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Record of Proceedings

Indianapolis BZA Division One Meeting - June 3, 2025

Board of Zoning Appeals I — Tuesday, June 3, 2025
BodyIndianapolis, Indiana
SessionBoard of Zoning Appeals I
DateTuesday, June 3, 2025
StatusFILED
Video Record
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0:01

All right, good afternoon.

0:02

Going to call this meeting to order.

0:04

Um before we can begin our meeting today, we do need to appoint a chairperson and a secretary of Division One of the Board of Zoning Appeals.

0:16

So is there any member that wishes to serve as chair?

0:22

I can volunteer to continue serving as chair.

0:29

So do I have a motion to nominate Peter Nelson as chair of Division One?

0:36

Duncan so moved.

0:37

And a second.

0:38

Catona seconded.

0:40

All right.

0:41

So we will vote.

0:43

So I believe alternates will not be voting.

0:46

Correct.

0:47

Okay.

0:47

So Duncan.

0:52

Duncan, yes, thank you for your service.

0:55

Thank you.

0:55

Katona.

0:56

Katona, yes, also thank you for your service.

0:58

All right, and I will vote yes on myself.

1:01

So, yay, I'm chair.

1:03

Um, all right.

1:04

Is there any member that wishes to serve as secretary?

1:10

I will self-nominate myself to serve as secretary.

1:14

All right.

1:15

Thank you, Member Duncan.

1:17

Um, do we have a motion to nominate Mr.

1:20

Duncan to be secretary?

1:22

I move to nominate Mr.

1:23

Duncan as secretary.

1:25

All right, Catona motions.

1:27

Um I, Peter Nelson will second that motion.

1:30

So we will take a vote.

1:31

Duncan.

1:32

Duncan, yes.

1:33

Katona.

1:34

Katona, yes.

1:35

Nelson votes yes.

1:36

So David Duncan is Secretary of Division One.

1:40

Congratulations.

1:41

Thank you, everyone.

1:42

Um, and thank you in the audience for bearing with us.

1:45

Um this is a public hearing of the Metropolitan Board of Zoning Appeals, Division One.

1:50

I am Peter Nelson, Chairperson of Division One.

1:53

Uh, the other board members present, Andrew Catona, David Duncan, Beth Brandon, and Craig von Dalen.

2:00

Legal counsel for the board today is Chris Steinmetz.

2:05

Excuse me.

2:06

Staff members present from the division of planning are Shannon Norman, Principal Planner, Robert Ulenhake, senior planner, Noah Stern, senior planner, Michael Weigel, senior planner, Kaya Mullins, associate planner, Marty Weiste, senior board specialist, and secretary to the board.

2:22

The board has copies of the zoning ordinance that will be incorporated by reference into the record of each case heard today.

2:28

The proceedings of this hearing are governed by the board's rules of procedures.

2:32

The expedited cases will be heard immediately after all requests for continuances or withdrawals.

2:37

As each non-expedited case is called, petitioners and remonstrators interested in that particular case will please stand.

2:43

Those who intend to testify will please remain standing and be sworn.

2:47

Petitioners should be on your left and remonstrators on your right as you face the board.

2:51

Those who testify will state their name and address for the record before beginning to testify.

2:56

Petitioners and persons appearing in support of the case being heard shall have a maximum of 15 minutes for the presentation of evidence statements and arguments in support of the petition.

3:03

Remonstrators and persons appearing in opposition to the petition shall have a maximum of 15 minutes for the presentation of evidence statements and arguments in opposition to the petition.

3:12

Staff will then present the administrators' comments regarding the petition.

3:16

The petitioner will then be allowed five minutes for rebuttal and a summation of the case.

3:20

Rebuttal must be limited to the subject matter of the initial presentations.

Discussion Breakdown — Share of Meeting
Zoning and Land Use██████████████████████████████████████38%
Land Use Regulation██████████████████████████26%
Transportation█████████████13%
Procedural████████████12%
Traffic Calming███████7%
Public Engagement██2%
Workforce Development██2%
Summary of Proceedings

Indianapolis BZA Division One Meeting - June 3, 2025

On June 3, 2025, the Metropolitan Board of Zoning Appeals, Division One, convened to hear requests for continuances, expedite petitions, and conduct public hearings. The board elected Peter Nelson as Chair and David Duncan as Secretary for Division One. Members present included Andrew Catona, Beth Brandon, and Craig von Dalen. Legal counsel was Chris Steinmetz. The meeting covered several continuances, expedited approvals, and one contested special exception petition.

Consent Calendar

  • Minutes from the May 6, 2025 meeting were approved with Duncan voting yes, Catona voting yes, Brandon abstaining, and von Dalen abstaining.
  • A waiver of rules was approved to allow the board to vote on all expedited petitions without additional testimony from individual petitioners.

