Cincinnati’s Connected Communities: Zoning Overhaul Explained

Cincinnati is on the verge of a significant transformation with its proposed zoning code overhaul, known as Connected Communities. This plan aims to tackle the city’s persistent housing shortage, but it has sparked considerable debate among residents and city officials alike. With crucial votes approaching, understanding the core aspects of this proposal is vital for all Cincinnatians.

What is Connected Communities?

Years in the making, the Connected Communities proposal seeks to change zoning regulations in areas around neighborhood business districts and along key transit corridors like Hamilton Avenue, Reading Road, Glenway Avenue, Harrison Avenue, Gilbert Avenue, and Madison Road. The primary goal is to encourage “middle housing”—such as duplexes, rowhomes, and small mixed-use buildings—which city planners believe is essential for Cincinnati’s growth.

Streamlining Development

Currently, the city’s century-old zoning code heavily favors single-family homes, making it a lengthy and costly process for developers to construct multi-unit buildings. Connected Communities would allow developers to build more units with fewer parking requirements without needing extensive city permission, potentially reducing construction costs and lag time. However, this expedited process also limits the public’s traditional avenues for feedback on specific projects.

Community Concerns and Pushback

Despite a two-year engagement process by the city, many residents and community councils have voiced significant opposition. An Enquirer survey revealed that over 50% of responding community councils formally oppose the plan, citing a perceived lack of information and engagement.

• Parking: Residents worry about new housing without adequate parking, leading to street congestion.
• Demolition: Fears exist that single-family homes could be demolished for multi-family structures.
• Renters: Concerns are raised about an influx of renters who might not invest in neighborhoods, alongside issues with absentee landlords.
• Infrastructure: Many neighborhoods already feel burdened by failing infrastructure, including sewers and flooding, and worry about additional strain.

City Leadership’s Stance

Mayor Aftab Pureval and City Councilman Reggie Harris, the legislation’s champion, acknowledge the pushback but emphasize the urgent need for change. They argue that Cincinnati’s outdated zoning code contributes to high rent increases—among the highest in the nation. Pureval views the opposition as resistance to change rather than a rejection of the plan itself, stating that “we have to make these hard decisions.” They anticipate the plan passing city council without delay.

Who Supports the Plan?

Connected Communities isn’t without its supporters. Many of the city’s community development corporations, including HomeBase, openly back the plan. Other proponents include Metro, the Cincinnati USA Regional Chamber, Habitat for Humanity, the University of Cincinnati, UC Health, Cincinnati Children’s, and the American Planning Association. Several residents have also written letters in support, calling the changes “necessary” and “long overdue” to prevent a more severe affordability crisis.

National Trends and Local Impact

Cincinnati is not alone in seeking zoning reform. Over 130 municipalities across the U.S. have tried to overhaul their zoning codes since 2017 to address housing shortages. Cities like Columbus, Louisville, and Pittsburgh are implementing similar changes. Minneapolis, a pioneer in ending single-family zoning, saw a 12% increase in housing stock and a modest 1% rise in rents from 2017 to 2022. However, a national study by the Urban Institute showed more modest housing stock increases in other cities post-reform, with new units often catering to above-median incomes.

Councilman Harris acknowledges that the full benefits of Connected Communities will unfold over a decade, framing it as a “decade vision.”

Key Policy Areas: City vs. Community Perspectives

Addressing Specific Concerns

Affordable Housing Solutions

Unlike some other city reforms, Connected Communities purposely doesn’t include direct new affordable housing mandates. Instead, it aims to streamline processes for developments receiving Low-Income Housing Tax Credits (LIHTC). The local NAACP chapter has voiced strong opposition, arguing the plan doesn’t increase equity for Black people or low-income residents, fearing it will primarily benefit developers building upscale housing.

Homeownership and Demolition Protections

With Cincinnati being a city of 62% renters, increasing homeownership is a frequent topic. City officials argue that legalizing rowhomes in certain single-family zones will boost homeownership, particularly for first-time buyers. They state the policy aims to “avoid unnecessary tear downs” by providing incentives for maintaining existing housing and diversifying housing types.

Landlord Accountability

The legislation notably lacks requirements to hold landlords accountable for material quality or continued property upkeep. This is a significant concern for residents, especially in areas battling issues with out-of-town investors and predatory landlords. Mayor Pureval suggests more development could allow the market to address some of these issues.

Frequently Asked Questions

• What is “middle housing”?
  Middle housing refers to housing types like duplexes, triplexes, rowhomes, and small apartment buildings that fit between single-family homes and large apartment complexes.
• Will single-family homes be demolished for new developments?
  While the plan allows for more diverse housing types, city officials state policies aim to prevent unnecessary demolitions by offering incentives for maintaining existing structures and legalizing new options.
• How will the Connected Communities plan affect parking in my neighborhood?
  The plan eliminates minimum parking requirements for new developments. Developers may still include parking, but they are not mandated to provide a specific number of spaces, raising resident concerns about street parking.
• Does the plan include measures for affordable housing?
  The plan does not directly mandate new affordable housing. It focuses on streamlining processes for developments that already qualify for existing affordable housing programs like Low-Income Housing Tax Credits (LIHTC).
• Why are community councils concerned about the engagement process?
  Many community councils felt the city did not formally present the plan to them without being asked, despite the city’s efforts through emails, Zoom meetings, and presentations to umbrella organizations.

The Equitable Growth & Housing Committee meeting on Tuesday marks the second of three votes for this controversial plan. Cincinnati residents are encouraged to stay informed and engaged as the city moves towards a decision that will shape its future landscape for decades to come.

Cincinnati Connected Communities Zoning Overhaul Explained