Planned development's density sparks council debate

by Eric Olson

SBJ Reporter

eolson@sbj.net

City Council heard more than an hour debate at its Nov. 10 meeting over a planned residential development in east Springfield before coming to this conclusion: Council can only vote a rezoning bill up or down based on it meeting city requirements, not on the perceived quality of development. As Mayor Tom Carlson put it, if a developer meets all city requirements, "We have no choice but to approve it."

Such is the case for Ruskin Heights, an 87-lot residential subdivision planned for 32 acres at the northeast corner of Battlefield and Blackman roads. Developer Scott Rookstool of Rookstool Developers LLC is requesting the land be rezoned from a single-family residential district to a planned development district.

Nine members of the public spoke; seven were opposed. Homeowners adjacent to the proposed development question its density in an area defined by large lots and preservation of nature.

Residential lots at nearby Natural Bridge Estates and The Terraces are generally three-quarters of an acre to three acres. Ruskin Heights calls for less than a half-acre per lot.

"It's totally out of sync with surrounding developments," said Steve Nau of Natural Bridge Estates.

All 50 members of The Terraces property owners' association oppose the planned development, according to its president, Andy Fischer. "We know that growth is inevitable, but it should be controlled growth compatible with surrounding development," he said.

The property was recently annexed into the city of Springfield, where the minimum lot restriction is 6,000 square feet. Andy Furedy, Springfield zoning administrator, said Ruskin Heights meets that requirement.

Council is facing a dilemma.

"We are looking at a developer who has met our criteria," said Shelia Wright, council member. "If they meet our criteria we cannot deny the developer."

Added Carlson, "I understand that the people in the area would like to have larger lots. We don't approve it, they can walk across the street, take us to court and a judge will approve it."

But council member Ralph Manley did not see it that way.

"As a professional developer of over 50 years, I think this is the worst thing that I've seen for land in that area," he said. "I think the subdivision you have proposed would be one of the greatest rapes of land today."

Manley said the proposed development is more appropriate for housing on Sunset Street between Campbell and National avenues. The only new development in that area is where Zimmerman Properties is constructing Rosewood Estates, a 32-home rental development. Those homes will rent for approximately $500 each.

Mel Eakins of Great River Engineering, representing Rookstool at the meeting, said home values with lots would range from $250,000 to $350,000 and from 1,800 square feet to 4,500 square feet. Half of the development would be gated.

Rookstool's typical work is in the $350,000 to $500,000 range and can be found in Rivercut and Stone Meadow. His construction company is Integrity Homes.

Road improvements along Blackman Road also were questioned due to the increased traffic that would be created by the subdivision. According to Furedy, Ruskin Heights will generate approximately 80 vehicle trips a day.

Natural Bridge Estates resident Joe Hills asked council if they approved the development that Blackman Road be widened. "I hope that road development would improve contemporaneously with this development," Hills said.

Director of Public Works Marc Thornsberry said his staff is working with Greene County officials and neighbors for designs of widening Blackman Road, but there is no funding set aside.

Council will vote on the rezoning matter Dec. 1.

Grants and taxes

In other matters, council authorized the city manager to accept an $8,085,000 Housing and Urban Development loan and a $1.2 million HUD Brownfields Economic Development Initiative grant. The monies are earmarked for developer financing of the former MFA Mill and Universal Paint buildings in Jordan Valley Park.

Council also voted to ask citizens for three-year extensions of current levels of property and capital improvements sales taxes.

The city's current level of property tax 27 cents per $100 assessed valuation would generate $31.5 million for public improvements. The quarter-cent capital improvements sales tax would finance $26.6 million in transportation and park improvements.

The special election is Feb. 3.