Zionsville BZA denies warehouse/storage use variance tied to proposed equestrian center

The Zionsville Board of Zoning Appeals voted to deny Docket 2026-15-UV, a use-variance request to permit a warehouse/storage use on a 25-acre parcel planned to include an equestrian arena and storage barns. Planning staff recommended denial, saying the request did not meet several required findings, including that the need for the variance arises from a condition peculiar to the property and that the variance would not interfere with the comprehensive plan.

Petitioner Andy Newton told the board the project is intended as a small, family-run equestrian center supplemented by storage buildings "to allow people to store RVs, boats, whatever they need to store and not go to other communities." He said the storage buildings were designed to resemble barns and that he had proposed voluntary commitments limiting operations and prohibiting hazardous materials. Neighbors, however, pressed concerns that the storage component was commercial in nature and would set a precedent for similar requests in agricultural zoning. "Since no zoning hardship exists, this sets the precedence for future variance requests for business entities," said neighbor Beth Haines, who also questioned long-term plans if the equestrian operation falters.

Board members repeatedly returned to two legal questions: whether the hardship tests under the zoning code were satisfied and whether the requested warehousing would be consistent with the town's agricultural master plan. After deliberation, a motion to deny carried on a recorded vote; the clerk recorded four ayes and the petition was denied. The petitioner may pursue further land-use review or revision to the proposal, but the board's decision means the proposed storage component cannot proceed as presented.