Planning commission backs rezoning at 111 Hooper Street to allow Hilltide affordable housing

The Athens City Planning Commission on April 2 recommended that Athens City Council consider rezoning eight city parcels at 111 Hooper Street from R-1 and R-2 to R-3 to allow a multifamily affordable housing development proposed by Hilltide Partners.

Hilltide development officer Taylor Cook said the application covers 5.13 acres within the city (part of an 18.45-acre contract area that also includes acreage in Athens Township) and that the developer plans to apply to the Ohio Housing Finance Agency (OHFA) for housing tax credits to build "50 or more high quality affordable housing units restricted to households earning at or below 80% of the area median income." Cook told the commission the R-3 designation is needed to achieve the density required for a tax credit-financed project and that the site is across Hooper Street from the existing Monticello Village multifamily property.

The developer said it mailed notice last week to about 20 nearby property owners and will continue community engagement as the project proceeds. "The purpose of this rezoning...is to enable the development of critically needed affordable rental housing," Cook said during the presentation.

Why it matters: The commission framed the request as an infill affordable-housing opportunity consistent with the Athens 2040 comprehensive plan and with adjacent multifamily uses. Several commissioners and members of the public said sewer capacity, pedestrian access and transit connections must be resolved before later, more detailed design reviews.

Commission comments and clarifications - Transit and pedestrian access: Commissioner Nisley and others noted there is currently no bus route on Hooper; staff advised the closest transit route runs on Richland and that access would require roughly a half-mile walk. Commissioners asked staff and the developer to coordinate with Athens Public Transit and HAPCAP on potential route extensions if the project advances. - Sewer capacity: Commissioner Veil said he intends to support the rezoning recommendation but warned that, at detailed design or Title 41 review, the project must demonstrate the local gravity sewer under U.S. 50/33 can handle the additional flow. He said engineering due diligence on sewer capacity will be required when site plans are submitted. - Lighting and design controls: Staff reminded the commission that the city's outdoor illumination standard (not more than 0.1 foot-candles at the property line) and a photo-illumination plan would be required during later reviews.

Public comment Resident Aaron Leatherwood urged broader, citywide planning rather than piecemeal rezoning, noting the site's location between the highway and the river and warning about potential unintended effects on surrounding land-use patterns.

Action taken A motion recommending the rezoning ordinance to Athens City Council was moved and seconded and passed on a voice vote with no recorded opposition.

What remains to be decided If council and later project review stages proceed, staff and the developer will need to resolve sewer capacity, finalize pedestrian/transit access plans, and complete Title 41 and site-plan level reviews. Annexation of adjacent township parcels was discussed as desirable but not required for the immediate project, and the developer indicated annexation is not a precondition for this city-located portion to proceed.

Ending The commission's recommendation sends the rezoning request to city council; if council acts favorably, the project would return for detailed Title 41 and site-plan reviews that must address the infrastructure and pedestrian-transit issues flagged at the April 2 meeting.