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COUNTYCOURTOFCOMMONPLEASHAMILTONCOUNTY,OHIO
04
Plaintiffs-Relators,CaseNo:A~~~~--__~__
~-;;JI
(CaseNo.Al108167)(CaseNo.Al108168)(Consolidated)STATEOFOHIOONRELATIONOF506PHELPSHOLDINGS,LLC,etal.,
vs.
(JudgeNorbertA.Nadel)AMITB.GHOSH,P.E.,CHIEFBUILDINGOFFICIALCITYOFCINCINNATI,etat,MEMORANDUMOFDECISIONANDORDERDefendants-Respondents.Plaintiffs-Relators,theWestern
&
southernLifeInsuranceCompanyand506PhelpsHoldings,LLConbehalfofthemselvesandonrelationoftheStateofOhioinCaseNo.All04189bringthisactionagainsttheCityDefendantsandCincinnatiUnionBethelandtherelatednon-profitdefendants,AnnaLouiseInn.WesternandSouthernhasalsoappealedtothisCourtbothZoningBoardofAppealsdecisionsgrantingCincinnatiUnionBethel'sapplicationforabuildingpermitfortherenovationoftheAnnaLouiseInn.ThebuildingpermitappealisCaseNo.All08167andtheHistoricConservationBoardappealisCaseNo.All08168.AUpartiesagreedtotheconsolationofthethreecases.Pursuanttostipulation(acopyofwhichisattachedasExhibit"A"),theissuetobedecidediswhethertheusesproposedtoexistintherenovatedAnnaLouiseInnarepermittedundertheCincinnatiZoningCode.Beforedecidingthisissue,theCourtwouldliketopointoutthatthiscaseisnotonlyimportanttotheparties,butisalsoimportanttothiscommunitybecauseofthefollowing:1.TheAnnaLouiseInnhasandcontinuestoprovidemanvbenefitstothelessfortunateinourCity.2.WesternandSouthel'nalsoprovidesmanybenefitstothisCityincludingjobs,economicdevelopment,andsubstantialtaxrevenue.3.MorethantwelvemilliondollarsoftaxpayerssubsidesarebeingprovidedfortherenovationoftheAnnaLouiseInn.4.Howeverthiscasecannotbedecided
by
whichpartvdoesthemostgoodforthisCommunity.
 
5.NorwillthisCourtdecidewhetherspendinginexcessoftwelvemilliondollarstorenovatetheAnnaLouiseInninanHistoricareaofCincinnatiisawiseuseoftaxpaverssubsides.6.Ratherthisdecisionislimitedtotheinterpretationandapplicationofzoninglawsandregulations.AfterconsideringtheRecord,theevidencepresentedatthehearing,thepleadings,thebriefs,andargumentsofcounsel,theCourtfindsasfollows:FINDINGS
1.
CincinnatiUnionBethel,anOhionon-profitsocialserviceagencythatbeganoperationin1830,hashistoricallyprovidedawidevarietyofsocialservicestoresidentsoftheCincinnatiareawhowereinneed.2.Tofulfiltheneedintheearly1900sforsuitablehousingforyoungwomenwhocametoworkintheCityofCincinnati,Mr.andMrs.CharlesP.Taftdonatedthelandlocatedat300LytleStreetandthenecessaryfundstoconstructsuitableandaffordabledormitory-stylehousingfortheseyoungwomeninwhatwasoriginallya5-story,120unitroominghousenamedtheAnnaLouiseInnafterMr.andMrs.Taft'sdaughter.Originallyandhistorically,theAnnaLouiseInnprovidedaffordablehousingforworkingwomenwhoweregainfullyemployedbuthadlowerpayingincomepositions,typicallysuchasbookkeepers,stenographers,officeclerks,salespersons,ortelephoneoperators,withamuchsmallerpercentageholdingjobsinnearbyfactories.3.In1994,CincinnatiUnionBethelbegantooperateits'"FamilyLivingCenter"programattheAnnaLouiseInn,involvingacomprehensiveprogramdesignedtoassisthomelessfamilies,andtheCityofCincinnatiprovidedthefundingtoreconstructaportionoftheAnnaLouiseInntohousethosefamilies.CincinnatiUnionBethelhasbeeninformedbytheoperatorsoftheFamilyLivingCenterthattheywillnotbereturningtotheAnnaLouiseInnafter
