Vandalia council approves rezoning for 770 Bolton Abbey Lane after divided 4-3 vote

The Vandalia City Council approved Ordinance 25-26 in its second reading, rezoning about 15.48 acres at 770 Bolton Abbey Lane from Residential Single-Family RSF-2 to RSF-4 and agricultural. The ordinance passed on a 4-3 vote after a public hearing in which residents raised concerns about density, traffic and whether the changes would harm neighborhood character.

Developer Greg Burling, representing Campbell Burling Development, told the council the revised plan would create roughly four acres of open space, add landscape buffers and provide “premium lots” in the subdivision. “I’m also committed to a playground or a park on the McGovern lot,” Burling said, adding that the parcel would be transferred and maintained by the homeowners association and that a plaque honoring a previous developer would be placed on the site.

Burling said the change in zoning allowed reduced lot widths to match adjacent Section 9 of Foxfire and that the market for homes there has shifted upward; he cited recent sales prices averaging about $414,000 and said elevations would include brick and stone. “With the open space and create landscape areas … this plan is much, much better,” Burling said.

Several residents urged council to delay or reject the rezoning. Leon Mabel, who said he represents neighbors in the original Foxfire subdivision, asked council “Why go from an RSF 2 to an RSF 4?” and said the change would “degrade our neighborhood for a small number of houses.” Alex Gunnedre urged the council to push builders toward larger homes that match the established neighborhood character. Jeff Hoagland and other speakers raised concerns about traffic studies, timing and whether road improvements would be required before final plan approval.

Mayor Herbst opened the public hearing and council members questioned the developer and staff about traffic impacts and whether a traffic study had been required; staff said the rezoning “did not meet the standards for requiring a traffic study.” Burling said the subdivision section was part of an original approval and that thresholds typically trigger a traffic study when a development reaches a much larger scale.

Council discussion reflected mixed views about neighborhood impacts and precedent. Councilmember Blakesley and Councilmember Avila Davis Weaver (recorded as opposing) said they were not comfortable adding the extra lots; other members pointed to experience in similar situations and said they had not seen diminished property values from adjacent new construction.

Councilmember Follett moved to approve Ordinance 25-26 in its second reading; Councilmember Dugan seconded. The motion carried 4-3.

What happens next: Because this was a second-reading ordinance, the zoning map will be amended consistent with the vote. The developer said he would proceed with the plan elements presented to the council, including open space, landscaping and the proposed park transfer; specific construction and street-improvement timing was not prescribed in the ordinance text read at the meeting.