[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6607068,"mediaKeyId","2956586-b2a5cdf036f3f778e833d4e84772be3a","parentId",2956586,"title","Developers introduce mixed-use plan at Green Street and SR 267; neighbors raise flooding, traffic and well-water concerns","audioSeconds",1233,"startMs",2495000,"endMs",3728000,"viewUrl","/Search/View?dp=1&key=2956586-b2a5cdf036f3f778e833d4e84772be3a&start=2495&end=3728","thumbnailUrl","https://assets.pipeline.soar.com/2956586-b2a5cdf036f3f778e833d4e84772be3a/thumbnail_2495000.jpg","articleUrl","/articles/6607068/Town-of-Brownsburg/Hendricks-County/Indiana/Developers-introduce-mixed-use-plan-at-Green-Street-and-SR-267-neighbors-raise-flooding-traffic-and-well-water-concerns","mediaUrl","https://secure.pipeline.soar.com/6607068-d9dc5e57745d4994a49699145219c4e1/orig.mp4?Expires=1770939545&Signature=CYfZVRiEvUQBM0-TFXkEsqx3k6safL-3QOvI2zgg7nvleS3X1bjOfS16iTKbvQLlHYThb7rdTb9wJOonAkxGhI4NiD1wgNCxNi0OkTyzao9SvEYZY5tP1jRH2F2AfKwbfl2IrbufGx-hG0laDqUTK87Juowj7t7wra6qrES-wu7VgfMoKvPncBAFXGf7PVQarxaU5D~huN~zi09MaWepA2A~hGRPyU6BuldVoPIyOwxunIKW-SCqisJcjoK5N771f4XG5zUtU75ScxP6kfzGX6b-BFrnC9l22HVR41ThSoLKMdW7NXsxI0UiLDRmMd7WvHtDUu3j-q-Sj6rG6WnD0g__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Brownsburg, IN","date","2025-04-10T00:00:00Z","article","Developers and their land-use consultant presented an introductory mixed-use proposal April 10 for the northwest corner of Green Street and State Road 267 that would combine ground-floor retail with upper-story apartments and for-sale townhomes. The item was introductory only; no rezoning or annexation decision was made.

Proposal details presented by the applicant

Elizabeth Vince Williams, a land-use planner representing the applicants, described a plan that includes a mixed-use building fronting Green Street with small retail on the first floor and one- and two-bedroom apartments above, plus for-sale townhomes on the north and west sides. The applicants described roughly 30,000 square feet of retail, about 32 for-sale townhomes and an apartment count that has varied in materials provided (packet listed 42; the applicant said the scheme under review showed as many as 51 units depending on unit sizes and final building layout). Randall Baker, representing the development team, said the concept targets an \"age-in-place\" lifestyle with shared amenities and a market of young professionals and retirees.

Council and staff feedback

Planning staff (Jenna Wortman) said the site is small and that the Planned Unit Development (PUD) route is the staff-recommended zoning approach because the mix of uses is not permitted in a single base district under the updated UDO. Council members emphasized transportation and connectivity concerns, asking the applicants to move the building and access as far from the adjacent roundabout as practicable, to coordinate with a traffic engineer, and to pursue additional land to the north if available to improve access and parking.

Neighbors' concerns at public comment

Several nearby residents said the site already suffers drainage and ponding and that additional development could worsen backyards that are currently wet for days after moderate rain. Mark Kuykendall and several residents asked whether the nearby area is formally designated as a state wetland; staff said the site contains wetland features but that DNR designation and required engineering reviews would be determined during later permit and engineering reviews. Residents also asked whether the project would connect to municipal sewer and water (applicants and staff said the town would be the provider but that extensions and capacity must be determined), and expressed worries about increased traffic at the roundabout, school-bus pickup safety, noise and property-value impact.

Design, parking and program questions

Councilors and the applicants discussed building height and unit mix. The applicant said the townhomes would be 2\u00013 stories with two-car garages (applicant characterized garages as two- to two-and-a-half-car spaces), and the apartments could be two or three stories depending on final economics; applicant materials showed renderings in both a more traditional and a more modern Georgian-influenced style. The development team said if they acquire an adjacent 3\u00013-acre parcel the project could grow from roughly 7.5 acres to just over 10 acres, which would give more flexibility for access and parking.

