People who live near Horseshoe Bend Road and Brukner Nature Center west of Troy lined up Jan. 21 to tell the Miami County Board of Zoning Appeals why they don’t want a campground on property near the Scenic Stillwater River.

Two dozen people expressed several concerns including increased traffic, safety on a narrow and curvy road, noise and interference with the area wildlife and way of life. More than 60 people filled the commissioners hearing room at the county Safety Building.

The five-member appeals board in the end voted unanimously to deny a conditional use permit that would have allowed the 250 space campground, or RV resort, on 17 parcels including 6650 Horseshoe Bend Road, Ludlow Falls.

The property owners David and Josette Allen could appeal the decision to Miami County Common Pleas Court. A similar request was turned down by the BZA a year ago.

Thomas Williamson of State Route 48, Ludlow Falls, said he is in the process of buying land owned by his father, who had bought it for the peace and quiet it offered.

The property lies closest to the proposed campground site, he said. “For someone to tell me that sound isn’t going to reach me is b.s.,” he said.
“It’s like somebody dumping a small town at my background,” said Scott Deane of State Route 55, Ludlow Falls.

The board also heard testimony from lawyers for both the landowners David and Josette Allen and neighbors over nearly three hours. The Allens said they planned to contract with nearby West Milton for emergency services.

The board briefly discussed if the proposal met nine requirements for a conditional use. Most members agreed verbally it did except for one, requiring the proposed use to be harmonious with the area.

“Is it going to be harmonious with the area? In assessing everything, it is hard for me to see how it is harmonious,” said Mark Williams, BZA chairman.

Both property owners should be able to use their land in a way desired up to their property lines. The determining factor was when the effects of a use, such as noise, cross those property lines, Williams said.

Troy lawyer Robert Huffman Jr., representing the Allens said, they were willing to take added measures to be good neighbors. Among proposed steps were adding trees to help buffer noise and a perimeter fence to catch and contain trash. Generators would be prohibited and camp rules would include quiet time from 10 p.m. to 8 a.m.

“Mr. Allen and his wife want to use their property in a way respectful to everyone,” Huffman said. He added that the Allen’s land to the north of the proposed campgrounds would be a wildlife sanctuary.

Troy lawyer Rob Harrelson, representing some of the neighboring property owners, presented the board with a petition signed by 60 people, including 50 property owners. The petitions opposed the project. He also gave the board a letter of opposition from neighboring Brukner Nature Center’s director.

William Springer of Greenlee Road said the proposal posed issues including safety and failure to fit in with the area. “This development is really at odds with what Brukner Nature Center does,” he said.

Ginny Rammel, an area resident and superintendent of Milton Union schools, said she was concerned about the safety of children who live along Horseshoe Bend Road.

Greg Bridenbaugh of the Ludlow Falls Fire Department said the agency takes care of a church camp along State Route 48 and questioned why the developers were looking to contract with West Milton’s department.

William Mendenhall said he’s lived along Horseshoe Bend Road more than 50 years. “I don’t think this project fits our area at all. It just doesn’t fit,” he said.