[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6518207,"mediaKeyId","5398947-f38a80f54c4b634a11c1bc08c3b8c83e","parentId",5398947,"title","Planning commission backs rezoning for 104‑lot Creekstone Bluffs subdivision on Fishburg Road","audioSeconds",4254,"startMs",867000,"endMs",5121000,"viewUrl","/Search/View?dp=1&key=5398947-f38a80f54c4b634a11c1bc08c3b8c83e&start=867&end=5121","thumbnailUrl","https://assets.pipeline.soar.com/5398947-f38a80f54c4b634a11c1bc08c3b8c83e/thumbnail_867000.jpg","articleUrl","/articles/6518207/Huber-Heights/Montgomery-County/Ohio/Planning-commission-backs-rezoning-for-104lot-Creekstone-Bluffs-subdivision-on-Fishburg-Road","mediaUrl","https://secure.pipeline.soar.com/6518207-d0ac3761db79cea96fadbfb11dfd6056/orig.mp4?Expires=1770430470&Signature=N1mYGavqW~zfs4Jy~20Gd7bChhWeQ52DsWncDgd~TMrCwMEeKGBXyDHuVHLEGuK~vXAFBqQCy2BiR3upLyR1MnvS3xETaXPCJ5kBJ7F-98Tv~yj2CGAUuZKA0YWIpCiCsQi9CsTMMrjKhMXcWJTBvMSOkEucevbbI0yrFMBXkk1wfj0-r6AG0Bu-npCI1i403UeSZfMA~1E99JBSZL9K6LPU7Q175jRiio0VCEtjZQ2oQ-4ZCUKncBbaFgKePDVhtVltHwDuLNV8YbcZtsFA~sunCfIOQQ08QvWrAipZqiEcc9B-poxM33l5qPFlHB654OTOFrf24AgsmAasEownjg__&Key-Pair-Id=KUT5TJCACFTXG","author","Huber Heights","date","2025-07-15T00:00:00Z","article","The Huber Heights Planning Commission voted 4‑0 on July 8 to recommend that City Council approve Rockford Homes’ rezoning and basic development plan for a 104‑lot subdivision on 38.8 acres at 4460 Fishburg Road, a project the developer has branded “Creekstone Bluffs.” The commission’s recommendation will be forwarded to City Council for a likely September hearing.

The plan seeks rezoning from R‑1 to Planned Residential (PR) and a basic development plan that would allow a mix of 50‑ and 60‑foot lot widths: 30 lots of about 6,200 square feet and 74 lots of about 7,500 square feet. Staff said the gross density is about 2.6 dwelling units per acre and the net density (excluding open space) is about 4.167 dwelling units per acre, below the PR district maximum. Staff recommended approval with conditions including compliance with the fire department’s comments, construction of a 6‑foot sidewalk along Fishburg Road, modification of an existing storm drainage easement to improve public access, and placement of water and sanitary lines in public easements.

Why it matters: the site borders streams and a drainage corridor that feed into the Miami River; neighbors said they worry the development and additional impervious surfaces could worsen yard flooding and increase trespassing into private backyards. Staff and the developer said the plan preserves stream corridors, adds stormwater detention, and includes a 50‑foot open‑space buffer along the subdivision’s west and south edges.

Staff presentation and technical details
Aaron Sorrell, planning staff, told the commission the site has two streams on the east side that will be left undisturbed and that the proposed subdivision takes a conservation‑style approach by concentrating lots on the flatter western portion of the site. Sorrell described required infrastructure: a detention pond on the southeast to manage stormwater, a sanitary lift station and force main to reach the Fishburg sewer, and a likely need for a pressure‑reducing valve on the water connection because the nearby water line is unusually high pressure. He also said staff asked the applicant to revise the storm drainage easement to improve maintenance access.

Developer representatives described product, timing and maintenance
Jim Lipdels of Rockford Homes said the company accepts the staff conditions and expects roughly 36 home sales per year (about three per month), forecasting a buildout in about two‑and‑a‑half to three years if approvals proceed. Lipdels gave the developer’s price expectation: “Our anticipated sales price starts at about $500,000.” He said the subdivision would include a mix of house types and noted the steep ravine on the site creates walk‑out lots and higher‑priced product along the bluff.

On maintenance, Lipdels said open space and the stream corridor would be owned and maintained by a homeowners association (HOA) until the developer turns over the association; he acknowledged the city also has a drainage easement that would allow the city to enter to clear debris or address erosion. Lipdels said staffing and covenant language addressing ongoing stream maintenance will be added at the detailed development stage.

