Delaware County approves up to $475,200 to help fund Muncie 12-acre housing subdivision

Delaware County Redevelopment Commission on Sept. 11 approved participation in infrastructure funding for a proposed 12-acre housing subdivision in the City of Muncie, voting unanimously to authorize a county contribution not to exceed $475,200.

Mayor Dan Ridenour, mayor of Muncie, and Jeff Howe of the Muncie Redevelopment Commission presented the proposal and financial analysis. Ridenour said the administration has prioritized building housing without resorting to new TIF districts or borrowing: "We have... paid off 2 bonds, 1 early... we are about $12,000,000 less in debt than we were before," he said, describing a strategy of paying cash for many projects.

Why it matters: county officials and the presenters said the subdivision is meant to attract and retain higher‑earning workers whose incomes and local spending would increase county tax receipts. Ridenour and Howe told commissioners the city and its redevelopment partners have advanced about 18 housing developments in recent years; combined construction spending they cited was about $292,934,000 and the total pipeline would produce roughly 933 housing units, of which the presenters said about 466 would be affordable or workforce units and 467 market‑rate units. Howe said the development before the commission would contain about 42 units and be included in the county and city revenue projections.

What presenters said: Ridenour framed the project as one element of a broader strategy to grow the tax base and keep employees living in Delaware County rather than commuting elsewhere. He described recent growth in the city’s general fund and said city investments have supported residential development that in turn benefits the county: "Everything we do in the city of Muncie benefits Delaware County taxes," he said.

Howe walked commissioners through a sources-and-uses spreadsheet the developer provided and described how infrastructure costs for the subdivision — including an extension of Riggan (Reagan) Road — were estimated. "The uses of funds were provided by the builder with the exception of the extension of Riggan Road, which was provided by the city engineer," Howe said. He told the commission the developer’s equity injection and contributions from the city, sanitary district and redevelopment commissions were shown in the packet and that the Delaware County ask in the materials had been roughly $470,000; commissioners and staff discussed a final motion that set a slightly higher, not-to-exceed figure.

Financial and timing details: presenters said some infrastructure work (road extension) would likely occur in spring and that the county’s contribution would be structured as draw requests tied to developer expenditures. Howe and Ridenour described conservative, long-term revenue estimates the project could generate: property-tax and county-income-tax receipts plus food-and-beverage spending over a long useful-life window that, in their analysis, produced multi‑million‑dollar returns over time and a payback to participating public entities in roughly three years. Howe emphasized market risk — particularly a lack of recent comparables in the county — and said incentives like the requested county participation reduce developer risk enough to proceed.

Commission discussion and conditions: commissioners asked for clarifications about specific line items — for example, which subcontractors would supply sewer, water and electrical infrastructure — and whether the developer’s $1,260,000 equity contribution was cash. Howe confirmed the equity was cash from the developer. Commissioners also asked how the county’s payment would be sourced; staff and commissioners said the ordinance would specify draws from nearby TIF (tax increment financing) allocation areas, with Morrison Road and NEBO among the TIFs identified as likely sources.

Formal action: Commissioner Grama moved to approve the county participation request, with a motion specifying a county contribution not to exceed $475,200 and directing staff to draft an ordinance that structures county payments as draw requests from one or more nearby TIF allocation areas. The motion was seconded by Mr. Kiesling. Roll call votes recorded by the clerk were: Mr. Kiesling — yes; Miss Green — yes; Commissioner Brand — yes; Commissioner Henry — yes; Mr. Wigley — yes. The motion passed.

Other items noted at the meeting: commissioners also discussed other agenda items including a tabled local agreement with Daleville, an 8.33‑acre parcel that needs clarified access/easement before marketing, and an introductory discussion about a proposed tornado siren for Oakville that was left on the table for later consideration.

Votes at a glance - Motion to approve county participation in the Muncie 12‑acre subdivision infrastructure, not to exceed $475,200; mover: Commissioner Grama; second: Mr. Kiesling; outcome: approved (5–0). Funding to be structured as draws from nearby TIF allocation areas including Morrison and NEBO as specified in the forthcoming ordinance. - Resolution 2025‑15 (Yorktown drainage project): approved; total $70,484.84 allocated among Park 1, NEBO and Morrison allocation areas (instruction to specify Morrison in the resolution language). (Motion by Commissioner Brand; second Commissioner Henry; outcome: approved 5–0.) - Resolution 2025‑16 (Senior Centers): approved; $30,000 committed from TIF revenues across several allocation areas for senior center funding (motion and roll call approved 5–0). - Claims and invoices: Commissioners approved the claims package with the exception of a $49,305.26 invoice for Isaiah House, which was withheld pending further information and a virtual update from Isaiah House leadership. Bond and bond‑related invoices (including a follow-up payment on the NEBO Land Partners bond) were approved.

What comes next: staff will draft the ordinance language to formalize the county’s participation and specify the TIF allocation areas and draw mechanics; commissioners asked that the draft identify which TIFs would be used and that draws be proportional across participants. Presenters said roadway and platting work will proceed in parallel and that initial infrastructure draws would likely align with engineering and construction milestones.

Ending: Commissioners closed the item after voting; Ridenour and Howe thanked the commission for their consideration and said they would proceed with finalizing agreements and timing details.