Price Hill Cincinnati- New Construction Design Guidelines- Boardwalk District by James R Sasser

URBAN DESIGN GUIDELINES FOR THE PRICE HILL INCLINE BOARDWALK SPECIAL PLANNING DISTRICT (SPD)1

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PRICE HILL DESIGN BOOK

INTRODUCTION The Price Hill Incline Boardwalk is envisioned as a district that will reclaim the incline hill as a neighborhood landmark, a recreational space for the community, and a place to ignite a number of entrepreneurial activities that will strengthen the neighborhood and serve the region as a whole.

The following report describes in detail a proposal to use the joint strategy of the adoption of a Special Planning District and a Public-Private Partnership in order to create a hilltop business district to serve, enhance, and empower the neighborhood of Price Hill. - Chang Suo, Di Meng, Janett Said, James Sasser

INSPIRATION Our inspiration comes from the traditional American boardwalk. A place that often is associated with leisure, family, and good memories. We use the inspiration from successful boardwalks such as the Atlantic City Boardwalk in New Jersey which relies on strong design guidelines and the Waverly cliff Boardwalk in Sydney, Australia which is nested in a defying location. The boardwalk is not just an American staple, but also has the capability to be an economic machine. Millions of dollars are brought to the local jersey shore area economy each year by tourists, residents and people watchers alike. This idea that the boardwalk can be a focal feature of an area is something we hope to bring to Cincinnati. This proposed boardwalk is not seen anywhere else in the world and can give Cincinnati a reputation that the city desperately needs. Our boardwalk incline district will serve as a destination, but also as a neigborhood. Price Hill has a rich history and spans over a large amount of land. One of the goals of this project is not only to create an attraction for city residents, but also create synergy between Price Hill, East Price Hill and Lower Price Hill. The boardwalk will act as the glue bringing Price Hill residents together, as well as attract residents from the Greater Cincinnati Area.

DESIGN CONCEPT For this project, our vision is to encourage business expansion in Price Hill and enhance the quality of life in the neighborhood. To do that, we proposed to design a hilltop boardwalk on the edge of the hill to provide a place to enjoy the breath taking views of Cincinnati. On one hand, this helps expand the amount of public space from the existing site and provides more opportunities to enjoy the city view for the local residents or regional visitors. On other hand, between the boardwalk and the edge of the hill, we proposed to create a commercial platform to serve and empower the neighborhood of Price Hill. On the neighborhood level, the design guideline helps to create a walkable and friendly environment to enhance the life quality for local residents.

IMPLEMENTATION TOOLS: A PPP & SPD We identified the joint forces of a Special Planning District (SPD) and a Public Private Partnership to be the best way to bring this proposal to fulfillment. This is so as the Special Planning District would allow for development to occur without the barriers of zoning intended for other parts of the city. We find that the unique location, conditions, and opportunity of the Price Hill Incline require a unique set of standards in order to maximize the public use and capitalize on the good things that this area has to offer. A Public Private Partnership is proposed to bring the development to fulfillment. We propose the partnership to work in two levels: the main PPP membership level composed by core members is composed by the Incline Village Condominiums, the Incline Public House, The Primavista Restaurant, the City of Cincinnati, and the residents living within the SPD. As most directly affected stakeholders they will have both advisory and direct vote in the matters of developing the site. As the parties that would benefit directly from the proposed project, core PPP members will also be responsible for funding. The secondary PPP membership level will consist of advisory members. They will jointly constitute a single vote in decisions regarding the SPD. The entities we identify as advisory PPP members are the East Price Hill Improvement Association, the West Price Hill Community Council, Price Hill Will, the Warsaw Federal Incline Theater, the Lower Price Hill Community Council, and the residents of the East Price Hill neighborhood. We find that these entities understand the needs and unmet opportunities of the area and would be beneficial to help the steer the process of development.

