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Over-the-Rhines Brewery District:
An observation of the past, present and future.
A Senior Problem
Presented to the Faculty of the School of Planning
At the University of Cincinnati
In partial fulfillment of the requirements for the degree
Bachelor of Urban Planning
By
Chris Cavallaro
2011
Instructor: Charles Ellison
Faculty Advisor: Rainer vom Hofe
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Abstract
Over-the-Rhines Brewery District once played an important role in the social landscape of the city of Cincinnati. Essentially, the Brewery District was the earliest entertainment district for the city of Cincinnati, and it helped play a significant role for the development of the city and its residents. Studying the history of the Brewery District, and also some aspects of Over-the-Rhine, will introduce the audience to the historical significance of the area and the total impact it played on early German-American culture and lifestyle in general for the city of Cincinnati. Because Over-the-Rhine, the home of the Brewery District, is such an historical neighborhood, there have been numerous studies and discussions of that area. Finding sources of information was a very simple, but delicate process. This is due to the fact that many parties have been interested in studying the area and have presented detailed information on what best matched their own agenda. The author of this document had to carefully study all information and precisely piece together information that was factual and also relevant to the purpose of this study. The result will give the reader a better understanding of the Brewery District, the historical significance and the importance of redeveloping such a unique neighborhood.
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Autobiographical Sketch
I was born in the city of Cincinnati on March 13, 1985. I grew up in North College Hill, Ohio, just outside the city limits of Cincinnati. The neighborhood was a small friendly and walkable community. Several members of my family lived only minutes away, thus making my childhood a very comfortable one. At the age of nine, my family moved to Greenville, South Carolina. This is when I was first exposed to a different type of lifestyle, one I am glad I was able to experience. I was first able to experience both the glamorous and the very poor lifestyles. I believe that this experience is what led me to devotion to community and neighborhood.
At the age of thirteen, my family returned to Cincinnati where I attended high school with my childhood friends. I still currently reside in the city of Cincinnati and this place will always have a very special spot in my heart because of the love I have for this unique city.
In the summer of 2004, my father lost his battle with kidney cancer, also known
as Renal Cell Carcinoma, at the very young age of 46 years old. My father passed away a month to the day of his father (my grandfather) who passed away of pancreatic cancer. This catastrophic event has been the driving force in my life since that summer of 2004.
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Acknowledgements
I have been fortunate enough, during my 25 years of life, to meet many interesting people and come across many interesting ideas. It is impossible to narrow down any significant person or experience that has shaped whom I am or what it is that I choose to live my life from. Though it might be clich to say, everyday I am introduced to unique run-ins with all kinds of thought provoking things. I absorb like a sponge, I take the good with the bad, all are important to me. The best of the best are just as equal as the worst of the worst. I have been very grateful of all that have crossed my path.
My mother and my deceased father have been my biggest and most influential people I have every known. Patty and my late father, Joe, have guided and pushed me to strive for what I want most in life, even if they did not always agree with some of those decisions. Thank you, both of you.
To avoid leaving anyone out, I would like to thank all those people that have been
a regular presence in my life and will continue to be in my life in the future. You have all been an influence on who I am. Thank you, all of you.
Lastly, I would like to thank all the people who have been influential to me during
the research and writing process of this document. To all my professors, advisors and faculty in the School of Planning and also the College of Design, Architecture, Art and Planning (D.A.A.P.), thank you for your time, wisdom and patience. Professor Charles Ellison and Professor Rainer vom Hofe, your patience with me during the strenuous completion of this document has gone far and beyond my expectations and has probably tested both of yours. I am very thankful for both you and your help and commitment to me during this journey.
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Table of Contents
Section Page
Abstract 2
Autobiographical Sketch 3
Acknowledgements 4
Table of Contents 5
List of Figures 7
Introduction 9
Problem Statement 11
History 13
Literature Review/Case Studies 23
Columbus Brewery District 24
Existing Conditions 29
Site Context 29
Over-the-Rhine Site Description 30
Brewery District Site Description 33
Demographics 35
Population 35
Housing 36
Site Characteristics 37
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Analysis 41
S-W-O-T Analysis 41
Strengths 42
Weaknesses 43
Opportunities 44
Threats 46
Forecasting 47
Goals & Objectives 52
Evaluation & Recommendation 53
UC Niehoff Study 53
Over-the-Rhine Comprehensive Plan of 2002 62
Conclusions 71
Bibliogrpahy 72
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List of Figures Page
Figure 1: Location Map of Over-the-Rhine Introduction 9
Figure 2: 1850 Population of Top Ten American Cities 14
Figure 3: Over-the-Rhine Population 1900-2000 15
Figure 4: Christian Moerlein Brewery Complex 17
Figure 5: Remaining Brewery Structures Map 18
Figure 6: Map of subway under Central Parkway 19
Figure 7: Central Parkway Before (Subway) 20
Figure 8: Central Parkway After (Subway) 20
Figure 9: Columbus Brewery District Photo 24
Figure 10: Columbus Brewery District Location Map 25
Figure 11: CD101 27
Figure 12: The Gate 27
Figure 13: Over-the-Rhine Location Map 30
Figure 14: Over-the-Rhine Location City Map 32
Figure 15: Brewery Location Map 33
Figure 16: 2000 Population by Race in the Brewery District 35
Figure 17: Occupied Housing Units 36
Figure 18: Over-the-Rhine from atop Carew Tower 37
Figure 19: Street Character Photo 1 38
Figure 20: Street Character Photo 2 38
Figure 21: Brewery District Building Photo 1 39
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Figure 22: Findlay Market 40
Figure 23: Phase 1 of the Cincinnati Streetcar 48
Figure 24: Redevelopment Potential 51
Figure 25: McMicken Entertainment Complex 55
Figure 26: Traffic Patterns 56
Figure 27: Entertainment Area 57
Figure 28: Perceptions of the OTR Brewery District 58
Figure 29: Land Use 59
Figure 30: Greenspace 60
Figure 31: Fair Market Rent 65
Figure 32: OTR Comprehensive Plan - Housing 66
Figure 33: OTR Comprehensive Plan - Economics 67
Figure 34: OTR Comprehensive Plan - Transportation 68
Figure 35: OTR Comprehensive Plan - Quality of Life 70
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Introduction
This project is a study of an inner-city neighborhood and the multifaceted
elements that create such a unique area. This thesis will focus on Cincinnatis
neighborhood of Over-the-Rhine Brewery District. The main objective is to study the
past, present and the future of the Brewery District and to showcase its historic influence
throughout the country.
