summary:
- constructing multi-family buildings in the likeness of historic Mariemont architecture is not possible under the current zoning code
- Residence D zoning ordinance will cap building height at 45', extend front setbacks to match the village square, increase side and rear setbacks, include below grade parking and will establish architectural review to regulate new building design
- Residence D is a proposed floating zone, meaning any future proposed project requires a zoning change for approval (with public input included in 4 separate reviews throughout)
New multi-family housing over 4 units would be regulated with passage of the Residence D zoning classification, with the general intent of creating buildings which can complete the original 1921 Nolen town plan of Mariemont. Currently, any new condo or apartment proposals would be built under outdated zoning ordinances which would allow extensive surface parking, incompatible setbacks from neighboring buildings, and no design review by the village Architectural Review Board (ARB). Enactment of Residence D would enable and require new buildings to fit into the historic fabric of Mariemont and extend the town square.
issue history:
When Mariemont was planned and developed in the 1920's, John Nolen (the country's pre-eminent town planner at the time) laid out the village with respect to the garden town communities researched by Mary Emery's advisers. The plan featured large scale buildings around the town center and along its associated diagonal streets, including Miami Rd. and Madisonville Rd. Due to the Great Depression of the 1930's, however, only a few elements (the northwest quadrant historic district and the Inn included) of the original plan would be built. When building resumed, the community was largely completed with single family detached housing under a new suburban type zoning code appropriate for the time (no zoning code was in effect until 1941).
As the baby boomer generation matures and seniors desire housing to age in place, demand is growing for multi-family buildings. Jordan Park on Miami Rd is a good example of this new housing product, and it was built with the intent of completing the Nolen plan and emulating the historic architecture of the village. Dated zoning codes, however, required zoning variances to allow the new building to obtain the height and setbacks typical of the historic buildings in the village. When another condominium project was proposed for Madisonville Rd., however, planners determined that issuing additional zoning variances would create ordinance loopholes not in the best interests of future village development, and declared furthermore that a new zoning classification was required to proceed.
With the aid of the Hamilton County Regional Planning Commission, a study of appropriate zoning for the village was initiated. Based upon the commission's recommendations, multiple public meetings, and Planning Commission, Zoning Board and council reviews, the Residence D ordinance was unanimously approved, then challenged and ultimately placed on the November ballot for voter approval.
benefits of new zoning:
The new zoning classification proposes to restrict building heights to 45' max. to the peak (attainable only with max. setback) above grade (thereby not exceeding the Inn height), increase side yard (35' vs. 20') and rear yard (30' vs. 25') setbacks from single family homes, designate 10' as min. front yard setback to encourage extension of the village square, mandate 1 parking space per bedroom and additionally provide .25 visitor parking spaces per unit (with 60% of parking spaces to be placed underground). The ARB will be responsible to ensure that new buildings proposed under Residence D will serve to enhance the character of the village (via the use of traditional materials, contextual design (namely Tudor, Georgian or Jacobean), appropriate massing and greenspace, etc.).
With regard to building heights, Jordan Park was completed at 47' above grade while Residence D will cap building height at 45' as noted. A 45' height will allow traditional Tudor design with its steep roof pitch, 9' floor to floor and 6' elevation above street, all factors required for market construction. The proposed height is very similar to the height of the MacKenzie building (42') and the Strand (41'), and significantly lower than the Executive Building (55'), Dale Park school (58'), and the Parish Center (51').
As Residence D is a floating zone, it does not have an established geographic area (nor any Major Road designations as envisioned during preliminary public review) in the village until a building application is made. At that point, a zoning change is requested with public input to determine the subject property's appropriateness for Residential D development, followed by Planning Commission, ARB, Zoning Committee, and village council public approvals required for project commencement. Based on the zoning change review process, no unreasonable areas of the village will undergo Residence D development, most particularly the Historic District protected with National Historic Landmark status.
conclusion:
Residence D allows and influences new multi-family construction to be built in the tradition of Mariemont's large scale buildings. Without the new zoning ordinance in place, extensive surface parking, inappropriate design, and insensitive setbacks are all allowable under currently inadequate zoning. Vote YES for Issue 42 Residence D.
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