Elkhart City Council approves rezoning for Racetrack fuel center at County Road 17 and Middlebury

The Elkhart City Council voted 9-0 to adopt Ordinance 25-O-23-R.1, rezoning 3.38 acres at the southwest corner of County Road 17 and Middlebury Street from R-1 single-family to a planned unit development using B-3 service business standards to allow a Racetrack convenience store and fuel center.

Council members and staff discussed site access, truck circulation and signage before the final vote. Eric Trotter of the Planning Department summarized the request and said staff supports the rezoning; he noted the project had a positive recommendation from the Plan Commission and that the petition includes two signs: one proposed at 90 square feet on County Road 17 and a second at 66 square feet on Middlebury Street.

The council amended the ordinance on the floor before readings to correct clerical items in the draft: the Plan Commission meeting date in the ordinance was changed from July 10 to July 7, and two numeric foot measurements were corrected from 10 feet to 6 feet. Those amendments were approved by motion and voice vote before council considered the rezoning on second and then third reading.

Developer representatives said the proposed building footprint will be about 6,100 square feet. Attorney Mike Hoffman of Beers Mallers, representing Racetrack, and Zachary Sen of Racetrack described the site layout: the design includes four dedicated diesel truck pump positions served over three lanes and eight multi-dispenser pump islands for passenger vehicles. Sen said Racetrack operates existing EV chargers at some sites and is planning for future EV infrastructure; the company has pursued NEVI grants elsewhere and said it will work with the city on EV options.

Councilmembers and residents pressed staff and the developer on traffic and safety at the County Road 17 intersection. Trotter said the project has guaranteed access at County Road 17 that was reserved when the roadway was widened; he said the site has not yet completed technical (tech) review and that the city engineering department will work with the developer on the entrance design before the access is accepted by the Board of Public Works. Hoffman said an amended traffic impact study submitted the day of the meeting shows the proposed access can operate as a three-quarter movement without a signal. Council members asked about deceleration/acceleration lanes and whether a merge lane or turn lane would be required for trucks; the developer and staff said lanes and design details will be finalized during the engineering/tech review and noted the traffic study contemplates a deceleration lane and turn-lane geometry.

A council member and a member of the public raised other site details for the record. Councilman Fish (who said he farmed on the property previously) pointed out on the site plan a long former poultry building and an irrigation well on the parcel; he described a brass GPS survey rod on the property and said the irrigation well measures about 48 feet with 36 feet in the ground, a 150-horsepower motor and a capacity he characterized as about 1,000 gallons per hour and noted the well already has a coupler for fire service. Trotter said staff would take those items into account during review.

During public comment Howard Turner, a resident, asked about full-time jobs to be created and whether housing in the city would be affordable to any new employees; he also asked about EV charging availability. No technical approvals were finalized at the meeting beyond the rezoning; staff repeatedly noted the site still must clear the city’s technical review and Board of Public Works acceptance of the access plans.

The ordinance advanced on a roll-call vote for second reading and passed on third and final reading by a recorded 9-0 vote. Councilmembers recorded as voting yes were Councilman Holtz, Councilman Curry, Councilwoman King, Councilman Mishler, Councilman Fish, Councilwoman Hines, Councilman Crabtree, Councilman Henke and President Dawson.

Next steps noted by staff include the city engineering department’s tech-review process and subsequent Board of Public Works acceptance of the entrance and roadway improvements before site dedication and full permit issuance.