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Home My WebLink About2014-OR-50STATE OF INDIANA BEFORE THE JEFFERSONVILLE COMMON COUNCIL ORDINANCE 2014-0R- `S-> AN ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF CERTAIN TRACTS OF PROPERTY LOCATED AT 835 SPRING STREET AND 809 SPRING STREET AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM C2 TO DC Whereas, New Hope Services filed a petition before the Jeffersonville Plan Commission to change the zoning map designation of the real property located at 835 Spring Street and 809 Spring Street and fully described in the attached Exhibit A from C2: Medium to Large Scale General Commercial to DC: Downtown Commercial; and, Whereas, on September 30, 2014 the Jeffersonville Plan Commission has certified its favorable recommendation of the enactment of this proposed zoning map designation change by ordinance of this Common Council; and, Whereas, this matter is now before the Common Council at its regular meeting after certification of the proposed change of zoning map designation pursuant to the provisions of LC_ 36-7-4-608(1)(1); and, this Common Council has timely posted notice of its intent to consider the of zoning map designation at the regular meeting scheduled for October 6, Whereas, proposed change 2014; and, Whereas, Common Council all interested persons having been given an opportunity to appear before this and be heard regarding this matter as required by law. Now, THEREFORE, BE IT ORDAINED by the Common Council of the City of Jeffersonville, Indiana, that the zoning designation of the real property located at 835 Spring Street and 809 Spring Street and fully described in the attached Exhibit A is hereby changed from C2: Medium to Large Scale General Commercial to DC: Downtown Commercial. IT IS FURTHER ORDAINED that the zoning map of the City of Jeffersonville shall be amended to include such change. This ordinance shall be in full force and effect upon its adoption. SO ORDAINED this J/ day of �G� L2r , 2014. Common Council Of The City of Jeffersonville, Indiana VOTED AGAINST: \tLVZ rn if Dennis Jul, . , President 4. Vicki Conlin City Clerk Presented to m?_ as Clerk to the Mayor of said City of Jeffersonville this 4 day of CClo U er , 2014. • i��i9E�i(. This Ordinance approved and signed by me this 2014 at rl O. 0 Prepared by: Les Merkley Corporate Counsel Vicki Conlin City CIgrk 7 —Ida Mik Moore, Ma, or STATE OF INDIANA BEFORE THE JEFFERSONVILLE PLAN COMMISSION IN RE THE APPLICATION OF New Hope Services PC -14-22 TO REZONE A CERTAIN TRACT 835 Spring Street & 809 Spring Street FROM C2(Medium to Large Scale General Commercial) to DC(Downtown Commercial) CERTIFICATION OFLFAVORABLE U / OF PROP SED ORDINANCE Whereas, New Hope Services filed a petition before the Jeffersonville Plan Commission to change the zoning designation of the property described in attached Exhibit A (the "Property"), from C2 to DC ; and, Whereas, after proper notice by publication, the Jeffersonville Plan Commission held a public hearing on the petition on September 30, 2014 ; and, Whereas, at the conclusion of the hearing the Jeffersonville Plan Commission voted by a majority vote of its entire membership to favorably/unfavorably/not recommend the proposed change of zoning designation of the Property to the Jeffersonville Common Council. IT IS THEREFORE CERTIFIED that on September 30, 2014 , the Jeffersonville Plan Commission-}-Avor cA_bl cPCO w v5 (s-0) that the Jeffersonville Common Council enact by ordinance the pposed zoning designation change of the property from C2 to DC as requested in the petition of New Hope Services PC -14-22 So certified this 30thday of September , 2014 aR•d •uez Ch. man Exhibit A Legal 1hscriptir n: Parcel r)1`) -i7-01 S -r) :rnj (u1'' -37-017.O I ots Nu.. Ong (11. 11\012). 11hree (I1. I o tit (•1). 1 i\e ) and Si\ (b) in Block Number 92 in the ( itc of Jclterson\ illc. (lark Count Indiana And .\II ut 1 ut 9) and 34.5 I.ct off the North side of Lot 1)) in Block Number 92 in the City of lrikrsumille. Clark ('Dunt', Indiana Intersection of 10th & Spring 809 Spring Street 19-00037-017-0 835 Spring Street 19-00037-015-0 Figure 1: Vicinity Map STAFF REPORT Department of Planning & Zoning — Plan Commission Case Number: PC -14-22 Petitioner: New Hope Services Request: Rezoning Two Parcels to DC (Downtown Commercial) Location: 809 & 835 Spring Street Hearing Date: September 30, 2014 Rezoning Request New Hope Services filed a rezoning application for two properties located at 809 and 835 Spring Street. These properties are currently zoned C2 (Medium to Large Scale General Commercial) and are in the Commercial Corridor Overlay District. The requested zoning is DC (Downtown Commercial). Parcel Number (18 -digits) Owner Property Street GIS Acreage 10-19-00-101-549.000-010 DT Ventures LLC 809 SPRING STREET 0.066 10-19-00-101-550.000-010 DT Ventures LLC 835 SPRING STREET 0.713 Zoning Change Procedure The Jeffersonville Zoning Ordinance and Indiana State Statute IC 36-7-4 outlines that the following should be considered when the Plan Commission is reviewing a Rezoning Request: • The Comprehensive Plan; • Current conditions and character of structures and uses in each district; • The most desirable use for which the land in each district is adapted; • The conservation of property values throughout the jurisdiction; and • Responsible development and growth. Property Location The two parcels included in this request contain about 0.75 acres and have frontage on Spring Street, Ohio Avenue, and 8th Street. An alley divides the two properties and runs parallel to Ohio Avenue. The property located at 809 Spring Street is a parking lot. The structure on 835 Spring Street is a former factory with 40,000 square feet of floor space. Page 1 of 10 PC -14-22: 835 Spring Street Rezoning Figure 1: Vicinity Map Page 2 of 10 Figure 2: Aerial View from the East PC -14-22: 835 Spring Street Rezoning Comprehensive Plan & Planning Districts This property falls within the Traditional Neighborhood planning district of the Comprehensive Plan. The plan provides the following guidance for this district: "This form is characterized by predominantly residential uses, by a grid pattern of streets with sidewalks and often including alleys. Residential Tots are predominantly narrow and often deep, but the neighborhood may contain sections of larger estate lots, and also sections of lots on which appropriately integrated higher density residential uses may be located. The higher density uses are encouraged to be located in centers or near parks and open spaces having sufficient carrying capacity. There is usually a significant range of housing opportunities, including multi -family dwellings...Although many existing traditional neighborhoods are fifty to one -hundred twenty years old, it is hoped that the Traditional Neighborhoods District will be revitalized under the new Comprehensive Pian. Revitalization and reinforcement of the district will require particular emphasis on preservation and renovation of existing buildings in stable neighborhoods (if the building design is consistent with the predominant building design in those neighborhoods), (b) the preservation of the existing grid pattern of streets and alleys, (c) preservation of public open spaces." •T 14TH ST g vv G�f� co • I cfl ��O 9� w W13THST i �- /j SPARKS AV%/ X74 NEWMAN AV W1 HS - Downtown Historic District Primary Gateway - 10th St. Primary Gateway - 14th St. Primary Gateway - 6th St. Primary Gateway - Court Ave. Primary Gateway - Eastern Blvd. Regional Marketplace Center Suburban Marketplace Suburban Neighborhood Suburban Workplace Traditional Marketplace Traditional Neighborhood Traditional Workplace E MONTGOMERY Page 3 of 10 PC -14-22: 835 Spring Street Rezoning Zoning The current zoning of this property is C2 and this is typical for large commercial lots along arterial streets in Jeffersonville. Smaller properties nearby on Spring Street are zoned C1 and south of 7th Street most commercial properties are zoned DC (Downtown Commercial). The residential lots to the west and south of the subject properties are zoned R3 (Old City Residential). The Commercial Corridor Overlay District affects all properties on Spring Street in this area. The DC district is the requested zoning and the ordinance provides the following intent for this zoning district (also shown in the attached document): "The DC District is intended to provide a land use category for normal commercial uses in the downtown. The provisions that regulate this land use district should make the district compatible with R3, M1, and M2 residential districts and OC and 01 commercial districts. The Plan Commission should strive to use this district only in the historic downtown area and its immediate surroundings...The Plan Commission and Board of Zoning Appeals should strive to minimize parking Tots in front of or between buildings, rather, encouraging parking behind buildings and on the street." Both parcels are zoned C2 and are in the Commercial Corridor Overlay District Figure 3: Zoning !Map Attachments 1. Applicant's Letter of Intent 2. DC Zoning District Standards 3. Legal Description of the Property Page 4 of 10 PC -14-22: 835 Spring Street Rezoning APPLICATION FOR REZONING ()F NEW HOPE SERVICES, INC. LETTER OF' INTENT New Hope Services. Inc. (hereinafter "NHS'), an Indiana not for profit corporation, seeks to rezone the property known as Industrial Nightmare from its existing classification C2 District Classification (Medium to Large Scale General Commercial) to a DC District Classification so that it may redevelop the property to a senior housing project offering some commercial amenities for the residents of the property and the public at large. NHS is currently under a verbal option to purchase the property from DT Ventures, LLC, the current owner of the subject property. 1. PROPERTY DESCRIPTION AND EXISTING ZONING CLASSIFICATION The subject property is situated at the corner of Spring Street and 9th Street and has previously operated as Industrial Nightmare. A majority of the surrounding property to the east is zoned Cl (Small to Medium Scale General Commercial). with a portion of property to the west of to the subject property being zoned Old City Residential. Of the Old City Residential properties, many of these were acquired by the City ofJeticrsonville for flood mitigation. 2. APPLICANT The applicant is New I lope Services. Inc.. a not for profit corporation who intends to partially finance the acquisition and construction of the proposed project with grant or loan funds from the Indiana !lousing and Community Development Authority (IHCDA). In the event the rezoning is approved and the property purchased, the Applicant intends to retain Myszak + Palmer Architecture -*.Development to do the design and engineering work associated with the rehabilitation. N115 has been providing the human services needs of people throughout Southern Indiana since 1959. Some of the mann services provided by NI IS include the following services for the elderly: COMPANIONSHIP SERVICES provide basic compassionate care and supervision for seniors who need prompting and reminders to complete instrumental activities of daily living or interaction with others throughout the day. This service assists a senior to remain living independently in their home and plan for activities in the community. Companionship services are limited to the home and can include companionship, conversation, assistance with hills. caring for pets and plants, maintaining calendars. and various other activities. Page 5 of 10 PC -14-22: 835 Spring Street Rezoning companionship, conversation, assistance with bills. caring for pets and plants, maintaining calendars. and various other activities. HOME CARE SERVICES expands on Companionship Services to include home care. medication reminders, housekeeping, and escorting to community activities. NURSING SERVICES are available to assist the with elderly's medical needs. Services include wellness checks such as taking blood pressure or blood sugar. Nursing services are also available to assist the elderly with doctor's appointments and can help to communicate doctors recommendations and orders to family members. PERSONAL SERVICES provides assistance with activities of daily living to promote independence in self-care. Personal Services can include assistance with bathing, grooming. dressing. eating. mobility, and medication reminders. Additionally, NHS is the owner and operator of Willow Trace, a 36 unit senior living community on Spring Street in Jeffersonville, as well as Aberdeen Woods. a 20 unit senior living community near Allison Lane in Jeffersonville. It has the knowledge and experience to develop and operate the subject property in a first class condition. 