Planning commission conditionally approves Astral Heights daycare despite neighborhood traffic concerns

The Zionsville Planning Commission voted May 18 to conditionally approve a development plan for a 10,880‑square‑foot, two‑story daycare proposed by Astral Heights LLC, despite opposition from nearby residents who warned the project could send traffic into adjacent neighborhoods.

The commission’s approval, made by roll call vote, was conditioned on staff findings, resolution of outstanding engineering items and recordation of the petitioner’s commitments, including the developer’s agreement to fund a median on Templin Road if the town’s Department of Public Works (DPW) determines one is necessary within two years after the certificate of occupancy.

Why it matters: The site sits at the corner of Michigan Road and Templin Road and is zoned for commercial use with four variances previously granted by the Board of Zoning Appeals. Neighbors and the Chelsea Park Homeowners Association told the commission they fear that, even with changes such as a wooden guardrail and architectural revisions, the project will push vehicles to make U‑turns and use small residential streets to turn around, creating safety risks for children and residents.

Staff presentation and petitioner commitments: Town staff described revisions made since the April 20 meeting, including drainage and sanitary fixes, added dormers and horizontal banding on elevations, a wooden guardrail along Michigan Road and removal of a proposed median on Templin Road. Petitioner counsel Kyle Resiteritz told the commission the developer will agree to the DPW’s request that the developer fund a median if DPW shows one is needed within the first two years of occupancy, after which the town would assume responsibility. “The commitment here is a monetary obligation. Within the first 2 years, it’s on the developer,” Resiteritz said.

Neighborhood opposition: Attorney Roger Burrows, representing the Chelsea Park Homeowners Association, urged the commission to reconsider based on traffic and safety concerns, saying the project “will result in cars making U turns and having to go into other neighborhoods, namely Chelsea Park, as well as Zion Lane.” Burrows said the HOA retained a traffic engineer and asked that the commission hear technical testimony; commissioners declined to reopen the public hearing but allowed him five minutes to present remarks.

Legal context and deliberation: Commissioners and staff emphasized that if a proposed use meets the zoning ordinance and required conditions, the commission’s action on a development plan is ministerial and denial could raise legal risk. As the chair put it during deliberations, “if it meets the zoning ordinance, we’re obligated to approve that project.” Commissioners nevertheless pressed on mitigation measures and DPW monitoring. Several asked whether alternatives such as staged drop‑off or site circulation tweaks could reduce neighborhood impacts.

Vote and next steps: The motion to approve was moved and seconded and passed on roll call, with recorded votes: Mary Popper — Aye; Jim Hurst — Aye; Kendrick Davis — Nay; Josh Fedor — Aye; Craig Melton — Aye; Brad Johnson — Aye; Nikki Fanelli — Nay. The approval is conditional on resolving remaining staff and DPW review items and recording the commitments noted in the staff packet. The developer may be required to return to staff with the required technical documentation before permits are issued.