Lebanon Express writer

New zoning and other development-related regulations for the city of Lebanon are a step closer to adoption by the City Council, which will consider them on Dec. 10.

The city's Planning Commission unanimously approved the rule changes last week after a public hearing. The audience of about 30 people had few questions.

In response to a question about whether the revisions will affect property values and taxes, Community Development Director Walt Wendolowski said probably not, because no residential uses have been banned and only a few industrial uses.

Despite the ordinance's longer length, it is more user-friendly to everyone, he said. "We've clarified a lot of things so it's clear and understandable: this is what you can do and this is what you can't do."

In addition, Wendolowski said, greater flexibility has been built into the standards of development, such as in a new neighborhood mixed use zone and changes in the process for variances and planned developments.

Major changes include the following:

€ Two industrial zones - light industrial and general industrial - have been merged into one - industrial. No other properties in the city are subject to a zone change.

€ The new rules no longer allow these uses anywhere in the city: rendering plants, slaughter houses, meat packing plants, commercial feed lots, livestock auction yards, breeding/raising/keeping swine, dairies and new mining activities.

€ The Planning Commission has been designated as the Historic Landmark Commission.

€ A new neighborhood mixed use zone has been added. It is primarily a residential zone but allows limited commercial uses appropriate for a neighborhood, such as a small convenience store or real estate office.

€ Fewer variances - requests for an exemption from a zoning regulation - will have go to the Planning Commission for review, reducing both time and cost. Minor adjustments, such as altering the height or setback for a fence, without an impact on safety will need only a review by Wendolowski or Terry Lewis, the city's two planners. In a minor adjustment, the only notice will be sent to the applicant and the fee will be $300.

A second variance category, adjustments, will require review by the development department's administrative review team, made up of planners, engineers and the fire marshal. A small reduction in the setback of a house from the street is an example of an adjustment. Neighbors will review notice and the fee is $600.

Requests for more substantial variances will go before the Planning Commission, requiring a $2,000 application fee.

€ To date, planned development process with two public hearings has been required for all developments on two acres or more. In the new rules, the size threshold has been increased, with the size varying by zone. In addition, some planned developments may not be required to go through two public hearings before the Planning Commission, as they are now. Instead, options have been added for administrative approval when initial designs are sufficiently detailed.

With some exceptions, sizes for planned developments will be 25 acres for residential projects, 10 acres for commercial projects, 20 acres for industrial projects and 10 acres for public and mixed uses. However, the full two-hearing process before the Planning Commission will be required for any project, regardless of size, if it is multi-phase, multi-year or needs new streets, water lines, etc.

The changes reduces the time spent by the developer and the city and the fees charged to developers. The preliminary development fee will be $3,750 and general development fees will vary from $300 to $1,000, depending on the process used.