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Master Plan and Due Diligence Prepared By:
Contact:
Gerry [email protected]
937-297-9368
Lebanon Mixed Use Site
Lebanon Mixed-Use Site Master Plan
Master Plan Overview
This mixed-use master plan features community based retail and commercial uses fronting along
the State Route 42 Bypass with senior living and single family residential uses in the rear of the site.
The master plan is based on the following land use pods and roadway lengths:
Commercial / Retail Outlots: 14.55 acres
Commercial Anchor Site : 16.50 acres
Senior Living Site: 12.25 acres
Single Family Residential: 43.37 acres
Lineal Feet of Commercial Roadway 2,400 LF
Lineal Feet of Residential Roadway 7,718 LF
Land Use / Zoning
Below is a summary of the land use pods identified on the plan.
Commercial / Retail Anchor: The master plan features two layouts regarding the commercial an-
chor. One option shows a big box retail user and the second option features a “Power Center”
strip style center comprised of two separate buildings serving as the anchor. The big box retail user
is shown with a 226,636 square foot footprint. The Power Center site features 238,162 square feet of
building footprint.
Commercial / Retail Outlots: The master plan identifies outlots / small strip center sites fronting along
SR 42 and adjacent to the Wal Mart site to the north. The combined building square footage for
these outlots and smaller strip center sites is 175,750 square feet. The outlot s can be configured in a
number of different size combinations based on market conditions.
Retail / Commercial pod shown with a big-box retail anchor.
Lebanon Mixed-Use Site Master Plan
Land Use / Zoning
Senior Living Site: A senior living / assisted living pod is identified on the plan situated between the
retail anchor site and the single family residential pod. This use could serve as a nice transition be-
tween the commercial and single family land uses. The market is very active for newly developed
senior living facilities, so it would be reasonable to expand the amount of senior living acreage from
what is shown on this plan, if supported by market demand.
Single Family Residential: A single family residential pod is identified in the rear of the property. This
type of development also takes advantage of the steep topography at the eastern portion of the
site. This lower density residential land use will also serve as an effective buffer against the existing
low density single family neighborhood located along a portion of the southern border of this site.
Senior living pod serving as a transition from the commercial to single family residential land uses.
Single family residential pod utilizing a cluster zoning approach to maximize site characteristics.
Lebanon Mixed-Use Site Master Plan
Land Use Pods
Retail / Commercial
Senior Living
Single Family Residential
Lebanon Mixed-Use Site Master Plan
Adjacent Zoning Districts / Land Uses
SITE
GC General Commercial
RR Rural Residential
Agricultural
(Turtle Creek Township)
Low Density Single Family
(Turtle Creek Township)
Lebanon Mixed-Use Site Master Plan
Site Due Diligence Items
Existing Topography
The site topography is taken from GIS contour data which provides us an approximate idea of what
the landscape looks like on the site. There is a ridge running south to north where Mockingbird Lane
would meet Wal-mart Drive if connected. This ridge creates two natural drainage patterns on the
site, one draining towards US 42 and the other draining towards an existing creek at the eastern
edge of the site. These drainage patterns would be retained, but modified. The modifications would
be created while grading the site for lots and infrastructure. The future advancement of the plan into
full site grading design will better inform the designer & developer as to whether retaining walls would
be required for the development of this project.
Existing Utilities
Utility availability is critical to ensure the proposed site will have the adequate resources required for
development. With this proposed site being confidential at this time, we weren’t able to contact lo-
cal jurisdictions to gather information about existing public utilities. That said, we believe all major
public utilities will be available to the site given the close proximity of adjacent commercial develop-
ment. What we can’t confirm is the exact location or route necessary to bring those utilities to this
site.
Off-Site Infrastructure Improvements
The proposed master plan will create a need for off-site improvements to the public roadway system.
Typically, a traffic impact study will be performed during the site design to determine the exact level
of off-site improvements required. Without having performed a traffic study, we would presume
some improvements to US 42 will be necessary. This would likely include a right turn deceleration lane
into the site and also a right turn acceleration lane exiting onto US 42. The internal roadways will tie
into either Wal-mart Drive and Mockingbird Lane. The master plan’s internal road layout is intended
to prevent commercial traffic from accessing Mockingbird lane as an alternate route to US 42.
View of the single family pod taking advantage of the site’s steep topography .
Lebanon Mixed-Use Site Master Plan
Site Due Diligence Items
Stormwater
When looking at a proposed site for development, one of the most important factors to take into ac-
count is the storm water approach for the site. Based on the GIS contour data, the site is split into an
eastern and western portion. If you continued Mockingbird Lane across the site to meet Wal-mart
Drive, this would constitute the ridge (high point) of the proposed site. With that in mind, the western
portion (commercial) of the site would ultimately be collected by a storm network of structures and
pipes and released into a natural low point located in the south west corner of the site near US 42.
This pond could be utilized as a retention pond and create a water feature visible from US 42 as a
car approaches the site. This pond will need to outlet into a current drainage ditch utilized by US 42.
The eastern portion (residential) of the site would be collected in the same manner using structures
and pipes, but would utilize two interconnected ponds to collect the storm water runoff. The first
pond would be a detention pond intended to collect the senior living portion of the site. This pond
will ultimately outlet (interconnect) into the single family residential detention pond. The second
pond would be a detention pond that would collect all of the single family residential pod’s storm-
water runoff. The single family residential detention pond will outlet into the existing creek located on
the eastern side of the site.
Streams, Wetlands & Floodplain
Based on a desktop level review, the site does not appear to contain any wetlands. There is a po-
tential blue line stream in the eastern portion of the property. Based on the current FEMA Flood Insur-
ance Rate Map, a FEMA regulated floodplain does not exist on the site. (See Maps in Appendix)
Lebanon Mixed-Use Site Master Plan
GIS Topographic Map - Five Foot Contours Shown
Lebanon Mixed-Use Site Master Plan
Aerial Map
Site 111.68 acres
Lebanon Mixed-Use Site Master Plan
Master Plan
Option 1—Big Box Retail Anchor
Lebanon Mixed-Use Site Master Plan
Master Plan
Option 2—Power Center Anchor
Lebanon Mixed-Use Site Master Plan
Appendix
Wetlands Inventory Map
Soil Resource Report
Soil Map
FEMA Floodplain Map
City of Lebanon Zoning Map
Lebanon Mixed-Use Site Master Plan
Wetlands Inventory Map
Lebanon Mixed-Use Site Master Plan
Soil Resource Report
Lebanon Mixed-Use Site Master Plan
Soil Map
Lebanon Mixed-Use Site Master Plan
FEMA Floodplain Map
SITE
Lebanon Mixed-Use Site Master Plan
City of Lebanon Zoning Map
SITE