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Plan Commission forwards Maple Lane Club PUD rezoning to Town Council after petitioner revises ordinance
Summary
The Plan Commission voted Oct. 20 to forward a favorable recommendation to the Town Council for a PUD rezoning request that would create the Maple Lane Club of Bradley Ridge PUD on 181.52 acres at 1755 South US 421, with a cap of 360 dwelling units including 24 units for the nonprofit Watches Farm.
The Plan Commission voted to forward a favorable recommendation to the Town Council on Oct. 20 for a proposed PUD ordinance to rezone 181.52 acres at 1755 South US 421 to the Maple Lane Club of Bradley Ridge planned-unit development.
Roger Kilmer, planning staff, summarized the revised PUD ordinance and supporting exhibits and told the commission the petitioner had moved several items out of the ordinance into a commitments document (Exhibit 5B) that would record with the PUD if adopted. Kilmer said the revisions were intended to make the ordinance easier for staff to administer but noted staff’s continuing concerns: the project still does not align with the current airport land-use study and its gross density exceeds densities on nearby approved and constructed projects; for those reasons staff did not support the rezoning.
The petitioner’s team — represented by attorney Kyle Russa Terrence of Dentons and developers from Henke Development Group — described multiple textual changes to the draft ordinance, including clarifying underlying Town of Zionsville zoning districts for each PUD use block, bolstering signage requirements, revising parking standards, adding pedestrian and trail connections, and moving non-zoning commitments to the separate commitments document. The petitioner said those commitments would include homeowner/declaration documents requiring common-area maintenance and upkeep of decorative signage and landscaping.
Janice Agarwal, founder of Watches Farm, told the commission about a recent fundraising gala and the organization’s campaign to raise money for a new campus it envisions on the site. The petitioner said the plan would set a maximum of 360 dwellings on the PUD, with 24 dwellings reserved for a private nonprofit serving high-functioning adults with intellectual disabilities (Watches Farm).
After public comment — which included neighbors’ questions about density and how Watches Farm was marketing the project while approvals remain pending — the commission discussed technical edits and the updated concept plan. Commissioners asked for confirmation that revised concept-plan graphics (the most recent version shows homes on 200 South facing the road and fewer lots backing to US 421) would be the version included in the ordinance. The petitioner confirmed the revised concept plan would be the plan submitted with the ordinance.
Plan Commission member Brad Johnson moved to grant a favorable recommendation to Town Council, including the revised concept plan and the proposed commitments (exhibits 7A and 7B) and subject to the findings in the staff report. The motion was seconded and passed in roll-call vote: Brad Johnson — aye; Nick Plocker — aye; Kendrick Davis — aye; Josh Fedor — aye; David Franz — aye; Andrew Kosack — aye. The commission directed staff to forward the PUD ordinance and commitments to Town Council.
Staff recorded remaining issues in the staff report, including compatibility with airport land-use guidance and density comparisons to nearby projects; the petitioner and staff said certain concept-plan technical edits remain to be finalized prior to any Town Council action.
