Embedded Files
In the 2019 calendar year, the Shelbyville Plan Commission heard a total of 26 petitions, with almost a third of these (9) being for Site Development Plan approval. The total number of petitions is up from the 22 in 2018. Throughout the entire year, the staff took every opportunity available to review best practices and discuss current and future department policies to ensure that the City’s development process is constantly evolving and improving.
The map below shows where the 26 petitions in the City of Shelbyville geographically occurred.
Source: City of Shelbyville, IN
Role of the Plan Commission
Role of the Plan Commission
Source: Indiana Citizen Planner's Guide, Indiana Chapter of the American Planning Association
In Indiana most plan commissions devote much of their time to considering petitions which require commission recommendation or decision. This guide offers advice on how to make those recommendations and decisions without losing sight of the commission's broader purpose and how to function effectively within the law. Serving on a plan commission is a difficult job and an important responsibility. Doing the job well involves more than showing up at meetings. It means learning about planning, about your community, listening to citizens, visiting sites involved in cases before the commission, and perhaps serving on subcommittees.
The primary duty of the plan commission is to develop and recommend to the legislative body a plan for the future of the community. This plan should form the basis for the commission's decisions and recommendations (see Chapter 7, Comprehensive Plans). Unfortunately, few plan commissions succeed in making the overall plan their top priority. Constant pressures from property owners and developers command the commission's attention, and most meeting time is spent making recommendations on rezoning requests and decisions on subdivision proposals. Many commissions also find it difficult to adhere to the plan when they are confronted with a hearing room full of people advocating a position inconsistent with the plan.
Some commissions confuse the zoning ordinance with the plan, but the zoning ordinance is distinct from the plan. In Indiana, as in most other states, the law requires the community to adopt a plan before it adopts a zoning ordinance. This provision is sensible; the community should not adopt regulations until its citizens have decided on the goals they want to accomplish with those regulations.
Source: The Shelbyville News
Table of Contents
2019 Plan Commission Petitions
2019 Plan Commission Petitions
PC 2019-01: Comprehensive Plan Update
PC 2019-01: Comprehensive Plan Update
This Comprehensive Plan Amendment petition was made by the City of Shelbyville, and on 1/28/2019, with the final decision being a Favorable Recommendation. The City of Shelbyville was approved to adopt an update for the Comprehensive Plan. This was greatly accepted by the Common Council and will help establish a unified plan to recognize and address the growth and development within the City of Shelbyville.
Source: City of Shelbyville, IN
PC 2019-02: Park Impact Fee Study
PC 2019-02: Park Impact Fee Study
This Impact Fee petition was made by the City of Shelbyville, and on 2/25/2019, the final decision was a Favorable Recommendation with Conditions. The Planning and Building Department worked with a consultant to complete a park impact fee study. The study identified the level of burden new housing places on the existing park system and determined a fee that new residential development should pay to help maintain and expand the existing park system.
Source: City of Shelbyville, IN
PC 2019-03: Twin Lakes Apartments Replat
PC 2019-03: Twin Lakes Apartments Replat
This replat petition, located at 1825 Wichman Lane, was made by Twin Lakes Apartments LLC and heard on 2/25/2019. The applicant was requesting to split a parcel with existing apartments into two separate parcels for future duplex development.
Source: twinlakes-apartments.com
PC 2019-04: Nolley Rezone
PC 2019-04: Nolley Rezone
This rezone petition made by Rob Nolley was was heard on 4/10/2019, and was a Favorable Recommendation by the Plan Commission. The original zone of this property was Business General (BG) and was requested to be rezoned to Single Family Residential (R1). The intention was to allow for a more appropriate selling opportunity for an interested buyer, and was unanimously voted to forward a Favorable Recommendation.
Source: realtors.com
PC 2019-05: Tindal Drive Replat
PC 2019-05: Tindal Drive Replat
This replat petition made by the City of Shelbyville was heard on 4/10/2019, and held a final decision of Approval. This case was part of petition for the City of Shelbyville to replat and split up this parcel into five separate parcels. It was commonly used agricultural land for years but has since been sold to Greenleaf Foods to construct a plant based protein food manufacturing facility.
PC 2019-06: YMCA Rezone
PC 2019-06: YMCA Rezone
This rezone petition made by Major Health Partners was heard on 5/28/2019, with a final decision for Favorable Recommendation. The petition was a formal recommendation to rezone roughly 4.99 acres. The rezone going from its original zone of R1 – Single Family Residential to the Intelliplex PUD Medical Campus zone for the future home of the YMCA.