The Special Planning District (SPD) proposed consists of nine subdistricts that will include detached and attached housing, parking, an entertainment venue, service areas, commercial sites, and public recreational spaces. In order to ensure compatibility and diversity in uses, each subdistrict counts with a number of principally permitted uses that would ensure a number of leisure, living, entertainment and dining activities within the SPD. When it comes to housing, a wide range of dwelling types are secured within this compact area in order to allow for accessibility to groups of different incomes. The SFR subdistrict consists of existing detached single family dwellings, the MFR-MD consists of also existing multi family residential dwellings of medium density, the MU-HD nests the mixed use high density high rise current structure, and the PPA areas consists of parking lots. When it comes to commercial uses we have C-HO for commercial high occupancy uses and C-MO for commercial medium occupancy sites. SA or service areas have been dedicated to hold equipment. Finally, PRA-A or public recreational areas-active will be places for public recreation while PRA-P sites will be public recreational areas-passive, which will ensure forested areas within the district, so necessary for hillside areas.

Sub-district

Permitted Uses

Single family residential (SFR)

Detached-attached single family homes

Multi family residential medium density (MFR-MD) Attached multi family dwellings Mixed use, high density (MU-HD)

Restaurant-retail-office-multi family dwellings

Commercial, high occupancy (C-HO)

Restaurant-retail-entertainment venue

Commercial, medium occupancy (C-MO)

Restaurant-retail

Public Recreational Areas, Active (PRA-A)

Boardwalk-park-community garden-public lawn

Public Recreational Areas, Passive (PRA-P)

Densely vegetated areas

Public Parking Areas (PPA)

Parking garages-on street parking

Service Areas (SA)

Antennas-municipal utilities

-The Price Hill Incline Boardwalk is envisioned as a district that will reclaim the incline hill as a neighborhood landmark, a recreational space for the community and a place to ignite a number of entrepreneurial activities that will strengthen the neighborhood and serve the region as a whole. -The Price Hill Incline Special Planning District is a site of 12.5 acres located in the area approximately north of Bushnell Street, east of Mt. Hope Avenue, south of Price Avenue, and west of Maryland Ave. -The site is subdivided into 6 SPD subdistrict designations which have specific permitted uses according to the use and needs of the subdistrict.

DESIGN STANDARDS & COST THE BOARDWALK

The proposed boardwalk would be in the core of the district and enjoy a prime-view location lodged within the PRA-A public recreation areaactive subdistrict area. The proposed boardwalk shall adhere to the following guidelines: Width: Although the boardwalk must conform to district setbacks of 0 feet, the boardwalk itself must have a width of at least 10 feet and or a maximum width of 20 feet. Lighting: Human-level light fixtures with heights of at least 12 feet and at most 20 feet, spaced at least every 20 feet and at most every 30 feet. Waste receptacles: Trash and recycling bins must be placed every 30 feet along the boardwalk. Public access: The boardwalk must be publicly accessible in its entirety and all businesses abutting the boardwalk must have an ADA compliant entrance connecting to the boardwalk. Bicycle use: Although bikes may be permitted within the district users over the age of six years old must walk the bikes to ensure the safety of pedestrians by avoiding collisions. Water fountains: Publicly accessible, free of charge, water fountains must be located at the southernmost and northernmost ends of the boardwalk. Bollards: Stainless steel collapsible bollards

must be used in every entrance to limit vehicular access to pedestrian areas

of the premises monthly. Maintenance must be managed by the PPP.

Landscaping: Lightweight container plants must be placed at the same location of each lighting pole at least every 20 feet or at most every 30 feet along the boardwalk.

