For communities that are fully built out with no room to expand, infill is the only opportunity to create new businesses and uses. For communities like Lebanon that have room to grow, infill is still incredibly beneficial because it can utilize land, infrastructure, and municipal services more efficiently and without the need for service extensions. Additionally, it results in more active streets and neighborhoods by filling in spaces of inactivity.
There are challenges inherent to redevelopment and infill on vacant sites. Most of these sites are surrounded by existing development and as such, are inflexible in terms of size. The cost of development may also be higher because of the need for demolition, replacement of outdated infrastructure, or remediation of past environmental contamination. Furthermore, many development regulations are written to address greenfield development where there are fewer constraints. For these reasons, it is important that the City proactively encourage infill and redevelopment.
Incentives may be used to make infill more feasible or attractive to developers. Potential incentives include reduced application or utility connection fees; flexible development standards for items such as lot size, setbacks, or parking requirements; City-led infrastructure upgrades; or tax abatement. Ultimately, incentives should be discussed on a case-by-case basis between City departments, elected and appointed officials, and the property owner or developer.
Several specific opportunities for infill and redevelopment in Lebanon are:
- Former Holiday Inn site near the I-65 and SR 39 interchange.
- Northfield Plaza on N Lebanon St.
- Former Montgomery Ward building at Meridian and South streets.
- Former Parker Hannifin/Schumates site on W South St.
- Former Prairie Industries site on N Patterson St.
- Several vacant lots along Indianapolis Ave.
- Several vacant lots along W South St.