Stop Rezoning in Hyde Park

Stop Rezoning in Hyde Park

Started
September 16, 2019
Petition to
City of Cincinnati Mayor and Council Members
Signatures: 2,667Next Goal: 5,000
Support now

Why this petition matters

Please visit www.preservehydepark.org to learn updated information about the “Application for Major Subdivision” and to take action.

Your support made a difference, but it's not over yet. The care and effort by all did well to inform our City Council Members.

Meeting notes from meetings on September 25, 2019:

Council Member Murray did a fantastic job in running the Economic Growth & Zoning Committee Meeting; allowing everyone has chance to speak. At the end of this session:

  • Council Member Murray Voted No to the application to rezone this property
  • Council Member Pastor abstained until more information can be gathered
  • Council Member Smitherman was not in attendance.

While the committee did not approve the rezoning, the issue still went to full council in the subsequent session. Many members of our community once again had the opportunity to share our concerns.
City Council voted to hold on voting. The issue has been pushed back down to the Economic Growth & Zoning Committee.

...so, no final decision yet...

This rezoning issue is scheduled to be on that committee's agenda on October 15th to go through the same process. They have asked everyone (residents, council, developer) to have a discussion. Our goal is to see if the development can address the community's concerns though additional due diligence.
We must continue our community engagement and better understand how this rezoning and proposed development may impact our neighborhood (traffic safety, water, etc).

Here's the issue:

In an attempt to keep our neighbors and community members informed, a group of concerned citizens put together a summary of the proposed zoning change in Hyde Park along Wasson Road directly across from the Kroger’s gas station, parking lot, and grocery store.  Rezoning that can set a precedent to allow developers to downgrade zoning to allow for more lot splits and greater density, changing the character of Hyde Park and surrounding neighborhoods. Please see an outline of the project below and a few points as to why we are concerned about the building of this development in our neighborhood. You can also read more at preservehydepark.org  Thank you for your support.

Who?

Kenneth French of Wasson City Homes and Habitation Development Group, LLC has an option to buy 3001 Wasson Road from Norfolk & Western Railroad with the intention of building residences with first floor lobby and office spaces.

Where?

The subject property located at 3001 Wasson Road includes the billboards and the parking lot used by The Pediatricians of Hyde Park located at 3666 Paxton Avenue and continues east on Wasson Road that is directly across from the Kroger’s gas station, parking lot, and grocery.  See pictures below of the property.

What?

Kenneth French proposes to subdivide parcel 171 that is currently zoned SF-6 into a CC-P parcel and eight SF-2 parcels.  Mr. French’s proposed six single-family residences consist of the following:

  • 3 stories above grade along Wasson Road and 2 stories above grade along Wasson Way
  • Lobby and office space on the Lower Floor Plan
  • 5-foot setback from the street
  • 7-foot setback from the Wasson Way trail
  • 12 parallel parking spaces on Wasson Road and 6 driveways

By signing this petition you stand with other residents to OPPOSE:

  • Rezoning SF-6 to SF-2 in Hyde Park to allow high-density housing,
  • Spot Zoning which allows developers to change zoning requirements to best meet their development plans,
  • Developer encroachment on City parks and homeowner properties,
  • and negative impact on pedestrian, cyclist, and automobile safety at this heavily traveled, complex location.

***OUR NEIGHBORHOOD CONCERNS***

Over the past month when the neighborhood became aware of the proposed zoning change, we compiled the most common reactions/concerns listed below:

PRECEDENT SETTING ZONE CHANGE
Rezoning SF-6 to SF-2 is the biggest concern for many residents.  This zone change will be precedent setting and allow other developers to split lots and build high-density residential developments in Hyde Park.  Per the City Zoning code, SF-2 zoning allows “high-density, small lot, single-family housing” and is not in line with the Hyde Park Development Standards.  Both the current development plan for Hyde Park and the in-progress plan strongly opposes down-zoning of property.  Rezoning property from SF-6 to SF-2 at the 3001 Wasson Road property or any location in Hyde Park results in too dense a use and does not support the level and kind of residential development the community wants or expects.


SPOT ZONING
Rezoning this one limited area to accommodate a specific development constitutes Spot Zoning which allows developers to change zoning requirements to best meet their development plans.  Zoning is not useful if every developer can choose the rules that apply to them for a specific development.  The use of SF-2 within the boundaries of the Hyde Park Neighborhood Conservation District Boundary runs against the spirit of the conservation district as outlined in the plan’s preamble.
 

ENCROACHMENT ON WASSON WAY TRAIL & RESIDENCES

Even under SF-2 zoning, the development will require a variance for the rear yard setback from 20 ft. to 7 ft. This precedent-setting zone change and its necessary variances allow greater access to ease of variance requests needed by any developer.  Having a three-story buildings 5 feet from the street and 7 feet from the Wasson Way Trail will diminish the property of the abutting Wasson Way trail, adjoining residences, and ultimately throughout Hyde Park if developers do not need to follow setback requirements set forth in the zoning code.  The Wasson City Homes brochure states that the $650K units (potentially tax-abated) will have a “133’ Average Rear Yard.” Mr. French uses the 50 ft. width of Wasson Way and the backyards of abutting homeowners to claim a 133 ft average rear yard.

TRAFFIC & SAFETY
There has not been an independent traffic study for this development.  This development abuts an intersection that consists of 5 different two-way streets.  Merging traffic from two different directions is directly in front of the proposed development.  This high-density housing designation adds 12 on-street parking spaces and 6 driveways in merging traffic.  It is also next to the entrance/exit of the pediatrician’s parking lot and is directly across from two entrance/exits to a high-volume gas station consisting of 16 pumps, a high-volume Kroger grocery store, and a high-volume shopping plaza with restaurant destinations. There is worry that this development will impact the safety of pedestrians,  cyclists, and drivers.  A full, independent traffic study – especially during rush hours, weekends, and holidays – should be conducted, not a developer-funded traffic plan to “restripe” the road.

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Signatures: 2,667Next Goal: 5,000
Support now
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Decision Makers

  • City of Cincinnati Mayor and Council Members