Planning commission recommends Auburn Ridge West rezone to R2 after developer trims plan to 90 lots

The Town of Brownsburg Advisory Plan Commission on May 28 voted to recommend that the Town Council approve a zoning map amendment to permit the Auburn Ridge West subdivision, a 64-acre proposal to rezone land from agricultural (AG) to R2 and to proceed with up to 90 single-family lots under the applicant's stated commitments.

Staff told the commission the proposal is largely consistent with the town’s comprehensive plan for single-family detached housing and with the new Unified Development Ordinance (UDO). The applicant, Mi Homes, presented a revised plan that reduced the unit count from an earlier 118-home version to 90 lots and increased per-home road contributions. Jonathan Isaacs, director of land acquisition for Mi Homes, said the redesign creates larger homesites — he described an average lot size of about 15,918 square feet — and places 56 of the 90 lots south of a creek in a more rural, lower-density configuration.

The developer reported several financial and design commitments: increasing the previously offered $2,780 per home road contribution to $3,000 per home for the 90-lot plan; retaining approximately $467,000 collected from Auburn Ridge Phase 1 and adding an estimated $270,000 from Auburn Ridge West (a combined total of about $740,000 that the developer and staff said can be used on road improvements in the area); and constructing a substantial connector roadway to meet the town’s thoroughfare standard, including a deeper pavement section and a 10-foot sidewalk. The applicant also described a potential land swap and right-of-way reservation to accommodate a future roundabout and said it will pursue any required plat waivers rather than treating a no-connection to Tilden Terrace as a guaranteed outcome.

Commissioners and staff emphasized that Tilden Road is a county road and not currently under town control; staff and multiple commissioners said the town would coordinate with the county on any improvements. Staff also noted the project would be subject to the UDO’s platting and development plan review, including a required traffic study at the plat stage and additional sanitary sewer and fire-department review. The applicant acknowledged that a plat waiver to avoid tying into Tilden Terrace is a plat-stage request, not a rezone decision.

Public comment at the hearing included objections and support. Resident Emily Simmons (5964 Autumn Trail) urged commissioners to defer approval, citing what she described as persistent traffic and safety problems on Tilden and nearby routes and disputing the developer’s price projections, citing county property records showing a lower recent average sales price in Auburn Ridge. Gary Avery (579 Kingfisher Drive) echoed traffic and infrastructure concerns and said the area lacks nearby retail and services. By contrast, Greg Halswold (Tilden Sunset Drive), an adjacent property owner, said he supports the project and welcomed the development.

Mi Homes and its traffic consultant said the project’s traffic impact study included approved and pending projects in the area and a standard growth projection, and that the developer’s contributions would increase the town’s local share for seeking future grant funding (for example, MPO funding). The developer also acknowledged an existing driveway and property at an intersection that may need relocation if a future roundabout is constructed; the developer said it had attempted to negotiate with that property owner and had established a safe interim driveway configuration.

Following the public hearing, Commissioner Dorman moved that the commission forward a favorable recommendation to the Town Council for the rezoning (PCMA-25-1) with the conditions recommended by staff, including the applicant’s commitments and the clarified lot-number adjustments provided in the meeting packet. The motion was seconded; the commission conducted a roll call and the motion carried.

The commission’s recommendation is advisory; the rezone must be considered and acted on by the Brownsburg Town Council. Staff noted several items — stormwater, sanitary sewer improvements, fire-department access, and any required plat waivers — will be addressed at the primary plat and development-plan review stages.

Votes at a glance — Auburn Ridge West rezone (PCMA-25-1): Commissioner Dorman moved for a favorable recommendation with staff-recommended conditions; motion seconded and the commission recorded a majority in favor at roll call and the motion carried (final council action pending).

The commission closed the advertised public hearing and moved on to a mid-year UDO text amendment hearing later in the meeting.