it
isrenovated.4.In2006,CincinnatiUnionBethelopenedits"Off-the-Streets"programattheAnnaLouiseInn,involvinghousingandsocialservicesforrecoveringprostitutes,includingprogramstoprovidecomprehensiveservices..5.TheCityCouncilofCincinnatiadoptedOrdinanceNo.410-2010onNovember17,2010"AUTHORIZINGtheestablishmentofonenewH.O.M.E.InvestmentTrustProjectAccountNo.411x162x0912,"AnnaLouiseInn";andfurtherauthorizingthetransferandappropriationofthesumof$800,000fromH.O.M.E.InvestmentTrustProjectAccountNo.411x162x09600,"HomelesstoHomes-TransitionalHousing10",tonewlycreatedH.O.M.E.InvestmentTrustProjectAccountNo.411x162x09012,"AnnaLouiseInn";Andfurtherauthorizingthetransferandappropriationofthesumof$1,869.351fromtheunappropriatedsurplusofH.O.M.E.InvestmentTrustFund411tonewlycreatedH.O.M.E.InvestmentTrustProjectNo.411xI62x09012,AnnaLouiseInn";andfurtherauthorizingtheCityManagertoenterintoandexecuteanagreementwith
 
AnnaLouiseInn,LimitedPartnership,forthepurposeoffundingandimplementingtherehabilitationof85unitsofpermanentsupportivehousingintheCityofCincinnati,locatedat300LytleStreetinLytleParkHistoricDistrictofdowntownCincinnati."6.CincinnatiUnionBethelsubmittedanapplicationforabuildingpermitfortherenovationoftheAnnaLouiseInntotheCityofCincinnationApril28,2011.ThisapplicationdescribedthecurrentandproposedusesattheAnnaLouiseInnusingOhioBuildingCodeclassifications"B"forbusinessuseand"R-VR-2"forresidentialuse.7.OnMay26,2011,theCityofCincinnatithroughonesofitsZoningPlanExaminersissuedapprovaloftheproposed"R-lIR-2"residentialand"B'businessusesascomplyingwiththeCity'sZoningCode,althoughtheCitymaintainsthatfinalzoningapprovalisnotgranteduntilthebuildingpermitisissued.8.CincinnatiUnionBetheldidnotapplyfortherequiredCertificateofAppropriatenessundertheHistoricDistrictzoningregulationoftheCityofCincinnatiZoningCodeuntilJune15,2011,twentydaysafterzoningapprovalhadbeengiven.9.OnJuly1,2011at12:00a.m.,DefendantsAmitB.GhoshandtheCityofCincinnatiissuedthebuildingpermitforthesubjectproperty.Thereafter,alsoonJuly1,2011,theHistoricConservationOffice/HistoricConservationBoardissuedthecertificateofappropriatenessforthesubjectpropertyunderbuildingpermitapplicationNo.2011:P03029.10.TheusesoftheAnnaLouiseInnaredescribedinthedocumentspreparedbyCincinnatiUnionBethelandtheCityofCincinnati,whichareexhibitsintheAdministrativeRecordinCaseNo.Al108167orexhibitsadmittedbytheCourtattheevidentiaryhearingasfollows:A.TheSupportiveServicePlanwithregardtotheproposedPermanentSupportiveHousingattheAnnaLouiseInn,provides:ThisSupportiveServicePlanwillprovidearangeofservicestothetenantsoftheAnnaLouiseInn,whichiscomprisedof85affordablehousingunits,60ofwhichwillbesetasideforpermanentsupportivehousing(PSH).Thetargetpopulationforthisprojectwillbesingle
j
low-incomewomenwhoarehomelessoratriskofhomelessness.(Emphasisadded.)Off-the-Streets(OTS)isauniqueandawardwinningprogramhousedinthefirstflooroftheAnnaLouiseInnthatwillserveasafeederfortherenovatedsupportivehousingthatwillbehousedatALI.ThemissionofOff-the-Streetsistoprovidecomprehensive,wrap-aroundscrvicesthatwillassistwomeninvolvedinthesextrademovetowardsafety,recovery,empowerment,andcommunityreintegration.
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