Figure 1: Location Map of Over-the-Rhine (source: created by author)
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Many major cities have seen historic and once vibrant neighborhoods deteriorate
and become a place where crime, drugs, poverty and homelessness all merge into an
unmanageable melting pot. Recently, Over-the-Rhine, along with the Brewery District
has become a place where an interest in restoration and redevelopment are starting to
become an important process for all invested (residents, business owners and developers)
people. This is an opportune time to study the Brewery District to help showcase the
history and the significant aspects that once set this neighborhood apart from all others in
Cincinnati and around the country.
Studying the history of the Brewery District, Over-the-Rhine and the City of
Cincinnati will be a major part of this document. The main focus of this study is to
implement a developmental goal of using its rich history as a guide towards the future, so
it will be important to study all historical aspects of the Brewery District. This includes
social, economic and developmental growth throughout the past century and beyond. It
is important to study other developments that are similar to what is being proposed in
Over-the-Rhines Brewery District. Visiting other sites, such as the Columbus Brewery
District neighborhood, and studying relevant information will help to devise and have a
complete study of the Brewery District.
The purpose is to help create a developmental path towards recreating a vibrant
neighborhood. The ultimate goal of this study, along with others, is to attract the type
people that will want to live in a neighborhood where they can achieve an all-inclusive
lifestyle of working, living and socializing within a historic neighborhood.
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Problem Statement
At the end of World War II, the urban lifestyle had become almost extinct to all
but the poor, the minorities and the few wealthy groups who can afford prime real estate
that is attached to the luxurious living in some downtowns of major cities.
"De-investment in American cities was rampant during the time of mass suburbanization. Aging cities were left to fall apart, during the time when the country was experiencing tremendous prosperity. Industrial factories that were once the heart of the city were now being abandoned and jobs were shifting to the service sector jobs (Beauregard).
Cincinnatis Over-the-Rhine is the citys first neighborhood outside of the center
city in many ways. Over-the-Rhine had seen a very prosperous and a continuous growth
period for about eighty years, 1850-1930. It was also home to many of the citys first
European immigrants, Germans. Over-the-Rhine is known for its German heritage and
the many different influences Germans brought to the neighborhood. Over-the-Rhine
was where early German settlers lived and worked. Cincinnati was once very saturated
with many beer breweries which where concentrated in the Brewery District, which is
located in the heart of Over-the-Rhine.
The City of Cincinnati, Cincinnati Center City Development Corporation
(3CDC), the Over-the-Rhine neighborhood and also the Brewery District Urban
Development Corporation and several private investors have started to rebuild, rehab and
make Over-the-Rhine a more desirable place. After talking to Steve Hampton of the
Brewery District Urban Development Corporation, I have developed an interest in
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studying and understanding the history of the Brewery District. Researching the history
and present condition of the Brewery District will showcase how the city of Cincinnati
became what it is today and how the early residents of the city helped to create such an
important piece of American life.
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History
From early in Cincinnatis history, Over-the-Rhine was home to many different
ethnic groups, but Germans comprised about 60% of the total population in 1850
(History of the Brewery District).
Thousands of Germans immigrated to Cincinnati from European states, leaving behind economic depression, political instability and unsuccessful land reforms. Whole families left to seek a new life in the United States (History of the Brewery District)
By 1850, according to the United State Census, Cincinnati was ranked as the
countrys sixth largest city in terms of population, with 115,435 of German immigrants
were 30,758 of the citys people. A total population of 43,000 lived in Over-the-Rhine.
Over-the-Rhine had become not only a destination for the residents of Cincinnati, but
also a national attraction as well. An 1875 book called Illustrated Cincinnati reads,
"London has its Greenwich, Paris its Bois, Vienna its Prater, Brussels its Arcade and Cincinnati its 'Over the Rhine.'" The author writes Over-the-Rhine is where a visitor would go if "he is bent on pleasure and a holiday." He continues, "there is nothing like it in Europeno transition so sudden, so pleasant, and so easily effected. ... There is nothing comparable to the completeness of the change brought about by stepping across the canal. The visitor leaves behind him at almost a single step the rigidity of the American, the everlasting hurry and worry of the insatiate race for wealth, the inappeasable thirst of Dives, and enters at once into the borders of people more readily happy, more readily contented, more easily pleased, far more closely wedded to music and the dance, to the song, and life in the bright, open air (Kenny, p.129).
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Figure 2: 1850 Population of Top Ten American Cities (Source: Census.gov, chart created by author)
The neighborhood took on a German character, although it was diverse in its ethnic makeup, German immigrants originated from Prussia, Bavaria, and Saxony, and brought with them a variety of customs, habits, attitudes, and dialects of the German language (History of the Brewery District).
In fact, Over-the-Rhine takes its name from the settlement of early German
American immigrants in the district of Cincinnati north and east of the Miami & Erie
Canal (History of the Brewery District). From the time period between the mid-
1800s to the 1940s Over-the-Rhine was known for its German heritage and its very
dense population. Some counts have placed the area as one of the most, if not the most,
dense neighborhood in the Midwest. The highest amount of population in Over-the-
Rhine was 44,475 at the 1900 Census with a land size of 5.66 square miles.
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Figure 3: Population of OTR from 1900-200 (Source: census.gov)
Dubbed Over-the-Rhine by German immigrants, the Brewery District was the
center of Cincinnatis rich beer brewing history. At one time the citys social and
economic heart, years of economic decline followed, preserving Over-the-Rhine and its
stunning architecture (History of the Brewery District). The Brewery District is
located in the heart of Over-the-Rhine. Figure 5 lists the sites of the remaining brewery
structures still standing as of today. Though only a few buildings stand today, there were
several dozen other sites that had previously played an important role as breweries in
Over-the-Rhine.
The Brewery District does not have an exact defined area within Over-the-Rhine
and according to Mr. Steven Hampton, Executive Director of the Brewery District
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Community Urban Redevelopment Corporation, there has been a decision that the district
does not want to confine itself to a certain area. It is hard to define the (Brewery)
district street by street because there was never a recognized district in Over-the-Rhine
named the Brewery District (Steve Hampton, Executive Director, Over-the-Rhine
Brewery District Board of Trustees).
