Hyatt Trails Development Proposed for NE Tipp City
Massive 293-home development is planned for the northern end of Tipp City
A substantial new residential development is poised to reshape the northeast quadrant of Tipp City as planning officials consider the preliminary plat for "Hyatt Trails," a 293-home subdivision spanning over 138 acres. The plans describe what would be one of the city's largest residential projects in recent years. For more information on this and other construction projects happening around Tipp City, the Tippecanoe Gazette has launched a new “Tipp Construction Projects” page on their website.
Development Overview and Location
Hyatt Trails, proposed by developer Bill Keethler operating as Corridor Development II LLC, would transform approximately 138 acres of currently undeveloped land into a comprehensive residential community located in the area of 850 North Hyatt Street. The property is strategically located in the northeast section of Tipp City, bordered by N. Hyatt Street to the west, CSX railroad tracks to the east, Park Avenue to the south, and Crane Road to the north.
The development plan allocates the land into three major categories: 71.129 acres for residential development, 16.084 acres dedicated for public right-of-way, and a substantial 51.097 acres reserved for green and open spaces. While green space is not required in the R-1C Urban Residential zoning district, the developer has voluntarily incorporated these areas to provide buffering between adjacent properties, recreational opportunities, and spaces for social interaction.
"Hyatt Trails will feature 293 new single-family lots, designed in full compliance with all applicable ordinances, codes, and regulations established by Tipp City," states the application submitted by Keethler to Tipp City officials. Beyond basic infrastructure, the proposal includes several community amenities that would enhance the neighborhood's character and connectivity.
Phasing and Construction Timeline
The ambitious project will be developed in five distinct phases, allowing for organized growth and infrastructure development. The entire project is zoned R-1C, single-family residential. The phases are structured as follows:
Phase 1: 64 residential lots plus three green/open space areas
Phase 2: 50 residential lots
Phase 3: 51 residential lots plus one green/open space area
Phase 4: 56 residential lots plus two green/open space areas
Phase 5: 72 residential lots plus three green/open space areas
Each phase will maintain consistent building setbacks, with front setbacks of 30 feet, rear setbacks of 35 feet, and side setbacks of five feet throughout the development.
Special Features and Amenities
The development goes beyond basic housing with several noteworthy features designed to enhance the quality of life. According to application documents, "Additional enhancements include the Hyatt Nature Trail, a scenic nature path surrounding the subdivision, two passive parks, a dog park, and a paved path connecting the subdivision to the school," located across Hyatt.
Three stormwater detention/retention ponds will manage runoff and provide a buffer between homes and the railroad tracks to the east. The first pond will be constructed during Phase 1, with additional ponds added during Phases 3 and 5.
Although not required by city code, the developer has proposed several landscaping mounds throughout the subdivision to provide visual separation and buffering, particularly near the intersections with N. Hyatt Street and along the northern boundary adjacent to existing homes on Crane Road.
Development and Connectivity
On January 14, the Planning Board approved a Special Use Permit allowing for Narrow Lot Development within the subdivision. This approval permits lots with a minimum width of 65 feet rather than typical R-1C requirements, allowing for a more efficient use of the available land.
The city code specifies that in such narrow lot developments, "the width of the garage façade shall not occupy over 60 percent of the width of the entire front façade of the principal building," ensuring architectural diversity and preventing a streetscape dominated by garage doors.
Hyatt Trails will connect to existing neighborhoods through three strategic access points: two connections to N. Hyatt Street via Prairie Willow Avenue and Manchester Drive, plus one connection to Park Avenue via Switchgrass Drive.
Thoroughfare Plan Modifications
A significant hurdle for the development was cleared on March 17, when the Tipp City Council passed Ordinance 2-25, modifying the city's Thoroughfare Plan to eliminate a previously required 80-foot wide arterial road through the property. The ordinance became effective on April 16, 2025.
This modification stemmed from earlier discussions in February 2025, when the Planning Board recognized that significant changes had occurred since the Thoroughfare Plan's creation. These changes included the development of Lesher Woods recreational area and bike trail, plus the rezoning of nearby properties from Light Industrial to Single-Family Residential, eliminating the need for a major industrial roadway.
Current Status and Next Steps
City staff has recommended approval of the preliminary plat with two specific conditions: first, that Ordinance 2-25 regarding the Thoroughfare Plan becomes effective without a referendum challenge (it did); and second, that the Planning Board not approve any final plats until the developer provides proof of ownership of a critical section of property currently owned by Precision Strip. This 90-foot by 300-foot section of property is needed for road access to Park Avenue via Switchgrass Drive during Phase 5. While an easement exists for utilities and street purposes, the property must be acquired by the developer before it can be properly dedicated to the city.
If approved, the Hyatt Trails development would represent one of the most significant housing expansions for Tipp City in recent years, potentially bringing hundreds of new residents to the community while preserving substantial green space and enhancing connectivity between existing neighborhoods. The development will also impact traffic on Hyatt Road and increase the number of student attending Tipp City schools.
For more information on this and other construction projects happening around Tipp City, the Tippecanoe Gazette has launched a new “Tipp Construction Projects” page on their website.