Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• Tax Base Rebalancing Priority: Projects contributing to the "3% Assessed Value" (industrial/commercial) category see strong support to offset residential tax burdens .
• Proactive Mitigation: Developers who voluntarily include higher-than-required standards, such as screening for outdoor storage or enhanced landscaping, find favor with the BZA and Planning Commission .
• Growth Retention: Local expanding businesses (e.g., Precision Fiber) are prioritized for waivers to ensure they remain within the town limits .

Denial Patterns

• Residential Monotony: While no specific industrial denials were recorded, the Planning Commission has signaled resistance to large-scale residential developments that lack robust, concurrent commercial or industrial components .
• Inadequate Access Planning: Projects that fail to address traffic flow, specifically lacking acceleration/deceleration lanes or future connectivity stubs, face significant friction and delays .

Zoning Risk

• 3D PUD Implementation: The Town is moving toward requiring "3D PUDs"—highly specific ordinances (often 200+ pages) that mandate precise architectural materials, elevations, and design standards .
• Overlay Restrictions: Industrial uses within the Arterial Corridor Overlay require Special Exceptions for common needs like outdoor storage, subjecting projects to additional public scrutiny .
• Sunset Clauses: Pending UDC amendments include "sunset clauses" for PUDs to prevent approved land from sitting undeveloped indefinitely .

Political Risk

• Shift to Regional Control: There is an emerging political emphasis on regional economic development and building direct relationships with corporations rather than relying solely on state-level initiatives .
• 80/20 Strategic Mandate: The Council and RDC are unified in their stance that Bargersville must move away from being a "bedroom community," which may lead to stricter scrutiny of residential rezonings in industrial-targeted corridors .

Community Risk

• Traffic and Safety Concerns: Residents have expressed organized opposition to rezonings based on increased traffic near family-oriented trails and safety concerns regarding detention ponds .
• Preserving Town Character: There is a sensitive balance between "big city amenities" and maintaining a "small-town feel," particularly regarding building heights and density .

Procedural Risk

• Mandatory Continuances: The Planning Commission frequently uses continuances to force developers to resolve technical concerns with the County Highway Department or IDEM .
• Required Pro Formas: Major developments now require detailed financial assessments and feasibility studies by groups like Stone Municipal Group to prove TIF generation potential .

Key Stakeholders

Council Voting Patterns

• Unanimous Pro-Industrial Bloc: The Council consistently votes unanimously on infrastructure investments (sewer, water, electric) designed to support the southern and western industrial corridors .
• Infrastructure First: Members prioritize road and utility readiness, often approving engineering contracts for roundabouts and main loops years ahead of projected construction .

Key Officials & Positions

• Dax Norton (Town Manager): The primary architect of the "80/20" roadmap; strongly advocates for "innovation districts" and high-tech industrial growth .
• Andrew Greenwood (RDC President): Focuses on infrastructure as a growth catalyst; oversees land acquisition and development agreements .
• Jane Jankowski (CDC Director): Newly appointed to lead industrial attraction for the I-69 and SR 135 corridors .
• Chelsea (Planning/Zoning): Oversees the "3D PUD" transitions and technical UDC compliance .

Active Developers & Consultants

• Crossroad Engineers (Trent Newport): Frequently represents the town and developers on infrastructure and technical site review .
• Avenue Roads (Joe McGinnis): Leading the new Thoroughfare Master Plan; focuses on "alternative delivery" methods for infrastructure .
• Strand and Associates: Primary engineers for massive utility expansions required for industrial capacity .
• Browning Day: Architects of the Downtown and 135 Corridor Master Plans .

Analysis & Strategic Insights

Pipeline Momentum vs. Entitlement Friction

Industrial momentum is accelerating, evidenced by the formal creation of the Community Development Corporation (CDC) and the appointment of an executive director specifically for I-69/SR 135 attraction . However, entitlement friction is increasing for developers who cannot provide high-level design specificity. The Town’s expectation has shifted from "what does the commission want?" to "the developer must sell us a clear, high-standard vision" .

Probability of Approval

• High: Advanced manufacturing, tech-flex, and R&D facilities that align with the "innovation district" branding .
• Medium: Traditional warehouse/logistics, provided they meet strict arterial overlay screening and do not interfere with planned residential "connectivity" .
• Low: "Sprawl" residential or industrial projects that lack concurrent infrastructure contributions or comprehensive traffic mitigation .

Strategic Recommendations

• Engage the CDC Early: Potential industrial applicants should coordinate with Jane Jankowski and the CDC before formal planning to align projects with the "80/20" narrative .
• Adopt "3D" Planning: Prepare for submissions that include 3D renderings and specific material commitments to avoid the "lack of detail" critiques that have stalled other large PUDs .
• Infrastructure Cost-Sharing: Be prepared to contribute to or "stub out" connectivity for future roundabouts and regional detention, as these are high-priority Council watch items .

Near-Term Watch Items

• Thoroughfare Master Plan (Avenue Roads): Completion of this plan will redefine traffic requirements for all southern industrial sites .
• UDC Amendments (July/August): Upcoming hearings will codify "3D PUD" standards and revised parking/driveway requirements .
• Old Flea Market RFP (August 1st): The responses to this RFP will set the architectural tone for the SR 135/CR 144 intersection .