Cincinnati’s zoning isn’t great. In some aspects, it needs a ton of improvement. We’ve undergone a couple of different incremental upgrades and my biggest complaint when these happened is that it actually added complexity to the code instead of simplification. Both the Form-Based-Code (FBC) of 2013 and the Connected Communities (CC) of 2024 created overlays on top of the existing zoning map and definitions that provided new allowances and requirements.
Walnut Hills is one of the spots in the city that has BOTH of these overlays over most of the neighborhood. In general, this is good, and you can build more by-right than in other places. But it’s messy! The zoning ordinance for FBC are chapters at the end, and the CC is a few extra notes peppered into the specific base zone. This 25×100 lot is in T4N.SF – T4
Ultimately, there aren’t a lot of options on this spot, but I love the location, potential, and cost of entry. Most likely condition is a single family home that matches the form of the neighbors. But it could be a 3-flat and not need parking. It’s only a block to busy bus routes both E-W and N-S.
There are several Hamilton County Land Bank parcels nearby also. Someone could consolidate those and build something bigger (or just more houses all at once to bring the individual costs down).