Demolition and Lot Splits

In response to concerns raised by residents of Mt. Lookout and Hyde Park regarding the demolition of homes and the splitting of large lots for development of multiple houses (referred to as “subdivision” in city code), the City Planning Commission and City Council have enacted two separate measures to temporarily increase the level of review of these activities:

Subdivision Permit Review
Subdivision permit applications involving the division of a lot into 5 or fewer new lots are typically filed with and reviewed by the City’s Building and Inspections Department. On May 18, 2018, the Cincinnati City Planning Commission temporarily suspended Chapter 6 (Division of Land Process) of the City’s Subdivision Rules requiring all lot split requests within Hyde Park and Mt. Lookout to also be reviewed by the City Planning Commission. This suspension was extended  on August 17 and is in effect through December 31, 2018.

Interim Development Control (IDC) Overlay District No. 81, “Hyde Park/Mt. Lookout District”
Similar to subdivision permits, demolition permits are also filed with and reviewed by the City’s Building and Inspections Department. IDC Overlay District No. 81, enacted by City Council on June 6th, now requires that all demolition permits filed in Hyde Park and Mt. Lookout also undergo additional review by the City Planning Commission. This emergency ordinance took effect immediately and will be in place until September 6, 2018.

These measures do not stop demolition or lot split activity. However, they do add an additional level of review – City Planning Commission approval – to the process. The City Planning Commission reviews demolition and lot split requests at their bi-monthly meetings which are held on the first and third Fridays of the month at 9:00 a.m.:

Two Centennial Plaza
J. Martin Griesel Room, 7th Floor
805 Central Avenue
Cincinnati, Ohio 45202

These meetings are open to the public and attendees are given opportunity to speak prior to votes.


RECENT UPDATES

Below are links to our most recent status updates which were sent out via email:

August 29, 2018
DEMOLITION AND LOT SPLIT RECOMMENDATIONS TO BE VOTED ON BY CITY COUNCIL NEXT WEEK; PUBLIC INPUT IS NEEDED – This update summarizes the demolition and lot split recommendations being presented to the Economic Growth and Zoning Committee and City Council on Sept. 5 and 6 (respectively) for review and approval, and provides links to the proposed legislation. The update also includes the dates and times of next week’s Economic Growth and Zoning Committee public hearing and City Council meeting during which the recommendations will be discussed, as well as information about how to share your comments with Council members.


August 15, 2018
DEMOLITION/LOT SPLIT UPDATE & NEXT MLCC MEETING: AUG 20, 7:30 PM – This update contains links to proposed legislation that will allow Neighborhood Conservation Districts (NCDs) to be created within the City of Cincinnati; a link to Mt. Lookout’s proposed NCD plan; links to a summary of proposed updates to the City’s subdivision regulations and a copy of the Subdivision Regulation working document. Community support is needed to get the proposed plans and legislation approved by the City. As such, this update also provides information about who to send your comments and opinions to as well as the times of key meetings, should you wish to share your comments in person.


August 8, 2018
DEMOLITION AND LOT SPLIT UPDATE – ACTION NEEDED – This update provides a summary of recommendations being proposed by the Subdivision and Zoning Working Group to address demolition and lot split issues. It also highlights the approval process for the recommendations and identifies several points at which community input and support is needed to help advance the recommendations toward implementation. Your support, opinions, comments can be shared with City contacts via email or in person up through City Council’s Sept. 6 Council meeting.


July 16, 2018
PUBLIC MEETING SCHEDULED FOR JULY 24, 7 pm TO DISCUSS DEMOLITION AND LOT SPLIT RECOMMENDATIONS and PROPOSED CHANGES – This update provides information about the July 24 public meeting organized by the Subdivision and Zoning Working Group.  The purpose of the meeting was to discuss proposed recommendations regarding demolition and lot splits concerns.


SUBDIVISION AND ZONING WORKING GROUP

The IDC Overlay District and suspension of Chapter 6 “Division of Land Process” are temporary measures. Their purpose is to give the City, our community and home builders time to develop a more permanent compromise to better manage future demolition and lot split requests within Mt. Lookout and Hyde Park.

