Hearing examiner recommends rezoning of 61.55-acre McFarland Farms site amid traffic, flood and habitat concerns

The hearing examiner recommended approval on Feb. 27 of a petition to rezone about 61.55 acres at 7500 South Sherman Drive from DA to D3, and to forward the petition to the Metropolitan Development Commission for consideration on March 19.

The petitioner’s attorney, Russell Brown of Clark Quinn, told the examiner “this petition seeks to rezone approximately 61 largely undeveloped acres to the D3 zoning classification” and described a proposed cluster subdivision that would preserve wetlands and open space while allowing new single-family lots.

Staff and the petitioner said the plan was crafted to protect wooded areas and wetlands. Kathleen (planner, Department of Metropolitan Development) told the hearing examiner that staff supports the rezoning as consistent with the city’s comprehensive plan recommendation of “suburban neighborhood” and asked for three staff commitments, including a tree inventory and wetland protections. The petitioner filed a set of neighborhood commitments on Feb. 26 covering rental limits, architectural standards and open-space management.

Neighbors urged denial or a continuance for further study. Resident Jocelyn Mappas said the development’s traffic analysis “only estimates 95 peak hour trips” and argued the study understated likely vehicle use. Resident Leslie Kuma Fontaine told the examiner, “Only 2 entrances to this development will provide emergency responders access to 130 homes, which is inadequate,” and raised concerns about ambulance response times and already-stressed EMS staffing.

Other remonstrators cited flooding and habitat issues. The opponents submitted photographic evidence of localized flooding and cited flood-risk mapping; they also referenced the Hoosier Environmental Council’s letter urging preservation. Mike Golos, campaign director with the Indiana Forest Alliance’s Forests for Indy campaign, said his group had submitted a letter expressing concerns about impacts on the urban forest canopy.

The developer presented alternative site layouts. Davis Building Group showed an initial plan with about 150 lots (roughly 2.44 units per acre, about 7,300 feet of new streets and about 16.6 acres of open space) and a revised cluster layout with 137 lots (about 2.22 units per acre, roughly 4,800 feet of streets and more than 32 acres of open space). The petitioner pledged to use the cluster plat option and to cap lots at 137; submitted commitments include a 12‑month minimum lease term for rentals, a prohibition on short‑term rentals, a minimum 20% masonry or stone on front facades and a minimum .044‑gauge for vinyl siding.

Steve Fairbock, a traffic engineer from A and F Engineering, said the traffic operational analysis was scoped with the Department of Public Works and used newly collected counts; DPW staff reviewed and had no further comments. The petitioner also supplied a wetland study and a bird‑nesting inspection that found no evidence of bald eagle nests.

In closing, the hearing examiner noted the project’s long history of neighborhood outreach and the strong emotions that accompany change to long‑held open land. Citing consistency with the comprehensive plan and the protections offered by the cluster approach and the written commitments, the examiner said she would recommend approval of the rezoning to the Metropolitan Development Commission on March 19.

The commission will make the final decision; the hearing examiner’s action is a recommendation, not a final permit or plat approval.

Votes at a glance: The hearing examiner recommended approval and will forward the petition to the Metropolitan Development Commission for final action on March 19.

What’s next: If the MDC adopts the hearing examiner’s recommendation, the development would proceed to the subtler engineering, platting and permitting steps, which will include additional reviews of drainage, tree preservation and stormwater management.