Neighborhood questions and developer answers
Residents raised multiple concerns at the public hearing. Rosemarie Schack, who said she has lived on Endicott Road for about 45 years, asked who would be responsible if runoff from the development worsened backyard flooding and asked for a privacy fence along four Endicott properties that back up to the proposed open space. Schack said, “We have trespassing on our property… I strongly feel that if this goes through, then we definitely need a privacy fence along those four properties.”

Jerry Hamilton and Charles Haught (both area residents) and another neighbor at 4517 Fishburg Road asked whether the 50‑foot buffer would be sufficient, how stormwater would be handled, and whether sidewalk and road improvements would be safe for schoolchildren and drivers on the hill. Searle (city engineering) and Lipdels replied the detailed engineering phase will size pipes and swales to meet city stormwater standards and that final landscaping and any supplemental plantings or bollards to mark lot lines would be handled in the detailed development plan and deed restrictions. On sidewalks, staff required a 6‑foot sidewalk along Fishburg Road as a condition of approval; the commission and developer said they will coordinate final cross‑section and alignment with adjacent projects.

Commission deliberations and vote
Commissioner Vargo asked staff to clarify the difference between the estate pattern in the city’s comprehensive plan and the R‑1 zoning classification; staff explained the “estate” pattern is a comprehensive‑plan land‑use designation (not a zoning district) that generally anticipates lower densities and larger lots. Commissioners pressed staff on utilities, sidewalks and the storm easement; staff said fire and engineering issues identified in initial reviews will be resolved during detailed plan review. Commissioner Vargo moved approval of the rezoning and basic development plan; Commissioner Johnson seconded. Roll call was unanimous in favor (Commissioners Schomper, Johnson, Vargo and Walton voting yes). The commission’s motion forwards the plan and staff conditions to City Council for final action.

What happens next
The commission record states the plan will move to City Council (staff estimated a September hearing) and neighbors will be notified. If Council approves the rezoning and basic development plan, the developer will return with detailed engineering, final plats and the PUD text; at that time the city will finalize stormwater designs, landscaping, easement language and HOA covenants that staff says must address long‑term maintenance of the stream corridor and detention facilities.

Ending
The commission attached typical conditions intended to protect public safety and provide public access for drainage maintenance: compliance with fire department requirements; a widened sidewalk along Fishburg; a modified drainage easement to improve access; and utilities in public easements. Residents asked the commission and the developer to memorialize responsibilities for stream maintenance and property line demarcation in recorded covenants before final plat approval.","mediaType","Video","parentTitle","Huber Heights - Planning Commission - Jul 15, 2025","oneSentenceSummary","The Huber Heights Planning Commission voted 4‑0 on July 8 to recommend that City Council approve Rockford Homes’ rezoning and basic development plan for a 104‑lot subdivision on 38.8 acres at 4460 Fishburg Road, a project the developer has branded “Creekstone Bluffs.”","taxTitle","Huber Heights, Montgomery County, Ohio","taxId",55050,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6518202,"Planning commission approves two replats and a coffee drive‑through kiosk; motions advance to recordation and permits",474,5167000,5641000,"/Search/View?dp=1&key=5398947-f38a80f54c4b634a11c1bc08c3b8c83e&start=5167&end=5641","https://assets.pipeline.soar.com/5398947-f38a80f54c4b634a11c1bc08c3b8c83e/thumbnail_5167000.jpg","/articles/6518202/Huber-Heights/Montgomery-County/Ohio/Planning-commission-approves-two-replats-and-a-coffee-drivethrough-kiosk-motions-advance-to-recordation-and-permits","https://secure.pipeline.soar.com/6518202-7b1e70b81b974232051349573ea4405f/orig.mp4?Expires=1770430089&Signature=gTwuYAmKP2xIVINDO2sEZCWZKtEXSTqTw84bEEgFSZ1zNxzju~rH8s1TXrn1ty0DQRfUpx1z4tILSWEgH~z0sAcYao7Aj~hVWvyvqMJ0xwHCcZRc3-fC-c712XUEGdwjRspcytetQk2dzD-Ff5Lwto-QdmZvUiWFYtgF816JxtMfsG1nryyUmIBeQTpP68DGfkd7cbGv2k2EhQWcirlatZFA~v~qFdYBZXzbndiLrhop0TYMSX26JKAuxOEnN11GyH2uqdTliZz4t8R43T7Vs0wJpKck5YBBpc9JO3P~ooiNOh8~4o46LDm8RXziwuAJfkoE3pm4cQk8K8dUb4sCeA__&Key-Pair-Id=KUT5TJCACFTXG","The Huber Heights Planning Commission approved three agenda items on July 8: two replat requests affecting Carriage Trails (RP 25‑14 and RP 25‑15) and a detailed development plan (DDP 25‑17) for a 7 Brew drive‑through coffee kiosk at 765 Old Troy Pike. Each action passed on a 4‑0 roll call.