Clearwater Marina District Boardwalk Design Guidelines - City of Clearwater, FL Trail Design Guidelines for Portlandâ&#x20AC;&#x2122;s Park System - City of Portland, OR

Sources:

Seating: East-facing benches must be dedicated along the western and eastern edges of the boardwalk. Benches must be placed between lighting fixtures, at least every 20 feet and at most every 30 feet. Wind safety: All standalone elements along the board must exhibit lightweight features and must be securely attached to the ground to ensure safety in high wind situations. A glass barrier of at least 12 feet and at most 15 feet must be installed along each boardwalk edge. Water harvesting: Water entrapment features must be installed to canalize rainwater from boardwalk to lawn landscaping and forested areas of the district. These features must redirect rainwater in a way that does not allow the weight and accumulation to remain in the boardwalk and with flash flood-proof features. Wayfinding & safety signage: District maps and safety signage referring to boardwalk grade, bike restrictions, and hours of operations must be placed throughout the boardwalk to alert users of limitations and restrictions. Maintenance: The City of Cincinnati Building Department must conduct a safety inspection

DESIGN STANDARDS & COST THE BOARDWALK

Guiding principles •Provide more public space for people to enjoy the view of Cincinnati from the top of Price Hill

Land Aquisition Cost: $244,477

Total Boardwalk Area Sq ft.: 13,650

Construction Cost per Sq. ft.: $110

Total Cost of Boardwalk Construction: $1,745,978

•Attract enough people to flourish the local businesses of Price Hill Commercial Building Standards •There should be a sign “ Price Hill” which you can see it from downtown Cincinnati to attract people. •The boardwalk must be strong enough to support anticipated loads with a safety feature. For example, a single four-foot wide and eight - foot long span should, in general be able to support a minimum of 2,000 pounds. •The boardwalk must have failings or fencing. This is particularly true where small children may use the boardwalk.

PRELIMINARY RENDERING

•The boardwalk must have a main entrance to lead the way. •The design must, of course, reflect available funds. It should be connected with the new commercial building. With little or no money, a small, narrow boardwalk may only be possible; with more money, a longer and wider boardwalk may be possible.

FINAL DESIGN ...................................................................................................................................................................................................................................................................................................................................................................................................................................................... 7

DESIGN STANDARDS & COST COMMERCIAL BUILDINGS

Guiding principles •Capitalizing from views without restricting public •Long, blank facades are prohibited, all facades access greater than 50 feet in length shall incorporate recesses and projections every 25% of the length •Creating a pedestrian-friendly mixed-use district of the facade •Encouraging compact commercial development •Plantings, signage, and landscaping should not exceed the height of 5 feet or block Eastern views. •Motivating the creation of semi-private open-air spaces engaged with the boardwalk •Awnings, canopies, and heat lamps may be used to enhance weather protection and elongate outdoor •Encouraging year-round activity space usage •Establishing complementary commercial activity •Commercial buildings along the boardwalk must to serve the needs of the community and the be constructed in a way that 60% or more of its region. exterior structures are fully transparent in order to maximize light and views of Downtown Cincinnati Commercial Building Standards Total Commercial Land Aquisition: $109,343 •All commercial buildings connected to the Total Commercial Sq. ft.: 12,210 boardwalk must have at least one entrance, Construction Cost per Sq. ft.: $150 windows, and signage oriented towards the East Total Cost of Commercial Construction: overlooking Downtown Cincinnati $1,831,500 •All commercial buildings with terraces facing East and overlooking Downtown Cincinnati must have an elevation of at least 1 foot and at most 3 feet from the boardwalk ground level •All commercial building standards facing the area denoted as Core Area (highlighted below in purple) and the boardwalk must have have at least one entrance, windows, and at least one sign oriented towards the core area.

DESIGN STANDARDS & COST RESIDENTIAL BUILDINGS

Single Family •Provide continuous landscaped parkways, expect adjacent to bus stops and in other locations determined by staff to be inappropriate for parkways. •Support walkability through sensitive design of the site, building and streetscape •Provide a minimum 2 feet with continuous path of travel Multi Family •There should not be any materials or structures blocking the view in front of the MF building •Minimize the negative impacts on the surrounding multi family buildings with the construction of the boardwalk. Condo •Required ground floor retail space shall be provided to a depth of at least 25 feet. And, the ground floor retail space may be occupied by other uses initially, but will be available for retail uses in the future when there is a demand for such uses. •The primary entrance to each street l-level tenant space that has its frontage along a public street shall be provided from that street. •Consider about the ground floor space designed for other uses, the building should be set back from the back of the required sidewalk to provide a buffer between the sidewalk and building as specified in the range 10 to 20 feet. •Provide continuous landscaped parkways, expect adjacent to bus stops and in other locations determined by staff to be inappropriate for parkways.

