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Council approves Northgate PUD rezone; staff and developer outline traffic, stormwater and HOA concerns
Summary
Council passed the second reading of Ordinance 20‑26‑23 approving the Northgate PUD, a roughly 150‑acre mixed‑use project at the northeast corner of State Road 39 and County Road 300 North with about 700 housing units projected and an eight‑year buildout; council discussed road capacity, a single‑lane bridge, private HOA maintenance of parks, and stormwater controls.
The Lebanon Common Council on July 27 approved Ordinance 20‑26‑23, the second reading of the Northgate Planned Unit Development, clearing the way for a mixed‑use project on roughly 150 acres at the northeast corner of State Road 39 and County Road 300 North.
Planning staff summarized the project as a mixed residential and neighborhood commercial development with five districts (market, terrace/multifamily, towns, village/single‑family) and said the planning commission forwarded the PUD with a unanimous recommendation. A representative for the developer provided the unit breakdown: "the village district … contemplates 350 units; the multifamily … about 250 units; the town's district is about 120" for a total near 700 units and an anticipated buildout over roughly eight years.
Councilors pressed staff and developer representatives on several local impacts. Planning staff said access onto County Road 300 North would require significant infrastructure work — including improvements to a single‑lane bridge on that corridor — and traffic between any new entrance and State Road 39 is currently inadequate. On stormwater, staff said city stormwater ordinances will limit runoff and any detention features would be maintained by the homeowners association.
Council members asked whether parks would become city property; staff said park areas are expected to be owned and maintained by the master homeowners association, not the city, though city interest in public parks was discussed early in negotiations. Councilors also raised questions about covenant enforcement for rental limits; staff said the rental restriction is a voluntary, developer‑imposed covenant the HOA would enforce and that recent state law limits some municipal enforcement tools.
The council moved and approved the ordinance on voice vote at the meeting. Staff and the developer will continue to address technical issues such as right‑of‑way and alignment for 300 North, potential impacts to private wells (to be reviewed during detailed design), and stormwater design during later development approvals.
The council indicated further neighborhood outreach and technical traffic studies will occur during subsequent plat and development phases before construction begins.