3. PROJECT DESCRIPTION a. "Type of Project. Applicant intends to develop the subject property as one project up to 47 residential dwelling units for seniors above 55 years of age. NHS hopes to include a commercial component on or near the first floor of the existing building to for purposes of enabling commercial tenants to operate businesses that will serve the residents of the subject property. At this point. there is no plan to substantially modify the exterior footprint of the existing huilding. There is a severe shortage of affordable residential housing for seniors in Jeffersonville and the proposed project is (i) intended to address this shortage, and (ii) exactly the type of project envisioned by the recently enacted Jeffersonville Comprehensive Plan Amendment: blousing Element. Finally, the subject property is very close to the offices of NHS who can administer those services identified above. h. Land Classifications. Jeffersonville's /..oning Code provides that the provisions that regulate the 1)C District should make the requested district compatible vwith the R3. M1 and M2 residential districts. and the OC and C 1 commercial districts. The Plan Commission should strive to minimize parking Tots in front of or between building and encourage parking behind the building and on the street. The DC District classification. together with a grant of variance allowing the use of the first floor of the existing building as residential, would allow the 169390 Page 6 of 10 PC -14-22: 835 Spring Street Rezoning have the subject property rezoned prior to the submittal of any grant or loan applications to the state. Since the DC' District does not allow for residential use on the first floor of the building. NHS intends to seek a variance to enable the use of a portion of the first floor for multi -family residential. 4. REQUEST FOR APPROVAL. The requested zoning classifications would enable NHS to seek and possibly obtain State funds to enable NIIS to purchase and redevelop the subject property from a hulking, empty industrial building into quality, affordable residential housing for seniors in an area that is within walking distance to pharmacies, hospitals, museums, parks and other commercial businesses serving the elderly; all the while having being within close proximity to NHS which can provide a multitude of services needed by the elderly. The proposed project would likewise meet most, if not all, of the goals and objectives identified in the recently enacted Jeffersonville Comprehensive Plan Amendment: Housing Element. Page 7 of 10 PC -14-22: 835 Spring Street Rezoning "DC" District 4.9 "DC" District Intent, Permitted Uses, and Special Exception Uses District Intent The "DC" (Downtown/Old City Commercial) District is Intended to provide a land use category for normal commercial uses in the downtown. The provisions that regulate this land use district should make the district compatible with the "R3," "MI" and "M2" residential districts, and "OC" and "C1" commercial districts. Jeffersonville's Plan Commission should strive to use this district only in the historic downtown area and its immediate surroundings. Petitions in the "DC" district may be subject to the Historic District Ordinance and Historic Design Guidelines. The Plan Commission and Board of Zoning Appeals should strive to minimize parking lots in front of or between buildings, rather, encouraging parking behind buildings and on the street. Permitted Uses Residential •dwelling, single-family (upper floors) •dwelling, two-family (upper floors) • dwelling, multi -family (upper floors) Business: Auto Sales/Services •auto part sales (new) Business: Food Sales/Service • bakery, retail • delicatessen • restaurant Business: General Business •print shop/copy center Business: Personal Service • barber/beauty shop • coin laundry • dry cleaning service • shoe repair • tailor/pressing shop Business: Office/Professional •architecture firm •bank/credit union • design services • consulting firm • insurance office • investment firm •planning firm • professional office • reading clinic • real estate office • secretarial service • service organization offices •temporary service agency • title company •travel agency Business: Recreation •video store Business: Retail •antique shop •apparel shop • art gallery • art and craft studio •consignment store • department store • fabric shop • flower shop • furniture store •gift shop • hardware store *jewelry store • music store • news dealer/bookstore (not adult entertainment) •office supplies Permitted Uses (cont.) Business: Retail (cont.) • resale store • shoe store •sporting goods store •variety store Miscellaneous •accessory uses Special Exception Uses Residential •bed and breakfast facility •boarding house (owner -occupied) Institutional/Public Facilities • church, temple or mosque • community center •government office • museum • police/fire station •post office •public park/recreation center •public/private parking area Business: Food Sales/Service •convenience store • farmers market Business: Office/Professional •drive-thru bank/credit union •drive-thru bank machine/ATM Business: Personal Service •drive-thru dry cleaning service Business: Recreation •bar/night club (not adult entertainment) • billiard/arcade room • dance/aerobics/gymnastics studio •karate studio • lodge or private club • theater, indoor (not adult entertainment) Communication/Utilities • telecommunication facility Miscellaneous •home occupation #1 4-10 Page 8 of 10 Jeffersonville Zoning Ordinance PC -14-22: 835 Spring Street Rezoning "DC1e District 4.10 "DC" District Development Standards Lot Width Minimum Lot Area: • 2,000 square feet Minimum Lot Width: • 25 feet Minimum Lot Frontage: • 25 feet on a Public Street with access from said Public Street Sewer and Water: • Requires municipal water or sewer hookup Accessory Structures Flat Roof Structures (from highes section of Rat roof) Gable Roof Structures (from highest gable roof) Maximum Structure Height: • 40 feet for the Primary Structure • 15 feet for Accessory Structures Minimum Height: • Two Stories for all Primary Structures unless 2 or more structures on either side are single story Sde Yard Setback Building 9 Envelope- s• Rear Yard Setback l R.O.W. R.O W. • M Defined on Thoroughfare Plan Minimum Front Yard Setback: • 0 feet when adjacent to an Arterial • 0 feet when adjacent to a Local Street. Minimum Side Yard Setback: • 0 feet Maximum Side Yard Setback: • 0 feet Minimum Rear Yard Setback: • 0 feet for the Primary Structure • 0 feet for Accessory Structures Minimum Lot Coverage: • Square feet of all impervious areas, and primary and accessory structures, cannot be below 80% of the Lot Area Minimum Main Floor Area: • 1,000 square feet for Primary Structures Minimum Floor Area Per Unit: • 850 square feet average per Dwelling Unit in a multiple -unit Primary Structure Additional Development Standards that Apply Lot Yard, and Density (LY) • LY -61 Page 7-3 Height (HT) • HT -01 Page 7-4 Accessory Structure (AS) • AS -01 Page 7-5 Fences and Walls (FW) • FW -02 Page -8 Temporary Uses (TU) •TU -01 Page 7-9 •TU -03 Page 7-9 Home occupation (HO) • H0-01 Page 7.10 • HO -02 Page 7-11 Public Improvement (PI) • PI -01 Page 7-13 Lands.1A-01 Page (LA) .1A-019e 7.14 • LA -02 Page 7-15 • LA -04 Page 7-18 Buffer Yard (BY) • BY -01 Page 7-19 Expressway Buffer (EB)EntranceslDrives (ED) • EB -01 Page 7.4 • E0-01 Page 7.45 Environmental (EN) Vision Clearance (VC) • EN -01 Page 7-25 • VC -01 Page 7-47 Floodplain (FP) Telecommunication • FP -01 Page 7-27 Facilities (TC) Performance (PF) • TC -01 Page 7-08 • PF -01 Page 7-30 • TC -03 Page 7-51 Lighting (LT) • TC -05 Page 7-52 • LT -01 Page 7-31 Special Exception (SE) General Signs (GS) • SE -01 Page 7-54 • GS -01 Page 7-32 Miscellaneous (MC) Temporary Signs (TS) • MC -02 Page 7-58 • TS -02 Page 7-34 • MC -04 Page 7-58 Permanent Signs (PS) • MC -05 Page 7-58 • PS -04 Page 7-36 • MC -06 Page 7-58 Parking (PK) • MC -07 Page 7-59 • PK -06 Page 7-40 • PK -07 Page 7-41 • PK -08 Page 7-43 Loading (LD) • LD -01 Page 7-44 Article Four: Institutional and Commercial Zoning Districts Page 9 of 10 PC -14-22: 835 Spring Street Rezoning 4- I I Lcg:11 1).tscription: i'dicel 01Q:7 -W5 -nand 019 37-0t7-( 1 oh N,( )tic (I I, lhii (1) I ow t ;I. 1 i‘c and 'i' tr.)) in Block Numtlet 9.2 in the ( icliel,ont ilk', (1;11-k (''I\ lIIiILI And ot 1 nt iind 34.5 lcet tit the North of Lot l( in lilock Ntiiiiktr 92 in tlic ( of ••,,,)Jo. CLitk Count:k, Page 10 of 10 PC -14-22: 835 Spring Street Rezoning CITY OF JEFFERSONVILLE 812-285-6400 office 812-285-6403 fax www.cityofjeff.net Jeffersonville City Hall 500 Quartermaster Court Jeffersonville, Indiana 47130 BEFORE THE CITY COUNCIL OF JEFFERSONVILLE, INDIANA IN THE MATTER OF THE ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF CERTAIN TRACTS OF PROPERTY LOCATED AT 835 SPRING STREET AND 809 SPRING STREET FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM C2 TO DC NOTICE OF HEARING ON ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF CERTAIN TRACTS OF PROPERTY LOCATED AT 835 SPRING STREET AND 809 SPRING STREETAND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM C2 TO DC Notice is hereby given that the City of Jeffersonville has filed Ordinance with the Jeffersonville City Council, Jeffersonville, Indiana asking for a change in the zoning map designation of certain tracts of property located at 835 Spring Street and 809 Spring Street and fully described in Exhibit A from C2 -Medium to Large Scale General Commercial to DC -Downtown Commercial. A public hearing will be held on October 6, 2014 at 7:00 p.m. in the City Council Chambers, 1st floor, City Hall, 500 Quartermaster Court, Room 101, Jeffersonville, Indiana at which time and place all interested persons will be heard in reference to the matters set out in said ordinance. An equal opportunity employer. Les Merkley City Attorney Jeffersonville City Hall 500 Quartermaster Court Jeffersonville, IN 47130 (812) 285-6423 Docket PC -14-22 New Hope Services — 835 Spring Street PETITION TO REZONE PROPERTY FROM 2 DISTRICT CLASSIFICATION TO DC DISTRICT CLASSIFICATION New Hope Services, Inc. (hereinafter "NHS"), an Indiana not for profit corporation, seeks to rezone the property known as M. Fine Building (now Industrial Nightmare) from its existing classification C2 District Classification (Medium to Large Scale General Commercial) to a DC District Classification so that it may redevelop the property to a senior housing project offering some commercial amenities for the residents of the property and the public at large. NHS is currently under a verbal option to purchase the property from DT Ventures, LLC, the current owner of the subject property. L PROPERTY DESCRIPTION AND EXISTING ZONING CLASSIFICATION The subject property is situated at the corner of Spring Street and 9th Street and is currently operated as Industrial Nightmare. A majority of the surrounding property to the east is zoned Cl (Small to Medium Scale General Commercial), with a portion of property to the west of the subject property being zoned Old City Residential. Of the Old City Residential properties, many of these were acquired by the City of Jeffersonville for flood mitigation. 2. APPLICANT The applicant is New Hope Services, Inc., a not for profit corporation which has been providing the human services needs of people throughout Southern Indiana since 1959. Some of the many services provided by NHS include the following services for the elderly [Tab 1]: COMPANIONSHIP SERVICES HOME CARE SERVICES NURSING SERVICES PERSONAL SERVICES Additionally, New Hope is the owner and operator of Willow Trace, a 36 unit senior living community on Spring Street in Jeffersonville, as well as Aberdeen Woods, a 20 unit senior living community near Allison Lane in Jeffersonville [Tab 2]. In all, New Hope is involved in the operation of 7 multi -family residential communities throughout the state. It has the knowledge and experience to develop and operate the subject property in a first class condition. [Tab 3] 3. PROJECT DESCRIPTION a. Type of Project. Applicant intends to re-develop the property as one project containing up to 51 residential dwelling units for seniors aged 55 and above. At this juncture, the estimated cost of converting the Property is $9,000,000. NHS hopes to include acquire the two parcels in front of the subject property for purposes of adding a commercial component to the first floor of the existing building to operate businesses that will serve the residents of the subject property and the public at large. [Tab 4] New Hope has met with City of Jeffersonville engineers regarding plans for the area and the following depicts a cul-de-sac and stop light as part of the CSO improvements in the area. Construction of the CSO improvements and the applicant's project should coincide [Tab 5] b. Land Classifications. Jeffersonville's Zoning Code provides that the provisions that regulate the DC District should make the requested district compatible with the R3, M1 and M2 residential districts, and the OC and Cl commercial districts. Thus, the proposed classification is right in line with your zoning code. The Plan Commission unanimously favorably recommended the zoning change at is September 30 meeting. Since the DC District does not allow for residential use on the first floor of the building, NHS sought and received from the BZA a variance to enable the use of the first floor for multi-family residential. 