BZA approves two-building multifamily development at South Lebanon Street and cuts senior-housing parking requirement with conditions

Lebanon’s Board of Zoning Appeals recommended approval of a conditional use for two apartment buildings at 1320 South Lebanon Street and approved a related variance reducing the minimum senior-housing parking requirement.

Staff told the board the proposal by the Englewood Group includes one 46-unit low-income housing tax credit (LIHTC) building targeted to residents age 55 and over and a 46-unit market-rate building, for a combined 92 units. The site is zoned General Business and multi-family housing is a conditional use; staff recommended approval of the use based on comprehensive-plan compatibility, utility availability, and the site’s role as a transition between commercial frontage and residential properties.

The variance sought for Docket 26-8 would allow 51 parking spaces for the senior building instead of the UDO-required 74. Staff and the applicant cited comparable projects in their portfolio that operate with fewer than one space per unit and argued that senior housing typically has lower vehicle ownership. Staff recommended approval with conditions intended to manage demand: establish a parking-permit process that reserves one permit per unit, limit any unit to no more than two permits, make remaining spaces available on a first-come/first-served basis (with an appropriate charge), and negotiate a monthly lease of no less than 10 parking spaces from the adjacent medical office for guest/overflow parking with pedestrian connectivity provided.

Public commenters raised site-specific concerns. Michael Daniel, an adjacent property owner and local dealership owner, asked the board to ensure stormwater detention will not discharge to neighboring properties and noted his plans for adjacent development. Randy Moore, a contractor, expressed concern about increased traffic egress and safety near heavy equipment on nearby lots. Staff responded that the site was master planned for drainage with north-side detention and an easement to Noble Street, that INDOT coordination would be required for access changes on Lebanon Street, and that fencing or other buffers could address trespass concerns.

Evan West, the project civil engineer, said underground detention is constrained by site elevations and cost; the team is negotiating with the adjacent medical office to lease overflow parking as part of the mitigation strategy. The developer said their senior projects typically see low vehicle ownership and that they had been in recent talks to secure additional parking from the medical office.

The board approved the conditional-use recommendation and later approved the parking variance with the stated conditions (roll-call vote; one board member recorded a no vote on the variance). The variance and permit conditions will be enforced through conditions tied to the land and reviewed at development-plan and technical advisory committee stages.

Next steps include final development-plan submittal, TAC review (police/fire/EMS participation) and coordination with INDOT as needed for access improvements.