Developer proposes rezoning at 111 Hooper Street for 50–80 affordable units; commission asks about accessibility, utilities and notifications

Taylor Cook, a development officer with Hilltide Partners, told the Athens Planning Commission on Dec. 4 that his firm is seeking a zoning change for eight parcels associated with 111 Hooper Street to allow R‑3 multifamily development within a roughly 5.13‑acre portion of a larger 18.45‑acre property the company has under contract.

"I'm before you today to introduce an application for zone change for 8 parcels associated with the address of 111 Hooper Street," Cook said, describing his firm as an experienced affordable‑housing developer and noting they have engaged MGSS Law for legal assistance.

Cook said the proposal would yield between 50 and 80 affordable rental units in two three‑story buildings plus a community building, and that 10% of units would be built to UFAS/Section 504 mobility standards. "We're looking at somewhere between 50 to 80 units at this site," he said, and added the team would include universal‑design features and pursue green certification (Enterprise Green Communities or LEED Silver).

The developer said it intends to apply for 9% housing tax credits from the Ohio Housing Finance Agency in the February 2025 round and emphasized the site falls in Census Tract 9733, which scores highly on the agency's geographic criteria. "That's why you have developers, not just us, seeking projects in this area," Cook said.

Commissioners concentrated their questioning on practical site constraints and neighborhood impacts. The chair and other members asked whether mobility‑accessible units, common areas and sidewalks could be made usable on the site's steep contours. Cook said the buildings were relocated to flatter western portions of the property and asserted the project could meet ADA slope standards and distribute accessible units across floors rather than concentrate them.

On transit and pedestrian access, Cook confirmed the nearest bus stop (Line 3 at Hooper and Richland) is about a 15‑minute, three‑quarter‑mile walk from the site. He said the developer would provide sidewalks on its property and is considering a one‑time payment to help build sidewalks along Hooper Street east of the highway to improve pedestrian access.

Water and sewer capacity drew further questions. "We have not started to look into capacity," Cook said; he said detailed engineering and utility assessments would follow rezoning and, if successful, a later financing application.

Commissioners also discussed annexation of the remaining 13.32 acres outside city limits. Cook and David Mott of MGSS Law said annexation would be a separate process and, if approved, the annexed portion would likely be requested to be zoned R‑3 to provide additional site‑planning flexibility. The developer said it could also pursue 5–10 single‑family homes on flatter annexed land, using programs such as Welcome Home Ohio or a new single‑family tax credit, but cautioned those funding paths are new and not guaranteed.

Several commissioners urged better early notification and outreach to adjacent property owners. One commissioner relayed that some neighbors felt they were approached in "a belligerent kind of threatening" way and suggested bolstering pre‑application outreach; the developer said it is developing a communications plan to contact neighbors and stakeholders.

The commission did not vote on the rezoning at the Dec. 4 meeting. The chair said the presentation served as a communication and the item will return for formal recommendation and later consideration by city council in subsequent steps of the zoning and site‑plan process.

Next steps: the project team said they will pursue engineering and design details, submit required permit‑level plans if the rezoning proceeds, and apply for tax‑credit financing in the February 2025 round. The Planning Commission may consider a formal recommendation at a later meeting; if recommended, the zoning change would then go to City Council for decision.