Planning Commission: Apartments, Subdivision, Annexation Approved

A Google image depicts where a proposed apartment complex at 377 Vaughn Lane will be situated.

The Lebanon Planning Commission met on Sept. 18 to review and approve several development proposals, address public concerns and conduct three public hearings. The agenda included a 28-unit apartment complex on Vaughn Lane, a new 35-lot subdivision on S 5th and Joy streets, and a residential annexation project on B Street.

Public Hearing One: 377 Vaughn Lane Apartment Complex
The first public hearing focused on a proposal for a 28-unit, single-story apartment complex at 377 Vaughn Lane. The project consists of one-bedroom units, meeting all city density and setback requirements. The development will include 54 parking spaces, 24 covered bicycle spaces, children’s play areas and private patio areas. Despite concerns about increased traffic, the project was found to comply with city guidelines.

According to the city’s traffic analysis, the development would generate 205 average daily trips, including 16 peak-hour trips. Vaughn Lane, designated as a minor arterial, is designed to handle the traffic increase. However, some residents voiced concerns about the potential need to reduce the speed limit and the anticipated rise in traffic.

Public Concerns
Several citizens raised issues regarding the possible impact on local wells and the water aquifer, increased traffic and the safety of the street, especially given the absence of sidewalks and streetlights. Others expressed concerns about potential effects on nearby wetlands and wildlife.
Staff from Udell Engineering clarified that the development, located within the urban growth boundary, would not affect the aquifer, as it would be connected to the city’s water system. While traffic will increase, the street is designed to accommodate the additional load and the development is situated in a residential mixed-density zone, which permits a variety of housing types.

One recurring concern raised was the intersection at Vaughn Lane and S Main Street. Although residents expressed concerns about its safety, the city confirmed that the intersection meets all required standards and has undergone two reviews.

Public Testimony
During public testimony, Udell staff explained that the two-acre site would incorporate public utilities, with a storm drain discharging into an existing ditch. While some questioned whether the wetlands could handle the drainage, they assured the commission that the plan met all requirements.

A commission member asked if the development targeted a specific demographic. Developer Braden Whaley, a long-time Lebanon resident, said the units were intended to be affordable but would have no tenant restrictions. Whaley noted that he hoped the apartments would attract older residents on fixed incomes, but the units would be available to anyone.

Another concern raised was the necessity of a playground in a one-bedroom apartment complex. The developer explained that city code mandates a children’s play area for developments with eight or more units.

The commission expressed appreciation for the developer’s engagement with the community and noted that the proposal adhered to all city codes. The project was approved unanimously.

Public Hearing Two: 35-Lot Subdivision on S 5th and Joy
The second public hearing involved a proposal to expand a previously approved 22-lot subdivision at the corner of S 5th and Joy streets to a 35-lot subdivision. The development will consist of single family homes, though duplexes are permitted by state law. Lot sizes will range from 5,005 to 7,000 square feet, and new road improvements will include both a public street and a private street for part of the development.

Letters of opposition cited concerns about the project’s density, local traffic, and police and fire service capacity. Some residents also expressed a preference for new commercial developments, such as a grocery store, rather than more housing.

Public Testimony and Commission Discussion
Supporters of the project emphasized that it is consistent with other developments in the area and that the addition of public streets and sidewalks would improve access and safety. Water and sewer utilities are available, and storm drainage will be maintained by the homeowners’ association.

Opponents of the project requested that it be less dense, proposing a reduction in the number of lots. In response, the commission discussed the inclusion of a private street in the plan and confirmed that the homeowners’ association would be responsible for its maintenance.
The commission ultimately determined that the proposal met all required criteria and approved the development, including provisions for street improvements.

Public Hearing Three: 785 B Street Annexation
The final public hearing concerned a residential mixed-density project at 785 B Street, with the applicant asking it be annexed into the city. The proposal meets all requirements, and there was no public testimony in opposition. After a brief discussion, the commission confirmed the request met all necessary criteria and approved the annexation.