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BZA stands for the Plainfield Board of Zoning Appeals. This board hears requests for Special Exceptions, Variance of Development Standards and Variance of Uses. They also hear appeals regarding decisions made concerning development.
The board usually meets on the third Monday of each month. The fee for a BZA request can be found under Available Forms in the Fee Schedule. To find out if a hearing is required by the BZA, please contact the Department of Planning and Zoning by calling 317-839-2561.
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To find the location of a parcel, go to the Town of Plainfield's Beacon GIS website and enter the address of the property or the Parcel or Tax ID number in the search bar on the top right of the screen. This will zoom in on your parcel/address. To view the zoning, under "Layers" in the left menu, expand "Planning" and check the box for "Zoning". Your parcel will be colored and show up with a label stating your zoning district.
If you do not see a zoning layer on your parcel/address, then you are not within the Plainfield town limits.
Requests for rezones are heard by the Plan Commission at public meetings held once a month at the Town Municipal Building. The Plan Commission only makes recommendations for approval or denial. By state law, only the legislative body can rezone the property. Once the rezone request is heard by the Plan Commission, it is heard by the Plainfield Town Council, which is the legislative body governing Plainfield. Before a rezone request can be heard by the Plan Commission, it must be filed with the Department of Planning and Zoning at least 30 days before the next scheduled Plan Commission hearing
View the Plan Commission meeting schedule (PDF). Before filing a rezone request, a Pre-filing conference must be held with the Department of Planning and Zoning. To schedule a Pre-filing conference, please contact the Department of Planning and Zoning by calling 317-839-2561.
The first thing you should do is contact the Department of Planning and Zoning by calling 317-839-2561. Staff will assist you in finding the zoning, explaining what can be done, how it can be done, what is required for approval, and what type of fees and permits are required. Staff will invite you to what is called a "Pre-filing Conference" before the Technical Review Committee (TAC) to assist you through the review and approval process. Depending on where your property is located, there may be specific reviews and approvals required. For example, if you are developing commercial property in the correct zoning district and it is located within 600 feet of a Gateway Corridor or residential zoning, approval of a Development Plan by the Plan Commission with review by the Design Review Committee is required.
No building, structure, sign or use of land may be altered, placed, erected or located unless an Improvement Location Permit (ILP) has been reviewed and issued by the Department of Planning and Zoning. The ILP applications can be obtained under Available Forms. Building Permits also are required for most buildings and structures. Access the Department of Building and Engineering page for permits and fees.
Most signs require a Sign Improvement Location Permit (ILP). Article 7 of the Zoning Ordinance regulates the location, type, number and size of signs. View what the fees will be for signs.
Before you put up a sign, you should contact the Department of Planning and Zoning to become aware of the following:
To divide or subdivide property in Plainfield, approval from the Plan Commission is required. The subdivision process is the same if someone wants to create two lots or one hundred lots. Any subdivision of land requires the approval of a Primary Plat by the Plan Commission. This is done to make sure the lots comply with the development standards of the zoning district, safe access to the lots are provided, the lots are not injurious to surrounding property owners regarding drainage or other potential negative impacts, and that all necessary utilities can be provided. Before ownership of a parcel is exchanged and development can occur, a Secondary Plat must first be reviewed and approved by the Department of Planning and Zoning and recorded in the Recorder's Office of Hendricks County.
All necessary forms and fees can be obtained from the Permits, Inspections and Fees page. Should you have any questions concerning the subdivision process, please contact the Department of Planning and Zoning at 317-839-2561.
Along with the Zoning Ordinance, this is the ordinance that regulates how property can be subdivided. View the Subdivision Control Ordinance. While the Zoning Ordinance provides the minimum standards for a lot concerning size and width, the Subdivision Control Ordinance provides and explains what is needed for a Primary Plat and Secondary Plat, what is needed for drainage control, what is needed for utilities and what is needed for streets and sidewalks.
The plan for future development in Plainfield is called the "Comprehensive Plan". The Comprehensive Plan provides the location for recommended land uses twenty years into the future until the year 2025. It is an effort to have managed, controlled growth so that conflicting land uses are generally not located next to one another. It also provides a Transportation Plan that recommends road improvements needed to handle future growth.
Other important elements of the Comprehensive Plan are guides for the following:
View the Future Land Use Map to see future plans.
The Residential Design Guidelines were created as a guide for future residential growth to help ensure quality development that will not only provide value to the community but also attractive housing. The guidelines provide standards for both single-family and multi-family residential development. They also provide standards for the creation of open space, the orientation of homes and guidelines for safe, attractive entrances.
The Technical Advisory Committee (TAC) committee usually meets twice a month and is comprised of Staff personnel representing the following departments:
The committee is used to review requests that have been filed with the Department of Planning and Zoning and as a forum for a Pre-filing Conference. TAC allows Staff personnel involved in the development process and petitioners, engineers or whomever, the opportunity to meet together so that any development issues with filed or soon to be filed requests can be worked out to keep projects moving and prevent any future potential problems. To request a Pre-filing Conference at TAC, please contact the Department of Planning and Zoning by calling 317-839-2561.
The Design Review Committee (DRC) reviews Development Plans to make recommendations for the Plan Commission concerning commercial and industrial projects within 600 feet of a Gateway Corridor or 60 feet of a residential district regarding compliance with Gateway Corridor development standards of Articles 5.5 and 5.6 of the Plainfield Zoning Ordinance. The committee also makes recommendations concerning:
Petitioners going before the committee are expected to bring samples of building materials, colored renderings, roofing, and glass. The committee usually meets every third Tuesday of each month.
Contact the Department of Planning and Zoning at 317-839-2561. Staff will take immediate action by contacting the property owner and requesting compliance. If Staff's requests are ignored, the property owner may be invited to appear before the Plan Commission to explain reasons for non-compliance. If these actions still result in non-compliance, a letter by Certified Mail will be sent informing the property owner they have ten days to comply or a fine of $50 or more per day could be levied until the property becomes compliant with the Zoning Ordinance.