Zionsville BZA approves special exception for Autocore to blend soaps and detergents in Bennett Parkway building

The Zionsville Board of Zoning Appeals approved a special exception Tuesday allowing Autocore System to occupy about 12,000 square feet of a 30,000-square-foot industrial building at 10730 Bennett Parkway for regional service, warehousing and light manufacturing — specifically blending concentrated soaps and detergents.

Jonathan, town planning staff, told the board that although the operation’s activities most closely resemble I2 (light industrial) uses, the property is zoned I3, which requires a special exception for the proposed use. Staff analyzed the special-exception criteria and recommended approval, concluding the use would not injure public health and safety, would not adversely affect nearby property values, and would be consistent with the town’s comprehensive plan.

Ken Woodox, representing Autocore, said the company’s process blends concentrated cleaning products in stainless tanks, uses small electric mixers and produces no exhaust or off‑gassing that would leave the building. "We're not going to bring those [noise, odors, trash] to your community here," Woodox said, describing the operation as enclosed, low-traffic and staffed during standard business hours.

The petitioner said the facility would have no outdoor storage, would not be open to the public, and would primarily support service vans that depart in the morning and return in the evening. Woodox added the company typically employs about 14 people at similar regional hubs nationwide.

After brief technical questions about ventilation and wastewater handling, a board member moved to approve docket 2026-05-C and the board voted in favor. The motion approved the special exception as presented and adopted the findings in the staff report.

Next steps: Autocore may proceed with site-level permitting and any required building and fire reviews; staff indicated customary inspections and regulatory oversight would apply.