4. REQUEST FOR APPROVAL. There is a severe shortage of affordable residential housing for seniors in Jeffersonville and the proposed project is (i) intended to address this shortage, and (ii) exactly the type of project envisioned by the recently enacted Jeffersonville Comprehensive Plan Amendment: Housing Element. Finally, the subject property is very close to the offices of NHS who can administer those services identified above. The requested zoning classifications would enable NHS to purchase and redevelop the subject property from a hulking, empty industrial building into quality, affordable residential housing for seniors in an area that is within walking distance to pharmacies, hospitals, museums, parks and other commercial businesses serving the elderly; all the while having being within close proximity to NHS which can provide a multitude of services needed by the elderly. The proposed project would likewise meet most, if not all, of the goals and objectives identified in the recently enacted Jeffersonville Comprehensive Plan Amendment: Housing Element. Hope Senior Lare New Hope Services, Inc. k (t{}; HOPE SENIORCARE New Lives. New Future. New Hope HOPE SENIORCARE is a personalized care and support service for seniors in Southern Indiana. Hope SeniorCare offers three categories of in home and community services. These may be used independently, or in conjunction to provide comprehensive care. Hope SeniorCare plans are affordable and flexible. COMPANIONSHIP SERVICES provide basic compassionate care and supervision for seniors who need prompting and reminders to complete instrumental activities of daily living or interaction with others throughout the day, This service assists a senior to remain living independently in their home and plan for activities in the community. Companionship services are limited to the home and can include companionship, conversation, assistance with bills, caring for pets and plants, maintaining calendars, and various other activities. A Southern India... Hope Se niorCare is the best. Mom isn't driving now, so this is the perfect match. Jan and Linda al ternate spending lime with her, whether it he shopping, out for lunch, errands, hair appointiuen is or just staying home and visiting. We are able to choose the days of the week and the time that works best for Mom:l'his is a perfe et service and ivtoni always looks forward to her outings. -Matti Beth Sagebiel HOME CARE SERVICES can include the following activities expands on Companionship Services to include home care, medication reminders, housekeeping, and escorting to community activities. NURSING SERVICES are available to assist you with medical needs. Our nurse can perform wellness checks such as taking blood pressure or blood sugar. Nursing services are also available to assist you with doctors appointments and can help to communicate doctors recommendations and orders to family members. PERSONAL SERVICES provides assistance with activities of daily living to promote independence in self-care. Personal Services can inchde assistance with bathing, grooming, dressing, eating, mobility: and medication reminders. http://www.newhopeseniorcare.org/ Frequently Asked Questions LEARN MORE ABOUT THIS PROGRAM ON THE NEW HOPE SENIORCARE WEBSITE! SeniorCare DONATE NOW There are multiple ways to help support all the great things we are doing for the community. Click here to be taken to our secure and easy to use donation area. JOB POSTINGS t'‘..1 1 I(,l) C Scope of Services New Hope Services provides people with an opportunity to work for one of the larg est not-for-profit organizations i n southern Indiana View our current listings. NEWS&EVENTS Achieving Hope Celebration Download our 2013 Annual Report FAN SITE MAP Home About Us Our Programs Donate Resources Contact Us River's Edge Apartments 234 South Main St. • Clinton, IN 47482 (765) 832-1962 River's Edge Apartments is conve- niently located in downtown Clin- ton, Indiana. Adjacent to the Wabash River and Riverside Park, the former Palace Theater is home to 39 affordable studio, two, three, and four bedroom rental units. Most units come with walk-in clos- ets and two full baths, and each unit is furnished with a stove, refrigera- tor, dishwasher, garbage disposal, washer/dryer hook up, central air/heat and private storage area. On-site laundry facilities are available and our social room and comput- er learning center is ready and waiting for you. An Equal Housing Opportunity Provider Aberdeen Woods North Falcon Ridge • Jeffersonville, IN 47130 (812) 282-6350 Aberdeen Woods is a 29 unit senior, affordable rental community in Jef- fersonville, Indiana. Residents must be 55 and over, disabled or handi- capped to qualify for one of these beautiful two or three bedroom apartments. Each unit is furnished with a stove, refrigerator, dishwasher, garbage dispos- al, central heat & air, full size washer and dryer, private storage area and one car garage. When completed, residents can enjoy the social room with kitchenette and computer learning center. A walking path leading to a beautiful gazebo surrounded by picnic tables and outdoor grills is also available for residen- tial use. CaII now for more information! 41,00.W"-- An 1,00.eAa. An Equal Housing Opportunity Provider L TUNS,.OPoa NV1d I OO1d 1N3013SV8 NV1d 1:I001d ISEIld co m O z m r z A1.1 FLOOR PIANS ADAPTIVE RE -USE HOUSING PROJECT: FOR myszak Palmer -t----� �£Y #at {z; M. FINE ON SPRING ,�fis. , PROJECT NO. 14_22 JEFFERSONVILLE, INDIANA NOIIVA313 1S3M z O s m r m 1 O z NOI LVA313 1SV3 N 0 c x m r- 3 O z A2.1 BUILDING ELEVATIONS Ir;°='" - _ ' ��Y Yg 3� i3�EF ��'� b`t �;-��" ADAPTIVE RE -USE HOUSING PROJECT:myszak FOR M. FINE ON SPRING PROJECT NO. 14_22 JEFFERSONVILLE, INDIANA pal mer , _ ,,, ,, „ CITY OF JEFFERSONVILLE GATEWAY ROAD IMPROVEMENTS JEFFERSONVILLE, INDIANA OVERALL SITE PLAN \CITY OF JFFFERSONVILLE , REDEVELOPMENT COMMISSION 500 QUARTER MASTER COURT JEFFERSONVILLE, INDIANA 47130 (812) 185-6406 Jacobi, Toombs & Lanz, Inc. Cacobi, Engineer & Lanz, E x1 u59585�201 - Nor Albany. wa7�w wwu ITLENc COM 2014 LOW-INCOME HOUSING TAX CREDIT PROGRAM COUNTY INCOME: LIMITS 105).0, 11.21'.14 COUNTY RENT 1IYIITS COI NTN' 61T- ♦.8)1IF. I leo ('1464 Tl5'll I'46\ TAR 1! I'R8.4 10114 1'R5\ 84(1: 1208\ 816 1'Re\ eF\ F1 )'061 F45,5T 4.85\ 611F, 1'Re\ FFF RR 7 1114 1 RR 4 RR ITR 2 RR i"\$540!!! 3014 II -160 "2"750 14:46 15.930 I'__0 18.440 1')'70 21010 22.302 279 .98 358 4)4 462 510 25' 40% 14440 17000 191_`0 21"40 22`14.(( 24.40 20-5,60 20040 2 730 7_ 798 478 552 616 180 745 30"-„ 18.600 21,250 3 900 '6_ 40 2!;.700 30,800 32,950 35.050 37 170 465 498 597 690 770 850 924 61)0." 22,320 25.500 280811 31.4011 34,445 36.960 39,540 42)161 44.0114 558 597 717 526 924 11)211 1"IIS CASS-HERA LIMITS 30'3" 11.070 ) 3.320 15 000 16 050 18,000 19.320 20.670 21.990 23"310 291 312 375 433 483 533 582 406" 15.500 17,760 '_0.000 222.200 24,000 _ �i60 27 560 '9"320 31"080 389 416 500 577 044 711 50". 19,450 22,200 25.000 27.750 30,000 32.200 34,450 36.650 38.850 486 520 625 721 805 888 971 60"4, 23,340 26640 30.010) 33"300 36,000 38.040 41,340 43,980 40.620 583 624 750 866 966 1.066 1,165 CLARK 3014 13,380 15"31)0 17.220 19,110 211.640 22.170 23,700 25.230 26.754 334 358 430 496 554 611 608 40% 17,040 20400 22.960 25.480 27.52(1 29,560 31.600 33"640 35.672 446 478 574 662 739 815 891 40i, 22.300 25.500 28.700 31.850 34.400 36.950 39,500 42.050 44-590 557 597 717 828 923 1.019 1,114 60"4:, 26,360 30.600 34,440 38.220 44,280 44,340 47,400 50.460 53.5118 669 717 861 993 4.108 1.223 I,__7 CLARK-HERA LIMITS 3(1',, 13,530 15450 17,370 19,2411 211,850 22,180 23,940 25.470 27.006 338 302 4.34 504 559 617 635 40%, 14.040 20,610) 23,165 25,7211 27,800 24,0411 31,9211 33.9611 30.0118 451 403 579 669 746 823 900 5026" 22,550 25,750 "895() 32.4511 34,750 1731111 39,90() 42.450 45.01(1 563 603 721 836 932 1.1129 1,12' 60', 27,060 30.900 34"740 38,580 41,700 44.760 47,880 55,940 54-012 676 724 068 1,003 1"119 1,2215 1350 CRAY.'FORD 7004, 11,82)1 11"500 15"18(1 16,4611 1,62111 19,560 20411) 222611 2_3.6114 295 316 774 410 489 519 5911 CLAY' 40", 15,760 181))11 311,2411 22.480 24"280 261)80 27,8811 29,685 31.472_ 394 422 506 584 6522 719 786 18,550 5111, 19,700 22,500 5,300 28,100 30,3511 12,000 34,850 37.1011 39.34(1 492 527 032 710 815 899 983 25,440 00%, 23,640 27,000 30,160 33.720 16,420 19,120 41,820 44"520 47208 591 617 759 876 078 1.079 1.160 14,4')11 30%, 13,680 15,631) t 7,580 10.530 21,120 22.680 24,240 25.800 27342 342 166 439 500 567 62.5 663 CLA9-HERA LIMITS 406, 18,240 211,040 23445 26,140 20,160 30240 32,321 34400 10,456 456 488 586 677 756 834 911 CLINTON-HERA LIMITS 55%, 22,1300 260511 29300 32.550 15.2011 1781111 411410 41101) 45.5711 571) 601 732 846 945 1"042 1"139 79,1211 60"6 27,161) 11.200 35"16)) 39.6611 42.240 45,7611 40,480 51.61)1 54.004 684 732 879 11146 1.114 1"251 1 367 CRAY.'FORD 30'3% 12,6110 134110 10,200 17.970 19,410 20,850 22,29)) 23,730 25.158 315 337 4115 467 521 575 428 CLINTON 40", 16,500 14.200 21,600 21,960 25,880 27,8011 29,720 31.5.40 33-544 420 450 540 623 695 747 438 18,550 50' 21004 2410110 27,00) 29,9511 32750 34"7511 37,1511 39.55() 41.930 525 562 675 778 868 958 1048 25,440 60% 5,200 25,800 37,400 35941) 78„5211 41,750 44,580 47.460 50.316 631) 675 810 934 1104' 1.1511 1.257 14,4')11 30%, 13,350 15,2411 17-160 190511 2)) 10)) 222,1111 23,640 25.1711 20.0711 333 357 429 495 55' 6111 606 21.72(1 40", 17,800 20.320 22,880 25,400 27,440 229,4811 3)5217 31,560 35"560 445 476 572 060 737 013 869 CLINTON-HERA LIMITS 5013" 22,250 25400 2228,600 31,7511 34,300 36,850 39400 41,950 44.450 556 595 715 825 921 1,016 1,111 79,1211 60'6„ 26,718) 30,480 34,320 38"100 41,160 44220 47.280 503411 53.340 667 714 858 990 1.105 1.220 1313 CRAY.'FORD 30% 11,130 )2,720 14,310 15.870 17.160 18,420 19,6811 25"970 22.218 278 298 357 412 460 508 555 40"44 14,840 16.969 191180 21.160 22.880 24,560 26,240 27,960 29.624 371 397 477 550 614 677 740 511111„ 18,550 21,2011 27,850 26,450 28,600 30,700 32,810) 34.950 37.0311 463 496 596 688 707 840 92.5 60'3, 22,260 25,440 28,6211 31.740 34,1211 36,640 39,360 41,940 44,436 556 596 715 825 921 1,010 1,1 ill CRAWFORD-HERA LIMITS 311"/„ 12,690 14,4')11 16,29(1 18,0911 )9"500 21,4100 22,440 21,8811 25.126 317 339 407 4711 525 579 633 4(1"/ 16,920 19,320 21.72(1 24.120 2611811 28.000 29,9211 31.840 33.708 423 453 543 627 7011 772 544 500 21,10 24"150 27.150 30"150 72,60(1 35.005 37400 39.800 42.210 528 566 679 744 675 905 I)-5' 60", 25,3811 28,4611 32.5811 36,1811 79,1211 42))05 44880 47,76,1 511.652 634 679 814 94) 1050 1,458 4.260 DAVIESS 3010, 11,730 13_410 15.090 16,740 10,090 19,440 20,700 22"110 23"436 293 314 377 435 486 535 585 4083, 15,040 17,880 20"120 22,320 24,120 '5925 27,680 29,480 31.248 391 419 503 580 048 714 781 50^, 19,550 22,350 25.150 27,900 30.150 32,400 34.600 36.850 39.060 488 523 628 725 810 893 976 6))', 23,460 26,820 30,18/1 33.480 36,180 78,880 41,520 44.22() 40.872 580 628 734 870 972 107'. 1,471 D 491ESS-HERA LI11111.5 50", 13,055 14.910 16,770 18,630 20.110 21"610 21,130 24-600 26.082_ 326 349 419 484 540 596 652 40'3' 17.400 19"000 22.360 24"840 26,840 '8.840 30.840 3222.800 34-776 435 466 559 646 721 795 669 50', 21,750 24"850 27.950 31.050 33,550 30.050 38,550 41.500 43.470 543 582 698 807 901 994 1"086 6111/4 26,1011 29,820 33,540 37.260 40.2611 4326() 46,201) 49.2()1 52.164 652 699 838 969 1 1.193 1304 DEARBI)RV 303, 14,400 104411 18,510 20"5511 22,200 27,850 25,51)) 27-150 28.770 360 385 462 514 596 658 719 41)' 19,200 21.920 24,010 274011 29,600 11,800 14,000 102(10 18.305 480 514 617 712 '95 877 454 5)" 24,000 274(10 70.850 14"2011 371100 19,7511 42,500 45.2511 47.9511 600 642 771 890 991 1.590 I-190 611"5, 28,8(8) 32,880 37.020 41.100 44.400 47,705 51,000 54-300 56740 720 771 925 1,068 1.192 1,3)0 1.438 D E.4RBORN-HERA LIMITS 15,„ 15,010 1 7,1311 19.260 21.340 27.130 24,840 21,550 22.260 24.446 375 401 481 556 621 605 748 40",', 211115)) 22040 25.680 24570 30,040 33,120 35,400 12640 19.928 500 535 1,42 742 828 91) v91 5011/,, 25,000 25550 32,105 35.650 38.551) 414110 44"2511 47"100 19 915) 625 009 802 927 11135 1"141 4247 6))', 30,5))0 34,2260 38,5220 42.760 46.260 49"000 13,1110 505211 59.892 750 801 963 1,113 1.242 1310 1,497 DECATUR 30", 11,940 13,650 153611 17,040 10"420 19771) 21,150 22.500 23.656 298 319 384 443 494 545 596 40',, 15,921) 16,210) 2211,4811 2.2"725 24,561) 26,3611 20,2)5) 5)))))11 3).806 398 426 512 591 659 727 795 50'3" 19,9110 22,7511 25.61)1) 284(111 111,71)1 32.950 35,251) 37-5101 39.760 497 533 640 738 823 909 994 603, 23"880 27.300 30,720 34,080 36.84() 39,541) 42,3011 43.000 47-712 597 639 768 856 588 1 1191 1,192 D FCATU R-HERA LIMITS 30" 12,11115 11,710 15,420 17"130 11,5111 19,890 21,2711 22.621) 23.982 3(111 321 385 445 497 548 599 4))' 16,000 18,280 20.560 22,840 24,680 26,520 28,360 30160 31.976 400 428 514 594 663 731 799 50',, 211,0)9) 22,850 25,700 28,5511 111,8511 33.150 35,450 37"70) 39.975 5)0) 535 642 742 828 914 994 611'3" 24,111)1) 27"420 111 040 34.2(4) 37,120 39,7811 42,5411 45"241) 97.964 6400 642 771 891 994 1,097 4.149 Page 2 of 12 Jeffersonville Comprehensive Plan Amendment: Housing Element Introduction This amendment to the Jeffersonville Comprehensive Plan provides a framework of goals, objectives policies to address imbalances between the supply and demand for affordable housing and support services. Jeffersonville has substantial housing needs as a direct result of the community's old housing stock, aging population, and a shortage of affordable housing for low-income households. Need For Affordable Housing Households are considered financially burdened if they spend more than 30% of their income on housing. In 2010, 35.2% of renter -occupied households and 15.1% of homeowners with a mortgage in Jeffersonville spent more than 35% of their income on housing. 