Over-the-Rhine was beginning to form with the customs and traditions brought
over from the new residents previous homes in Europe;
German entrepreneurs gradually built up a profitable brewing industry that became identified with Over-the-Rhine. With the introduction of lager beer in the 1830's, German brewers became the predominant force in the industry, and the number of breweries in the city increased from 8 in 1840 to 36 in 1860 (History of the Brewery District)
Some of the countrys best and most well known early brewers had established
breweries right in the heart of the Brewery District. These names included some of
Cincinnatis finest: George Herancourt, John Hauck, Christian Moerlein, and Conrad
Windisch. They all became wealthy and influential figures in the German community
(History of the Brewery District}.
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Figure 4: the Christian Moerlein brewery complex, late 1800s
(source: www.sudhaus.com/mondernized.html)
The brewing industry tended to concentrate around McMicken Avenue and the
Miami and the Erie Canal (what is now the Central Parkway). By 1866 the Jackson
Brewery, J. G. John & Sons Brewery, Christian Moerlein Brewing Company, and John
Kauffman Brewing Company dominated the industrial use of the area. In close
association on the west side of the canal were the John Hauck and Windisch-Mulhauser
Brewing Companies. Between 1875 and 1900 seventeen breweries were located in Over-
the-Rhine and West End (See Figure 5), but only twelve remaining structures are still
presently standing from those original seventeen.
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Figure 5: Remaining Brewery Structures (Source: www.otrbrewerydistrict.org)
The distinct sense of place once associated with Over-the-Rhine developed
largely between 1860 and 1900. Most of the buildings in the area date from this period
and still reflect everyday life in the district during the late nineteenth century. During this
period, the German influence reached its peak. Institutions that embodied the German
spirit and character helped to shape the Brewery District, Over-the-Rhine and the city of
Cincinnati, both physically and culturally. Many of the buildings that once held these
meeting halls, theaters, churches, stores, breweries, light industrial buildings, beer
gardens, and cultural institutions still stand today.
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There are many factors that would eventually turn Over-the-Rhine to the
neighborhood that is today. Some of these impacts include World War I, World War II,
anti-German Hysteria, Prohibition, and White Flight.
One of the infamous projects that loomed over Over-the-Rhine and the Brewery
District was the construction of a subway system to span the entire city of Cincinnati.
By 1920 the (Erie) canal was drained, deepened, and widened to accommodate the
subway bed (Images of America, p.63). The main portion of the subway was
constructed under what is known today as Central Parkway. It is now the physical
boundary of Over-the-Rhine and downtown Cincinnati.
Figure 6: Map of the subway line under Central Parkway (Source: author)
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BEFORE AFTER
Figures 7&8: Central Parkway before and after subway construction (Source: The Public Library of
Cincinnati and Hamilton County)
Pictures 7 and 8 show construction and the finished project of the outcome of the
ill-fated subway. The main purpose of the subway was to connect all of Cincinnati with
its neighborhoods. Over-the-Rhine and the Brewery District would have played a
significant role as a major stop for the city because of the abundance of existing housing
stock, factories and its close proximity to downtown Cincinnati. The subway would have
been a unique economic boost to the Brewery District, but this was one of many
shortcomings that have affected over the neighborhood.
The construction of the subway was essentially doomed before the first shovel
lifted any dirt. On April 17, 1917, Cincinnati citizens voted in favor of using the bond
for a Rapid Transit system, 30,165-14,286 (Body in Charge). However, just 11 days
earlier, the United States entered World War I (Body in Charge), so construction was
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halted because no capital issues of bonds were permitted during the war (Radel, Cliff
p17-p27).
The subway tunnel(s) and several station locations are currently supporting
Central Parkway, with no significant transportation projects proposed for the use of the
actual abandoned tunnel(s). Routine maintenance is preformed to keep the integrity of
the structure viable in order to support the weight and vehicular use of Central Parkway
above.
It is difficult to comprehend how much of an impact the subway system would
have had on the city of Cincinnati and Over-the-Rhine since it was never completed or
operational, but as of July 2010, the city of Cincinnati has secured enough funding to
begin construction of the newly voted in favor of Streetcar, it will run directly through the
Brewery District with several stops as well.
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Literature Review/Case Studies
I have been able to find a substantial amount of information that relates to Over-
the-Rhine and similar type of neighborhood redevelopments. Several cities in America
have similar types of neighborhoods that have already been redeveloped and also have
similar history to that of Over-the-Rhines Brewery District. A site not too far from
Cincinnati is the Brewery District in Columbus, Ohio.
Columbus Brewery District
The city of Columbus has developed a comprehensive plan for its brewery district
the, The Brewery District Plan. The city of Columbus Planning Department, along
with Downtown Columbus, Inc., also known as the Columbus Downtown Development
Corporation (CDDC), developed the Brewery District plan. CDDC was developed in
2002 to start implementation of the Downtown Strategic Plan. The plan was to redevelop
an area south of the central business district, which had been historically known as the
Brewery District because of the German breweries that once stood in this area.
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Figure 9: Columbus Brewery District Photo taken by author 10/22/09
The Brewery District is located the area of Columbus just south of downtown. As
seen in figure 20 below, the Brewery Districts physical border(s) are Interstate 70 to the
north, the Scioto River to the west, Front Street to the east and Greenlawn Avenue as the
districts most southern boundary.
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Figure 10: Columbus Brewery District Location Map created by the author
German immigrants began to settle in Columbus, Ohio, more specifically,
southern Columbus. As the years progressed, many more German immigrants began to
call southern Columbus home. Eventually, they began using their own crafts and
customs to live their life like they did while they lived in Germany (German Village).
The first known and established brewery in the area was that of Louis Hoster, who
opened the City Brewery (Columbus Planning Division). Several other breweries
were established as well, due to the proximity to the Scioto River and the local canals that
connected to the rest of the community. Prohibition had a negative impact on the
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breweries and the community as well. The neighborhood lost the majority of its business,
since all of the breweries went out of business.
The neighborhood continued to see further decline, as did many other mid-
western inner-city neighborhoods during most of the 1900s.
