Residents attended the most recent Fort Thomas City Council meeting to continue expressing concerns about the Fort Thomas zoning ordinance project.
The project was the topic of two packed meetings in the last month: the June council meeting and a joint meeting between the council and the city’s planning commission. After more than three hours at the joint meeting, officials decided that a second meeting would be necessary to complete a final draft, which is set for Wednesday, July 31.
Residents attended the July 15 city council meeting to reiterate concerns and debrief them from the joint meeting.
“In all candor, the joint meeting two weeks ago was a confusing couple of hours,” Fort Thomas resident Steff Chalk said. “I was astounded to see in a joint meeting that the planning and zoning commission appeared surprised to learn from you, this body, that citizens were not in support of increasing density. After three-plus years into the rezoning project, how could that be the case?”
Chalk said that density has been one of the rallying points that many people who come to these meetings to speak are concerned about.
One of the most contentious topics of discussion at past meetings was the goal of increasing density within the commercial zones. In several commercial zones, it has been proposed that buildings be allowed for commercial use on the first floor but residential use on the floor or floors above; this is known as residential over nonresidential.
Those in favor of allowing potential residential over nonresidential argued that it has been allowed in the past and may be an expectation of some developers. Limiting this could have a chilling effect on those interested in developing the zones in question. The option would still exist for developers to try to seek a zoning change through the city.
In addition to density, Chalk said that the 442 pages of stage four plans are confusing.
“Very few individuals other than one consultant appear to demonstrate an understanding of what the phase four document represents,” Chalk said. “When we observe counsel or other city professionals going to the pro to understand and interpret the words in front of all of us, that is not comforting.”
Chalk compared the 442 pages and counting to Bellevue’s 319-page zoning ordinance, Southgate’s 180 pages, and Newport’s 88 pages. He also said that for a 442-page document, it would be nice to have revisions clearly marked instead of rereading it to find out what’s changed.
Chalk also asked the council to conduct an independent third-party audit to review processes, procedures and policies. Specifically, he said he would like the entire One Highland project process audited.
“I would prefer to see the city conduct a full independent audit of the entire process,” he said. “It seems neither fair nor productive to try to make headlines with one small segment of a multi-year $22 million poor performing asset transaction when the city could be learning so much more by understanding the end of the transaction.”
Fort Thomas Council Member Adam Blau said a full city audit would cost around $30,000. He asked the city manager, Matt Kremer if it could be added to the July 31 agenda for discussion, and Kremer said he would look into it.
Several other residents spoke at the council meeting. Resident Peggy Maggio, who previously spoke at the joint meeting, addressed the council. Her comments summed up many of those expressed by other residents.
Maggio said her four main concerns were:
- Adoption of more development standards that will preserve Fort Thomas’ character and charm.
- Increased density/whether or not the city will limit residential uses in the central business district and the midway zones.
- Historic preservation-specific language included in the zoning code.
- Allowing for single-family homes in the central business supporting district
The discussion at the joint meeting ended before all the questions about the Central Business District could be answered, including how building depth and width should be handled.
“When we come to building width, Alisa [Alisa Duffy Rogers with CT Consultants who is working on the project] initially proposed last summer that on this east side of the street from the Women’s Club to here [city building] that 185-foot buildings be allowed,” Maggio said. “The same as the vast majority of the midway [zone]. We asked her where she got that number from, and she said it’s the width of One Highland.”
Maggio asked the council to reconsider the building’s width to 75 feet for the central business district zone.
“I think we’ve heard over and over again what people tell me on the street all the time is they love the character and charm of Fort Thomas,” Maggio said. “They like it the way it is.”
Residents, including Maggio, asked the council to discuss plans further with Wes Cunningham, the city’s historic preservation consultant, to ensure preservation efforts are included.
“I think it would be helpful if you sat in with Wes Cunningham only and not have a CT Consultants there and listen to what he has to say, how to preserve the historic character of our town,” Fort Thomas resident Sharon MacKnight said. “You’re dealing with two local historic districts, the CBD, as well as the Tower Park overlay, and you’re thinking about doing an overlay all across the avenue. So, to sit down and take his wisdom to help you go forward on that, I think, would help tremendously.”
MacKnight asked the city council members if they would be willing to sit down with Cunningham and they all said yes.
