Cincinnati council shelves $100K study of downtown vistas

 

By Gregory Korte

Enquirer staff writer

 

The implied threat of a mayoral veto caused Cincinnati City Council to reconsider - at least for now - spending $100,000 on a study of public views of downtown from the hillsides.

 

"After pleading for so long to get view corridors along the parkways and the west side, I don't understand why we need a study," said Mayor Charlie Luken, who fondled his veto stamp during Wednesday's meeting. "It seems to me that we should use the money to cut some bushes and weeds and stuff."

 

http://news.enquirer.com/apps/pbcs.dll/article?AID=/20050922/NEWS01/509220370/1056

 

    This has been studied before. See the 1907 Kessler plan, Cincinnati Hillside Development Guidelines by the Cincinnati Planning Commission, 1975, etc.

 

    Regardless of any plans or studies, things still happen. Two examples of views that I am sorry we lost were the view of the Roebling Bridge from Dixie Terminal, blocked by the Freedom Center, and the view down Ninth Street blocked by the bridge connecting the two parts of the library. Historically, the view down fifth street before the present fountain square plaza and Dubois Tower (5/3 building) were built must have been awesome.

 

    Zoning for views is a tough job because it is so subjective and interferes with property rights. It sounds like this particular study was the result of a particular development that blocked someone's view.

 

"views that I am sorry we lost were the view of the Roebling Bridge from Dixie Terminal"

 

Agreed, I feel somewhat priveledged as a Cincinnati newby to have seen this view first hand before the Freedom Center started construction.  Now we are only left with memories of this view in the movie Rain Main.

 

Here is a photo of Dixie Terminal looking at 4th Street:

"After pleading for so long to get view corridors along the parkways and the west side, I don't understand why we need a study," said Mayor Charlie Luken, who fondled his veto stamp during Wednesday's meeting. "It seems to me that we should use the money to cut some bushes and weeds and stuff."

 

Amen.  It's amazing what cutting of overgrown vegetation will do to enhance a view.  Do you hear me, Fairview Park?  Mt. Echo?  Various roads? 

Wow, they tabled this pretty fast.  I remember saying something about it in the Random thread about a week ago.

Just to update this....

 

The plan is back on the table and will be reconsidered by city council.  It was sent to the Finance Committee on Monday, so it may not come back to council until after the holidays.

 

The revised plan would spend $75,000 instead of $100,000 for the study, which would take six to nine months to complete.

 

They should just go ahead and do this, it sounds like a worthwhile undertaking.

This kind of thing sounds far too planning oriented for anything of Cincinnati's tatse.  I say go for it.

Well, this decision came faster than I expected!

 

The transfer of the $75,000 to a new DOTE account passed unanimously on Wednesday, so the funding is available.  There is no word when a consultant will be hired.

 

 

The study seeks to identify key view corridors and to find out a way that the city can manage and maintain them.  This will be done by a consultant, in tandem with city staff.  The consultant will compile info through research, photographs and mapping (WHAT A GREAT JOB!).  The consultant will also seek public input, and will also make notes of property ownership and of what other cities do to protect their scenic views.

 

In other words, the study will take a while.

 

The city staff will manage the consultant, review the findings, and add research if necessary.  They will also set up the public input sessions.

 

By using city staff, the city hopes to cut down on costs.

 

City staff will be responsible for the final report and presentation.  This report will provide an implementation plan and cost breakdown.

 

As mentioned before, it will cost roughly $75,000 and take 6-9 months to complete.

 

Let's hope they notice all the tall trees obstructing the view off most of the Ida Street Bridge...very cool...

