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Planning commission approves Creekwood Preserve site plan with conditions after traffic and sewer debate
Summary
The Beavercreek Planning Commission voted 5-0 to recommend approval of the Creekwood Preserve specific site plan for 53 single-family homes on 25.195 acres, adding conditions that address construction traffic, removal of a lift station before residential construction, and additional buffering and tree planting.
The Beavercreek Planning Commission voted unanimously to approve a specific site plan for Creekwood Preserve, a 53-home development on 25.195 acres, while adding conditions aimed at reducing construction impacts and clarifying sewer work.
The developer, Brian Hosel of Miranda Homes, told commissioners the proposal keeps density below the rezoning cap at roughly 2.1 dwelling units per acre, preserves more than 40% open space and includes stormwater measures and a plan to connect to gravity sewer so an existing lift station can be removed. Hosel said the city-required traffic study showed that with 53 homes "there's no turn lane necessary, there's no street light necessary, and it will not significantly increase the traffic in the area," and that engineers and the city engineer reviewed the findings.
Residents at the public hearing strongly disagreed. Joshua Panahan told the commission, "Any kind of study that says 53 new homes wouldn't affect traffic is ridiculous," and multiple neighbors raised concerns about increased vehicle volumes on narrow two-lane roads, school crowding, ambulance access, and possible tax and appraisal impacts from higher-priced homes nearby.
Commissioners pressed the developer and staff about phasing, construction routing and the lift station. Staff and the developer said the sewer connection and removal of the Bayview lift station are prerequisites to servicing the new homes: once gravity connection is built the lift station would be removed and Bayview would become a second access point. Adam Gill of Choice 1 Engineering, the traffic consultant, said the study estimates roughly 643–693 daily vehicle trips at full buildout and that about 90% of site-generated trips would use Graham Drive under the study's distribution assumptions.
To address residents' concerns, the commission amended staff's conditions and added requirements including coordinated timing so heavy/tandem vehicle movements avoid peak school periods (a proscribed no-heavy-truck window around morning and afternoon bus times), and a condition that the lift station at the end of Bayview be removed to allow Bayview to function as a secondary entrance prior to the commencement of residential construction. Commissioners also required additional tree plantings to fill a "bald spot" in the buffer and asked that construction traffic routing and hours be enforced through permit conditions and fines if needed.
The motion to approve the PUD 25-1 specific site plan (SSP #1) with thirty conditions as amended passed 5-0. The item will proceed to a city council public hearing for final action.
Why it matters: The approval clears the way for a 53-home neighborhood that staff and the developer say will add tax base and managed stormwater, but neighbors remain concerned about near-term construction impacts, school capacity and long-term property-tax and neighborhood character effects.
What’s next: The site plan moves to city council for a public hearing; staff will enforce the new conditions before issuing zoning permits.
