Meet and Greet – included an update on the new Transparency Portal and contact information.

Handouts:

• • IN State Comptrollers Office
  • Indiana Transparency Portal
  • Hoosier START Deferred Compensation Plan
  • Top Distributions and Transfers to the County to include dates

AUDIO of the MEETING (technical difficulties in the beginning).

Proposed DRAFT Resolution of the Bond and Timeline for Council Review and Approval (32-second mark).

• • Two options were suggested by the county financial advisor:
    • ONE. Borrow $1.9 million for the Jail AC Units.  Money from the general fund can be used “now” to fund the needed replacements. The fund will be reimbursed from the Bond.   Admin fees from the bond are 75K.  The general fund needs to be reimbursed by the end of the year (see bond timeline).
    • TWO. Borrow up to 4 million for the A/C units (requirements are identified) and for the other projects — requirements/details not yet specified.  Extend the length of the loan to keep the current tax rate at the same level – which increases total costs to the taxpayer.  (The previous bond was for 3 million/3 years at less than 1%. The interest rate on the 4 million may be in the 2-4% range.  
    • Commissioners Wolpert and Puttman voted for option 2. Sanders was a No vote, and suggested Option 1.

Grant Suggestions (Whitney Koelling, ARA).  25:00  Mark. Suggest listening to the presentation and options presented regarding grants that include home repairs, infrastructure and trails – to include Indian Hill.  The County has contracted with ARA for identifying and submitting grants.

IU Health / Maple Leaf Blvd. 48:04  IU received a permit from the county to access their new Heath Center property via Maple Leaf Blvd.  The road is deeded to the Maple Leaf Bldg Corp (a county asset) who wants IU to add 1 inch of paving to about 275 feet of the road.  Appears the issues will be shortly resolved.

Proposed Draft Off-Road Vehicle Ordinance.  

Highways. Arec Burton. 1:12:08

Highways – Administrative Support. 1:13:20. Local Technical Assistant Program (LTEP), Purdue. County extension service for Highways. Meeting scheduled June 13, 2024, 9 am, EMA Buidling. Overview of the support that can be provided/is available.

Sep 10, 2024. County weighing economic proposal,  BCD, Dakota Bruton.

• • “Owen county officials signed their letter supporting the proposed district earlier this year. Brown County is the only one out of the three that has not made a decision about the development district.”

    “The discussions are ongoing, but we’re trying to weigh the positives and negatives and I don’t think that we’ve gotten quite across the finish line on that one,” County Commissioner Blake Wolpert said.  

Proposed Economic Development District. Sponsoring Agency: Federal Economic Development Administration (EDA), Department of Commerce

• • Includes Owen, Brown, and Monroe Counties.
  • The common aim is Nature and Trails, Art and Culture.   These are the features that retain and attract new residents to Brown County.
    • Commerce’s Bureau of Economic Analysis Reports Outdoor Recreation Economy Tops $1 Trillion in 2022
  • Requirements include evidence of community support supported in the County Comprehensive Plan and documented  EDAs required Commercial Economic Development Plan (CEDP)
    • “A CEDS is the result of a “regionally-owned” planning process designed to guide the economic prosperity and resiliency of an area or region. It provides a coordinating mechanism for individuals, organizations, local governments, and private industry to engage in a meaningful conversation and debate about the economic direction of their region.”

Update: May 24, 2024.  Establishing a New Economic Development District- request for  Letters of Support by Blake Wolpert, Board of Commissioners

• • Risk – Accepting federal money can include “requirements” that may be contrary to local interests.

The EDD was introduced at the Joint Working Session on May 21, 2024.

• • AUDIO – Part 1 Work Session

26:45 Audio Part 1. 

• Presentation Marce King from Own County. Marce is the executive director of the Owen County Chamber of Commerce and Economic Development.  Presentation supporting a federal Economic Development District (EDD) consisting of Owen, Brown, and Monroe County.
  • The focus of the regional alliance would be on Trails and Nature and Arts and Culture (areas we have in common).
  • Opportunity to obtain federal and state grants.
  • Requires the county to submit a Commercial Economic Development Plan (CEDP) which serves as an application for the Federal Economic Development Agency to consider approving.
  • A CEDP would integrate and expand where needed on the County Comprehensive Plan.  The County Comprehensive Plan represents the Voice of ALL the citizens and not just Brown County’s special interests.  It documents what citizens want and do not want in terms of economic development and quality of life.  It also influences the economic base.
  • THE CORE REQUIREMENT.  Community-wide buy-in and support.

