Lebanon council holds public hearing on Ray Rock Farms PUD as residents press traffic, school and drainage concerns

Lebanon — City planning staff and the developer presented a proposed rezoning for the Ray Rock Farms property on Tuesday, describing a planned unit development that would convert about 313 acres between State Route 48 and Drake Road into single‑family housing with roughly 35% dedicated to open space.

"The total proposal is for 518 single‑family homes on 313 acres," planning staff member Greg Goris told the City Council during a public hearing on Nov. 25, citing a density of about 1.65 units per acre and a PUD concept plan intended to preserve riparian corridors and connected greenways. The presentation noted a range of lot types including patio homes intended to support aging‑in‑place options.

Developers said the project is shaped by a pre‑annexation agreement with Turtle Creek Township and the city’s Envision Lebanon plan. "We typically try to put about 20 to 25 of each product type in at a time," Matt Naines of Interis Company, representing Hensley Homes and the Schwartz Family Trust, said, and estimated a buildout timeframe of "probably 10 years total," with initial homes not expected before 2027 under the timeline presented.

Why it matters: Residents who spoke during the public comment period repeatedly focused on public safety and infrastructure. At least a dozen people asked for clearer, public access to the traffic and school‑impact studies that inform how the city and the developer would mitigate increased congestion and school enrollment effects.

During the hearing residents described frequent crashes and sight‑distance problems at the Drake Road/Miller Road and State Route 48 corridors. Anne Gross, who lives two houses from the Miller‑Drake entrance, described recurring crashes near her driveway and said, "These kids cannot navigate a straight road," arguing a roundabout would create new safety problems for inexperienced drivers. Several other residents gave similar testimony about near‑daily collisions at peak school times.

City staff and the developer said the rezoning and required traffic impact study will drive specific road improvements and that ODOT sight‑distance standards must be met for any State Route 48 access. The planner noted the PUD would require turn lanes, and council members discussed a longer‑term project — a roundabout at Drake and Miller — as the only solution staff’s traffic engineer identified to bring the intersection to more acceptable levels of service.

Officials also addressed other recurring resident concerns: sewer availability, water pressure, drainage, and taxes. Goris and city staff said sewer was extended to serve the high school and that a gravity sewer alignment is proposed to the south; staff said the city would encourage adjacent properties to connect if the main is built. The city stated there are no tax abatements attached to this project and that, on balance, staff financial reviews found the development would be net‑positive for city and school revenues.

Some neighbors urged the council to consider the loss of rural character and long‑term pressure for additional development on nearby farmland. Dr. Elijah Davis summarized that view: "When does it stop?" he asked, saying repeated approvals over decades have continually reduced rural open space.

What happened next: After more than two hours of public comment, the council closed the hearing by motion and roll call. The council later introduced Ordinance 2025‑116 for first reading, which would rezone the Ray Rock property from rural residential to residential PUD as recommended by the planning commission; that was a procedural first reading and not a final enactment.

What's next: The rezoning ordinance was moved for first reading; if the council advances the measure it will return in a future meeting for further readings and a final vote after engineering plans, ODOT reviews for state‑route access, and additional staff reports.

Reporting details: The presentation and developer remarks came during the public hearing segments and the record includes letters of support from the school superintendent noted by council staff. The council emphasized follow‑up: engineering design, ODOT review and public meetings when preliminary construction plans are available.