Granger

Granger’s residential growth is nearing its limits, and businesses are beginning to migrate to the area in earnest. However the lack of city services such as sewers is hindering downtown growth, and a lack of city specific zoning concerns residents who fear they might end up with an unsightly business district or with commercial properties in their backyards.

These concerns and others prompted a gym full of residents to gather at Mary Frank elementary school recently to hear the thoughts of prominent local officials and to voice their opinions. Business leaders want sewers, the fire chief wants hydrants (which require a municipal water supply), and homeowners are split between a desire for more services and a need to keep their property taxes in line.

Different speakers proposed Granger’s incorporation into a town, working within existing structures for change, and leaving things as they are. You can read YaShekia Smalls’ notes from the meeting in the South Bend Tribune.

Perhaps surprisingly to non-residents though, one point came up nearly as often as the pros and cons of incorporation - commercialization near residential neighborhoods in general, and the fate of a parcel of land near the intersection of Elm Road and State Road 23 specifically.



Three residents of Granger’s Covington Shores neighborhood asked about the zoning of this lot and the possibility that it could become a storefront building that borders their community. This sparked my interest, so I looked a little deeper and found the following details:

There are two parcels for sale near Elm Road and State Road 23. A 39.25 acre parcel, listed for 7.5 million dollars, is located at the northwest corner of the intersection. The second, with 20 acres available for 4.5 million dollars, is adjacent to Covington Shores itself. An aerial view helps make the orientation of the lots more comprehensible, and helps you visualize how commercialization would impact the neighborhood.

Both lots are currently zoned for single family residential use, so no businesses will locate there without a public rezoning request. But they are being marketed as having “great potential for mixed use development in the heart of Granger,” a sign that a developer could try to acquire the farms for another purpose, and their asking prices suggest commercial use.

What do you think? Is Granger fine as it is, or sorely lacking services. Should zoning separate homes and businesses? Is there a way to spur smart growth outside of incorporation? Is there an angle that everyone is missing? You can sound off in the comments below, or visit the Yahoo Group “Granger46530” to share your thoughts.

South Bend, Granger and Elkhart have a few dozen subdivisions or neighborhoods that can reasonably be called ‘luxury neighborhoods.” The homes are uniformly large and individually distinct, the streets curve and covenants ensure these areas retain their residential character.

These neighborhoods vary: some have city services like water, sewer and fire protection and some have wells, septic systems and county services. Some are in the South Bend school district while others are within the boundaries of the Penn Harris Madison or Elkhart schools. Some are on the river, others have artificial ponds that many homes back to. A few are gated and a few have sidewalks and streetlights. One is new construction and one dates to the 1890s. The homes in a few neighborhoods can top the million dollar mark and the houses in one are closer to a quarter of that.
 
Despite the differences, the area’s luxury neighborhoods are a similar group. Home buyers who look in any of them look in all of them, then base their decision on the variables that distinguish them, as well as their personal taste.

However there is a neighborhood that truly is its on market - Granger’s Covington Shores. Many of these high-end neighborhoods have just a few sales each year. Covington Shores, however, has averaged more than three sales per month since at least 2002. That dwarfs the sales figures for other luxury neighborhoods. And it means that buyers have more choices, and sellers have a better chance to avoid languishing on the market. It also makes Covington Shores a smart choice for buyers who know they may be moving in a few years.

You can find more information about Covington Shores and other prestigious neighborhoods on the Michiana Luxury Neighborhood Guide, or you can contact us directly:

Nick Molnar
nick@realst8.com / 574-309-3758

Joe Molnar
jamolnar@realst8.com / 574-286-5683

For the last 15 years, the St. Joseph Medical Center has raffled a house as part of its fundraising effort.

They sell 3,800 tickets for $150 each. First prize is a new house, second prize is a new car, and fortieth prize is $175. This year’s house is a 2,743 square foot home at 50620 Ryestone Dr. in Granger’s Northbrook Shores.

Tickets were available March 6th and sold out on March 8th. The winner will be chosen on May 4th.

For more details, or to be placed on the mailing list for next year’s raffle, phone 574-234-0078.

Spring Construction at the Adams Road Development
taken: 3 pm, 3/15/2007

Spring is near and new construction is picking up steam. If you are interested in the Adams Road Development, or any new home in South Bend, Granger or Mishwaka and want the input of someone with twenty years of experience as a builder, buyer and Realtor, contact:

Joe Molnar
Home Gallery
joe@realst8.com
574-286-5683