ULI panel urges Lebanon to prioritize downtown infill, incentives and regional collaboration to lower housing costs

A technical assistance panel convened by the Urban Land Institute (ULI) and the National League of Cities presented recommendations to the Lebanon City Council on July 15 aimed at translating the master plan housing chapter into implementable steps.

Panel findings: ULI panelists told the council that Lebanon has substantial assets — a hospital, a university, strong regional ties and existing water/sewer capacity — but also rising construction costs and a constrained housing supply. The team recommended the city set a small number of SMART goals and publish a development roadmap that identifies priority parcels and the incentives the city is willing to offer.

Implementation levers: The panel highlighted a three‑part approach: (1) improve transparency and coordination among city staff and stakeholders; (2) prioritize particular sites (downtown Lebanon and West Lebanon Main Street were singled out); and (3) pursue methods to lower unit costs, including off‑site/manufactured construction, bulk procurement, density bonuses, administrative review for small projects and land disposition at reduced value to spur production.

Cost context and tradeoffs: Jennifer Hawkins of Avesta Housing reviewed the ‘‘math’’ of a modest single‑family home, concluding typical development cost scenarios push total per‑unit costs into the mid‑$500,000s (including land and soft costs). The panel said bridging the gap to area median incomes generally requires combined levers: down‑payment assistance, production capital subsidies and reduced land or fee costs.

Panelists urged practical steps: The team suggested the city identify 3–5 priority sites for near‑term work, develop a menu of incentives and test assumptions with a small set of local developers to refine RFPs and designs. They also recommended exploring regional collaborations — for example, coordinated pre‑approved plans and bulk off‑site construction — to capture economies of scale.

What happens next: ULI will deliver a written report in roughly 12 weeks; councilors and staff said they will circulate the panel’s slide deck and incorporate TAP recommendations into ongoing master‑plan implementation work.

Representative quote: "When everything is a priority, nothing is a priority," Christopher Nolfi of Walker & Dunlop said, urging the council to narrow and sequence its goals.

Why it matters: The TAP does not commit funding but provides an implementation playbook and tools the council can use to increase housing production at lower per‑unit cost while balancing local preservation and infrastructure constraints.