Further decline occurred later due to the closing of the local breweries during Prohibition, another response to the anti-German sentiment. After the war, the south end was zoned for manufacturing, leading to the erosion of the area's residential feel. In World War Two, the streetcar tracks and wrought iron fences were confiscated for the war effort. By the 1950s, the area had become a slum. The city then demolished one-third of the neighborhood (German Village).
The Columbus Brewery District began to see a resurgence of interest, but this
time it came from the gay and lesbian communities. The city of Columbus began the
process of developing a comprehensive plan for the Brewery District. The final draft was
published and released to the public in 1992. The Brewery District was to be a transition
neighborhood between the already established German Village and the Central Business
District.
The Columbus Brewery District Comprehensive Plan was envisioned to help
revitalize and area of Columbus that had been in much needed help. The plan was to be
used as a tool during the reconstruction and redevelopment of the Brewery District. It
included several topics of discussion that would revitalize the area, as well as
reconnecting to surrounding neighborhoods. Some of the main areas of focus of
revitalizing the Columbus Brewery District lay directly within the borders of the district.
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The idea of breaking up the area into different subareas will help to organize and properly
plan for the layout of the brewery district. By approaching the district in segments will
allow for planning areas for certain uses. Also, as a neighborhood is an always-changing
living organism, it allows for diversity and growth.
This is an overall good document to develop ideas from, especially since it is
similar to Over-the-Rhines Brewery District, but at the same time, every neighborhood is
different and has its own set of problems that need to be handled in a specific way.
Figures 11 & 12: CD101 headquarters and The Gate entertainment complex
Photos taken by the author 10/22/09
It is important to understand what is currently happening in the Brewery District
in Columbus. The Brewery District is home to several iconic establishments. Local
radio station CD101 broadcasts from the Brewery District. CD101 plays a format of
alternative rock and is one of the few truly independent radio stations still broadcasting in
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the country. Having these local attractions in an already well-established area will help
solidify an action plan that is in the process of being implemented.
The Columbus Brewery District can be a good learning tool for Over-the-Rhines
Brewery District because of what can be learned from the good and bad that came out of
it. The Columbus Brewery District is home to several of the citys favorite social locales,
such as CD101, several music venues, and restaurants and shopping. Overall, the theme
of the Columbus Brewery District is that of a commercial destination. This area was
reestablished and physically rebuilt from the ground up.
Over-the-Rhines Brewery District is an already established area with the
infrastructure in place to support most redevelopment. Several of the differences from
the Columbus Brewery District and the Over-the-Rhine Brewery District are the type of
uses and the impact of redevelopment will have on the whole area.
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Existing Conditions
Site Context
The City of Cincinnati is located in Hamilton County, Ohio. It also serves as the
county seat and is the center of the Cincinnati Metropolitan Area, which has a population
of 2,155,137 making it the largest MSA in Ohio, and the 24th most populous in the
United States (Population Estimates for the 25 Largest Metropolitan).
The City of Cincinnati has a population of 333,336 as of 2008 (Cincinnati, OH,
American Factfinder). The city is serviced by four interstates, Interstate 71, Interstate 74,
Interstate 75 and Interstate 471. All four interstates are connected to Interstate 275,
which is a bypass around the city.
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Over-the-Rhine Site Description
Over-the-Rhine is Cincinnatis oldest and most historic neighborhood. Its
significance to the city of Cincinnati and the entire region, because of the impact the
neighborhood has had on the city of Cincinnati. The neighborhood has gone through
over 100 years of change, misfortune, growth, decline, attempts of redevelopment and
just about everything in between.
Figure 13: Over-the-Rhine Location Map (Created by author)
Over-the-Rhine has been part of the city of Cincinnati since 1802 when it was
incorporated. It lies just north of downtown Cincinnati and just south of what today is
Clifton Heights, the location of the University of Cincinnati, Cincinnatis largest
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employer (Office of the City Manager). Its boundaries, both physical and political, are
the Central Business District (CBD) of Cincinnati to the south and the neighborhood of
Mt. Adams to the east, which also has a physical boundary of the Mt. Adams Hill. The
northern boundary, as mentioned previously, is Clifton Heights, but also has a physical
boundary of the Vine Street Hill aka Pill Hill, because of the concentration of
hospitals in that area. To the west, Over-the-Rhine is bordered by the neighborhood of
the West End and also by Interstate 75. Traditionally, Over-the-Rhine has been defined
as that area bordered by Central Parkway on the west, Broadway and Pendleton Streets
on the east, McMicken and West Clifton on the north and again, and Central Parkway to
the south (Images of America). Though those are physical boundaries of Over-the-
Rhine, the culture, ethnicity, race, and architecture of Over-the-Rhine flows somewhat
beyond these borders into the West End, downtown, and the Fairview Heights-Clifton
neighborhood (History of the Brewery District).
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Figure 14: Over-the-Rhine Location City Map (Source Wikipedia.org)
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The Brewery District Site Description
The Brewery District is located within Over-the-Rhine. The districts main
thoroughfares are Central Parkway, Liberty Street and Vine Street. According to the
Over-the-Rhine Brewery District Community Urban Redevelopment Corporation, the
majority of the breweries that once inhabited Over-the-Rhine were mostly concentrated
along McMicken Avenue and Central Parkway. Central Parkway was once the Miami
and Erie Canal. Those two streets comprise the districts northern, east and southern
borders. Sycamore Street is the eastern most border of the district, while a series of local
streets comprises the connection to McMicken Avenue.
Figure 15: Over-the-Rhines Brewery District Location Map (created by author)
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As noted in Figure 15, the Brewery District is located within the boundaries of
Over-the-Rhine. The area within the red outline is the most recent definition of the
Brewery District location and potentially the area with the best chance of economic
redevelopment and comprises a significant portion of Over-the-Rhine.
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Demographics
Population
The total population of the Brewery District according to the 2000 Census is
3,070 people. African-Americans are the majority of residents in the Brewery District
with 2,543 residents, according to the Census Tracts 16 and 17 from the 2000 Census
data. Caucasians comprise 427 residents, while the remaining 52 residents are classified
in the Other category.
Figure 16: 2000 Population by Race in the Brewery District
Source: www.census.gov
The Brewery District has seen a sharp decline in the total amount of residents
living within its boundaries. The Brewery District has seen a decrease in population from
2000 to 1990. In 1990 the population of the Brewery District was 2,312 people. As of
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the 2000 Census, the Brewery District had a total population of 1,712, giving the area a
total decrease of population of 600 people, or a -25.95% change.
