Planning staff outline rezoning for Midvale properties to allow six new single-family houses

Planning staff presented public-hearing items and first readings for two rezonings on Midvale Avenue intended to allow subdivision and construction of six single-family detached houses across two adjacent properties.

The staff presentation (identified in the transcript as given by a planning staff member) said the 309 and 313 sites include an unoccupied dilapidated house on one property and that the proposed RTZ zoning would require a 10-foot landscape buffer adjacent to surrounding R-1 parcels. Staff said the project would be about six dwelling units per acre, which is within the RTZ density standard, and noted nearby multifamily and townhouse projects with higher density. Because the project would disturb steep slope areas, it would trigger the city’s steep slope ordinance and require slope stabilization plans. The site plan also includes construction of a detention pond at the rear low point and will require approvals from Hamilton County water-quality authorities because the subdivision involves multiple lots.

Why it matters: staff characterized the proposed development as a transitionary housing type between nearby multifamily units and single-family neighborhoods. If approved, the project would change land use and require at least one front-yard setback variance; staff said that variance would go to the Board of Zoning Appeals (BZA). The planning commission unanimously recommended approval of the rezoning request.

Discussion and next steps: staff noted the applicant plans to request a front-yard setback variance to reduce disturbance on steep slopes; that variance would be considered by the BZA at its next regular meeting if the rezoning proceeds. The planning commission also suggested additional signage to caution drivers at a sharp left turn on West Midvale Avenue, but staff noted signage requirements are not part of the zoning ordinance’s rezoning standards—any roadway changes would be considered separately through future street-improvement processes. No formal vote was taken in the work session; the rezonings (Ordinance Nos. 25-1276 and 25-1277) were at first reading/public hearing.

Clarifying details from staff: the project will provide a 10-foot landscape buffer to R-1 properties, include a detention pond at the site’s low point, and must obtain Hamilton County water-quality approval for subdivision plans that cross jurisdictional thresholds. The planning commission’s unanimous recommendation was recorded in the packet; staff said the applicant intends to request a front-yard setback variance to minimize steep-slope disturbance.