The Saint Joseph County Area Planning Commission voted to forward a favorable recommendation to the County Council on APC 3074-25, an amendment to the Legacy Village Planned Unit Development (PUD) that would formally permit three-story townhomes and raise the PUD occupancy limit to a total of 98 residents.

What the amendment changes

The application asked that the PUD be amended to reflect three stories for the townhome buildings (the buildings were already constructed with three stories) and to increase the occupancy cap from six people per building to up to eight people per building, for a total PUD maximum of 98 residents. The petitioner said no physical interior or exterior alterations are proposed in order to meet the higher occupancy; the third-floor rooms are larger than typical single bedrooms and the buildings are fully furnished, the petitioner added.

Staff findings and neighborhood context

Planning staff recommended a favorable recommendation. Staff wrote that the amendment is consistent with the county comprehensive plan’s medium-density residential guidance and with the local Morningside pedestrian-neighborhood plan, and noted that the development sits near other multifamily and student-oriented housing near Ironwood and Douglas and is intended to concentrate student housing away from single-family neighborhoods. Staff also reported the petitioner’s parking analysis showing 110 existing spaces and an expectation that 20–25 spaces would remain open even at the amendment’s maximum occupancy.

Public comment and safety questions

No members of the public attending the meeting spoke in opposition. Clay Township Fire Chief Ron Marshall participated online and asked staff and the petitioner to confirm that sprinkler and alarm systems met code; he also noted past issues with parking that can impede emergency response during large events. The petitioner and owners told the commission the third-floor ceilings are vaulted (approximately 10 feet) and said beds provided are single beds (not bunk beds); the petitioner said the buildings include fire suppression systems and monitored security.

Commission action and vote

A motion to send a favorable recommendation to the County Council passed on a roll-call vote. One commissioner disclosed a prior business contact and abstained from voting; roll-call indicated the remaining voting members recorded “yes.” The commission’s recommendation and staff documents will be forwarded to the County Council for final action.

Ending note

Staff recommended approval because the amendment formalizes building conditions already in place, fits the comp plan’s call for a variety of housing types near the university area, and is not expected by staff to change property values or generate overflow parking if the petitioner’s parking expectations are met. The County Council will consider the APC referral and any related conditions.