Sep 5, 2006 3 min read

After reading Amy Zalar’s recent article titled, “Proposed housing plan packs tax breaks,” I felt compelled to point out a major error within the piece. Ms. Zalar stated that, “The developers said they plan to construct a total of 1,129 homes in two phases, and must get the zoning change to allow for multi-family units to make the project viable. Without the rezoning, single-family homes could be constructed in the current zone, but the developers said they likely would not go that route if the re-zoning request were denied.” This is a gross misunderstanding of statements actually said by Crystal Springs Investors, Inc. representatives at the commissioners meeting, on numerous radio programs, several public meetings, and a guest commentary that appeared in Ms. Zalar’s own Herald-Standard.

To be sure, Crystal Springs Investors, Inc. has made known from the moment that it acquired an interest in the Springhill Township property that it intends on developing the property through one of two options. Option A is an up-scale luxury community which is already permitted under current zoning laws, while Option B is the subject of the current re-zoning request. I would once again like to reiterate that the question of whether or not Crystal Springs Investors, Inc. will or will not develop the property, is not the issue. The issue is solely one of what the final project will look like.

As previously stated, without a re-zoning to R-1, the project will go forward, likely as an up-scale luxury-living community. In order to make this project economically viable, larger more expensive homes will have to be part of the plan, as will the likelihood of the plan becoming a gated community. This option will drastically reduce local builder participation, as Crystal Springs Investors, Inc. will have to increase its profits on the fewer unit project partially through taking on a major role as builder, a role which Crystal Springs Investors, Inc. hoped to transfer to the local building community.

Additionally, the various taxing authorities will generate considerably less revenues, particularly during the KOZ period, as fewer property transfers will result from the reduced number of units built, as well as the fact that the majority of an entire transfer tax layer will be virtually eliminated if Crystal Springs Investors, Inc. is no longer able to “partner” with local builders, as it originally had hoped.

Once again, Crystal Springs Investors, Inc. fully plans on developing the parcel regardless of whether or not the re-zoning is approved. The sole consideration is whether or not the county, township, school district, and fire departments will enjoy a considerable inflow of revenues, or a drastically scaled back level.

Michael E. Edelstein

Crystal Springs Investors, Inc.

Monroeville