During their regular meeting on Monday, October 14, 2024, Beavercreek City Council approved Ordinances 24-26 and 24-27 to update the city’s zoning code and land use plan. These changes come as the Planning and Development Department continues to review the city's zoning codes and land use plan in response to evolving best practices in general development, and in anticipation of the shift from vacant lot development to the redevelopment of existing sites.
Ordinance 24-26 focuses on amending the city’s zoning codes, with the most significant change being to Appendix B, which lists permitted uses for each zoning district. Gas stations and grocery stores will no longer be permitted in B2 districts, classified as neighborhood business districts, of which there are 248 across the city. Currently, 116 residential properties share a boundary with at least one B2 property, and another 187 residential properties are within 50 feet of a B2 district. Under the new regulations, gas stations and grocery stores will only be allowed in B3 (general business) and B4 (highway business) districts. The city has 39 B3 districts and 17 B4 districts. Although restaurants and convenience stores are still permitted in B2 zones, the city can now impose specific conditions on these businesses on a case-by-case basis to minimize disruptions to nearby residential areas.
Other updates to the zoning code include revisions to the regulations for barbed wire fencing, which is permitted only in commercial and industrial districts. Previously, in commercial districts, barbed wire was required to begin at a height of 4 feet, ensuring the fence did not exceed a total height of 6 feet, raising safety concerns. Now, barbed wire can be placed on top of a 6-foot fence in both commercial and industrial districts, with a maximum overall height of 8 feet if barbed wire is used. The requirement that barbed wire be used only in side or rear yards remains unchanged.
Additionally, the city has updated regulations for secondhand clothing and goods drop-off containers, reducing the required distance between them from 2,500 feet to 300 feet. Existing rules, such as preventing bins from blocking traffic or allowing items to accumulate outside of containers, remain in effect.
“These changes were made with our residents in mind,” said Planning and Development Director Randy Burkett. “While the city cannot legally completely stop development, we can help guide it. As we see more redevelopment, we want our zoning codes and land use plan to be clear and align with community standards.”
Furthermore, Ordinance 24-27 modifies the city’s land use plan to align with the zoning code updates. Grocery stores and gas stations were removed from the definition of "neighborhood commercial-office" and added to "community commercial" and "community office" categories, which also include businesses such as law offices, medical practices, and insurance agencies.
While these changes were under review, the city enacted a temporary moratorium on certain business applications to ensure compliance. With the passage of the ordinances, these changes will take effect on Wednesday, November 13, and the moratorium will end on Saturday, November 30.
Looking ahead, in 2025, Beavercreek plans to hire a third-party consultant specializing in planning, zoning, and land use to conduct a comprehensive review of the city’s standards, including a legal assessment. Public input will be part of this process.
“This will be a first-of-its-kind project for Beavercreek,” said City Manager Pete Landrum. “It’s important that we not only address new development but also anticipate more redevelopment of existing sites.”
For more information about the city’s planning and development department, click here.