Tag: public policy

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Parking mandates stymy development in Cincinnati’s urban neighborhoods

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 As downtown continues its resurgance, it would be prudent for city leaders to review its outdated parking policies.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.”

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Business Development News Opinion

Downtown Cincinnati poised for surge of residential conversions

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.”

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Business News Politics Transportation

Cincinnati plans to rid city vehicles of fossil fuels by 2025

Like any major city, Cincinnati owns and operates a lot of vehicles, and those vehicles produce a significant amount of carbon emissions that pollute the region’s environmental systems. As city leaders are working on implementing a 100 percent renewable energy plan, they are also developing a plan that would end the city’s dependence on gasoline or diesel motor fuels by 2025.

“There are a lot of things Cincinnati is doing to position itself as a leader in sustainability and going green – both in the public and private sector,” said Larry Falkin, director of Cincinnati’s Office of Environmental Quality (OEQ). “This is part of a total package, and a significant piece, in terms of branding Cincinnati as a progressive city.”

Action on the new Green Fleet Plan was made possible, Falkin says, when City Council approved phase one of the City Fleet Plan in November 2011. The Green Fleet Plan is being developed for the City’s 3,654 vehicles and is expected to be finished by mid-2012.


A Zipcar sits on display at the University of Cincinnati’s main campus uptown. Photograph by 5chw4r7z.

According to a 2011 report, the City’s existing vehicle fleet has an average age of seven years and has a median fuel efficiency of 12.15 miles per gallon. Over the course of a year those vehicles consume more than two million gallons of fuel with more than 95 percent coming from gasoline and diesel. City officials expect their current annual fuel cost of $5.1 million to continue to rise s gasoline prices are expected to escalate in the near future and maintain high prices over the long-term.

Another partial solution presented itself in September 2011 when Zipcar entered the Cincinnati market. Prior to the carsharing company entering the Cincinnati market, discussions about whether the City could leverage such a service were taking place.

The idea would be that the City could contract with Zipcar to provide a certain number of vehicles in the city and the city would then utilize the service for quick runs when employees need to be on-site for inspections or other service calls. The service would not completely eliminate the need for city-owned vehicles, but it is envisioned as lessening the need for the city to own as many automobiles.

“The City is interested in starting a city carsharing service within the city, and we are currently in negotiations with Zipcar,” Falkin told UrbanCincy.

Falkin says that original negotiations came to a halt when the City realized there were purchasing requirements to which it had to adhere. As a result, Falkin says, the City will be moving forward with these discussions but will be looking at a competitive bidding process that will engage more than just Zipcar.

Currently more than half of all of the City’s vehicles are past their current life cycles. Based on original equipment values, it is estimated that to replace the entire fleet would cost approximately $50 million. $5.2 million was budgeted for vehicle replacement in 2012.

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Business News Politics

Cincinnati officials turn to solar-powered trash cans in busy pedestrian districts

Those who have visited The Banks development along Cincinnati’s central riverfront may have noticed something new about the trash cans out on the street. Instead of the typical trash cans, the city has installed solar-powered BigBelly receptacles throughout the first-phase of the development.

These new-age trash cans have the ability to hold more trash, and notify collection crews when they need to be emptied. And the introduction of the electronic trash receptacles does not end at The Banks development. In fact, there are now 51 of these BigBelly solar cans located throughout the central business district alone, and another five located in neighborhood business districts in South Fairmount, Cumminsville, Northside, Mt. Adams and Mt. Lookout.

“Cans have been placed at locations where the city has regular cans that overflowed between collections,” said Larry Whitaker, assistant to the director of Cincinnati’s Public Services Department. “All are in high foot traffic areas, and the solar-powered cans have been well-received thus far.”


The first sidewalk BigBelly solar cans were installed on Third Street in downtown Cincinnati. Photograph by Randy A. Simes for UrbanCincy.

City officials say that the cans cost approximately $4,500 each, and that the purchases were made using the city’s corner can replacement fund for annual maintenance and replacement of trash cans throughout the city. Old cans being replaced by the new BigBelly solar cans, Whitaker says, are being used as replacements for other existing cans in bad repair throughout the city.

While it is still too early to judge results of the new cans, the idea is that the long-term savings will offset the initial capital cost increase.