During the 90-day period of the IDC, the Department of City Planning has been tasked with the formation of Neighborhood Conservation Districts (NDCs)*. To assist in this study, City Council created a Subdivision and Zoning Working Group consisting of representatives from:

  • Hyde Park Community Council Executive Committee (one representative)
  • Mount Lookout Community Council Executive Board (one representative)
  • City of Cincinnati Mayor or his designee
  • Economic Growth and Zoning Committee (one representative)
  • City Planning Commission (one representative)
  • Homebuilders Association of Greater Cincinnati (two representatives),
  • Cincinnati Board of Realtors (one representative)

In addition to NCDs, this Working Group has been exploring a variety of other options to address demolition and lot split concerns. Recommendations to be presented to City Council for review and approval include:

  • Changes to the City’s Subdivision Regulations
  • Map amendments to the City’s Zoning Code
  • Text amendments to the City’s Zoning Code
  • Policy and procedural changes

The Mt. Lookout Community Council Board appointed two individuals who share the Mt. Lookout position on the Subdivision and Zoning Working Group:

  • Dan Prevost – President, MLCC Board
  • Laura Whitman – MLCC, Director at Large

Both Dan and Laura can be reached at info@mtlookout.org.

The Subdivision and Zoning Working Group meetings are open to the public and a brief amount of time is provided for the public to speak at each meeting. Additional information and all materials shared between Working Group members are posted on City Planning’s Hyde Park & Mt. Lookout IDC Study page.

*Neighborhood Conservation Districts (NDCs) are planning tools commonly used to preserve distinct neighborhood characteristics threatened by new development. NDCs vary between communities and can be tailored to fit the needs and wants of specific communities. NDCs can be similar in concept to Historic Districts, but are less rigid, and offer more flexibility in terms of restrictions to be applied. More detailed information is available on the City’s website.


PERMIT REQUEST NOTIFICATIONS

The MLCC has received notifications of the following demolition and subdivision permit applications in Mt. Lookout. These permit requests are scheduled to be reviewed by the City Planning Commission on the dates indicated.

ADDRESS TYPE STATUS HEARING DATE EMAIL ADDRESS FOR COMMENTS
3507 Principio VARIANCE REQUEST – Front and Rear setback relief HEARING SCHEDULED
805 Central Avenue, Suite 702
9:00 a.m.
10/3/18 TBD
1206 Hayward Avenue VARIANCE REQUEST – Rear setback relief TBD TBD TBD
3224, 3228, and 3232 Linwood Avenue DEMOLITION

Proposed replacement:
7 townhomes

APPROVED 9/21/18 Jared Ellis
3527 Kroger Avenue DEMOLITION

Proposed Replacement:
Single home

APPROVED 9/7/18 Jared Ellis
3246 Hardisty SUBDIVISION WITHDRAWN 7/20/18 Stacey
Hoffman
1228 Grace Avenue SUBDIVISION DENIED; UNDER APPEAL TBD  TBD

Information Packets for all upcoming City Planning Commission meetings are posted at the bottom of the City Planning Commission’s webpage. Meeting packets also include application materials as well as the City Planning staff’s analysis and recommendation (Staff Report) for each application.

Comments regarding active applications can be submitted in person at the scheduled Planning Commission Meeting or sent via email to the contacts listed above.

You can also proactively keep an eye on the status of specific permit requests and when they are scheduled to be reviewed by visiting the City’s ezTrak Online Service webpage.


TAX ABATEMENTS

As part of the current discussions about accelerated development in Mt. Lookout and Hyde Park, many residents have expressed concerns regarding the City’s tax abatement program for new development. The tax abatement program is under the management of the City’s Economic Development and Zoning Committee (not the Department of City Planning). Therefore, questions and comments regarding tax abatements should be directed to the City Council representatives who sit on that committee:

Due to the level of community interest in the tax abatement issue, the MLCC is looking into coordinating an opportunity for our residents to meet with City representatives and discuss this issue in more detail. More information about this meeting will be posted as it becomes available.


The Mt. Lookout Community Council is committed to working through the above issues with the City, and representing the interests of our community. We will continue to update our website with new information as it becomes available.

If you have questions or comments that you would like to share with the MLCC Board or our Working Group representatives, please send an email to info@mtlookout.org.

For additional information and updates, visit the City’s Hyde Park & Mt. Lookout IDC Study webpage or contact Jared Ellis, City Planner for the Department of City Planning: (513) 352-4843 / jared.ellis@cincinnati-oh.gov .

Please click here to sign up to receive MLCC’s community updates sent out via email.