Justin Schneider, Herald Bulletin
justin.schneider@heraldbulletin.com
Madison County may not be ready for simpler times.
The developers of Simpler Times Village, a proposed development that would combine residential, commercial and agricultural uses, have put their petition for rezoning on hold. The Madison County Board of Commissioners has scheduled a Jan. 8 public hearing for the planned unit development, or PUD, but Josh and Sarah Brown said they will most likely request the matter be continued.
"We haven't withdrawn it; we asked them to put it on hold until we had more support," said Sarah Brown, who co-founded Little Village Makers LLC with her husband. "We don't want to go forward with it just to have a negative vote."
With their project, inspired by medieval European villages, the Browns want to create a community of single- and multi-family homes that incorporate businesses set amid expansive greenspace that allows for hobby farming and even livestock. Their plans incorporate ideas from "new urbanism" and "green building."
The couple secured on option on 127 acres in Adams Township, south of Anderson, and attracted interest from hundreds of potential investors and residents. Simpler Times even won a 7-2 recommendation from the Madison County Planning Commission.
But opposition to the project has also arisen. Neighbors worry that Simpler Times will deplete the water supply in the area, increase traffic, alter school district boundaries, depress property values and increase taxes. Madison County officials have their own concerns.
Commissioner Paul Wilson, D-South District, said the Browns have asked for too many exceptions to county planning guidelines. He said the Browns refused to complete a fiscal impact study, the kind done by other developers in other PUD projects.
"My position on it is that there are some really baseline technical things you have to do," Wilson said. "Sometimes, if you relax too many rules, you can set somebody up for failure."
Wilson said county regulations require that a developer post a bond for infrastructure before the development is platted. Because they rely on investor dollars to move forward, the Browns have asked to bond between platting and ground-breaking, a strategy Wilson won't support.
"I've been very direct with them that I would not support it simply because that's one of the things that guarantees people who buy in and put up money that they have something of substance if the developer goes away," Wilson said. "At least they have the infrastructure accompanying the ground they buy."
Commissioner Pat Dillon, R-Middle District, agrees that Simpler Times would require too many exceptions to too many rules.
"You can't have one set of rules for everybody and a separate set of rules for this one place," Dillon said. "They're not being realistic."
But the Browns say satisfying county officials has been like trying to hit a moving target.
"We're not even sure if we want to go forward in Madison County because of the disorganization in the county government," Sarah Brown said, noting that the sketch plan for Simpler Times was submitted nearly a year ago. "There was a long list of things that were not required that they kept asking for. Every time we went to a meeting they told us to come back with something else they forgot to mention."
Greenfield was intended as the original site for Simpler Times, and the Browns have considered returning. The town council approved the rezoning of 267 acres for the project before a competing developer made a stronger offer. Now, the land is available again and "friend" Brad Dereamer has been elected mayor.
"Our current plan is to consider all the options that are before us over the next three months or so, and when we decide on the plan we think best, we will pursue it and keep you informed," the Browns wrote in an e-mail newsletter. "We don't know what doors are yet to open or close."
They still plan to construct a vintage-style cottage during the Indianapolis Home Show, Jan. 25 to Feb. 3.
Opponents of the project launched a "Stop the Village" campaign, to maintain the farm and forest currently found on the site. During one meeting of the Madison County Planning Commission, a few residents took the time to speak against the development.
"I'm against this development," said Raymond Goodson, who lives on New Columbus Road and is concerned about increased traffic in the area. "I don't think it has to be developed, and it's up to you to stop urban sprawl. If you don't, who will?"
But the Browns have attracted as many supporters as detractors. Kaye Wolverton, president of the Markleville Chamber of Commerce, wrote in a letter to Wilson that she supports the project.
"The $71 million injected into Madison County and, specifically Adams Township, is desperately needed," Wolverton wrote. "The most family-oriented residential and business community that Indiana has ever put their eyes on has chose our community. ... The concept of Simpler Times Village is a welcomed blessing with theory of environmental, nature conserving and family consciousness."
Doug Allison lives on County Road 500 South across from the proposed development site.
"My neighbors are wonderful people, and I am certainly not looking to make enemies," he said. "We all had questions at first, but they have been answered many times over. In my opinion, if we continue to oppose this project, we are letting fear of change, stubbornness, rumor and in some cases, outright prejudice cloud our judgment."
The Browns insist that, given its proximity to Interstate 69, the land will be developed eventually and most likely for a strip mall or high-density housing addition. They implore their opponents to consider what they want the future to look like.