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Council hears introductory plan for 10-acre mixed‑use project at 3080 State Road 267 South; neighbors raise drainage and traffic concerns
Summary
Developers presented a revised mixed-use plan for a 10-acre site at 3080 State Road 267 South that would add for-sale townhomes, apartments and roughly 54,000 square feet of retail. The item was introductory; Council and residents asked about stormwater, traffic, school-bus safety and neighborhood outreach.
The Brownsburg Town Council on Sept. 25 received an introductory presentation for a revised 10-acre mixed-use development at 3080 State Road 267 South. Developer Randy Baker said the current concept includes about 42 for-sale townhomes, roughly 55 apartments (developers said the plan could accommodate as few as 40 or as many as 60 units depending on final layout), and about 54,000 square feet of small-format retail including a 30,000-square-foot building that the developer said could be configured to accommodate a grocer.
Why it matters: The project is on an arterial corridor in the southern part of town. If approved, it would add housing and commercial space and could change traffic patterns, school-bus stops and stormwater management for adjacent neighborhoods.
Design changes and traffic: The developer said acquiring an adjacent parcel to the north allowed the team to move the project's access drive farther from the nearby roundabout, which he said should reduce local turning conflicts. The site plan now shows room for a tractor-trailer loading dock at the larger retail building and space for a drive‑through lane for a possible coffee or quick‑service tenant.
Housing and commercial mix: Baker described the for-sale townhomes as starter homes of roughly 1,600–1,700 square feet and estimated their market price in the “mid to upper twos.” He said some of the larger for-sale units would be roughly 2,100 square feet with two‑car enclosed garages and estimated those at “mid to upper threes.” For the rental component, Baker described the main building footprint as able to hold about 30 units on the lower living floor and a similar number above; he said the developer’s working estimate was roughly 55 apartments but that final unit count will depend on final unit mix and layouts.
Stormwater, drainage and utilities: Several nearby residents told the council they are concerned about flooding on adjacent properties and asked whether the development’s new retention pond would raise water next to existing yards. The developer said the team would be willing to take some surface water from neighboring yards into the project's pond and to provide modest grading or drain tile where needed. Residents asked about the status of utility connections, and staff said utilities, buffer treatments and safety measures for any retention features would be reviewed in design and engineering phases if the project advances to plan‑commission review.
Public process and outreach: The presentation was introductory only; the planner said the item will go to the advisory plan commission (APC) for a formal public hearing and recommendation before returning to the council for final legislative action. The developer said he would reach out to adjacent residents and that Envoy Real Estate (leasing) would begin tenant discussions if the public and staff reactions were favorable. Several speakers urged the developer to continue one‑on‑one meetings with neighbors and to publish clearer plan drawings in the meeting packet.
No formal action was taken. Councilmembers and residents emphasized that any commitments made by the developer in an introductory discussion are preliminary and that engineering, stormwater review and APC public hearings are the next steps.
