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

38

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

52

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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