Brownsburg commission sends unfavorable recommendation on Claremont Heights rezone after resident objections

The Town of Brownsburg Advisory Planning Commission on Aug. 25 voted 4‑2 to send an unfavorable recommendation to the town council on PCMA‑25‑2, the Claremont Heights Commerce Center rezone that would change parks‑and‑recreation‑zoned land to I‑1 (industrial) and C‑2 (commercial).

Staff recommended an unfavorable recommendation after reviewing five rezoning criteria — consistency with the comprehensive plan, conditions and structures in the district, most desirable land uses, conservation of property values and responsible growth — and concluding the proposed industrial zoning did not complement the future land‑use designation. Staff told the commission the primary parcel is the former Claremont Drive‑In site and that the developer proposes two industrial buildings of about 100,000 and 85,000 square feet plus commercial outlots ranging from about 3,000 to 9,600 square feet.

Applicant representatives said the proposal intentionally targets smaller “shallow‑bay” or flex industrial space that they described as suitable for local contractors and small manufacturers rather than the very large logistics warehouses elsewhere in the corridor. Tim Oakes, attorney for the applicant, and Conrad Jacobs, a principal with Affinity, told commissioners the project team conducted an open house and had added a list of use restrictions to address compatibility concerns.

Multiple nearby residents spoke at the hearing and urged denial or stronger conditions. Tara Roth, a neighborhood resident, said the community would be “surrounded by warehouses” and expressed worry that the project would reduce home values. Marybeth Gurgel Christiansen and Antoinette Bryant cited traffic during large Raceway Park events, the presence of semi‑trucks, light pollution and potential loss of a tree buffer. Talita Harrison highlighted recurring drainage problems on County Road 1025 East and said she sees semis using that road despite existing “no semis” signage.

In response the applicant agreed to several commitments on the record: the driveway access to County Road 1025 East would be gated and used for emergency access only, with a Knox padlock or Knox key switch per direction of the Brownsburg fire marshal and the 2014 Indiana Fire Code (675 IAC 22‑2.5, §503.6); the applicant said they would preserve a 30‑foot northern strip and investigate potential drainage solutions and outfalls during development; they agreed to market an indoor recreational tenant space for four months before opening that portion to other uses; and they proposed building‑height limits (applicant said the proposed exhibit shows a highest point of about 24 feet and agreed to a 20‑foot clear height commitment if requested). The applicant also said exterior lighting would be wall packs directed downward.

Despite those commitments, staff’s recommendation and several resident objections, the commission moved and voted to send an unfavorable recommendation to the town council. The motion passed 4‑2. The commission recorded the unfavorable recommendation for the council and closed the advertised public hearing.

Next steps: the record and the commission’s recommendation will be forwarded to the Town Council, which will consider the rezoning request and any commitments or conditions the council chooses to adopt.