MOUNT VERNON — The Mount Vernon Municipal Planning Commission recommended rezoning a Vernonview Drive parcel on Thursday but did so with reservations.
Developer KNG Equity requested a zoning change from R-1 (single-family residential) to PND (planned neighborhood development). KNG proposes to build 46 single-family, owner-occupied homes, 150 multi-family units, and 24 townhomes.
For many in attendance, it was déjà vu.
A year ago, many of the same people voiced their opposition to Joshua Williams’ proposed 232-unit Arista Villas townhomes project.
Thursday, they were no less opposed.
They voiced multiple concerns:
•Stormwater runoff and retention pond maintenance
•Traffic backup on Beech Street, congestion on Vernonview, and added load to Coshocton Avenue
•Lowered property values
•Need for more housing
Beech Street resident Greg Benson said 20 to 30 cars back up on his street waiting to turn onto Vernonview. He is concerned about added traffic when the new police station locates on Sychar Road.
Don Carr of Upland Terrace noted that 377 residents signed a petition last year stating they did not want a change from R-1.
“This request to drop the R-1 single-family land development in favor of building high-density rental housing is not what Mount Vernon needs,” he said.
Referencing the 1,300 units planned for five other developments underway, Woodside Drive resident Linda Beck said, “While more multi-family units may have been needed, when is enough enough?”
Susan Delozier of Fairway Drive said, “You know it’s a given that our property values are going to go down. I don’t want it there, and frankly, I don’t think it’s good for Mount Vernon.”
In 2023, the planning commission denied Williams’ request for R-3 zoning. Several commission members said they would be more comfortable with a PND because PND gives the city more control.
KNG Equity
On Thursday, KNG’s Clint Huhra acknowledged residents’ concerns with the previous proposal.
“Our goal is to present a realistic plan that addresses all of these issues,” he said.
Although nothing is finalized, KNG is talking with Schlabach to build the single-family homes and several other local builders for the multi-family and town home units.
He noted the single-family lots are the same size as those on Upland Terrace.
The diagrams Huhra presented are preliminary concept drawings. If Mount Vernon City Council adopts MPC’s recommendation to rezone, KNG will return to the planning commission with specific and detailed plans.
Those plans will include impact and traffic studies.
Huhra said he understands the stormwater plan must comply with Environmental Protection Agency regulations, that he must join the city’s NCA, and that he must comply with the city’s Bee City and Tree City policies.
He also assured the commission he would post bonds required by the city to cover costs should KNG leave the project unfinished.
Construction will be in two phases. Phase 1 includes single-family homes, and Phase 2 includes the townhomes and multi-family apartments.
The single-family homes are located off Vernonview. The townhomes and apartments are planned for the east side of the parcel.
Huhra anticipates needing six months to install infrastructure before starting to build or sell the lots. Completing Phase 1 could take three or four years.
Phase 2 is based on how the project progresses.
Several residents questioned KNG’s relationship with Williams, the Brookes Group, and Banksmore Inc. Huhra said he knows Williams, but KNG is separate from Brookes Group.
Both developers use Banksmore Inc. for financing.
The need for the PND
Huhra said local housing numbers show a need for entry-level homes, homes that he said will increase property values.
He said the project also aligns with comprehensive plans, which recommend keeping housing inside municipal limits.
“That’s exactly what this would be,” he said. “We feel this is a very good infill lot for the community.”
He said a 3.7% vacancy rate for rentals and a 24-day average for homes on the market, both of which are extremely low, point to the need.
Jeff Gottke of the Area Development Foundation agreed there is a need for housing, noting that current trends are away from subdivisions and toward various styles.
City Engineer Brian Ball said the parcel has reasonable access to city utilities. Stormwater drains are adequately sized to handle runoff without crossing private property, and stormwater regulations require builders to have downstream runoff equal to or less than before construction started.
Regarding traffic, the city plans to seek grant funding for an updated citywide study, the most recent one being conducted in 2016.
Part of that study will look at upgrading the signal at Coshocton and Vernonview and installing one at Beech Street.
Vernonview Drive congestion is a big concern
Commission member Todd Hawkins expressed concern about traffic patterns, noting the danger of turning onto Vernonview from Kroger or Buffalo Wild Wings.
Additionally, he noted the current congestion at the Coshocton-Vernonview intersection.
“I want to make it very clear to the group that’s bringing this that I am vehemently opposed to anything below the standard of R-1,” he said. “If this is approved and you come back, I would not support any apartments.”
He added he would need a strong argument to support townhomes.
Safety-service Director Tanner Salyers echoed Hawkins’ sentiments, saying property owners in the area bought their homes expecting similar development.
“I’ll vote yes to give you an opportunity, but the second part of this [plan], I don’t know that I can support,” he told Huhra.
Anne Ellsworth agreed with Hawkins and Salyers, adding that she also has concerns about the effect on schools.
Mayor Matt Starr said the PND “checks a lot of boxes.” It works within the comprehensive plan, brings additional revenue into the city, and builds on infill lots which protects rural land from development.
The MPC voted 4 to 1 to approve the rezoning. Jason West voted no.
The Station Break hosted the meeting.