80.0% 70.0% 60.0% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% 2010 Housing Cost Burden Jeffersonville <20% 20-24% 25-29% 30-34% SMOCAPI mortgage NI SMOCAPI no mortgage . GRAPI Source: American Communities Survey 2006-2010, DP 04 Notes: SMOCAPI — Selected Monthly Owner Costs as a Percentage of Household Income; GRAPI — Gross Rent as a Percentage of Household Income. Selected monthly owner costs are calculated from the sum of payment for mortgages, real estate taxes, various insurances, utilities, fuels, mobile home costs, and condominium fees. Listing the items separately improves accuracy and provides additional detail. When combined with income, a new item is created — Selected Monthly Owner Costs as a Percentage of Household Income. This item is used to measure housing affordability and excessive shelter costs. Census broke out properties with and without a mortgage for calculations in 2010. 7/28/2014 1 Older Adults and the Disabled Many older adults and people with disabilities are in homes that are not conducive to safety and independence due to barriers, hazards, and environmental demands. For older adults and persons with disabilities, being able to age -in-place requires stable, adequate housing and supportive services that meet individual needs. More than one million non -elderly, very low-income renters with disabilities in the U.S. include are not able to age -in-place. In addition, as the population of older Americans grows, it won't be economically sustainable to have them all living in nursing homes. There is a trend nationwide toward providing older and disabled people with in-home care, rather than keeping them in nursing homes. Surveys have long shown that people prefer to stay in their homes as long as possible and age -in-place. Retrofitting communities for opportunities to age -in-place is one of the most important societal challenges that cities face in the modern era. The dominant force behind Indiana's changing population dynamics is the aging baby boom generation. The first boomers hit age 65 in 2011 and the entire cohort will be of traditional retirement age by 2030. By that point, the senior population's share of the state total will jump from 13 percent in 2010 to 19 percent. 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% Functional Age Groups Jeffersonville Under 18 Age 18-24 Age 25-44 Age 45-64 Age 65 and Over NI Census 2000 ® Census 2010 Source: Census 2000 and 2010, QT P1 By 2035, the total population of Clark County is expected to increase by 18%. During that same time period, the population of seniors (65+) is expected to increase by 5% (approximately 10,000 individuals). It is reasonable to assume that many of these individuals will be located in urbanized areas where services and transportation are readily available. 7/28/2014 2 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% Clark County Population Projections (% of Total Population) Age 0-4 Age 5-19 Age 20-24 Age 25-44 Age 44-64 Age 65+ e 2015 ■ 2020 A, 2025 s 2030 u 2035 Source: Indiana Business Research Center Supportive housing is a combination of housing and supportive services intended as a cost-effective way to enable people to live more independently. Incorporating supportive services into community development helps seniors and those with disabilities avoid repeated relocations allowing older adults to remain in familiar environments as their need for greater levels of care increases. Supportive services also increase accessibility and visit -ability which allows residents to stay engaged in everyday activities. Examples of supportive services include but are not limited to mental health counseling, help with life skills, relapse support, help with getting an education, help getting and keeping a job, help with parenting, linkage to medical care, crisis management and help reunifying with families. Multigenerational Families Under One Roof Census data also shows a growing population of seniors raising their grandchildren. According to the U.S. 2010 Census, there were more than 2.7 million households with grandparents raising their grandchildren. The challenges faced by both grandparent and grandchild are complex, though by no means uniform. Many elderly caregivers live on fixed incomes which creates instability and many unknowns. Having dependent grandchildren adds additional burdens on already limited resources. Over 60% of grandparents raising their grandchildren are still in the work force. 16.3% are living below the poverty level. The City will continue to address this problem through its partnerships with a variety of local nonprofits. 7/28/2014 3 Number of Households 300 250 200 150 100 50 0 Grandparent Householder with Children Under 18 Living at Home Jeffersonville <3 3 and 4 5 Age of Grandchild Source: Census 2010 6 to 11 12 to 17 J Note: Grandparent Householders with Grandchildren Under Age 18 Living at Home was not measured by the Census Bureau until 2010. The City is committed to ensuring safe, clean, affordable, and accessible housing to those both the elderly and disabled. However, demographic data trends of an aging population show that senior housing is the most immediate need. Goal H-1: Increase the availability of safe, decent, affordable housing and preserve home ownership. Objective H-1.1: Provide over 100 units of affordable housing to the local market over the next five years through a combination of new construction, rehabilitation of existing housing, infill development, adaptive reuse and preservation of existing homeownership. Policy Recommendations • Increase homeownership through new infill construction; • Preserve homeownership through the rehab of owner occupied units; • Preserve housing / homeownership through emergency rehab; • Preserve housing and increase affordable housing through a rental rehab program; • Increase number of units providing housing for grandparents raising children; and • Reuse otherwise obsolete buildings for affordable rental housing for seniors. 7/28/2014 4 Quality of Life Housing is directly connected to quality of life issues. Cities with a variety of housing choices near multiple transit options create neighborhoods with high qualities of life. In addition, quality of life issues have become a major driver in economic development in the today's economy. Communities that are able to attract and maintain diverse workforce populations are more competitive than those who cannot. Housing options at a range of price points are critical to maintaining a diverse workforce. Goal H-2: Develop a targeted neighborhood revitalization strategy. Objective H-2.1 Complete and implement a small area/neighborhood revitalization plan for 1 neighborhood every five years. Policy Recommendations • Identify funding available for planning activities; • Hire third party to perform data analysis and provide specific recommendations; • Engage community for input; and • Formally adopt plan and have committee implement recommendations. Partnerships Only through a collaborative effort will the City be able to effectively address the future housing needs of its residents. Partnerships between local officials, developers, and not-for-profit agencies are required to successfully address these issues. To enable maximum accessibility to funding and distribution of funds for the most important projects, partnering allows for the best results for all concerned. Non- profits serve a variety of clients enabling the City to have real time awareness of the needs and wants of its residents. A key partner at the state level is the, Indiana Housing and Community Development Authority (IHCDA). As Indiana's key housing finance agency, IHCDA's mission is to increase access to safe, decent, and affordable housing throughout Indiana by working in a fiscally responsible and efficient manner that will empower people and build communities. Several IHCDA programs provide a significant portion of the financial assistance needed to provide high quality affordable housing for these underserved populations while at the same time helping rebuild central city neighborhoods. Goal H-3: Develop 5 partnerships over the next five years to provide funding for rehab development projects. Objective H-3.1: Identify and contact all local agencies, nonprofits, charities, and foundations that provide funding for affordable housing in the state/region. Policy Recommendations • Create a strategic plan for pooling resources of all available agencies. 7/28/2014 5 Adaptive Reuse and Infill Development With a limited availability of affordable housing stock and dwindling space for new development, the City will continue to place an emphasis on adaptive reuse of existing buildings and infill development. Many vacant or abandoned buildings, such as old industrial buildings, hospitals, office complexes, schools, churches, and are in centralized settings within walking distance to basic services and transportation. These sites provide ideal locations to provide housing for older adults, persons with disabilities, and families. Projects that have reused obsolete buildings for housing have been successful in other communities and can be replicated in Jeffersonville. With an increasing aging population, it will be vital to encourage adaptive reuse of old, abandoned structures to provide more diverse, affordable housing options close to supportive services. The same options are beneficial to others of all ages and abilities who need or want housing choices that meet personal needs, such as access to employment, cultural resources, and recreation. Goal H-4: Prepare abandoned sites for reuse and redevelopment. Objective H-4.1 Identify, appraise, and evaluate all vacant properties within the boundaries of Jeffersonville. Policy Recommendations • Develop a land bank for vacant and abandoned properties; • Map all vacant properties with GIS and attach relevant redevelopment information; • Identify all funding sources available for rehab and redevelopment; and • Initiate site remediation where necessary. Home Ownership and Maintenance High levels of home ownership and property maintenance are important to the City. Keeping existing home owners in their homes means providing access to low interest loans, grants, and funding for maintenance. The need for structural maintenance is evident in much of the City's housing stock and is necessary to stabilize property values of neighborhoods. Through rehabilitation and weatherization program incentives, the City can encourage property owners to maintain and improve properties. Goal H-5: Increase home ownership while reducing property maintenance violations. Objective H-5.1 Improve the credit scores of 50 families in five years. Policy Recommendations • Market credit repair classes offered through local non-profit agencies. Objective H-5.2 Enroll 50 families in post purchase homeownership classes. Policy Recommendations • Market post purchase homeownership classes offered through local non-profit agencies. 7/28/2014 6 QJ) New o rk c SUNDAYREVIEW 1 EDITORIAL �u Affordable Housing for Retirees By THE EDITORIAL BOARD SEPT. 20, 2014 The population explosion among retirement -age Americans that demographers have long predicted has arrived. The number of adults 50 and over is expected to reach 132 million by 2030, an increase from 2000 of more than 70 percent. By that time, one in five citizens will be 65 or older. This graying of the baby boomers is creating an urgent demand for affordable housing that is also accessible to people with age-related infirmities at a time when federal and state financing is falling far short of need. According to a new study by Harvard University's Joint Center for Housing Studies, governments at all levels are poorly prepared to meet the challenge. For various reasons, the next wave of retirees will be at greater risk of homelessness, hunger and other problems than their immediate predecessors. Fewer of them will benefit from traditional pensions, which are disappearing. Many lost their jobs during the recession and have exhausted their savings. And low-income homeowners who were counting on home equity to finance retirement lost nearly a third of their wealth. One-third of adults over 50, and just over one-third of those over 8o, are "rent burdened" and paying more than 30 percent of their income for housing. This often means they have to cut back on essentials like food and medications. Federal affordable -housing programs are already so badly underfinanced that only one in four low-income families qualifying for federal rent assistance actually gets it. To make matters worse, the study says, the number of elderly households eligible for federal rental assistance — 3.9 million in 2011 — is expected to rise to 5.2 million by 2020 and grow by 1.3 million in the 10 years after that. Meanwhile, the country's public housing stock is decaying and federal subsidies on hundreds of thousands of privately held apartments are expected to expire over the next decade. Obviously, the federal government needs to step up. But so do the states, particularly in one area of great importance to many older people: housing equipped to accommodate wheelchairs and other necessary features. Some states provide grants and loans for such things while others require homes built with public subsidies to be accessible to the disabled. Given the population trend, these programs should be broadly and rapidly emulated. Meet The New York Times's Editorial Board » A version of this editorial appears in print on September 21 2014, or page SO 1 0o'the NevvYor!