Beavercreek council tables PUD 26‑2 rezoning after residents raise buffer, density concerns

Beavercreek — The city council on May 26 put on hold a developer’s rezoning request for a 22‑plus‑acre site at 3870 Indian Ripple Road after residents and council members said they needed stronger protections on buffering and density.

Jake Shields, the applicant and a Cleveland‑area developer, told the council his firm is seeking MXPUD zoning to allow a mix of residential and about four acres of limited commercial uses. Shields said the project would be in line with the recently adopted future land‑use plan and that the company would offer voluntary commitments on density and uses. "We're willing to commit to a reduction in density and a reduction in uses for the commercial," Shields said during the presentation.

Neighbors who live adjacent to the property urged council to keep larger areas zoned R‑1A or to strengthen setbacks and buffers. "Please keep the parcels in question zoned as R‑1A," said Amy Eichner, president of the Eagle Pointe Homeowners Association, who said many residents bought their homes with the expectation of single‑family development nearby.

Mary Anne Sheritz, whose property borders the site, told council that the neighborhood values green space and wildlife and asked that the city preserve more of the property as a green buffer. Local speakers repeatedly raised traffic, stormwater, school capacity, property‑value and wildlife concerns.

Staff and council clarified the two‑phase PUD process: Phase 1 addresses uses and generalized densities (the current step), while Phase 2 will focus on specific site plans, including stormwater, street layouts and landscaping. Planning staff noted the future land‑use designation for the site is "neighborhood mixed use," which recommends 5–10 dwelling units per acre; staff said the applicant's proposed conditions produce an overall density of about 6.4 dwelling units per acre and capping total units at roughly 116 under the current draft.

Several council members said the proposed 25‑foot buffer along the northern edge adjacent to single‑family lots is too small. One councilmember asked the applicant whether a 75‑ to 100‑foot buffer would be feasible; Shields said he was willing to negotiate and suggested a compromise such as an increased buffer plus additional mounding, tree plantings and setbacks. "We are open to pocket parks, trails and additional open space," he said.

After extended public comment and councillor questions, a member moved and seconded to table PUD 26‑2 to allow the applicant and staff to return with revised commitments. The motion to table carried with council votes in favor; no recorded opposition. The council said it would notify residents when the item returns to the agenda and encouraged continued engagement during the PUD agreement and site‑plan stages.

Why it matters: Rezoning would change the allowable uses on one of the few remaining sizable infill parcels in southern Beavercreek. Neighbors pressed for stronger physical separation (larger buffers, mounding and tree cover) and for limits on the scale and placement of multifamily buildings immediately adjacent to long‑standing single‑family yards. The tabling gives time for negotiated changes before any final rezoning vote.

What’s next: Council indicated it may take the item to a later reading and public hearing; the applicant said it would return with more detailed concept drawings and proposed buffer/enhancement commitments for council and public review.