Proposed site for senior appartment complex
NEW PALESTINE — Officials with the New Palestine Planning Commission took a second look at an annexation, rezoning preliminary proposal for two parcels near the northwest corner of U.S. 52 and CR South 600W. The longterm plan is for a developer to turn the property into an elderly apartment complex where rent would be based on income.
After the measure did not pass during an earlier meeting in early April where several planning commission members were missing, the full planning commission heard the pitch again from the developer, Keller Development Inc. at the most recent meeting. The developer stated they are hoping to eventually get the land annexed and rezoned for an independent senior living apartment complex.
The property is located at 3985 South 600W and 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 plans call for a two-story senior apartment building which would have caps on monthly rent fees for residents 55 and older based on income.
During the most recent meeting April 19, all PC members were present, and the first step in a lengthy process to get the ball rolling passed 5-2. President of the PC, Rawn Walley; PC secretary, Nancy Owens; PC members, Eric Kropp, Angie Fahrnow and Brandee Bastin, all voted “yes” while PC vice president, Raven Smathers, and PC member, Chris Wernimont voted “no” against the first measure.
The petitioner is Keller Development Inc., while the owners of the land are Teresa Stout and Patricia Duncan, who say the rezoning of the land would be contingent upon annexation approval.
A representative from the developer noted that the apartments will be designed for seniors of modest incomes and will not be subsidized apartments where the government helps pay the rent. The representative explained they work through a federal program administered by state officials who give tax breaks for the development.
The 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 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 tenants for a couple of years, if eventually 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.
Several people raised questions about the complex during the meeting, including a nearby HOA president who fears the elderly apartment complex will lower property values. Wernimont noted he wanted to see more information, including an analysis of sewer needs.
Still, the application for the rezoning noted the project will result in the most desirable use of the land. The developer noted following the first meeting, they went back and made a few design changes after hearing concerns from various people. They’ve flipped the orientation of the building so it will not be facing the railroad tracks that run north of the land and they have plans to reroute a driveway, taking it as far south as they can for safety reasons.
“This is a work in progress, it has not been officially submitted yet as we are not submitting a development plan for approval at this time,” the Keller representative said.
The representative also noted they reached out to several apartment complexes in the county and surrounding area and found there are very few units available, less than a handful making the need for this type of housing paramount. Before the vote, Walley reminded the PC members they were simply making or not making a positive recommendation to the town’s council.
“The Planning Commissions goal is not to approve or not approve this project on if we think it is good or bad,” Walley said. “We are to make a motion favorable or non-favorable or nothing at all decision based on if it is in compliance with our comprehensive plan and the Hancock County comprehensive plan and if it meets zoning guidelines and recommendations.”
The town’s council will take up the annexation and rezoning measures at a later date.
