Let the Worthington people vote

The Elford/Boundless Project

The Elford/Boundless high-density housing project is being positioned as affordable workforce housing. But the likely market rate (based on Elford’s similar projects) for a two-bedroom unit, someone will need to make $96,000 to afford it (with the 30% rent to income formula).

The set-aside “affordable” units will be approximately $1,600 for one bed, and $2,000 for two beds. The means the renter has to make $60,000 for a one-bed, and $72,000 for a two-bed.

How is this affordable?

And the affordable units disappear after 10 years.

A loss for the city

Keep in mind that high-density apartments cost the city in perpetuity. The schools will be made whole eventually after the abatements burn off. But the city will always be at a fiscal loss to serve these high-density projects.

Past project - bait and switch

Don’t forget NCR’s Stafford Village project was supposed to offer market-rate pricing for a majority of their units, proposing a 2021 market rate of $2,000. But when they opened, they started at $3,300 and are now offering the same units at upwards of $6,000.

I imagine the same thing will happen here…because Worthington is a highly-desired place and people will pay it.

More units will NOT decrease housing prices. Worthington is highly desired due to its schools and location in central Ohio. More housing will simply bring more housing.

More units will NOT decrease your property tax. In fact, if we get too many high-density projects throughout the city, it will almost certainly require a property tax increase in the future.

Avoiding high-density doesn’t mean Worthington is stagnant.

The message from Council and high-density advocates is: ‘developers think Worthington is unfriendly.’ I have been hearing this for more than a decade and the truth is developers want to be in Worthington. In 2015, after voters handily voted for the Keep Worthington Beautiful issue, they said the same thing. The fact is MORE developers approached Worthington after 2015, and many of those developments moved forward. There is more demand than ever. Having a healthy community-based process with buy-in from residents makes Worthington unique, which is attractive to developers.

Whatever happened to the ADU plan?

When I was on Council, we received overwhelming community support for accessory dwelling units on owner-occupied properties. This is an easy way to promote more density in a responsible way while residents can take advantage of supporting family or earn revenue by renting out the units.

Why aren’t ADUs part of our playbook by now? It’s been years.

Traffic impacts on Wilson Hill (Proprietors)

For traffic impacts, use common sense. Anyone coming from Wilson Hill area leaving Proprietors turning left onto 161 will see this project impact them directly. If the Boundless project ends up having 400 cars are leaving in the morning from Boundless, some turn right and some turn left and some go straight. The impact comes when cars turn left and go straight. Each light signal will only allow a few cars to go those direction each cycle.

Reasons you can oppose this project and still support apartments on Boundless land:

* Density of this specific proposal (as approved). There is a way to include multi-family housing in a responsible way.

* The look and placement of the buildings

* The lack of long-term affordable options – 10 years at $1600 (today’s dollars) for one bedroom and $2,000 for two-bedroom.

* Unclear and/or unwise economic incentives

Sign the petition

The citizen group Democracy Before Developers is collecting signatures before September 20 to put the Elford/Boundless project to a vote. At its core, the referendum embodies the spirit of participatory democracy, where voters can weigh in on important decisions in their community.

Sign the petition by visiting their website and dropping by one of the canopy stations.

Or, pick a time here and I will drive to your location for you to sign.

Contact me any time with concerns or issues. I am happy to chat.

Thanks,

Doug Smith

614-371-2595 text-friendly

dougsmithohio.com