If anyone wants to read the public view corridor guidelines from 2003, they are here.  It's 6-page PDF:

http://city-egov.rcc.org/BASISCGI/BASIS/council/public/child/DDD/7093.pdf

 

Some maps are here.  These are preliminary maps from the Community Development and Planning Department from 2003 that show some possible public view areas from Fairview/Clifton Hts., Mt. Auburn, Mt. Adams, and East Price Hill:

http://city-egov.rcc.org/BASISCGI/BASIS/council/public/child/DDD/7094.pdf

 

From the 10/24/06 Enquirer:

 

 

Study to recommend hillside preservation methods

City balances appropriate development with keeping views

BY STEVE KEMME | ENQUIRER STAFF WRITER

 

Cincinnati, known for its scenic vistas, has more pleasing public hillside views than many might realize.

 

Eric Russo made that discovery the past few months while driving more than 2,000 miles to compile an inventory of the city's public views.

 

In conducting his research for a $75,000 study for the city of Cincinnati on ways to preserve and enhance hillside views, Russo, executive director of the Hillside Trust, identified 96 of them.

 

http://news.enquirer.com/apps/pbcs.dll/article?AID=/20061024/NEWS01/610240388/1056/COL02

 

I think this is money well spent.

Agreed.

I think this is money well spent.

100% agree. While some may look at this kind of project as excessive beaurocracy/anti progress etc etc, it will preserve one Cincy's great assets.  This is why many of Europe's cites are so beautiful and so well preserved. They have restrictions up the wazoo and the beautiful, historic assets of each respective city/region are maintained.  For too long the US has lagged in this regard and its nice to see a city like Cincy taking these measures.

Here's the website for the Hillside Trust:

 

http://www.hillsidetrust.org/

 

...very cool.  They've been around since 1972.  Folks deed land to them or give them easements to prevent development on sight-line type property, which they then hold.  Fantastic stuff...anything that lets me view more river - I'm all about that...

 

So Uncle Rando and I just got back from meeting with Eric Russo in the gorgeous Alms Park offices of Hillside Trust - they're in the old caretaker's building, which they've been "greening up" over the years (added a green roof, light pipes for natural lighting, an efficient boiler (since geothermal and solar are impractical in their setting), improved insulation, non-gassing paint, etc.).

 

He showed us the pictures he's taken of the 94 views they've identified for protection - absolutely wonderful stuff.  He's got a very good eye, and paid special attention to haze - he'd often go out the day after a big storm, when haze would be lowest, and often with blue skies punctuated by fluffy white clouds.  And now that the leaves are mostly gone, he'll be going back again to get less-obstructed shots.

 

The views are both those looking down from hillsides at the river/city, normally from parks, dead-end streets, or along streets; as well as views looking up from the basin and from valleys, looking up at bands of greenspace.

 

And he found places that I'd imagine nobody but Grasscat and ColDay know about...like, I'd never heard of Ring Place before...and every time I'd think of a view and think, "oh, I'll have to tell him about that," he'd click on and it would come up.

 

He's got a map with all the views on it, and they're developing viewshed diagrams, mapping current visibility, categorizing views to identify the highest-priority views to preserve, and hoping to have the city create a blue-ribbon panel, including experts in law and zoning and development, to recommend policies to help preserve the views - zoning policies, vegetation management, etc., etc.

 

Eric is a really nice guy - he spent a good hour, hour and a half with us, and seems very excited about the possibilities.  I'm really eager to seeing this move forward!

 

Sounds great!

Study: Preserve scenic views

City council to consider recommendations, legislation

BY STEVE KEMME | [email protected]

April 29, 2007

 

Cincinnati's abundant hills can cause sore legs for pedestrians and white knuckles for motorists on slick roads. But the scenic vistas these hills offer can make up for muscle aches and scary moments.

 

Eric Russo knows that better than anyone.

 

During the past year, he drove more than 3,000 miles scouting, cataloguing and photographing public hillside viewing locations throughout the city.

[

Create an interactive Web page displaying photographs of the 93 public view corridors identified in the study. This Web page would enable developers and residents to see the impact of proposed construction on specific views and to understand the zoning restrictions.

Why create a page?...use The Google Maps API

Well deserved praise if you ask me...Eric Russo has done a particularly great job on this!

