A Brief Synopsis of Building Permit Activity for December 2019 The month of December had a total of 43 permits for single-family dwellings; this is stronger than last month and above average compared to past Decembers. All the permits were issued in unincorporated Tippecanoe County except for three issued in West Lafayette; Lafayette had none this month. All three jurisdictions also had permits for residential additions and issued permits for commercial structures, repairs and electrical work. All of the permits were for traditional detached single-family housing except for one single-family permit issued in the county for a modular home. The five-year average for single-family December permits (2014 to 2018) is 28.8 permits issued with a mean of 29 (the number halfway between the high of 40 permits [December 2018] and the low of 18 permits from December 2016). There were two permits issued in Lafayette for multi-family: one was a three-unit conversion of a downtown Main Street property, and the other was for the last 7 of the proposed 21 units in Trinity Flatts (a re-use of the former Trinity Church Education Building on 6th Street in Centennial.) Issued in West Lafayette, was a permit for a 9-unit multi-family building at 234 Marstellar. Also of note, the nine single-family and one duplex which received permits for demolition in West Lafayette this month, were to clear the land for the Provenance Planned Development on the south side of State, west of Airport Road. All single-family residential subdivisions which had activity are shown below as well as the location by civil township of the 43 single-family permits. County Subdivisions: Auburn Meadows 3 Blackthorne 13 Concord Ridge 2 Fieldstone 1 The Greens 1 Lindberg Village 1 Oak Ridge 2 Soleado Vista 2 Stanfield Ridge 1 Stonehenge 4 Three Meadows 3 Woodberry 1 Unnamed parcelizations 3 Unplatted 3

West Lafayette Subdivisions: Westminster 2 Infill 1 Permits by Township: Wabash 29 Tippecanoe 6 Sheffield 2 Shelby 2 Wea 2 Perry 1 Washington 1 Total 43

And now for the year 2019… Attached is our usual year-end map of Tippecanoe County, this year including two detail maps that zero in on our high-growth areas, showing the location of all single-family permits issued during the past year and the subdivision names. As usual, these maps show the majority of housing in 2018 was constructed near the city limits of both Lafayette and West Lafayette…but mainly outside of those boundaries in unincorporated Tippecanoe County. “The confluence of three schools at the corner of County Farm Road and CR 600 N continues to act as a magnet drawing single-family developments to the immediate area.” This direct quote from our 2017 report continues to be accurate today; based on recent residential rezone activity, this will continue to be the case in the next few years. In addition to the presence of the schools, this area is eligible for the USDA Rural Development home loan program, another driver of single-family home construction near this intersection.

Number of 2019 single-family permits issued in Lafayette by Subdivision Name

Citation Homes Minor 1

Cobblestone 9

Cross Creek Lakes 8

Koinonia Ridge 5

Infill 4

Total 27 This year had 19 more single-family permits overall than the previous year (a total of 430 compared to 411). While both cities saw a decrease in permits, (30% decrease for Lafayette and 20% for West Lafayette) the unincorporated county had an increase of 9% in the number of permits issued. 2019’s total represents a 4% increase over the previous year’s total.

Number of 2019 single-family permits issued in West Lafayette by Subdivision Name

Catherwood Townhomes 8

Hartwood Village 1

Westminster Village 3

Westport 2

Infill 4

Unplatted 1

Total 19

Number of 2019 single-family permits issued in unincorporated Tippecanoe County by Subdivision Name

Auburn Meadows 22 Lindberg Village 1

Avalon Bluff 26 Little (minor) 1

Barrington Woods 9 McKinley (minor) 1

Battle Ground infill 1 Monitor Hills (minor) 1

Battle Ground Farms 1 Oak Ridge 29

Bedford Falls (minor) 1 Old Oak (minor) 1

Beumels Meadow (minor) 1 The Orchard 3

Biggs (minor) 1 Pretty Prairie Berry 1

Blackthorne 59 The Ravines PD 1

Brindon Woods 4 Scharerdon Woods 1

Butler Meadows 3 Soleado Vista 21

Capilano Estates 1 Squire Arbor 1

Cherry Hill RE 1 Stanfield Ridge 1

Concord Ridge 22 Stockwell infill 2

Creekside 1 Stonehenge 35

Darwin (minor) 1 Stones Crossing 13

Dayton infill 1 Three Meadows 10

Eastbrook 1 Timberhouse (parcelization) 1

Fieldstone 26 Waber (minor) 1

Frenchman’s Hollow 1 Wake Robin 3

The Greens 1 Weathersfield PD 3

Haggerty Hills 1 Wildcat Valley Estates 1

Hawkins 1 Winding Creek 4

Hawthorne Lakes 1 Winter Crest 1

Hickory Ridge 20 Woodberry 1

Hill Valley (minor) 1 Unnamed parcelization 14

Huff (minor) 1 unplatted 21

Lambsdowne (parcelization) 2 Total 384 The number of single-family lots which received preliminary plat approval from the APC in 2019 (316 single-family lots) was slightly below average when compared to the last ten years (with an average of 344 lots created). Likewise, the two preliminary plats filed in 2019 for major residential subdivisions was below the average when compared to other years in the past decade. Based on submitted sketch plans and residential rezones that have not yet seen subdivision submittals, indications are that 2020’s numbers will be at least similar to 2019’s single-family permit totals or even stronger.

