NEW PALESTINE — In its final act of 2023, the New Palestine’s Board of Zoning Appeals (BZA) settled the issue of how many parking spaces should be added to a developer’s plan to build a senior living apartment complex off of CR South 600W.
The decision by the BZA means the senior apartment for those 55 and older will move forward after a delay in November when board members couldn’t settle on how many parking spaces the complex should have.
The last BZA meeting of the year in late December was designed to see if the Ashton Acres Senior Living Center could get a special exception to build under an elderly development ordinance rather than under (R-3) single-family residential zoning requirements.
The sticking point was the number of parking spaces, where plans called for 58 parking spaces — something the BZA frowned upon. Greg Majeski spoke on behalf of the developer and asked the BZA to give the builders the special building exception request to allow for the elderly housing development.
Majeski then informed the BZA the plans for the development had been reworked and they increased the number of spaces from 58 to 70, which pleased the BZA. Majeski noted they were able to get the space to add more parking spots by altering things on the north side of the two-story complex.
The BZA in 2023 consisted of president Mike Evans, vice president Chester Mosley, secretary Raven Smathers along with members Kathy Hall and Debra Green. All BZA members, except Smathers, voted in favor of the exception, allowing the measure (R-3 special exception) to pass 4 to 1.
Smathers noted she wanted something in writing, more concrete from the developers showing the actual size of the parking spaces. Smathers stated she feared the developer would create small parking spots, which would be difficult for elderly people to maneuver in and out of.
The spaces, Majeski said ,will meet the town’s development standards. Town manager Jim Robinson chimed in and said there would be plenty of room for seniors who have a walker to use the spaces.
Keller Development will now move forward and build a two-story senior apartment building which will have caps on monthly rent fees for residents 55 and older based on income. The property is located at 3985 South 600W near the intersection of U.S. 52.
The nearly seven acres had already been annexed into town limits and zoned R-3 during previous planning and council meetings. During earlier meetings, town officials with the project discussed lowering parking standards under the elderly guidelines and developing more green areas to beautify the complex. The special exception was the next phase in the lengthy approval process.
Robinson will now work with the developer to make sure the designs and plans meet the town’s ordinances and standards and, if so, the project will move forward. Robinson however stated he plans to share the developer’s design with the town’s council and boards even though he has the authority to handle the project from here on out.
Robinson noted he is still waiting on tech-review comments and corrections. Once that is finalized he will send out a staff report to planning members.
“My assumption is they will break ground early spring,” Robinson said.
During previous meetings, Majeski noted the apartments will be designed for seniors of modest incomes and will not be subsidized apartments. He explained they work through a federal program administered by state officials who give tax breaks for the development.
Majeski told town officials the property, nearly 7 acres, is ideal for the elderly located near a grocery store, a library, gas stations and restaurants. The two-story building will 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 apartments will have single income occupancy units capped at $51,200 (2023 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.
Keller Development Inc., a Fort Wayne business, intends to use the Indiana Housing and Community Development Authority’s and Rental Housing Tax Credit program to fund the development. The representative for the developer said they’ve built 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.