< edition with. the headline: Affordable Housing for Roti e © 2014 The New York Times Company NAHB The Local Economic Impact of Typical Housing Tax Credit Developments Prepared by the Housing Policy Department March 2010 National Association of Home Builders 1201 15th Street, NW Washington, DC 20005 202-266-8398 National Association of Home Builders Executive Summary The process of developing and building new housing generates substantial local economic activity, including new income and jobs for residents, and additional revenue for local governments. As with other categories of housing, this is true for multifamily developments financed with Low -Income Housing Tax Credits (hereafter, either housing tax credits, or simply tax credits). Created as part of the Tax Reform Act of 1986, the housing tax credit program is currently the federal government's largest program for helping the private sector build affordable rental housing. Under the program, federal income tax credits are awarded by state Housing Finance Agencies to a development under the condition that the rents and incomes of its tenants remain restricted. The credits are shared among the owners of a project, typically limited partner investors recruited by syndicators. Investors receive the credits for ten years, provided the property continues to comply with the rent and income restrictions. Federal law requires that the rents and incomes remain restricted for 15 years, but all states now employ "extended use" agreements designed to retain the units in the affordable housing stock for at least 30 years. Most states make a fundamental distinction between "family" and "elderly" housing tax credit developments. Elderly developments do not necessarily offer special services (such as meals or personal care) but typically are age -restricted according to provisions of the Housing for Older Persons Act of 1995, which defined three conditions under which it is legally possible to exclude residents below a certain age. Housing tax credit developments that are not elderly or targeted to other tenants with special needs are then classified as family developments. The National Association of Home Builders (NAHB) has developed models to estimate the local economic benefits of these developments. The model captures the effect of the construction activity itself, the ripple impact that occurs when income earned from construction activity is spent and recycles in the local economy, and the ongoing impact that results from the new apartments becoming occupied by residents who pay taxes and buy locally produced goods and services. In order to fully appreciate the positive impact residential construction has on a community, it's important to include the ripple effects and the ongoing benefits. The versions of the model for tax credit development are similar to the model for multifamily rental property in general, but differ in the way incomes and spending tendencies of the occupants are estimated. This report presents estimates of the economic impacts of building 100 apartments in both a typical family housing tax credit development, and a typical elderly tax credit development. The use of a round number like 100 facilitates scaling the results to developments of other sizes, as the impacts are proportional to the number of units in the development. For example, the impacts for a 200 -unit development would be twice the impacts reported here, the impacts for a 60 -unit development would be 60 percent of the impacts reported here, and so on. The NAHB model produces impacts on income and employment in 16 industries and local government, as well as detailed information about taxes and other forms of local government revenue. The key results are summarized below. Additional details are contained in subsequent sections. Typical Elderly Tax Credit Development The estimated one-year local impacts of building 100 apartments in a typical elderly tax credit development include o $7.3 million in local income, o $768,000 in taxes and other revenue for local governments, and O 113 local jobs. These are local impacts, representing income and jobs for local residents, and taxes (and other sources of revenue, including permit fees) for all local jurisdictions within the area. They include both the direct and indirect impact of the construction activity itself, and the impact of local residents who earn money from the construction activity spending part of it within the area's local economy. O The additional, annually recurring impacts of building 100 apartments in a typical elderly tax credit development include O $2.3 million in local income, O $395,000 in taxes and other revenue for local governments, and O 32 local jobs. These are ongoing, annual local impacts that result from the new apartments being occupied, and the occupants participating in the local economy year after year. These impacts were estimated under the assumptions that the new elderly tax credit units have an average market value (based on acquisition, development, construction and lease -up costs for an equivalent market -rate property) of $111,314; embody an average raw land value of $11,000; require the builder and developer to pay an average of $2,823 in permit and other fees per unit to local governments; and incur an average annual property tax of $1,113. The estimate of market value per unit is based on market value for a family tax credit apartment, adjusted for differences in apartment size and construction cost per square foot. The 2007 American Housing Survey (produced by the U.S. Census Bureau and the Department of Housing and Urban Development) shows that apartments in new age -restricted buildings are on average about 18 percent smaller than new rental apartments in general (783 square feet vs. 955). A comparison of nineteen family and nineteen elderly tax credit developments built in the same states by the same developer showed that construction cost per square foot of apartment space apartments was about 13 percent higher for the elderly developments. This result is expected, because elderly developments tend to need more and different elevators and space for support staff, even if these developments do not offer meals or other special services. Compared to family tax credit units, the one-year benefits generated by the 100 elderly tax credit apartments are slightly smaller, because construction value per unit is slightly smaller. Some of the ongoing impacts are also slightly smaller for the elderly apartments, but the ongoing jobs impacts are slightly higher. The estimated of income of the tenants is lower in elderly developments, but this is largely offset by the tendency of elderly tax credit residents to spend larger shares of their incomes on locally produced (and somewhat different) goods and services, especially when third -party payments (especially payments to local providers of health services by Medicare and private insurance companies) are taken into account. NAHB The Local Economic Impact of Typical Housing Tax Credit Developments Detailed Tables for an Elderly Tax Credit Development Impact of Building 100 Apartments in a Typical Elderly Tax Credit Development Summary Total One -Year Impact: Sum of Phase I and Phase II: ......................... . Local Wages and Salaries Local Income Local Business Owners' Income Local Wages and Salaries Local Taxes 1 Local Jobs Supported $7,317,700 $2,134,600 $5,183,500 $767,500 113 Phase I: Direct and Indirect Impact of Construction Activity: Local Income Business Owners' Income Local Wages and Salaries Local Taxes' Local Jobs Supported $4,932,300 $1,345,700 $3,586,800 $465,500 75 Phase II: Induced (Ripple) Effect of Spending the Income and Taxes from Phase I: Local Income Business Owners' Income Local Wages and Salaries Local Taxes' Local Jobs Supported $2,385,400 $788,900 $1,596,700 $302,000 39 Phase III: Ongoing, Annual Effect that Occurs When New Homes are Occupied: ..................... Local Income Local Business Owners' Income Local Wages and, Salaries Local Taxes Local Jobs Supported $2,257,600 $918,200 $1,339,500 $395,000 32 ' The term local taxes is used as a shorthand for local government revenue from all sources: taxes, fees, fines, revenue from government-owned enterprises, etc. Impact of Building 100 Elderly Tax Credit Apartments Phase I -Direct and Indirect Impact of Construction Activity A. Local Income and Jobs by Industry Industry Local Income Local Business Owners' IncomeSupported Local Wages and Salaries Wages & Salaries per Full-time Job Number of Local Jobs Construction $3,438,800 $886,800 $2,552,000 $49,000 52 Manufacturing $500 $0 $500 $51,000 0 Transportation $7,800 $1,100 $6,700 $42,000 0 Communications $51,000 $15,600 $35,400 $75,000 0 Utilities $14,300 $5,600 $8,800 $84,000 0 Wholesale and Retail Trade $498,000 $91,100 $406,800 $37,000 11 Finance and Insurance $109,900 $8,900 $101,000 $83,000 1 `s Real Estate $160,400 $141,200 $19,200 $51,000 0 Personal & Repair Services $34,900 $13,100 $21,700 $33,000 1 Services to Dwellings / Buildings $19,400 $3,900 $15,600 $33,000 0 Business & Professional Services $480,400 $143,400 $337,000 $58,000 6 s Eating and Drinking Places $16,400 $2,200 $14,200 $20,000 1 Automobile Repair & Service $16,500 $5,100 $11,400 $33,000 0 Entertainment Services $2,800 $600 $2,300 $45,000 0 Health, Educ. & Social Services $600 $200 $500 $38,000 0 Local Government $5,900 $0 $5,900 $54,000 0 Other $74,700 $26,900 $47,800 $44,000 1 Total $4,932,300 $1,345,700 $3,586,800 $48,000 75 B. Local Government General Revenue by Type TAXES: USER FEES & CHARGES: Business Property Taxes $16,200 Residential Permit / Impact Fees $282,300 Residential Property Taxes $0 Utilities &Other Govt. Enterprises i $50,200 General Sales Taxes $35,600 Hospital Charges $21,700 Specific Excise Taxes $2,200 Transportation Charges $9,100 Income Taxes $9,600 Education Charges $9,500 License Taxes $500 Other Fees and Charges $26,400 Other Taxes $2,100 TOTAL FEES & CHARGES $399,300 ', TOTAL TAXES $66,200 TOTAL GENERAL REVENUE $465,500 Impact of Building 100 Elderly Tax Credit Apartments Phase II -Induced Effect of Spending Income and Tax Revenue from Phase I A. Local Income and Jobs by Industry Industry Local Income Local Business Owners' Income Local Wages and Salaries Wages & Salaries per Full-time Job Number of Local ]obs Supported Construction $110,400 $42,800 $67,600 $49,000 1 : Manufacturing $500 $0 $400 $51,000 0 Transportation $8,100 $1,100 $7,000 $38,000 0 Communications $142,000 $48,500 $93,500 $74,000 1 Utilities $68,400 $27,000 $41,400 $84,000 0 Wholesale and Retail Trade $399,700 $75,300 $324,500 $32,000 10 Finance and Insurance $100,500 $9,100 $91,400 $74,000 1 Real Estate $420,800 $370,500 $50,400 $51,000 Personal & Repair Services $85,600 $39,300 $46,300 $33,000 1 ;' Services to Dwellings / Buildings $20,600 $4,100 $16,500 $33,000 0 Business & Professional Services $226,300 $67,200 $159,100 $52,000 3 Eating and Drinking Places $117,100 $15,800 $101,400 $20,000 5 Automobile Repair & Service $57,600 $17,600 $40,100 $33,000 1 ;' Entertainment Services $27,500 $7,600 $19,900 $37,000 Health, Educ. & Social Services $321,800 $40,500 $281,300 $49,000 6 ,! Local Government $215,200 $0 $215,200 $50,000 4 Other $63,300 $22,500 $40,700 $35,000 Total $2,385,400 $788,900 $1,596,700 $41,000 39 B. Local Government General Revenue by Type TAXES: USER FEES & CHARGES: Business Property Taxes $82,000 Residential Permit / Impact Fees $0 Residential Property Taxes $0 Utilities & Other Govt. Enterprises $91,000 '" General Sales Taxes $26,000 Hospital Charges $34,000 Specific Excise Taxes $11,000 Transportation Charges $4,000 Income Taxes $6,000 Education Charges $5,000 License Taxes $0 Other Fees and Charges $31,000 Other Taxes $10,000 TOTAL FEES & CHARGES $165,000 I! TOTAL TAXES $136,000 TOTAL GENERAL REVENUE $302,000 Impact of Building 100 Elderly Tax Credit Apartments Phase III -Ongoing, Annual Effect That Occurs Because Units Are Occupied A. Local Income and Jobs by Industry Industry Local Income Local Business Owners' Income Local Wages and Salaries Wages & Salaries per Full-time Job Number of Local )obs Supported Construction $46,200 $16,500 $29,700 $49,000 1 Manufacturing $400 $0 $300 $51,000 0 Transportation $7,600 $1,100 $6,500 $36,000 0 Communications $105,700 $36,500 $69,200 $73,000 1 Utilities $29,500 $11,600 $17,900 $84,000 0 Wholesale and Retail Trade $286,900 $54,000 $232,900 $32,000 7 Finance and Insurance $64,400 $5,700 $58,700 $76,000 1 Real Estate $680,100 $598,700 $81,400 $51,000 2 Personal & Repair Services $102,300 $47,500 $54,800 $33,000 2 Services to Dwellings / Buildings $16,500 $3,300 $13,300 $33,000 0 Business & Professional Services $174,100 $49,000 $125,200 $49,000 3 Eating and Drinking Places $69,300 $9,300 $60,000 $20,000• 3 Automobile Repair & Service $31,100 $9,500 $21,600 $33,000 Entertainment Services $21,700 $6,300 $15,400 $34,000 0 Health, Educ. & Social Services $460,700 $56,700 $404,000 $49,000 8 Local Government $121,700 $0 $121,700 $51,000 2 Other $39,400 $12,500 $26,900 $35,000 1 Total $2,257,600 $918,200 $1,339,500 $42,000 32 B. Local Government General Revenue by Type TAXES: USER FEES & CHARGES: Business Property Taxes $77,000 Residential Permit / Impact Fees $0 Residential Property Taxes $100,000 Utilities & Other Govt. Enterprises $85,000 General Sales Taxes $25,000 Hospital Charges $43,000 Specific Excise Taxes $10,000 Transportation Charges $4,000 Income Taxes $6,000 Education Charges $4,000 License Taxes 30 Other Fees and Charges $29,000 Other Taxes $10,000 TOTAL FEES & CHARGES $166,000 TOTAL TAXES$228,000 TOTAL GENERAL REVENUE $395,000 2014 LOW-INCOME HOUSING TAX CREDIT PROGRAM COUNTY INCOME LIMITS If 4.11,E 001. S.I.y 'FT- 26101: 27X2 1.1.2S4 TN.,THRF.8 1'88\ 1'064 F01'R 1'4.9\ FI\'F 1'09\ 514 1'45' 421 I,112.111 1'464 1'464' XI,VF ('RSS M. 1 OR 1 44 3 RR 4 RR 24 n RR CLARK 30".. 