MOUNT VERNON — Mount Vernon City Council members approved rezoning a Vernonview Road parcel on Monday, but several made it clear they did not want future development to include apartments.
The Municipal Planning Commission approved the zoning change for parcel 66-07961.000 from R-1, single-family residential, to PND (planned neighborhood development) in April.
At the time, developer KNG Equity proposed 46 single-family, owner-occupied homes, 150 multi-family units, and 24 townhomes.
Council first considered the rezoning ordinance on April 22. However, Councilwoman Amber Keener postponed the second and third readings to June 10 and 24, respectively.
She also postponed the public hearing to June 24.
Keener chairs the Land Use and Development Committee. She postponed the readings and hearing because KNG was revising its design plan.
KNG sent the updated plan to the city on Saturday, June 22. The plan now calls for 124 owner-occupied units on the 40-acre parcel.
At Monday’s council meeting, KNG development team member Clint Hura said KNG noted that the community did not want multi-family units.
“We listened to some of those comments and brought it back to some singles and maybe some town[homes],” he told council.
“We’re trying to follow the comprehensive plan and bring some affordable housing, single-starter housing, and maybe some town[homes] to the area.”
Hura said affordable housing is under $400,000 but noted there would be significant infrastructure costs.
“When you take that cost and divide it out by the R-1 availability, you’re going to be over $500,000 [per unit],” he said.
Having townhomes available could lower the cost of the single-family home to around $385,000.
Schlabach Builders tops KNG’s list for building the project.
Residents aren’t convinced
Woodside Drive residents Michael Rednour and David McCoy opposed the rezoning.
Rednour asked council members to “stand up to the zoning committee and say ‘enough.'” He noted the 400 residents who signed a previous petition opposing the rezoning and requested that council exempt the development from the new zoning code if it approved the rezoning.
McCoy asked council to be responsible and thoughtful and to “keep in mind what we all enjoy about Mount Vernon.”
McCoy was also concerned about the connection between former owner Josh Williams and KNG Equity. He requested a stipulation that the units be owner-occupied and said he believed oversight would be flipped to a management company.
“I think the delay in getting this [new] information is cause enough that you should consider delaying your vote,” he told council.
Shelda Robertson, also of Woodside Drive, opposed rezoning, noting concerns about traffic, water, and drainage. She proposed a solution that enables all parties to get what they want:
•Developer: make a profit
•City: maximize taxes
•Residents: single-family homes
“Allow the land to be developed without requiring city well and sewer,” she said, adding this would require larger lots and restrict density.
“A lower density would mean more vegetation, and that would help the spring water from flooding the homes on the lower streets.”
She said her proposal also increases property values, in turn increasing tax collections. She asked council members to table their vote and consider her proposal.
Ron Homan, Steve Arnett, Marsha Kelso, and Jennifer Shoman also opposed the rezoning.
A 4 to 3 vote to rezone the Vernonview parcel
Council members voted 4 to 3 to rezone the Vernonview parcel to PND. Council members Janis Seavolt, Mel Severns, and Tammy Woods voted no.
Overturning the planning commission’s recommendation to approve rezoning required six votes.
Woods and Seavolt voted no because they did not hear from any constituent who favored the rezoning.
“My vote will represent what I hear from the people,” Woods said.
Severns expressed his skepticism about the rezoning and the development company, noting that the council received a revised plan ” almost at the 12th hour” before Monday’s meeting.
“I know we’re not voting on the actual development, but I believe it does play into the whole thing,” he said. “I feel some shadiness, and when I feel that, I don’t trust it.”
He said a proposed roundabout included in the upgraded plan could alleviate some of the traffic issues and pointed out he has voted for other developments despite residents’ opposition.
“But I think this one does lend itself to residential,” he said.
A free market at work
In voting for the rezoning, Council member Keener said, “I think PND is a solid choice for this particular location because the city will have more control over it as it comes back through municipal planning.”
She added that whether or not council saw designs has little to do with rezoning.
Councilmen James Mahan, John Ruckman, and Mike Miller said letting the free market work is important.
“PND is a balance of letting the free market work but also letting the city control and put some walls around the market to make it work,” Mahan said.
Ruckman said, “This is what the free market’s going to support, this is what we need to do.”
Miler agreed with the free market concept but said he would not vote for apartments.
“The public has spoken about that, and the public has spoken about someone owning their home and taking care of their home. As far as single-family homes that people own themselves, that I can agree with.”
He noted that affordable housing is subjective, but a $380,000 house is affordable in today’s market.
“But please do not mix affordable housing with HUD housing,” he cautioned. “They are two totally different types of things, and I think at times those get confused.”