DESIGN STANDARDS & COST PUBLIC SPACES

The open space areas surrounding the Price Hill Incline Boardwalk District are crucial to the overall success of the area. Details in public space convey a message about the entire quality of surroundings. The district aims to emphasize on existing and newly constructed view sheds, provided adequate pedestrian and bicycling environments as well as bountiful street furniture. Guiding Principles •Provide open spaces that are at both street level and boardwalk level that allow all pedestrians to safely move throughout the district. •Provide adequate open space to serve residents. •Establish a connected system of open spaces that allows the pedestrian to freely move between sub-districts. •Construct or emphasize physical improvements that lead to the tendency for pedestrians to sit, stand, socialize or play.

Design Standards •All public streets must have trees planted every 40 ft. for at least 60% of total block length •Newly constructed open spaces must use unobtrusive and local flauna and vegetation •All public spaces should contain at least one passive green landscaping feature in order to conserve energy •Grass should not be higher than 6 inches along the hillside, and not higher than 1 ft. on the hillside •Public furniture should be at minimum 3 ft. high using similar materials and styles

DEMOLISH EXISTING (TOTAL STREET AREA) street demolition/ prepare for construction

Cost Unit $ 36.00 sqft

PAVEMENT asphalt (6" gravel base, 4" asphalt base, 2" wearing course) 5" concrete sidewalk pavers on concrete base permeable pavers cobble pavers stamped and stained concrete ADA ramp pavers (on street corners) 6" concrete curb Driven Precast Concrete Piles (Boardwalk Construction)-foundation

$ $ $ $ $ $ $ $

53.00 6.00 20.00 15.00 19.00 12.00 55.00 15.00 $110.00

FURNITURE bollards bench trash receptacle bike racks pedestrian scale light

$ 544.00 $ 764.00 $ 974.00 $ 333.00 $ 5,000.00

LANDSCAPE tree 3-3.5" caliper sod mulch

$ $ $

sqft sqft sqft sqft sqft sqft sqft linear ft sqft.

ea ea ea ea ea

480.00 ea 36.00 sqft 1.35 cubic ft

Units

SUBTOTAL COST 0 $

20 0 0 0 0 0 0 0 13650

$ $ $ $ $ $ $ $ $

1,060.00 1,501,500.00

0 8 0 0 69

$ $ $ $ $

6,112.00 345,000.00

83 $ 0 $ 332 $

39,840.00 448.20

TOTAL COST $

1,893,960.20

•Emphasize and construct landscape features into the existing landscape in order to provide shade, cooling features and aesthetically pleasing environments. •Design open spaces so that pedestrians feel welcome and safe. Users should feel as if the provided open space is their own personal living room.

SPECIFIC DISTRICT DESIGN GUIDELINES NEW CONSTRUCTION

The Price Hill Incline Boardwalk is envisioned as a district that will The Price Hill Incline Special Planning District is a site of 12.5 acres The site is subdivided into 6 SPD subdistrict designations which reclaim the incline hill as a neighborhood landmark, a recreational space located in the area approximately north of Bushnell Street, east of Mt. have specific permitted uses according to the use and needs of the for the community and a place to ignite a number of entrepreneurial Hope Avenue, south of Price Avenue, and west of Maryland Ave. subdistrict. activities that will strengthen the neighborhood and serve the region as a whole.

