Rezoning for mixed-use development in New Carlisle approved despite concerns
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The St. Joseph County Council this week voted to rezone 69 acres of farmland near New Carlisle from agricultural to a planned unit development (PUD) to allow construction of Hedgecroft Village, a mixed-use development of about 250 single-family homes and 250 apartments.
South Bend-based real estate developer Patrick Matthews of Hedgecroft LLC plans to get ahead of the coming housing demand in this part of the county heralded by ongoing construction of the $11 billion Amazon Web Services data center and the $3 billion GM/Samsung SDI electric vehicle battery plant.
Those projects are expected to create more than 2,500 direct jobs, not including the suppliers that are expected to also move in to service the projects.
Anchored by commercial frontage along U.S. 20, Matthews’ plan seeks to integrate transitional development, respected open spaces and create a shared-use trail along Taylor’s Ditch, as a possible extension of the Midwest Continental Divide Trail.
Those opposed to the project cited traffic concerns, an over-burdening of public utility and infrastructure, and possible negative economic impacts on the city’s downtown businesses.
“Moving this closer to current incorporated areas also means housing would be in areas with lower vehicle speeds, so that reduces the likelihood of severe injury and death and brings people closer to the centers of public utilities,” South Bend resident Alison Mynsberge said via Zoom. “It also makes it easier for people to access those downtown businesses in New Carlisle. Rejecting this proposal can also make better use of taxpayer money by focusing road improvements in areas with more existing development, rather than in a low-density strip of residences and farmland.”
Located northeast of U.S. 20 and Spruce Road, county council members Bryan Tanner and Jenn Shabazz voted against rezoning because the area’s comprehensive plan called for medium-density housing. The project is expected to consume around 180,000 gallons of water per day when complete, which would be almost a decade away.
Application documents show that a sanitary sewer owned and maintained by the city of South Bend exists within the right-of-way of U.S. 20 that would be extended to serve the development. Plans also call for the extension of an existing water main owned and operated by the town of New Carlisle, in addition to the construction of storm water management facilities.