Housing
The majority of the housing stock in the Brewery District has not changed in well
over 150 years. Most of these buildings were used for multiple purposes. A total of
1,438 households are in the Brewery District, and of that number, 1,374 (96%) are
occupied by renters and the other 64 (4%) are occupied by the owners of the units.
Figure 17: Occupied Housing Units
Source: www.census.gov
The Brewery District has a total of 2,082 housing units available for residency,
but only 1,438 (69%) are occupied. This leaves 644 (31%) units vacant.
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Site Characteristics
The Brewery District is located just north of downtown Cincinnati. The district
itself is part of the historic neighborhood of Over-the-Rhine, which is located just north
of the Central Business District of Cincinnati and about one mile from the banks of the
Ohio River. The main thoroughfares that connect the Brewery District to the rest of the
city are Central Parkway to the west, Liberty Street on to the south, Main Street on the
east and McMicken Avenue to the north. Vine Street is also a major road throughout the
entire city of Cincinnati, which intersects the Brewery District as well.
View of Over-the-Rhine from atop the Carew Tower
Figure 18: photo taken 3/7/09 by author
Figure 18 was taken from the Carew Tower (Cincinnatis Tallest Building as of
December 2009) looking north towards Vine Street (left of the Kroger Building. This
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photo of Over-the-Rhine shows the University of Cincinnati towards the top and the
Brewery District at the base of the hill.
Figure 19 & 20: Photo taken by author 7/28/09 Brewery District
The Brewery District is mostly comprised of old, weathered buildings that have
stood the test of time. The buildings are large structures that were meant for warehousing
of material or vast open areas where the brewing machines could easily fit. Since the
brewing industry was sandwiched between the Miami & Erie Canal and one of the many
hills of Cincinnati, there were some creative and interesting construction methods that
lead to many adaptive uses that might have gone unnoticed. Even some of the artifacts
from merely a few generations ago are still intact on some of the buildings in the Brewery
District.
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Figure 21: Photo taken by author 7/28/09 Brewery District
The Brewery District is fortunate to have Findlay Market as its centerpiece and
most well known attraction. Findlay Market is Ohios oldest continuously operated
public market(Findlay Market of Cincinnati, OH). The types of products sold at
Findlay Market vary, but produce items such as meat, fish, poultry, fruit and vegetables
are the staple.
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Figure 22: Photo taken by author 7/28/09 Findlay Market
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Analysis
S-W-O-T Analysis
A S.W.O.T. analysis is a method of evaluation of the environment and
opportunities associated with specific topics of study. There are four analytical methods
that are used in a S.W.O.T analysis: Strengths, Weaknesses, Opportunities and Threats.
Strengths indicate the positive attributes, assets and resources that help the research
subject. Weaknesses are the opposite of what the analysis of strength produces. It looks
at all the negative attributes of the problem. Opportunities expose all of the good
potential of the research subject, while Threats take into consideration items that might
pose a negative impact to any solution.
There is a resurgence of interest in Over-the-Rhine. This is also true for
downtown Cincinnati and especially the waterfront area. Investors from both the public
and private sectors are developing parts of the city that have not seen much attention in
previous years. This allows new ideas that have gone unheard, because of lack of
interest, to be expressed and given serious thought and consideration. This process could
dramatically improve areas such as Over-the-Rhines Brewery District.
This particular S-W-O-T Analysis will closely look at Over-the-Rhines Brewery
District and any major developments that will have a direct influence on the area.
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Strengths
The most important strength that the Brewery District has is the existing building
structures. This includes hundreds of structures that have been saved from the wrecking
ball because of their historical significance to the country. Over-the-Rhine (including
the Brewery District) was added to the National Register of Historic Places on May 17,
1983 with 943 contributing buildings (OHIO).
Over-the-Rhines rich history is a celebration within itself. Numerous studies,
books and articles of Cincinnati and Over-the-Rhine and have provided significant
information about the area, what is in the area, what once was in the area. If any type of
redevelopment takes place, the developers will have a bountiful supply of material
available to them.
The great interest of the residents, business owners, stakeholders and fans of
Over-the-Rhine and the Brewery District is a great strength that will help bring attention
and the redevelopment for the community. They care deeply for the well being of Over-
the-Rhine and the Brewery District. There are many loyal people who call Over-the-
Rhine and the Brewery District home, whether it is because they live there or have a
business in the area. This can be seen over the past five or so years. Redevelopment is
happening not only in the Brewery District but also other areas of Over-the-Rhine. There
has been an enormous effort to revitalize areas of Over-the-Rhine and there is more on
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the horizon. This will greatly help any type of development in the Brewery District as
Over-the-Rhine continues to see new investment.
Weaknesses
The Brewery District has been seen and thought of as a safe haven for many of
Cincinnatis criminals and drug problems. The lack of public interest and the perception
of fear of the inner-city life have distracted many people, companies and also
government from investing in the area. Though there have been several efforts, such as
the Peabody award winning documentary Visions on Vine by Laure Quinvalin, it is
important to note that interest has always been taken in the Brewery District and
surrounding areas for several decades and generations. One specific study that was
completed in 2009 by an online company named, walletpop.com, listed Over-the-Rhine,
including the Brewery District, as Americas most dangerous neighborhood based on
several crime statistics (walletpop.com). Several Cincinnati media outlets have criticized
this study, and its accurate use of information used for it has been questioned about the
accuracy and the proper use (Marshall).
Though fear of a neighborhood district might seem such a bland and generic
term to describe an area, from the authors opinion and analysis from research, public
opinion of the Brewery District is its primary weakness for any type of
development/redevelopment.
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Perhaps the biggest weakness the Brewery District has is the public perception of
the neighborhood and Over-the-Rhine. Immediately following the Cincinnati Race
riots of 2001 (2001 Cincinnati Riots), Over-the-Rhine and the Brewery District saw a
significant rise in crime, but within the past few years it has decreased (Janke). However,
public perception of Over-the-Rhine and the Brewery District tends to see it as a place
where only the low class and the outcasts of society live.
Opportunities
The greatest feature of the Brewery District is the abundant amount of
possibilities the area has available. These include the enormous selection of historical
brewery sites and long history to use as a backdrop for the district.