Sub-district

Permitted Uses

Single family residential (SFR)

Detached-attached single family homes

Multi family residential medium density (MFR-MD) Attached multi family dwellings Mixed use, high density (MU-HD)

Restaurant-retail-office-multi family dwellings

Commercial, high occupancy (C-HO)

Restaurant-retail-entertainment venue

Commercial, medium occupancy (C-MO)

Restaurant-retail

Public Recreational Areas, Active (PRA-A)

Boardwalk-park-community garden-public lawn

Public Recreational Areas, Passive (PRA-P)

Densely vegetated areas

Public Parking Areas (PPA)

Parking garages-on street parking

Service Areas (SA)

Antennas-municipal utilities

BUILDING SETBACKS The Price Hill Incline Boardwalk is a district with a very unique terrain, layout and very specific needs. As such a unique site, the setback standards established will allow development to efficiently use space and facilitate a pleasant walkable experience, maintaining the pedestrian engaged, stimulated, and informed by a combination of pleasant facades and human-scaled signage positioned at the right size and view level for the pedestrian.

BUILDING HEIGHT One of the main attractions of the area are the views of the Ohio Valley, Downtown Cincinnati, and the hills surrounding the city. In order to take advantage of that, while considering the physical limitations of the site. The following height standards aim to allow a combination of heights that will allow businesses in the SPD to use the backdrop of the city view a part of the experience of its patrons and permit them to take advantage of their great location. However, limitations in height aim to provide these opportunities in a way that development will not drastically prevent the neighborhoods west of the district from also enjoying these views.

Height

Sub-district

Minimum

Maximum

Single family residential (SFR)

24'

40'

Multi family residential medium density (MFR-MD) 36'

48'

Mixed use, high density (MU-HD)

48'

200'

Commercial, high occupancy (C-HO)

36'

48'

Commercial, medium occupancy (C-MO)

24'

36'

Public Recreational Areas, Active (PRA-A)

Public Recreational Areas, Passive (PRA-P)

Public Parking Areas (PPA)

28'

Service Areas (SA)

12'

BUILDING SIGNAGE The Price Hill Incline Boardwalk will count with signage that will represent the the unique, cohesive, and energetic identity of the district, while allowing occupants freedom and flexibility to exhibit their brand and help maintaining a pleasant pedestrian environment. Commercial and institutional signage should serve the primary purpose of directing pedestrians. Automobile-oriented signage should only be used in gateways to the district as a way to direct traffic. Signage facing the east side of the development should be complementary and not conflicting or minimize the primacy of the landmark sign identifying reading â&#x20AC;&#x153;East Price Hillâ&#x20AC;? which highlights the neighborhood.

Sub-district

Permitted Type

Maximum No. of Signs

Single family residential (SFR)

non commercial signs

1 per unit

Multi family residential medium density (MFR-MD) wall sign - yard arm sign

1 per development

Mixed use, high density (MU-HD)

wall sign - ground sign - yard arm sign - projecting sign

1 per development

Commercial, high occupancy (C-HO)

yard arm sign - projecting sign

2 signs

Commercial, medium occupancy (C-MO)

wall sign - yard arm sign - projecting sign

1 sign per frontage

Public Recreational Areas, Active (PRA-A)

wall sign - ground sign - yard arm sign - projecting sign

2 signs

Public Recreational Areas, Passive (PRA-P)

ground sign

2 signs

Public Parking Areas (PPA)

wall sign - ground sign - yard arm sign - projecting sign

2 signs

Service Areas (SA)

