Fortville BZA approves variances to allow contractor warehouse at 1200 East Broadway

The Fortville Board of Zoning Appeals on June 26 approved two variances that will allow Property Pros and Earthworks Outdoor to build up to two metal contractor-warehouse buildings at 1200 East Broadway.

Adam Zachlakowski, Fortville planning and building director, told the board the site is zoned Residential 3.5 but has an existing contractor-storage history and that staff’s analysis found no evidence the requested use variance or the development-standards variance would injure public health, safety or adjacent property values. He recommended approving both variances with conditions for screening and compliance with industrial-light development standards.

The board voted 5-0 to approve the use variance to permit a contractor’s warehouse and then voted 5-0 to approve the development-standards variance allowing metal buildings in the residential district. The motions and seconds were recorded in the proceeding but the transcript does not identify which board member made each motion or second.

Joshua Springer, owner of Property Pros Land Management, said the request is a concept-level approval needed to secure bank financing and that detailed elements — drainage, lighting, parking and building elevations — will be reviewed later by the Plan Commission. “The banks are requiring that we get approval to do something outside of this before they’ll even consider talking to us about the project,” Springer said.

Eric Rector, owner and president of Earthworks Outdoor, said the company wants enclosed storage to protect equipment and to be a positive presence in Fortville. “We really like the Fortville area for our business. It’s a good central location,” Rector said, adding the operation is not retail and he does not expect large customer traffic at the site.

Neighbors raised concerns about noise, lighting, access and drainage. Jennifer Westfall, whose house overlooks the property, said residents already “hear a lot of noise, see a lot of light” and asked whether large equipment turns would create repeated backing and idling near homes. A signed remonstrance from resident Chris Fischer urged mature plantings or a larger grassy berm and asked that new development avoid light pollution and additional negative impacts on adjacent yards.

Staff recommended conditions intended to address those concerns: approval limited to a maximum of two buildings (additional buildings would require further BZA approval); compliance with industrial-light development standards for the project; and installation of a Type 3 buffer yard along the west property line. Adam Zachlakowski explained the Type 3 buffer standard requires, among other specifications, two broadleaf deciduous canopy trees and two evergreen trees per 50 feet of boundary, shrubs planted along 50% of the length with shrubs a minimum 24 inches tall at planting, and a minimum buffer height of 8 feet.

Town attorney Alex (participating online) suggested an alternative approach to any berming the board might require: “Another option is to make that subject to approval to drainage calculations by the county drainage board,” he said, to avoid creating adverse drainage impacts.

Zachlakowski and board members emphasized that many details — exact access geometry, paving surface, lighting design, detention/retention and building elevations — will be handled at the Plan Commission site-plan review if the BZA approves the use. Zachlakowski noted full-cutoff lighting is required under the zoning ordinance and that Plan Commission review will be required for the technical elements.

The board’s approvals carry staff conditions and the petitioner must return to the Plan Commission with concept landscaping, lighting, parking and building elevations. A separate public-notice process and mailing will be required for that meeting; staff said mailings are required at least 10 days in advance.

The meeting concluded after the votes, and the BZA adjourned at 7:26 p.m.