There are several key factors that currently contribute to the growth and
redevelopment of the Brewery District and adjacent areas.
First, the areas just south of the Brewery District are being redeveloped and
rehabbed into the newly coined Gateway Quarter or the Q. The Q is located from
Central Parkway to Sycamore Avenue and a northern border of Liberty Street. Newly
developed condominiums and stores are filling the once vacated buildings. It is a
bordering neighbor of the Brewery District and both neighborhoods share a great desire
for the growth and rebirth of not only their neighborhoods, but also the rest of Over-the-
Rhine. With the success of the Gateway Quarter already at hand, the redevelopment of
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the Brewery District will become just as important if not greater because of its historical
significance.
One of the biggest opportunities that have been presented to Over-the-Rhine and
to the city of Cincinnati is the possible construction of a streetcar system. A streetcar
system has been proposed and planned to run through downtown Cincinnati and into
Over-the-Rhine, including the Brewery District. The track layout will run in the lower
basin of the city from the waterfront (the Ohio River) to the northern point of Phase 1 of
the project, which is McMicken Avenue. The proposed streetcar line will run directly
through the heart of the Brewery District. Many economic and development
opportunities will arise from the construction and use of the streetcar through the
Brewery District.
Threats
Possible threats to any type of development in the Brewery District and along the
surrounding areas are the lack of residential, office and retail spaces. As with most cities
and residents of those cities, people live/work/socialize in several different areas. Most
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people work at a location that is not near their residence and they usually do not socialize
in any of those areas as well. This being said, the area is home to large portion of the
citys drug, crime and prostitution influence. These types of vices make it hard for any
neighborhood to restore and change the character. These influences have and will
continue to pose a challenge to persons willing to invest in this neighborhood.
The majority of the structures in Over-the-Rhine and the Brewery District are well
over 100 years old. This could possibly lead to serious concerns for property owners.
Any major structural upkeep would be a very expensive investment. In 2006, the
National Trust for Historic Preservation listed Over-the-Rhine as one of America's Most
Endangered Places due to "rampant crime, reluctance of investors to commit to renewal
and renovation, and an increasing pattern of demolition as authorities seek to address
public safety concerns (11 Most Endangered).
Forecasting
In order for the Brewery District to become a desirable and respectable
community, the influence of the Brewery District Community Redevelopment
Corporation (BDCURC) will have to keep continuing to push its efforts towards the
ultimate goal of making Over-the-Rhine THE place to Live, Work, and Play (Our
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Purpose). The BDCURC is a grass-roots community organization that comprises of
community residents/business owners and stakeholders that truly love Over-the-Rhine
and, most importantly, the Brewery District. The Brewery District can take advantage of
the near by redevelopment of Over-the-Rhine focused primarily along Vine Street just
north of Central Parkway to about Liberty Street, the Gateway Quarter. This major
redevelopment effort has been completed because of several organizations working
together. Cincinnati City Center Development Corporation (3CDC) along with several
realty companies has created a niche that has been very successful.
More recently, within the past decade, there has been interest on constructing a
modern streetcar system through downtown Cincinnati, Over-the-Rhine and eventually
connecting the neighborhoods that surround the University of Cincinnati. As stated in
the historical timeline, the Cincinnati City Council has approved plans for Phase I of a
streetcar system that would run from the stadiums along the Ohio River to Over-the-
Rhine. Figure 23 shows the alignment of the tracks projected in the Cincinnati Streetcar
Feasibility Plan. The Brewery District is highlighted in a transparent white shade.
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Figure 23: Map of Phase One of the Cincinnati Streetcar Plan
Source: Cincinnati Streetcar Feasibility Study
As of November 10, 2009, Cincinnati voters had rejected Issue 9 in that years
election. Issue 9 was posed as follows:
Shall the Charter of the City of Cincinnati be amended to prohibit the city, and its various boards and commissions, from spending any monies for right-of-way acquisition or construction of improvements for passenger rail transportation (e.g., a trolley or streetcar) within the city limits without first submitting the question of approval of such
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expenditure to a vote of the electorate of the city and receiving a majority affirmative vote for the same by enacting new Article XIV? (Issue 9)
Cincinnati can now move forward with rail projects throughout its jurisdiction.
Since Issue 9 has failed, any rail project in the state of Ohio will not have to go to a vote
of the citizens, thus potentially delaying future development of rail transit. The
significance of the Issue 9 can be summarized as follows:
The amendment should not be in the charter because its too specific and restricts a particular aspect of city councils legislative authority regarding passenger service in the city The amendment effectively prohibits the city from planning rail transit projects because voters could reject the project and funds might not be recovered The amendment delays the city from seeking state and federal transportation dollars if every project has to wait for voter approval Requiring voter approval before spending money on passenger rail transit will cause excessive delays in developing and implementing an adequate transportation system for the city. (Issue 9: Cincinnati Mass Transit Fails)
The construction of a streetcar route through Over-the-Rhine and the Brewery
District could potentially be a great economic boost to the area. The City of Cincinnati
completed the Cincinnati Streetcar Feasibility Study and the purpose of the study was to
provide a tool for improving local circulation, supporting sustainable community and
economic development, and complementing other components of local and regional
transportation systems (HDR Engineering).
Figure 24 below is an illustration created for the Feasibility Study that indicated
potential economic impact areas surrounding the path of the streetcar. The color code
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indicates the geography of economic effects. Red represents the greatest amount of
potential economic impact, while the orange and yellow colors represent a lesser impact.
The map indicates that the heart of the Brewery District is well represented within all
three economic benefit impact zones.
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Figure 24: Map of Redevelopment Potential Along Study Alignment
Source: Cincinnati Streetcar Feasibility Study
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Goals and Objectives
This project is designed to achieve several goals and objectives.
Goal #1: Create a sense of place for the Brewery District.
Objective #1
Use the history of Over-the-Rhine and Brewery District to create/redevelop the
neighborhood into a self-sustaining desirable place to live, work and socialize.
Objective #2
Develop a strategy to generate a positive perspective on Over-the-Rhine and the
Brewery District.
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Evaluations/Recommendations
It is important to note that the main premise of this document is to study the
Brewery Districts past, present and future. There is not necessarily an attempt to achieve
a goal of recommendations as to how to redevelop the Brewery District, but merely a
presentation of what has influenced this historic neighborhood over the past one hundred
and fifty years or so and what is currently being planned or recommended for the future.