“The BigBelly cans have not been installed for very long, but we expect the new cans to cost more in maintenance due to the cost associated with replacing sophisticated components,” Whitaker explained. “The new cans have a lot more moving parts that could malfunction; however, we anticipate the cost of repairs to be offset by savings from less frequent collections.”

Prior to replacing street trash cans, scores of BigBelly trash compactor units had been installed throughout some of the city’s busiest parks including Piatt Park, Eden Park and Lytle Park.

Boston was one of the first cities to aggressively pursue the installation of such trash receptacles in its city. The primary justification was due to the promise of increased efficiency, improved service levels, less frequent collections, the ability to remotely monitor the status of the cans, and more sanitary environment thanks to the closed lid design which prevents water and rodents from getting to the trash and prevents debris from blowing into the street.

Philadelphia has also pursued this change and estimates that replacing 700 standard trash cans with 500 BigBelly units will result in approximately $2,600 in savings per unit over the next ten years.

In Cincinnati officials say that it is likely additional solar-powered trash cans will be converted as funding becomes available, but that the number of cans and their placement has yet to be determined.

“When you think of trash collection most of the energy is spent going out to serve a location,” Office of Environmental Quality director, Larry Falkin, told UrbanCincy. “So if you can service a location less frequently there there’s a quick payback for the technology. It’s really about finding the right location where the efficiencies are worth it, and downtown and park locations seem to make a lot of sense.”

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Business News Politics Transportation

Uptown neighborhoods looking to reform on-street parking policies

The streets of Clifton Heights, University Heights, and Fairview (CUF) are becoming more congested each year. As the University of Cincinnati (UC) enrollment increases, it has become a struggle to provide enough housing units and places to store automobiles.

This growing population shines light on a problem CUF has struggled with for more than 30 years. It is hard not to notice that Cincinnati’s urban core is on the up-and-up, and the work that organizations like the Cincinnati Center City Development Corporation (3CDC) and OTR A.D.O.P.T. are doing in Over-the-Rhine is making the area more attractive to young professionals, artists, students, and even some older suburbanite emigres. And this is a trend that seems poised to continue as gasoline prices continue to rise.


Proposed parking reform plan for uptown’s Clifton Heights, University Heights and Fairview neighborhoods. Image Provided.

The increased interest in downtown will soon spillover into CUF which itself has many benefits – ample green space (Bellevue Hill Park, Fairview Park, and tree-lined streets), a variety of restaurants and nightlife, unique cafes, beautiful houses and of course its proximity to UC, Findlay Market, Over-the-Rhine and the Central Business District. An influx in residents means more people, more cars and tougher competition for car storage in a neighborhood proudly built in an age before automobile parking was mandated by law.

It was with all of this in mind that the CUF Neighborhood Association (CUFNA) trustees formed a committee in the summer of 2010 to develop solutions to the parking problem. The committee, made up of longtime residents, landlords, students, new residents, and business owners, has worked for the past year-and-a-half to develop a plan to serve the parking needs of both residents and visitors alike.

The committee’s proposal is similar to San Francisco’s metered parking program, and calls for a market-based approach to allocating on-street spaces. It is envisioned that this will provide residents with greater certainty in parking while allowing better access for shoppers and visitors. The plan, which would ensure the constant availability of parking spaces, is projected to pay for itself and provide a substantial new source of revenue for either the City or a specific neighborhood improvement district.

The parking proposal calls for the introduction of priced monthly permits or smart-metered shorter term parking for the roughly 3,000 on-street spaces in Clifton Heights, University Heights and Fairview. The city’s Department of Transportation & Engineering (DOTE) would then be responsible for setting permit and meter prices each month to target an 85-90% occupancy rate.

The prices, advocates say, would be skewed in favor of neighborhood residents and would ensure that some spaces are always available when they are needed. Currently, residents and visitors alike can spend up to an hour circling not only on weeknights, but throughout the day as well.

Preliminary numbers indicate the revenue from permit sales alone could pay for around-the-clock enforcement while still generating a surplus of between $50,000 and $200,000 annually. San Francisco and Washington, D.C. have proven the popularity of such programs. With increasingly congested streets these cities began to set market forces on the efficient allocation of on-street vehicular parking.

Advocates of the idea say that they are still working to get the city’s support, but hope that progress can be made on the reforms sometime in 2012.