TIF, TIF, TIF    RDC Meeting Notes and Audio, May 21, 2024.  IF TIF is the solution, what is the problem?

This post at Brown County Matters. ” Economic Development and Transformation. This is probably one of the more important times in county history for citizens to become aware and get involved in influencing the future direction of the county. “

Background. 

• • Purdue – The-Use-of-Tax-Increment-Finance. Indiana law now makes clear that TIF is intended to fund infrastructure to promote development that would not occur but for the added infrastructure financed by the TIF revenues. Evidence that the development would not happen but for the establishment of the TIF district must be presented before the TIF district is approved. TIF is not meant as a source of revenue for responding to ongoing development nor as a substitute for other sources of infrastructure funding. TIF districts are required to expire once the infrastructure bond is repaid. TIF is not meant as a permanent source of revenue for the enacting government. 
  • Helmsburg Revitalization – Community-led with support from the RDC. A TIF requires the establishment of an Economic Development Area (EDA).  Helmsburg was the first EDA created by the county.   This initiative originated from the Community, not the RDC.
    • Helmsburg Economic Development Area (EDA) Documentation and Economic  Plan — The Process and “Paperwork”
    • RDC must hold a hearing.
    • Resolutions are required from the APC, Commissioners, and RDC.

RDC members present. Ross Benson, Sue Lindborg, Jon Curry, Bill Cayne, Tim Clark (re-appointed in March).

Guests: Gary Huett, – president of the County Council; Blake Wolpert – Interim Commissioner; Clint Studabker – VP of Brown County RSD; Kevin Allen – contractor/consultant. Jimmy and Andrew Tilton (private developers).

Audio of the Meeting 2:14:53

RDC Agenda May 21, 2024

• • RDC Minutes for April 16, 2024 – Approved
    • My notes from the Apr 16, 2024 meeting.
    • Requirement – Application for RDC members to obtain a Public Offical Bond.
      • IC 36-7-14-7 – RDC Oath, Bond
    • No votes were taken on the implied action steps.
    • 5:04 Economic Baseline – Tim.  I provided an overview of the value of developing an economic baseline. This includes a review of income, property assessments, and trends in the number and types of jobs within Brown County.  The intent is to provide a foundation that can be used to assess the economic strengths and weaknesses and possible priorities for development.  It would also be used to provide feedback on the results of investments in infrastructure.   Developing and maintaining a baseline presents an opportunity to re-establish a partnership with the IU/SPEA MPA graduate program to get help with information management and analytical support.  Better information technologies provide information in seconds instead of downloading individual PDF files and creating/updating Excel spreadsheets.
      • 20240521 _20 RDC Meeting Economic Base – Handout for my presentation
      • I reference the challenge to the Schools to include the need for a “new” strategy. My post on the topic: DRAFT: Brown County Affordable Home Strategy- Notes
• 27:50 Housing Partnership – Sue Lindborg
• 39:28 RDC Handbook, Purpose, Advocacy, General Discussion – Ross Benson
• 50:15 TIF Areas – Kevin Allen 
• 1:32:45 – Next Steps – Steps in developing an EDA … (see references to Helmsburg).
• 1:34:20 – Discussion – Comprehensive plan guides development, TIF Zones, Alignment, Conditions of Roads, Debate
• 1:53 –  Closing – Sue Lindborg, Continuation – Little Opry Property,   Alleged septic failures in Annandale, Zoning challenges, Special Exceptions, Discussion/Criticism of Nashville’s Master Sewer Plan and “possible” legal challenges.  
  • Undermining Nashville’s Plan provides a premise for the county’s involvement.

• Handouts: 
  • TIF Areas in Phase 1  of the BCRSD Plan (Does not include the plan discussed for Gnaw Bone, Annandale Estates area, Little Opry property, other.
  • Steps Creating an EDA and Plan ( specifies the RDC requirements that support the TIF.

Nashville Sewer Expansion Master Plan. The Nashville Town Council and Utility Serves Board (USB) commissioned this plan. USB members include Pam (Tilton) Gould, who has recused herself from decisions affecting her family’s properties.

• • • The Little Opry property is within Nashville’s service area. They can also submit a funding application (preliminary engineering report) to the State.

County Comprehensive Plan.

