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News Opinion

GUEST EDITORIAL: Cincinnati Could Learn from LA’s Regional, High Growth Mentality

There is perhaps no more controversial word to utter in Cincinnati than streetcar. The roughly three-mile rail project connects the riverfront to Over-the-Rhine’s Findlay Market, passing several points of interest and centers of employment along the way. The total cost for the streetcar is roughly $100 million, and it is fully funded without taxpayer assistance.

To anyone familiar with transportation projects, this price tag is on the low end of the spectrum, and actually appears to be quite affordable when compared to highway construction and more comprehensive light and heavy rail systems, which both often have project costs well exceeding a billion dollars.

In spite of this, the Cincinnati Streetcar project has been met with a very vocal public opposition from day one. The project has faced and defeated two ballot initiatives aimed at stopping the project completely, has adapted to a smaller route after having more than $50 million in state funding revoked, and has generally persevered through every challenge the opposition has created.

The question I want to answer is not whether the streetcar is a good idea; nor do I want to speculate on the future success or failure of the project. What is far more compelling of an idea to explore is the root causes of the unrelenting opposition to what is actually a modest and simple transportation and economic development project.

Perhaps no better city serves as a juxtaposition to the Cincinnati experience than Los Angeles. Having lived, worked, and studied urban planning in LA for the past 4.5 years; I was able to witness firsthand the differences from Cincinnati in the attitudes towards transit, and more generally, the city itself.

532472_608157281591_764452968_nPassengers board the Blue Line LRT in Los Angeles. Photo provided by John Yung for UrbanCincy.

In 2008, over 67% of Los Angeles County residents approved Measure R, a 30-year half-cent sales tax increase to support transportation projects. As a result of the passage of Measure R, LA is now in the process of building:

  • The so called “subway to the sea” connecting Downtown LA to Santa Monica;
  • An extension of the Green Line light rail line to connect to Los Angeles International Airport;
  • An extension of the Gold Line light rail line to serve the far eastern suburbs; and
  • Phase two of the Expo light rail line connecting Culver City with Santa Monica (phase one connected Downtown LA with Culver City, and opened in 2012).

Additionally, a downtown streetcar project (sound familiar?) was proposed a few years ago, and in late 2012, nearly 73% of downtown residents voted to create a special, localized tax district to partially fund the project.

In 2013, Los Angeles has transformed from a city known for its sprawl and obsession with freeways and cars, to a city with multiple rail lines under construction simultaneously and a regional population that has twice voted in a super-majority to increase their tax burden to fund transit. Instead of simply chalking up the different experiences in Cincinnati and LA as being the result of differing demographics, I think that there are two main underlying differences between the cities that help explain the reactions to transit.

High Growth vs. Low Growth
While the City of Cincinnati has been hemorrhaging population since the 1970s, the metropolitan area has seen slow and steady population growth. Although slow growth is better than regional decline, a la Cleveland and Pittsburgh, the growth rate of the Cincinnati region pales in comparison to growth experienced in the Southern and Western parts of the country that constitute the Sunbelt.

Conversely, the Los Angeles story has been one of explosive growth at both the city and regional level since the 1940s. The slow growth of Cincinnati creates a situation where municipalities in the region compete with each other not just for jobs, but also residents, potential customers for businesses, and resources. The insecurities of slow growth repeatedly surface in the opposition to the streetcar. “Why not spend $100 million in my neighborhood?”

The streetcar represents an investment in part of the city that will almost assuredly give it an advantage over other parts of the metro area. As such, it is seen as a threat to the population and employment bases to many communities in the region. In Los Angeles, however, while there is still competition among municipalities, the situation is not a zero sum game, and therefore does not elicit the same threatened response that we see in Cincinnati.

Regionalism
The second of the two underlying factors that help explain the difference in attitudes toward transit in Cincinnati and Los Angeles is regionalism. Los Angeles is often described as the prototypical polycentric city. Rather than one core, Southern California is dotted with hubs of commerce, retail, and population. The city of Los Angeles itself has multiple clusters, and there are several other cities in the region such as Pasadena, Glendale, Santa Monica, Long Beach, and Anaheim that serve as nodes on the regional map.