 

Scenic view study wins praise

BY STEVE KEMME | CINCINNATI ENQUIRER

June 5, 2007

 

CINCINNATI - A new study cataloguing Cincinnati’s most important scenic public views and recommending ways to preserve them received accolades today at City Hall.

 

Eric Russo, executive director of the Hillside Trust, presented the study to City Council’s economic development committee.

 

He showed photos of some of the best of the 82 hillside public views identified in the study and of the 11 views of hillsides from the valley or basin included in the list.

This is pretty cool:

http://data.cincinnati.com/misc/views/

Indeed.

Building on hills: good idea?

BY MIKE RUTLEDGE | [email protected]

 

 

FORT MITCHELL -- Should Northern Kentucky's hillsides be draped with condominiums that maximize the views from the top? Or be left in their natural state, dressed with trees that give the area some of its beauty?

 

The public discussion about Northern Kentucky's hillsides begins Monday evening at a meeting in Fort Mitchell. University of Kentucky landscape-architecture students will help lead discussions with Northern Kentucky residents about hillsides, and particularly those in Kenton County.

 

http://news.nky.com/apps/pbcs.dll/article?AID=/AB/20080202/NEWS0103/802020379

Bill Butler created a wall on the Riverfront that destroyed the old views of the skyline that were previously apart of the area.  Building on the hillsides is a short sighted move.  The area should be maximized for it's views by strategically limitiing development and maximizing access to the areas most beautiful parts by creating access points, rerouting roads, and creating and maintaing streets.

Not exactly about the scenic views study, but this is quite relevant...

 

Hillside projects get look

City to ponder 'tree inventories'

BY MIKE RUTLEDGE | CINCINNATI ENQUIRER

February 12, 2008

 

COVINGTON - Northern Kentucky's largest city soon might create standards for hillside development that would include the requirement that developers turn in "tree inventories" to Covington officials.

 

The legislation would affect hillsides with greater than 20 percent slopes or where the slide-prone Kope formation rock is present.

 

"Currently, there are no hillside regulations in the zoning ordinance," City Commissioner Sherry Carran said. Planners "are very worried with some of the hillside development that may be coming to us."

Hillside housing on hold

There might not be another chance for development

BY MIKE RUTLEDGE | CINCINNATI ENQUIRER

March 7, 2008

 

COVINGTON - Covington resident Regina Estes counted more than 60 people who happily left the Kenton County Planning Commission meeting after the issue they cared about - a proposed hillside development between her city's Peaselburg and Monte Casino neighborhoods - was postponed.

 

Thursday's postponement was prompted by a death in the family of someone seeking the zoning change, officials said.

Hillside restrictions approved

Advocates applaud as Covington limits what developers can do

BY MIKE RUTLEDGE | CINCINNATI ENQUIRER

March 25, 2008

 

COVINGTON - The city's hillside-development regulations were a year in the making, but the final meeting to implement them took less than 15 minutes.

 

When Covington city commissioners voted 5-0 for the new restrictions - which aim to protect the beauty and stability of the city's remaining undeveloped hillsides - a crowd of about 40 loudly applauded the action.

Study of views could guide development

Group hopes to preserve scenic drive

http://news.cincinnati.com/article/20081026/NEWS01/810260371/1168/NEWS0101

 

For thousands of motorists, Columbia Parkway is the main route to and from work.

 

But it has another facet many believe is just as important.

 

Often referred to as Cincinnati's premier terrace, Columbia Parkway offers breathtaking views of the Ohio River, Mount Adams and the Kentucky hills.

 

"I would say it's one of the top 10 scenic urban drives in America," said Eric Russo, executive director of the Hillside Trust, a nonprofit organization that works to protect hillsides in the region.

 

That's why the Hillside Trust is about to begin a study of Columbia Parkway's hillside views.

Dream view blocked by City Hall

By Jane Prendergast, Cincinnati Enquirer, January 2, 2009

 

MOUNT AUBURN - It's an architect's dream to design his own house.