Public Comments & Testimony

  • Special Exception Petition 2025-SE1-001 (2205 N. Sherman Dr.): The petitioner's attorney, Kyle Russeteritz, presented the case for a 20-space semi-truck and trailer parking lot. He argued that the use is compatible with surrounding industrial zoning, that trucks would primarily operate outside peak traffic hours, and that the site is ideal due to its I-4 zoning and proximity to I-70. He stated that the petitioner had consulted with staff in 2021 and was told the use would be permitted, but a 2023 ordinance change now requires a special exception. The petitioner offered a commitment to limit idling to 30 minutes per truck.
  • Staff opposition: Robert Ulenhake, Senior Planner, and Shannon Norman, Principal Planner, argued that the use would negatively impact adjacent residential properties (though they are zoned industrial, but designated as traditional neighborhood in the comprehensive plan), increase traffic hazards, and create noise and light pollution. Staff recommended denial, stating the parking lot is not an appropriate primary industrial use and would conflict with the comprehensive plan’s recommendation for industrial reserve.
  • Board discussion: Board members questioned turn radius, trip counts, idling, and enforcement. Member Duncan expressed concern about enforcement of commitments. Member Catona sought limits on idling and trip counts. The petitioner agreed to a commitment that no truck would idle longer than 30 minutes at a time.

Discussion Items

  • Continuances and Transfers:
    • 2025-DV1-026 (29 W. Arizona St.): Remonstrator Judith Essex from the Old South Side Land Use Committee requested a continuance due to concerns about a three-story house inconsistent with the neighborhood. Daniel Salazar, the petitioner, opposed. The board voted to continue to July 1, 2025.
    • 2025-DV1-027 (8104 Inglewood Rd.): Petitioner requested a continuance and transfer to Division Two’s June 10 hearing due to deficient notice. Staff recommended approval. Board voted to continue and transfer.
    • 2025-DV1-009 (property not specified): Staff acknowledged withdrawal by the petitioner.
    • 2025-DV1-024 (3830 Meadows Dr.): Staff recommended moving to the expedited docket; no remonstrance; board approved.
    • 2025-UV1-006 (5451 Muller Rd.): Petitioner not present; remonstrator Susan Blair (Pike Township Residence Association) agreed to a continuance to July 1, 2025. Board granted.
    • 2025-DV1-017 (1421 E. Michigan St.): Staff requested a continuance and transfer to Division Two’s June 10 hearing; no opposition; board granted.
    • 2025-DV1-023 (6714 Balmoral Rd.): Staff requested continuance to July 1 due to legal notice issues; board granted.
    • 2025-DV1-025 (1002 Holesbrook St. and 815 Grove Ave.): Staff requested continuance to July 1 due to legal notice issues; board granted.
    • 2025-UV1-008 (6158 W. 10th St.): Petitioner’s attorney requested a continuance to July 1 after staff indicated a discrepancy on whether a second entrance was withdrawn. Board granted continuance.

Key Outcomes

  • Vote on Chair and Secretary: Peter Nelson was elected Chair (3-0-2), and David Duncan was elected Secretary (3-0-2).
  • Expedited Petitions (granted):
    • 2025-DV1-016 (3406 Lafayette Rd.): Granted (5-0).
    • 2025-DV3-008 (5101 E. Thompson Rd.): Granted (5-0).
    • 2025-UV1-008 (6158 W. 10th St.): This petition was continued to July 1, 2025, due to a discrepancy over whether the second entrance was withdrawn.
    • 2025-DV1-024 (3830 Meadows Dr.): Granted (5-0).
  • Special Exception Petition 2025-SE1-001 (2205 N. Sherman Dr.): Granted (5-0) with a commitment limiting idling to 30 minutes for any truck or trailer.
  • Continuances noted above: All continuances were approved by the board.
  • All other items: A waiver of rules, approval of minutes, and acknowledgment of petition withdrawal were processed as consent items.

Meeting Transcript

All right, good afternoon. Going to call this meeting to order. Um before we can begin our meeting today, we do need to appoint a chairperson and a secretary of Division One of the Board of Zoning Appeals. So is there any member that wishes to serve as chair? I can volunteer to continue serving as chair. So do I have a motion to nominate Peter Nelson as chair of Division One? Duncan so moved. And a second. Catona seconded. All right. So we will vote. So I believe alternates will not be voting. Correct. Okay. So Duncan. Duncan, yes, thank you for your service. Thank you. Katona. Katona, yes, also thank you for your service. All right, and I will vote yes on myself. So, yay, I'm chair. Um, all right. Is there any member that wishes to serve as secretary? I will self-nominate myself to serve as secretary. All right. Thank you, Member Duncan. Um, do we have a motion to nominate Mr. Duncan to be secretary? I move to nominate Mr. Duncan as secretary. All right, Catona motions. Um I, Peter Nelson will second that motion. So we will take a vote. Duncan. Duncan, yes. Katona. Katona, yes. Nelson votes yes. So David Duncan is Secretary of Division One. Congratulations. Thank you, everyone. Um, and thank you in the audience for bearing with us. Um this is a public hearing of the Metropolitan Board of Zoning Appeals, Division One. I am Peter Nelson, Chairperson of Division One. Uh, the other board members present, Andrew Catona, David Duncan, Beth Brandon, and Craig von Dalen. Legal counsel for the board today is Chris Steinmetz. Excuse me. Staff members present from the division of planning are Shannon Norman, Principal Planner, Robert Ulenhake, senior planner, Noah Stern, senior planner, Michael Weigel, senior planner, Kaya Mullins, associate planner, Marty Weiste, senior board specialist, and secretary to the board. The board has copies of the zoning ordinance that will be incorporated by reference into the record of each case heard today. The proceedings of this hearing are governed by the board's rules of procedures.

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