Columbus Plan Commission Regular Meeting - February 11, 2026

The Columbus Plan Commission convened on February 11, 2026, at 4:00 p.m. in Council Chambers, City Hall, and via WebEx, to consider consent items, annexation and rezoning requests, a planned unit development amendment, annual officer elections and appointments, and a discussion on zoning ordinance revisions related to housing. Five public hearing items were on the agenda, including a consent agenda item for a minor subdivision (SUB-25-6), a request from Arbor Homes to annex 139.36 acres and rezone 107.25 acres for the Timberland Springs subdivision, and an amendment to the Columbus AirPark PUD. After public testimony and deliberation, the Commission voted to forward favorable recommendations to City Council on the annexation, rezoning, and PUD amendment, and approved all appointments and elections. A detailed discussion on proposed zoning ordinance changes was also held.

Consent Calendar

• Minutes of December 10, 2025 meeting were approved.
• SUB-25-6 (Brooks Bros. Addition Minor Subdivision) – A request by Richard & Mary Fogler to subdivide one lot into two at 111 South Gladstone Avenue, including a waiver of sidewalk installation requirement, was approved as part of the consent agenda.

Public Comments & Testimony

Timberland Springs (PC-26-2 / PC-25-2):

• Darren Ness (resident of Bethel Village at 5321 Danois Street) expressed concerns on behalf of neighbors: potential contamination of private wells during construction, noise complaints from legally kept animals (chickens, etc.) in the county area, increased traffic congestion at the 150 West/Deaver Road intersection, school capacity, and objection to a proposed bike/pedestrian path connecting to Bethel Village.
• Colin Roof (owner of property directly north at 4605 South 150 West) acknowledged the developer’s addition of a buffer but requested more detailed guarantees: a no-build buffer of 50–75 feet with bermed evergreen landscaping, a drainage analysis showing zero net runoff toward his property, well protection during construction (restriction of heavy tracked equipment within a radius), and preservation of access along the shared boundary. He noted his private well is less than 40 feet from the property line and that he maintains livestock and operates a home-based dog training business.
• Sharon Kinsey (4550 South 150 West) reiterated traffic concerns, stating that bumper-to-bumper traffic from Toyota in the afternoon already makes left turns dangerous, and adding 500–600 cars would worsen the situation. She also raised concerns about private wells going dry.
• Three written letters were acknowledged: Andrea Valentine (traffic concerns) and two others.

Columbus AirPark PUD (PC-26-1):

• Mark Goto (resident of 4399 Osprey Drive) asked for clarification on proposed changes to Open Space 1 and 3, particularly regarding potential future sports uses on the west side near the Peoples Trail. Airport Director Brian Payne responded that no changes are planned for those areas.

Discussion Items

• Election of Officers: The Commission elected Michael Kinder as President, Dennis Baute as Vice President, and Laura Garrett as Secretary for the coming year.
• Appointments:
  • Plan Commission Hearing Examiner: Laura Garrett reappointed.
  • Liaison to Bartholomew County Plan Commission: Dennis Baute reappointed.
  • Plat Committee Members: Dennis Baute (primary), Jeff Bergman and Andrew Beckort (primaries), Melissa L. and Amber P. (alternates) reappointed.
  • Joint District Plan Commission Member: Keerthi Alapati reappointed for a three-year term.
  • Utility Review Committee Member: Zack Ellison reappointed (by President).
• PC-26-2 / PC-25-2: Timberland Springs Annexation and Rezoning – Staff presented that 59.5% of the 139.36‑acre annexation area is contiguous with city limits (exceeding the 12.5% state requirement), all city departments confirmed service ability, and the future land use map designates the area for residential use. The rezoning of 107.25 acres from AP to RT (Residential Two‑Family) would allow single‑family homes (Arbor Homes and Arriva product lines) with a planned 284 lots, 45 acres of open space, and a density of 2.9 units per acre. Public works noted capacity concerns but stated this development is serviceable. The developer addressed neighbor concerns: private wells are not expected to be affected; animal rights in the county are protected; a traffic study will be conducted at the preliminary plat stage; drainage will be improved with detention ponds. The Commission also discussed the need for road improvements along 150 West and Deaver Road, noting a design contract for the 150/175 realignment.
• PC-26-1: Columbus AirPark PUD Amendment – The airport requested amendments to add an animal shelter use category (permitted in the AirPlex Commerce area), expand allowed uses in Open Space 2 (to include park facilities, performance spaces, fountains, inclusive play areas), revise the schedule of uses to allow certain commercial uses more broadly, and omit certain buffer area bike paths. Airport Director Brian Payne reported strong growth: 98 aircraft based, three more hangars planned, 14 new businesses in 18 months, and a new control tower under construction. The PUD has not been modified since 2014, and the amendment will enable new development opportunities. Staff recommended favorable recommendation subject to six conditions.
• Zoning Ordinance Revisions Discussion – Jeff Bergman and Jesse presented a comprehensive proposal to increase housing options by breaking the multifamily category into smaller scales (three‑family, 4–12 units, 13–60 units, 61+), reducing minimum living area from 1,000 to 800 sq ft (450 for multifamily), allowing accessory dwelling units more broadly, and creating new residential districts (R1–R4, RE1/RE2) with less prescriptive form‑based regulations for small‑scale multifamily. The intent is to permit duplexes, triplexes, and small apartments in more zones as permitted or conditional uses, while letting the market determine building form. The Commission expressed general support for this direction, noting the importance of getting an “80% solution” adopted soon and learning from implementation. Suggestions included clarifying that accessory dwelling units include attic/basement apartments, and better labeling of agenda items with use codes.

Key Outcomes

• Consent Agenda Approved unanimously (including minutes and SUB-25-6).
• PC-26-2 (Annexation): Motion to send favorable recommendation to City Council carried unanimously (9 ayes).
• PC-25-2 (Rezoning): Motion to send favorable recommendation to City Council carried unanimously (9 ayes).
• PC-26-1 (AirPark PUD Amendment): Motion to send favorable recommendation to City Council, subject to six conditions, carried unanimously (9 ayes).
• Election of Officers: Michael Kinder (President), Dennis Baute (Vice President), Laura Garrett (Secretary) elected unanimously.
• Appointments: Laura Garrett (Hearing Examiner), Dennis Baute (County Liaison), Plat Committee (Dennis Baute, Jeff Bergman, Andrew Beckort, with alternates Melissa L. and Amber P.), Keerthi Alapati (Joint District Plan Commission, three‑year term), and Zack Ellison (Utility Review Committee) all approved unanimously.
• Zoning Ordinance Revisions: No formal vote; the Commission broadly endorsed the proposed direction and will continue discussion at future meetings. Staff will refine the ordinance text with input from the Commission.