Town of Brownsburg Comprehensive Plan Changes

Stay informed, my friends! Brownsburg Town Council is proceeding with significant changes to the Town of Brownsburg Comprehensive Plan and Unified Development Ordinances that will affect all residents. The primary goal of this website is to make sure that all residents stay informed and have opportunities to express their opinions to Town Council as changes are made to allow for increased industrial development. While we know that our beloved Brownsburg will evolve over time, we want to protect its future from abuse due to short-term planning goals and outside influences.

The message was sent loud and clear with Project Aisle that this version of Brownsburg government (Town Staff, Town Council and appointed committee members) will approve even the most absurd of industrial projects, and now here we are. We have more and more special meetings called since the standard schedule simply cannot contain the surge of industrial proposals flowing in at this time. Geez, I cannot even keep up with them all on this website anymore! It has become a full-time job.

One common method for proper development is to benchmark your plans against the best practices from other local Indiana Towns, so I thought that I would get some feedback from the Town of Pawnee. What do they think about these current industrials projects? See the results below. ☺

Results from Parks and Recreation Benchmarking Study:

Pawnee Town Council President, Brandi Maxx

Pawnee Town Council Member, Bill Dexhart

Former Pawnee Town Council Member, Leslie Knope

Unfortunately, Leslie Knope was too busy making binders to send a video, but she did inspire some new town slogans if these developments come to fruition:

  • Now entering Brownsburg, the Last Truck Stop Before Avon!
  • Welcome I2 Development!
  • Welcome I3 Development! (This hasn't been invented yet, but I am certain Town Council is working on it.)
  • Brownsburg: The Gary of West Central Indiana
  • Brownsburg: First in Friendship, Fourth in Contaminated Water Supplies
  • Brownsburg: When You're Here, then You're Stuck in RRP Traffic for the Next 30 Minutes

***This is just an exercise to show that you can be in a state of conflict and still keep your sense of humor.***

Reasons for Opposition for I2 Zoning Adjacent to Residential:

  • The Brownsburg Unified Development Ordinances do not list I1 or I2 as an Appropriate Adjacent District to Residential. The Advisory Plan Commission is using a loophole to assume approval based on a section that includes landscape buffers between these districts. Yes, it might hold up to a legal argument, but is it ethical? Buffering industrial zones from residential areas is at the heart of every basic development planning ordinance.  
  • It shows an absolute lack of care for the adjacent residents of Brownsburg. These residents will be forced to adapt to the traffic, noise, light and vibration interference from these trucking facilities directly across the street from them. While public waterparks and baseball fields sound lovely, Brownsburg citizens would never disrupt the daily quality of life of their neighbors 365 days a year/7 days a week/24 hours a day so that they can enjoy seasonal, part-time amenities during the spring and summer.
  • These developments will only breed more I2 zoning requests and approvals along Ronald Reagan Parkway, thus increasing the traffic congestion and disruption to even more adjacent residential properties.
  • It will create extreme traffic congestion due to semi-truck traffic and shift change traffic patterns on Ronald Reagan Parkway & I-74. Ronald Reagan Parkway & Connector Road and US 136/Crawfordville Road. If you need validation for this opinion, try visiting Whitestown during a shift change. Amazon Warehouse employees report 30-90 minute delays to simply vacate the immediate vicinity during shift changes.
  • A high intensity, concentrated industrial park positioned in the very "front yard" of the Town of Brownsburg will forever change the character of our area. While this project may finally get our town to become a "real city", it will be a city with a poor reputation and decreasing demand for single-family residential growth.
  • Elected Town Council members and compensated Town Staff members continue to show support for these projects during the advertised Public Hearings. There are no "checks and balances" in this process, and it seems especially vulnerable to corruption.

How You Can Participate:

  • Attend the Town of Brownsburg meetings at Town Hall to make sure that your voice is heard.
  • Please share your opinions with Brownsburg Town Council at towncouncil@brownsburg.org. If you would like your email to become an official part of their meeting packets or read aloud during the meeting (for submissions to public hearings shared after meeting packets are published), then please encourage transparency by directly stating that at the beginning of your email.
  • Keep other neighbors informed!