 

For architect Dean Lutton, it would be an environmentally friendly one with some modern touches but also warm woods and stone to appeal to his wife's taste. And it would have a beautiful view of downtown Cincinnati.

 

That's where this architect's dream hits reality - and City Hall.

He's an architect...why not make a building the compliments the site and fits within the hillside guidelines that the City has been developing?  Sounds like an opportunity to me.

Hillside Trust working to promote and preserve scenic Columbia Parkway

By Randy A. Simes, Soapbox Cincinnati | June 2, 2009

http://www.soapboxmedia.com/devnews/0602hillsidetrust.aspx

 

The Hillside Trust has been working with the city of Cincinnati over the past several years on a series of studies and projects that are meant to highlight and preserve Cincinnati’s hillsides in a way that is not only responsible, but practical for all members of the community.

 

In 2007, the Hillside Trust completed a comprehensive study of the city’s scenic views.  In that study the non-profit organization determined that there were some 93 scenic views both from the tops of hills looking down, and from the basin looking up at the hills.

 

Not only did that study identify Cincinnati’s most scenic views, but it also recommended some action steps for the city to take in order to help preserve the views.

 

Eric Russo, executive director of the Hillside Trust, often cites the uniqueness of Cincinnati’s hills as a point of pride for Cincinnatians.  Russo says that the preservation of the city’s hillsides is not only beneficial to those directly involved, but also is a benefit for the whole region as the hills could potentially serve as a tourist draw and differentiate Cincinnati from other markets.

 

Since the Scenic View Study was completed in 2007, the Hillside Trust has been working steadily on a more detailed analysis of the Columbia Parkway and River Road corridors.

 

These corridors serve as major transportation routes along Cincinnati’s riverfront and are both located along the base of major hillsides.  This location gives both corridors dramatic vistas and scenery that are simply unmatched in most areas around the country.

 

“I would say it’s one of the top 10 scenic urban drives in America,” says Russo about Columbia Parkway that runs along Cincinnati’s eastern riverfront.

 

The corridor studies have focused on land elevations, allowable building heights based on current zoning districts, and building typologies that would work well with the environment.  The goal is to encourage the creation of a uniform zoning code along such corridors so that the scenic views and hillsides are preserved without restricting development either.

 

The Hillside Trust has presented initial findings to the Cincinnati Planning Commission and will report back to the Planning Commission at their June 19 meeting that will be held at 9am at the Centennial Plaza Two located in downtown Cincinnati at 805 Central Avenue.

 

Pending a decision from the Planning Commission, those findings will then move on to City Council for a full discussion and public hearing.

If the views along Columbia Parkway are so important, why are they completely overgrown with bushes and trees that are sometimes well over 10 feet tall? You certainly have some river views, but the majority are obstructed by brush at this point. 

 

It puts a bad taste in my mouth that people would use "view preservation" as an excuse to regulate tall buildings, when preserving the view is obviously so unimportant to them in the first place, that they can't be bothered to trim a few branches.

^That's part of their recommendations as well.  The Hillside Trust doesn't control this property, much is owned/controlled by the City or other entities.  The Hillside Trust is merely doing a study to offer recommendations for what could be done by the City.

 

In the Scenic View Study, The Hillside Trust did recommend clearing off certain areas to open up viewsheds.  This becomes somewhat complicated as much of the hillsides have been overtaken by the invasive honeysuckle species.  They become overbearing, but are serving a purpose of holding the hill in place.  The removal and replacement of such species can be quite expensive and difficult.  If you would like to learn more about these options go to Alms Park to The Hillside Trust's building and ask to see their experimental project where they have cleared much of the land from honeysuckle and replaced it with native species that are less obtrusive.

Clear the honeysuckle.  That would do wonders!

 

Seems to me the view from a 10 story high-rise would be breathtaking.

 

What is the native species they are replacing the honeysuckle with?

What is the native species they are replacing the honeysuckle with?

