Developer outlines 154‑acre Northgate mixed‑use plan for Lebanon; council sets second reading

At the July 13 Lebanon City Council meeting, Braun Property Development presented the Northgate Planned Unit Development, a conceptual master plan for about 154 acres at the northeast corner of State Road 39 and County Road 300 North.

Scott Noel of Braun Property Development said the proposal is intended to implement goals in Lebanon’s comprehensive plan by adding a mix of housing types and neighborhood retail. "This is our first project in the city of Lebanon," Noel said. He described a breakdown that includes roughly 100 acres of single‑family village district, about 15 acres in a towns (townhome) district, a terrace district with multifamily, a 6‑acre market district along State Road 39, and a 17.3‑acre park district that will preserve existing trees and wetlands for trails and recreation.

Noel told the council the firm envisions a phasing plan of roughly six phases that could span six to nine years depending on market demand. He said the development aims to provide a range of housing, from higher‑density multifamily and townhomes to smaller ranch homes targeted for empty‑nesters and higher‑end single‑family lots.

The developer also proposed homeowner‑association covenants to limit short‑term rentals and cap rental units in owner‑occupied sections. "No more than 10% of total dwelling units may be rented," Noel said, and purchasers must occupy new homes for the first year. He said those restrictions would be tracked in an association ledger and hardship provisions would be included in the covenants.

City planning staff described the PUD as a step in the multi‑stage process: a concept plan now, followed by detailed development plan reviews, drainage and utility engineering, and traffic studies. Ben (planning staff) told council the PUD approach allows site‑specific standards and subdistricts where standard zoning districts were insufficient.

Rob, the city attorney, read highlights from the PUD ordinance, noting that adoption would amend the Unified Development Ordinance and create five subdistricts with specific development and architectural standards. The council did not adopt the ordinance that night; Rob said it would come back for a second reading on July 27 at 7:15 p.m.

Why it matters: The project would add a sizable inventory of housing types and a large central park to Lebanon’s north end and trigger later review steps (drainage, utilities, traffic) before building permits could be issued.

What’s next: Council scheduled a second reading of ordinance 2026‑23 on July 27; staff and the applicant will return with additional, detailed plans and engineering studies.