With a 6-0 vote Monday to rezone a portion of Eugene Boulevard, the Poplar Bluff City Council accepted the promise of a developer who says 48 units of affordable housing will be occupied only by veterans.
The Missouri National Guard Foundation asked that approximately 3.4 acres of vacant property at the end of Eugene Boulevard be rezoned from commercial to residential apartment.
The city council had to have a minimum of five votes to approve the rezoning because of a petition signed by surrounding landowners who opposed the project. Council member at large Ron Black abstained from the discussion and vote, citing a possible conflict of interest. Black, who did participate in an April workshop, said he is associated with a bank that may do business with one of the companies involved in the project.
Black did not have this information when he participated in the original workshop, city attorney Mark Richardson said. When he learned of the possible conflict, Black recused himself out of an abundance of caution, said Richardson.
The council heard Monday before the vote from citizens who made equally emotional arguments in support of and against the project.
Commercial property needs to be maintained for its value to sales tax collections, said Jim Chrisman and Barbara Rexroat, who argued the project would not be solely for the benefit of veterans. Chrisman also said the $10.5 million in state tax credits that fund the project make the price tag too high for 48 units.
In order to receive the tax credits, the development has committed to offering subsidized rent, developers say.
Veterans will be given preference for the units and there will not be a problem finding qualified residents, said Scott Englund, president of the Missouri National Guard Foundation. Any benefits received by the foundation through its operation of the units will go directly back to helping veterans, he said.
"We are going to house this with veterans and we make that promise to ... the city of Poplar Bluff," Englund said.
This is the first of what the foundation hopes to be multiple housing complexes throughout the state, he said. The reputation of the foundation is at stake as it tries to move into future communities, Englund said.
The foundation wants to meet a need a need for affordable housing for veterans not currently met by other agencies.
At least four veterans came forward to share their own hardships in finding affordable housing.
Richardson cautioned both opponents and supporters to keep their remarks to the zoning issues.
Planning and zoning commission members Todd Sittig and John Cooper told the council the units are needed.
The commission voted 5-4 against support of rezoning. Cooper voted in favor and Chrisman, also on the commission, voted against it. Sittig was not able to vote because he is employed by the project.
Residential apartment zoning is set up to create a buffer between commercial property and single family homes, Sittig said
Rexroat, a resident of a nearby neighborhood, said the area is too congested and a bad location to serve veterans. The project would be better in a different area, she said.
The council is putting its faith in the Missouri National Guard Foundation, Ward 4 city council member Philip Crocker said this morning.
This is a pilot project that could ultimately help veterans across the state, Crocker said.
Many area officials have already issued their support for the project, said Crocker and Ward 1 council member Susan McVey. Letters of support were issued in August 2016 by state Senator Doug Libla, state Rep. Todd Richardson, Three Rivers College and others, including the city council.
This was the right thing to do, McVey said, after the meeting.
This fits into the city's comprehensive plan, said Ward 5 council member Robert Smith. It will be an appropriate use for the area and the city needs affordable housing, he said.
Council member at large Steve Davis said he believes the housing will benefit veterans.
Ward 3 council member Barbara Horton said she listened to every caller and read every email from residents concerned about the project. The property was made commercial five years ago and has received no interest for that purpose, she said.
Many people felt the area would be good for veterans housing because of its location near the VA hospital, she said.
This is an excellent opportunity for the community, Horton believes.