yard arm sign

2 signs

TOTAL PROJECT COST CONSTRUCTION Land acquisition cost (from http://wedge1.hcauditor.org/) Square feet Spots Construction cost per square feet/spot Total cost of construction Cap Rate Monthly income/ square feet Single family residential (for sale) 0 0 135 0 Multi-family residential tower (for sale) 0 0 165 0 Multi-family residential tower (rental) 0 0 165 0 5.5 0.75625 0 0 0 Multi-family residential up to 4 stories (for sale) 120 0 Multi-family residential up to 4 stories (rental) 0 120 0 5.5 0.55 Office 0 1 0 8 0 150 0.875 7 Retail n'hood (grocery anchored) $109,343.3 12,210. $1,831,500 150 0.7 7 Industrial 0 0 0 120 1.2375 9 0 Hotel (select service) 0 0 165 Renovation (for sale) 0 0 0 0 100 0 0 100 0 Renovation (for rent) $1,745,978 13,650. 110 $244,477.6 Boardwalk Total building construction cost $3,577,478 PARKING Requirements per city code, of which: Garage parking, OR Lot parking, OR On-street parking (1 per 25ft) Total parking construction cost

0 0

DEMOLISH EXISTING (TOTAL STREET AREA) street demolition/ prepare for construction

Cost Unit $ 36.00 sqft

$ $ $ $ $ $ $ $

53.00 6.00 20.00 15.00 19.00 12.00 55.00 15.00 $110.00

FURNITURE bollards bench trash receptacle bike racks pedestrian scale light

$ 544.00 $ 764.00 $ 974.00 $ 333.00 $ 5,000.00

LANDSCAPE tree 3-3.5" caliper sod mulch

$ $ $

sqft sqft sqft sqft sqft sqft sqft linear ft sqft.

ea ea ea ea ea

480.00 ea 36.00 sqft 1.35 cubic ft

Units

SUBTOTAL COST 0 $

20 0 0 0 0 0 0 0 13650

$ $ $ $ $ $ $ $ $

1,060.00 1,501,500.00

0 8 0 0 69

$ $ $ $ $

6,112.00 345,000.00

83 $ 0 $ 332 $

39,840.00 448.20

TOTAL COST $

0 0

0 0 0 0

LANDSCAPING COST TOTAL BUILDING CONSTRUCTION COST

20 10 0

0 0 0 0

$1,893,960.20 $3,557,448.00 $5,451,408.20

1,893,960.20

FUNDING Option 1: Low Income Housing Tax Credits (LIHTC) (100% OF POSSIBLE RESIDENTIAL CONSTRUCTION FUNDING) The 2015 Qualified Allocation Plan is served by the Ohio Housing Finance Agency whom acts as the housing tax credit agency for the state of Ohio. The program aims to create quality affordable rental units for families that need it the most. The Housing Tax Credit Program (also known as the Low-Income Housing Tax Credit or LIHTC Program) is a federal income tax incentive program designed to increase the supply of quality affordable rental housing by assisting with the financing of development costs. Due to the desperate need and sheer cost of the project, we will be pursuing the 9% funding application. OHFA will then conduct a report consisting of market and preservation characteristics and if selected would advance the project to the final application process. A total of $4 million dollars is available for new rental units in an urban area. Option 2: HUD Choice Neighborhood Grant (12.5% OF TOTAL POSSIBLE FUNDING) Choice Neighborhoods Planning Grants support the development of comprehensive neighborhood revitalization plans which focused on directing resources to address three core goals: Housing, People and Neighborhoods. To achieve these core goals, communities must develop and implement a comprehensive neighborhood revitalization strategy, or Transformation Plan. The Transformation Plan will become the guiding document for the revitalization of the public and/or assisted housing units while simultaneously directing the transformation of the surrounding neighborhood and positive outcomes for families “hud.gov”. Previous grant awards have been up to $500,000

