Proposed site for senior appartment complex
NEW PALESTINE — Officials from the New Palestine Planning Commission heard a pitch from a developer hoping to eventually get two parcels of land at the northwest corner of U.S. 52 and County Road South 600W, annexed and rezoned for a independent senior living apartment complex.
The property at 3985 South 600W is currently zoned with the county as a commercial neighborhood, and the developer needs it switched to the New Palestine (R-3) single-family residential zoning.
The longterm plans by Keller Development Inc. call for a subsidized two-story senior apartment building which would have caps on monthly rent fees for residents 55 and older based on income.
The rezoning measure did not pass a first vote by the members of the planning commission last week. However, the idea for the project and the annexation and rezoning is expected to come before the commission again as the meeting was continued for when all voting members are present. The first vote occurred with three of the seven members missing from the meeting, Brandee Bastin, Eric Kropp and Angie Fahrnow were not in attendance.
The petitioner is Keller Development Inc., and the property owners are Teresa Stout and Patricia Duncan, who say the rezoning of the land would be contingent upon annexation approval.
Officials representing the developer told the commission the property, nearly 7 acres, would be ideal for elderly housing as an independent living facility. They noted the facility would have ramps or elevators, non-skid floors, doors to accommodate wheelchairs in all rooms, electric cooking ranges, showers in place of tubs in 50% of the units, grab bars around tubs and toilets, central heating as well as all other development standards.
The process to get the project rolling includes the annexation, rezoning, special exceptions, a development plan and acquiring building permits. If developed the apartments would be called Ashton Acres and have 50 separate units inside one main structure.
If eventually approved, Keller Development Inc., a Fort Wayne business, intends to use the Indiana Housing and Community Development Authority’s (IHCDA) Rental Housing Tax Credit (RHTC) program to fund the development. The representatives noted that they’ve developed several properties (36) in towns and other communities in Indiana and they believe some 75% of the people who live in their complexes come from the existing community.
While the apartments would not be ready for tenets for a couple of years, if passed they will have single income occupancy units capped at $51,200 (this year’s prices) meaning no single resident can make more than that as rent will be based on a resident’s income. The developer expects rent to range from $543 for a single unit to $9oo per month for two bedrooms.
Planning Commission member Chris Wernimont told the developer he did not feel this type of project was needed in the area, despite the developer indicating there was a need according to the town’s comprehensive plan.
“I just don’t see any data that there is a need here,” Wernimont said. “I would like to see some type of market analysis.”
While the application for the rezoning change noted the project will result in the most desirable use of the land and will not affect the property values throughout New Palestine, the measure did not pass on a first vote, ending in a 2-2 stalemate with no action taken. Planning Commission President Rawn Walley and Secretary Nancy Owens voted in favor of changing the rezoning while Wernimont and Planning Commission Vice President Raven Smathers voted against the rezoning.
New Palestine Council Member Bill Niemier attended the meeting and noted that, while this type of development sounds like a good idea, the fact the rent will be controlled by income caps led to his fears that the upkeep and long-term maintenance of the complex could suffer. Niemier said that, as costs to maintain a major apartment complex grow, the funding to care for the facility cannot due to caps and that can hurt a community.
“I’ve seen this type of thing before,” said Niemier, who is a real estate attorney. “Town officials should go and look at one of their older projects and not a newer one if they want to get a real idea of how this type of complex can affect a community long-term.”
