Public debate over proposed rezoning at 8800 Beech Grove Road; planning commission recommended R-1 to R-3 with restrictions

The Shepherdsville City Council held a public hearing on Feb. 9 on a rezoning request for approximately 1.22 acres at 8800 Beech Grove Road (docket 2026Z-04). Eric Farris, representing the property owners, said the Bullitt County Joint Planning Commission recommended changing the site from R-1 to R-3 with five restrictions intended to limit density and address floodplain and access issues.

Farris listed the planning commission's conditions as part of the recommendation: a finding that the rezoning conforms to the county's comprehensive plan for medium-density development; a restriction that initial sales be to owner-occupants ("This is not an apartment site. No apartments will be allowed on this site whatsoever," Farris said); floodplain mitigation at a minimum 1:1 ratio unless a higher ratio is required by FEMA or the Kentucky Division of Water; a 15-foot right-of-way dedication along Beech Grove Road; and maintenance of established front-yard setbacks.

Neighbors who spoke at the hearing asked the council to prefer a single-family concept. Johnny Gaddis, an Oak Grove resident, told the council he supported "7 homes" rather than townhomes, citing safety and traffic concerns from children playing and the existing "Raceway of Beech Grove." Wayne Brown likewise urged fewer homes and raised safety and aesthetic worries.

"I'm all for 7 homes, totally against townhomes," Gaddis said. "It don't fit for that area just because of the cut through... I'm all for 7 homes, not 13." Wayne Brown added: "We're worried of safety more than anything... I'd just like to stand with Johnny and probably the vast majority... that says, if we're gonna develop this, let's lean into the 7 homes." (Speakers identified in the transcript.)

Developers and their design team said the owner's proposal was reduced from an earlier 19-townhome concept to 13 townhomes or an alternate seven-house plan. The project team said either option falls within the zoning recommendation and the planning commission's restrictions and that market forces will inform which option is built.

Council members stressed that a vote tonight would be on the zoning classification (R-3) subject to the planning commission's restrictions; the zoning change does not itself require the developer to choose one of the two design options. Council also asked the developer's representatives to answer outstanding questions before the council takes final action.

The clerk read an ordinance summary for City of Shepherdsville Ordinance 0260003 (first reading) to amend the zoning map to change the parcel from R-1 to R-3 subject to the planning commission's findings and restrictions; the first reading moved forward in the meeting but a final adoption vote was not recorded tonight.

What remains: council members asked residents to continue to provide input and invited follow-up questions for the developer team; staff and the developer will supply requested traffic, floodplain and access clarifications before the council's next consideration.

Provenance: presentation and public-comment record (SEG 1156-2266) and ordinance reading (SEG 2235-2266).