[{"_1":2,"_98":-5,"_99":-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",6156232,"mediaKeyId","5471247-77f0c347d311f4c275319becdfb7da0c","parentId",5471247,"title","Zionsville Plan Commission debates new rules, sign‑in sheets and a consent agenda for routine plans","audioSeconds",3927,"startMs",3694000,"endMs",7621000,"viewUrl","/Search/View?dp=1&key=5471247-77f0c347d311f4c275319becdfb7da0c&start=3694&end=7621","thumbnailUrl","https://assets.pipeline.soar.com/5471247-77f0c347d311f4c275319becdfb7da0c/thumbnail_3694000.jpg","articleUrl","/articles/6156232/Town-of-Zionsville/Boone-County/Indiana/Zionsville-Plan-Commission-debates-new-rules-signin-sheets-and-a-consent-agenda-for-routine-plans","mediaUrl","https://secure.pipeline.soar.com/6156232-93edc27ca61517234fac064c393cb3a8/orig.mp4?Expires=1771165504&Signature=PHiZWfpplM9xzM~VRTuO4z4fXn~d17R3jA6ZIk9bfjN3o6tGa7NcrB1xSqq-NDrJ5k7vrAsl4sy0vbNhPWecmlT1fh7TXWioVf9JXlZM85jKTZXzJWirkQsfAbcYb1CYpjuPjTYo-1w3RTw4Jqwlu7BdVrTLpzd-K2QCCV9hSgwxKQAxa7Cj604eGeNb15wBFCfX6iAInX9kXPYJNYdC5IkI1q8mTsamh6xlHZ2w1~hAUJ~MXZVYJf2mgGkd419P~A6mTVVfdyBPIgcGlm2u4ZTnulSkP-MWa~stO-k~r1bWuoReZklHQhW5JRKgnrxRNTw~uNIc-kBQattMx3f8eQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Zionsville, IN","date","2025-07-22T00:00:00Z","article","ZIONSVILLE, Ind. — At its May 19 meeting the Zionsville Plan Commission discussed a set of updated rules and procedures staff proposed to clarify public‑hearing procedures, application completeness, ex parte guidance and a possible consent agenda for routine development plans.

Planning staff outlined rule changes intended to reflect recent statutory changes and to standardize how cases are filed, reviewed and noticed. Staff said notable updates include allowing limited off‑record discussion between commissioners, petitioners and council members on pending items (with guidance to avoid prejudicial contacts), extending public‑notice timing to 14 days, and clarifying the geographic notification radius (two properties or 660 feet, whichever is less). The rules also propose a sign‑in sheet for public hearings, stricter documentation of what constitutes a complete application, and a process to handle new material introduced after a staff packet is published.

Commissioners debated several operational points. Some members said they value the commission’s more open, less time‑restricted public‑comment tradition and opposed a strict three‑minute cap; others urged codified time limits and a sign‑in sheet so the record shows who spoke — a change several commissioners said helps determine who may later appeal under state statute. One commissioner suggested a middle path: retain loose timing but set firm caps if a meeting is crowded.

On new information submitted after packet publication, staff proposed distinguishing routine, non‑material additions (for instance, clarifying landscaping species) from material changes that should require continuance so the new material can be reviewed before deliberation. Commissioners and the town attorney discussed a practical test used elsewhere: if the petitioner hands out new materials at the meeting, treat them as new and consider continuing the item; verbal clarifications at the podium that do not change the project description could be permitted.

The commission also discussed a consent agenda concept for smaller or noncontroversial development plans. Under the proposed system staff would put qualifying items on a consent list with abbreviated memos. At the meeting the commission could approve all consent items in one motion or pull individual items for full hearing if a commissioner or member of the public asked to discuss them. Commissioners agreed that any item receiving a remonstrator letter should be pulled from consent automatically.

On completeness standards, commissioners said the most useful places to publish required submission materials are the zoning ordinance and the application forms; the town attorney advised duplicating the list in all relevant places so petitioners can find consistent requirements on the website, the application and in the code. Staff said they will draft a consolidated, consistent complete‑application checklist for the commission’s review.

Commissioners and staff also reviewed continuance and withdrawal processes. Staff noted petitioners may withdraw a case at any time prior to a formal vote; the rules retain a five‑business‑day written withdrawal notice option so staff and interested members of the public are not surprised when items are removed from the agenda. Staff said the petitioner is permitted one continuance by right, and commissioners may continue an item where appropriate.

