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Beavercreek planning commission denies Birch Hill Hotel’s request to operate as apartment hotel
Summary
On Dec. 3 the Beavercreek Planning Commission voted 4‑0 to deny PC25‑9, a conditional‑use request for the Birch Hill Hotel to operate as an apartment hotel, citing inadequate parking, high impervious coverage and a disproportionate number of police dispatches to the site.
The Beavercreek Planning Commission voted 4‑0 on Dec. 3 to deny a conditional‑use application from Beavercreek Lodging LLC that would allow the Birch Hill Hotel at 3845 Germany Lane to operate as an apartment hotel.
City staff told commissioners the property has multiple long‑term occupants and thus meets the zoning definition of an apartment hotel. "They are actually operating as an apartment hotel," a city staff member reported, citing a guest roster from a recent fire marshal inspection and noting several guests had stayed more than 182 days. Staff also said police dispatch data between January 2022 and July 2025 showed a disproportionate share of hotel dispatches went to Birch Hill—staff cited roughly 45% of hotel dispatches and a higher number of severe incidents compared with other local hotels.
That evidence, staff said, supported a finding under the zoning code that the use would have a substantial or material detrimental effect on surrounding properties. Staff also said the site provides 106 off‑street parking spaces but would be about 47 spaces short of the number required if classified as an apartment hotel; the property’s impervious coverage (about 82%) leaves little room to add parking.
A neighboring business executive who testified in opposition, Stuart Smith, vice president of the adjacent self‑storage facility, told the commission there is "constant police activity on our site" and alleged drug raids and loitering that have made tenants uncomfortable. Staff said it had received one opposing email in writing.
Commissioners debated the record, focusing on whether the applicant met all conditional‑use criteria and whether the b‑criterion (detrimental effect on surrounding properties) was satisfied by evidence on police calls and inadequate parking. The motion to deny the application was made and approved; the roll call recorded four votes in favor of disapproval, and the request was denied 4‑0.
Staff said it would enact administrative measures following denial, including extending the city’s 182‑day vacate notice into January to avoid requiring residents to move before the holidays. The denial will be reflected in a formal resolution and the matter, if appealed by the applicant, would follow the city’s appeal procedures.
