Council Committee to discuss Somerset Reserve Housing Development on Troy's Southwest Side

Comments from a November 20th Public Hearing show some residents remain skeptical

On Monday, November 27th, City Counci’s Community and Economic Development Committee will be tasked to make a recommendation to the full City Council on the rezoning to discuss a proposed residential planned unit development on 58 acres nestled at the intersection of Nashville Road and West Market Street/State Route 55 that would place 189 homes in the subdivision. The meeting will be chaired by Council Member Jeff Schilling and will begin at 6:00 p.m. in Council Chambers.

This publication recently discussed this proposal in-depth earlier this month. You can read more here:

City Council held a lengthy public hearing as a number of residents spoke. The ideas and insights presented by the neighboring residents presents a complex scenario with various pros and cons that require a critical discussion by the committee. Some of the issues that were brought forward include the following.

Traffic and Safety Concerns: A major issue raised by residents, particularly from the Kensington neighborhood, involves the increase in traffic and safety concerns. The proposed development's impact on already problematic areas, such as the intersection of Nashville Road and State Route 55, could exacerbate existing traffic woes and safety risks. While the developer has committed to realigning and widening roads, the effectiveness and timeliness of these changes remain uncertain. This highlights a need for more robust and immediate traffic management solutions to ensure resident safety. Some of the data presented by residents during the public hearing were very noteworthy; a recent traffic study showed that over 26,000 travel on State Route 55 at the Nashville Road intersection, which makes this intersection one of the most traffic intense in the community. Furthermore, roughly 30% of all traffic was recorded going faster than the 50 mile per hour speed limit.

Runoff and Environmental Impact: The concerns about runoff and environmental impact due to the change from farmland to a developed area are significant. The developer’s plan to install new stormwater infrastructure and detention basins is a step towards mitigating this issue. However, the effectiveness of these measures in handling increased runoff needs thorough evaluation to prevent potential flooding and environmental degradation.

Housing Affordability and HOA Costs: The PUD's alignment with the community's need for affordable housing is questionable. Despite the developer's intentions, the actual affordability of these homes, especially considering the HOA fees for street repairs and maintenance, could be out of reach for the target workforce demographic. This raises concerns about whether the development will truly address the local need for affordable housing, as emphasized by the Troy Chamber of Commerce and Troy Development Council.

While the developer couldn’t commit to a price point, a question from Fourth Ward Council Members Bobby Phillips lead listeners to believe that homes would start at $325,000. With current rates, a 30-year fixed rate mortgage would cost roughly $2,400 per month or roughly $28,000 per year. At that mortgage rate, if a houshold was to spend 30% of their income on housing, the household would need $96,000 per year after taxes to afford the home. In a community where the average household income is $61,000 before taxes, it’s hard to see this new housing development as “workforce housing”, in which there is a desperate need.

Lack of Comprehensive Planning and Community Control: Residents have expressed concerns about the city's relinquishing control over certain services to the HOA, which could lead to higher costs and less accountability. In comparison with an R5 zoning, where the city provide more services such as refuse collection and street maintenance, suggests a need for more thought-out planning and involvement from the city to ensure the community's interests are safeguarded.

While the rezoning to a PUD might bring development and potential economic benefits, it raises serious concerns about traffic safety, environmental impact, true affordability, and the adequacy of planning and community involvement.

The Community and Economic Development Committee will also have to wrestle whether a Planned Unit Development designation is appropriate for the land. It's essential to underscore that the City's Code of Ordinances emphasizes that the Planned Development process should not be overused. It should only be deployed in scenarios where conventional zoning is deemed inappropriate or unduly restrictive. Section 1145.01(c) in the code underscores this point:

"It is the further intent of this Zoning Code that Planned Development zoning be applied only in situations where conventional zoning is inappropriate or unduly restrictive. In many situations, conventional zoning will fully satisfy the objectives of the City's Comprehensive Plan. Therefore, whether or not to grant PD zoning is within the sound discretion of the Planning Commission and City Council."

The Committee will need to discuss not only whether the Planned Development will have a positive impact on the community, the Committee will also need to determine why conventional zoning is inappropriate or unduly restrictive. On it’s face, the Planned Unit Development seems to be an avenue to make housing less affordable and not more affordable. In a community where more housing hard working people can afford is needed, this particular housing development demands public scrutiny.

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