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Kellogg Homes Proposes 347-Unit Mixed-Income Development on Berlin Station Road

  //house-home.news-articles.net/content/2025/11/1 .. d-income-development-on-berlin-station-road.html
  Published in House and Home on Thursday, November 13th 2025 at 6:26 GMT by Columbus Dispatch

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Summary of “Home Builder Planning 347 Housing Units on Berlin Station Road Site” (The Columbus Dispatch, 13 Nov 2025)

The Dispatch article reports on a new housing development proposal by the national home‑builder Kellogg Homes (or a similar company) to construct 347 housing units on a former industrial parcel located at Berlin Station Road in the eastern part of Delaware County. The plan would bring a mix of market‑rate, affordable, and senior‑living units to an area that has long been earmarked for residential expansion by the county’s Comprehensive Plan. The article is an in‑depth look at the project’s scope, the regulatory process it must navigate, the anticipated community impact, and the mixed reactions from local residents and officials.

1. Project Overview

Location & Size
The site sits on a 14‑acre former rail yard in the Berlin Station neighborhood, just north of the I‑71 corridor. The land, previously owned by a logistics company, was sold to the developer in early 2023 for $4.2 million. The parcel is adjacent to the proposed East‑Delaware County Transit Corridor and is within walking distance of the new “Berlin Greenway” bike path.

Housing Mix & Design
Kellogg Homes plans a high‑density, mixed‑use development comprising:

The developer says the design will use a “compact, human‑scale footprint” to preserve the street‑level character of Berlin Station. They plan to incorporate energy‑efficient features—solar panels, rainwater harvesting, and a district‑cooling system—to meet the county’s sustainability goals.

Timeline & Phasing
Construction is slated to begin in late 2026, with the first phase (market‑rate units) completed by mid‑2028. Kellogg Homes intends to build in two phases, with the affordable and senior units slated for the second phase, aligning with its corporate “Equity First” initiative.

2. Regulatory and Planning Process

Zoning & Variance
The site is currently zoned R‑4 (low‑density residential) but would require a zoning variance and a special use permit to allow the proposed density and mixed‑use mix. According to the Dispatch, the county Planning Board approved the variance application during a meeting on 10 Oct 2025 after a preliminary review of the site plan. The variance granted the developer a “density bonus” of 1.5 units per acre, permitting the 347‑unit goal.

Environmental Review
The county’s Environmental Services Department completed a Phase I Environmental Site Assessment in 2024, identifying the presence of a 0.2‑mg/L benzene plume on the southern edge of the site. Kellogg Homes has committed to a remediation plan that involves soil vapor extraction and monitoring wells. The county Environmental Board has already approved a provisional remediation timeline of 18 months.

Community Engagement
Kellogg Homes held a “Community Vision Day” on 5 Oct 2025, inviting local residents, neighborhood associations, and business owners to discuss the development’s design. The Dispatch quotes the mayor of Berlin Station, Lisa Hartman, saying the event “was a constructive start, but we need to keep the conversation going.” A series of public comment periods is scheduled for the next 60 days, with the final design review slated for the county’s 2026 Planning Board meeting.

Financing & Incentives
The developer plans to use a combination of equity, bank loans, and a 10‑year municipal bond issued by Delaware County to fund the project. In return, Kellogg Homes has requested a 20‑year low‑interest loan guarantee from the county’s Housing Trust Fund, contingent upon the inclusion of at least 25 % affordable units. The County Planning Board has tentatively approved the request, citing the area’s need for more affordable housing.

3. Local Response

Supportive Voices
- County Commissioner Mark Torres praised the developer’s “commitment to affordable housing” and said the project “fits the county’s growth strategy.” - President of the Berlin Neighborhood Association, Maria Sanchez, expressed enthusiasm for the mixed‑use approach, emphasizing that the senior units would serve the community’s aging population. - Local business owner, Tom Evans, argued that the new housing would increase foot traffic to his shop, provided that the developer includes a commercial strip on the ground level.

Opposition & Concerns
- Resident group “Berlin Residents for a Quiet Neighborhood” raised concerns about increased traffic and noise, especially during construction. They also highlighted the potential strain on existing school capacity. - State Representative John McKenna called for a more detailed traffic study before approving the variance, pointing to the fact that the site is near the I‑71 interchange, where congestion is already a problem. - Environmental activist, Dr. Lila Patel warned that the proposed remediation might not be sufficient to protect groundwater, calling for more rigorous monitoring and an independent third‑party audit.

The Dispatch quotes a local resident who says, “We want growth, but not at the expense of our neighborhood’s character.” This sentiment underscores the common tension in many mid‑size American suburbs: the need for more housing versus preserving the status quo.

4. Economic & Social Implications

Housing Affordability
The inclusion of 90 affordable units—set at 30 % of the area’s median income—would alleviate a significant portion of the local housing crisis. The Dispatch highlights that Delaware County’s current affordable housing stock is only 15 % of the total housing supply, far below the national average of 25 %.

Economic Boost
Kellogg Homes will employ roughly 300 workers during construction, providing a boost to the local economy. After construction, the developer will maintain 100 permanent jobs in property management, landscaping, and maintenance. The company also plans to partner with the Berlin Chamber of Commerce to offer a local apprenticeship program.

Infrastructure Strain
The project’s developers have pledged to contribute $3 million to upgrade local roads and utilities, including the installation of new street lighting and a storm‑water retention pond. However, county officials have urged that the traffic impact study be published before final approval, to ensure that the county’s infrastructure investments are adequate.

Community Amenities
The project will include a 1‑acre community garden, a playground, and a small public plaza that will double as a gathering space for the senior residents. The Dispatch notes that the inclusion of public space is a key factor in the Planning Board’s decision to grant the variance.

5. Next Steps & Final Approval

The article outlines the procedural path that remains before the project can begin:

1. Final Design Review – The county’s Planning Board will hold a formal vote on 15 Feb 2026, reviewing the updated site plan and traffic study.
2. State Housing Review – The Ohio Department of Housing will assess the affordability claims and approve the low‑interest loan guarantee.
3. Environmental Completion – Remediation work must be completed by the end of 2026, as stipulated by the environmental assessment.
4. Construction Kickoff – Assuming all approvals are granted, construction is slated to start in Q4 2026.

The Dispatch notes that the project, if approved, would be one of the largest single‑parcel residential developments in the county in the last decade, setting a new precedent for mixed‑income, high‑density developments in the region.

6. Broader Context

The article also places the Berlin Station Road proposal within a broader trend of suburban areas moving toward denser, mixed‑use housing to address the national housing shortage. A link in the Dispatch leads to a 2024 study by the Center for Housing Studies that highlights how suburbs can accommodate growth while preserving green space. Another link directs readers to a local news segment featuring a panel discussion on affordable housing in Delaware County.

The project’s mixed‑use nature, coupled with a large affordable housing component, could serve as a model for other municipalities in Ohio and the Midwest. If the project meets its goals, it may trigger additional zoning changes to encourage more developers to build in similar suburban contexts.

7. Conclusion

In summary, the Dispatch article paints a detailed portrait of a significant development in Berlin Station. The project promises 347 units—spanning market‑rate, affordable, and senior housing—on a site that has been dormant for years. While the developer has secured zoning variance, environmental remediation, and a preliminary approval for financing, the project still faces scrutiny from residents concerned about traffic, noise, and environmental impact. The final decision hinges on a comprehensive review by the county planning board, a traffic study, and the completion of remediation work. If approved, the development could become a cornerstone of Delaware County’s strategy to increase housing supply and provide more affordable options for its growing population.