Committee approves rezoning for 2846 May Street to allow mixed residential development in Walnut Hills

The Equitable Growth and Housing Committee on an approximate 7‑0 roll call approved changing the zoning at 2846 May Street in Walnut Hills from Manufacturing Limited Transportation (MLT) to Urban Mix Transportation (UMT), clearing the way for a proposed two‑building residential development.

Maria Dinger, senior city planner with the Department of City Planning and Engagement, presented the proposal and analysis. "I will be presenting the proposed zone change at 2846 May Street in Walnut Hills," she said, noting the 3.85‑acre site and that the applicant, Kingsley and Company, initially requested a change to Residential Multifamily 0.7 Transportation (RM 0.7 T) but staff recommended UMT after reviewing site plans, development standards and noise testing.

Plan context and project details: The applicant’s concept shows two mid‑rise buildings, a five‑story building fronting May Street and a four‑story second building, for about 180 units with a mix of one‑, two‑ and three‑bedroom apartments and roughly 130 parking spaces. Dinger summarized staff findings that the site is compatible with UMT, that historical maps show low‑density residential uses historically on the parcel, and that the proposal aligns with Plan Cincinnati and the Walnut Hills Reinvestment Plan’s housing goals.

Why staff recommended UMT: Dinger told committee members that both RM 0.7 T and UMT have similar development standards (including a roughly 57‑foot height limit and modest front setbacks) but that UMT allows a broader mix of uses and permits higher sound limits. Staff concluded UMT better matched the site’s mixed industrial/residential context and the results of sound testing the applicant agreed to have performed.

Noise testing and council concerns: City staff reviewed municipal code section 909‑3 (sound limits) after an adjacent industrial business raised concerns. Dinger said two sound tests found an average of about 76 decibels on the highway‑facing side of the property and about 64 decibels on the interior side; staff observed those levels exceed typical RM limits (reported as roughly 55–65 decibels) and that the highway—not adjacent manufacturing—appeared to be the dominant noise source. Committee members pressed both staff and the applicant on mitigation. Council member Seth Walsh asked how the cited highway averages “can be 76 decibels” yet not constitute a code violation; Dinger deferred to law and city staff explained the noise ordinance is keyed to the impacted property’s zoning district and therefore excludes highway noise that lies outside the zoning district’s boundaries.

The applicant, represented by Sonia Tork of Taft Law and Daniel Buckenroth (Kingsley’s development manager), said the development will target households earning 30 to 80 percent of area median income, and that the design was revised after more than a year of community engagement. "This request is the culmination of over 2 years of dedicated community engagement," Tork said, and added the project would provide "180 high quality affordable units for residents earning 30 to 80% of the area median income." Kingsley cited prior experience constructing near noisy corridors and said they plan building‑level noise mitigation (higher R‑value insulation, upgraded windows and facade improvements) and noted prior community revisions reduced density from earlier concepts.

Public comment and community support: Mona Jenkins, president of the Walnut Hills Area Council, told the committee the council supports the project and that the developer engaged the neighborhood ‘‘through a very rigorous process.’’ Jenkins said community concerns included parking and pedestrian safety but emphasized the neighborhood’s need for affordable housing. The Walnut Hills Area Council and the Walnut Hills Reinvestment Foundation provided letters of support.

Committee debate and vote: Several council members said they supported the zoning change while voicing concerns about losing units during the design/engagement process (members noted the project’s unit count fell from earlier higher counts to 180) and the desire to avoid locating affordable housing in the city’s noisiest or least desirable sites. Vice Chair Parks and others praised Kingsley’s community engagement and said they would support the change. The clerk called the roll; the transcript records "Yes" responses from Council Member Jeffries, Council Member Owens, Council Member Parks, Council Member Craig Reeding, Council Member Alvey and Council Member Nolan; the chair stated "It passes." The committee approved staff’s recommendation to deny the requested RM 0.7 T rezoning and approve MLT → UMT for 2846 May Street.

What’s next: The item was filed for passage at a subsequent council meeting. The developer and staff said additional zoning variances and site review approvals will be required during permitting.

Ending: Committee members and staff indicated continued attention to traffic, pedestrian safety and noise mitigation as the project moves through design and permitting.