Huber Heights approves 104‑lot Creekstone Bluff subdivision on Fishburg Road

Huber Heights City Council on Aug. 11 approved a rezoning and basic development plan for a 104‑lot subdivision at 4460 Fishburg Road, adopting an ordinance in a 7‑1 vote during the council's regular meeting.

The project, proposed by Rockford Homes and to be called Creekstone Bluff, covers about 38.88 acres and would rezone the parcel from Residential R‑1 to Planned Residential (PR) to allow a mix of 50‑foot and 60‑foot lots totaling 104 lots. The council vote follows a unanimous Planning Commission recommendation and staff conditions intended to address public‑safety, drainage and utility concerns.

City planning staff told council the site is a former horse farm with roughly 40 acres, slopes from northwest to southeast, and contains a creek along the east and south edges. The plan shows a primary entrance from Fishburg Road, an emergency access to the east, a new large retention pond on the southeast side and a lift station to connect the development to the city sewer system. Staff reported a net density of about 4.2 dwelling units per acre and said the project fits the Planned Residential district's maximum allowed net density.

Residents who spoke at the public hearing voiced opposition, citing traffic on Fishburg Road, existing runoff and flooding onto neighboring properties, potential trespassing into wooded buffers, erosion from topography and impacts on wildlife. Dawn Selman, a Lexington Place resident across from the proposed entrance, said she opposed the project because of traffic and a perceived lack of nearby services for new residents.

Planning staff and the developer responded on several points. Aaron Sorrell of the planning department said the developer proposes a 50‑foot perimeter buffer along the west and south property lines and that stormwater would be collected in the new retention pond and released slowly to reduce downstream flooding. Sorrell and the developer said the sanitary and water lines would connect to the city system and should not affect private wells. The developer, Jim Lipnose of Rockford Homes, said the site's topography enables walkout basements and that many perimeter trees would be preserved where feasible.

Council and staff noted three implementation details and four conditions recommended by staff and attached to approval: compliance with all fire department requirements; construction of a 6‑foot sidewalk along the Fishburg Road frontage; modification of the existing storm drain easement to match how the on‑site stream actually runs and to provide access for maintenance; and placement of water and sanitary lines in public easements. The developer told council a homeowners association would own and maintain the retention pond and any perimeter retaining walls; the developer indicated some retaining wall(s) are likely along the lots abutting the pond and that common‑area HOA land would carry maintenance responsibility.

Council also discussed broader community impacts. Staff said the site lies inside the Lexington Place TIF and that the developer agreed to participate; staff estimated roughly $6 million in tax increment over 30 years would return to the taxing districts under current assumptions. On amenities, staff said no playground was proposed inside Creekstone Bluff but a nearby city park is planned one block over near Chambersburg and will be connected via sidewalks. On wildlife and environmental review, staff said typical development requirements address endangered‑species and habitat issues; small nuisance wildlife (skunks, raccoons) are not addressed by that review.

During discussion council members asked about tree preservation, the depth of the intervening woods between existing backyards and the new lots (staff: roughly 120–150 feet in most places), whether existing wells would be affected (staff: no, the development will be tied to public water), and whether the developer would place a fountain in the retention pond (developer: likely, for circulation). The emergency access will be surfaced so it blends with the development and will be gated or otherwise blocked for normal use but available to emergency responders, staff said.

At roll call for the final adoption, the council record shows a 7‑1 vote in favor: Mr. Campbell, Mrs. Birge, Mayor Gore, Mr. Akins, Mr. Looney, Mr. Webb and Miss Baker voted yes; Mrs. Kitchen voted no. The ordinance and basic development plan were adopted that evening; no ordinance number was specified in the meeting record.

Votes at a glance: council also approved several other items with minimal discussion. At the Aug. 11 meeting the council unanimously (8‑0) adopted a supplemental appropriations/transfer ordinance; unanimously (8‑0) adopted an energy aggregation ordinance to join the Sustainable Ohio Public Energy Council (SOPEC); unanimously (8‑0) approved a resolution to solicit bids and award professional services to update city zoning and subdivision ordinances (with a $50,000 state grant noted); and unanimously (8‑0) authorized purchase of a leaf‑collection vacuum and related equipment. One budget/advance item was forwarded to a second reading rather than adopted immediately.

The Creekstone Bluff approval advances the project to the detailed development plan and permitting stage under the conditions council and staff set. Implementation will include final engineering, grading plans, stormwater easement revisions and coordination on the lift station and utility easements. The developer indicated an anticipated sales starting price in the $450,000–$500,000 range (or higher depending on options and market conditions) and an internal sales pace estimate of roughly 32–36 homes per year, though final pricing and build‑out schedule will depend on market conditions and final construction costs.