Huber Heights moving on changes at Benchrock site
Proposed plan for 625-acre site features 2,000 housing units, green space, amenities.
Thursday, October 25, 2007
Related:
- Benchrock housing, retail site finally has solid proposal
- Plan - 2,000 homes, green space
- Artist renderings | Map
- What do you think about the proposed development?
HUBER HEIGHTS — The city's agreement with the Kendall Group for the failed Benchrock development was about four pages long; the one they have with DEC Land Company for the same site, 55.
That's 51 pages worth of lessons learned from the Benchrock project, which never got off the ground. Fifth Third bank foreclosed on the property in 2006, leaving the city with obligations that were supposed to be financed by revenue from the development.
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City Manager Cathy Armocida and DEC President William Jump said it took eight months to arrive at the current development agreement for the 625-acre site.
DEC has a general vision — about 2,000 mixed use residential units; large common green spaces; high-quality architecture reflecting the feel of Carriage Hill MetroPark across the road on Ohio 201; walkable neighborhoods and recreational amenities within the development.
There's hope of a future elementary school within walking distance with some sort of sharing agreement between Huber Heights and Bethel Twp. school districts.
Huber Heights already wants a school north of Interstate 70. The district owns 20 acres near Carriage Trails, in Bethel Twp.
Huber Heights Superintendent Bill Kirby confirmed Wednesday that discussions between the districts and the developer have occurred to see if there's a way to work things out to everyone's advantage.
"If this can happen, it's an enormous attraction to builders," Jump said.
But the exact mix and number of components is still undetermined and to be approved by the city in sections. A total estimated project cost has not been determined.
While much is still unknown, the development agreement nails down how the city starts receiving much-needed funds to repay almost $9 million in debt related to the Benchrock development.
Armocida said the city owes $2.1 million for 100 acres it purchased that the previous developer was supposed to buy back; $1.9 million in assessments on that acreage; and $4.8 million for interchange improvements at Ohio 201 and Ohio 202.
DEC will buy the city's acreage for $2.7 million and assume the assessments. The city is earmarking $200,000 of the profit from the sale for a future fire/public safety site north of I-70.
As sole owner, DEC will pay all assessments and property taxes. And as buildings go up, the city receives additional income from a tax increment financing overlay in the area.
The TIF is also in place on 70 acres to the south of Carriage Trails that DEC plans to develop as retail. It allows the city to share property taxes from the improvements only with the schools.
"This plan works," Council Member Mark Campbell said. "If there was never a home built, it still removes us from the development business and makes us whole.
"Now there's an $8 million road our taxpayers aren't on the hook for," he said.
Carriage Trails developer and investors:
DEC Investments Group, Inc.: Privately held real estate development, management and investment company based in Dublin; $400 million in 7,000 residential properties in seven states; millions of square feet in commercial property.
Investors: 50 percent of the Carriage Trails' backing comes from a group of Central Ohio investors, including JMAC, John McConnell's (Worthington Steel, Columbus Blue Jackets) family investment company and the David Thomas Trust (Wendy's).
Comments
By NfamousWayneFan
October 27, 2007 3:51 PM | Link to this
Since there isn’t going to be a golf course. I will still look into Gold Key Homes (Orberer) and see what they are going to do within CarrigeHill Trails. I would like my new home to be close to a Green Space and a little bigger yard that is provided in Windbrook.
Also to another thing that Mr. Bethel Grad if you havent noticed. Many of the new homes that are being built out that way are only Brick fronts with Sidding on 3 sides. That is actually a disappointment for me.
By NfamousWayneFan
October 27, 2007 3:32 PM | Link to this
I am proud to be from HH Mr. Bethel Grad.
I also have been looking to move to the Windbrook development with Gold Key Homes. I was really looking forward to the Golf Course. I guess this is better than nothing, I am not too sure about the apartments planned.
The other problem that I have with moving to that area is that it is in Miami County and it is Bethel Schools. ( Which most would rather their kids to go to Bethel, But each to their own)
By fred
October 27, 2007 8:58 AM | Link to this
This election should be easy for everyone WHO VOTES. If you are satisfied with your household income,the amount of taxes you pay,seeing your neighbor tossed from his home,the loss of jobs in Montgomery County then by all means vote for the same people who are running your local government. If someone pays 90-95% of your health care and contributes 14-15% towards your retirement than by all means vote for your local school levy. fredBy ChrisfromBethel
October 26, 2007 9:20 AM | Link to this
Look on the bright side. Growth continues to happen whether any one likes it or not. I’m looking at this development as a plus for Huber and Bethel Township. Lord knows Bethel township can us some attractive homes.
By To Bethal Gay Grad69
October 26, 2007 8:51 AM | Link to this
Who takes pride in being from Bethal? Squeal for me piggy….
By Bethel Grad
October 25, 2007 11:43 PM | Link to this
Huber Heights doesn’t care about their own citizens, much less about their neighbors(Bethel Twp.) The city is a stepping stone for administrators who want to build a resume, or couldn’t make it somewhere else. How many people do you know who brag about being from Huber Heights? Perhaps when Council finishes patting themselves on the back, they might actually do something really meaningful and fix what they already have before they move their trailer park of bricks into someone elses back yard.