• • County Council. Gary Huett asked Bill Cayne to help write the RFP for the Comprehensive Plan Grant. Bill maintains that more money is needed for road maintenance and paving county roads. (The condition of roads, bridges, budgets and overall policy is a separate issue.)
  • Brown County Community Foundation (BCCF). The BCCF has also been asked to fund (26k) the development of the comprehensive plan. The BCCF receives revenue from the county via the excess revenue generated from the Music Center. The State (OCRA) offers a 60K grant, and the county matching is around 6K.

Ross Benson, President of the RDC, advocates for the use of Tax Increment Financing (TIF). Revenue from a TIF results from any increase in assessed values in the EDA.  RDC members are appointed to one-year terms by the commissioners and council. Money received from a TIF can be used to pay off loans used to build infrastructure.

For example, on the old Little Opry property,  providing sewer service would increase the value of the Tilton property that they intend to lease to a developer who may build an apartment building. It is unclear at this point what if any, restrictions could be placed on what is built on the property. It is also unclear if the investment is made and the deal falls through,  the risk to the taxpayers.   What additional development in the area is expected to help pay off the loan? Given this property is within the Nashville sewer expansion project, what will be Nashville’s investment?

My Position. I support the position that any grand plans for economic development need to align with a “new” County Comprehensive Plan. An application for a grant is being developed. The Comp Plan represents the “voice” of the citizens (not developers or the RDC) as to what they want and do not want in terms of economic development in their areas/neighborhoods, the tax base, and quality of life. The Comp Plan guides Zoning.  Zoning identifies all the options for what can be allowed in a respective area. 

• • See BC Zoning Ordinance, Page 27 for a list of what can be allowed by zoning categories.

New Strategy for Plan Development. A new strategy may be needed to engage the citizenry. 

• • An option?: Council and Commissioners represent districts. Districts are further broken down into precincts.  A representative from both political parties could get involved in polling/surveying their constituents to identify their respective needs and wants.  Video presentations on one or more aspects of the planning process can be made available to be accessed 24/x7. Direct contact by person or mail could also help ensure that residents are informed about what is being planned, where they can go to get more information, and where/when they can share their respective concerns and questions.
  • Brown County Democrat. Additional coverage on the topic.
  • Concerned Citizen Groups. Too often, citizens are not aware of pending changes in their area until it is too late, nor are they made aware of what is needed to appeal a decision.

Regarding the economics of a TIF, we also need to see the business case to include the projected (and actual) revenue and costs.   A cash flow analysis over the projected phases of the “investment” is needed.

New tax? Remonstrance?   When borrowing money to support a TIF, is a new tax (the equivalent of a county referendum?) needed to be passed in order to finance the loan?  Are these types of loans subject to a remonstrance?

Non-Taxable Land—Economic Strength. Over half of our land is non-taxable, which is identified as a constraint. However, this attribute is what attracts people to stay or move here. It has also attracted development (Hard Truth Hills) whose owners have not requested a taxpayer subsidy. They developed their property in an area that has access to sewers.

When Forest Hills apartments were built in Gnaw Bone, didn’t the developer pay for the cost of the needed sewer plant upgrades? On any other developments in the county, were tax abatements provided?

What is the problem?   Income tax revenues and property assessments are increasing.  Manufacturing is now the largest employer in the county displacing education and health care.  What county taxpayer subsidies for development have been provided up to this point? What are the goals and calculations for economic sustainability?

Economic Development District (EDD). Brown County has been asked to support an EDD with Owen and Monroe County to help attract more federal and state grant money. The common aim is Trails, Nature, and Arts and Culture. This focus could indirectly encourage more regional residents to retire here, move here, commute to work, or work from home. 

What is the opportunity?  Gentrification?  At one end of the spectrum, is it a desire to develop every square inch of available land possible?   Would this Increase the cost of living (utilities and taxes)? Would it increase population and school enrollment,  increase the tax base, and result in more housing? Would it help fund overhead costs to include police, fire, medical, water, fire, sewer, road and bridge maintenance, and schools?   And exactly, how do you get around the fact of the constraint of  2-lane roads?   Do we add more stop lights, round abouts? Will residents get used to increased commuting/travel times?

P.S. And what is the effect of all this development on residents that stay or move here to avoid the effects of what many may perceive as over-development? When is enough, enough?

Update: May 24, 2024.  Establishing a New Economic Development District Letter of Support

• • Risk – Accepting federal money can include “requirements” that may be contrary to local interests.
  • US Govt – Economic Development Admin (EDA), U.S. Department of Commerce

WorkingSession Meeting – Commissioners and Council.