11160 12750 .4-340 13.930 17') 184811 I9_'70 21.030 2230.' 279 299 15rf 414 42 ,6 157 40".. 14,890 17.10 19.120 2240 22960 24.040 20.360 '8040 '9-36 446 39.5 44,22.916 662 '39 480 741 50'5, 18.600 21.250 23.900 20.550 28.700 30.800 32.950 35.050 37.170 465 494 597 690 --0 950 929 00%, 22,321) 05,511) 28,6811 31,8611 1444)1 3091,0 39,5411 42.(89) 446(14 558 597 7)7 824 924 1.020 I,I IS 0'611218-11446 LIMITS 30', 1670 13,320 15,00(1 1065(1 18000 10,320 20,670 21.990 23.310 291 31' 375 433 483 617 67 409" 15,560 17.760 20,000 22.200 24.000 25,700 27,560 19.320 31.080 389 416 500 _r- 644 711 900 508. 19.450 22,200 7.5,000 27.750 30,000 32.200 34.450 36.650 36.850 486 520 625 721 605 888 97 60% 23,340 26.640 300011 33.390 36.000 38,640 41,341) 43,980 46.620 583 624 7511 860 966 ).066 1,165 CLARK 302A" 13,350 15.300 17,220 19.110 20,640 22,170 23,700 25.23(1 16.754 334 358 430 496 554 611 668 40", 17.840 20,400 22.960 25 480 27,520 19,560 31.600 33.640 35.672 446 478 574 662 '39 815 891 50'9 22,300 25.500 28,700 11.850 34.400 36.950 39,500 41.050 44.590 .5, 597 717 828 923 1.019 4114 60% 20,760 30.600 34,440 38.229 41.2811 44.340 47,400 90,460 53.508 669 717 861 993 1.108 1.223 4337 CLARK-11ERA LIMITS 20))4, 13,510 15,150 17,370 19,290 2(1,850 22,180 23,940 25.470 2_7.(016 338 31,2 414 501 559 617 67 4)5'.. 18(140 20,6011 23,160 25,720 27.60)) 29,840 31,920 11.960 16.(1116 451 483 579 069 '46 X21 900 5(1`9„ 22,55(1 25,750 28,950 12.150 34,750 17,100 39,9)11) 42.450 45.010 563 603 723 616 932 1.029 1,125 00'. 27,060 30.900 34,740 38,580 41.700 44,700 47,880 50,940 54.012 1,71, 724 668 1,003 1.119 1.235 1.350 CLAY 111'9„ 11,4211 115091 15,181) 10,8611 18.2111 14501) 20,910 22.260 23.6114 '95 110 379 438 469 519 599 410%, 15,700 18,000 20,240 22,480 24,280 16,080 27,880 29.680 31.472 394 422 506 5)4 652 719 780 50% 19,71(1) 72,5191 15,300 28.1(9) 311,150 37,000 14,850 17,100 .39.340 492 527 032 711) 815 899 981 60'x. 23.640 27,000 10100 31.720 36.420 39,120 41.820 44.520 47.208 591 633 759 870 978 1.079 1,180 C1.A6 -82ER:6 LIMITS 30",. 11,680 15,030 17,580 (9.530 21,120 221,00 24,240 25.601) 27.342 342 36), 439 508 567 625 (.41 40"/, 18,240 20.841) 2144(1 26.)140 28011 ,1 30,240 32,32211 144111 36.456 456 498 586 677 756 834 911 50%. 22,800 20050 29,300 12550 35,200 378(0 40,400 41.000 45.570 570 601 712 446 945 11142 1.114 60", 27360 11,2611 35,100 14060 42,2411 45,16(1 4848(1 51.000 54.694 684 732 879 11116 1.114 1.251 1.107 CLINTON 30% 12,6191 1440(1 10.2011 17,970 19410 20,850 22,290 23-7311 25-151 315 337 4115 407 521 575 028 40'% 16,800 19,200 21,0011 2.3,9611 25,8811 27,8011 29,7211 31.64(1 13.544 420 4511 540 023 695 707 330 50",5 21,0011 24,0110 27,()00 29,950 32,35(1 34,750 37,151) 39.550 41.9311 525 562 675 776 868 958 1.048 60 , 25,200 28,600 12,400 35,940 38,820 41,700 44,580 47.400 50.310 630 675 810 914 I2W_' 1.150 1.257 ('1 611ON-HE.RA HAULS 5084, 13,3511 15,2411 17.160 19.05(1 20,5811 22,111) 23,6411 '5.17(1 2667(1 333 357 429 495 $52 01)) 060 40". 17,800 211,320 22.8X0 254(1(1 274411 29,4011 31,57_0 33.3611 35-560 445 470 572 - 660 '77 - 813 884 50"rt. 22,250 25419) 28,000 31,750 34,300 30,850 39,400 41,950 44.450 550 595 715 825 921 11116 I,III 609, 26,700 30480 34,120 38.1110 41,160 44.220 47,280 50.340 53-340 667 714 858 590 1.105 1.1211 1,111 CRAWFORD 108 11,130 12,720 14,310 13.870 17,100 18,420 19,680 70,970 22.218 278 298 357 412 40(1 508 555 40% 14.840 10960 19,080 21,160 21.680 24,060 26,240 27.960 29.024 371 397 477 Sill 614 677 740 91)'., 18,530 21,290 23,850 26.450 29,600 311,700 37.001 34.9511 37.1130 463 496 5')6 096 767 946 925 611"/, 22,2611 25,440 20,620 31,740 34,320 36,840 39,360 4(94(1 44,416 556 596 715 825 921 1,1116 I,210 C RA WEORD-H ERA LIMITS 311"„ 126911 14,490 16,290 19,090 195611 '1,1991 22,440 23.8811 25.126 317 339 407 470 525 57') 011 41)', 16.920 19,32(1 21 8211 24.1211 26.080 2011(9) 29920 3184)1 33.706 423 451 543 027 7011 772 844 50",. 21.150 24.150 27.150 30.150 32.690 35,000 37.400 39.900 42.210 328 500 678 7.84 67' 905 1.053 60% 23.3411 2996(1 32,580 36,180 19,1211 4211911 44,88(1 47.7611 50.652 634 679 814 941 1.0511 1.154 1.266 UAVIESS 308 117'0 13.410 (5.090 16.740 18.090 19,440 20,760 -2.110 23.436 293 314 377 435 466 535 719 40"8" 15,640 17.980 20.120 22,320 24,120 25,920 27680 29480 31.248 391 419 503 500 048 714 791 508., 19,550 22.350 25,150 27,900 10.150 32,400 34,600 36.850 39.060 488 523 628 725 810 893 970 60' 23,400 20,820 3(1,180 33.490 36,180 38,880 41,520 44,220 46.872 586 628 7.54 R70 972 1071 1,(71 1)412101,5-110 8 4 1 11111T5 30"i., 13,950 14,910 16,770 18.630 20.110 11,030 13,130 24.600 26.082 320 349 419 484 $40 596 052 40'8, 17,400 19.880 22,560 24.840 26.840 '8.840 30,840 32.800 34.776 435 466 559 646 22 795 809 50"4, 21,750 74,850 27_950 3).050 33.550 36,050 38.550 41.000 43.470 543 582 698 807 901 994 1.086 60".5, 26,100 29,820 33,540 37,260 40.200 43,26(1 46,26(1 49.2(9) 52 164 652 699 839 909 1.09) 1.193 11(14 2)0.81280129 10% 14,400 10.440 18.510 20,550 22.200 23,950 25.500 27.150 28.770 360 185 462 514 596 658 719 40"., 14211) 21.920 241,80 27.400 24619) 31.800 34,000 16.200 38.360 480 514 617 72 295 477 939 50"4 24,000 27419) 10,950 14.250 17000 19,750 42.500 45,250 47950 600 642 771 .199 991 1.096 1.198 60% 28,800 32.880 37,020 41,100 44,400 47,700 51,000 54.300 57.540 720 771 425 1,068 1.1'1' 1.316 1.435 D EA RRORN-908.8 LIMITS 311%, 15,001 17,110 19,260 21.190 23,13(1 24,840 26,550 28.260 29940 375 491 481 556 621 085 748 40%, 20,000 72.840 251,80 28.570 30,840 33.120 35,400 37,.080 39.928 500 515 642 742 Cr 913 990 511'. 25,0111 28,5511 32.1)10 35.650 38.550 41,400 44,25(1 47.19() 49.910 6'-5 669 802 9" 1.1135 1.:41 1.247 608. 10,000 14.160 38,520 41,780 46.260 49.680 51.1191 50.52)1 59.892 750 801 963 1.111 1.242 1,17(1 I OFC.4 81 88 10'8„ 11,940 13.650 15 ,360 17,040 18.420 19,770 21,1511 22,500 73.856 298 319 384 443 494 545 596 012,, 15,920 18,200 20,480 2_2 720 24.560 2228,360 28,200 30.(119) 31.898 398 426 512 591 059 '' ,9_ 50"%. 19.901) 22,750 25,0110 28.4(8) 30,700 32,951) 35,25(1 37.590 39.760 49' 534 040 738 823 909 994 60",, 23,800 27,100 10,720 14000 36.440 19,540 42,300 45.111111 47.712 597 019 768 480 988 1.091 1.192 11ECA1E!14-928.8 LIMITS 3084 12(8))) 13,710 15.420 17,13() 18,5111 19,890 21,270 22.621) 23.982 300 321 385 445 447 548 599 4046, 16)100 (62811 20,560 22,449 24,680 20,520 28,360 30.)01) 31.976 409) 429 514 594 663 731 749 50', 20199) 22,850 25.700 28,5511 30,8511 13,150 35,450 37,7191 39.970 500 535 642 742 828 914 999 60", 24,(1181 27,420 10.840 34260 3710211 39,7811 42,5411 45.240 47.964 6011 642 771 841 994 1.047 1.149 Page 2 of 12 6-1.1-4-41 True value of low income rental property, IN ST 6-1.1-4-41 West's Annotated Indiana Code Title 6. Taxation Article 1.1. Property Taxes Chapter 4. Procedures for Real Property Assessment IC 6-1.1-4-41 6-1.1-4-41 True value of low income rental property Currentness Sec. 41. (a) For purposes of this section: (1) "low income rental property" means real property used to provide low income housing eligible for federal income tax credits awarded under Section 42 of the Internal Revenue Code 1; and (2) "rental period" means the period during which low income rental property is eligible for federal income tax credits awarded under Section 42 of the Internal Revenue Code. (b) For assessment dates after February 28, 2006, the true tax value of low income rental property is the greater of the true tax value: (1) determined using the income capitalization approach; or (2) that results in a gross annual tax liability equal to five percent (5%) of the total gross rent received from the rental of all units in the property for the most recent taxpayer fiscal year that ends before the assessment date. (c) The department of local government finance may adopt rules under IC 4-22-2 to implement this section. Credits As added by P.L.199-2005, SEC.4, eff. Jan. 1, 2006. Amended by P.L.1-2006, SEC.132, eff. Mar. 24, 2006. Footnotes 1 26 U.S.C.A. § 42 I.C. 6-1.1-4-41, IN ST 6-1.1-4-41 The statutes and Constitution are current with all 2014 Public Laws of the 2014 Second Regular Session and Second Regular Technical Session of the 118th General Assembly. End of Document © 2014 Thomson Reuters. No claim to original U.S. Govcrnment Works. 1 ext © 2014 Thomson Reuters. No claim to original U.S. Government Works. 1 6-1.1-4-40 Low income tax credit property, IN ST 6-1.1-4-40 West's Annotated Indiana Code Title 6. Taxation Article 1.1. Property Taxes Chapter 4. Procedures for Real Property Assessment IC 6-1.1-4-40 6-1.1-4-40 Low income tax credit property Currentness Sec. 40. The value of federal income tax credits awarded under Section 42 of the Internal Revenue Code 1 may not be considered in determining the assessed value of low income housing tax credit property. Credits As added by P.L.81-2004, SEC.58, eff. Mar. 1, 2004. Footnotes 1 26 U.S.C.A. § 42. I.C. 6-1.1-4-40, IN ST 6-1.1-4-40 The statutes and Constitution are current with all 2014 Public Laws of the 2014 Second Regular Session and Second Regular Technical Session of the I 18th General Assembly. End of Document © 2014 Thomson Reuters. No claim to original U.S. Government Works. Next © 2014 Thomson Reuters. No claim to original U.S. Government Works. 1 October 6, 2014 Members of the Jeffersonville Common Council 500 Quartermaster Court Jeffersonville, Indiana 47130 RE: Application of New Hope Development Services to change the zoning designation of 809 & 835 Spring Street. Dear Council Members, My name is Marty Chalfant and I live at 2304 St Andrews Road. It has been my privilege to work with New Hope Services on their housing and grant projects. As the father of a mentally disabled daughter and another in a wheel chair, I support the mission of New Hope and consider the people who work there, my friends. However, sometimes friends disagree. My concern here is not New Hope, it is the Low Income Housing Tax Credit Program they are using to help fund the project and the negative impact that program will have on our community. What is that program and why does it matter to this council and our community? I will do my best to explain and thank you in advance for your patience. The "low-income housing tax credit program" or (LIHTC) is a federal housing subsidy designed to promote private development of low income multi -family housing. It is often referred to as the "Section 42 Program" because that is the applicable section of the IRS code. It is administered thru state agencies with each state getting a fixed annual allocation of tax credits based on its population. Developers apply for the credits thru a competitive bidding process each fall and applications are considered based on a point system under the state's "Qualified Allocation Plan" or (QAP). The LIHTC program requires states to prioritize projects that serve the lowest -income tenants and ensure the use as low income housing project for the longest period. IHCDA is Indiana's agency. Basically, IHCDA takes all the applications, assigns points to each applicant, and the projects with the most points get the tax credits. Think of a tax credit as a down payment. A developer gets the tax credits then sells them to investors for the down payment. They then try to secure the rest of the money from a bank or with grants. In exchange, the developer MUST keep the apartments low income for a period of 30 — 40 years and rent only to households at or below 60% of the area median income, at rental rates established by the federal government, based on the income of the resident. Developers are required to maintain a minimum number of income based units "set asides". But, because they get extra points if they go over the minimum, projects are typically 90% income based. There are 2 major characteristics of Indiana Section 42 projects that nejiatively impact the fiscal health and welfare of the communities where they are located: 1. Deed Restriction: Section 42 projects require a Lien & Extended Use Agreement, sometimes referred to as a LURA. It is a deed restriction that locks in the use as a Low Income Housing Project for 30 to 40 years and requires owners to commit to occupancy and rent restrictions. If the property is sold the LURA remains. The LURA takes the zoning decisions out of the local community and gives them to a state agency for up to 40 years. IHCDA grant programs also have the same deed restrictions. 