RP 25‑14 — small replat to provide access
The first replat (RP 25‑14), filed by Carriage Apartments LLC, covered about 0.057 acres adjacent to Carriage Trails Parkway at River Birch Street and was presented to the commission as a narrow sliver of right‑of‑way to create access to Carriage Trails Parkway. Aaron Sorrell, planning staff, said the property is zoned Planned Mixed Use and that the replat will be followed by right‑of‑way dedication and a future subdivision. Staff reported no engineering or fire department comments and recommended approval. A motion by Commissioner Johnson (seconded by Commissioner Schomper) passed on a 4‑0 roll call. Sorrell said the applicant will submit final documents for signature and recordation with the county.

RP 25‑15 — consolidating green space in Carriage Trails
The second replat (RP 25‑15), submitted by DCEC Land Company LLC, consolidates remnants of green space along the east side of Carriage Trails into two lots totaling about 33.8 acres. Kent Donaway, representing Carriage Trails, told the commission the change “consolidates this so it can actually be platted as green space” and that the parcels are part of a permanent public‑access green‑space agreement the developer made with the city. Donaway said the developer currently owns the land and that at some future point portions could be transferred to the homeowners association or, by agreement, used for a future fire station location. Staff recommended approval; the commission approved the replat 4‑0 (motion by Commissioner Schomper, seconded by Commissioner Johnson). The applicant will route plats for signature and record them with Miami County.

DDP 25‑17 — 7 Brew drive‑through kiosk at Old Troy Pike
The commission approved a detailed development plan for a 510‑square‑foot prefabricated 7 Brew drive‑through coffee kiosk, including a 277‑square‑foot walk‑in cooler, on a narrow parcel at 765 Old Troy Pike north of Taylorsville Road. Planning staff noted the use is drive‑through only, with no indoor seating, and that the applicant’s submittal already met the city’s landscaping and signage requirements; staff recommended approval. The site includes a queuing lane long enough for about 14 vehicles; staff said the kiosk will improve landscaping and replace an underused parcel that is sometimes used for truck parking. The commission approved the detailed plan 4‑0 (motion by Commissioner Schomper, seconded by Commissioner Johnson). The applicant will submit zoning and building permits and pursue construction and opening later this year.

Votes at a glance
- RP 25‑14 (Carriage Apartments LLC): Approved 4‑0. Motion moved by Commissioner Johnson; second by Commissioner Schomper. Purpose: replat 0.057 acres to provide access to Carriage Trails Parkway; staff recommended approval; applicant to record with county.
- RP 25‑15 (DCEC Land Company LLC / Carriage Trails): Approved 4‑0. Motion moved by Commissioner Schomper; second by Commissioner Johnson. Purpose: consolidate green‑space remnants into two plats (about 33.8 acres); may be transferred to HOA or retained for future city needs; staff recommended approval; applicant to record with Miami County.
- DDP 25‑17 (Brew Team Ohio / 7 Brew): Approved 4‑0. Motion moved by Commissioner Schomper; second by Commissioner Johnson. Purpose: detailed development plan for a drive‑through coffee kiosk at 765 Old Troy Pike; staff recommended approval; applicant to apply for permits and aim to open by year‑end.

Ending
Staff told the commission these items are largely procedural next steps: recording plats or submitting permits and final engineering. Commissioners approved minutes and staff briefed the panel on upcoming filings (additional Carriage Trails phases and a possible apartment project).","On July 8 the Huber Heights Planning Commission approved two replats to finalize green space and an access strip in Carriage Trails and approved a detailed plan for a drive‑through coffee kiosk at Old Troy Pike; all motions passed 4‑0.","actionData","errors"]

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Planning commission backs rezoning for 104‑lot Creekstone Bluffs subdivision on Fishburg Road

Planning commission approves two replats and a coffee drive‑through kiosk; motions advance to recordation and permits