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Lebanon Planning Commission approves variances for Bethlehem Road subdivision, allows nature-trail option
Summary
The Lebanon Planning Commission approved two variances for the proposed Bethlehem Road Subdivision, allowing portions of the required open space to be counted via an unpaved nature-trail connection and delegating final paving decisions to staff.
The Lebanon Planning Commission on Monday approved two variances tied to a preliminary plat for the Bethlehem Road Subdivision, a proposed 178-lot conservation subdivision on about 111 acres in Ward 5.
Staff had recommended approval of the plat conditioned on two variances: (1) an alternative side setback for some front-loaded lots and (2) a revision allowing 10% of the site to qualify as usable open space. Kevin Gangwers, engineer for Horizon Development, told the commission the project includes an 11-acre area and a trail system that would provide access through steep slopes and meadows and asked whether portions of that system could be left unpaved "so some of these trails be nature trails instead of paved trails." Gangwers identified himself as Kevin Gangwers of CSDG.
Staff said any variance that counts unpaved trails toward usable open space should specify that staff would determine where paving is required. The chair and staff recommended the motion include a condition delegating those site-specific decisions to staff so the applicant and staff can work out locations and paving.
A commissioner moved to approve both variances with the nature-trail provision; another commissioner seconded. During discussion, one commissioner urged the applicant and staff to work out maintenance responsibilities, saying maintenance over time "could be an issue." Another commissioner argued for continuity and safety, saying, "I would like to include that it could all be a nature trail...I don't want them getting hurt on concrete, so I would make it all nature trails." The motion passed by voice vote.
The approval lets the applicant proceed with the preliminary plat subject to staff conditions, including the added nature-trail condition and final coordination with staff on where trails should be paved or unpaved. The commission did not record a roll-call tally in the transcript.
The next step is for the applicant to address remaining staff comments and for staff to finalize locations and surfacing as delegated by the commission.
