A First Look at Carriage Trails 2.0

The Huber Heights Planning Commission will look at the first development plan later this week

Later this week, the Huber Heights Planning Commission will discuss the development of nearly 300 acres of land that was recently annexed into the community from neighboring Bethel Township. A staff report to the Huber Heights Planning Commission details a proposal for the Carriage Trails II development, a significant expansion of the existing Carriage Trail I mixed-use community. The report outlines the applicant's request for rezoning and approval of a basic development plan.

The proposed development aims to continue the mixed-use concept of the original Carriage Trails project. The plan allows for a variety of residential types, including single-family homes, town homes, and multi-family units, as well as potential commercial areas. This diverse mix of housing types is ostensibly designed to cater to different demographics and market segments.

The development regulations specify that areas adjacent to existing Carriage Trails I homes must be developed with detached single-family homes on equal or larger lots, ensuring compatibility with the established neighborhood. This transition strategy helps to maintain property values and neighborhood character while allowing for higher density development in other areas of the site, which will be further out towards Bethel Township. Commercial uses are also permitted, though specific details are to be determined in future detailed development plans. The inclusion of commercial areas supports the mixed-use concept.

The proposed maximum gross density for the development is seven dwelling units per acre, which includes land occupied by public rights-of-way, recreational areas, civic uses, commercial areas, and other non-residential uses. This density allows for a relatively compact development pattern, which is in contrast to the rural fabric of Bethel Township; there isn’t much development transition from the rural community of the township to the more urban patters of Huber Heights. The plan provides flexibility in lot sizes and housing types:

• Town homes: Minimum 20' width, 2,000 sq ft area

• Attached Single-Family: Minimum 30' width, 3,600 sq ft area

• Village/Cluster Homes: Minimum 40' width, 4,800 sq ft area

• Small Single-Family: Minimum 50' width, 6,000 sq ft area

• Large Single-Family: Minimum 60' width, 7,500 sq ft area

This range of lot sizes allows for varying densities within the development, potentially creating distinct neighborhoods and meeting diverse housing needs.

The plan requires a minimum of 20% of the total Carriage Trails I & II site area (825 acres) to be reserved for open or green spaces, equating to at least 165 acres. This significant amount of open space will hopefully contribute to the overall quality of life for residents, providing recreational opportunities and preserving natural features. The development standards also require landscaping for all yards and the planting of at least one shade tree on each street frontage of residential lots. These requirements will help create an attractive streetscape and contribute to the overall aesthetic of the community.

One of the more interesting areas where the staff report stays quiet is in the provision of public utilities. While the staff report does not provide extensive details on public water and sewer systems, it does mention that water plans must be submitted for approval by the City Engineer based on the City's standard requirements. This suggests that the development will be connected to a public water supply, ensuring a reliable source of potable water for residents, but it is not clear which entity would provide water.

In one of the earlier pieces of legislation adopted by Huber Heights, the city never stated that it would provide these services to the annexed area. Furthermore, public water is already provided to the rural parts of the township by Miami County. Does the county have the capacity to provide public water to 300 acres at a density of seven dwelling units per acre? Probably not. Even if the county had the capacity, would they still want to make the capital investment to provide water? Again, probably not.

The report also requires the submission of sanitary sewer plans and stormwater management plans for approval by the City Engineer. These requirements indicate that the development will be served by public sewer systems and that measures will be taken to manage stormwater runoff, which is crucial for environmental protection and flood prevention.

The basic development plan guides roadway connectivity, with significant flexibility permitted in the final design of roads. This approach allows for adaptability in creating an efficient transportation network that serves the community's needs. The plan also prohibits asphalt or gravel driveways, likely to maintain a consistent aesthetic throughout the development.

The report also outlines detailed architectural standards, including minimum floor areas for different housing types, maximum building heights, roof pitch requirements, and exterior material specifications. These standards aim to ensure a high-quality built environment and maintain property values over time.

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