Option 3: HOME Grant (100% OF POSSIBLE RECOMMENDED OPTION: PPP RESIDENTIAL CONSTRUCTION FUNDING) According to the PPP knowledge lab a PPP is “a long-term contract between a private party and a government “The HOME Investment Partnerships Program (HOME) entity, for providing a public asset or service, in which the private party bears significant risk and management provides formula grants to States and localities that responsibility, and remuneration is linked to performance”. Possible private sector assistance provided by: communities use - often in partnership with local nonprofit Incline Village Condominiums, Incline Public House, Primavista, Kroger, General Electric. Possible advisory groups - to fund a wide range of activities including building, assistance provided by: East Price Hill Improvement Association, West Price Hill Community Council, Price buying, and/or rehabilitating affordable housing for rent or Hill Will, Warsaw Federal Incline Theatre, Lower Price Hill Community Council homeownership or providing direct rental assistance to low-income people. HOME is the largest Federal block grant to state and local governments designed exclusively to create affordable housing for low-income households.” (hud.gov”) In 2015 Cincinnati received just under $2 million dollars in HOME grant funding. Option 4: Community Development Block Grants (60% OF TOTAL POSSIBLE FUNDING) In 2014 the City of Cincinnati requested $10,134,000 in CDBG funding with $6,692,000 of that sum allocated towards community development. Assuming a generous 40% of total monies were to be allocated to the Price Hill Incline Boardwalk District we could expect to see around $2.5 million dollars be utilized in the area. Option 5: US TIFIA Loans TIFIA loans (Transportation Infrastructure Finance and Innovation Act) are priced roughly equivalent to US Treasury bonds, and fund a maximum of 1/3 of the cost of a transport project. The program provides approximately $500m – $1bn per year of loans.

TACTICAL URBANISM IT ALL STARTS SOMEWHERE

Tactical urbanism is an umbrella term used to describe a collection of low-cost, temporary changes to the built environment, usually in cities, intended to improve local neighbourhoods and city gathering places. Tactical Urbanism is also commonly referred to as guerilla urbanism, pop-up urbanism, city repair, or D.I.Y. urbanism. Like many DIY, post-recession movements that have sprung up in the past few years, tactical urbanism is human-centered and empowering. At its core, it’s about people making the city work for them. Rather than relying on governmental actors, the tactical urbanism movement empowers individual citizens to make their streets, their neighborhoods, their cities the places they want them to be. Projects—like installing street signs more useful than the official ones—are typically low-budget, informal, and easy to implement, allowing people to become actively engaged in civic life in a way that yields fast, concrete results.

Boardwalk can be used as an open space to hold many kind of activities to increase the attractiveness of the Inline area. Coney Island provided a good example. The Coney Island Boardwalk opened its carnival-style Luna Park amusement park to great fanfare Memorial Day weekend 2010. Boardwalk crowd-pleasers come for ocean views and fat frankfurters at the Nathan’s Famous, home of the world-renowned Fourth of July hot dog–eating contest. Although the Incline area does not have space large enough to run an amusement park, it can take advantage of tactical urbanism. Incline provides a good view over the city of Cincinnati, and it has become very popular to hang out recent years, especially in summer. It would be very interesting if incline are provide more than just a good- view restaurant. In other words, it should be an ultimate entertaining commercial destination that people wish to stay whole day. For example, incline area can be a perfect place to have fair alike activities. There is no doubt that a fair wheel on the top of East Price Hill will largely attract families to have fun. Image: Planners Guide to Tactical Urbanism Source: cityhacks.org

Image: Boardwalk fair in Coney Island, Source: http://www.travelandleisure.com/slideshows/ americas-best-beach-boardwalks/2

Image: Pop Up Park Take to the Streets and Sidewalks Source: preservationnation.org

CONCLUSION The Price Hill Incline District will be a catalyst that will help spark a rebirth in the neighborhood drawing from its strengths: a vibrant community, scenic river and downtown views, and preferential access within the region near highways and bus lines. The joint action of a Special Planning District and a Public-Private Partnership will give this development proposal the balance to be economically viable, community-guided, and feasible for development when it comes to regulatory aspects. The uniqueness of the site, the need for public recreational and jobgenerating spaces in the neighborhood, coupled with the need for a prime business district in the west side, create the perfect storm for this project to be successful. This project embodies the spirit of the Price Hill community and the construction of this landmark will crystalize what this project represents: jobs, communal places for the neighborhood, entrepreneurial spaces, and the beautification of the natural strengths of the area.