Porter County staff advise landscaping supplier applicant to address septic, drainage and traffic before BZA hearing

An informal Porter County pre-application review on an application filed as UV-202562 for Home Based Properties Inc. — represented by applicant Mike Crilly — highlighted technical hurdles the county expects the Board of Zoning Appeals to examine, including septic system feasibility, stormwater/drainage, driveway permits and noise or dust controls.

County staff told Crilly the 4.27-acre parcel at 1050 North (Chesterton), in Liberty Township and currently zoned rural residential, has been vacant for decades but that some on-site filling and a parking pad have already been placed. Staff members said those changes and the site’s flat, low-lying character will make stormwater and septic design critical issues for approval.

The most immediate procedural outcome is a referral to the BZA for a formal hearing: staff confirmed the case will appear before the Board on Sept. 17 at 5:30 p.m. and advised Crilly to prepare a site development plan, soils reports and septic/wastewater options before that meeting.

Why it matters: county staff told the applicant that, beyond zoning approval, the proposed commercial landscaping supply use will require technical clearances from multiple reviewers — including the county highway engineer for access/culvert sizing, the county health official and possibly the Indiana Department of Health for septic or permanent holding-tank approvals — before operations could legally begin.

During the review staff asked Crilly to describe the proposed operation and daily activity. Crilly described plans to accept woody waste from landscapers, process it with a tub grinder or chipper on the rear of the lot, and stockpile finished mulch and wood chips in the front of the property for pickup. He said typical loading would occur during normal business hours, with heavier activity in the landscaping season and “not every day.”

Staff questions and technical advice given to the applicant included: - Septic/wastewater: county health staff explained septic setbacks and approval requirements, noting a shallow water table could make an in-ground septic field infeasible and that the state now allows permanent holding tanks as a limited option. Staff warned that permanent holding tanks require a contract with a licensed wastewater hauler and ongoing pumping receipts be filed with the health department. - Stormwater and drainage: planners said the county will expect a stormwater review that demonstrates the project will not increase runoff to downstream neighbors or the roadside swale; changes to the site’s impervious cover must be documented in future submittals. - Driveway/culvert and access: the applicant had already applied for a driveway permit and reported installing a larger culvert than shown on application materials; the county highway engineer advised that heavy-truck use may require more durable culvert material and a commercial-standard driveway design. - Nuisance controls: staff flagged potential dust, noise (from chippers/grinders) and hours-of-operation as topics the BZA is likely to probe. Visual buffering and storage containment (concrete storage bins) were discussed as mitigation.

Staff repeatedly recommended the applicant delay major investments (for example building pads or permanent structures) until after a successful BZA outcome and until soils, septic, drainage and access constraints are fully characterized. Crilly said he was seeking a use variance and, if not approved, would then consider other options for the property including rezoning.

The county also warned the applicant that the placement of any septic field would impose restrictions on nearby stockpiles and storage (setbacks to a septic field are required by code), and that wells on adjacent properties could require larger separation distances for nonresidential septic systems. Staff offered further one-on-one pre-application assistance and directed Crilly to coordinate with the health department and county engineers.

Ending: Staff closed the informal review by listing the technical topics BZA members are likely to ask about — sanitary/wastewater, stormwater, traffic/access, pollution/noise, hours of operation and compatibility with neighboring parcels — and reiterated the Sept. 17 BZA hearing date and the department’s recommendation that the applicant prepare a site development package and technical studies before that hearing.