St. Joseph County APC gives favorable recommendation to 70‑acre planned unit development near New Carlisle

The Saint Joseph County Area Planning Commission voted 6‑1 on March 18 to forward a proposal from Hedgecroft LLC that would rezone an approximately 69.36‑acre farm parcel northeast of the Spruce Road and U.S. 20 intersection to a Planned Unit Development (PUD). The commission’s favorable recommendation sends the matter to the St. Joseph County Council for final action.

County planning staff described the site as “a large, nearly 70 acre, tilled farm parcel at the Northeast intersection of Spruce Road and US Highway 20,” and said the developer’s PUD would permit a mix of light commercial and varying residential densities centered around a preserved open‑space corridor at Taylor Ditch. "You don't see these too often, but they are essentially a build your own zoning district," Area Planning staff Carl Brown Grimm told the commission.

The commission and staff emphasized infrastructure and environmental limits. Staff told commissioners the development would connect to the Town of New Carlisle municipal water system and the City of South Bend sanitary sewer; it would avoid building in the DNR‑mapped approximate floodway along Taylor Ditch; and the county engineer requires the developer to meet county standards for drainage and roadway construction and to complete a traffic study to determine whether turn or acceleration/deceleration lanes are necessary for safety. Carl Grimm said the engineer had also commented on locating utilities safely relative to the maintenance easement along Taylor Ditch.

Developer representatives presented a conceptual plan showing light commercial fronting U.S. 20, a mixed‑use “urban flex” zone behind that, and progressively lower‑density residential farther north, with interior public streets and open‑space amenities. Attorney Steven Studer, speaking for the petitioner, described the proposal as intended to respond to housing demand in the county’s western area and said the developer expects “up to 265 dwelling units, homeownership, and about 250 rental spots” — figures the petitioner used as an overall capacity estimate rather than a detailed final unit count.

Public comment included supporters and residents with concerns. Bill Shalio, St. Joseph County economic development director, said he supported the project and described it as a potential "village node" for New Carlisle. Several nearby residents urged caution on traffic and compatibility: Mary Countryman, who lives on Timothy Road in New Carlisle, said she was “not a 100% against some more housing” but urged that highway improvements be made first, saying “get the highway fixed before starting this.” Dan Caruso, who identified himself with New Carlisle, said he feared that the PUD’s commercial component could draw business away from New Carlisle’s downtown and said the town’s plan had envisioned mixed residential—not commercial—for this location.

Commissioners and staff noted both alignment and tension with the county and town comprehensive plans. Staff said the proposal advances housing and economic development goals in the St. Joseph County 2045 Comprehensive Plan by encouraging a variety of housing types and directing growth to priority investment areas, but that it could raise concerns about “leapfrog” development because the site currently sits beyond much existing development. Staff recommended a favorable recommendation to the county council while noting the developer will need to satisfy traffic, drainage and fire‑access requirements during the permitting and design review process.

The commission’s motion for a favorable recommendation passed by roll call, 6 yes to 1 no. Commissioners recorded as voting yes included Dr. Thacker, Mr. Tavernier, Mr. Dieter, Dr. Lauck, Miss Hannon and Mr. Devine; one commissioner recorded a no vote. The commission’s favorable recommendation does not itself rezone the property; the County Council will consider the ordinance and may adopt, modify or reject the rezoning request.

If the council approves the rezoning, subsequent reviews will address detailed engineering, drainage, road access (including approvals needed from INDOT for access on U.S. 20 and county review of multiple Spruce Road access points), and final site and building plans. Staff and the developer said they intend to continue working with New Carlisle officials and the county’s drainage, fire and engineering departments as the proposal moves forward.