A result of this polycentricity is interdependence among different parts of the region. Someone who lives in Burbank might work in Downtown Los Angeles, shop in Pasadena, go to the beach in Santa Monica, and take their kids to Disneyland in Anaheim. When you think regionally, it is easier to view the improvements of one community as indirectly benefitting yourself.

As most regions in 2013, Cincinnati is also increasingly polycentric. However, there is a strong monocentric legacy in Cincinnati; where downtown was the undeniable heart and hub of the region. Neighborhoods take pride in their unique identities, and often times regionalism is viewed skeptically, as embracing it necessitates a departure away from the hyper-localism that Cincinnati prides itself on. With this type of perspective, it is harder for individuals to see how a transit improvement elsewhere in the region would benefit them.

The monocentric legacy of Cincinnati also has led many people to feel attached to downtown in a way that does not exist in Los Angeles. Much of the streetcar opposition is from people who live outside of the City of Cincinnati, from people who feel that, despite living far away from the project, they still have a right to comment on it because downtown is perceived as being almost a public good for the region to consume.

In Los Angeles, opposition to transit projects seems to come from groups that have a specific issue that they object to. For example, the Expo Line came under attack by environmental groups when Metro announced that a sizeable number of trees had to be removed for construction of the line. An environmental group having a problem with trees being cut down is a logical complaint that is able to be placated relatively easily. In Cincinnati, stopping the city from progressing seems to be an interest group in itself, with broad support from a variety of different populations. This type of opposition is what stymies Cincinnati, and keeps the region in relative stagnation.

There are deep, underlying issues that contribute to these attitudes- far more than I could cover in this post, but I believe that low growth and lack of regional thinking are the two underlying issues at the root of much of the opposition to the Cincinnati Streetcar. Los Angeles, for much of its existence, was the poster child for sprawl, automobile dependence, air pollution, and many other associations that are incongruent with a pro-transit city. Somewhere in the past 20 or so years, LA made a switch.

Perhaps it was a re-exposure to rail transit following the construction of the Red Line subway in 1993, LA’s first rail line since the removal of the extensive streetcar network that covered the city. Or maybe Angelenos finally got fed up with the infamous traffic that has snarled Southern California for decades. Whatever the tipping point was, Los Angeles has positioned itself as a leader of transit in the 21st century. The high growth Los Angeles region is transforming before our eyes. It’s time for Cincinnati to take a look.

This guest editorial was authored by Patrick Whalen – a Cincinnati native who currently lives in the city’s Mt. Adams neighborhood. Patrick is a member of the Urban Land Institute’s Mission Advancement Committee, and graduated from the University of Southern California’s Price School of Public Policy. He now works for Urban Fast Forward – an urban real estate and planning firm based in Cincinnati. If you would like to have your thoughts published on UrbanCincy you can do so by submitting your guest editorial to urbancincy@gmail.com.

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News Opinion Politics Transportation

Greg Landsman: Riding the Cincinnati Streetcar to Success

Downtown to Uptown Cincinnati Streetcar RouteWhether you were for or against the streetcar, here are the facts: contracts have been signed, millions spent, and construction is fully underway. The proverbial train has left the station. Now it is up to both public and private sector leaders to ensure that this new transportation system and driver of economic development is a success.

Like so many, I had been frustrated with the way in which this project had been managed. But with a new and serious project manager in place, my own pragmatism, and firm desire to see Cincinnati succeed mean that I and others get fully on board – and help lead.

To achieve success, the following must happen:

  1. We need a credible operating plan, and it needs private sector support. Taxpayers should not have to pay the full cost to run the streetcar, and with the right deal makers and plan, meaningful partnerships can get done.
  2. The streetcar has to go to Uptown (the Clifton and University of Cincinnati area). So, let’s make it happen. Businesses, property owners, and our institutional partners in Uptown could very well work with the City to ensure the Uptown Connector (Phase 1B) not only happens, but happens as soon as possible.

If elected in November, I pledge to focus on getting the streetcar up the hill to Uptown, not to mention a credible, privately-supported operating plan in place. In fact, I believe we should have a framework for both plans within months, not years.

The work will not end here, of course, and our entire transportation system needs updated. The streetcar should be a catalyst for transforming our transportation system, one that better connects people to jobs and where they want to go – and does so faster.