Next steps

Because the item was introductory, applicants were encouraged to return with a revised plan addressing traffic, parking, drainage (including pond siting and depth), wetland permitting and neighborhood connectivity. Council members requested the development team work with traffic and civil engineers and meet with neighborhood representatives, and said they would expect more detailed materials at the formal annexation and rezoning stage.","mediaType","Video","parentTitle","City Council of Brownsburg IN - Town Council - Regular Agenda - Apr 10, 2025","oneSentenceSummary","Developers introduced an introductory mixed-use plan April 10 for the northwest corner of Green Street and State Road 267 that would combine about 30,000 square feet of street-front retail, apartments and for-sale townhomes; the council and neighbors raised questions about traffic, drainage, wetlands and parking.","taxTitle","Town of Brownsburg, Hendricks County, Indiana","taxId",55569,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607074,"Brownsburg council approves steps to create Parkway Corridor TIF after staff presentation, public questions",1835,641000,2476000,"/Search/View?dp=1&key=2956586-b2a5cdf036f3f778e833d4e84772be3a&start=641&end=2476","https://assets.pipeline.soar.com/2956586-b2a5cdf036f3f778e833d4e84772be3a/thumbnail_641000.jpg","/articles/6607074/Town-of-Brownsburg/Hendricks-County/Indiana/Brownsburg-council-approves-steps-to-create-Parkway-Corridor-TIF-after-staff-presentation-public-questions","https://secure.pipeline.soar.com/6607074-3d682307e46af22ddbd270c1740c1f4b/orig.mp4?Expires=1770939545&Signature=EgO08JRC1-Q2p9huGPrd2vIHd3bO-HqxPe2pi8Z87KZYqzagMBbnUrMrHAIQz4Ua03Z-EogIzfeDVJWVjemGDJcZj08smChfDwwntD2pJnl0dJ7Kmd9PeDYlSM4-04qwDutuSCziKfkmFMjRgiMX6jmzJfQjBW4hhD5rlb-ro2O4HpuLLx7-rfO4p9sn3K4daUhDnSaHgdaTtLMrcriXgUnHROMrj6ScEdaQlqt35C8kWZ0nzKpPeu7bkF2mdDtvBh~l40teVSUAgte5sxoFCH6kPsLyo2adTiqfzrt1ZJjrRw3S2V53r-FPZ9UG-H6KP4GwNfuQHXM9bBVP5X5gjQ__&Key-Pair-Id=KUT5TJCACFTXG","The Brownsburg Town Council voted April 10 to approve a resolution accepting actions by the Redevelopment Commission and the Advisory Planning Commission to advance a proposed Parkway Corridor tax-increment financing (TIF) district along the future west side of the Ronald Reagan Parkway.

The Parkway Corridor TIF would cover seven parcels annexed to the town in 2024 (the Hessian and Maloney properties) and includes no residential zoning; the town's presentation says all parcels inside the proposed district are zoned I-2. Town staff said the area overlaps slightly with an existing Hendricks County TIF on seven parcels, of which four are right-of-way and three generate property tax revenue; shifting those three into the town TIF would affect roughly 2.7% of the county TIF area, staff said.

TIF overview and intended uses

Ethan, a town staff presenter, told the council TIF is an economic development tool that \"helps municipalities fund infrastructure improvements, redevelopment projects, and other public investments within that specific TIF area.\" He said the town's packet lists potential improvements the town might fund if the TIF is later used for projects: a water main extension, upgrades to County Road 750, intersection work at County Road 750 and Ronald Reagan Parkway, and stormwater improvements for low, flat areas.

Why it matters: what the vote does and what it does not

The council's approval at this stage (Resolution 2025-19) was limited to acknowledging that the Redevelopment Commission and the Advisory Planning Commission have taken their respective steps and to authorize the next steps in the formal process, including publication of a public hearing notice and mailing tax-impact statements to other taxing units. If the council approves the resolution, a public hearing by the RDC is scheduled to follow; staff said tax-impact statements will be mailed after the April 17 public notice and the RDC will hold a confirmatory hearing on May 6.

Public and advisory concerns

Multiple residents and attendees pressed the council for more detail before the town moved forward. Rob Bridal, a former RDC and council member, criticized the proposal as \"ambiguous,\" saying earlier Brownsburg TIFs were tied to specific infrastructure projects and asking, \"what is the infrastructure project and what is the proposed development out there related to that project?\" Jim Murphy and other speakers asked for the TIF base assessed value and copies of a timeline document they said had not been provided.

Amy Jeff Humphreys, speaking as an APC member, said she voted no at the APC meeting because the declaration felt \"very ambiguous\" and she did not see a clear benefit to the town. David Wyant and others urged greater transparency about staff and council communications and about whether county officials had taken corresponding actions on their TIF.

