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Dubois Strong and IncCodes Share Initial Findings from Countywide Zoning Audit
Dubois Strong Economic Development Corporation and IncCodes have completed the initial findings phase of the comprehensive zoning audit underway in Jasper, Huntingburg and Ferdinand, advancing the zoning modernization initiative announced earlier this year.
The review examined existing zoning standards, comprehensive plans, infrastructure and local development patterns to understand how current regulations align with each community’s goals for housing, growth and long-term investment. One of the clearest findings is that many of Dubois County’s established neighborhoods are both desirable places to live and highly productive uses of land, yet some of those same development patterns would be difficult to recreate under current zoning standards.
IncCodes compared tax value per acre, which measures assessed property value relative to the amount of land used. In each community, the traditional neighborhood examples studied produced more value per acre than the suburban-style examples while also accommodating more homes on less land.
Among the local examples analyzed:
Jasper: a historic neighborhood block generated approximately $1.04 million in tax value per acre compared with about $670,000 for the suburban example, roughly 1.6 times more value per acre.
Huntingburg: the historic block generated approximately $607,000 per acre compared with about $473,000 for the suburban example, about 1.3 times more value per acre.
Ferdinand: the historic block generated approximately $914,000 per acre compared with about $565,000 for the suburban example, roughly 1.6 times more value per acre.“The important thing about these findings is that they are local,” said Colten Pipenger, Executive Director of Dubois Strong. “We are looking at development patterns that already work in Dubois County and asking whether our current codes make it easier or harder to create more housing, investment, and opportunity in a way that fits our communities.”
Existing Neighborhoods Offer a Useful Model
The audit also found a disconnect between some existing neighborhoods and the zoning standards governing new development. In all three communities, IncCodes identified successful neighborhoods with lot sizes, frontage dimensions or development patterns that would not meet some of today’s requirements.
Minimum lot sizes, frontage requirements, minimum unit sizes and density limits can restrict infill development and housing variety, particularly in areas already served by roads, water and sewer. In Ferdinand, for example, current residential frontage requirements are wider than many historic lots, making it difficult to recreate the compact neighborhood pattern that exists today.
The point is not to apply one development pattern everywhere. Instead, the findings provide local officials with information to determine where current regulations are working and where they may unintentionally limit the types of housing and investment that community plans already call for.
Building on Existing Housing Goals
The findings reinforce recommendations from the 2023 Dubois County Housing Study, which identified limited housing supply, a need for greater housing variety, high infrastructure costs and restrictive zoning as barriers to future housing development. The Housing Study recommended reviewing zoning and subdivision codes, making better use of existing lots and infrastructure, and considering smaller minimum lot sizes where appropriate.
The audit also aligns with goals already established in local planning efforts. Huntingburg’s plan calls for infill development and greater housing diversity, while Ferdinand’s Comprehensive Plan calls for a wider range of housing types and densities and updated zoning regulations.
What Comes Next
The project will now move into stress testing, where existing regulations will be evaluated against real-world development scenarios. Those exercises will help identify practical barriers and inform model code recommendations focused on clarity, predictability and flexibility.
Dubois Strong will continue working with Jasper, Huntingburg, Ferdinand, local planning officials and community stakeholders throughout the process. The goal is to give each community better tools to support future housing and investment while maintaining its own character and development priorities.
The project is made possible through funding from Grow Dubois County, the Dubois County Community Foundation and Regional Opportunities Initiative (ROI).
For the full initial findings report, more information, project updates, or to give additional input, visit the dedicated project webpage at www.duboisstrong.com/inccodes.