Whitestown commission backs Mills on Main PUD text change, primary plat and concept plan with conditions

The Whitestown Planning Commission voted unanimously to recommend approval of a text amendment to the Bridal Oaks PUD and to approve the Mills on Main primary plat and concept plan, a mixed‑use development that would place retail on the first floor of one building and 262 apartments above and behind it.

The vote on the text amendment included two conditions that the applicant agreed to: that no backlit signage face the adjacent Walker Farms single‑family neighborhood to the west, and that the petitioner’s handout showing the location and footprint of the proposed retail space be included as part of the recommendation to Town Council. Commissioners then approved the primary plat and the concept plan on separate motions.

Why it matters: Mills on Main would add a large apartment complex and new curb cut and right‑of‑way connection (the extension of Indigo Blue Boulevard) on South Main Street. The project is a notable change in land use and circulation for that corridor and includes a small amount of street‑front retail intended to activate the Main Street frontage.

Developer and design team representatives described the project and the requested text change. Chad Mays, a representative of Kimley‑Horn Associates, said the 15.59‑acre site would contain 17 buildings: ten three‑story apartment buildings, one one‑story amenity building, and six one‑story garage buildings. He told commissioners that 0.69 acres would be dedicated as public right of way for the Indigo Blue Boulevard extension.

Bridal Majev, vice president of development for Brown Capital Group, told the commission, “we are amenable to that. We will avoid any backlit signage that will face those homes to avoid any sort of light pollution.” Majev also stated, “these are market made apartments. There's no affordable component to them. These are purely set by the free market.” He said the retail footprint is small by design and that the developer expects roughly 2,700 square feet would be available for a single tenant if filled.

Staff advised the commission that the request being considered at this hearing was a text amendment to the Bridal Oaks PUD to authorize residential above first‑floor retail in the identified area; staff recommended approval. Commissioners asked clarifying questions about the extent of the retail (staff and the petitioner confirmed the retail is limited to the northern section of Building A and is roughly 2,700 square feet), how Indigo Blue Boulevard will be constructed and dedicated, and how parking and prohibited uses will be managed. Staff noted that the PUD already lists excluded uses and that the mixed‑use commitment being approved applies to the specific area identified in the Bridal Oaks PUD.

Commissioners discussed whether the amendment could unintentionally allow residents to operate businesses from their units; the developer said residential leases would be written to prevent that. Commissioners also asked that the petitioner consider adding a clear commitment in the PUD language or the council packet to limit mixed‑use only to the area and footprint provided in the petitioner’s exhibit; the motion that passed included the petitioner’s handout as a commitment.

The commission approved the primary plat to combine two lots into one for the overall Mills on Main development and later voted to approve the concept plan, which showed the site layout, curb cuts off the future Indigo Blue extension, and architectural elevations for four building types.

What’s next: The text amendment will be forwarded to the Town Council with the commission’s favorable recommendation and the two conditions. The primary plat and concept plan approvals allow the developer to proceed to later steps (development plan and construction permitting) where final engineering, phasing and design details will be reviewed.

Commissioners and staff noted remaining items that will be addressed later in plan review, including the final phasing of Indigo Blue Boulevard, clarifying whether the boulevard name will remain, and coordination with the adjacent single‑family developer who will construct a portion of the road.

Ending: The commission’s approvals were unanimous. The petitioner said it will continue coordinating with staff and area stakeholders as it moves to subsequent approvals.