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Board Approves Front-Setback Variance for Leo's Market Lot in Hickory Junction
Summary
The Board of Zoning Appeals unanimously approved a variance to relax a 20-foot 'build-to' front setback for a 2.761-acre Hickory Junction lot to permit development of a Leo's Market site; staff said a PUD amendment is pending but timing required an immediate variance to allow closing.
The City of Lebanon Board of Zoning Appeals on Dec. 1 approved a variance to the Hickory Junction PUD that allows a commercial building to sit farther from front property lines than the original 20-foot "build-to" requirement. The action clears the way for development of a parcel, described by staff as about 2.761 acres, where roads border all four sides of the lot.
Planning staff (Ben) reviewed the development history and said the original intent for the district favored pedestrian-oriented buildings set near sidewalks, but some outlots in Hickory Junction have rights-of-way on all four sides, making the 20-foot build-to requirement physically impossible while still providing parking and vehicle circulation. "We are actually in the middle of doing an amendment to the PUD ordinance ... that I would anticipate would be adopted sometime in January," Ben said, adding the current variance is a timing measure so the Leo's Market site can close on schedule.
Staff explained the proposed setbacks for the lot vary between about 74 and slightly over 100 feet on different sides. Staff applied the standard three variance criteria — no threat to public health and safety, no substantial adverse effect on adjacent property use and value, and practical difficulties from strict application of the PUD — and recommended approval. A board member asked about pedestrian facilities along State Road 39; Ben said a trail will be provided on SR 39 and sidewalks will be on interior roads, though responsibility for trail construction is still being determined.
Dan Connors, speaking on behalf of Lebanon Land Group and representing Leo's Market and Eatery interests, confirmed the applicant was present, said they were "good with it," and thanked staff. The board moved to approve docket 25-54 as written; roll-call votes were recorded as Corey Coontz — Yes; Bruce Polley — Aye; Ron Edwards — Yes. The motion carried.
The variance provides case-by-case relief while a formal PUD amendment is processed. Staff noted the amendment is expected to resolve the standard for future outlots, and the approved variance was framed as a modest, timing-based deviation to permit property closing and site work to proceed.