Source: Major Health Partners
PC 2019-07: Hoosier Energy Substation - SDP
PC 2019-07: Hoosier Energy Substation - SDP
This Site Development Plan petition by Hoosier Energy was heard on 5/28/2019, and came to an Approval with Conditions as a final decision. Hoosier Energy proposed a Site Development Plan to create an electrical substation to serve new industrial customers in the City of Shelbyville. The facility will involve three separate electrical utilities including Duke Energy, Hoosier Energy, and Rush-Shelby REMC.
Source: City of Shelbyville, IN
PC 2019-08: Twin Lakes - PUD Revision
PC 2019-08: Twin Lakes - PUD Revision
This PUD Revision petition created by D.R. Horton – Indiana LLC, d/b/a Westport Homes was heard on 5/28/2019, and received an Approval decision. This is in cohesion with PC 2019-11 and is another step to revise the Planned Unit Development for Twin Lakes. This specific revision involved building out the rest of the property with single family residential homes.
Source: Westport Homes
PC 2019-09: Greenleaf Foods - SDP
PC 2019-09: Greenleaf Foods - SDP
This Site Development Plan petition made by Hixson Inc. was heard on 6/24/2019, and gained Approval by the Plan Commission. This project is a Site Development Plan submission for the approval of a new plant-based protein production facility through Greenleaf Foods SPC. This is a large project, making up around 57 acres throughout the entirety of the site. This also coincided with PC 2019-05, as this land was previously replatted for this purpose.
Source: Greenleaf Foods
PC 2019-10: Park's Department Maintenance Building - SDP
PC 2019-10: Park's Department Maintenance Building - SDP
Shelbyville Parks and Recreation created a Site Development Plan that was heard on 6/24/2019, and had received an Approval with Conditions decision by the commission. This site resides at the location of Blue River Memorial Park. The Park Board has slowly expanded recreational amenities at this facility, and had submitted a Site Development Plan for a new maintenance building
Source: City of Shelbyville, IN
PC 2019-11: Twin Lakes Estates Section II & III - Preliminary Plat
PC 2019-11: Twin Lakes Estates Section II & III - Preliminary Plat
This petition, located at approximately 1400 S Amos Road, was made by D.R. Horton – Indiana LLC, d/b/a Westport Homes and was heard on 7/22/2019 receiving an Approval with Conditions decision. This Preliminary Plat was another step taken for the development of Twin Lakes. PC 2019-08 was used to change the boundaries of the land uses, whereas this case looked at the approval of a new plat for both Phase II and Phase III of the neighborhood.
Source: Westport H
PC 2019-12: Hubler Storage Facility - SDP
PC 2019-12: Hubler Storage Facility - SDP
This Site Development Plan was submitted by John Haines/Tony Nicholson and is located at 2460 Intelliplex Dr. This petition was heard on 8/26/2019 and received Approval by the Plan Commission. This Site Development Plan was for a new storage facility, with this location being previously rezoned and subdivided during PC 2018-18 and PC 2018-19. The site is intended to contain six (6) self-storage facilities, equating to roughly 300 units.
Source: Space and Sites, LLC
PC 2019-13: Tindal Property Rezone
PC 2019-13: Tindal Property Rezone
This rezone petition, made by the City of Shelbyville, was heard on 8/26/2019 and received an Approval by the commission. This rezone was introduced to make the site more attractive to site selectors and development. The zone was requested to be changed from Business Highway (BH) to General Industrial (IG).
PC 2019-14: Hamilton Major - PUD - Concept Plan
PC 2019-14: Hamilton Major - PUD - Concept Plan
The Concept Plan was heard on 9/30/2019 with a decision resulting in an Approval. This site had previously been the location of Major Hospital until being torn down a couple years ago. This left the site open for new development. This PUD Concept Plan was a request by the City of Shelbyville Redevelopment Commission for an approval of new residential development.
Source: City of Shelbyville, IN
PC 2019-15: TIF Consolidation and Creation of Downtown TIF
PC 2019-15: TIF Consolidation and Creation of Downtown TIF
The TIF consolidation request was heard on 9/30/2019 and was approved by the commission. The TIF consolidation request was to combine multiple tax increment financing districts into one large district. The City of Shelbyville Redevelopment Commission designated an area known as the Downtown Economic Development Area (Downtown EDA) and approved an Economic Development Plan (Downtown Plan) for the area. The City of Shelbyville Plan Commission reviewed the Downtown EDA and the Downtown Plan and determined it conforms to the plan for the development of the City.
Source: City of Shelbyville, IN
PC 2019-16: South Tompkins Street - Rezone
PC 2019-16: South Tompkins Street - Rezone
Blue River Counseling Associates, Inc. submitted a rezone petition that was heard on 10/28/2019 and received an Approval. This was a request to rezone the former Business General (BG) property into Single Family Residential (R1). This coincides with one of the goals among the Comprehensive Plan; to return homes near downtown into residential uses.
