Zionsville board approves variances for Learning Experience childcare on Michigan Road; technical reviews to follow

The Zionsville Board of Zoning Appeals approved four development-standards variances Nov. 6 to permit construction of a Learning Experience (TLE) childcare center at 11695 East 550 South in the Michigan Road overlay district. The project is a proposed two-story, roughly 10,880-square-foot facility with an associated parking area.

The petition requested: 1) elimination/modification of foundation plantings along the north building elevation and substitution of planting outside proposed safety fencing and sidewalks; 2) reduction of the overlay’s two-acre minimum lot-size requirement for nonresidential uses to permit development on a 1.29-acre parcel; 3) reduction of the front setback along U.S. 421 (Michigan Road) from 30 feet to 7 feet; and 4) reduction of the required 30-foot greenbelt along U.S. 421 to 7 feet.

Planning staff supported the lot-area variance — noting that the parcel as platted cannot meet the 2-acre overlay requirement and that similar nearby commercial developments had been built on parcels that effectively reduced the applicability of the minimum acreage standard — but did not support some of the setback and greenbelt deviations or the foundation-planting modification, arguing that design alternatives existed. "While staff is supportive of reducing the lot area, we do not believe the setback and greenbelt reductions are necessary for the property to yield a reasonable return," Jonathan said during the staff report.

Representatives for the petitioner (Agent Development Group / DeMeo Retail) and the franchise operator said TLE’s site and operational model require a fenced, secure play area, short walking routes for children and parents, and sufficient parking for staff and rolling drop-off/pick-up operations. Brian Foxworthy of the development team said TLE staff and execution standards require a fenced play area and that the franchise sought a site with easy east-west access along Templin/Michigan for its customer base.

Neighbors raised traffic concerns at the Templin/Michigan Road intersection during public comment, citing existing congestion during peak hours; petitioner and engineer said access will be managed and that more detailed traffic and technical review will be done at the development-plan and technical-advisory-committee stages. "There are two current curb cuts to the site … the plan would provide write-in/write-out control for safety," engineer Brian Kilmer said.

After board discussion, the BZA approved the four variance requests. The approvals preserve the ability of staff and the plan commission to require additional technical studies (traffic, stormwater, fire access) and specific changes during the development-plan stages. The board’s action allows the project to proceed to detailed site-plan review where engineering, circulation and safety issues will be addressed.