Development FAQs

Absolutely. The Village fully acknowledges and understands the public’s concerns about our rate of growth and development. Undoubtedly, our community is witnessing a period of unprecedented growth, one that will not ease for the foreseeable future. While we understand concerns, we believe that we are positioning ourselves to properly manage the growth while protecting the many aspects that make Plain City so special.

We have a unique opportunity to shape and guide development in order to make it more beneficial. We have initiated several new planning and development plans, policies, and procedures that guide our decisions, prioritize investments, and hold developers accountable. Furthermore, we have the ability to look at neighboring communities for best practices and also examples of the pitfalls of ill-managed growth.

We hear you, and we’re doing our best to ensure that Plain City remains a community that we are all proud to call home. 

• Granted, not all of these new residents will locate in Plain City. However, Plain City is expected to grow quickly during this period, and much like the region, there is no reason to believe that our growth will slow in the future. While new regional economic development projects like Intel and Honda’s EV Battery Plant will significantly contribute to our growth, there are also several other factors at play: 
• Proximity to Columbus and Dublin: Plain City is located near major urban areas such as Columbus and Dublin, which offer job opportunities and other amenities. As Central Ohio continues to grow and expand, many people are choosing to live in Plain City for its easy access to urban amenities.
• Housing Availability: In recent years, Plain City has seen an increase in new housing developments, which are attracting new residents. Additionally, COVID-19 has led to an increase in remote work, which has made it feasible for people to move to smaller towns and maintain employment elsewhere.
• Business Development: The area surrounding Plain City has seen a dramatic increase in business development, particularly in the healthcare, technology, and manufacturing sectors. This has created new job opportunities and has attracted new residents to the area.
• Quality of Life: Plain City has a small-town feel and is surrounded by natural beauty, with easy access to parks and other recreational opportunities. This may be appealing to people who are looking for a more relaxed pace of life and a close-knit community.

No. We are not marketing to residential developers. Housing is a need throughout the entire region, and Plain City has developable land that is attractive for residential development.  

Yes. As Plain City continues to grow, so too does the demand for retail and commercial services. Our ability to attract new businesses, especially providers of childcare services, grocery stores, medical facilities, entertainment, etc., is highly dependent on population growth. We are currently identifying sites along our existing commercial corridors that will be suitable for such development. Furthermore, the Economic Development Strategy (EDS) provides recommendations on the types of businesses – commercial and industrial – that will be successful in our community.

The Uptown District has long been Plain City’s hub of commerce and social gatherings. And that will not change any time soon. We have just completed the Uptown Plain City Master Plan to better guide decisions and manage the long-term development of the district. The plan offers many recommendations for projects and initiatives that will not only improve the district’s physical infrastructure, but also support existing businesses and residents.

As we continue to improve our community’s overall built environment, we are also focusing attention on the Uptown District. Efforts to install new streetscaping (sidewalks, pavers, light poles, furniture) and parking facilities are underway and should be completed in a few years. We are also working to identify programming opportunities for the recently-renovated pedestrian alleyway. Additional future plans include the installation of new gateway signage, light pole banners and holiday decorations, and seasonal planters and hanging baskets.

No. We cannot force property owners to annex. In Ohio, annexation only occurs at the request of property owners. Annexation is a legal process by which property located in an unincorporated area of a township may become part of a neighboring municipality. The property must be “contiguous to” (next to and touching) the existing municipal boundary lines to qualify for annexation.

No. We are careful to utilize a type of annexation called “Type II Expedited Process”, which maintains the amount of property taxes a township collects from property that is annexed into the Village. This helps preserve a township’s tax revenue.

• Safety and welfare of residents
• High-quality, consistent design
• Protection of environmental resources
• Sufficient public infrastructure

Maintaining Plain City’s small-town charm requires a delicate balance between growth and the enhancement of community character. While no community’s charm is dictated by its size, we understand that the built environment is a contributing factor to our overall social environment. To this end, we have taken several approaches to ensure future development is focused on people.

• Support of Local Businesses: Local businesses add character and personality to our community and give it a distinct personality. With future commercial development expected to bring new competition, it’s important that we protect and support local businesses.
• Mixed-use Development: Mixed-use development that combines residential and commercial uses is being encouraged along Plain City’s primary commercial corridors. These developments will create new vibrant and walkable communities while also allowing for measured growth.
• Pedestrian and Bike-friendly Infrastructure: Constructing and improving sidewalks, trails, greenways, and other amenities will help make Plain City more accessible for residents of all ages and backgrounds. These amenities will also improve our social environment by encouraging residents to engage, interact, and socialize.
• Public Spaces and Parks: Improving public spaces, parks, and recreational facilities will ensure that residents have access to safe and healthy amenities. These facilities will serve as gathering places for residents and visitors alike.

By adopting policies and practices that support these approaches, we hope to create a vibrant, livable environment that retains Plain City’s unique character and charm.

Yes. We work closely with Superintendent Dr. James Miller and members of the Jonathan Alder Board of Education as well as Superintendent Dr. Todd Hoadley of the Tolles Career & Technical Center to ensure that both districts are fully aware of potential development and potential impacts on student enrollment and school facilities. Collaborative efforts include:

• Regular meetings to share information about development plans, projected population growth, and future facility needs.
• Working with developers to ensure that new developments are designed to accommodate the needs of the district.
• Identifying areas that are suitable for new school sites.
• Researching options for the former Plain City Elementary School building and site.
• Exploring opportunities for the joint use of facilities to make the most of limited resources.
• Ensuring the financial impacts of commercial incentives are minimized.

