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Goshen Plan Commission approves Millrace Townhomes subdivision and PUD updates
Summary
The Plan Commission approved primary subdivision and a PUD minor change for the Millrace Townhomes project, authorizing an 18‑lot replat, a small right‑of‑way adjustment, off‑site planting of most required street trees and a PUD site‑plan pathway for future building heights; approvals were by voice vote with no individual tallies recorded.
The Goshen Plan Commission on Dec. 16 approved a primary subdivision and a PUD minor change for the Millrace Townhomes redevelopment, clearing the way for an 18‑lot, three‑phase project on property between Monroe and Pearl streets.
Staff recommended and the commission approved the primary subdivision replat of the Millrace Townhomes PUD, which reduces a previously approved 24‑lot layout to 18 single‑family attached lots to be built in three phases. Rhonda, a city planning staff member, told the commission the approval includes adding about 0.04 acres of right‑of‑way to the platted area and allowing a 48‑foot minimum right‑of‑way width on a short portion of South Second Street, noting a sidewalk on the south edge must either be placed fully within public right‑of‑way or covered by an easement on private property.
Brad Mosnus of Abbott Marsh Consultants, representing the petitioner, said the first phase (the south building) will be two stories and phases two and three could be two to three stories, consistent with the site’s B2 zoning. "We're excited to be at this step with the primary subdivision," Mosnus said, adding the developer will reflect the sidewalk/easement solution on the secondary plat if the commission approves primary approval.
The commission also approved a PUD minor change and updated site plan for the same project. Staff described three principal components: the planting of street trees, signage, and building‑height flexibility. The zoning frontage formula requires approximately 14 large‑species street trees; the applicant proposed planting 9 of those trees off‑site (65% of the total). Staff recommended approving the percentage (65%) rather than a fixed tree count because the final required number may vary with the mix of small, medium or large species.
Rhonda described the signage plan as two non‑illuminated wall signs (one on the northern façade and one on the southern façade), each 12 square feet, and said the proposed small signs are appropriate for the residential scale of the development. On building height, staff reiterated the first phase will be two stories while later phases may include three‑story buildings; the underlying B2 district allows up to four stories.
Shane Dyer, representing TROTM LLC, said market feedback prompted a pivot from a prior three‑story concept toward a lower‑profile, more residential facade: "We just did a redesign and tried to keep it warm residential and less commercial looking." Commissioners asked detailed questions about elevations, unit widths (approximately 22–24 feet for most units), façade materials (brick on first stories) and which items will be finalized during PUD final site plan review.
Both the primary subdivision and the PUD minor change were approved by the commission via voice vote. The transcript records the motions, seconding and unanimous "Aye" responses but does not include individual roll‑call tallies.
Next steps: the developer will proceed to secondary subdivision and final PUD site plan steps, where the city will require detailed landscape and lighting plans and either a public sidewalk within the public right‑of‑way or an easement established on the secondary plat.
