Floyd County tables Knobs Landing rezoning after hours of public comment; decision moved to April 1

Floyd County Commissioners on March 18 heard a presentation and extensive public comment on a proposed planned unit development called Knobs Landing, a mixed-use project that would rezone property along Old Vincennes Road from general commercial to a multifamily base zone and adopt a PUD ordinance. After roughly 12 public speakers raised concerns about traffic, schools, drainage and property values, commissioners voted to take both ordinances under advisement and table the formal decision to the commission's April 1 meeting.

The developer and county staff presented the plan and a county-commissioned traffic study. Nick Creeby, Director of Building and Development Services, told the board the project would consolidate four parcels into two lots with a new through street (Knobs Landing Boulevard). He described Building 1 as a three‑story, 25,092-square-foot structure with 59 multifamily units and 7,717 square feet of commercial space, and a separate 3,600-square-foot drive‑through retail building (intended as a bank). He said Building 2 would be a three‑story multifamily building on the rear lot; taken together the plan now under consideration totals 125 apartment units.

Creeby said the planning commission held public hearings on Feb. 10 and returned no recommendation (one docket 5–3, the other 6–2). "There are no additional residences. Just the buildings I outlined," he told the commissioners when clarifying that the subdivision component consolidates lots rather than adding single‑family homes.

John Craft, attorney for the applicant (Young, Land, Anderson, Craft), and Jason Copperway, the project's engineer with Primavera and Associates, described the regulatory steps already completed and emphasized that staff recommended approval. Craft and Copperway told the board the county‑commissioned traffic analysis updated earlier, larger traffic assumptions (146 units) to reflect the current 125‑unit proposal; the study projects about 218 PM peak hour trips for the proposed mixed‑use plan versus an estimated 488 peak trips if the site were developed under existing general-commercial uses.

Community speakers were strongly divided but largely opposed. Mike Brennan, a new resident of the Villas/Highlands area, told the board, "I'm against this proposition," and asked whether the traffic study accounted for planned additional phases of nearby residential development. Morgan Beatty, who said Floyd County Schools are already above the state's recommended student‑teacher ratio, said adding more apartments "is borderline irresponsible development." Other speakers — including Aaron Jones, Jerry Ulrich, Diane Dukes, Teresa Temple, Janet Riggs and Taylor Phelps — raised concerns about insufficient buffering, drainage and stormwater runoff, school capacity, and compatibility with the county comprehensive plan. Chandler Stummler and other supporters said the development would provide housing options for young professionals.

Speakers during public comment repeatedly asked for more quantified data on likely new students and drainage impacts. Craft said the school corporation participated in the county's Technical Review Committee (TRC) and "nothing was mentioned by the school" at that meeting; he told the board the developers did not have a student‑generation number. Creeby confirmed the TRC included school and public‑safety representatives. The commissioners also heard that a petition opposing the rezoning had collected more than 1,900 signatures from nearby residents.

After public comment and some follow‑up questions, Commissioner (presiding) moved to take both rezoning ordinances under advisement and table them to the board’s next meeting. Commissioner (mover) made the motion, Commissioner (second) seconded, and the motion passed by unanimous voice vote. The board directed staff to put both ordinances on the April 1 agenda for final action; the record shows the planning‑commission certification gives the county until May 11 and May 19 (depending on the docket) to accept or reject the proposals.

Why it matters: The decision would change the base zoning on an infill site near Highlander Point and the Villas of Floyd's Knobs, shifting allowable uses from a broad set of general‑commercial options (including big‑box retail) to a multifamily PUD controlled by the PUD ordinance and development plan. The change affects projected traffic, school enrollment and tax revenues and has divided neighbors and nearby homeowners' associations.

Next steps: The commissioners will consider both ordinances at their April 1 meeting. The planning commission's phase and staff reports, the county‑commissioned traffic study and the TRC record were entered into the public record and remain available to the board and the public.