Portage City planning commission approves 52-unit Rivers Crossing multifamily PUD

The Portage City Planning Commission voted unanimously to approve a general development plan for the Rivers Crossing Multifamily Planned Unit Development, a 52-unit project proposed for parcels identified as 6021.2 at 2941 Hunters Trail and 6021.21350 Gunderson Drive.

The plan, presented by Carol Keane of Impact 7 and Ina Carson of Harmony Housing Partners, calls for a mix of income-restricted units and market-rate units, landscaping that exceeds city code requirements, and design features intended to serve adults with disabilities. The commission approved the plan at its meeting after staff and applicants answered commissioners' questions.

The project would rezone the site from R-4 to R-5, merge two lots, and provide a mix of affordability tied to area median income. Carol Keane, vice president of real estate at Impact 7, said the site's layout leaves about 51% of the property as green space, with surface parking covering roughly 20% and building coverage about 22%. Keane noted the landscaping score submitted by the applicant totaled 5,797 points against the city code minimum of 5,082 points.

Ina Carson, president of Harmony Housing Partners, described the nonprofit's role in the development and said the organization plans to provide on-site volunteers to run community events, act as a liaison between residents and the management company, and coordinate with emergency personnel to help residents with intellectual disabilities participate in community activities. "We are a nonprofit that's dedicated to living communities for disabled adults to live in inclusive and affordable communities," Carson said.

The plan sets aside 25% of the units for people with disabilities and includes a reserve for veterans, according to the applicants. Rents had not been finalized at the meeting; Carson said rent levels will be set according to household size and the applicable income limit for each unit and that the project will accept Section 8 vouchers.

On financing, Keane said the development is expected to cost about $14,000,000 and the applicants intend to apply for Low-Income Housing Tax Credits. Keane said the credits could bring roughly $10,000,000 in equity and that the project would carry a long-term mortgage estimated in the $1,000,000 to $1,500,000 range. The applicants cited syndication to private investors as a typical mechanism for raising LIHTC equity.

Planning staff and the commission discussed tax status and long-term ownership. A staff member said the city attorney advised there is no mechanism available in this case to require the developer to remain a nonprofit or to guarantee ongoing city property-tax status because the city is not providing tax-increment or other incentives that would allow a developer agreement to impose such conditions. The staff member said the LIHTC regulatory structure includes a 15-year compliance period for the tax credits and a roughly 30-year land-use restriction that keeps the project operating as affordable housing, but that the city itself cannot compel a nonprofit ownership structure or a specific future buyer.

Commissioners asked about unit counts that would meet the 25% set-aside for adults with needs; commissioners and staff discussed how that percentage translates to units and what the applicant will include in final documents sent to the city council. Keane and Carson said the applicants will provide detailed unit mixes and the applicant's evacuation and operations plans for staff review; staff told the commission that a more detailed evacuation plan from a comparable Impact 7 development had impressed reviewers.

The commission made the approval by motion and roll-call vote. The staff member said the commission's approval is a recommendation and the plan will proceed to the City Council for final action at the earliest council meeting that meets the applicants' filing deadlines.

Votes at a glance: - Approval of minutes from the previous meeting — approved by voice/roll call; commission recorded votes in favor from Commissioners Egan, Gunderson, Petalinsack, and Schneider (motion carried). - Rivers Crossing Multifamily PUD — motion to approve the general development plan as presented; roll-call votes recorded as Egan: Aye; Gunderson: Aye; Petalinsack: Aye; Schneider: Aye. Outcome: approved.

The commission adjourned following a brief additional item; staff said the approved PUD will be forwarded to City Council for final consideration on the applicants' indicated timetable.