The Crescent Springs City Council has voted against a proposal for a 17-unit rental housing complex, with the decision resulting from a 4 to 2 vote on October 23, 2023. The council’s deliberation was influenced by concerns from both elected officials and local residents regarding traffic congestion, water retention issues, and potential impacts on property values.
Brian Fullenkamp, a partner at Legacy Management, expressed disappointment following the council’s decision. “They voted no. We don’t have anything else to do, as of right now,” he stated. This proposed development had previously received approval from the Kenton County Planning Commission in September, but Council Member Jeannine Bell Smith later appealed for further review by the council.
The council had earlier discussed the plan in October, where Thomas Breitenstein, the attorney representing the land’s owner, David Heidrich, requested the recusal of three council members due to prior expressed concerns about the development. Ultimately, Council Members Bell Smith, Jeff Smith, Don Kiely, and Mark Wurtenberger voted against the proposal, while Bob Mueller and Carol McGowan supported it.
The site in question is located on approximately one acre at the northeast corner of Ireland Avenue and Harris Street in Crescent Springs. The surrounding area consists of a mix of residential and commercial properties, including a nearby Panera Bread and a paint store. The development plan aimed to build two buildings with a total of 17 rental units, each featuring rear-entry two-car garages and walk-out access onto Ireland Avenue.
Development plans for this land date back to 2007 when the previous owner, JACS Property, proposed constructing 32 townhomes across three buildings. Only part of the land was developed into condominiums, and the remaining area fell into receivership before being sold, splitting the property rights. In 2017, Ireland Properties, LLC acquired the remaining land but faced challenges in moving forward with development. They eventually partnered with Legacy Management to revise the original concept and apply for a variance from the county.
The new plan included a 15-foot setback from Ireland Avenue and Harris Street for the first building and a 12-foot setback from the adjacent commercial lot for the second building. Although the typical zoning requirements demand 25-foot setbacks, the planning commission had approved variances as part of the concept plan in September. This aspect became a significant point of contention among critics of the development.
During the council meeting, concerns resurfaced regarding traffic, water management, and the potential for light pollution, particularly because the proposal involved rental units rather than owner-occupied homes. One local resident, Dawn Johnson, highlighted existing water accumulation in the area, worrying that additional development could exacerbate issues during winter months when icy patches form on the roads. Notably, no residents spoke in favor of the development during the meeting.
Council Member Mueller acknowledged the developers’ efforts but also recognized residents’ concerns. He emphasized the importance of considering the long-term potential of the site, stating, “I think we have an opportunity to look at someone who has come forward with the concept over a number of years, who wants to develop the site, versus—we don’t know what may come.”
As discussions progressed, Bell Smith questioned Mueller’s potential conflict of interest due to his background as a realtor, suggesting he might have future dealings with the developer. Mueller clarified that he had no direct financial interest in the project, and the city attorney confirmed his eligibility to vote.
Despite attempts by Fullenkamp and other representatives from Legacy Management to address the council’s concerns, the vote concluded with the council opposing the project. Mayor Mike Daugherty called for a motion, which Mueller made, and McGowan seconded, leading to the final decision against the development.
The outcome of this vote illustrates the challenges faced by developers in balancing community concerns with the need for housing solutions in Crescent Springs. As the area continues to evolve, the future of this site remains uncertain.
