Heron Crossing, a proposed 180-unit housing development planned by M/I Schottenstein Homes for a 109-acre tract in Violet Township, is undergoing consideration by the Violet Township Board of Trustees.
Township residents opposed to the development attended the trustees meeting July 15 to express their dismay with a modified plan being presented by the developers. The plan would increase the number of housing units on the now vacant parcel above what has been previously proposed.
The land in question, located just west of Tollgate Elementary/Middle School, had already been rezoned in 2004 as the Eastern Lakes Planned District.
Under that existing plan, the subdivision was approved to contain 145 single-family homes and include 32.14 acres of green space, with a net density of 1.56 units per acre.
M/I Homes is seeking to modify that approved development plan with a new proposal for a re-branded Heron Crossing development that will increase green space to 52 acres and net density to 1.8 units per acre.
The developers, represented by Glenn Duggar of the law firm Smith and Hale, initially planned to increase housing to 187 single-family units, however, they reduced their proposal to 180 units last week.
Duggar said the open space between lots in the modified plan would equal 7 football fields in length and one football field in width.
"I think it's important to understand the spatial relationships of this plan," he said.
"The size of the open space, it's not just pocket parks -- it's very meaningful."
A tree-lined boulevard entrance at Refugee Road would offer "a very dramatic entrance to the subdivision," Duggar said.
He said developers would also continue to "maintain the structural integrity" of existing ponds on the property and will conduct an archeological study as well in accordance with state and federal wetlands protection laws.
Duggar said the open space will look much like the Pickerington Ponds Metro Park in terms of its meadow features with wildflowers and grasses.
A dedicated public street would also connect the subdivision to the Tollgate school property.
In addition, Duggar said developers of Heron Crossing will not build "snout houses" in the subdivision. He described snout houses as those where the garage is the predominant frontal feature.
"We think we've got a plan that's much more attractive than the current zoning," he said.
"We have a very high-quality house."
Duggar said the minimum square-footage of the housing stock would be 1,400 for ranch homes and 1,750 for 2-story homes.
He said houses in Heron Crossing would be expected to sell in in the high $200,000 to low $300,000 range.
Duggar's presentation did little to sway a number of township residents who appeared at the meeting to voice concerns.
Mike McCallin, who lives in Violet Township on property which abuts the proposed development, said he worries approval of the plan would set a negative precedent.
"Once you agree to this plan you set the standard for all other developers that go into this area," he said.
Increased density means increased commuter traffic that will burden already crowded township roads, McCallin said.
"What do we gain by increasing density when there is almost no way to increase the ability to get to work?" he asked.
Jeff Ball of Pickerington Road said he believes the density of Heron Crossing is troubling.
"My problem is that they are taking the existing plan and expanding the number of houses," Ball said.
"When you have a community (whose) houses are 20 feet apart -- that's too dense," he said.
Ball presented the trustees with a petition of more than 500 signatures of people opposed to the modification.
Jean Parker of Fox Run Court said the township needs to address density, and the developer's tweak to the modified plan falls far short of what is appropriate.
"I think as a township we have an opportunity to say our concern is density," Parker said.
"Bumping down the number of houses by 5 percent doesn't adequately represent that," she said.
Violet Township Zoning Administrator Kelly Sarko said Heron Crossing is simply a better plan than Eastern Lakes.
"It's a development that utilizes the natural topography," Sarko said.
"It's a more efficient use of land.
"We don't often get a 're-do' (but) this plan better achieves all of the objectives for a planned district," Sarko said.
With a 2-0 vote, (Trustee Harry Myers,Jr. abstained) the Board of Trustees ended public participation on the Eastern Lakes modification issue and the matter was continued for board consideration to 8 p.m. Aug. 5 at the Violet Township Administration Building, 12970 Rustic Drive in Pickerington.