Though eleven preliminary plats were heard and approved by APC during the 2019 calendar year, only two of those 11 were for single-family residential subdivisions. (Two more were for multi-family subdivisions and will be discussed below.) 316 lots were created with the approval of these two subdivisions: the two-lot Mauch Major Subdivision and Barrington Lakes Major Subdivision with 314 lots. Another single-family subdivision, Timberbrook Meadows, Phase 1, with 165 lots, was filed in December for a January 2020 hearing and therefore, is not included on these charts.

Single-family Major Subdivision Final Plats recorded in 2019; & the Number of Remaining Unbuilt Lots as of January 1, 2020

Subdivision Name & Phase

Date Plat was Recorded

# of lots platted minus # of permits issued

# of available lots*

Stonehenge, Ph 4 12/18 49 lots – 36 permits 13

Hickory Ridge Ph 3, Sec 1 4/19 27 lots – 20 permits 7

Three Meadows, Sec 1,Ph1 10/19 32 lots – 10 permits 22

Concord Ridge, Sec 2 8/19 28 lots – 22 permits 6

Avalon Bluff, Sec 3, Ph 1 10/19 88 lots – 23 permits 65 *All the subdivisions listed here, except for Three Meadows, have other recorded sections and phases. Some of the permits issued in 2019 could be for lots in older phases within these subdivisions; therefore, the number of available lots may be more than what is shown here.

The big story, like last year, was the number of multi-family units that were issued permits. As has been mentioned in previous end-of-year reports, when single-family numbers are flat, it’s not unusual for multi-family numbers to be big…and vice-versa. That was certainly the case for 2018 when there were 1,456 multi-family units issued permits. This year’s number, 895, while well below last year’s figure is still much higher than the ten-year average of 495. Although it is worth noting that apartment construction is so volatile and ever-changing (the lowest year was 2015 with 36 units built, compared to last year’s 1,456 units) it’s difficult to say what is normal.

Multi-family & Duplex Developments issued permits in 2019 Development Name Location Status # of units

Shenandoah Place Apts. Union & Shenandoah

East Side Lafayette

Permit issued in January 96

Trinity Flatts Centennial Neighborhood

Near North- side Lafayette

Permit issued in March 8

Overlook Pointe north of Elston

southwest Lafayette

Permits issued for 12 bldgs in March

188

Purdue Research Found. Kalberer & Yeager

northside W. Lafayette

Permits issued for 7 bldgs in March

252

Fowler Avenue Apts. Fowler at Chauncey

Chauncey Vill W. Lafayette

Foundation only Permit issued in March

53

Hidden Ridge 700 N. 22nd Street

Near Murdock Pk. Lafayette

Permit issued in August 18

Lindberg Pointe Villas Duplexes on Klondike

West of W.L. in county

Permit issued in October for six buildings

12

Continuum Corner of State & Foundry

SW campus W. Lafayette

Permit issued in November

249

Trinity Flatts Centennial Neighborhood

Near North- side Lafayette

Permit issued in December

7

Downtown conversion Main Street

Downtown Lafayette

Permit issued in December

3

234 Marstellar Apts.

S. campus W. Lafayette

Permit issued in December

9

Total number of units under construction (permits already issued) 895

The two multi-family preliminary plats heard in 2019 were Lindberg Pointe Villas (which has already been issued building permits) and Klondike Ridge Apartments (which was just final platted last month). Lindberg Pointe Villas was the only duplex development that received permits in 2019; located on Klondike Road west of West Lafayette, the development received 6 permits for a total of 12 duplex units. So, subtracting the one duplex development, the total number of multi-family, all within the city limits of Lafayette or West Lafayette, was 883. Interesting that there were no apartment buildings constructed this year in the unincorporated county. The 883 multi-family units were split between the cities with Lafayette seeing more apartment buildings with fewer apartments and West Lafayette having fewer permits but more units. Lafayette issued 6 permits for 320 multi-family units while West Lafayette issued 4 permits for 563 units. The chart above breaks down the location of these multi-family developments.

