Planning Commission approves Concord Commons rezoning with limits on density and uses

The Beavercreek Planning Commission voted unanimously to approve a rezoning request for roughly 22.4 acres at 3870 Indian Ripple Road, granting an MX‑PUD designation for the Concord Commons project and attaching 17 conditions to the approval.

Jake Shields, a principal with Grama Fox RE LLC, told the commission his team is seeking flexibility to mix commercial frontage on Indian Ripple Road with lower‑density residential toward existing neighborhoods. "We're trying to limit that residential density down to 116 units," Shields said, describing the number as a negotiated midpoint between full build‑out and neighborhood concerns. He said the concept calls for commercial space along the main road, a buffer of roughly 50 feet along the residential perimeter and residential buildings limited to two stories in the areas closest to single‑family homes.

Planning staff summarized the PUD process and the recommended resolution. Randy (planning staff) said the PUD is a two‑step process (rezoning followed by specific site plan) and that the 17 condition list would be copied into the ordinance if council approves the rezoning. He described the concept plan’s intent to align with the recently adopted future land‑use plan for "neighborhood mixed use," including a mix of attached single‑family and multifamily units and limited commercial uses.

Residents who live near the site urged care in design and asked for stronger protections. Mary Ann Sheritz said she wanted a larger buffer to protect wildlife and reduce noise and light impacts. "I would like to increase that area if possible to allow for the species that will be displaced," she said. Patrick Savory raised potential soil and historic dumping concerns and asked whether soil sampling had been done; staff said remediation and Ohio EPA requirements would apply if contamination is encountered and that a traffic study will be required at the site‑plan stage.

Commissioners played an active role in shaping the rezoning conditions. They voted to remove hospitals from the list of allowed uses in Attachment A and approved an amendment to condition 4 so the existing single‑family house (and its roughly 0.4‑acre lot on Grange Hall Road) would remain a conforming R‑1A use and not be counted toward density calculations. The commission then approved PUD26‑2 as amended, 4–0.

Staff said the case will go to city council for the first reading the Tuesday after Memorial Day. If council approves the ordinance, the applicant will return for the specific site plan phase, which will include detailed layouts, traffic and stormwater analyses, and a public notice period for nearby residents.

What happens next: the city council first reading expected the Tuesday after Memorial Day; a later specific site‑plan public hearing will show detailed building layouts, stormwater plans and any required traffic improvements. The Planning Commission and staff emphasized that many site‑level details (parking, building footprint, stormwater facilities and architectural design) will be reviewed publicly at the second step.