St. Joseph County APC recommends duplex subdivision on Stateline Road amid neighbors’ safety and drainage concerns

The St. Joseph County Area Planning Commission on May 19 recommended that the County Council approve a special use to allow four two‑family dwellings — eight units total — at 19524 Stateline Road, voting 5–1 to forward APC 3085‑26 with conditions.

Ariel Sharif, area planning commission staff, told commissioners the roughly 1‑acre parcel at the corner of Stateline Road and Delft Avenue is currently wooded and abuts single‑family neighborhoods; the petitioner seeks special‑use approval for attached two‑family dwellings and a minor subdivision that would create four lots. "This is a combined public hearing for property on the corner of Stateline Road and Delft Avenue in Clay Township," Sharif said, and recommended approval subject to a drainage plan review by the county engineer.

Residents who live in the adjacent Wedgwood Park subdivision opposed the proposal at the public hearing, pressing the commission on roadway width, lighting, parking and long‑standing stormwater problems. Julie Lyon, president of the Wedgwood Park Neighborhood Association, said the neighborhood has 211 homes and warned that "If each unit has two cars, that is ultimately 16 cars," asking the developer and county to commit to adequate on‑site parking and improved lighting.

Petitioner representative Chris Gadlewski of Avon Marsh Consultants said a drainage plan has been submitted and that on‑site swales and rear‑yard drainage features have been designed to keep the development’s runoff on site. He also said the proposal would have fewer separate driveways than a hypothetical seven single‑family lots and that combined drives would limit curb cuts onto Delft Avenue.

Staff noted the county engineer has required drainage easements and that final plat approval should be conditioned on the engineer’s acceptance of the drainage plan. Commissioners also approved a variance to allow a 25‑foot front setback and a waiver for the proposed driveway pattern; both votes were taken subject to the special use. The minor subdivision was approved by roll call subject to the special use and to county engineer approval of the drainage plan.

Commission votes: the special use recommendation carried 5–1; the front‑setback variance and the subdivision each passed (variance and subdivision approvals were noted as contingent on the special‑use decision and, for the subdivision, on drainage plan approval). The waiver for driveway access also passed with one opposing vote.

The petition will move next to the St. Joseph County Council, where the council will act on the special use and other approvals. The commission record included four letters of remonstrance from nearby residents citing traffic, neighborhood character and drainage concerns.