9978-09 Appropriating $2,463,435 from Community Development (Fund 212), defraying expenses of CED

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St. Joseph County Housing Consortium highest in the State. With state-mandated property tax caps that took effect beginning in 2009 and a shift to forms of taxation other than property tax to fund local government, the property tax burden is likely to be relaxed in coming years. Impact of Design Standards -Requirements such as streets and sidewalks, right-of-way dedication, and drainage improvements differ among jurisdictions. South Bend and Mishawaka require these design improvements. The areas within the unincorporated county do not require these infrastructure improvements; however, minimum lot sizes in the °more desirable" unincorporated areas are bigger than those required within Mishawaka and South Bend and since land values in those areas are also higher, the actual cost of developing a new single-family unit is comparable in the three jurisdictions. From •1994 to 2006, South Bend used CDBG funds to pay for new curbs and sidewalks in eligible low- and moderate-income neighborhoods to encourage and support the development of new affordable housing. Mishawaka began a limited infrastructure program in 2004 utilizing CDBG funds as part of the City's "Targeted Neighborhood Investment Strategy" replacing aging, broken, or missing curbs and sidewalks in designated neighborhoods. In addition, the City has used a portion of its HOME allocation to provide infrastructure improvements including curbs, sidewalks, and sewer and water connections in the construction of the new homes being built as part of the City's First-time Homebuyer Program. Without some kind of continuing subsidy in both jurisdictions, the high cost of infrastructure requirements can be a barrier to the development of affordable housing. Impact of Building Codes and Local Historic Districts - Local building codes are not considered restrictive and pose no barrier to the development of safe, sanitary, affordable housing. Structural requirements for conditions such as earthquakes, high winds, or soil erosion are not applicable. However, there are local requirements for structures located in flood hazard areas. Codes related to construction and development allow no special provision waivers for the construction of new, or rehab of existing, affordable housing. The lack of provision waivers for affordable housing could be considered a barrier to the development of affordable housing. However, it could also be argued that it is a way to maintain a single, minimum code of standards which applies to all housing units and all classes. South Bend's nine local historic districts are located in established neighborhoods of large, owner-occupied homes. The City of Mishawaka has 10 individual local historic district sites, and one multiple site historic District (Riviera Place). Local regulations require exterior compatibility at the time of renovation or rehabilitation, possibly imposing costs which could make the development of affordable housing within those districts more expensive depending on the nature and extent of the project. Administrative Procedures and Fees -The St. Joseph County and South Bend Building Department merged in 1992 to create a more efficient permit process. In 2009 Mishawaka's Planning, Building and Community Development Departments merged to create a more efficient permit process. Local approvals for plats generally take up to three weeks and building permits for residential structures can usually be obtained within one day. Existing fees for plat approvals/construction permits pose no barrier due to their low cost. The State of Indiana has passed impact fee legislation but the St. Joseph County Housing Consortium member jurisdictions have not required such fees. Manufactured/Modular Homes -Manufactured homes are built in factories according to HUD standards. Local codes require that these units be placed on a permanent foundation, have a pitched roof, and have siding compatible with site built units, Modular homes are also 2010-2014 Housing and Community Development Plan 44