The Houston Planning and Zoning Commission won’t endorse a development on city-owned land without additional information, the chairman told the Houston City Council on Monday.
The discussion came after overtures from a developer involving a tract commonly referred to as the “Forbes property.” The proposal includes the construction of 12-13 structures that would include a form of assisted living or care for those with extra care needs.
The city acquired about 4.25 acres — bounded by King and Hawthorn streets — in 2013 for $80,000. It spent another $25,000 to remove two houses.
Steve Hutcheson, the commission chairman, said his group hadn’t given its approval to the development because it didn’t have enough data, and he questioned the affects it would have on the central city portion of the community and how it might change the character of the neighborhood. He said the panel was anxious to work with the developer and pledged to find a suitable tract to move the effort forward.
Hutcheson, a long-time mayor before retiring in 2011, said with limited information, it appears the project might not meet yard or setback requirements for residential zoning under the community’s planning and zoning document.
Hutcheson called on the council, which was discussing the project for the first time in an open forum, to:
•Call a public hearing before a final decision is made. Some of the nearby property owners have lived in the neighborhood for decades and it is important to receive their input, he said.
•Study storm water and draining issues that would occur with the development. He said a senior housing project between Ozark and Chestnut streets would need protection from flooding.
•Obtain an appraisal for the property, which the commission fears is being sold far below its value. “If the developer cannot afford the property for what the city has invested, then we question how financially secure the development as a whole would be,” Hutcheson said. “If the city cannot sell the property for what it has invested, then we request that a formal appraisal be done to establish the true value of the property.”
Although several interested parties attended the meeting, the project was not on the council’s agenda.
Tona Bowen, city administrator, said the developer provided her with additional information on Tuesday, including that no HUD monies are involved and nursing care is provided through the Arc of the Ozarks, a Springfield organization. She said the development also would be beneficial to the city through the sale of utilities.
The city council, she said, has held discussions in closed session over a period of time about selling the property. An undisclosed price is on the table and the transaction is dependent on the outcome of a land survey. The Houston School District has since expressed an interest in the property.
Hutcheson said the panel wasn’t trying to discourage the development, and he said several locations might be more appropriate, including a tract west of Houston House that is owned by the Houston Development Co. along Highway 17. A neighbor and a member of the commission, Angie Gettys, agree that a higher profile location would be advantageous.
Jeremy St. John, an alderman whose ward includes the property, said the project has the potential of jump-starting growth in the community and bringing new investment to Houston. Its location in a centralized part would be close to other amenities, he said. He expressed skepticism that an appraisal could be obtained for the city’s property due to a lack of lot sales. Hutcheson disagreed.
St. John’s council colleague, Kevin Stilley, said he’d reviewed the work of the developer, Scott Lauderdale, at Mountain Grove, and found it attractive. Lauderdale was at the meeting. Bowen said she expects Lauderdale to address it further at an upcoming city council meeting.
Ultimately, the decision will rest with the city administrator, who issues building permits. An appeals process flows through the board of adjustment and can ultimately go to circuit court.