Three new members of the Poplar Bluff City Council will be sworn in Monday, and their first task will be discussion of a housing complex on Eugene Boulevard.
The Missouri National Guard Foundation has asked to rezone about 3 acres of undeveloped property, from commercial to residential apartment. They want to construct a 48-unit, income-based apartment complex.
In a split vote, the planning and zoning commission issued a recommendation against the change last week. Majority members cited concerns with the loss of commercial property and opposition from nearby neighborhoods.
Foundation president Scott Englund feels the project has been misunderstood.
It would provide affordable veteran housing for the only VA hospital in the state of Missouri without designated support housing near the facility, according to Englund.
"This foundation consists of veterans like myself that are trying to do something to help out veterans that are in need, and we know there's a need," said Englund.
The foundation began researching this project and talking with city leaders two years ago, said Andrew Danner of North Star Housing, a consultant for the project.
"Our research and market studies showed an overwhelming need for affordable housing for veterans in and around the area," he said. "We've dedicated a lot of time, energy and resources to ensure that it will be a benefit."
Butler County has a higher percentage of veterans within its boundaries than the state average, Danner said. This complex would be able to provide wrap around support services, in addition to affordable housing, he explained.
The city council is not expected to hold a vote on the rezoning request until May 1. Approval will likely require five votes because a petition signed by property owners within 185 feet of the request is expected to be certified by the city. If a minimum of 30 percent of nearby landowners oppose a request, it requires a higher degree of approval to pass.
Residents against the proposal have cited the loss of commercial property which could provide sales tax, safety concerns for nearby neighborhoods and impact to property values.
The property has never been developed and brings in nothing for the city now, Englund said. The complex would generate between $25,000 and $30,000 a year in real estate property taxes.
"We'll make every effort to buy everything locally in the construction," Englund said.
Preference would be given to veterans. All residents would have to meet income guidelines and a minimum of 25 percent would need to have a special need or disability, under requirements set by the funding agency. The foundation has received $10.5 million in state and federal tax credits from the Missouri Housing Development Commission.
"We tried to go down this affordable housing route because ...We see there's a need in Southeast Missouri," Englund said. "When we open, we're going to give priority to veterans.
"Based on our assessment of the area, we won't have any problem filling that with veterans."
The foundation is partnering with the local organization Cape Arrowhead, which will work at the complex and help maintain a waiting list of veterans in need of housing, according to the developers.
There are 50,000 veterans in the 29-county area served by John J. Pershing VA hospital, Danner said.
"If we ever reach the point it's not 100 percent veterans, then we've accomplished our mission of making sure the need has been met for affordable housing," Englund said.
If rezoning is approved, construction would begin in the fall and take about one year.
The foundation is a not-for-profit, Englund said. In the long term, this complex is meant to support the foundation's other efforts, which are mainly paid for through donations.
"Any profits that come from this in the long term will be returned to veterans for the programs the foundation gets involved with," he said.
The mission of the foundation is to seek and give support services to veterans, Englund said.
That is built upon the veterans' pillars of resiliency, or their family, social, physical, psychological and financial resources.
"It's a perfect fit for our mission," he said.