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Lebanon sees $250M in recent investment; officials debate affordable housing options

Lebanon City council · January 30, 2026

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Summary

City staff highlighted recent private and public investment (about $250 million) and multiple new projects (Wawa, Fifth Third, Gray Rock subdivision, Toll House Farms). Residents pressed the city on affordable housing and regulation of out-of-state rental owners; staff said subsidies are typically needed to create sub-$400,000 homes and are considering code changes requiring local managers for large out-of-state landlords.

Scott Barunka reviewed private development activity and the city’s approach to housing diversity. "Over the past 2 years, we've seen almost $250,000,000 of private and public investment," he said, citing commercial infill and several residential projects.

Key developments - Commercial: new Wawa at Kingsview Drive/Bypass 48, a daycare behind Big Mike's, Fifth Third Bank location and a Chipotle. - Industrial/employment: JBM Packaging (about $6.5M facility) and Blue Bell (about $5M facility) in the business park. - Residential: Gray Rock (313 acres led by Drees Homes and Hensley Homes, roughly 500 lots with 35% open space) and Toll House Farms (67 homes, larger lots).

Affordable housing and landlord regulation Residents asked what the city is doing to preserve affordability; Barunka said building homes under $400,000 is unlikely without government subsidy and noted the city is considering a code change that would require out-of-state rental property owners with five or more apartments to maintain an on-site manager. A resident described a case where rents doubled after an out-of-state investor bought multiple downtown properties (the owner name mentioned in the meeting was "Cozy Ohio"). Barunka said proposals at the state and local level are being discussed to address those challenges.

Next steps City staff will pursue targeted code updates and continue to seek grants and non-tax revenue sources to support infrastructure for new development; residents asked staff to continue outreach on housing impacts and tenant resources.