I know this is much more localized than what I would normally write about, however with this affecting many of my friends and neighbors I felt it was important to type in. Rather than using Facebook for this forum, I felt it better to type it here due to the length it will eventually become.
As we freeholders are aware, the board elections are upon us and we need to choose our candidate very wisely. Two of the candidates, I have not heard from - or to my knowledge have even met. Thus, I cannot support those two candidates as I'm not aware of where they stand nor the representation they will provide to me - the free holder.
First, let's look at the tax issue.
I have documentation from one of the candidates who is adamant about changing the tax structure and has garnered support from other constituents. Within this tax structure, everyone in the district will pay the same amount based on an equal division of a 25 year bond. The tax would be assessed at the time the final Plat approval is given by Porter County. I would like to take a moment to detail out what the assumptions are:
- 631 Properties that are currently in the district including 112 in Eagle Ridge, 153 in Timberland, 51 in Mallards Pointe, 239 in Timberland Farms, 43 in St. Andrews, 5 along Route 6, and 28 equivalent homes given to Liberty Schools.
- 25 year bond at 4% to be issued in January 2011 for $12 million
- $1210 annually per property
There are a couple of fatal flaws to this change in the taxation. First, we must look at when the final plat approval is given. I do need to note here, that I have not received any communication on this issue since last July and these assumptions may have changed. I tend to believe that I have not received these communications due to my stance on the taxation issue - opposed to changing the tax structure.
This scenario is calculated with the presumption that final plat approval has been given to Timberland Farms. We all need to be aware that
this is absolutely not the case. Final plat was given to the 56 lots on the West Side of Meridian road on January 14, 2010
http://www.post-trib.com/news/porter/1990235,pcplan0114.article :
http://www.chestertontribune.com/PorterCounty/114101%20timberland_farms_subdivision_to.htm . In order to get final plat approval, the streets and utilities must be put in, the land surveyed and staked, and then inspected and voted on by the Porter County Plan Commission for the final approval. During this meeting the
PRIMARY plat was given to the Timberland Farms South Development. This is the larger of the developments at 183 lots and I'm unsure where the information came from that this development would be included with the Exceptional Benefits Tax. PRIMARY plat was given on June 25, 2008 for the West development. Almost 2 years before final plat.
Since there is no committment by the developer to the county to develop this area, there is still time for him to bail out on the project and only the 56 lots will be developed. Keep in mind that the Damon Run subdivision (now Timberland) obtained Primary plat approval in February 2003. Development here did not even start until 2005. Therefore, I think it is in the best interest of all free holders to look at this change in taxation from the standpoint that it will be AT LEAST 2 years before development of the South portion, and better yet - take it completely out of the equasion as I don't believe it will ever be developed at the cost to the Developer of $200,000 per year in taxes along with the cost of the streets, utilities, survey work, engineering, etc before a house is even built.
Here's how the numbers break down under the new assumptions:
- 631 lots less the 183 in the Timberland South Subdivision - 448 lots to split the cost
- 25 year bond at 4% issued in January 2011
- Total Revenue needed annually - $763,756
- Split by 448 lots annually
Tax bill per lot - $1705
This is a far cry from the $1210 that is being touted and is actually only $83 per year less than what I will be paying in 2010 ($234K Assessed Value @ $0.7695 rate). It is also blatantly false that Timberland Farms has Final Plat approval. Even if the South subdivision is developed, it could be over 2 years before a shovel even hits that dirt. You the freeholder can expect to pay $1705 per year until it develops - if it develops. I cannot stress enough that the Timberland Farms South development
HAS NOT HAD A FINAL PLAT APPROVAL YET.
We also must look at what is happening in our back yard. The Hospital is expected to open in this time frame. I'm quite certain that the hospital developer will go to Chesterton rather than to Damon Run. This would be a catastrophic blow for the district. Additionally, I would expect more commercial development along the US 6 cooridor as well. If Chesterton puts the lines in, the new developments will certainly tap into those lines rather than the DRCD lines due to the tax rates.
Beyond the hospital and the almost certain commercial development along US6, there is also vast amounts of farmland that I predict will continue to develop. One only needs to look at the south side of US6 between Meridian and Eagle Ridge to see hundreds of acres. Additionally, there is a lot of open space between St. Andrews and the hospital location. It would be silly for us to think that these areas will not develop in the coming years. These are all prime candidates for district development.
The next issue to take a look at is our upcoming board elections. It is no secret that Jack and I haven't been the best of friends every day over the last 4 years. However, as we look at what is the best for the conservancy district, we must also look at experience and contacts.
Obviously there were mistakes made in the past during the start up of this district. Those have been acknowledged repeatedly at the DRCD board meetings and steps have been taken to correct those issues going forward. These changes have been presented in ways that are not necessary by the District as well. They are not required to have a website. They are not required to post operating budgets on the website. They are not required to post the district financial plan. They are not required to post the meeting dates and agenda. They simply must make the documents available for viewing by the free holders and announce meeting date, time, and location in a newspaper. They have responded to the requests of putting it on the web.
Additionally, this vote will be a critical one as I believe there is mounting efforts to upseed Jack from the board. I personally belive that this would not be in the best interest of the district. By replacing Jack from the board there are several things that must be considered.
- Where will the new district offices be? They are currently at the Duneland Group and at the Nardo office. I'm quite certain that the Nardo office will no longer be available for use - or there will be fees charged. Thus, it must be considered that there is a possibility that office space will need to be rented at an expense to the district.
- Who has the developer contacts? With the tenure that Jack has on the board, he has had an opportunity to develop relationships at the hospital as well as other developers and property owners (i.e. the trailer park on US6), the Porter County Board, and others. Removing these relationships from the district during it's infancy stages would hinder the growth.
- Who will be in charge of contacting these developers to spur growth in the district? Many requests were made to move the meetings to evening hours as people are working during the day. I must raise the question of who will be contacting these potential new annex areas - during the day as that is likely their business hours.
As always, I encourage eveyone to look at all of the facts and make a determination on what is best for you and your family. You can view the district plan that will actually drive the taxes lower by a huge margin ($1061 annually on Assessed Value of $232,400) at:
http://damonrunconservancy.com/images/Financial%20Plan_2009-09-03.pdf
Please choose your candiate wisely and vote to enhance the district and create lower taxes for all.
DH
Labels: Damon Run, Damon Run Conservancy, Indiana, Nardo, Porter County, Strathmoore, Taxes, Timberland