Cincinnati is on the verge of a major comeback, but long-term growth is not inevitable. Our momentum is real but fragile, and the decisions we make now will determine whether or not Cincinnati is a great city again. Getting the streetcar right, and to Uptown, will be critical. Failure is not an option.

Greg Landsman is a Democratic candidate for Cincinnati City Council. He is currently the executive director for the Strive Partnership, a non-profit dedicated to improving public education, and previously served in the Ted Strickland (D) administration. If you would like to have your thoughts published on UrbanCincy you can do so by submitting your guest editorial to urbancincy@gmail.com.

Categories
Business Development News

Private Investment Continues to Flow Uptown to Corryville and Short Vine

The Short Vine Business District is starting to show signs of a revitalization that has been a long time coming.

Uptown generally is seeing a wave of real estate investment and concurrent transportation investment. City and State officials are working to put the final pieces of  funding together for a new $70 million MLK Interchange that may also include upgrades to the Taft/McMillan interchange. Current estimates foresee project completion sometime around 2016.

Further helping accellerate the reinvestment uptown is the growing number of high-wage jobs in the area. Corryville’s neighborhood business district, for example, is surrounded by the University of Cincinnati, six major hospitals, and is within one mile of two interstates.

Short Vine Master Plan_2007 Update
Short Vine’s master plan was updated in 2007 through a partnership between the City of Cincinnati and Uptown Consortium. While much of the plan has not been adhered to, significant change is taking place along Short Vine and its surrounding streets.

The last few years saw the introduction of a handful new businesses, such as Island Fridays, Dive Bar, and Zipscene, a startup company. Recent openings include Mio’s Pizza, a third Beelistic Tattoo location, Caribe Carryout and new eateries Hang Over Easy, Smoke, and Taste of Belgium will open in the near future.

The rehabilitation of these structures capitalized on the historic charms found therein; Smoke and Hang Over Easy used reclaimed doors, chalkboards and windows from the recently demolished Schiel School. The edgy interior designs employed by all of these businesses show a remarkable congruence to the unique character that has always been represented on Short Vine.

Bogart’s, the 36-year old concert venue and an anchor establishment in the business district, just underwent renovations upwards of $100,000 as it seeks to attract more national performers.

The Old Schiel School, which closed in 2010, was torn down and is being redeveloped into a $20 million structure that will include 106 apartments and street-level commercial space. The previous owner of the site, Fifth Third Bank, has already signed on as a tenant for one of the street-level retail spaces. As noted, Taste of Belgium will also grow their footprint and open their first uptown location at the site.

The project with the most potential to be truly transformative, however, might be the redevelopment of University Plaza.

Vine Street Flats
One of Short Vine’s newest buildings, Vine Street Flats, sits immediately next to one of the business district’s long-time structures. Photograph by Luca Acito for UrbanCincy.

Although there were original hopes of reconnecting Vine Street with Short Vine, the plaza site will not change but the current structure will be demolished. Kroger and Walgreens are the only current tenants expected to remain.

The Uptown Consortium thus far has served as an effective catalyst for business attraction, retention and investment in the area.

The community development corporation was awarded $40 million in tax credits in 2012, with 90% of the funds going towards the redevelopment of University Plaza and the former Schiel School site.

Additionally, last month Cincinnati City Council approved the Uptown Consortium’s application for a Community Entertainment District (CED) to cover 77 acres and 150 properties on Short Vine, thus allowing the distribution of 15 new liquor licenses within the CED.

New streetscaping will include buried utilities, wider café-style sidewalks, street narrowing, new street trees and reconfigured parallel parking are all part of the improvements approved by City Council in 2011.

“Within a few years, this area will have been transformed,” asserted John Pedro, co-owner of Dive Bar, Smoke and Hang Over Easy.

Categories
Development News Opinion

GUEST EDITORIAL: Horseshoe Casino Fails to Deliver on Urban Design

The completed Rock Gaming/Caesars joint venture boasts a list of features one would expect of a casino: 354,000 square feet, $400 million price tag, restaurants, bars, a 2,500-space parking garage, and space for business meetings and conventions. None of these features should come as a shock to anyone that’s ever been in a casino.

