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Council holds first reading on 220-acre Patch/Limp Farms PUD rezoning; Plan Commission recommended approval
Summary
On Oct. 27 the council held the first reading of Ordinance 2025-37 to rezone roughly 220 acres for a mixed-use planned unit development. Planning staff and Patch Development described six subdistricts including residential, commercial, office/flex and light-industrial areas; the Plan Commission gave a unanimous favorable recommendation (5-0).
Lebanon City Council held the first reading of Ordinance 2025-37 on Oct. 27, a request from Patch Development and property owner Jason Limp to establish the LT Farms planned unit development (PUD) on two parcels totaling about 220 acres near State Road 39.
Planning staff presented a conceptual master plan and explained why a PUD is needed: the site is currently zoned for commercial uses but the developers plan a mix of residential (multifamily, townhomes, single-family), commercial/retail, office/flex and light-industrial subdistricts. The PUD text would create multiple subdistricts with tailored use lists and standards. Staff said the PUD standards generally follow the Unified Development Ordinance but include several more-restrictive provisions and heightened architectural standards for building facades.
Patch Development representatives described the project as a mixed-use extension of the nearby Hickory Junction and Field House developments. They said the intent is to provide a range of housing and employment options, including smaller-scale flex/industrial buildings targeted at advanced manufacturing, research and suppliers rather than large distribution warehouses. The developer noted constraints on site layout that guided the subdistrict map, including regulated drainage paths and an existing gas pipeline. Council members asked questions about buffering between residential and industrial uses and about traffic/intersection planning; staff said INDOT has been contacted and traffic improvements will be addressed in subsequent engineering steps.
Planner Ben reported the Plan Commission reviewed the PUD and forwarded a favorable recommendation (5-0). Council conducted the ordinance's first reading; the second reading and final action will be scheduled at a future meeting. Council and staff discussed flexibility in the PUD: the ordinance allows subdistrict boundaries to shift (up to 25 percent) as the developers refine unit counts and infrastructure plans.
Because this was a first reading, no final council vote was taken on the rezoning. Council members and the applicant signaled willingness to work further on buffers, road alignments and drainage as engineering and tenant discussions proceed.
