Lebanon planning commission forwards PUD amendment to council to allow two-car garages, require masonry or fiber-cement siding

The Lebanon Plan Commission voted unanimously to forward a proposed amendment to planned unit development docket 26-35 to the Common Council, clearing the way for the council to consider ordinance changes that would permit two-car garage doors in parts of the development and require masonry or fiber-cement siding on single-family fronts.

Ben, a city staff member, told commissioners that the amendment responds to builder feedback that the original 8-foot single-car garage-door requirement was impractical for many modern vehicles. He described the developer’s compromise: allow standard two-car (roughly 16-foot) garage openings while adding an architectural standard that removes vinyl as a predominant exterior material and requires masonry or fiber-cement on home fronts.

"The builders are pushing back on the 8-foot openings—many modern vehicles are too wide—so they proposed two-car doors plus upgraded materials," Ben said.

Adam Mears, representing Grama Land Development, said the company is offering to remove vinyl as an allowed prominent exterior material in single-family areas in exchange for the garage change. "Anytime we come back for modifications, I try to give something if we're asking for something," Mears said, adding that section 1 is nearly ready and that work is awaiting water service tie-ins.

A committee member asked whether garages would be deep enough, not just wider, to accommodate larger vehicles. Mears said the garages are standard depth and that removing the interior divider from previous designs should resolve access problems for larger cars.

During the public comment period, resident Mark Michael raised two concerns: that the mailed map did not match the on-screen map and that a map implied possible right-of-way acquisition on the south side of 300 North. "The map that was sent out talks about the right of way, which makes it look like they're going to try to take part of the South Side Of 300," Michael said. A staff member and Ben responded that no right-of-way is planned on the south side; staff said the developer has shifted the neighborhood north to accommodate a planned state reconstruction of 300 North and noted the developer is dedicating approximately 105 feet of right-of-way on the north side to allow the new cross-section.

Michael also complained about tall weeds along the corridor that he said had gone unaddressed. Ben said the city had not previously received a complaint about that location, offered reporting options (phone or the IWORQ online portal), and said code enforcement staff would be sent to inspect and follow up.

Ben reminded commissioners that the Plan Commission’s role is advisory: the recommendation will go to the Common Council, and any ordinance to adopt the amendment would require two readings by the council. After brief questioning on timing, a committee member moved to forward the proposed amendments to the council with a positive recommendation; the motion was seconded and carried unanimously by voice vote.

The Plan Commission’s recommendation covers the architectural changes described in the amendment packet and the project renaming noted in staff materials. (The transcript records inconsistent spellings for the project name and developer: staff referred to the project as both "Centerra" and "Sentara," and the developer is identified in different segments as "Gradison Land Development" and "Grama Land Development." The Plan Commission vote was on the docket labeled 26-35 as presented to the commission.)

The commission adjourned after the single-item agenda concluded. The Common Council will receive the commission’s recommendation and, if it proceeds, would consider the ordinance on two readings before any change is final.