CENTERBURG — Neighbors cite traffic, density and sewer capacity as concerns if Centerburg rezones 56.6 acres on Croton Road to allow for a subdivision.
The village annexed the land in July as Estate Residential District.
Whistle Stop Properties owns the property. Knox-Licking Holdings Ltd. requested a zoning change to Planned Development, paving the way for Schlabach Builders to build a 90-home subdivision.
Croton Road resident Alex Fogle lives directly across the road from the proposed entrance to Phase 2 homes.
Fogle asked about lot size, green space and density during an Aug. 26 public hearing. He specifically asked why 90 homes rather than 70.
Fogle also said he did not want a street light across from his home at the development entrance.
“I’m not opposed to this development going in, but I’m opposed to it turning into Lewis Center,” he said.
“People are moving out here from Lewis Center because it’s so crowded, but then we’re going to build a development and this will be just like the rest of it.”
Andrew Brower, legal counsel for Knox-Licking Holdings and Schlabach, said the development will set aside about 40 percent for green space.
“The lot sizes have shifted around, but frontage is 65 [feet] at the latest. The acreage will vary depending on the lot,” he said.
As for the number of homes, Brower said economics are involved in the decision-making.
Cul-de-sac and traffic safety
Much of the hearing centered on a long cul-de-sac planned to serve 38 homes in the development’s northeast section (Phases 3 and 4).
Barnes Road David Weade said the design would create hazards for school buses, snowplows and fire trucks trying to turn around.
He urged the village to require a “stub” road connection instead, which allows bus drivers to pull in and back out.
“Yes, they’re still backing, but in the cul-de-sac, you’ve got cars, kids coming everywhere. If it’s dark at 7:30 in the morning, it is a safety issue,” he said.
Weade said the stub configuration would also allow the development to link with adjacent parcels as they are developed in the future.
He also suggested widening the road by 10 feet to allow room for residents and bus pick-up at mailbox kiosks and eliminating several lots to allow for landscape mounding along Croton Road.
Additional suggestions include:
• A tree in each back yard.
• Widening the driveways from 14 feet to 16.
• Widening sidewalks from 4 foot to 5.
• Fountains in the ponds to aerate the water.
• An 8-foot-wide bike path.
• A pole light on each lot in lieu of street lights.
• More than 10 feet between homes to allow adequate room for the fire department.
“Keep in mind the decision you’re making today will affect for 10 years and longer,” he said. “So I think it’s your job to make sure this is a quality development.”
Flood study, road widening included in recommended changes
Stephen Kopechek, a V3 engineer, said a traffic study did not warrant turn lanes on Croton Road or any direct improvements related to the development.
“It did note that in the 10-year build-out, just from background traffic that’s anticipated to be generated, there are some recommended improvements for the Wilson Road intersection at Main Street and then Main and Hartford intersection,” he said.
The study also stated the developer should photographically survey the line of sight from the entrances for topography and grading.
Schlabach will have to widen development roads to 30 feet to comply with village code and cul-de-sac diameters to 96 feet to comply with fire code.
V3 also recommends an 8-foot walking path, 5-foot sidewalks and connectivity to the schools and street trees behind the sidewalk.
Regarding the street lights, the current plan has the minimum required at the intersections and cul-de-sacs. Kopechek said the goal was to “maintain the star night as much as we can.”
Kopechek said sanitary and storm sewers are straightforward.
However, the site has floodplain adjacent to it. Kopechek said Schlabach will do a flood study up and downstream to ensure the development will not impact the stream.
Village perspective: good plan, good design, needs tweaks
Village Administrator Rick Dzik said the village’s wastewater treatment plant currently has capacity for about 350 additional homes.
However, V3 has a preliminary plan that could double the available capacity with plant upgrades on the existing plant footprint.
“They’re estimating right now about $4 to 5 million in cost, which is much less expensive than a full expansion,” Dzik said, adding the village understands it will likely need a full plant expansion in 10 to 15 years.
Dzik said that from the administration’s perspective, Schlabach has a good plan and design, although he acknowledged it needs a few tweaks.
Schlabach agreed to a 5-mill New Community Authority (NCA) fee and a Tax Increment Finance (TIF) district on the subdivision.
Based on a $500,000 home, and a $100,000 household income, which supports a $500,000 home, Dzik expects new annual revenue of $476,680 to the village.
The breakdown is as follows:
• 5-mill NCA fee, $875.
• TIF, $875.
• Income tax, $89,000.
• Property taxes, $71,700.
• Sewer fees, $160,000 (based on current fees).
• One-time sewer tap fees, $445,000.
The company also agreed to pay $30,000 in land dedication fees for roughly 3 acres.
Dzik said the subdivision is 1.57 units per acre compared to other plans being brought to the village, which hover around 3 units per acre.
Schlabach might increase the lot size after starting market research, according to Dzik.
Dzik also noted Schlabach has been a good partner in the community, completing the Centerburg Meadows subdivision and revitalizing the former Centerburg Respiratory site with town homes.
Brower will relay residents’ concerns and comments to the developer and have a potentially revised preliminary plan for the September meeting.
The planning commission has 30 days to decide on the rezoning request.
