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Neighbors press council over proposed 19-unit townhome rezoning on Beech Grove Road; developer and planning commission recommend approval
Summary
A developer sought rezoning of 800 Beech Grove Road from R-1 to R-3 to build 19 townhomes on 1.22 acres; the Bullitt County Planning Commission recommended approval, but residents raised traffic, drainage, safety and density concerns. Council asked the developer to consider concessions and binding elements before a final vote.
The Shepherdsville City Council held a public hearing July 14 on a request to rezone 800 Beech Grove Road from R-1 to R-3 to allow a 19-unit townhome development on a 1.22-acre lot. Emily Vessels, representing applicant David Gelza, presented a site plan showing three buildings with front-facing garages and sidewalks on Oak Grove Boulevard; the Bullitt County Planning Commission had recommended the zoning change.
Why this matters: The proposal would introduce medium-density, for-sale townhomes to a neighborhood currently made up of single-family properties and limited multifamily options. If approved, the council said the development would increase demand on local roads, drainage infrastructure and public services.
Residents from nearby streets — including Don Miles (875 Beech Grove Road), David Bassett (269 Ashley Boulevard), Faye Hedspeth (586 Beech Grove Road), Marita Cogburn (147 Coosa Drive), Barbara Greenhagen (436 Tecumseh Drive) and others — told the council they opposed the project as proposed, citing several specific concerns:
- Traffic and safety: Speakers said Beech Grove Road and Oak Grove Boulevard are narrow, carry faster traffic than posted speeds, and experience backups when I-65 traffic is diverted. Don Miles said it can take him “20 minutes or more to get out of my driveway” during congestion. Residents asked whether the developer or city would install speed controls, humps or other traffic-calming measures.
- Flooding and drainage: Multiple residents described standing water and past flooding on properties off Beech Grove Road. Several asked how grading and construction would affect local floodplains and runoff; developer representatives said they had agreed to a one-for-one floodplain mitigation approach and will work with the county planner and city staff to route stormwater to Oak Grove Boulevard’s system.
- Density, parking and design: Residents questioned whether 19 townhomes could fit on 1.22 acres and worried about narrow single-driveway garages causing on-street parking and conflicts. Developer representatives said unit lots would exceed R-3 minimum lot sizes (about 2,150 square feet proposed), that front-facing garages mirror a nearby townhome development half a mile away, and that the units are planned as owner-occupied townhouses rather than rentals. The applicant said proposed sales prices would target the low $200,000s.
Council response and next steps: Councilmembers asked the developer to consider revisions and potential binding elements — including reducing unit count or altering driveway configuration — to address neighbors’ concerns. The developer agreed to review options, binding elements and the planning commission’s checklist items; the mayor said a further presentation or amended proposal would return to the council for formal consideration and vote. No rezoning vote occurred at the July 14 meeting.
The planning commission’s favorable recommendation and the applicant’s claim that the project aligns with the city’s comprehensive plan were noted by council staff, but council members emphasized the need to reconcile neighborhood safety and drainage concerns before acting.