Legal and procedural context

Town staff referenced Indiana law governing municipal appointments to planning bodies and cited Indiana Code 36-7-14-13 in relation to the RDC's year-end report filing requirements. Staff said they had met with county officials in 2024 and had notified county leadership in February 2025 that the town would move forward with the proposed TIF.

Council action and next steps

After the presentation and public comment, a council member moved and another seconded to approve the resolution acknowledging the RDC and APC actions; the motion received an affirmative voice vote. Staff said if the resolution is approved the town will publish a public hearing notice on April 17, distribute tax-impact statements to other taxing units and return to the RDC for a confirmatory hearing and vote on May 6.

The council and staff repeatedly said specific projects, the final scope of improvements and any financing decisions would be determined later in the process and that a bond financing or similar measure would require substantially more specificity and a later public process.

Evidence: staff presentations and multiple public commenters

Town staff and members of the public discussed overlaps with an existing county TIF, potential capital projects and concerns about transparency and tax impacts. Council members asked staff for acreages and for clarifications on the map before taking the resolution vote.","The Brownsburg Town Council on April 10 approved a resolution endorsing steps by the town's redevelopment and planning bodies to pursue a proposed Parkway Corridor tax-increment financing district, while residents and some advisory commissioners pressed for more specifics about projects, infrastructure costs and transparency.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6607064,"Council authorizes one-year fee waiver for tornado-damaged property repairs",126,3742000,3868000,"/Search/View?dp=1&key=2956586-b2a5cdf036f3f778e833d4e84772be3a&start=3742&end=3868","https://assets.pipeline.soar.com/2956586-b2a5cdf036f3f778e833d4e84772be3a/thumbnail_3742000.jpg","/articles/6607064/Town-of-Brownsburg/Hendricks-County/Indiana/Council-authorizes-one-year-fee-waiver-for-tornado-damaged-property-repairs","https://secure.pipeline.soar.com/6607064-13cda7c258277fa5d5482cbec0bd3fd2/orig.mp4?Expires=1770939545&Signature=nXSmABiwFk85rrQLsvUvmyzGXk4Ya75HjPjHA29B433wUWD730F5lM3uY07PAzgKskn2rg8y-VRG8ct4Jt0D9GtIWb6e9WDCXHHWzcRBE8EfGl~KXxaZohM9IKiQEQySRyloyFivhyEvLxm5pEiROOE8BMhlc3n-Z1ET~ll~BOcJbcvTYFbSOA2nkMEslIRQEtPQpPJA9Twz2C6yZ2CU23SSGvdWmxXitYTkSW4RXSspFxRwV2znkoc2B9Ou4P3PYyjeVdPxX6GK45PSHFhXwRxbOAQS7IgtAxcE5M9K2-2DzU~hR9mbelhI4CxF~u5knpM43T2cljFxkS3VsuhMMQ__&Key-Pair-Id=KUT5TJCACFTXG","The Brownsburg Town Council voted April 10 to authorize the town manager to direct Development Services to waive certain building and fire review fees for property repairs stemming from the April 2 tornado, for a one-year period.

Town manager request and council action

Town Manager Deb Cook told the council staff recommended waiving building and fire review fees for repairs directly attributable to the April 2 tornado, while continuing to require standard inspections, permitting and certificate-of-completion processes. Deb said the town would apply the waiver for qualifying work when the applicant demonstrates loss tied to the tornado and recommended a one-year waiver window to allow time for insurance settlements. The council moved, seconded and approved the authorization by voice vote.

Details and limits

The motion as moved and seconded at the meeting authorized Deb Cook to direct Development Services to waive building and fire review fees for remodel projects on sites impacted by the April 2, 2025 tornado upon sufficient showing of loss; all normal permitting and inspection processes remain in force. The authorization expires on April 10, 2026, unless the council votes to extend it.

Implementation

Staff said inspections and normal permitting timelines would still apply, and that waivers would be granted on demonstrated tornado-related loss at the discretion of the town manager or the development services director. Council members framed the vote as a measure to help property owners complete repairs in a timely fashion while ensuring safety through required inspections.","The Brownsburg Town Council authorized the town manager April 10 to waive certain building and fire review fees for repairs related to the April 2 tornado damage, while retaining required inspections; authorization expires April 10, 2026 unless extended.","actionData","errors"]

Article not found

Developers introduce mixed-use plan at Green Street and SR 267; neighbors raise flooding, traffic and well-water concerns

Brownsburg council approves steps to create Parkway Corridor TIF after staff presentation, public questions

Council authorizes one-year fee waiver for tornado-damaged property repairs