The Vermilion Planning Commission worked through a crowded agenda on December 3, taking up a major rezoning request for the former Sailorway Middle School property and three additional development proposals across the city.
The meeting opened with a presentation from Yves & Vine Development LLC, which hopes to redevelop the old school site on Decatur Street into a new residential neighborhood. The concept includes about 80 homes on roughly 10 acres, mixing single-story ranch units with attached homes in a walkable layout. The developers asked the city to rezone the property from R-4 to R-6, saying the higher density is needed to make the project financially possible.
They explained that the school buildings are in severe disrepair, with asbestos and failing foundations, and that demolition will likely require state Brownfield funding. They also said the shape of the property and lack of a street grid make it difficult to build under existing zoning rules.
City officials, however, noted that the plan does not meet several key requirements of the R-6 district, including acreage, density limits, setback standards, and right-of-way widths. Because of that, the commission said it could not send a recommendation to City Council without legal guidance. The rezoning request was tabled so the law director and city engineer can review how many variances would be required and whether the city can legally move forward.
A resident, attorney Homer Taft, offered public comment. He supported the idea of redeveloping the long-vacant property but warned against approving a rezoning that would immediately depend on significant variances. He also raised safety concerns about proposed 20-foot private roads.
The commission did approve three other projects.
Local businessman John Decker received conditional approval for a new 24-hour fitness gym on Liberty Avenue. The building will be a modern metal-panel structure with a small mezzanine office. The site requires several variances due to lot size, parking layout, and setbacks. The commission approved the request after noting that all engineering requirements must be addressed, including ADA parking, stormwater management, and parcel consolidation.
Zaremba Group, the developer behind several Dollar General projects in the region, received approval for both a minor lot split and the site plan for a new store at 3355 Liberty Avenue. After previously obtaining parking variances from the Board of Zoning Appeals, the developer updated its plan to increase parking to 33 spaces and refine drainage and landscaping. The project includes a new detention basin, wetland buffer signage, and a sidewalk along Liberty. Final approval was granted contingent upon meeting all engineering items.
The final request came from FGV LLC for Phase 1 of the Forest Glen subdivision near Woodland, Highbridge, and Dogwood. The first phase includes 53 lots, underground utilities, and three stormwater basins designed to serve future phases. Developers explained how the system is built to handle major rain events, with overflow routed away from homes. An HOA will maintain common areas and enforce design standards. The commission approved the final plat with conditions tied to stormwater and EPA approvals.
The Planning Commission adjourned after setting its next meeting for January 7, 2026.
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