Staff said it would redraft the rules and procedures incorporating the commission’s feedback and return a revised draft at a future meeting.","mediaType","Video","parentTitle","7/21/2025 Zionsville Plan Commission Meeting","oneSentenceSummary","Planning staff reviewed updated rules and procedures, sparking a broad discussion about ex parte contacts, public‑hearing format, sign‑in sheets, what constitutes a complete application, continuances and a proposed consent agenda for routine development plans.","taxTitle","Town of Zionsville, Boone County, Indiana","taxId",55519,"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},6156237,"Plan commission approves 640‑square‑foot addition to Fire Station 292",282,3398000,3680000,"/Search/View?dp=1&key=5471247-77f0c347d311f4c275319becdfb7da0c&start=3398&end=3680","https://assets.pipeline.soar.com/5471247-77f0c347d311f4c275319becdfb7da0c/thumbnail_3398000.jpg","/articles/6156237/Town-of-Zionsville/Boone-County/Indiana/Plan-commission-approves-640squarefoot-addition-to-Fire-Station-292","https://secure.pipeline.soar.com/6156237-d34b81f68e345126b6f8fa7f0ef0a770/orig.mp4?Expires=1771165504&Signature=XHQFaAYk98W4r3ONP8yfZ1OVq8qHakECHzSCExMzsZgd4DITK-2f7X533JivME7Gw~DZE-LjelvdKikFc3iHptqj5zacaUcvBUkNeW7rpdJtwE60N~M9ihnWhScT3oUiuE0Gyy4v79amCPeAb8Fjt~SIdLFPJ4HFbRugeUrH-efprGG4MeTGCIsarTawurm08Y2FZd13PdcZGDRPZYPhXuUFjTVT-vMjhqBkJyc~x7tP0-lLuqTLmaajMCSBk91cEJ9FWP28PLUXVyTc1eaF4BvxOaJDv-m3bBVO8Lvqz4LsGTcghR3F-aigtgeTLhuvGA5tfIMh5AEoBQ5yAoBY1w__&Key-Pair-Id=KUT5TJCACFTXG","ZIONSVILLE, Ind. — The Zionsville Plan Commission on May 19 approved a development plan amendment to add approximately 640 square feet to the existing Fire Station 292 building at 998 South U.S. 421.

Planning staff presented the development plan amendment and its compliance with the rural Michigan Road overlay’s architectural and material standards. Staff said the addition will extend the existing truck bays facing Michigan Road and that exterior materials for the addition will match the existing split‑face CMU, brick and EFIS on the facility.

The petitioner — listed in the staff report as the Town of Zionsville — asked no public changes, and no members of the public spoke on the item. A motion to approve the development plan amendment passed on a roll call vote with ayes recorded from commissioners present; the staff report’s recommended findings of fact were the stated basis for the approval.

Staff indicated they would include required findings of fact and technical details in final plan documents for building permit processing.","The commission approved a development plan amendment for a 640‑square‑foot truck‑bay extension at Zionsville’s Fire Station 292 after staff confirmed the design meets rural Michigan Road overlay standards.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":79,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6156242,"Plan commission continues review of Epcon Communities’ 55+ PUD after traffic, park and document concerns",3121,277000,"/Search/View?dp=1&key=5471247-77f0c347d311f4c275319becdfb7da0c&start=277&end=3398","https://assets.pipeline.soar.com/5471247-77f0c347d311f4c275319becdfb7da0c/thumbnail_277000.jpg","/articles/6156242/Town-of-Zionsville/Boone-County/Indiana/Plan-commission-continues-review-of-Epcon-Communities-55-PUD-after-traffic-park-and-document-concerns","https://secure.pipeline.soar.com/6156242-83d0e194d55b1d2a639b724cc997cfa8/orig.mp4?Expires=1771165504&Signature=afD7Z9TXdm8IrrRRK9hzhRSQe9F9s8FEVpYWhRiSM6OlioIh~A5oFtVZ1MtAi1LrXaiINrEW4t-606ATR~R8HCBBHBvS4o6iN0a8Fvvt9orI~KfM-0QW7mPJxe6Co-qw348etXe7vJ0FJTUPS-cXxhidmmn6mqQl6q0rAmAAAh8UDjh643im6FvTBZzBy5Gh6WFz1M64NxsQVE~yxhc9~4HkvCWbXOI5ZNDdqQX6ZuKaLQN1H2fL3I0vdepS1ap63tZxBBsehweOiMNNp5Lvv0HX8SM4mQquH7tnytiyh6dbFyqyz38wrtPw16aJhu~xfip1cSX1TYq3KSQsGtuEIw__&Key-Pair-Id=KUT5TJCACFTXG","ZIONSVILLE, Ind. — The Zionsville Plan Commission on May 19 continued consideration of a rezoning request from Epcon Communities to convert about 180.75 acres in Worth Township to a planned unit development for an age‑restricted neighborhood called Courtyards at Heritage Trail.