 

I don't remember, but it's a variety of types.

In case it has not been covered here--it appears that Dean Lutton got this lot after all.  (council minutes: http://www.cincinnati-oh.gov/noncms/council/uploads/20090325.html)

 

As an owner of a nearby property on Goethe, I was shocked to learn about the red tape the city used to nearly derail this.  Most surprising is, as has been mentioned, that the Trust makes these recommendations and affects the council with absolutely no pragmatism.  Walking Goethe, Dorsey, and the steps every single day I have yet to experience any view at all.  Instead, I see (and try to clean) trash, broken glass, illegal dumping, and completely overgrown trees.  In fact on Goethe St., the sidewalk is largely overgrown so even if the trees and vacant lots were maintained, you wouldn't be able to see the view from anywhere. That said, with a very small amount of effort from the neighborhood and the city, the views and neighborhood here can be absolutely fantastic.

 

We can only hope Mr. Lutton will go ahead with his plans. 

 

As far as getting the city to do some basic level of maintenance, can anyone help let me know whom it is I should contact?  Also, is anyone aware of a neighborhood association representing Mulberry / Dorsey / Goethe?  They seem to fall in-between most interests.  It has been told to me that the Prospect Hill association has no interest in this.

 

 

With the budget cuts and all, I wouldn't put any bets on the city coming in and doing a cleanup. I think it'd be good to form a cleanup association or get some people together to meet once a month for a cleanup -- I'd be willing to pitch in and help :)

Cincinnati moves to protect views

By Steve Kemme, Cincinnati Enquirer, November 17, 2009

 

Cincinnati City Council's Economic Development Committee recommended approval of a study containing guidelines designed to protect 50 high-priority public-view corridors in the city.

 

It was a 3-to-2 vote. Councilmen David Crowley and Cecil Thomas and Councilwoman Roxanne Qualls voted for it. Councilman Chris Bortz and Councilwoman Leslie Ghiz voted against it.

Consensus sought on hillside development

By Mike Rutledge, Kentucky Enquirer, November 23, 2009

 

COVINGTON - Does Kenton County want its hillsides to buzz with the sounds of development? That will be a key question during a public forum Dec. 2 when Northern Kentucky planners put questions to the public about what kinds of construction they want to see - and wish to avoid seeing - on the hillsides.

 

Two planners involved in "The Hills" project took great pains recently to emphasize they and the Northern Kentucky Area Planning Commission have no agenda they are pushing - neither pro-preservation of the natural hillsides nor an effort to pressure for full development of area slopes.

Discussion starts on hillside development

By Mike Rutledge, Kentucky Enquirer, December 31, 2009

 

FORT MITCHELL - Are the scenic hills of Kenton County worth saving?

 

Would it be worth spending public money to preserve them?

 

That is one option that may be considered - among many others - as Northern Kentucky officials seek in the next two years to determine what actions, if any, should be taken to spare the wooded hillsides that many say adds to the local quality of life.

Public gets say on hillside development

By Mike Rutledge, Kentucky Enquirer, April 17, 2010

 

LAKESIDE PARK - Those with strong or insightful opinions about how Kenton County's hillsides should be developed in the future might want to plan to attend a May 4 meeting on the topic.

 

This time, unlike a prior meeting, the public will do the great majority of the talking, giving voice to people's ideas about whether the county's sometimes beautiful slopes should be entirely protected from development, allowed to be built upon with few regulations, or somewhere in between.

 

Almost certainly the future development will fall between the two extremes, officials predict.

One thing a lot of people forget when talking about this stuff is that cutting back vegetation to open up the view dramatically increases the chance of landslides.  All that "overgrown vegetation" serves an EXTREMELY important purpose. 

I agree, though better management through clearing out of honeysuckle and putting in better, more native species can better preserve views and help the hillsides.

You're right, but that's a very difficult proposition.  If native understory species could outcompete honeysuckle in the first place, we'd have no problems, but as it is, it would require a significant amount of regular maintenance to keep the honeysuckle out. 

