Planning commission defers Alcorn townhome preliminary plat, keeps PUD amendment in play
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Summary
Developers seeking roughly 150 townhome units north of Walmart asked for conditional approval while awaiting a traffic study; the planning commission deferred the preliminary plat 90 days but discussed and recommended a related Cedar Glade PUD amendment that would realign roads and preserve infrastructure sequencing.
The Shelbyville Planning Commission on Dec. 20 deferred action for 90 days on a preliminary plat for a high-density townhome project proposed by developer David Alcorn and represented by Saint John Engineering. The developer requested conditional approval for a roughly 12.57-acre R-4 site north of the Walmart center, saying a traffic study ordered in November had not yet been returned.
Staff told commissioners the project meets most design and bulk standards but that traffic analysis remains outstanding. Staff also said the development would be contingent on a concurrent PUD (planned unit development) amendment for Cedar Glade and on completion of Cedar Glade Phase 2 to provide necessary infrastructure, a self-imposed sequencing constraint the developer agreed to. Developer David Alcorn said the traffic study has been in process for months and that he needs approvals to meet financing and closing deadlines; he asked the commission to allow a conditional approval subject to the forthcoming study.
Commissioners repeatedly pressed for the traffic study to be submitted before final approval. One commissioner said the commission has set a precedent over the last year of requiring traffic studies up front for high-impact developments and moved to defer the preliminary plat so staff and commissioners could review the full analysis. After discussion about time frames, the commission settled on a 90-day deferral unless the applicant requests an earlier return.
Separately, commissioners reviewed a PUD amendment for Cedar Glade that is tied to this project. Staff summarized that the amendment would realign an internal road, remove 39 proposed townhome units fronting Cedar Glade and convert those parcels to two commercial lots, and provide water and sewer extensions toward Victory Park. Staff recommended a favorable recommendation for the amendment without conditions. Commissioners discussed infrastructure sequencing and the desire to see the traffic study inform any final plats.
The deferral leaves unresolved a key question for the developer: whether proposed access and any turn lanes required by the traffic study will require plat amendments or design changes. The developer and staff said they would return with the traffic study and any technical revisions to the plat or PUD as needed.