The property is located at 3985 South 600W and the developer needs it switched to the New Palestine (R-3) single-family residential zoning.
NEW PALESTINE — Officials with the Town of New Palestine have not yet given a firm “yes” or “no” to allowing the development of a senior-based apartment complex. However, the process to approve the project continues to inch forward.
During the most recent council meeting in June, town officials held a public hearing on the proposal to annex the land for the project into town. The property is located at 3985 South 600W 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. The developer, Keller Development Inc., says they want to build apartments designed for seniors of modest incomes and noted the apartments will not be subsidized.
The developer has also stated they’ll work with a federal program administered by state officials who give tax breaks for the creation of such complexes where rent is based on income and therefore do not need any tax breaks or abatements from the town.
During the public hearing on annexation, the town’s attorney reminded everyone the town’s planning commission made the recommendation to change the zoning, and the town’s council tentatively approved the zoning change pending annexation.
Gregg Majeski spoke on behalf of the developer during the public hearing and said the property, two parcels of land, is a good area for the development giving lower income seniors options.
“Looking at current trends, there is going to be a shortage of about 14,000 homes in the area (the Mt. Comfort corridor) by 2030,” Majeski said. “We feel this is the best use of the land… We will enhance that corner for sure.”
He also told the council the developer understood approval of annexation doesn’t automatically green light the project.
“We know there is a follow up approval process in order for this to happen,” Majeski said. “The property currently has a single family home, but most of the acreage (6.7 acres) is just grass.”
Majeski shared proposed plans about the development and noted the developer would meet any town, county and Mt. Comfort corridor comprehensive plans, if the project is approved.
“We’ve developed properties in Indiana for over 30 years and there is a good example of what we will develop here in Plainfield,” Majeski said. “It’s a very similar layout and style.”
Council member Brandee Bastin said she was glad to hear the complex would be a non-smoking site.
“I am hearing that in more and more senior and multi-senior housing there is a real lack of that in Hancock County,” Bastin said during the public hearing.
Council president Clint Bledsoe stated he was concerned with the proposed parking lot size wondering if it would be big enough for two parking spaces per tenant.
“We believe that it is,” Majeski said noting they plan to apply for a special senior exemption when it comes to parking at 0.8 spaces per unit. “We will exceed that, but we know there will not be a need for two spaces per unit.”
Bledsoe wasn’t happy to hear that and said the town’s code calls for two parking spots per unit. Majeski noted if the developer can’t get the senior exemption they will meet the town’s standards.
One community member said he was concerned about walking or biking paths and wondered how safe passage for residents in the busy area near U.S. 52 would really be. Majeski said they planned to have sidewalks for residents to use.
Now that the public hearing has been completed, the council can act upon the annexation and is expected to do so at the next council meeting slated for 7 p.m. Wednesday, July 5.
In May the council heard a proposal to accepted and approve the fiscal plan from the developer, which they did.
The single-structure facility for people 55 and older only 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.
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. Representatives noted 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 an existing community.
While the apartments would not be ready for tenants for a couple of years, if eventually approved, 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.