 

A big component of that problem is that there aren't really any native species that fill in to such an extent as honeysuckle.  The understory of a typical Cincinnati forest contains small trees like hornbeam, dogwood, redbud, and serviceberry, with smaller shrubs like wild hydrangea, elderberry, hazel, and also tree saplings.  These make up a small percent of the biomass however, most being in the large shade tree canopy.  The large trees are also where most of the roots are, and they penetrate deepest to lock into place.  Much of the rest of the forest is made up of herbaceous seed plants and ground cover which don't grow more than a few feet and die back in winter.  There simply isn't anything that fills in with such bulk as the honeysuckle does. 

 

You can see some examples of what our natural forests are like (and what used to cover the entire region in the 18th century) in the old growth stands of California Woods and the ravine in the north end of Ault Park.  While very dark and thickly vegetated, they're surprisingly open at ground level once you get a little ways inside. 

 

Being an invasive species, honeysuckle is less successful in intact forests, but it thrives at the edges where things have been disturbed.  That's also why it's so prevalent on the hillsides, because of all the cutting that was done first to harvest wood, then later to preserve views.  The forests haven't been able to reach their climax and are constantly thinned out, giving such invasive species a better chance to take over. 

 

I'm not saying honeysuckle should just be left alone, it's a terrible plant.  It's so pervasive that it can actually halt the natural succession of a forest, choking out the tree saplings that would otherwise grow up and overshadow it.  In that setting, it does help hold the hillside soil in place, though large mature trees would do a better job.  If slide prone hillside areas are going to be periodically thinned to preserve views, native species won't be able to do the soil stabilization job of honeysuckle without regular and expensive intervention.

If slide prone hillside areas are going to be periodically thinned to preserve views, native species won't be able to do the soil stabilization job of honeysuckle without regular and expensive intervention.

I see where you're coming from but I think you overestimate the cost and effort need to preserve the hill's integrity.  Honeysuckle is difficult and pervasive but its effect can be minimized without too much fuss.  Where there's a will, there's a way!

I know it's not all that difficult to get into a forest to clear honeysuckle, but it's harder when you have to do it on very steep hillsides.  There's not really any equipment that can take care of it, you basically have to have a crew of people go in with chainsaws.  The main thing though is that it requires regular removal of any new honeysuckle seedlings or re-sprouting roots, which is a recurring expense that doesn't exist now. 

 

Another issue is jurisdiction.  There's plenty of hillside areas owned by the people who live at the top, others that are vacant land owned by the city, some overseen by the Hillside Trust, and some not.  They're all mixed together too, so it's no wonder things have just gone wild for the most part. 

Hillside issues to be discussed

By Mike Rutledge, Cincinnati Enquirer, May 3, 2010

 

LAKESIDE PARK - Tuesday evening may be the best opportunity ever to provide opinions about how Kenton County's hillsides should be developed in the future.

 

The issue, which is accompanied by some controversy, will be the topic from 6-8:30 p.m. at Lakeside Christian Church, 195 Buttermilk Pike.

 

Should hillsides be developed without consideration of the impact the construction will have on the area's scenic slopes? Or should all construction be banned on all hillsides without regard to the property owners' rights? Planners - and most members of the public - are not expected to recommend either of those extremes, but instead something in between that balances development against aesthetics. Other topics likely will include the question of what safety protections should be required of hillside projects.

Conservation groups mull merger

By Steve Kemme, Cincinnati Enquirer, May 26, 2010

 

The Hillside Trust, which was founded in 1976 to protect the region's hillsides, is considering merging with another local non-profit land trust, the Land Conservancy of Hamilton County.

 

The Land Conservancy was founded in 1999 and works to preserve natural land and farm land in Hamilton County.

 

The two groups have been talking about a possible merger for the past few years. Discussions became more serious and detailed in the last year as the recession caused donations to both groups to drop.