Future Duplex & Multi-family Developments by Status Development Name Location Status # of

units Vita of West Lafayette Sr. Living:

US 52 & Cumberland* Wabash Twp

County Sketch plan filed for

February 2020 207

Foxfire at Valley Lakes Regal Valley at VMP

Southside Lafayette

Preliminary plat approved in June 2017

194

Evergreen Campus Rentals 111 E. Columbia

The Village W. Lafayette

rezoned PD in December 2018

48

Klondike Ridge Apts. East side Klondike Road

West of W. Lafayette

Final plat recorded December 2019

207

Redwood PD South side of Twyckenham

Southside Lafayette

Planned Development approved July 2019

173

Shoshone & Vantage Pointe Apts in Haywood Printing Bldg

5th & Ferry Lafayette

Parking variance sought in April 2019

22

Anvil 38 PD south side of SR 38 East

Southeast Lafayette

Planned Development filed for January 2020 hearing

307

Nova Tower 200 S. 4th Street

Downtown Lafayette

Parking variance sought in June 2018

67

Tippecanoe Development Apts East side of Concord

Wea Twp. County

Rezoned Sep 2019; no subdivision filed yet

352**

Tippecanoe Development Duplexes east side of Concord

Wea Twp. County

Rezoned Sep 2019; no subdivision filed yet

150**

Provenance PD South of State/west of Airport Rd.

SW campus W. Lafayette

Rezoned Aug 2019; cons-truction plans approved 1/20

550***

Total number of units planned (no permits issued)

2,277

*This is on the same site and replaces the Cottages at Cumberland duplex development which received preliminary plat approval in May 2018 for 108 units. **These numbers of units are based solely on a “draft only” copy of a development plan submitted with the R3 rezone filing (Z-2773). ***At this point, the 550 units in the PD are an unknown mix of multi-family apartments, townhouses, single-family houses and an option for condominium ownership which would be spread over 8 phases.

So, what does the future hold for multi-family construction? Evidence from our rental study continues to indicate an over-abundance of student apartment units available for lease far off-campus. While unit vacancy rates may not yet be concerning, anecdotal information indicated that bedroom vacancy may be substantial. For more detail, see the “Rental Studies” reports on the APC website at www.tippecanoe.in.gov under “Current Planning.” Today’s students are less likely to own a car and are more apt to want to live closer to campus and to downtown amenities. So will we reach the saturation point after these 1,456 units from 2018 and the 895 from this year indicated above are constructed? We won’t know for sure until these new buildings are completed and fully occupied. But staff still believes we will see more downtown Lafayette and West Lafayette apartments and/or conversions in the coming years.

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Single-Family Building Permits 2019

Disclaimers and copyright restrictions apply to this map and data. Complete disclaimer can be viewed at http://www.tippecanoe.in.gov/558/County-Data-Disclaimer

Single-Family Residence Building Permit«January 15, 2020

of TIPPECANOE COUNTY

THE

* Map does not include any permits issued in Shadeland

Lafayette

Dayton

WestLafayette

STONESCROSSING

BUTLERMEADOWS

AVALON BLUFFHICKORY RIDGE

WEATHERSFIELD

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Single-Family Building Permits 2019, Detail

Disclaimers and copyright restrictions apply to this map and data. Complete disclaimer can be viewed at http://www.tippecanoe.in.gov/558/County-Data-Disclaimer

«January 15, 2020

of TIPPECANOE COUNTY

THE Single-Family Residence Building PermitSubdivisions

Lafayette

WestLafayette

THE ORCHARD

WAKE ROBIN

BRINDON WOODSBLACKTHORNE

STONEHENGE

WINDING CREEK

SOLEADO VISTA

FIELDSTONE

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THREE MEADOWS

Single-Family Building Permits 2019, Detail

Disclaimers and copyright restrictions apply to this map and data. Complete disclaimer can be viewed at http://www.tippecanoe.in.gov/558/County-Data-Disclaimer

«January 15, 2020

of TIPPECANOE COUNTY

THE Single-Family Residence Building PermitSubdivisions

Lafayette

Shadeland

WestLafayette

PurdueResearchFoundation

Hidden RidgeShenandoahPlace Apts.

OverlookPointe

Continuum 234MarstellarApts.

Main StConversion

TrinityFlatts

FowlerAve Apts.

Multi-Family Building Permits 2019, Detail

Disclaimers and copyright restrictions apply to this map and data. Complete disclaimer can be viewed at http://www.tippecanoe.in.gov/558/County-Data-Disclaimer

Number of Multi-Family Units20 or fewer21 - 6061 - 100

101 - 200

over 200«

January 15, 2020

of TIPPECANOE COUNTY

THE

* Map does not include any permits issued in Shadeland