2. Property Taxes: Indiana state statute allows Section 42 property taxes to be calculated based on the low income rents of the projects. (IC 6-1.1-4-41) Conversely, if you own a home or rental property, your tax is figured from the higher, market value of your property. As the chart in your package illustrates, LIHTC projects pay significantly lower property taxes than other non -subsidized housing with similar rents and tenants. They pay roughly 20% of that paid by any other apartment project. Taxes always change and the amounts on the attached chart may vary slightly. But, because of the Deed Restriction, Section 42 projects always limit the property tax revenue while not keeping pace with the increased cost of services to the community. It has been suggested that the method of financing should not be considered in your decision. I submit that if the financing structure of a rezoning request includes state mandates that negatively impact the fiscal health and welfare of our community, it must be considered. If we know prior to making a decision that citizens will have NO say about the use of a piece of downtown property for the next 40 years and annual tax revenue will not keep pace with the city's cost of services, shouldn't that be a major component of our decision? It has also been suggested there is a "need" for low income housing in our community. While that may or may not be true I believe the question we need to ask as a community is: Are vibrant downtowns anchored by low income housing developments? I know this is a very difficult decision. New Hope is a fine organization. But, take New Hope out of the equation. If the applicant was a private Section 42 low income housing developer from Indianapolis or Louisville and you knew they wanted to rezone their property to fix their use and property taxes for 40 years ... would we want it? Thank you for your time. Sincerely, Marty Chalfant DEED RESTRICTION 30 - 40 Year Deed Restriction (2014 — 2015 IHCDA QAP Form E) Grant Funds Deed Restrictions (IHCDA SIP Pg 120) LIEN AND EXTENDED USE AGREEMENT Low Income Housing Tax Credit Award [Insert Award Number] This Lien and Extended Use Agreement ("Agreement") is made by and between [Insert Owner] ("Owner"), the Owner of certain real estate located at [Insert Address], [Insert City], in [Insert County] County, State of Indiana, more particularly described on "Exhibit A" ("Real Estate"), and the Indiana Housing and Community Development Authority ("IHCDA" or the "Authority"), a public body corporate and politic of the State of Indiana. I. PURPOSE A. IHCDA is authorized to act as the state's housing credit agency and administers, operates, and manages the allocation of low income housing tax credits ("LIHTC") pursuant to Section 42 of the Internal Revenue Code of 1986 ("Code"), the Rental Housing Tax Credit Qualified Allocation Plan for the state of Indiana ("Allocation Plan") and other rules, regulations, guidance and notices relating to LIHTC issued by the Internal Revenue Service ("IRS") or IHCDA, from time to time (collectively "LIHTC Program"). B. Owner received a reservation for an allocation of LIHTC credits in the amount of [Insert Spelled -out Amount] $[Insert Amount]) ("Credits"), to be used to finance the construction or rehabilitation of a rental housing project proposed in Owner's LIHTC application for the Real Estate ("Project"), which Project is subject to all of the requirements of the LIHTC Program. C. Owner represented to the Authority, and the Authority has relied on those representations, that the Project shall comply with all applicable construction, occupancy, and affordability requirements of the LIHTC Program and that the Project shall continue to meet these requirements for the LIHTC extended use period, as defined below. D. The LIHTC Program requires that certain use restrictions be imposed upon any real estate assisted by Credits awarded by IHCDA to ensure that the benefits of such Credits remain with the intended beneficiaries under the LIHTC Program, as well as to comply with the Code. E. Specifically, IHCDA requires that the use restrictions remain in force and effect for the entire period required by the IRS, the Allocation Plan and any extended use period selected by Owner ("Extended Use Period"), which period is indicated below by an "X": Selection Insert "X" Owner's Commitment Extended Use Period Section 42 Compliance Period, plus 15 years 30 years Section 42 Compliance Period, plus 20 years 35 years Section 42 Compliance Period, plus 25 years 40 years II. COVENANTS AND OBLIGATIONS The parties agree that the reservation by IHCDA of Credits to be allocated to Owner when the Project is placed in service, constitutes adequate consideration for the obligations undertaken by Owner in this Agreement. As of the date entered below, Owner hereby imposes the following use and deed restrictions upon the Real Estate and warrants, grants and conveys to IHCDA a lien upon the Real Estate for the duration of the Extended Use Period (the "Lien"). In consideration of these mutual undertakings and covenants, the parties further agree as follows: A. As a condition precedent to the availability of Credits for the Project, Owner shall deliver to and record this Agreement and its attachments with the Office of the Recorder for County, Indiana, in which the 2 • Real Estate is located, to create a restrictive covenant running with the land upon which the Project is situated. Owner agrees that all requirements under Indiana law that must be satisfied so that the provisions of this Agreement constitute valid and binding deed restrictions and covenants running with the Real Estate shall be satisfied in full. Throughout the term of this Agreement, its covenants and restrictions shall survive and be effective regardless of whether any contract, deed or other instrument subsequently executed conveying all or part of the Real Estate provides that such conveyance is subject to this Agreement. Owner agrees to obtain the consent of any prior recorded lien holder on the Real Estate to this Agreement, which consent shall be attached hereto and made a part hereof. 13. Owner and the Project must continuously comply with the LIHTC Program, including applicable sections of the Code and all Treasury Regulations and rulings relating to LIHTC Credits, each as amended from time to time, as well as the occupancy, development, and rent restriction requirements of the Code, the Allocation Plan and the additional commitments Owner made to IHCDA resulting in issuance of Form 8609, which Owner agreed to satisfy in the initial and final applications (collectively, the "Occupancy Restrictions"), all of which are incorporated herein by reference. Such Occupancy Restrictions include, but are not limited to: 1. Owner shall lease not less than % of the units in the Project to individuals or families whose income is 30% or less of area median gross income (including adjustments for family size), ("AMI"), not less than % of the units in the Project to individuals or families whose income is 40% or less of AMI, not less than % of the units to individuals or families whose income is 50% or less of AMI, and not less than % of the units to individuals or families whose income is 60% or less of AMI (collectively "Qualifying Tenants"), and shall ensure that the "applicable fraction" (as defined in Section 42(c)(1)(B) of the Code) for each building for each taxable year in the Compliance Period shall not be less than percent ( %). Owner shall not refuse to lease to a holder of a voucher or certificate of eligibility under Section 8 of the United States Housing Act of 1937 because of the status of the prospective tenant as such a holder. 2. Owner shall lease not less than % of the units in the Project at a rent that is at or below the 30% AMI rent level; and not less than % of the units in the Project at a rent that is at or below the 40% AMI rent; and not less than % of the units in the Project at a rent that is at or below the 50% AMI rent; and not less than % of the units in the Project at a rent that is at or below the 60% AMI rent. C. Subject to the requirements of the Code, which prohibits the disposition to any person of any portion of the building to which this Agreement applies unless all of the building is disposed of to such person, Owner may sell, transfer or exchange the Project; provided, however, such sale, transfer or exchange shall be voidable by the Authority if the Authority is not first notified in writing and provided with the identity of the buyer or other successor of Owner's interest in the Project, together with such other information requested by the Authority. The partial disposition prohibition shall not apply to the Project if it is acquired by foreclosure (or instrument in lieu of foreclosure) unless the Internal Revenue Service or the Authority determines that such acquisition is part of an arrangement with the Owner, or its successors or assigns, a purpose of which is to terminate the extended use period (as set forth in part I.E). This subparagraph shall not act to waive any other restriction on sale, transfer or exchange of the Project. D. Neither the Owner nor representatives acting on behalf of the Owner shall during the Extended Use Period or the three-year period immediately following termination of this Agreement as provided herein, 1) evict or terminate the tenancy of an existing tenant (other than for good cause), or 2) increase the gross rent with respect to any unit not otherwise permitted under Section 42. E. IHCDA and Qualifying Tenant(s) (or either or all of them) are entitled, for any breach of this Agreement, to enforce specific performance by Owner of its obligations under this Agreement in a state court of competent jurisdiction, in addition to all other remedies provided by law or in equity. Owner unconditionally agrees that the beneficiaries of Owner's obligations under this Agreement cannot adequately be compensated by monetary damages in the event of any such breach. 3 • IHCDA Strategic Investment Process Compliance Manual 2nd Edition, August 2012 Chapter 15 — Lien and Restrictive Covenants & Affordability Requirements A. Affordability Periods Housing assisted under IHCDA's SIP must meet the affordability requirements in accordance with 24 CFR 92.252(e) for rental housing or 92.254(4) for homeowner housing throughout the entire affordability period as described in the tables below. The affordability period begins after project completion. Project completion is defined as the date that all necessary title transfer requirements and construction work have been performed; the rehabilitation completed complies with the requirements of 24 CFR 570 and stricter of the local rehabilitation standards or the Indiana State Building Code; the final drawdown has been disbursed for the project; and the project completion information has been entered in the disbursement and information system established by HUD. IHCDA considers the date final completion information is entered into IDIS as the start date for the project affordability period. HOME Affordability Periods HOME Rental Housing or Homebuyer Projects Amount oft ME subsidy per unit: Affordability Period Under $15,000 5 years $15,000 - $40,000 10 years Over $40,000 — or any rehabilitation/refinance combination activity 15 years New construction or acquisition of newly constructed transitional, permanent supportive, or rental housing 20 years RHTC Combo Deals Term of Rental Housing Tax Credit Compliance/Extended Use Period HOME Owner -Occupied Rehabilitation: Amount of HOME subsidy per unit: Affordability Period Under $15,000 2 years $15,001 - $25,000 3 years Over $25,000 per unit (with prior IHCDA approval) 5 years CDBG Affordability Periods Rental Housing: Amount of CDBG subsidy per unit: Affordability Period Under $15,000 5 years $15,000 - $40,000 10 years Over $40,000 15 years (*NOTE: CDBG rental projects cannot be new construction, so there is no separate new construction affordability period listed in this chart) 000 web: phone: INCDA Strategic Investment Process Compliance Manual 2nd Edition, August 2012 If a homebuyer subsidy is provided to the homebuyer as a loan, the HOME funds will be subject to a recapture provision. If there is both development subsidy and homebuyer subsidy or just homebuyer subsidy, a recapture provision must be implemented. The award recipient must execute a lien and restrictive covenant prepared by IHCDA. The award recipient is ultimately responsible for repaying IHCDA for any HOME funds utilized for assisting housing that does not remain affordable in accordance with 24 CFR 92.254 for the entire Affordability Period. Under recapture guidelines the Affordability Period is based upon the total amount of the homebuyer subsidy that the homebuyer received in HOME funds. Owner Occupied Rehabilitation If a homeowner receives HOME funds to rehabilitate or repair its home as a part of IHCDA's owner occupied repair program, the award recipient must ensure that a recapture provision is executed and recorded on the property. If the homeowner no longer utilizes the property as its principal residence during the Affordability Period, the amount to be recaptured is the shared net proceeds of a prorated amount of the amount of the total amount of funding utilized to repair or rehabilitate the property. The proration shall be based on the length of time the homeowner has occupied the property as its principal residence in relation to the Affordability Period (as outlined in the forgiveness schedules listed below). Any net proceeds that exist will be shared between IHCDA and the homeowner. If there are not any proceeds, there is no amount to recapture. The net proceeds are the total sales price minus all loan and/or lien repayments. The award recipient is ultimately responsible for repaying IHCDA for any HOME funds utilized for any housing rehabilitated, or repaired that does not remain affordable for the entire Affordability Period. The Affordability Period is based upon the total amount of HOME funds invested into the unit. The award recipient must execute a lien and restrictive covenant prepared by IHCDA. Rental Protects The award recipient must ensure that a lien and restrictive covenant is executed against every property constructed, rehabilitated, or acquired, in whole or in part, with HOME funds. Upon occurrence of any of the following events during the Affordability Period, the entire sum secured by the lien, without interest, shall be due and payable by developer and/or owner upon demand. Repayment may be demanded upon: (1) Transfer or conveyance of the real estate by deed, land contract, lease, or otherwise, during the Affordability Period; (2) Commencement of foreclosure proceedings by any mortgagee (or deed in lieu of foreclosure), within the Affordability Period; (3) Units not being used as a residence by a qualifying tenant or not leased according to the HOME Program affordability requirements. The award recipient will be responsible for repaying IHCDA for any HOME funds utilized for any housing constructed, redeveloped, rehabilitated, or acquired that does not remain affordable in accordance with 24 CFR 92.252 for the entire Affordability Period. The Affordability Period is based upon the total amount of HOME funds invested into the development. Prorated Recapture Tables The following tables are all based on the number of years that have passed since the date the project was completed. Prorated recapture does not apply to rental projects. If repayment is required for a rental project, the entire sum secured by the lien, without interested, must be repaid by the award recipient or owner upon demand. 