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Area plan and council committee back planned-unit development at Spruce and U.S. 20 after debate on water, traffic and amenities
Summary
A petition to rezone nearly 70 acres at Spruce Road and U.S. 20 to a planned-unit development (PUD) that would mix residential and light commercial uses received a favorable recommendation from the Area Plan Commission and was sent favorably by the council’s Land Use Committee after questions about water capacity, traffic, and open-space design.
The Land Use Committee voted to forward a petition to rezone approximately 70 acres at the northeast corner of Spruce Road and U.S. 20 to a planned-unit development (PUD) proposed by Hedgecroft LLC. The developer’s concept envisions a mixed-use suburban village with roughly 500 dwelling units (about 250 owner units and 250 rentals), light commercial along U.S. 20, open space along Taylor Ditch and pedestrian amenities.
Carl Brown Grimm of the Area Plan Commission described the site and the APC recommendation: APC found the plan “generally met the criteria” and voted 6-1 in favor, noting the proposal’s proximity to the IEC core development area and the inclusion of open space and trail potential around Taylor Ditch. APC staff reported three public speakers in favor and two in opposition at the APC hearing; residents’ concerns centered on “leapfrog” development, traffic impacts and effects on New Carlisle’s commercial base, while supporters praised the housing and amenity elements.
Petitioner Steven Studer (attorney) and engineer Brian McMorrow presented the concept and addressed council questions. They estimated full build-out water demand at about 180,000 gallons per day — described as a small fraction of the county’s cap on the Kankakee Aquifer — and said build-out would take five to ten years. Jared Huss, New Carlisle public works director, told the committee the Cliffs water-treatment facility that currently supplies that distribution system is near capacity; Town and county officials said infrastructure projects and a community enhancement agreement (funds tied to large industrial projects in the area) are expected to address capacity but that specific projects remain to be designed and funded.
Traffic and access were raised repeatedly. The proposed plan showed one access to U.S. 20 (subject to INDOT approval) and four accesses on Spruce Road (subject to county engineer review). The county engineer asked for a traffic study; petitioners agreed and said they would work with INDOT and county engineers on any intersection or access improvements. Committee members noted NDOT/INDOT projects in the area — including a planned interchange at State Road 2 and Lisonbee by 2027 — that could change travel patterns.
Committee members also probed land-use details: the ordinance would create subdistricts (commercial, residential of varying densities, and open-space amenities), allow limited lodging in the commercial subdistrict, and require coordination with county drainage and engineering standards for trail and utility crossings on Taylor Ditch. Petitioners said much would be determined during site-plan and engineering reviews and that the PUD framework gives the flexibility needed to adapt standards over the multi‑year build-out.
After questions, the Land Use Committee moved Bill 15-25 forward with a favorable recommendation to the full council; the item will return to the full council for final action.