By OHIO & TED SUCK
October 25, 2007 4:49 PM | Link to this
Dayton is a hole. All i hear in the news is the West Carolton people were found. Who cares! Maybe they were trying to leave Ohio. Maybe they were trying to move to a better state!
By OHIO & TED SUCK
October 25, 2007 4:45 PM | Link to this
Dayton is a hole, I agree. All we have is child peds. ( the doc. arrested today ) The foreclosure rate is the largest in the nation, no smoking, no naked stripper after 10pm and no slot machines allowed anywhere. Why do I live here!
By DAS
October 25, 2007 1:25 PM | Link to this
Each suburb and city that surround the City of Dayton thinks they are insulated from what is happening in the city because they do not live there. We are all connected. Until the city of Dayton gets turned around and more good paying jobs start returning to the city everyone will be affected. Adding more houses and stores in HH does not help the already overwhelming foreclosure rate and lack of jobs. People are leaving Dayton because of the lack of jobs not the lack of housing development.
By Bethel Resident
October 25, 2007 12:24 PM | Link to this
What people fail to reaize is that this doesn’t soley affect Huber Heights. They talk about a new elementary school but who will pay for that? This is in the Bethel school district and Bethel can’t handle this many new kids and they can’t get a new school built for the kids they currently have. The housing market is terrible why would you want to consider more houses and why doesn’t anyone address ALL the issues not just what this will do for Huber Heights?
By karon
October 25, 2007 11:21 AM | Link to this
Yes the downtown of Dayton must be brought back! Dayton has the worst urban sprawl in the country. Also we need a regional plan for mass transit! This would really help bring back the city of Dayton, and create thousands of new jobs. Cincinnati is getting street cars,this will be very productive for this southwest region to have. Southwest Ohio has missed out of tourist money because of the lack of mass transit. Support high speed trains and streetcars!
By Huber Resident
October 25, 2007 11:12 AM | Link to this
Quit your whining people. This will be good for HH. Finally it gets developed and the city can get finally get rid of the millions of dollars tax burden that was left behind when the Benchrock developers went belly up. Now, if we can get the businesses such as Walmart, Krogers, etc. to quit leaving buildings just to build new ones that would make HH better. WTG Dick’s for taking over the MC Sporting Goods building and rebuilding on the same site instead of building a new building.
By Jim5
October 25, 2007 10:36 AM | Link to this
The formula for quick development in the past was cheap loans and cheap gas. I am not sure if this deal makes sense now in light of the run-up in gasoline and borrowing costs.
“OHIO and TED”: Take a break from posting.
By Tommy D.
October 25, 2007 10:25 AM | Link to this
I am a little disappointed that we didn’t get the golf course, but at least you have a plan to us that area. I would be interested in what type of homes that they are going to build. My other concern is where will these kids go to school at Wayne or Bethel. If they build an Elementary school, then maybe Bethel could use that space for the High School to get bigger.
By DDN You Suck
October 25, 2007 9:57 AM | Link to this
Why do you remove the Blog comments on the Casino article? Ever heard of censorship?
By George
October 25, 2007 9:31 AM | Link to this
Put that land to good use by keeping it farmland! There is too much development going on for an area that is not gaining population. Who needs it? Noone. I agree that Dayton proper should see the monies from this type of development. Save land, save fuel and TIME by living close to work, save heating costs and live in a house that is used, not one with half of the rooms unused!
By Jersey Joe
October 25, 2007 9:24 AM | Link to this
Southwestern Ohio is becoming one big suburb of itself. More focus needs to be done on re-developing our existing cities, not keep adding to the fringes and rural areas. Look what they have done to Warren county! Very, very poor urban planning!
By Siquomb
October 25, 2007 8:51 AM | Link to this
(It’s Carriage Hill, not Carriage Trail.) There is so much wrong with all this. First, Huber Heights needs to renovate (or demolish!)much of its existing housing stock before it invests in massive amounts of new housing. Also, the article doesn’t mention (of course it wouldn’t, because the reporter is very poorly informed), that Benchrock isn’t even in Montgomery County, it’s in a section of Miami County that HH annexed a while back. It will only suck people out of Dayton and Mont. County.
By tired
October 25, 2007 8:19 AM | Link to this
Oh for Pete sakes. Why does everything have to be “developed”. What an arrogant bunch we are, to think that we should have dominion over every bit of grass and patch of trees. Huber should be “proud” that they are adding even more stress to an area that has waayy too many people already? Are these going to be homes in the 70 - 100 K range, so that working class people may be able to afford them? Huber should be ashamed. Build apartments in town. Stop adding to the sprawl.
By Jersey Joe
October 25, 2007 8:16 AM | Link to this
More sprawl and wasted land. Why don’t they tear down the run-down sections of Dayton, and rebuild there? The infrastructure is already there, and it would save the taxpayers a lot of money. We just can’t be spreading out further and further without causing more additonal problems to the city.
By larry kinson
October 25, 2007 7:59 AM | Link to this
What a wonderful “development” for Huber. Finally, that area will be developed. The City of Huber Heights should be proud that this is moving ahead with these plans. (Dayton Daily News needs to re-label the graphics on this article - it’s Carriage Trails, not Benchrock).