Our Concerns

Our opposition to the development is rooted in five main concerns: zoning requirements, pedestrian safety, traffic, responsible growth, and preservation of local wetlands and wildlife.

The 2021 R-3 Zoning Conditions

When the property was rezoned to R-3 in 2021, the Advisory Plan Commission (APC) approved the request with nine specific and binding conditions. One of those conditions requires that any Preliminary Plat remain “in substantial compliance with the Concept Plan considered with the Rezone.” That original Concept Plan, submitted by Lennar, included a traffic bridge connecting the east and west sides of the development, with primary access onto SR 267. Traffic flow, pedestrian safety, and overall circulation were evaluated with that bridge in place.

Under the Brownsburg Unified Development Ordinance, zoning conditions exist to protect public health, safety, and general welfare. In 2021, those considerations were closely tied to the bridge connection. The APC — and the surrounding community — have not yet had the opportunity to evaluate R-3 zoning for this property without the inclusion of a traffic bridge.

The current APC staff report describes the new proposal as only “as consistent as possible” with the Lennar Concept Plan. This language indicates that the proposal is not substantially compliant and therefore does not satisfy a key condition of the R-3 zoning placed in 2021.

Pedestrian Safety

The proposed development lacks sufficient pedestrian infrastructure, particularly sidewalks, shoulders, and other protections on 800 North, 650 East, and within the Windridge neighborhood. This poses risks to walkers, runners, cyclists, and families. The originally proposed bridge across White Lick Creek would reduce reliance on county roads and prevent informal trail creation that could damage wetlands, but it has now been removed from the APC's approval requirements without a clear rationale.

Brownsburg’s own ordinances require sidewalks and pedestrian networks in R-3 developments because the town recognizes that higher density creates pedestrian vehicle conflicts.

Yet this plat connects a Town regulated R-3 development directly into Windridge, a neighborhood outside Town limits with no sidewalks. While this may be technically allowed, and we understand Brownsburg has no jurisdiction over Windridge, it shifts the safety risks the Town acknowledges and mitigates within its own jurisdiction into an area that does not meet those same standards.

Increased Traffic

Existing roads, especially 800 North and southbound 267, already experience gridlock, which will worsen with new development traffic. The developer has stated in previous APC meetings that each home will likely have three car garages, and it is unclear if the current traffic study accounts for this.

The November 2025 traffic study states that the intersection of 800 North and 267 will experience operational issues unless dedicated left- and right-turn lanes are constructed. To date, the public and the APC have not seen any specific or enforceable plans for the required intersection improvements. How long do turn lanes need to be in order to solve the issue? Is the county going to allow these improvements to happen? There are currently utility junctions at this intersection – how will they affect plans to improve the intersection? These are all questions that lack meaningful answers.

Responsible Growth

Responsible growth means ensuring that infrastructure, safety, and access are addressed before large-scale development is approved. Roads, intersections, sidewalks, and emergency response capacity must be able to safely support additional traffic—especially in areas with children, pedestrians, and existing residential neighborhoods. Growth that funnels high volumes of traffic into roads never designed to handle it places residents, first responders, and motorists at unnecessary risk. True responsible planning prioritizes public safety and long-term community well-being over speed or convenience. Growth should strengthen a community, not strain it or make it less safe.

Wetlands & Wildlife

The west parcel is hilly, adjacent to White Lick Creek, and near wetlands, making it environmentally sensitive. The developer has cited wetland protection inconsistently, and the project could pose threats to wetlands and local ecosystems if not properly mitigated, particularly given the removal of the bridge that could have reduced erosion and wetland disruption.