May 21, 2024. This post at Brown County Matters

• • Commissioners: Sanders, Wolpert
  • Council: Huett, Swift-Powdrill, Bryrd, Kirby, Rudd
  • Advisors Grego Guerrettaz (Financial), Susan Bever (Legal)

Agenda Working Session May 21, 2024

AUDIO – Part 1 Work Session

• • 2:00 Presentation – Kevin Allen on the Brown County and Nashville Trail Study.   A(summary)  presentation by Kevin Allen on the Brown County Nashville Trail Study. Indiana Dept of Health (IDOH) provided 20K, the County 20K, and Nashville 5,500K.
  • 26:45 Audio Part 1.  Presentation Marce King from Own County. Marce is the executive director of the Owen County Chamber of Commerce and Economic Development.  Presentation supporting a federal Economic Development District (EDD) consisting of Owen, Brown, and Monroe County.
    • The focus of the regional alliance would be on Trails and Nature and Arts and Culture (areas we have in common).
    • Opportunity to obtain federal and state grants.
    • Requires the county to submit a Commercial Economic Development Plan (CEDP) which serves as an application for the Federal Economic Development Agency to consider approving. 
    • A CEDP would integrate and expand where needed on the County Comprehensive Plan.  The County Comprehensive Plan represents the Voice of ALL the citizens and not just Brown County’s special interests.  It documents what citizens want and do not want in terms of economic development and quality of life.  It also influences the economic base. 
    • THE CORE REQUIREMENT.  Community-wide buy-in and support.

More to follow

Audio – Part 2 – Work Session

Brown County – Town of Nashville Trail Study 5-17-2024 for public release

Agenda County Council Meeting May 20, 2024

Audio – Council Meeting

Auditor

• • The auditor is going to start providing monthly receipts and disbursement reports, which is a positive change. This information helps to determine whether the county is on-plan or off-plan when it comes to managing the budget and achieving savings goals.
    • Feb 19, 2024 Council Resolution – Financial Goals
      • Health Fund – 1 million
      • Rainy Day Fund – 2.5 million
  • The auditor received approval to spend $22, 752.77 on new office furniture. The funds were recovered from the recovery of tax money from individuals who were not eligible for a homestead deduction. The county hires a contractor who receives a percentage of what is collected.

Highway Department. The superintendent received approval to recruit for 6 vacancies. Money has been budgeted; the superintendent just needed the council to approve an appropriation.

“Sock Factory” Money.” The balance is $228,608.36. Prior conversations by the council discussed transferring this money to the Helmsburg Community Development Corp. Additional research has indicated that the commissioners need to develop an ordinance and establish a new account to manage the funds.

• • The ordinance is to document the intent of the gift and guide the management of the fund.
  • The county acquired the Fore Bare Feet Sock Factory, which it sold in 2014 for $417,000. The funds have been used for a stormwater project in Helmsburg.

Last updated: May 21, 2024.

Commissioner Meeting Notes, May 15, 2024

Audio of the Meeting 

AGENDA Commissioner Meeting

This post at Brown County Matters. 

Open Door (Meeting) Laws. Commissioner Sanders asked for clarity on the distinction between Admin meetings (no public notification required) and Working Session meetings (public notice required).  He referenced a quote by Luke Britt, Indiana’s Public Access Counselor (PAC), on the topic. County Attorney Mike Moga confirmed that a meeting to discuss Bond administration would be considered administrative.   

As opposed to an Administrative Meeting, a Working Session (public notice required) is used to discuss details on an issue that leads to a decision that must be voted on at a public meeting. Exec Meetings are held on confidential issues that are specified in statutes.  The other meetings are the regularly scheduled public meetings held twice a month.

Considerations for a Proposed Ordinance – Off-Road Vehicles (ATV/UTV). 1:14:45. This was first introduced in 2021, reviewed, and the decision made not to go forward. The issue was debated on social media with strong advocacy for and against. Commissioner Pittman stated that the commissioners (Pittman/Wolpert) decided to re-consider the proposal and will hold a public meeting in June.  How, when, and at what meeting did Commissioners (Pittman/Wolpert) discuss this ordinance and decide to hold public meetings?  

Services as Bond Council and issuers Counsel for Brown County General Obligation Bonds.

It was stated that a vote to approve could not be delayed due to a self-imposed “timeline.”   

Commissioners Pittam/Wolpert voted Yes. Sanders abstained and asked questions to include the fact that the county council’s attorney was also being considered as the Bond Council, which may be a less expensive option. Costs – Barnes and Thornburg

• • Barnes and Thornburg Bond Services

• • • Fee: Bond Council: $25,000.
    • Fee as Issuers Counci: $12,500
    • Other admin costs – not to exceed: $750.

