Does the Delaware Crossing HOA have to approve my addition?

Yes. The association publishes rules and regulations and a Request for Change form, and its materials specifically call out porches, fences, and second stories as changes needing board approval. That is separate from the city permit.

Will the trees limit what I can build?

Often, yes — in a good way. Mature trees are part of the neighborhood's value, and we design around the root protection zones rather than removing canopy. A tree survey at the start usually shapes the addition footprint.

Do I need to worry about floodplain here?

It is worth confirming. This part of Fishers drains toward Fall Creek, and Fishers regulates FEMA-mapped flood hazard areas with a separate Floodplain Development Permit through Public Works. We check the parcel-level mapping before design.

Delaware Crossing · Fishers, IN

A 1992 neighborhood of 140 homes north of 106th, mature trees and a board that reviews exteriors

Delaware Crossing sits north of 106th Street between Lantern Road and Cumberland Road, a 140-home neighborhood whose association was formed in 1992. Mature trees, sidewalks, and early-1990s housing stock define it — and its board reviews exterior changes including porches, fences, and second stories before anything gets built.

Get a consultation All of Fishers

Rendering of a home with a timber-columned covered porch and landscaped lawn, designed by Fabl Design

History & architecture

How Delaware Crossing was built

The Delaware Crossing Homeowners' Association, Inc. was created on June 26, 1992 per the Indiana Secretary of State registry, dating the subdivision to the early 1990s.

The neighborhood comprises 140 homes on lots averaging about 0.17 acres.

Three decades on, the tree canopy and sidewalk network are the neighborhood's defining physical characteristics and a real design consideration for any addition or driveway change.

The association publishes rules and regulations and a Request for Change form covering exterior alterations.

The original developer and builders are not documented in the city's indexed records.

Size: 140 homes
Era: Association formed 1992; homes are early-1990s stock
Lot pattern: Averaging about 0.17 acres
Character: Mature trees, sidewalks, established landscaping
Values: Area median home value reported near $447,000

Landmarks & shared spaces

Places that anchor Delaware Crossing

Mature tree canopy and sidewalks

The neighborhood's signature. Tree protection and root zones frequently affect where an addition or new drive can go.

106th Street corridor

The southern edge and main access to Fishers and I-69.

Lantern Road and Cumberland Road

The neighborhood's flanking arterials and its routes to central Fishers.

Businesses & districts

Where Delaware Crossing gathers

106th Street and Lantern Road retail

Everyday services within a few minutes of the neighborhood.

Central Fishers dining and shopping

Downtown Fishers and the 116th Street corridor are a short drive north.

Zoning & overlays

Common zoning codes in Delaware Crossing

These are the base districts and overlays we see most often on Delaware Crossing lots. Always confirm your parcel's district and overlays on the Metro zoning map before design decisions get expensive.

R3Residential District (R3)

12,000 sq ft minimum lot, 90 ft width. Front 25 ft local / 40 ft other, side 10 ft (5 ft with a side- or rear-load garage) and 20 ft aggregate, rear 30 ft. Height 35 ft, 40% impervious — up to 50% abutting Geist.

R4Residential District (R4)

10,000 sq ft minimum lot, 80 ft width. Front 25 ft local / 40 ft other, side 10 ft, rear 25 ft. Height 35 ft. The common district for 1980s–1990s Fishers subdivisions platted before the PUD era took over.

PUDPlanned Unit Development district

Most master-planned Fishers subdivisions are zoned PUD, which means a Council-adopted PUD ordinance — not the R1–R5 table — sets lot size, setbacks, height, and coverage. Pull the recorded PUD ordinance and commitments for the parcel before designing.

Overlays that apply here

Floodplain standards

Chapter 9 floodplain standards (Fall Creek / Geist watershed)

Not a Chapter 4 overlay but a city-wide standard over FEMA-mapped Special Flood Hazard Areas. Construction in the SFHA needs a separate Floodplain Development Permit through Public Works before the building permit issues.

Permitting path

1Confirm the parcel's zoning district or PUD status against the Fishers zoning map. Early-1990s Fishers plats sit in both the R-series districts and planned developments, and the standards differ materially.
2Submit a Request for Change to the Delaware Crossing HOA board. The association's own forms call out porches, fences, and second stories as major exterior changes requiring approval.
3Read the plat for the building line and for drainage and utility easements before setting a footprint.
4This part of Fishers drains toward Fall Creek. Confirm FEMA flood hazard mapping for the parcel; construction in a mapped Special Flood Hazard Area needs a Floodplain Development Permit through Public Works before the building permit issues.
5A compliant addition, remodel, or accessory structure is an Improvement Location Permit — an administrative Department of Community Development review with no public hearing.
6Where the parcel sits in a recorded subdivision plat, the platted setback controls over the UDO table. Read the plat before trusting the district minimums.
7Relief from a setback, height, or impervious standard in a base district is a development standards variance at the Fishers Board of Zoning Appeals.
8In a PUD subdivision, the governing standard is the adopted PUD ordinance. Deviating from it can mean a PUD amendment through the PUD Committee, Plan Commission, and City Council rather than a simple BZA variance.
9City approval and HOA approval are separate. Fishers publishes a Homeowners Association Guide making clear that a permit does not satisfy private covenants, and an architectural committee approval does not satisfy the UDO.

Why it matters

Delaware Crossing's place in Fishers

It is one of the earlier established HOA neighborhoods in central Fishers, predating the PUD-heavy era that followed.

Its mix of retirees and young families keeps demand steady for both aging-in-place remodels and family additions.

At 0.17-acre lots with mature trees, it is a good example of designing an addition around what is already on the site.

Events & festivals

What happens in Delaware Crossing

Association meetings and neighborhood events

Year-round

The board handles covenant administration and community organizing.

Designing here

What this means for your Delaware Crossing project

The trees are the site constraint. Root protection zones and canopy often determine whether a rear addition, sunroom, or detached garage is workable, and a tree survey early prevents redesign later.
Early-1990s homes here commonly want a primary suite addition, a rear four-season room, or a kitchen expansion — all of which fit within 0.17-acre lots if coverage is checked upfront.
The HOA specifically flags porches, fences, and second stories. Bring those to the board with a full drawing set rather than a sketch.
Aging-in-place remodels are a natural fit for this housing stock: first-floor primary suites, wider doorways, curbless showers, and zero-step entries.
Check flood hazard mapping on lower-lying lots given the Fall Creek watershed. It is a permit path, not just a note.
Match the early-1990s roof pitch and trim proportions. An addition designed to current spec dimensions will read wrong against the original elevation.

FAQ

Questions about Delaware Crossing

Keep exploring

Other Fishers neighborhoods

Downtown Fishers / Nickel Plate District Geist Reservoir area Britton Falls Saxony Sunblest Windermere Harrison Lakes Brooks Chase Avalon of Fishers

Sources

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Planning an addition or ADU in Delaware Crossing?

Tell us about your lot and what you're hoping to do. We'll write back within one business day.

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