As Plain City grows, it is becoming increasingly important to alleviate traffic and ensure that roads and other transportation infrastructure can accommodate increased volumes of vehicles, pedestrians, and bicyclists. We have taken a “smart growth” approach by requiring developers to create walkable and interconnected neighborhoods. We also require each developer to complete a Traffic Impact Study, which is an assessment that determines the expected traffic and safety implications relating to a new development. By realigning traffic networks and constructing trails, paths, sidewalks, and pedestrian crossings, we will help protect our community from excessive congestion while also ensuring safe pedestrian conditions.

For long-term planning purposes, we will soon create a transportation plan in partnership with our local and state transportation partners. A transportation plan is a planning document that analyses existing roadways and infrastructure and establishes a framework for transportation investments, prioritization of projects, and funding allocations based on future land use patterns, population growth, and forecast traffic volumes. The ultimate goal is to guide the future development of transportation infrastructure in order to support economic growth, improve safety and mobility for all users, and enhance the quality of life of residents.

It's important to consider the various factors that can influence local crime rates, rather than assuming that population growth will lead to an increase in crime. It's true that as a community’s population increases, the absolute number of crimes may increase as well, simply because there are more people living in the area. However, the crime rate may actually decrease if the population growth is accompanied by an increase in the number of police officers or the implementation of new crime prevention measures. It’s also important to consider the type of population growth Plain City is experiencing. Our recent growth has been driven by young families with higher-paying jobs - individuals who typically do not engage in criminal activity.

Few may realize that the Village’s primary source of revenue is a 1.5% income tax collected from residents and those employed in Plain City. There are also additional fees collected for utilities, permits, etc. In Ohio, property taxes are collected by the County Auditor and are used primarily to fund non-Village services like school districts, fire districts, libraries, etc. Sales tax is collected for County and State expenses.

We are very sensitive to the impact development may have on Village services and infrastructure. We understand that population growth, especially if ill-managed, can put a strain on government services. However, population growth can also have a positive impact on taxes. With more residents and businesses, there is generally an increase in revenue for the Village, which can then be used to fund needed services and infrastructure without raising taxes.

We are prioritizing spending in a responsible and prudent manner to ensure that residents are not exposed to burdensome financial impacts and that developers pay their fair share.

We are undertaking two major projects to increase water and sewer capacity. The first project is the expansion of our existing Waste Water Treatment Plant (WWTP) to meet short-term demand. Engineering and design are underway with construction anticipated to begin in 2024.

The second project is the formation of the Mid-Ohio Water and Sewer District in partnership with Madison County. The first phase of the project includes the installation of water and sewer lines along US-42 from I-70 in Madison County to Plain City. A future phase includes the construction of new water and wastewater facilities in Madison County. This future phase will greatly increase capacity while also mitigating future wastewater impacts on the Big Darby.

With development comes the opportunity to enhance existing parks and the addition of new parks and recreational facilities. Using the recommendations set forth in the 2018 Parks and Recreation Master Plan, the Parks and Recreation Department has been heavily engaged with Village development staff and private developers to ensure that property or funding is reserved for new parks, trails, and recreational facilities. This has already resulted in 40 acres being deeded for a nature preserve south of Darby Station, and another 11 acres being reserved for a neighborhood park in Madison Meadows.

The Parks and Recreation Department continues to advocate for the construction of new trails throughout the community, including the extension of the Heritage Trail. Additionally, the department will soon begin working on a Safe Routes to School program to plan for sidewalk improvements in various neighborhoods.

No. We are not offering financial assistance or incentives for residential development. We will only offer financial assistance or incentives for residential development when there is a clear need and when the benefits outweigh the costs. One such scenario is if a residential developer agrees to construct new public infrastructure that benefits the entire community.

Yes. We understand the importance of safeguarding taxpayer resources and recognize that incentives can impact various taxing authorities, including schools. To ensure careful allocation of resources, incentives are only considered for projects that offer significant community benefits or that contribute to the revitalization of the Uptown District.

In line with our commitment to responsible fiscal management, we have established an Economic Development Incentive Policy. This policy is designed to oversee the administration and monitoring of tax abatements issued by the Village. It prioritizes fairness and a common-sense approach to ensure that incentives are issued responsibly.

Additionally, we have taken proactive steps by establishing the Housing Council and Tax Incentive Review Council. These two committees play an important role in assessing projects for their adherence to stipulations required to receive incentives.

The Big Darby Creek holds significant ecological importance. To this end, we are actively exploring opportunities to acquire property adjacent to the creek through donation or purchase. These properties will be preserved as open space or used for low-impact recreation.

We are also working closely with our partners at Ohio EPA, ODNR-Scenic Rivers, and Madison County Soil & Water Conservation District to implement various zoning and development guidelines. For example, our zoning code will soon incorporate conservation planning, which will regulate development densities, protective buffers, preservation of wetlands and woods, and stormwater management.

There are several factors that are causing the development of farmland. Primarily, the increased demand for residential and commercial development in Central Ohio is increasing land values, making it more profitable for property owners to sell their land for development. Additionally, changes in agricultural practices and markets have made it more difficult for farmers to make a profit from their land. This makes it more attractive to sell their property for development.

Unfortunately, we cannot implement or enforce land use guidelines and zoning policies on properties located outside of Village boundaries. Ohio law prohibits municipalities from exerting legal influence on surrounding jurisdictions. To this end, we have no control over how properties outside the village are developed until or unless they are annexed. While we strive to foster better relationships with our neighboring jurisdictions, our influence on how properties are developed is limited.