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Development News Politics Transportation

Reconstructed Fort Washington Way generating variety of societal advances

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

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

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

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

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

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

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

Categories
Development News

$14.4M Red Cross headquarters poised for LEED-Gold certification

When the Cincinnati Region of the American Red Cross celebrated the opening of a new $14.4 million Disaster Operations Center in Evanston last month, local leaders and community members were celebrating much more than new and improved facility, they were celebrating a new and improved facility that focuses on sustainability.

Designed by Cincinnati-based emersionDESIGN, the new 45,000 square-foot facility includes a variety of sustainable features like low-flow water fixtures that reduce water consumption by 40 percent, high-efficiency glazing and well-insulated wall cavities, bike racks and showers to promote eco-friendly transportation, sensor lighting and controls to reduce energy use. Outside the structure developer Neyer Properties included bioswale and rain garden systems to decrease impact on the storm water system, use of native landscaping to reduce irrigation, LED parking lot lights, an energy recovery ventilation, and a green roof.

In addition to the building features, the development team used more than 30 percent recycled material on the project, 40 percent regional materials, used woods certified by the Forest Stewardship Council, and recycled over 75 percent of construction debris from the site. The team expects to hear back on their Leadership in Energy & Environmental Design (LEED) application by the end of 2010, but it is widely expected that the structure will achieve LEED-Gold certification.

“As the design developed, it became apparent to us that we could move up in LEED rankings,” said Charlie Pond, Building Development Director, Neyer Properties. “It was a joint goal between Neyer Properties and the Red Cross to create a sustainable building, and we were emphatic about being environmentally friendly.”

The green roof incorporated into the building’s design covers approximately 25 percent of the total roof area. The sedum plants covering the roof area minimize the need for heating and air conditioning by reducing the amount of heat the building absorbs in summer and conserving building heat in winter.

Officials with the Red Cross believe the structure has approximately a 50-year lifespan for their purposes. The sustainable design features, meanwhile, are expected to have less than a five-year payback period through annual energy savings of 30 to 35 percent, meaning big savings for the non-profit.

“It’s great to work with emersion because of their large number of LEED Accredited Professionals. They are very familiar with green projects and they have similar goals as us,” Pond concluded. “We feel that developing sustainable projects the right thing to do, and we want to get Cincinnati caught up-to-speed on the green building movement.”

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Business Development News

Greater Cincinnati Energy Alliance takes efficiency blitz to Wyoming

Volunteers from the Greater Cincinnati Energy Alliance (GCEA) knocked on more than 700 doors in the City of Wyoming this weekend as part of their Wyoming Energy Efficiency Blitz. On Saturday, the volunteers went door-to-door offering energy efficiency kits and speaking with homeowners about the group’s home energy audits and other efficiency measures that can help make your home more ‘green’.  The energy efficiency kits included compact fluorescent light bulbs, low-flow faucet aerators, and other tools to help save money.

In April, GCEA received $17 million for energy efficiency retrofit projects through the American Recovery & Reinvestment Act, making this blitz possible. The grant was awarded through the U.S. Department of Energy’s Retrofit Ramp-Up initiative that is a collaborative effort to reduce energy costs for thousands of home and business owners throughout the Cincinnati region.

Stuart Schaefer, a Wyoming resident of 4 years, received an energy audit just a few weeks ago that has already led to efficiency upgrades and monthly utility savings.

“Once they came in and showed me where all the drafts were, I knew the exact spots that I needed to insulate,” Shaefer said. “My daughter has been living in a smaller downstairs room because the upstairs room was just too hot, now she can move upstairs where there is more space.”

Through the use of subsidies, GCEA is paying for close to half of Schaefer’s upgrade, resulting in just $1,700 of costs for Schaefer with estimated utility savings of $550 annually.

“My daughter is happy, I’m saving money, I’m saving the environment…it’s been a great experience, a super opportunity,” Schaefer said. “Some of my neighbors have seen my improvements, and have already scheduled their audit.”

As part of the blitz, Wyoming homeowners and homeowners from surrounding communities are invited to GCEA’s Wyoming Community Efficiency Night this Wednesday from 7pm to 8pm at the Wyoming Civic Center (map). The event will provide another opportunity for residents to receive a free energy efficiency kit, as well as give homeowners the opportunity to talk with GCEA energy professionals about home energy efficiency and the economic incentives involved with making your home more energy efficient.

“The Greater Cincinnati Energy Alliance is excited to provide energy efficiency kits, reduced cost energy audits, and resources to ensure that home energy upgrades are simple and affordable,” says GCEA’s Executive Director Andy Holzhauser. “These energy efficiency improvements have the ability to put money back in the pockets of Wyoming residents through savings on their monthly utility bill.”

If you are a homeowner in Hamilton, Boone, Kenton, and Campbell counties, then you are eligible for energy audits and efficiency incentives (25-40% of the project cost). For more information just visit GCEA’s website.

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
Development News Politics

Cincinnati Park Board doubles number of BigBelly units thanks to $88k grant

The Cincinnati Park Board has installed an additional 20 BigBelly solar-powered trash compactor units throughout Cincinnati’s center city. The new BigBelly units were made possible through an $88,000 grant from the Eva Jane Romaine Coombe Fund of the Greater Cincinnati Foundation.  The Park Board states that the fund honors Mrs. Coombe’s interest in green stewardship.

The BigBelly solar-powered trash compactor units grow and update the Park Board’s existing ten unit collection. In addition to compacting trash, higher capacities, less needed maintenance, and being powered by the sun, the newest BigBelly units utilize a web-based mapping system designed by students at the University of Cincinnati that notifies park managers when individual units are filled and are ready for collection.

This next evolution of waste collection is seen as a way for municipalities save money on fuel and labor costs.  The smart trash cans enable staff to be deployed more effectively without wasting time or resources on trips to units that are not in need of collection.

In Boston the city has been aggressively expanding its use of the smart trash cans, and its efforts have been joined by those of the Boston Red Sox and Boston University who have also begun using the BigBelly units.

“The public response has been nothing but positive, and we have realized the desired benefits for the city – it will save the city time and money, keep litter from overflowing, and discourage illegal dumping of trash,” said Boston Mayor Thomas Menino. “This will save us a lot of time when guys are filling potholes, fixing sidewalks and doing other things.”

In Philadelphia, after the city replaced 700 standard trash cans with 500 BigBelly units, the city estimated a savings of $13 million over a ten year period – or approximately $2,600 per unit.

The 20 new units in Cincinnati have been placed in Lytle Park and Piatt Park in Downtown and Eden Park in Mt. Adams. The ten older units will be used at the Park Nature Centers for “demonstration of environmentally sound maintenance practices.”