There have been many studies of Over-the-Rhine throughout the history of the
community and more recently within the past thirty years. But little has been written or
even documented about the Brewery District located in Over-the-Rhine. The documents
that the author will take into consideration in this section will focus on the Over-the-
Rhine Comprehensive Plan of June 2002 and The Over-the-Rhine Brewery District
Charrette of 2009. These are the most two most up-to-date documents regarding
community planning for Over-the-Rhine and the Brewery District.
UC Niehoff Studio
During the 2004-2006 school years, students from the University of Cincinnati
School of Design, Architecture, Art and Planning, with joint participation with the
Community Design Center, devised possible plan(s) for the Brewery District. This study
examined an area that has been labeled the Brewery District in Over-the-Rhine. The
students and the faculty produced a significant study that took a comprehensive look at
the same study area that is the topic of this current study.
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The study looked at three specific attributes to the Brewery District and what it
offers. The first studies the existing building stock. There are several areas in the district
that have been slated to for demolition to help make certain areas safer and more
desirable. The study proposes mixed use for the existing structures in the area: (1)
housing (condominiums, housing, lofts and apartments); (2) several parks that are
connected and recreation activities; (3) complexes that address both entertainment and
recreation opportunities.
The first proposed area for an entertainment complex would be developed along
McMicken Avenue. This site will include a mixture of housing, restaurants,
microbreweries, a beer museum and anything else that would seem fit for the area and the
type of theme the study is trying to produce. Another area of interest for a recreation area
is along McMicken Avenue. The intent for the complex would be to serve both the
public and citizens who pay for some activities. The study stated that a racquetball court
and a tennis court would allow for maximum use of the area. Parking for both the
entertainment and recreation complexes would provide below street grade parking
facilities.
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Figure 25: McMicken Entertainment Complex Source: UC Niehoff Studio
A site analysis and evaluation of the Brewery District looks at five specific topics
of interest to the neighborhood. These five topics are traffic patterns,
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Figure 26: Traffic Patterns Source: UC Niehoff Studio
Figure 26 is a study of both pedestrian and vehicular traffic patterns that are
prevalent in the Brewery District according to the Niehoff Study. Several of the main
intersections for all forms of traffic are highlighted by the black rings on the illustration,
these nodes are, McMicken Avenue and Vine Street, Liberty Avenue and Central
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Parkway and Central Avenue and McMicken Avenue. By being able to accurately
showcase where these areas are allow for better planning of development and how people
are presented to these areas.
Figure 27: Entertainment Areas Source: UC Niehoff Studio
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Figure 28: Perceptions (of the community)
Source: UC Niehoff Studio
The sense of place in an area plays an important role when visiting a
neighborhood. Figure 28 carefully looks at one particular students idea and perception of
visiting the Brewery District during their study. Ultimately, this study represents what
you would feel as you are in the Brewery District.
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Figure 29: Land Use & Housing Source: UC Niehoff Studio
Figure 29 represents how the Brewery District is zoned. The red outline is the
borders of the Brewery District (according to this study). As it is visibly noticeable, the
Brewery District is a scattered and complex neighborhood that has a very strong presence
of mixed-use zoning.
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Figure 30: Greenspace Source: UC Niehoff Studio
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The Brewery District is located in a very dense urban core. This typically means
that any green space and/or parkland are almost nonexistent. According to figure 28, the
majority of green space lays to the north of the Brewery District, while the remainder
would consist of infill of either abandoned lots or reusing allies as potential green space
areas.
According to the study, there are 350 to 400 housing units located in the district.
The majority of those buildings were designed and built with multiple housing units. The
traffic pattern found that the heaviest automobile traffic is concentrated on Central
Parkway, Main Street and McMicken Avenue. Please refer to Figure 26.
The final proposed area examines future developments and possible proposals.
The goals and objectives from the Niehoff Studio Study are:
-Develop a cohesive master plan that utilizes all aspects of OTR community and contexts areas (Uptown, Main St. Entertainment District, the CBD, and the West End development -Develop a theme throughout the Brewery District that gives it an identity -Propose development that is conducive to both community members and target population
-Create a mixed-use environment that seeks to touch on all cultures -Promote the idea of co-operative education through OCAS, Cincinnati
State, and the Art Academy of Cincinnati (in their new location in OTR)
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The objectives are listed as:
-Promote historic preservation in the area -Highlight historical significance of area -Assess and incorporate community needs to promote desirable developments, and community incorporation -Promote cultural and eclectic development through entertainment venues, establishments, and co-operative education -Celebrate the idea of mixed-income housing and provide plans for low-moderate income tenants
Over-the-Rhine Comprehensive Plan of 2002
The OTR Comprehensive Plan of June 2002 has four main issues that it focuses
on throughout the entire document. They are Lack of Investment, Displacement, Crime
and Its Perception and Sense of Community.
Lack of Investment
According to the Over-the-Rhine Comprehensive Plan, Over-the-Rhine has lost a
total of 19,939 residents since 1960. This great loss of people living in the community
affects just about every aspect of social life and involvement. In 1970, there were 527
operating businesses and 76 vacant businesses. Today, there are approximately 326
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businesses (Cincinnati Planning Division). This lack of economic infrastructure does not
dwell well for the areas in Over-the-Rhine and the Brewery District as it potentially keeps
investors and any new development away from areas that were hit the hardest. The loss
of people, dollars, and jobs has meant a spiral of disinvestment that has left this
neighborhood with very few opportunities, and in some cases, deep hopelessness
(Cincinnati Planning Division)
Displacement
Does revitalization in OTR mean that current low-income residents will be priced
out of the market? (Cincinnati Planning Division). The fear of any new type of
development and interest into any community could potentially affect the residents and
community members that are currently living in that area. Those same problems and
concerns could play a greatly wider impact in Over-the-Rhine and the Brewery District.
Over-the-Rhine and the Brewery District are both home to the majority of Cincinnatis
poor and homeless community. Advocates of the poor and the homeless will argue that
any type of development by the city and/or private businesses will not take into
consideration for the people that are currently living/working in Over-the-Rhine and the
Brewery District.