Current Meeting Schedule:

  • 9/23/2021 - Town Council Meeting - 7:00 PM - Town Hall - No agenda posted yet, but RRP & 400 N Projects probably scheduled for 2nd reading, 3rd reading, formal adoption and ribbon-cutton ceremony - attend so that maybe two of us can be heard!

Meeting History

  • 3/22/2021 - Advisory Plan Commission Meeting - A Miscellaneous Business agenda item includes the request by Jodi Dickey, Director of Development Services, to update the Future Land Use Map along Ronald Reagan Parkway and US 136 for commercial and industrial purposes. These recommendations will be given to Town Council for formal adomption.
  • 3/25/2021 - Town Council Meeting - First public introduction of the Scannell Properties development by Debbie Cook, Economic Development Director, for a vote on tax abatements only. Approved by Town Council 5-0.
  • 4/1/2021 - Advisory Plan Commission Special Meeting - Only item on agenda was a public hearing for rezoning Lacy Farms to HC and I2 (from C2 and PD). The APC members were tasked with voting on the recommendation level to give to Town Council. Two Town Council members are APC members, and the other three testified in favor of the recommendation. The APC voted to give a favorable recommendation to approve this rezoning request to the Town Council.
  • 4/8/2021 - Town Council Meeting - Public Hearing and Approval of Resolution for Tax Abatement for Building #1 - Town Council approved 4-0 and First Reading of Ordinance to Change the Lacy Farms area to HC and I2 with No Public Hearing - Town Council approved 4-0   
  • 4/22/2021 - Town Council Meeting - Second & Third Reading and Formal Adoption of Scannell Properties Rezoning with No Public Hearing
  • 4/26/2021 - Advisory Plan Commission Meeting - Approval of Findings of Fact and Reports of Determination confirming Lacy Farms I2 Zoning Change and Administrative Filing for the Ronald Reagan Logistics Park Final Plat - A critical part of this meeting was a "Comprehensive Plan Homework Check" as the APC members transform the zoning plans of our area. This section of the meeting seems to be missing from the swagit video. If you have any questions regarding the content of the meeting, I would recommend emailing Jodi Dickey.
  • 5/13/2021 - Town Council Meeting - Topics discussed included both who could participate and IF a citizen advisory panel would be considered when changing the Comprehensive Plan.
  • 5/13/2021 - Email sent to Town Council, Town Manager and Director of Development Services opening the door to negotiations to de-escalate the conflict about industrial zoning. Requests included increased buffers between incompatible land uses and an agreement that elected government officials and paid Town staff should not testify in open public hearings. Requests were ignored.
  • 5/24/2021 - Advisory Plan Commission Meeting
  • 5/24/2021 - Formal appeal filed with Hendricks County to overturn the I-2 rezoning of Lacy Farms property for Scannell Development
  • 5/27/2021 - Town Council Meeting - Tax Abatement approval for (3) industrial warehouses at Ronald Reagan Logistics Park
  • 6/9/2021 - Public Input Meeting - Thanks to all who came out to share your feedback with Town Staff members about the industrialization of our Town.
  • 6/10/2021 - Town Council Meeting - Proposed 1st Reading of adding light industrial for Bulldog Business Park adjacent to Creekside Commons residential area - Town Council in favor 5-0
  • 6/14/2021 - Board of Zoning Appeals Meeting - Yet another industrial development going through the process, this time at Northfield Drive Business Park. This one is asking for variances to both exceed the size of I-1 zoning AND to reduce the buffer standards between I-1 and residential. So, technically, an I-2 development with less than I-1 buffer requirements. While this location is more appropriate for industrial uses, this is a frightening example of where lines can become blurred between very clear UDO definitions and requirements. Elected Town Council member Ben Lacey testified in support, as well as Town Manager, Jeffrey Eder... Economic Development Director, Debbie Cook... Interim Indiana Secretary of State, Jim Staton. And just listen to the commission get scolded by government employees and corporate stakeholders on video when the vote is delayed for more information. This is a clear sign of how motivated both the Town Council and Town Staff are to industrialize under any and all conditions (and in a hurry).
