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Vandalia council advances Mulberry Road PUD to second reading after neighbors raise traffic, school and property concerns
Summary
The Vandalia City Council voted 7-0 on Sept. 15 to move Ordinance 25-22 — a proposal to rezone 11.36 acres at 3330 Mulberry Road for 87 townhomes — to a required second reading after residents raised concerns about traffic, schools and neighborhood character.
On Sept. 15 the Vandalia City Council voted 7-0 to approve Ordinance 25-22 on first reading, forwarding a planned unit development (PUD) request for 3330 Mulberry Road to a required second reading. The ordinance would rezone an 11.36-acre parcel from agricultural to PUD for development with 87 new townhomes.
The vote authorizes a second reading of the zoning ordinance; it is not final approval of the development plan. Councilman Folick, who moved the ordinance in first reading, told the council the vote is “a formality of a vote to forward it to the next meeting,” and that the second reading — when final consideration will occur — is scheduled for the October council meeting.
Neighbors said they oppose the proposal as currently drawn. Marissa Bardinaro, a resident of 1206 Foxcroft Court, told the council the development would “ruin the look and feel of our neighborhood,” and raised concerns about property values, traffic congestion, reduced yard space and pressures on schools. “The proposed changes in the neighborhood … are a detriment to the character and infrastructure of our homes and our neighborhood,” Bardinaro said during public comment.
Steve Ash, a Copperfield neighborhood resident since 1976, also urged the council to consider traffic and sidewalk needs on Mulberry, describing the roadway as “a very winding road” that already carries heavy traffic.
Representatives for the applicant said they have technical studies supporting the plan. Robert Ballinger, speaking for the property owner, submitted a traffic-engineer letter into the record and said the study concluded “the development will generate less than 200 total trips during peak hours,” which he said is below the city’s threshold for requiring a full traffic study.
City staff told council members the planning commission reviewed the request and recommended approval. City Manager Althouse said the application was presented to the Planning Commission on Aug. 26, 2025, which returned a 3-0 recommendation in favor of the PUD preliminary plan.
After council’s vote to advance the ordinance, the matter will return for a second reading and public comment at the October meeting, when council may adopt, amend or reject the ordinance. The developer and staff will be expected to provide supporting materials — including the traffic letter submitted by the applicant — in the meeting packet for the second reading.
Supporting details recorded in the council meeting packet include the applicant name (DDC Management), the parcel location (3330 Mulberry Road) and the proposed scale (87 townhomes on 11.36 acres). Planning commission action recommended approval on Aug. 26, 2025.
If the council approves after the second reading, the rezoning and PUD preliminary plan would permit the developer to proceed to subsequent design and permitting steps required under city code.
