Lebanon City plan commission reviews Spring Creek PUD amendment to convert duplexes to detached homes

Lebanon City plan commission members reviewed proposed amendments to the Spring Creek Planned Unit Development ordinance that would replace an area planned for duplexes with narrower detached single-family lots and add architecture standards to reduce the visual prominence of garages.

The amendment, presented by Ben, a city staff member, would change Area B of the previously adopted Spring Creek PUD so duplex lots become detached single-family lots, reduce the PUDuP maximum from 130 units to 110 units. Lot area per unit in Area B would increase from 3,500 square feet per side of a duplex to 4,500 square feet for each detached lot; minimum side setbacks would change from 0 feet (common wall) to a minimum 5-foot side setback on each side, producing about 10 feet between houses. Other dimensional standards cited by staff remained unchanged: a 15-foot rear setback and a 1,400-square-foot minimum house size.

Staff and the developer also proposed architectural standards specific to the narrower Area B lots to reduce garage prominence. Under the city standards, the UDO limits garage width to 45% of the front elevation; because the proposed detached homes are narrower, the developer proposes two 8-foot single garage doors (instead of one 16-foot door), decorative hardware, windows, a minimum 50% glazed front door, masonry up to the bottom of the first-floor windows, and at least two siding materials on the façade.

Ben said the amendment recreates the PUD text so references match the citys rewritten Unified Development Ordinance and so enforcement will not require consulting two separate PUD documents. He also noted the Spring Creek development was reviewed by the commission in early 2023, forwarded to the council with a favorable recommendation and adopted; construction on the first sections began but was paused because the developer had not yet received a water allocation.

Commission members asked about common areas and amenities, which staff said remain in similar locations though shapes have shifted; staff identified one main common area near the entrance off 300 North and two additional amenity areas to the north. Commissioners questioned front-yard setback measurements and how they relate to sidewalks and parking; staff clarified the 20-foot front setback is measured from the back of the sidewalk to the garage and that the city would permit on-street parking on only one side of the street in this subdivision to preserve street width for emergency vehicles. Commissioners also raised concerns about garage storage and whether covenants would require people to park vehicles in garages; staff said covenants typically address street parking but generally do not require homeowners to park inside garages.

Earlier in the meeting the commission approved the meeting minutes by voice vote.

Staff recommended the Planning Commission forward the proposed amendments to the Spring Creek PUD Ordinance (originally adopted as Council Ordinance 2023-5) to the common council with a positive recommendation; no commission vote on the PUD amendment was recorded in the provided transcript excerpt.

"I'd be happy to answer any questions," Ben said during his presentation.

The commission moved into questions and discussion; additional procedural steps (primary plat review, construction drawings, and final council action) were described as forthcoming if the council adopts the amended PUD.