UPDATE 2022: This item has been tabled. It would require a 3 vote majority to bring it back to the BOC.
MJ BOC January 10, 2022 Public Work Session for 20 acre reduction
I have planned for another work session to be held on Monday, January 10 at 5:15 pm at MJ City Hall. At this meeting, I also have requested that the public be given the opportunity to speak and ask questions regarding the reduction of RM-8 zoning for multi-family (townhomes/apartments/condos) from the 20-acre minimum to a 10-acre minimum. This BOC agenda item was deferred from Summer 2021 until January 24, 2022.
MJ BOC Public Work Session on RM-8 zoning reduction
There was a public work session held on Monday, October 25th at MJ City Hall to discuss reducing the 20 acre minimum for RM-8 zoning for multi-family (townhomes/apartments/condos) down to a 10 acre minimum. There was not much accomplished. For the most part, local developers spoke in support for the reduction. There was not much time for anything else. Commissioner Hefner expressed support for another work session in January. This will be on the January 24, 2022 BOC Agenda for a vote on 1st reading.
20 acre reduction for multi-family
The Ordinance Amendment to reduce the 20 acre minimum for multi-family (townhomes/apartments/condos) down to 10 acres has been deferred until January 2022. It will be back. On the map below there are 61 tracts that are 10+ acres across the city limits that could potentially be opened up for multi-family in the future if this were to get approved. 49 of these tracts are low density single family residential zoning for the most part. All 61 tracts would have to have a land use amendment and rezoning to RM-8.
Why I am opposed to this reduction:
Once you open that door you can’t shut it. I don’t want to see 61 tracts of multi-family developments spread out all across the city. Granted there are a handful of tracts where multi-family would make more sense, but to open it up to any potential 10+ acres anywhere in the city is just not the direction I would like to take the city. The intention of the two sponsors, Commissioner Hefner and Vice Mayor Justice, is to give opportunities to local developers to provide affordable housing (under $400,000). Specifically townhomes for purchase for 3,000 new Amazon hires. I don’t have any doubt that initially this would work, however, I am concerned about where this would lead in the future, such as opening the door for multiple rentals, even apartments across the city. Commissioner Hefner said that apartments are not allowed under RM-8 zoning, but city attorney Gino is on record three different times as saying that we cannot discriminate between townhomes and apartments. Vice Mayor Justice is on record July 12 by stating “You cannot exclude apartments per HUD guidelines.” They are banking on developers not affording to build apartments on tracts under 20 acres. It could absolutely happen. Commissioner Hefner said he wasn’t concerned about the future, only current demand.
Another issue is smaller multi-family developments being able to fund sufficient road improvements that the city typically requires. These might include road widening with shoulders, curb and gutter, sidewalks, signals. In addition, the required minimum green space is 10%. By the time units are built, the parking lot is paved, that leaves little space for amenities Planning typical requires. It would be possible to only have bbq grills and maybe a small playground. I believe this would be a bad direction for the city.
There is an abundance of rentals in the county, even single family rental communities outside MJ city limits that are being developed. In my opinion, there will be plenty of places in the county for people to live.