PC 2019-17: Hamilton Major - PUD - Detail Plan
PC 2019-17: Hamilton Major - PUD - Detail Plan
This PUD Detail Plan was submitted by the City of Shelbyville for the property located at 150 W Washington. The petition was heard on 10/28/2019 and received an Approval by the commission. This is a continuation of PC 2019-14 which allowed for a concept for the PUD. This case is a more refined version of the Planned Unit Development. The PUD Detail Plan accommodates more detailed specifications in reference to the site’s development.
PC 2019-18: Isabelle Farms - PUD - Concept Plan
PC 2019-18: Isabelle Farms - PUD - Concept Plan
This PUD Concept Plan was submitted by Arbor Homes and was heard on 1/8/2019 with a unanimous Approval by the commission. This is an approximately 83+ acre site that is currently being farmed. This Planned Unit Development would include building single-family homes, and as part of the Concept Plan submission, required that Arbor Homes must provide conceptual and detail plans to be approved.
Source: Arbor Homes, LLC
PC 2019-19: Downtown Parking Garage - SDP
PC 2019-19: Downtown Parking Garage - SDP
This petition was hard on 12/30/2019 and received an Approval by the Plan Commission. This Site Development Plan is for an approval of a parking garage. The garage would be located in the Bradley Hall building, which currently sits vacant and has access to the Sears building, which is also vacant.
Source: City of Shelbyville, IN
PC 2019-20: Get Go Cafe & Market - SDP
PC 2019-20: Get Go Cafe & Market - SDP
This petition was Submitted by Giant Eagle, Inc. for the site located at 3899 N Michigan Road. THe hearing will be conducted on Februrary 24th, 2020, and there has not been a final decision before the creation of this report. This Site Development Plan is for the approval of a convenience store with fuel sales in a Business Highway district along the Interstate I-74 corridor.
Source: Kimley-Horn and Associates, Inc.
PC 2019-21: Casey General Store Preliminary Plat
PC 2019-21: Casey General Store Preliminary Plat
This Preliminary Plat was submitted by Kiernan Johnson for the site located at 1810 N Riley Highway. The hearing was done on 12/30/2019 and had received an Approval by the commission. This request was to approve a new plat to create a 3.45-acre lot for Casey’s General Store. This site had previously been multiple uses. It first contained a hotel until it was demolished in 2013 after which the Rustic Cactus retail shop was constructed. The Rustic Cactus will be demolished to accommodate the new Casey’s General Store.
Source: Kimley-Horn and Associates, Inc.
PC 2019-22: Casey General Store - SDP
PC 2019-22: Casey General Store - SDP
This Site Development Plan is in cohesion with the previous case, PC 2019-21 and received approval on 12/30/2019. This Site Development Plan is in cohesion with the previous case, PC 2019-21. This case is looking at the details pertaining to the future development of the Casey’s General Store and the site.
PC 2019-23: YMCA - SDP
PC 2019-23: YMCA - SDP
This Site Development Plan submitted by JPS Consulting Engineers for the site located at 2451 Intelliplex Drive. This case was heard on 12/30/2019 and gained an Approval from the Plan Commission. This Site Development Plan was looking at incorporating a YMCA just off Intelliplex Drive. This YMCA is to be constructed by Major Hospital. This site was previously rezoned from Single Family Residential to Intelliplex PUD Medical Campus under PC 2019-06.
Source: Schmidt Associates
PC 2019-24:Bible Holiness Church - SDP
PC 2019-24:Bible Holiness Church - SDP
The applicant, Sproles Corp, submitted a Site Development Plan to construct a new, “Family Life and Activity Center” (located at 2819 E Michigan Road) for the Bible Holiness Church. This hearing will be set for a later date in 2020, so the final decision is yet to be determined.
Source: Bible Holliness Church
PC 2019-25: Trinity Metals
PC 2019-25: Trinity Metals
The applicants, Wade Conner/Trinity Metals were requesting an annexation of approximately 43 acres for a new industrial facility called off of Enterprise Drive. This received a Favorable Recommendation by the Plan Commission.
Source: trinitymetals.net
PC 2019-26: Isabelle Farms Annexation
PC 2019-26: Isabelle Farms Annexation
The applicants, Paul Munoz/Arbor Homes were requesting an annexation of approximately 83 acres (N Michigan Road / N Riley Highway) for a new residential subdivision called, “Isabelle Farms.” This is in addition to PC 2019-18 and will be having a hearing later in 2020.
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