Crime and Its Perception
Mentioned earlier in this document, crime has been a very serious issue for Over-
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the-Rhine and the Brewery District. This has caused the perception of Over-the-Rhine to
be known as a serious burden for the city of Cincinnati. Most, if not all of the news that
comes out of Over-the-Rhine, is that of bad news because the local mainstream media
usually only showcases Over-the-Rhine when a crime is committed in the area. For
people who do not consistently travel to Over-the-Rhine for business or pleasure are only
shown the negatives of the neighborhood. As stated from the Over-the-Rhine
Comprehensive Plan, In many ways, this is the watershed issue; if it is not
successfully addressed, progress in other areas will be almost impossible (Cincinnati
Planning Division).
Sense of Community
Creating and maintaining a sense of community could be, perhaps, the greatest goal
and challenge facing Over-the-Rhine and the Brewery District. Having this objective
completed will greatly benefit the redevelopment efforts of Over-the-Rhine and the
Brewery District. The goal of the Over-the-Rhine Comprehensive Plans Sense of
Community object is a mixed-income community that sustains itself over a long period
and is a place where everyone wants to live (Cincinnati Planning Division).
The process of properly enforcing those four main issues fell into four categories of
implementation. Each category was selected and devised to help achieve a fair but
productive balance of how those four issues should be handled. According to the Over-
the-Rhine Comprehensive Plan of 2002, those four categories of implementation are
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Housing, Economic, Transportation and Quality of life.
Implementation Goals (Cincinnati Planning Division)
In response to the four main issues that are the focal point in the OTR
Comprehensive Plan of 2002, a series of goals were established to further promote the
development of the neighborhood.
Housing Goal 1: Encourage and welcome new investment at all levels of the
housing market and ensure the long-term sustainability of enough affordable
housing to house current residents.
Figure 31: Fair Market Rent - OTR, Cincinnati, Ohio
Source: OTR Comprehensive Plan of 2002 pg. 42
Housing Goal 2: Provide appropriate housing related services for all residents.
Housing Goal 3: Protect, preserve and enhance the significant landmarks and areas
of Over-the-Rhines historical, architectural and cultural heritage without
displacement.
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Figure 32: OTR Comprehensive Plan Housing Strategies
Source: OTR Comprehensive Plan of 2002 pg. 48
The figure above represents an illustrated presentation of the OTR
Comprehensive Plans Housing Strategies. The Brewery District is not distinctly shown
in the figure, but its borders are Liberty St to the south, Central Parkway to the west and
McMicken to the north and east.
Economic Development Goal 1: Make Overthe-Rhine a model for diverse and
inclusive business development.
Economic Development Goal 2: Establish stronger linkages between the Over-the-
Rhine work force and job training programs and employment opportunities in the
neighborhood and throughout the City.
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Economic Development Goal 3: Strengthen and create destinations that attract and
encourage neighborhood and regional participation.
Economic Development Goal 4: Increase opportunities for Over-the-Rhine
residents to become financially literate and independent.
Figure 33: OTR Comprehensive Plan Economic Development Strategies
Source: OTR Comprehensive Plan of 2002 pg. 76
The figure above represents an illustrated presentation of the OTR Comprehensive Plans
Economic Development Strategies. The Brewery District is not distinctly shown in the
figure, but its borders are Liberty St to the south, Central Parkway to the west and
McMicken to the north and east.
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Transportation Goal: Ensure circulation of pedestrians to, from and within OTR
while maintaining neighborhood scale.
Figure 34: OTR Comprehensive Plan Transportation Strategies
(Source: OTR Comprehensive Plan of 2002 pg. 76)
The figure above represents an illustrated presentation of the OTR Comprehensive Plans
Transportation Strategies. The Brewery District is not distinctly shown in the figure, but
its borders are Liberty St to the south, Central Parkway to the west and McMicken to the
north and east.
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Quality of Life Goal 1: Create and maintain open space that serves the whole
community.
Quality of Life Goal 2: Establish Parks and Recreation areas and centers that are
accessible, well maintained and meet the needs of the community.
Quality of Life Goal 3: Establish OTR schools as community anchors that provide
outstanding educational opportunities that meet the needs of all residents.
Quality of Life Goal 4: Encourage a diverse mix of cultural organizations and
destinations. Destinations should be accessible, affordable, diverse and user-
friendly.
Quality of Life Goal 5: OTR will be clean and visually appealing.
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Figure 35: OTR Comprehensive Plan Quality of Life Strategies
(Source: OTR Comprehensive Plan of 2002 pg. 128)
The figure above represents an illustrated presentation of the OTR Comprehensive Plans
Quality of Life Strategies. The Brewery District is not distinctly shown in the figure, but
its borders are Liberty St to the south, Central Parkway to the west and McMicken to the
north and east.
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Conclusions
This document is intended to introduce the reader to an area of Cincinnatis Over-
the-Rhine neighborhood of the Brewery District, which has long been past its social and
economic prime. The significance of the Brewery Districts past and present should have
a major influence on the future of the neighborhood. Unfortunately, the Brewery District
is still merely an idea of using past heritage to build a firm foundation to revitalize and
create a neighborhood.
Because of the revitalization of Over-the-Rhine, the Brewery District will see an
indirect influence of the progress being made around the neighborhood. Over-the-Rhine
has seen significant growth and investment in the past five or so years and will continue
to see growth for the unforeseeable future. There is a buzz about Over-the-Rhine and the
Brewery District that is gaining momentum almost daily. The greatest resource that is
helping the Brewery District is word of mouth by local organizations and people who are
eager to see a rebirth of this neighborhood.
Findlay Market is directly in the heart of the Brewery District and several local
businesses are taking every effort to promote this area as much as possible. Local beer
brewing company, Christian Moerlein, is almost singlehandedly changing the perception
of the Brewery District. Christian Moerleins local involvement in many of the citys
festivals and events has created a sense of pride for Over-the-Rhine and Brewery District.
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The biggest obstacle that the Brewery District will need to overcome is bad
perception of the area. Community involvement, community investment and public
involvement will remain a top priority for the Brewery District as it continues to grow in
the future. Also, showcasing the history of the Brewery District will be a great draw of
attention to the area.
Though it may seem that the Brewery District is a very novel idea based merely on
history, hope and pride, the cultural significance of the area is undoubtedly unmatchable
by any other Cincinnati neighborhood.
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