Variance granted for multi-family development at State Road 17 and Glenn Overmyer Drive

A 6-acre plus track of land owned by Mike and Joyce Relos, which would be known as the Olive Glenn Townhomes, received a variance of use to allow for the development of a multi-family residential housing project at the corner of State Road 17 and Glenn Overmyer Drive on the city's southwest side. The project is in an R-2 zoning district, which doesn’t permit multi-family developments. 

On Tuesday evening, members of the Plymouth Board of Zoning Appeals heard the request made by local developer Kevin Berger to build approximately eight residential buildings, which would provide the city with an additional 32 to 40 rental units. This development is the only housing initiative in the county that has secured a set-aside for a Low-Income Tax Credit Housing project.

The development will feature a variety of 1-, 2-, and 3-bedroom units. Plymouth Plan Director Ty Adley noted that the project will resemble The Paddocks in Culver, another IHCDA LIHTC apartment project completed in 2021. The proposal states that the Bradley Company will manage the development with an on-site, part-time office.

This project will provide a solution for the two housing studies recently completed by the Michiana Council of Governments and Marshall County United Way that show a significant need for additional housing.

While the property sits just outside Plymouth city limits, Adley said the owners are willing to be annexed into the city. He also said city utilities are near the property, but a lift station for the sewer would probably be needed.   

The Planning Department recommended approving the request because it aligns with the city’s Comprehensive Plan and the housing initiatives outlined in the plan.  The project also seeks to provide an answer to the housing ladder issue.  It gives additional housing choices that will allow residents across the community to move up and down the ladder, from young apartment renters through the life cycle to retirees looking to downsize and no longer have the desire or ability for property maintenance.

The developer requested an extension of the variance. Typically, a variance is valid for one year, but the request was for three years because the application for funding assistance isn’t due until July, and the awards won’t be announced until November.  If the application is successful, preparing plans and securing financing would take about six months so that construction couldn’t begin until the fall of 2026.  If unsuccessful, they would apply again in 2026; if awarded, construction wouldn’t start until fall 2027.     

With no opposition to the development, the Plymouth Board of Zoning Appeals voted unanimously to approve the variance and extension, 5-0. 

A second variance to reduce the front yard setback from 60 feet in R-2 zoning to 15 feet was approved, although there were some questions. 

BZA member Mark Gidley was concerned about the distance from the back patios of the development being that much closer to Glenn Overmyer Drive.  He also asked where residents would store bicycles and outdoor items so the neighbors across the street in Crest Manor wouldn’t be looking at backyard stuff. 

This was explained: With the shoulder of the road, right-of-way, and setback, it would be 25 to 30 feet from the building. Berger said the development will also have bike shelters for storing items.

The preliminary plans depict eight buildings, each containing four townhouses. The plans include an office, a toddler play yard, a maintenance facility, a community garden area, a greenhouse, and a Community Supportive Service Building.  While the drawing shows a trail extension, it indicates it would be in the future and not at the developer’s expense.