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 The cost of development may also be higher because of the need for demolition, replacement of outdated infrastructure, or remediation of past environmental contamination.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.

Northfield Center was identified as an important redevelopment site during the public engagement process.

The vacant anchor tenant space in the Northfield Center commercial development on N Lebanon Street.

The former Montgomery Ward building at the northeast corner of E South Street and S Meridian Street.

The former Prairie Industries building on N Patterson Street was demolished during the comprehensive plan process.

Potential infill sites on the north side of W South Street (SR 32).

• Directing new construction to already developed areas, thereby preserving agriculture and open space lands around the edge of the City.
• Increased tax revenues for the City as vacant parcels are developed, thereby increasing assessed value and contributing to the tax base. This is especially beneficial in built-out areas of the City already served by municipal utilities and within existing police, fire, and other service areas. No new utility or service area extensions mean no new long-term maintenance obligations are created.
• Increased property values for surrounding properties.
• Removal of outdated or unkept buildings and overall aesthetic improvements to key corridors and streetscapes.
• Opportunities for new business and job creation without having to annex new lands and expand the City area.

1. Develop and maintain a list of potential infill and redevelopment sites.
2. Evaluate potential City incentives to better promote infill and redevelopment.
3. Review and amend the unified development ordinance as needed, to remove barriers to infill and redevelopment and better incorporate flexibility in standards where appropriate.

1. Work with owners of vacant parcels and buildings to prepare the sites for redevelopment. This may include building maintenance, demolition, environmental remediation, and marketing or broker services.
2. City investment in public infrastructure and municipal services to targeted infill sites or areas to proactively support private investment in these areas.
3. Consider City purchase of key sites that can act as a catalyst to broader corridor or neighborhood revitalization.

• Planning Department
• Plan Commission
• Redevelopment Commission
• City Council
• Mayor’s Office
• City Engineer
• Lebanon Utilities
• Property Owners

City Hall itself is an infill project, constructed on what had been a completely vacant block.