The touted difference between Horseshoes Cincinnati and Cleveland and casinos elsewhere, is that these have been deemed “truly urban” casinos. Well, if locating in a downtown is all that’s needed to make something urban, then mission accomplished. But since a downtown is a living collection of buildings and spaces, whether something is truly urban has more to do with how it contributes or detracts from its location. And since casinos are not known to be particularly friendly urban creatures, the most recent example being CityCenter, it’s worth looking at some of the concerns expressed to the unnamed Las Vegas starchitect Dan Gilbert imposed.

Cincinnati Casino
The only actual limestone you will find on the site is the wall coping around the lawn- note the whiteness of the caps compared to the synthetic stucco below.

The first thing I think of when I look at the new casino from any angle is tan. Why in the world is it so tan? Color wasn’t something that was a key talking point for the casino, though the Urban Design Review Board has now made that a priority at The Banks, but the tan-ness of the building really dominates all other exterior features. This domination lies with the use of synthetic stucco to emulate limestone. The issue here is not with modern building technology, but that it was misused in both color and implementation.

The implementation failure lies in the lack of any ornament within the stucco. One of the main reasons for using limestone is that it is one of the best stones for showing carved detailed, as can be seen just blocks away at 30 E. Central Parkway. Why try to emulate a limestone building if the only way you do that is by using fake alternate panels and stopping there?

These two issues with the exterior of the building can be summed up in one way: the Messer Pendleton Bid Package required $5,033,623 for exterior metal framing/stucco, and $6,967,980 for interior wall framing and drywall and $2,268,821 for painting and wall coverings. The casino allocated an amount for the interior walls almost twice that of the exterior walls.

30 E. Central Parkway

The second oddity that stands out is the number of offsets, particularly on Reading Road. Offsets are a common feature of large single-story buildings, like Wal-Mart and Kroger, to break up the mass of these behemoths. But what’s the goal here? To confuse the pedestrian or neighbor across Reading into thinking that these are multiple windowless buildings? Admit you’re a grand building like Music Hall or Union Terminal. Walking west down Reading is like passing by massive stone boulders. There’s no beauty or nuance to the walls save for two large brick panel insets and foundation plantings.

“With the strong support of this very active, urban-focused community, our team has been working for more than a year to ensure that our project does not prosper alone but also benefits the surrounding neighborhoods and region. The outward facing design and pedestrian accessibility will rejuvenate this part of town, while putting thousands of people into good-paying jobs.”- Dan Gilbert- Chairman, Rock Gaming.

“Outward facing design” is a catchphrase that was repeated throughout the design process. What does that mean? To this project it means having one main entrance and restaurants with windows and a patio, quite the accomplishment for typically fortress-like buildings. But to say the design of the project is outward facing because of the openness of only 360 feet of the entire building’s facade and at only one of the intersections surround the site is like saying a restaurant near the entrance of a mall is outward facing because it’s on the exterior of the building.

Reading Road Quarry
Richard Rosenthal was right about his concern over a “gully-like” feeling down Reading. In fact, it’s a quarry.

Urban design was really were there was the most input from local groups on how the casino will most likely affect the everyday life in the public realm around the casino.

Terminated vistas – views that focus on a deliberately chosen object or scene – is a historical design concept used to draw people towards a building and create the appearance that destinations are closer than they appear, encouraging pedestrians to walk.

In the case of the casino, the site’s prow-shaped western end at the corner of Central Parkway, Reading and Eggleston creates the opportunity to terminate the view looking east down Central at the casino entrance and the developer has taken that opportunity. Again, as with the offsets, there is a lack of grandness to the view as the casino is dwarfed by the height of the buildings leading to it down Central, rendering it almost insignificant.

Central Parkway Vista

The view down Pendleton towards the casino would sad if it wasn’t so tan. No pedestrian connectivity, no windows, not even roof treatment. Nothing.

While the focus of activity for the casino will be at its entrance and new lawn for the county jail, the opportunity for Pendleton lies in what happens north of and down Reading.

From the site’s layout, you can see that building coverage isn’t great on either side of Reading Road for certain spans. And oddly enough, the casino chose to build near the street for the span west of Pendleton where there are no buildings on the north side of Reading, and then chose to back away from the street for its loading docks for the span east of Pendleton where there are buildings on the north side of Reading. And since Rock Gaming owns the stretch on the south side of Reading, it’s extremely doubtful that organic infill development ever occurs in this area.

