CENTERBURG — Johnsville Road homeowners raised concerns at Monday’s village council meeting about the annexation and proposed development of 85.4 acres adjacent to their properties.
Bob and Mary Guthrie, along with Ronald and LouAnn Ricker, cited concerns related to the development, including the type of housing, density, and traffic issues.
Thistlegate 16 LLC is listed as the owner of the 85.4 acres. Thistlegate and its representative, Linda Hondros, plan to partner with Arbor Homes for single-family units.
Village council members approved an annexation agreement at their September meeting. The Knox County Board of Commissioners approved the annexation on Oct. 30.
At the October meeting, Hondros and Drew Miller of Arbor Homes spoke about Arbor’s housing products.
On Monday, Bob Guthrie questioned whether pre-fabricated homes on slabs would be beneficial for the community.
“The idea that there’s 100 to maybe 300 homes in Centerburg — who’s going to live in those?” he asked. “We have neighboring communities that have literally thousands of apartments and houses being built.”
He noted that what people from outside the community state is good for the community is not always the case.
“I know you guys, and I respect all you guys, and the decision that you make for a community. So I’m hoping that you just make sure that it’s the right thing for our community,” he told the council.
Guthrie voiced concern about the type of people low-cost housing would draw to the community. He also cautioned against rushing to accept grant money.
He encouraged the council to properly vet Arbor Homes to ensure the company produces quality homes for the long term.
‘We’re paying very close attention’
Village Administrator Richard Dzik said the village is paying close attention to those seeking to enter the community.
He said village officials made it clear to Hondros and Arbor Homes that they expect a quality product, green space, and proper stormwater management.
Development plans call for roughly four houses per acre.
Dzik said that for single-family housing, four houses to an acre is more than the village wants. The village suggested that Hondros consider condominiums or patio homes to help alleviate the lack of senior housing in the area.
Dzik anticipates Hondros will provide a preliminary subdivision plan in the next few weeks.
“We are paying very close attention and making sure that their density aligns with what council [wants] and our zoning,” he said.
Arbor Homes is building a housing development in Plain City similar to what the company proposes for Johnsville Road.
Councilman Daniel Hardwick said he visited the site and was told Arbor Homes was not interested in building modular homes.
Once the village annexes the land, Dzik said the probable recommendation is to rezone it to Planned Development (PD). Under PD, the village approves the final development plan.
“All along the way with the planned development community, both our Planning and Zoning Commission and our council has a lot of say in what’s going in there,” Dzik said.
The property will stay in the township, and the township will receive property taxes. The village will receive income tax from residents in the subdivision.
Ron Ricker noted that low-income housing will not generate as much income tax revenue as higher-priced housing.
State grants available for workforce housing
Council members also learned in October about a workforce housing grant the village could apply for to help with developing the subdivision.
“There hasn’t been a decision yet, either by administration or council, about whether we’re even interested in pursuing that grant opportunity, whether it’s best for us, or whether we qualify,” Dzik said on Monday.
“It’s been heard loud and clear from both planning and zoning and council that we’re not going to make exceptions to what we think is best for Centerburg just for some grant dollars.”
Councilman Greg Myers told Guthrie, “I don’t know if this eases your worries or not, but we all live here, too. We want to see what’s best for Centerburg.”
“We will not do this on our own without the people of Centerburg having an input into this.”
Mayor Tom Stewart
Mayor Tom Stewart said village officials were “very frank about what we want to see, not what they want to see.”
“We’ll work to get what we want, not what they want,” he said.
The state has until Dec. 31 to set rules for the housing grant.
Mary Guthrie is also concerned about the Updike and Johnsville roads (State Route 314) intersection, noting multiple deaths have occurred there.
Dzik said the Planning and Zoning Commission will require the developer to provide a study for roads and intersections.
She also referenced Del-Co searching for more water and encouraged the council to protect Centerburg’s aquifer.
The village will hold public meetings throughout the annexation and development processes. Stewart encouraged residents to attend and offer input.
