Commission continues vote on Cardinal Estates rezoning after neighborhood concerns

The Whitestown Planning Commission continued consideration of a rezoning request for Cardinal Estates (Docket PC-24-050) after extensive public comment and commissioner questions about drainage, farm access and buffering. The petitioner, Lennar, proposed an R-3 zoning change to permit an age-targeted single-family subdivision of roughly 360 homes on about 170 acres.

Attorney Bridal Tuohy and Sean Blackburn of Lennar described the proposal as an age-targeted single-family community of ranch and one-and-a-half–story homes with lot widths from about 56 to 65 feet, a projected gross density of roughly 2.11 units per acre and about 360 home sites. Lennar said the community would include amenities and that each owner would be required to hold social membership in the adjacent Golf Club of Indiana. Staff recommended a favorable recommendation to the Town Council, concluding the petition generally aligns with the town’s comprehensive plan and Special Area 8 guidance.

Public comment was lengthy. Neighbors raised several issues at the public hearing, including requests for increased rear setbacks and enhanced buffering (mounding, evergreens) where new homes would back up to existing residences; fencing to prevent trespass into adjacent wooded property; preservation and protection of existing field drainage tiles; and ensuring continued access for farm equipment on Wolf Road and other agricultural operations. Several speakers representing farms noted heavy equipment and large trucks currently use Wolf Road and said the road’s current geometry and parking patterns could conflict with agricultural use.

Lennar’s team said the site currently includes a crooked, older county road (Wolf Road) and that the developer proposes to realign and construct a new, direct public road built to town standards. Lennar’s engineering consultant said on record they will “capture and encompass” existing field tiles in their drainage system and pass off-site water through the designed system; the developer also committed to fix any tiles cut during construction. Lennar said a wooded greenbelt and HOA-maintained buffer will separate the new homes from the Sanders property; the developer characterized that greenbelt as wider than the minimum UDO requirement in places and said it is not intended for active amenities.

Commissioners and residents asked for additional commitments on specific items — fencing, enhanced buffers, single-story-only houses along the immediate border, management of farm access and how to preserve access for large agricultural equipment — and raised questions about the timing of Ronald Reagan Parkway and the effect of future thoroughfare alignment on the site. Several commissioners said neighborhood meetings are effective and suggested additional follow-up with residents now that the holidays are over.

After public comment and commissioner discussion the commission voted to continue the item to the commission’s next regular meeting on February 10 to allow more time for the petitioner to work with residents and staff on the outstanding design and mitigation items.

The developer supplied a proposed project timeline: begin development work in fall 2025, first homes fall 2026 with occupancy in late 2026/early 2027, and a four- to five-year build-out. The petition is a recommendation to Town Council; the commission’s continuation preserves public input and gives time for negotiated clarifications on drainage, buffering, farm access and emergency access.