Tuesday, June 15, 1999
Lebanon looks at zone changes
Planned unit would be upscale
BY RICHELLE THOMPSON
The Cincinnati Enquirer
LEBANON — During a year in which council members embraced a slow-growth philosophy — and residents begged for it — the city is on pace to set a record for housing construction.
From January to May, the city issued 141 residential building permits, just shy of the 159 issued in 1998. Should the trend continue, a record 285 homes could be approved by year's end.The previous record was 218 in 1996.
City officials say the boom is beyond their control. Low interest rates and a thriving economy are driving the housing market. Further, almost all of the housing starts are in subdivisions approved by previous councils, some receiving the OK a decade ago.
“I think there just wasn't enough review (in the past) of what the impact of all those subdivisions would be,” Councilman Mark Flick said. “We've taken steps to avoid that in the future.”
In March, council changed the zoning law to stipulate property annexed from Turtlecreek Township automatically come into the city zoned R-R, which mandates a one-acre minimum lot size. The zoning change controls the density — or number of houses — in newly annexed areas. It also attempts to rein in the city's explosive growth. Since 1991, Lebanon's population has increased 32 percent, from 10,461 to an estimated 13,700.
A proposed 59-home, upscale subdivision off Cook Road in Turtlecreek Township may be the first development to come into the city under the new zoning law. Cincinnati developer Classic Properties applied for permission from the Warren County commissioners to annex nearly 57 acres into Lebanon. A public hearing is July 6.
The developer also is seeking a planned unit development zoning from the city that would give it flexibility in designing the Catalpa Ridge subdivision, including setting aside 16 acres for open space and preserving a row of 100-year-old catalpa trees.
City council, which has been reticent to approve new housing developments in the past year, is almost giddy with the proposal. The average value of the homes would be about $300,000.
“It's an absolute beautiful piece of property,” Councilman Jim Reinhard told his colleagues at last week's meeting. “It's going to be a great development. It would have been nice if we could have gotten this kind of development over on Markey Road, which is another beautiful piece of property.”
Developer Jeff Harris of Monogram Properties in Symmes Township locked horns with council in a similar situation on the west side of town, along Markey Road. Mr. Harris wanted planned unit development zoning that would have allowed him to circumvent traditional zoning regulations and build 78 upscale homes on 49 acres. Council denied the request, saying the city needed less dense housing. Mr. Harris still plans to develop the land but with a lower-scale subdivision that would meet current zoning laws.
City staff is recommending Classic Properties scale the number of houses back to meet R-R zoning, which likely means a loss of about four of the planned 59 homes, said Doug Johnson, Lebanon's director of planning.
Otherwise, the proposal fits with the city's long-term plan of beefing up the number of high-end homes to balance its housing stock, Mr. Johnson said.
Tonight, the planning commission is to discuss the request for planned unit development zoning. Council would give final approval, but not until the commissioners OK annexation, a process that typically takes six months.
Mr. Johnson said city planners were moving ahead with the zoning process to expedite the development, should commissioners approve the annexation.
Other agenda items for tonight include discussion of gateway locations and a site plan for a 7,000-square-foot medical complex off Belvedere Drive.
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