000 web:I phone: PROPERTY TAX REVENUE Property Tax Revenue Chart Notes to Calculations Indiana Section 42 Property Tax Statute (IC 6-1.1-4-41) IHCDA Tax Credit Rent and Income Limit Chart PROPERTY TAX REVENUE TO CITY IC 6-1.1-4-41: the true tax value of low income (Section 42) rental property is the greater of the true tax value: (1) determined using the income capitalization approach; or (2) that results in a gross annual tax liability equal to five percent (5%) of the total gross rent Income Capitalization 5% Rent Calculation $33,726 $21,080 2012: Indiana Commission on State Tax & Financing 155 Indiana LIHTC Properties: $27,538 Non -Section 42 Apartment Project $160,000 NOTES TO PROPERTY TAX CALCULATIONS 50,000 SF building: Development cost of $160/SF = $8,000,000 IHCDA 2014-15 QAP Criteria IHCDA 2BR Rent limits Institute of Real Estate Managers (IREM) National Apartment Association (NAA) Market Comparables 100% Occupancy 5% Rent Calculations: • Use IHCDA QAP Criteria for unit size and rent limits. • 50,000 SF building with a 15% common area factor = 42,500 SF of Apartment Area • 42,500 SF of Apartment Area with IHCDA 2BR Minimum Size of 875 SF = 49 units. (QAP Pg48) • Rent Limit / Unit based on 50 % AMI for 2 BR units. $717 Rent / Unit (IHCDA Rent Limits Chart) • 49 Units x Rental Income for 2 BR ($717) = $35,133 Monthly Rent • $35,133 Monthly Rent x 12 months = $421,596 Annual Rent • $421,596 Annual Rent x 5% Tax Rate = $21,080 Annual Property Taxes Income Capitalization Calculations: • Method is based on the Net Operating Income of the development (NOI). • The NOI is divided by the return rate of comparable properties to create a true tax value for the property. • The taxable value is multiplied by the 2% tax rate for apartments to determine the tax amount. • IREM/NAA: NOI for Section 42 projects average 40% of rents. Average Capitalization Rate is 10%. • $421,586 Annual Rent (QAP) x 40% _ $168,634 NOI • $160,688 NOI / 10% Capitalization Rate = $1,686,340 Taxable Value • $1,686,340 Taxable Value x 2% = $33,726 Annual Property Taxes 2012: Indiana Commission on State Tax & Financing Policy for LIHTC: • Studied 155 Indiana LIHTC Properties • LIHTC properties pay an average of $562 / Unit per year in real estate taxes • $27,538 in Annual Property Taxes Non Credit Apartment Calculations: • 50,000 SF Building • Cost estimate to Buy and Remodel of $160 / SF = $8,000,000 • $8,000,000 x 2% = $160,000 Annual Property Taxes • rnalana Loae o-1.1-4 Page 29 of 30 assessors to use in gathering and processing information for the application of the income capitalization method. A taxpayer must verify under penalties for perjury any information provided to the assessor for use in the application of the income capitalization method. As added by P. L.233-2007, SEC. 22. Amended by P.L.1-16-2008, SEC.86. IC 6-1.1-4-40 Exclusion of federal income tax credits in the determination of the assessed value of low income housing tax credit property Sec. 40. The value of federal income tax credits awarded under Section 42 of the Internal Revenue Code may not be considered in determining the assessed value of low income housing tax credit property. As added by P. L. 81-2004, SEC. 58. IC 6-1.1-4-41 Assessment of low income rental housing Sec. 41. (a) For purposes of this section: (1) "low income rental property" means real property used to provide low income housing eligible for federal income tax credits awarded under Section 42 of the Internal Revenue Code; and (2) "rental period" means the period during which low income rental property is eligible for federal income tax credits awarded under Section 42 of the Internal Revenue Code. (b) For assessment dates after February 28, 2006, the true tax value of low income rental property is the greater of the true tax value: (1) determined using the income capitalization approach; or (2) that results in a gross annual tax liability equal to five percent (5%) of the total gross rent received from the rental of all units in the property for the most recent taxpayer fiscal year that ends before the assessment date. (c) The department of local government finance may adopt rules under IC 4-22-2 to implement this section. As added by P. L.199-2005, SEC 4. Amended by P. L.1-2006, SEC.132. IC 6-1.1-4-42 True tax value of golf course real property determined using income capitalization; information provided by golf course owners; uniform income capitalization tables; department of local government finance administration Sec. 42. (a) This section applies to assessment dates after January 15, 2010. (b) As used in this section, "golf course" means an area of land and yard improvements that are predominately used to play the game of golf. A golf course consists of a series of holes, each consisting of a teeing area, fairway, rough and other hazards, and the green with the pin and cup. (c) The true tax value of real property regularly used as a golf course is the valuation determined by applying the income capitalization appraisal approach. The income capitalization approach used to determine the true tax value of a golf course must: (1) incorporate an applicable income capitalization method and appropriate capitalization rates that are developed and used in computations that lead to an indication of value commensurate with the risks for the subject property use; (2) provide for the uniform and equal assessment of golf courses of similar grade quality and play length; and (3) exclude the value of personal property, intangible property, and income derived from personal or intangible property. http://www.in.gov/legislative/ic/2010/title6/arl.1/ch4.html 9/19/2014 2014 LOW-INCOME HOUSING TAX CREDIT PROGRAM COUNTY INCOME LIMITS Effective January 31, 2014 COUNTY RENT LIMITS COUNTY SET- ASIDE 016E PRSN TWO PRSN THREE PRSN FOUR PRSN FIVE PRSN SIX PI4SN SEVEN PRSN EIGHT PRSN NINF. PRSN h;FF i 1114 2 BR 3 BR 1 BR 5 Bk 6 BH CASS 3011/6 11,16)) 12,750 14,340 15,930 17,22() 18,480 19,770 21030 22.302 279 298 358 414 462 510 557 40% 14,880 17,000 19,12() 21,240 22,960 24,640 26,360 28,044) 29.736 372 398 478 552 616 680 743 5(r00 18,600 21,250 23,9(8) 26550 28,7181 30,80) 32,950 35,050 37,170 465 498 597 690 770 850 929 60% 22,320 25,518) 28,680 31,860 34,440 36,960 39,540 42,0(1) 44,604 558 597 717 828 924 1,020 1,115 (CABS -HER( LIMITS 30% 11,670 13,320 15,000 16,650 18180) 19.320 20.670 21,990 23,310 291 312 375 433 483 533 582 40 15,560 17.760 20.001 22.200 24,01) 25,760 27,5(0 29,320 311)8)) 389 416 500 577 64 711 777 500/ 19,450 22,200 25,000 27,750 30,000 32,200 34.450 36,650 38,850 486 520 625 721 805 888 971 60% 23,340 26,640 30,08) 33,300 36,000 38,640 41,340 43,980 46,620 583 624 750 866 966 1,066 1,165 CLARK 30% 13.380 15.300 17.2211 19.101 2)11,411 22,1711 23.700 25.2311 26.754 314 398 430 496 554 611 668 4111,, 17.840 20,4011 22996( 25,4811 27.20 29.5611 31.600 (3,6411 351,72 446 478 574 662 739 015 891 50% 22 300 25.5)1 28.710) 31.8511 34,41/0 169511 19,501 42,050 14.9911 557 997 717 828 923 1,019 1.114 60% 26760 30,60 34.4411 38.220 41.280 44,340 47,400 51) 4(( 51,508 669 717 801 991 1.1118 1,223 1337 CLARK -HERR LIMITS 31)91, 13.530 15.4511 17.370 19,290 20,850 22.380 23,940 25,4710 27.1106 338 362 434 501 959 617 675 40% 18.040 20.600 23.160 25.720 27,8111 29.840 31.920 33190) 36.008 451 493 579 669 746 823 91111 50% 22.550 25 7511 2%9511 32.1511 34,700 17,301 39.900 42.450 45,010 561 603 723 836 932 1,1129 1.125 6096 2710,0 10.900 34,740 385811 41.701 44,7611 47 880 50.9411 541)12 676 724 868 11103 1.119 1.235 1,550 CLAY 30)00 11,8211 13,500 15,180 16,860 18,210 19,560 20,910 22,260 23,604 295 316 379 438 489 539 590 40% 15,760 18110 20240 22,480 24,280 26,080) 27,880 29,680 31,472 394 422 506 584 652 719 786 50% 19,700 22,500 25,30) 28,100 30,350 32,600 34,850 37,100 39,340 492 527 632 730 815 899 983 60% 23,640 27,000 30.360 33,720 36,420 39,120 41,820 44,520 47,2(78 591 633 759 876 978 1,079 1.180 CLAY -HERR LIMITS 30% 13,680 15,6301 17,580 19.530 21,120 22,680 24,24() 25,80) 27,342 342 366 439 508 567 625 683 40000 18,240 20.840 23,440 26040 28,16() 30,240 32,320 34,400 36,456 456 488 586 677 756 834 911 50000 22,8(10 26,050) 29,300 32,55() 35,200 37,8(0) 40,401 43,000 45,570 570 610 732 846 945 1,042 1,139 60% 27,360 31,260 35,160 3900) 42,240 45,360 48,480 516)0) 54,684 684 732 879 1.016 1,134 1,251 1,367 CLINTON 30% 12,600 14,400 16,2(0 17,970 19,410 20,850 22,290 23,730 25,158 315 337 405 467 521 575 628 40% 16,80) 19,201 21,60) 23,9(1 25,88() 27,800 29.720 31,640 33,544 420 450 540 623 695 767 838 5000/ 21,000 24,00) 27,000 29,950 32,350) 34,750 37,15(7 39,550 41,930 525 562 675 778 868 958 1,048 60% 25,200 28,800 32,400 35,940 38,820 41,700 44,580 47,4617 50,316 630 675 810 934 1,042 1,150 1.257 CLINTON-HER( LIMITS 30% 13,350 15,240 17,160 19,050 20,580 22,110 23,640 25,170 26,670 333 357 429 495 552 610 666 40% 17,800 20,320 22,880 25,4(X) 27,440 29.480 31,520 33,560 35,560) 445 476 572 660 737 813 889 500/ 22,250 25,400 28,600 31,750 34,301 36,850 39,400 41,950 44,450 556 595 715 825 921 1,016 1,111 60% 26.700 30,480 34,3211 38,100 41,160 44,220 47,280 50,340 53,340 667 714 858 990 1,105 1,220 1,333 CRAW FORD 30% 11,130 12,720 14,310 15,870 17.160 18,420 19,680 20,970 22,218 278 298 357 412 460 508 555 4()/0 14,840 16,960 19,080 21,160 22,880 24,560 26,240 27,960 29,624 371 397 477 550 614 677 740 50% 18,550 21,20) 23.850 26.450 28,601 30,7() 32,80) 34,950 37,030 463 496 596 688 767 846 925 60% 22,260 25,440 28.620 31,740 34,320 36,840 39,360 41,940 44,436 556 596 715 825 921 1,016 1,110 CRAWFORD-HERA LIMITS 300/ 12.690 14,490 16,290 18,090 19,560 21,000 22,440 23,880 25,326 317 339 407 470 525 579 633 40% 16,920 19,320 21,720 24,120 26,080 28,000 29,920 31,840 33,768 423 453 543 627 70) 772 844 50% 21,150 24,150 27450 30,150 32,660 351)00 37,4(1) 39,800 42,210 528 566 678 784 875 965 1,055 60% 25,380 28,9811 32,580 36,180 39.121) 42,00 44,880 47,760 50,652 634 679 814 941 1,050 1,158 1,266 DAVIESS 30% 11,730 13,410 15,090 16,740 18,090 19,440 20,760 22,110 23,436 293 314 377 435 486 533 585 40% 15,640 17,880 20,1211 22,320 24,120 25,9211 27,680 29,480 31,248 391 419 503 580 648 714 781 50% 19,550 22,350 25,150 27,900 30,150 32,400 34,6(X) 36,850 39,060 488 523 628 725 810 893 976 60% 23,460 26,820 3(4180 33,480 36,180 38880 41,520 44,220 46872 586 628 754 870 972 1,1171 1,171 DAVIESS-HERA LIMITS 300/ 131)50 14,91(1 16,770 18,630 20,111) 21,630 23,130 24,600 263)82 326 349 419 484 540 596 652 409/o17,418) 20,000 19,880 22,36(1 24,840 26,841) 28,840 30,840 32,800 34,776 435 466 559 646 721 795 869 50% 21,750 24,850 27,9511 31,050 33,550 36,050 38,550 41,00 43,470 543 582 698 807 901 994 1,086 609/o 26,10) 29,820 33,540 37,260 40,260 43,260 46,260 49,200 52,164 652 699 838 969 1,081 1,193 1,301 DEARBORN 30% 14,400 16440 18.510 20.550 22,200 23,850 25,500 27.150 28,770 360 385 462 534 596 658 719 40% 19,200 21,920 24,680 27,400 29,600 31,800 34,000 36,200 38,360 480 514 617 712 795 877 959 50% 24,000 27,410 30,850 34,250 37,080 39,750 42,501 45,250 47,950 600 642 771 890 993 1,096 1,198 60% 28,80) 32,880 37,020 41,100 44,400 47,70) 51,(88) 54,300 57,540 720 771 925 1,068 1,192 1,316 1.438 DEARBORN-HERA LIMITS 30% 15(881 17,130 19,260 21,390 23130 24,840 26,550 28,26() 29,946 375 401 481 556 621 689 748 40% 20,000 22,840 25,680 28.520 30,840 33,120 35,410 37,680 39,928 500 535 642 742 828 913 998 50% 25,0881 28,550 32,1(0 35,650 38,550 41,400 44,250 47,10() 49.910 625 669 802 927 1,035 1,14I 1,247 600/ 30,000 34,260 38,520 42,780 46,26() 49.680 53,100 56,520 59,892 750 803 963 1,113 1,242 1,370 1,497 DECATUR 3090 1194() 13,650 15,360 17,040 18,420 19,770 21,150 22,5)0 23,856 298 319 384 443 494 545 596 40)% 15.920 18,200 20,480 22,720 24,560 26,360 20,200 30,00 31,808 398 426 912 591 659 727 795 50% 19,900 22.750 25,600 28,400 3)1,70) 32,950 35,250 37,5(0 39,760 497 533 640 738 823 909 994 60.4 2388)) 27,300 30,720 34,080 36,840) 39,54() 42,300 45,00 47,712 597 639 768 886 988 1,091 1.192 DECATUR -HER( LIMITS 30% 12,0011 13,710 15,420 17,13() 18,510) 19,890) 21,270 22,620 23,982 30) 321 385 445 497 548 599 40°A 16,0181 18,280 2(4560 22,840 24,680 26,5211 28,360 30,16() 31.976 400) 428 514 594 663 731 799 5090 20,00) 22,850 25,700 28,550 30,850 33,15)) 35,450 37,700 39,970 500 535 642 742 828 914 999 600/ 24,000 27,420 30,840 34260 37,020 39,780 42,540 45,240 47,964 600 642 771 891 994 1,097 1,199 Page 2 of 12