  • 6/24/2021 - Town Council Meeting - Advertised Public Hearings for tax abatement approvals for (3) warehouses ranging in sizes from 156,000 - 561,600 square feet in Ronald Reagan Logistics Park - Town Council approved all 3 tax abatements 4-0, as well as approving I1 adjacent to Creekside Commons residential area
  • 6/28/2021 - Advisory Plan Commission Meeting - Approval of Findings of Fact for Ronald Reagan Logistics Park Primary Plat and two additional industrial zoning public hearings
  • 7/6/2021 - Redevelopment Commission Meeting - Closed Meeting to conduct interviews and negotiations with industrial or commercial prospects
  • 7/8/2021 - Town Council Meeting - First Reading of Industrial I1 project directly adjacent to residential on Northfield Drive & US 136 - All voted in favor - 2 additional I1 projects supported by Town Council
  • 7/19/2021 - Advisory Plan Commission Special Meeting - Open Meeting for Public Comments on Comprehensive Plan Updates - Meeting was not recorded, and it was continued as resolutions could not be reached 
  • 7/22/2021 - Town Council Meeting - New Industrial Development for 400 N/Airport Rd for tax abatement approval - All voted in favor, 2nd & 3rd & Final Adoption of Industrial project on Northfield Drive & US 136 adjacent to residential - All voted in favor
  • 7/26/2021 - Advisory Plan Commission Meeting - "Project Pineapple" Development Plan Review with NEW added entrance/exit on CR 1000 directly across from residential driveways - All voted in favor of DPR
  • 8/12/2021 - Town Council Meeting - Approval of the 2022 Strategic Plan with the "vision" of 3% Tax-base Growth
  • 8/26/2021 - Town Council Meeting - Tax abatement requests for I2 development on RRP & E CR 400 N - all voted in favor
  • 8/30/2021 - Advisory Plan Commission Meeting - Topics include I2 rezoning for Clermont Heights (adjacent to residential) and I2 rezoning for RRP & E CR  400 N - Commission was unable to complete the agenda during the FIVE HOUR meeting, but both rezoning motions ended up with "no recommendation" to Town Council
  • 9/9/2021 - Town Council Meeting - Public Hearing for Annexation of Clermont Heights Golf Course property for industrial development, 1st reading to rezone two parcels on RRP & E CR 400 N to I2 High-Intensity Industrial with final readings with NO PUBLIC HEARING listed for 9/23/21 - Citizens attending the meeting were limited to 2 pro/2 against in order to participate under citizen comments
  • 9/15/2021 - Board of Zoning Appeals - 2 industrial buildings adjacent to residential asking for buffering accommodations

Brownsburg Published Documents on Development Guidelines

We encourage all Brownsburg citizens to learn more about the Brownsburg Guidelines through the following resources:

Know the Players & Share Your Thoughts:

Why Should All Brownsburg Residents Be Concerned?

This industrial focus will change the character of our entire town. Anyone living next to open land should be concerned about exactly what this version of Brownsburg government will do to get their 3% tax base. Their primary focus seems to be on property owners who are currently selling out instead of all the new residents buying in. And when has more money had a long-term positive impact on an entity that has a track record of difficulty managing their budgets? How sad will it be that the 3% sell out only cleans up the financial mistakes from the past? Or they experience the same financial issues 10-15 years from now when these trucking facilities relocate as the tax abatements expire? The costs of this plan outweigh any potential benefits or amenities, and we really don't want this as our new welcome sign:

Disclaimer: The webmaster is opposed to industrial development adjacent to residential and in favor of all Parks and Recreation references. Learn more about the sign above through this video.