The Elkhart City Plan Commission voted to recommend that the Common Council approve a major amendment to the Northfield Market Planned Unit Development to add about 16.62 acres for a mixed residential and storage development on Emerson Drive.

Planning staff said the amendment would allow construction of a 336-unit apartment complex (seven buildings with studios, one- and two-bedroom units), a climate-controlled self-storage facility, and a reduction in the minimum permitted unit size for studios and one-bedroom units (requested 550 sq. ft. for studios and 720 sq. ft. for one-bedrooms where 750 sq. ft. is currently required). Primary access would be from Emerson Drive with a secondary exit tied to Karen Drive; staff noted the city is negotiating with remaining property owners to connect Karen Drive to the site. “Staff recommends approval of the major amendment to the planned unit development,” the staff report stated, citing compatibility with the comprehensive plan and the need for additional housing targeted to workers earning roughly 80–120% of area median income.

Developer representatives described a program they said is designed to provide quality housing for vital workers and to pair units with services. Sharon Kron of Crib Holding told the commission the development emphasizes open space and preservation of roughly 10 acres of wooded area, a one-mile walking trail and amenities including a clubhouse, pool and pickleball courts. She introduced a company operations representative who outlined a proposal in which nonprofit contributions would subsidize part of tenants’ rent for residents who work in Elkhart. “This program would not exist without Elkhart’s participation,” the developer said, and described a model in which a nonprofit would contribute a fixed monthly amount toward rent for a 15-year period to reduce tenant payments to levels that would be affordable to workers earning around 80% of AMI.

Neighbors at the public hearing voiced multiple concerns: that Karen Drive’s dedication and legal right-of-way status is incomplete; that the back route would become a de facto primary access and could not safely handle significant traffic; that retention ponds and stormwater could affect Christiana Creek, a source of Elkhart water; that current lighting from nearby commercial lots already contributes to light pollution; and that residents have experienced trespassing and other criminal activity originating from wooded areas and nearby apartment complexes. Multiple residents requested a privacy fence along property lines and asked the city and developer to ensure retention and buffering measures. The developer said they attempted outreach, will explore fencing and security measures, and plan controlled-access buildings with cameras and fobs.

Planning commission attorney Maggie Mironoka asked commissioners to consider a condition addressing the uncertain right-of-way for a Karen Drive connection so the Common Council would not approve an amendment the developer could not implement without additional property agreements. Commissioners debated language and ultimately moved a recommendation that the council require confirmation of the Karen Drive connection prior to final project approvals. The motion to recommend approval with that addition passed on a roll call vote, 6–0.

The recommendation will move to the Common Council for first and second readings; staff and the developer said the matter could appear for first reading in October depending on scheduling and whether it is referred to committee.