 Grant Writing Support – 6:40 ARa Administrative  Resources Association. ARa board voted to accept Brown County as a client.  The county pays an annual fee and for additional services that may not be covered in the contract.

The purpose is to provide the capability for the county to apply for grants available from federal, state, and non-profit entities.

Discussion included disclosure by the commissioner assistant Stinson of ongoing work for a 5-year plan that would identify needed projects. 

Brown County Town of Nashville – Bicycle and Pedestrian Master Plan. The completed plan was presented for immediate approval.  It was stated that the Indiana Department of Health required approval by the end of May – no explanation of this “deadline” was provided.  This was the first time I recall this deadline was mentioned.  The resolution to approve received a Yes vote by Commissioner Pittman and Wolpert. Sanders had questions and abstained. The vote was contingent on approval at a second (joint?) meeting on May 21, 2024, at 9:00. No mention of how this plan would be shared with the general public before May 21.

A reporter from the Democrat no longer covers county meetings. In the past, issues such as this would be covered and shared with the general public.

The Total Estimated Cost of Trail Expansion was identified as $8,471,100, which reinforced the need for obtaining grants. Application for a  READI 2.0 grant is also due by the end of May. It appears this project would be competitive for funding.

• • Bicycle and Pedestrian Master Plan
  • Master Plan – Maps

Highway Department.  (Correction May 20, 2024.)  A new bridge inspection company “was not” selected.  Janssen and Spaans Engineering, Inc., Columbus, Indiana. Brad Isaacs (Project Engineer/ Project Supervisor) provided a brief presentation on his company’s capabilities, and desire for the work,

County Insurance Carrier. The commissioners selected a new three-year contract with an insurance carrier – Bright and Williamson.  Pittman and Wolpert voted yes. Sanders abstained.  No discussion as to the financial impact – more expensive, less expensive?   What led to the decision to change carriers?  Was this discussed in an Executive Session or admin Meeting?

Parks and Rec – Cell Tower Lease $1K a month. The agreement was made in 2019 and has just recently become operational. Commissioners (all 3)  voted to approve the agreement

• • 20240516 Cell Tower Lease Parks and Rec

Brown County Community Foundation (BCCF) – More Political?

UPDATE (May 21, 2024) : Per follow-up with Planning and Zoning, The money gifted from the Community Foundation must be spent by the end of the year but there will not be a completed comprehensive plan by the end of the year. They are working on RFP’s now and will get those out once they are completed and approved.

BCCF Board Members and Resumes

BCCF Board members have been attending government meetings with the aim of “building relationships” with elected and appointed officials. 

County elected officials allow non-elected officials to determine the excess revenue generated by the Music Center and how these funds will be distributed. The current agreement is 75% to the Foundation and 25% to the county. A proposed change is 50/50.

1:06:46 Brown County Community Foundation (BCCF): Remarks by Board Member Phil McCowan.  “Who do I lean on” … to get this done by the end of year?”  The foundation provided funding to the Area Plan Commission (APC) to support the development of a County Comprehensive Plan.  The “funding” was contingent on the plan being completed by the “end of the year.” The amount provided is  $26,000. Was this from a BCCF fund consisting of their receipt from the county of excess revenue from the Music Center (see above)? 

Commissioner Pittman. Wolpert, assistant commission Stinson appreciative of the BCCFs involvement.  The county’s attorney was on Zoom/phone – no comments on the legality or appropriateness of the county accepting money from a private donor with a contingency.  

On a similar issue, when a representative from the Knobstone Hiking Trail Association (KHTA) offered to provide a donation to the county council to help with expenses associated with opening up Indiana Hill RR Crossing, the county council attorney stated that the money could not be accepted with contingencies.  An effort was then made by KHTA to create a fund at the BCCF. The BCCF declined to accept the KHTA donation and with the rationale that the issue of re-opening was too “political.”

Background Information:

County Comprehensive Plan. The area plan commission has the responsibility to develop the plan. They are applying for a 60K OCRA grant. Commissioners have to vote to approve the plan. Public meetings are required. The county match is 6k. The current plan was revised in 2011 and consists of 12 pages.

The plan represents the voice of “ALL” the citizens – not just the special interests, as to what they want and do not want in terms of development and quality of life. It provides guidance for Zoning and Special Exceptions and helps prevent “spot” zoning.

