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BZA grants use variance for auto-repair shop on State Road 144 with conditions
Summary
The Morgan County BZA approved John Ratcliffe’s request to operate an automotive repair business in an Ag zone at 5248 E. State Road 144, conditioned on hours and a 6‑foot privacy fence to address neighbor concerns about visibility and events at a nearby property.
The Morgan County Board of Zoning Appeals on Sept. 22 approved a use variance allowing an automotive repair shop at 5248 East State Road 144 in Madison Township, subject to conditions meant to limit community impacts.
Petition UDash25DashO3 was filed by John Ratcliffe, who said he already operates a repair business and wants to expand operations at his property and build a new garage at the rear of the parcel. Ratcliffe described a plan for a roughly 50-by-100-foot building with six bays and an office on the north end, and said the firm employs four people. He told the board he plans to keep most work inside the building, use gravel in outdoor parking areas to reduce runoff, and retain hazardous wastes in indoor totes that are collected by a licensed contractor (Crystal Clean).
An interested neighbor, Clay Kowalski (5168 East Tait Road), spoke in opposition not to the repair business itself but to the perceived risk of increased public activity near his property, citing festivals and other events at a nearby property known as Angel’s Acres. Kowalski said the activity at that adjacent property has included large gravel parking areas and multi-day events that attracted hundreds of cars and made his property more visible during events. He urged the board to consider the possible impacts.
In response, Ratcliffe said he had discussed the project with adjacent property owners and committed to installing privacy fencing and landscaping where needed. He told the board, “All of my business will be inside a privacy fence,” and said he would keep outdoor work and vehicles behind the fence and out of public view.
Staff recommended approval after noting the property is along State Road 144, an area the county has discussed for commercial development. The Morgan County Health Department advised that if plumbing is installed in the new building, the Indiana Department of Health commercial division must be contacted for septic requirements. The county engineer noted the driveway access is from State Road 144 (a state route) rather than a county road.
The board approved the variance with conditions: operating hours limited to 8 a.m.–5 p.m., Monday through Friday; a six-foot privacy fence to be erected on the north and west sides as needed to screen vehicles and operations; and installation of the fence within one year. The motion and second carried by voice vote; the transcript records unanimous approval and that the conditions were written into the motion.
Ratcliffe estimated the new building could be built in under a year once permits and financing are in place; he said he has been in the auto-repair business for 17 years and currently operates at 162 Taylor Street in Mooresville. The board’s conditional approval allows the business to continue while directing compliance with the stated hours, fence and applicable health/septic requirements.
