent civic architecture at its best,” said Paul Muller, Executive Director, Cincinnati Preservation Association. “We are proud to honor Cincinnati Public Schools’ brilliant renovation of Hughes High School and the City’s ongoing stewardship of City Hall, as expressed by the restoration of the beautiful Council Chambers ceiling.”


Ten historic structures along Vine Street were renovated as part of the Parvis Lofts development in Over-the-Rhine.

Projects receiving the remaining awards were distributed across the city. A 1926 home in Hyde Park and an 1896 home in North Avondale won awards for their stately renovations. Meanwhile the renovation of an 1870s structure in Northside won CPA’s sustainability award for achieving LEED Gold certification.

The United Way of Greater Cincinnati also won an award for the renovation of its 77,000-square-foot headquarters in Walnut Hills. CPA officials say that United Way’s structure dates back to 1933 and serves as a monument for the neighborhood.

In Cincinnati’s largest historic district, Over-the-Rhine, two projects won awards for their preservation of 13 total structures. Saengerhalle renovated three deteriorating structures built in the late 1800s into 32,000 square feet of office and commercial space.

A block east of Saengerhalle, the Parvis Lofts project renovated ten vacant buildings into 32 apartments which are fully leased. The $10.7 million development also received awards from the Ohio Historical Society and the Associated Builders & Contractors.

“We were fortunate to have a great team that developed Parvis Lofts,” Rick Kimbler, NorthPointe Group partner, told UrbanCincy. “Collectively, we took ten buildings and melded them into one great complex that the community immediately embraced.”