 I’m Looking forward to seeing if any consultant who is selected to develop the County Comprehensive plan will accept the end-of-year constraint (unlikely).

• • County Comprehensive Plan 
  • See also Draft 1993 Plan for Brown County and Nashville

DRAFT – Last Updated  Dec 8,  2024

Regional and County Study: The 2024 Indiana Uplands Housing Update provides updated data to help identify workforce housing needs and strategies for advancing housing opportunities in each of the region’s 11 counties. This housing strategy is specifically tailored to the needs and future aspirations of the Indiana Uplands region.

• • Indiana-Uplands-Housing-Study-Addendum-2.A-Brown-County

For more information on the original 2019 Housing Study, visit: https://regionalopportunityinc.org/housing/

Dec 3, 2024. Local Habitat chapter envisions more homes, public partnerships in 2025
By Staff Reports -December 3, 2024

Dec 3, 2024. Letter: Prioritizing family-oriented housing availability (as opposed to apartments) Jeremiah Reichmann

Nov 22, 2024.  Housing and Another new tech park coming to Ellettsville _ news – Indiana Public Media

Nov 5, 2024. Building dreams, filling county’s affordable housing gap (Brown County Democrat)

Sept 12, 2024. IndyStar. Included for contrast with an urban area that includes a Report.

• • Carmel has lots of large, pricey homes. A task force outlined a need for modest options.
  • Housing Task Force Report
  • Carmeltopia: A small city (Carmel) shows a way forward for local Republican politics. (and economic development). 

  • Henry Mestetsky, Executive Director of the Carmel Redevelopment Commission, explains how Carmel has used Tax Increment Financing (TIF) to spur large development projects and grow a vibrant, walkable downtown. This 4-part series weaves together architecture, urban planning, local tax policy and awesome before-and-after pictures everyone can enjoy.

    • A model that local developers may think can be downsized for one or more areas in Brown County?

Aug 14, 2024, Brown County Democrat. Housing Sales. “The average home sales price dropped from $420,102 in July of 2023 to $384,160 last month.

In America, “We the People” is the top management team responsible for working together towards “a more perfect union” and community.  To accomplish this aim, we need a method. Proven methods and tools introduced through the Brown County Leader Network. (BCLN). BCLN – Overview of the concept

This post is shared on my campaign website :

• • Housing and School Enrollments. On primary election day on May 7, I visited all the voting locations and had the opportunity to talk with many of the referendum proponents. 
  • One of the takeaways was that the referendum would help sustain needed staffing and programs but would not address the decline in enrollments that may eventually lead to consolidations and less staff.
  • In addition to retaining and attracting students who live in the county but choose other options, increasing enrollment would also involve attracting more families with school-age children to move to Brown County.
  • In addition to housing, the referendum and discussions on social media identified opportunities to address questions, concerns, and issues raised by the non-supporters. Addressing these issues through a collaborative assessment and decision-making process could lead to a shared vision and additional community support for the future of county schools.

Context:  A Collaborative Decision-Making Process. This post contains an “outline” of a collaborative process to help define the problem and develop solutions. The “process” is flexible and adaptable. 

Affordable Housing. The U.S. Department of Housing and Urban Development defines “affordable housing” as housing where the occupant pays 30% or less of the gross income on total housing, including utilities.    This definition would apply at all price ranges. A $20 million dollar home would be affordable to some.

Affordable Housing—Redefined? The need for “affordable housing” in Brown County is generally referred to in the context of the need for rental units and housing (starter homes?) for more young families with school-age children. The expected rent/cost is at the less expensive end of the market. The tourism industry also desires housing options for its workforce.  

References: “Affordable Housing” Study and Working Groups

• • July 25, 2024.  Nonprofit offers new affordable housing development in Fishers

    • The 2-acre development comprises 11 units. Six are designated for residents who qualify as low income — up to 60 percent of the average income for the area — and five will be offered at market rate.

    • According to information from HAND, a qualifying 60-percent income for a family of four would be about $58,000 a year. A three-bedroom unit at that income level would cost about $1,265 a month, compared to a market rate unit at about $1,900.

  • 2024 Notes Affordable Housing – includes references to Seymour’s low-income housing projects
  • 2021. Brown County RDC Community Invest Corp (Landbank) – For the Record
    • Brown County Land Bank – ROI Project Proposal
      • General Info: Land Banks_Changing4Good
  • 2018  Affordable Housing Discussions – Completed ROI Study

  • 2018 Tourist Homes and Affordable Housing?  