The petitioner seeks a PUD rezoning from rural R‑1 to allow about 362 age‑restricted single‑family homes, a 26‑acre parcel the developer proposes to donate to the town for a public park, and supporting infrastructure. The commission voted to continue the item to the commission’s Aug. 18 meeting to allow staff and the petitioner time to resolve several plan and ordinance inconsistencies and to give neighbors time to review revisions.

The continuation follows a two‑hour presentation and extended public comment period in which Epcon’s land‑acquisition lead, Dale Piper, described the project as a low‑impact, upscale 55+ community with single‑level ranch homes and a copyrighted courtyard product. Piper told the commission Epcon’s consultants prepared a traffic study and a sewer capacity review; he said the company would donate 26 acres for a town park and estimated fiscal benefits including an upfront $4,000,000 land donation, about $1,600,000 in development fees and roughly $2,400,000 in new annual tax revenue, figures he characterized as projections of the project’s public benefit.

Neighbors who spoke at the public hearing raised safety and capacity concerns about County Road 800 East and nearby county roads, questioned the proposed park location, and urged preservation of rural lot sizes and trees. Darcy Stanisek, a resident at 4355 South 800 East, said she visited Epcon’s existing development and expressed concern about the visibility and noise of rear yard central air units, the proximity of homes and the narrow local roads. “The infrastructure roads of Zionsville is a huge concern,” Stanisek said, adding that narrow, winding stretches of County Road 800 East have caused mirror strikes between large vehicles.

Another nearby resident, Alina Klein of 4402 South 800 East, told the commission she appreciated petitioner responsiveness but asked the commission to plan for road safety now, saying, “making a left hand turn is a tough thing to do out of my driveway.” Andrew Cook, 534 Amos Drive, asked the commission to confirm property boundary depictions in notice materials.

Commission discussion focused heavily on technical and drafting issues in the proposed PUD ordinance language and exhibits. Commissioners and staff flagged inconsistent or unclear provisions on setbacks, accessory structures, side‑yard and rear‑yard treatment, buffer widths near the proposed park, whether some exhibit illustrations matched the ordinance text, and how the PUD would treat home‑business rules and zero‑lot‑line details. One commissioner suggested the document should explicitly state whether the project is a zero‑lot‑line product and recommended reconciling illustrations and numeric setbacks so buyers and staff have unambiguous rules to implement.

Commissioners also questioned the park siting. A member said the parcel proposed for donation sits where it would primarily serve Whitestown and would be a drive‑to park for most adjacent Zionsville neighborhoods; the commissioner suggested flipping the park location so it better serves neighboring subdivisions on the east side. The petitioner said the donated land would remain town‑owned and that the town would administer any future decisions on park amenities.

On traffic and sewer, the petitioner said a licensed traffic engineer found the development would generate substantially fewer vehicle trips than a typical neighborhood at the same density — claims the petitioner summarized as 64% fewer weekday trips and 2,200 fewer weekend trips — and that he had funded a sewer capacity study showing sufficient downstream capacity. Several commissioners and residents said they remained concerned about narrow, dark county roads and emergency vehicle operations in the area and asked for more detailed engineering responses and possible mitigation commitments.

Staff recommended continuation to allow the petitioner to redline the PUD ordinance, incorporate clarifying language and exhibits, and provide the commission and the public a clearer, consolidated packet. The commission voted to continue the matter to the Aug. 18 meeting. The roll call recorded six ayes and no nays.

Next steps: staff and the petitioner will meet to resolve inconsistencies in the PUD text and exhibits, clarify setback and buffer language, and republish the revised materials on the town website before the August public hearing.","The Zionsville Plan Commission continued a request from Epcon Communities to rezone about 180 acres for a 55-and-older planned unit development called Courtyards at Heritage Trail after commissioners, staff and neighbors raised questions about traffic, park siting, tree preservation and inconsistent PUD language.","actionData","errors"]

Article not found

Zionsville Plan Commission debates new rules, sign‑in sheets and a consent agenda for routine plans

Plan commission approves 640‑square‑foot addition to Fire Station 292

Plan commission continues review of Epcon Communities’ 55+ PUD after traffic, park and document concerns