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Pulte Introduces 873‑Acre 'Iron Horse' PUD; Commission Seeks More Detail, Corridor Plan Alignment
Summary
Pulte Homes introduced an 873‑acre mixed‑use Planned Unit Development (PUD) concept — including a 32‑acre annexation and proposed Baldwin Street extension — and the planning commission asked for more specificity on commercial design, 3‑D PUD deliverables, and alignment with the town’s corridor and thoroughfare plans before advancing the project.
Pulte Homes and landowners introduced an 873‑acre mixed‑use Planned Unit Development (PUD) concept to the Bargersville Planning Commission on Feb. 18, including a proposed 32‑acre annexation and a large commercial and residential program the petitioner calls the Iron Horse PUD.
Eric Prime of Ben Bailey Law Firm presented the petition on behalf of Pulte and the property owners, and Rex Ramage of Pulte reviewed the concept plan. The proposal shows a mix of commercial/mixed‑use areas adjacent to State Road 135, multifamily and townhome nodes, multiple single‑family neighborhoods (including a Del Webb active‑adult section), and at least one proposed north‑south collector — an extension of Baldwin Street — that would connect Old Plank Road to 135. Ramage highlighted several large programmed open spaces, including a roughly 20‑acre central community park the petitioner proposed to build and dedicate to the town, plus large amenity areas for the Del Webb section and an additional northeastern amenity center.
Commissioners and staff provided detailed feedback and identified several items they expect before a formal concept public hearing or a recommendation to council: (1) greater specificity for the commercial/mixed‑use areas west of State Road 135 (images, massing, and architectural direction), (2) a more detailed PUD ordinance or “3‑D” presentation that shows elevations and streetscape massing across the proposed zones, (3) coordination with the town’s pending corridor/master plan (referred to in discussion as the Browning Day corridor plan) and the forthcoming thoroughfare plan so the PUD aligns with future public‑realm and transportation decisions, and (4) clearer phasing/financing logic showing how commercial and residential components will be delivered together to support public services.
Pulte emphasized the project is intended as a long‑term, multi‑generational master plan, with multiple national homebuilders identified as residential partners (Taylor Morrison, Drees, David Weekley Homes) and the Loth Group engaged for commercial development. Commissioners and staff repeatedly asked Pulte to provide additional architectural palettes, massing studies, and the memo referenced by staff that outlines the town’s expectations for a 3‑D PUD deliverable; staff and commissioners said those materials should be developed and reviewed in parallel with the town’s corridor and thoroughfare planning efforts.
Commissioners suggested follow‑up work sessions and acknowledged the project’s scale requires a more detailed PUD ordinance (staff indicated the submitted draft would need substantially more specificity). Pulte offered to return with more detailed renderings and said the firm will audit its PUD ordinance against the town’s memo and coordinate with staff on next steps. The commission did not take an official vote on the concept at this meeting; the item was introduced for discussion and the petitioner was instructed to provide more detail in future sessions.
