Bargersville residents protested a vote to rezone a 40-acre property from agricultural use to R-1 residential during a Dec. 13 town council meeting.
DAILY JOURNAL FILE PHOTO
Bargersville Plan Commission members unanimously approved a primary plat for a 36-home development just west of Morgantown Road Monday, a project that received community backlash when first presented last year.
Greenwood-based developer J. Greg Allen and Associates requested to rezone a 40-acre parcel across the street from Hickory Stick Golf Club, known as the Fulmer property, from agricultural to R-1 late last year. The Bargersville Town Council unanimously approved the project in December, contingent on the developers meeting certain conditions, which they did in the plan presented Monday.
At least 5% of the plan had to be greenspace, and the developers exceeded that mark with 2.92 acres, or 7% greenspace. Developers also exceeded requirements from the Unified Development Code regarding lot size for R-1 zoning. Lots in the Hickory Trace subdivision will be at least 21,000 square feet, or roughly half an acre, exceeding the 12,000 square foot requirement, said Bob Wildman, an attorney representing J. Greg Allen.
The homes themselves, which will be priced between $750,000 and $1.2 million, will meet square footage requirements set forth by the town council as well. Ranch-style houses in the neighborhood will be at least 2,200 square feet, while two-story houses will be at least 2,800 square feet, including 1,600 square feet on the first floor. The development will have a common area, a trail surrounding a retention pond and a multi-use path along Morgantown Road, Wildman said.
About 20 people attended the meeting, including residents of neighboring properties who objected to the development when it was first proposed last year. At the time, residents shared concerns about increased traffic along Morgantown Road, a shift from the rural heritage of Bargersville and a decrease in surrounding property values.
Residents also placed “Say no to rezone” signs around Bargersville last year before the town council voted to approve the project.
John Ogborne, who lives just north of the proposed development and hosted a gathering of Bargersville residents against it in December, was the sole member of the public to speak during Monday’s meeting. Ogborne said he was concerned the development’s gravity-flow drainage system might not work and thought the values of the homes might decrease once the buildings are actually constructed.
“These guys are saying the intent is to be high-quality. I want there to be a requirement for (the homes) to be high quality and make sure there’s some value. The economy will change, what’s to say these don’t end up being $200,000 or $300,000 houses,” Ogborne said.
The Storm Water Utility Board will have the final vote on the Hickory Trace project after determining if it has the proper drainage, but development director Joe Csikos said he is unsure of when that vote will take place. The developer will have to meet the requirement that new developments must have a drainage plan that handles existing water issues at the site, along with run-off that would be created by the development.
Ogborne also asked if the plan commission could include a requirement for all homes to be at least $750,000 in value for the project to move forward.
Csikos said that’s not possible, as setting price point requirements for new developments is a discriminatory practice. Beyond the law, that would difficult to do because of market fluctuation, he said.
Despite concerns, however, Csikos said he’s confident the development will result in quality properties.
“It’s a desirable community, people want to live here, and our job is to make sure the quality stays where it’s at,” he said.
