The Hamilton County Regional Planning Commission (HCRPC) has released the draft Mariemont North Square District Study, which is now being considered by the village.
The study is the result of redevelopment pressures that the village has been facing, most notably the obsolesence of many of the apartment buildings surrounding the Village Square.
In 2007, Rick Greiwe of Greiwe Development Group proposed the 26-unit Jordan Park condominium development on Miami Road, a project requiring the demolition of seven four-family apartment buildings.
Because the high-density development didn't fit into any of the village's zoning districts, Griewe had to endure the process of receiving multiple variances.
After breaking ground on Jordan Park, Griewe proposed a second development on land northwest of the square that would replace four multi-family apartment buildings with more new condominiums.
But that proposal had to be abandoned due to the number of variances required.
HCRPC work begins
As part of the study, HCRPC staff examined John Nolen's 1921 drawings for the planned community.
Much of Mariemont had been built according to the plans, but the Great Depression cut its full realization short.
Mostly developed after World War II, areas to the northeast and northwest of the square ended up having much different heights, massing, and character.
"With redevelopment opportunities under consideration, there is an opportunity to rebuild in a manner more consistent with the original plan and vision for the area," the study says. "The existing viability of the square, strong housing market in the area, and a growing demand for more diverse housing options appears to support such action."
HCRPC staff then looked at the village's current zoning code, and found several obstacles to redevelopment:
- Many of the buildings existing or planned for Mariemont could not be built under the current code, since mixed-use structures are not allowed.
- 30-foot height limits, 20-foot setbacks and density limits prevent the construction of high-density condominiums.
- The Architectural Review Board only reviews redevelopment within the village historic districts, which is not generally where redevelopment is occurring.
Public sees plans
Sixty-four residents attended a public meeting in December to discuss the possible changes.
While residents generally supported the concepts of mixed uses and higher densities, but worried about increasing heights and zero lot line setbacks.
Many felt that two- to three-story buildings would be acceptable, but none should be taller than the Mariemont Inn.
Some used the now completed Jordan Park as an example of what should not be built.
"There was concern that new buildings would be allowed to tower over the single-family homes," the study says. "Some stated that buildings should be stepped back or moved further away from residences when the height is increased."
And although residents expressed concern about how redevelopment would affect the surrounding homes, the majority agreed that the existing four-family apartment buildings were neither historic nor financially viable.
RecommendationsAmendments to Mariemont's existing residential and commercial zoning districts would not adequately address the obstacles to denser, mixed-use redevelopment.
"The three residence districts do not include standards that would permit the construction of high-density residential developments and do not permit commercial uses," the study says. "The business district does include standards that would permit high-density multi-story developments but does not allow residential uses. Amending either residence or business district regulations to permit mixed uses would not be appropriate because these changes would apply to all properties located in these existing districts."
Following the public meeting the HCRPC made some preliminary recommendations:
- Mixed uses should be permitted along "major" roads*, with commercial and office spaces exceeding no more than 50 percent of the building area.
- Minimum densities should be set at 1,400 square feet per unit, or 31.1 units per acre.
- Maximum building heights should be set at 30 feet in residential areas, but can increase up to 45 feet. However, each additional foot of height over 30 feet would require an additional foot of setback.
- Development adjacent to existing commercial properties or along a major road should have lesser setbacks and can be built up to 45 feet.
- Parking lots should be set back at least 10 feet from the street and screened by trees and shrubs, with vehicular access from only major roads or non-residential streets.
- Certificates of appropriateness should be required from the Architectural Review Board for all new development plans, followed by Planning Commission review and approval.
In their opinion, only a new zoning district would move the village closer to realizing Mary Emery's dream.
"This proposed new zoning district would be unique in the Village of Mariemont and would provide an additional option for redevelopment of non-historic properties," the study says. "High-density mixed-use developments are appropriate in specific locations in the Village and this district would provide an improved method of regulation that would help ensure high quality site planning and architectural style consistent with the high quality of the community as a whole."
* The report defines major roads as Wooster Pike, Plainville Road, Madisonville Road, Murray Avenue, Chestnut Street, Oak Street, Miami Road (between East and Center streets), and Crystal Springs Road (between Wooster Pike and Center Street).
Previous reading on BC:
Jordan Park photo update, 4/16/08 (4/22/08)
Jordan Park photo update, 10/29/07 (11/2/07)