  • ROI – 2024 Indiana Uplands Housing Study Update. 

    • Housing Study Update 2024 – Brown County
      • Figure A.12 illustrates a demand of over 660 units by 2035.  
      • Over the next several years, greater variety will be needed in the market. Many of the county’s workforce cannot afford to own a home in the county. Therefore, rental options need to be expanded. Between now and 2030, 50% of new units should be in rental configurations. 
      • Due to the cost of land, materials, and labor, the production of housing priced below $250,000 will be challenging to impossible. The over 220 units in these price ranges will be generated in four different ways:
      • (1) Production of ownership options that are not the traditional single-family detached, but duplexes, townhomes, or other medium and higher density configurations that reduce per unit costs. (2) Funding assistance that will offset lot development costs and smaller square footage homes. (3) Rehabilitation of existing housing units. (4) Construction of higher priced units that allow existing households to make the next step up.
      • Moderate Market – 200-250K.
      • Market: 250-350K.
      • High market: over 350K.

The “Burning Platform” (aka – crisis)

• • Enrollments. Declining school enrollments can lead to consolidations within the county and with surrounding counties. Some residents may welcome this change with the expected lower property taxes, and many will not.
    • What are the State’s criteria for consolidating schools?
  • Culture. Schools are a vital part of community life. 
  • Median Home Values. High land and home values make homes unaffordable for people with lower to moderate incomes. Brown County Habitat for Humanity works to serve this market.
  • Successful School Referendum (2024): Higher teacher salaries will help retain and attract staff. The referendum does not address the long-term trend of declining enrollments that can lead to fewer staff and schools.
    • The referendum strategy was effective and well-financed, but it was also divisive. Many issues and concerns brought up by both sides cannot be resolved on social media. These issues could be addressed, and they may lead to a better understanding of the challenges and opportunities. The “So what?” It’s more difficult for a divided community to support necessary changes that may increase enrollment and avoid school consolidations.
    • The options?  Support community forums in applying a collaborative assessment and decision-making process that can lead to support for a common vision shared by the community. 

Concept:  Support a comprehensive vision and strategy that may attract more families with school-age children to Brown County.  Strategy supported by the County Comprehensive Plan that provides guidance for zoning.

• • Brown County property owners may be interested in selling land to young families to build homes in the 250K (?) range and lower.
  • Property Owners (before selling) reserve the right to review and approve the house design. 
  • The sale of land can be contingent on a contract to build a home and complete construction.
  • Other. A community commitment and vision for attracting young families to the county may inspire a variety of options and strategies.

Income Level.  What is there range of the income levels for the target market?

Options:

• • Community. Brown County property owners choose to sell land for housing to young families with children,
  • Brown County Habitat for Humanity – determines eligibility and offers grants and low/no-interest loans to families.
  • Regional Opportunity Initiative (ROI) – READI Grants. Grants Include funding from the state, county, private developers, and non-profits. State Stellar Grants also expected to be available in 2026.
  • Private Lenders  – continue to determine eligibility for those not needing financial support from Habitat for Humanity
  • Infrastructure. Given the county’s plans to expand sewer service, developers may have their own plans for leveraging the county’s investment in infrastructure to build more homes. 
  • Private Developers. New homes are being built but at the higher end of the market.  
  • “Land Bank.” Justin Schwenk – Democrat  Candidate for Commissioner for District 3, is advocating for this option:
    • Facebook Post – Brown County Chatter: “My name is Justin Schwenk. I am running for County Commissioner for District 3. I was raised in this community. I have been a Social Studies teacher for 20 years, 8 of which was here in BC. I was also the President of the BC Redevelopment Commission. While there I developed a plan to create attainably priced homes (sub-200k) that would attract young family aged residents through a first time homebuyer program all while respecting our nature environment and minimizing/eliminating the developmental footprint of the county. (ie: I’m not making developments or apartments). We are doing this through redevelopment of vacant and abandoned properties. (Anyone have a vacant, dilapidated house near them?). We even had 1 million in funding earmarked from the state. We had the ordinance drawn up and it was rejected by the commissioners at the time. I would love to discuss it more if anyone is interested in learning more. If I am elected, attainably priced housing and creating demographic sustainability will be among my most important priorities
      • Brown County RDC Community Invest Corp (Landbank) – For the Record
      • Land Bank – ROI Project Proposal

Context:

• • Political. Any housing strategy that requires county funding (including matching grants) will require the votes of the commissioners and council.  (See Outline – Collaborate Decision-Making Process)
  • Available Land. Brown County is the most heavily forested county in the state. Over 50% of the land is owned by the federal and state governments and non-profits. Land can also be placed into classified forest status, which reduces property taxes and development opportunities.  Although these facts reduce the property tax base, the terrain, country, culture, and recreational opportunities are why residents choose to stay or move here. 
  • Bedroom/Retirement Community. Ball State economists identified Brown County as a “Bedroom Community.” Residents choose to live here, and most generate their income outside the county. Many local businesses support this community. The county is also a Naturally Occurring Retirement Community (NORC).
    • “A naturally occurring retirement community (NORC) has a large proportion of residents over 60 but was not specifically planned or designed to meet the needs of seniors living independently in their homes.”
  • County Tax Policy. The county opted to rely on a high income tax rate (15th in the state) and low property tax rate (among the lowest in the state). This policy (low supply, high demand) contributed to higher prices for land and homes, including the demand for second homes, tourist rentals, and commercial businesses catering to the tourism industry.
    • Yearly assessments of residential property indicate increasing property values and the property tax base.
  • Demographics. Brown County has one of the oldest demographics in the state. 
  • Tourism. The county supports the hospitality (tourism) industry. Approximately 3 million tourists a year visit Brown County with the fall season the historical peak
    • The tourism industry generates 12.1 million in taxable wages.  All county taxpayers generate $550 million in federal adjusted taxable income (AGI). State AGI would be less because of state deductions from income. Brown County’s Economic Engine? 

Funding. The county is funded primarily by income and property taxes. Property assessments and incomes have been continually increasing. 

• • • • Adjusted Gross Income (AGI) County Residents 

• •  
  • Schools and Enrollment.
    • Existing. Several hundred students are enrolled in education options other than Brown County Public Schools. These options include homeschooling and public and private schools outside the county. 
    •  New. Attracting new residents with school-age children interested in attending Brown County Public Schools.  Families do not necessarily move to Brown County for jobs and schools.  With broadband and work-from-home opportunities, people can choose to live and work almost anywhere. 

• Home Designs. Designs that fit within the context and architectural traditions of Brown County.

Costs (Ref: Housing Study Update 2024 – Brown County)

• • Moderate Market – 200-250K. “Due to the cost of land, materials, and labor, the production of housing priced below $250,000 will be challenging to impossible.”
  • Market: 250-350K.
  • High market: over 350K.

Size and Options:

• • Single-family homes -1200 sq ft, 3 bedrooms, 2 baths (average Habitat for Humanity home). Note Habitat organizations throughout the county offer a variety of options and designs.
  • Duplexes/Townhomes
  • Rental Units
  • Other

Construction:

• • Volunteers – Habitat for Humanity
  • Modular Builder (s) – Habitati or individual buyers can contract for services. 
  • Traditional home builders. 

Target Market – young adults, families with school-age children

Financing

• • Grants for those qualifying via Habitat for Humanity
  • Private – for those who do not need a grant but who could afford a home at the  250K (?) less range

Available Land and Zoning

• • Brown County property owners may be interested in selling land to young families.
  • Property Owners could reserve the right to review and approve the house design?

Brown County Zoning – Size of Lots by Zone

UPDATED Brown County Ordinance 10-20-2020

The County Redevelopment Commission (RDC) can facilitate land owners through the bureaucracy for supporting the needed increase in family homes.

• • Minor Subdivision – 2 lots  – 1.5 acre minimum – Minor Subdivision Pkt no calendar
  • Major Subdivision – 3 or more lots – 1 acre minimum – Checklist for MAJOR SUBDIVISION-Primary
  • PRIMARY RESIDENCE DISTRICTS (Rl) are established to include areas that can be served by water or sewage utility systems, principally along State Highways and at present urban centers.
  • SECONDARY RESIDENCE DISTRICTS (R2) are established to include areas that have been subject to urbanization on a scattered pattern, principally along County Highways.
  • GENERAL BUSINESS DISTRICTS (GB)
  • LAKE RESIDENCE DISTRICTS (LR) are established to include areas that adjoin extensive bodies of water in the county and are suitable for seasonal or permanent residences.
  • ACCOMMODATION BUSINESS DISTRICTS (AB) are established to include areas that are close to LR Districts and appropriate to the limited shopping and service needs of those districts.
  • FOREST RESERVE DISTRICTS (FR) are established to include land that is for the most part rough terrain and where there is extensive public ownership of forest lands.
  • ADU – ADU Ordinance Language

NOTES