To end where the casino does, urban casinos are not uses that fail for any reason other than over taxation. When the casino opens and rightfully provides a local opportunity to keep the poor man’s tax from leaving for Indiana or Las Vegas, let’s be careful not to confuse its popularity with quality.

This guest editorial was authored by Eric Douglas, a native of Grand Rapids, MI who currently lives in Covington’s Roebling Point 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 you can do so by submitting your guest editorial to urbancincy@gmail.com.

Categories
Development News Politics

John Schneider on the ‘Cincinnati Process’

When millions of fresh eyes recently trained on our city, Great American Ball Park (GABP) bore no scars from its labored birth which required a divisive election, moving an interstate highway, and seven years from the evening it was sketched-out on a restaurant placemat until the first pitch was thrown.

Nested comfortably in Cincinnati’s new riverfront, GABP’s unlikely location in the former eastbound lanes of Fort Washington Way (I-71) entailed narrowing the highway by half and extending downtown’s street grid to the Ohio River shore. Consolidating the garage and roadway budgets for the Reds and the Bengals in one place gave us a flood-proof waterfront for the first time in our 225-year history and provided the foundation for The Banks.


The construction of Great American Ball Park on the riverfront allowed for the rest of the land to be lifted out of the Ohio River floodplain, thus leading to the development of The Banks and Smale Riverfront Park. Photograph by Randy Simes for UrbanCincy.

Proponents of an alternative ball park site at Broadway Commons park gathered signatures to place the stadium location question on the November, 1998 Hamilton County ballot. Shown how the Reds could be the keystone of a new neighborhood on the Ohio, the site at Second and Main won by a 2-1 margin.

Great American Ball Park wasn’t the first time Cincinnatians resisted progress. In the mid-Nineties, we actually voted not to build the Aronoff Center for the Arts. Influential arts patrons feared its construction would cause the abandonment of Music Hall. So they put a proposal to scuttle the project on the city ballot, and it passed. But the Aronoff was a project of the state of Ohio, which built it anyway.

Remember the ridiculous debate about moving the Tyler Davidson Fountain? Many influential Cincinnatians opposed 3CDC’s total renovation of Fountain Square a few years ago, which was the decisive building block for a 24/7 downtown. Getting property owners to underwrite Downtown Cincinnati Inc. also took some doing, but the central business district is now clean and safe with energized stakeholders.


Not building Great American Ball Park at Broadway Commons has allowed for that site’s development into the new Horseshoe Casino Cincinnati in Pendleton. Photograph by Randy Simes for UrbanCincy.

We argued about expanding our convention center, but that eventually got done too. More meetings came to Cincinnati, a spiffy new hotel opened, another will open soon, and money flowed into our economy.

So tell me, had the naysayers prevailed, which of these civic assets would we happily do without?

Such is The Cincinnati Process. We reflexively enforce the status quo, yet we often succeed spectacularly in spite of ourselves. Detractors can easily challenge any public proposal if they set their minds to it. They can exploit uncertainty. They can delay and drive up the costs. And they have the referendum as a ready tool. Successful sponsors learn to right-size their projects for local appetites, adapt in response to new information, and gain supporters as complex issues are resolved. The ironic result is that the most criticized ideas—the ridiculed ones, the ones they said would never happen—those are often the ones able to run the gantlet and exceed expectations.

The circumstances that shaped our 21st century waterfront were so rare and of such scale they won’t be repeated in any of our lifetimes. Fortunately, agile planning and execution has given us momentum and confidence for seizing other opportunities for improving our city. Going forward, Cincinnati can have progress or The Process but probably not both.

This guest editorial was authored by John Schneider, who led citizens’ efforts to build Great American Ball Park and the Cincinnati Streetcar, and was originally published in the November 15, 2012 print edition of the Cincinnati Enquirer. The editorial, however, was never published on the Internet until now with permission from the Cincinnati Enquirer. If you would like to have your thoughts published on UrbanCincy you can do so by submitting your guest editorial to urbancincy@gmail.com.