Metropolitan Development Commission Public Meeting - August 16, 2023

The Metropolitan Development Commission (MDC) convened on Wednesday, August 16, 2023, at 6:00 p.m. to address nine resolutions, multiple zoning petitions, and public hearings. Key actions included approval of tax abatements for a truck company expansion, adoption of the 2023 Indy Parks Comprehensive Master Plan, and a contentious rezoning for a mixed-use development near 86th Street and I-465. The meeting also featured several continuance requests and a final approval of a workforce housing project on the Monon Trail.

Consent Calendar

• Minutes Approval: Minutes from the August 2, 2023, meeting were approved 7-1 after correcting two votes (2023 A029 and A030) to 7-1.
• Resolutions Without Public Hearing (approved 8-0):
  • 2023 R023: Authorize DMD to contract with N XG Youth Mortar Sport for property acquisition at 50 North Tibbs.
  • 2023 R031: Authorize DMD to pay up to $725,000 for acquisition of former John Marshall High School.
  • 2023 E028: Interlocal agreement with Wayne Township for employee training program (Area 31 Project), up to $100,000.
  • 2023 A033: Final ERA resolution for Truck Country of Indiana (Stoops Freightliner Western Star) – real property tax abatement, 7 years.
  • 2023 C005: DMD contract for community engagement services.
  • 2023 C006: DMD contract for community engagement services (second resolution).
• No-Appeal Docket (16 petitions) approved 8-0.

Public Comments & Testimony

• 2023 P015 – Indy Parks Comprehensive Master Plan:
  • Jeff Stanth, Executive Director of Indiana Forest Alliance (IFA), expressed support for the plan, specifically endorsing the full circle Indy Greenways plan, acquisition of East Side Flatwoods Forest, and importance of Upper Eagle Creek Park. He noted that the consultation phase lacked engagement from local conservation groups like IFA and urged future inclusion.
• 2023 CZN 814 / CVR 814 – Large Mixed-Use Rezoning (Cornerstone/GCG):
  • Remonstrators (opposing):
    • Susan Blair, President of Pike Township Residents Association (PTRA), stated PTRA unanimously opposed rezoning due to deviations from the comprehensive plan, traffic, drainage, and environmental concerns. She noted the site is zoned for low-density residential with an environmentally sensitive overlay and argued that market conditions do not justify the change.
    • Martin Rich, hydrologist and chair of Eagle Creek Park Advisory Committee, detailed environmental risks: increased stormwater runoff, flooding impacts on Hopewell Creek and Eagle Creek, potential contamination from former Ropke Tank and Airplane Museum, and questions about tree replacement and endangered species.
    • Steve Jones, West 86 subdivision representative, opposed the retail and hotel elements due to light, noise, and traffic impacts on surrounding homes.
    • Brad Yarger, traffic engineer, identified issues with the traffic study, including the need for a second left-turn lane at 86th Street eastbound to I-465 northbound, which may require costly interchange redesign.
    • Barry Stern, real estate broker and resident, argued the site could be developed with custom homes and that rezoning would reduce property values.
    • Sally Endow expressed concern about toxic runoff into Eagle Creek Park and reservoir.
  • Petitioners (supporting):
    • J. Murray Clark, attorney for Cornerstone Companies and GCG Investments, presented a revised plan with a 48.6-acre preservation area (increased from earlier), a four-story height limit, and 33 commitments including no distribution centers, limited hotel hours (3-diamond AAA), and restrictions on fast-food drive-throughs. He highlighted the need for CS zoning to enable a high-end mixed-use and life science campus.
• 2023 ZON 049 – Monon Trail Multifamily:
  • Jacqueline McMillan Gunn, resident of Martindale Brightwood, spoke in full support.

Discussion Items

• 2023 A031 and A032 – Truck Country Tax Abatements: Staff (Ryan Hunt, DMD) supported both real and personal property abatements for a truck company expansion on Thompson Road. Approved 7-1 and 7-1 respectively.
• 2023 P015 – Comprehensive Plan Amendment (Indy Parks Master Plan): Staff (Carmen Leffig, DMD) supported adoption, praising the robust planning and engagement. Approved 8-0.
• Continuance Requests:
  • 2023 CZN 814 / CVR 814 (large rezoning): Remonstrator attorney Russ Sipes requested continuance due to insufficient notice to clients, new site plan and staff report, and need for more review. The request was denied 8-0 after petitioner Murray Clark objected and staff stated notice was proper.
  • 2023 CZN 830 / CVR 830 (Martin Petroleum): Continuance to October 4, 2023, granted 8-0.
  • 2023 DAR001 (2802 South Holt Road): Continuance to September 6, 2023, granted 8-0.
  • 2023 ZON 026 and CAP 822: Staff requested continuances to September 6, 2023; both approved 8-0.
  • 2023 ZON 064 (40 West 40th Street): Automatic continuance to September 20, 2023, acknowledged.
• 2023 CZN 814 / CVR 814 – Large Rezoning Deliberation:
  • Petitioner detailed commitments: 48.6-acre preservation area, maximum 4 stories, tree and wetland assessments, community review (7 days) before DMD administrator approvals, and prohibition on certain uses. Remonstrators emphasized deviation from comprehensive plan, traffic, drainage, and property value concerns.
  • Staff (Kathleen) reiterated support, noting the comprehensive plan is flexible and that CS zoning allows future public review. Commissioner questions focused on drainage, traffic impact study (accepted by DPW and INDOT), and notification to PTRA of future admin approvals.
  • Vote: 6 approval, 1 denial, 1 recusal for both resolutions. Approved.
• 2023 ZON 049 – Multifamily at 1011 East 22nd Street:
  • Petitioner Misha Rabinowich presented a 111-unit, 51% workforce housing project (80% AMI) on 2.3 acres with 106 on-site and 11 off-site parking spaces. Design includes three-story walk-ups, modular construction, and engagement with the Monon Trail. City-County Councillor Zach Adamson spoke in favor. Staff expressed concerns about site design (surface parking along alley, pedestrian safety) and preferred a taller building with parking underneath. Petitioner argued cost and feasibility constraints.
  • Vote: Approved 8-0.

Key Outcomes

• Minutes Corrected: August 2 minutes approved 7-1 after updating vote counts on two items.
• Tax Abatements Approved: 7-year real and personal property abatements for Truck Country (Stoops Freightliner) on Thompson Road (7-1 each).
• Indy Parks Master Plan Adopted: 2023 Indy Parks Comprehensive Master Plan (P015) approved 8-0 as an amendment to the Marion County Comprehensive Plan.
• Consent Resolutions Approved: Six resolutions (R023, R031, E028, A033, C005, C006) passed 8-0.
• No-Appeal Docket: 16 zoning petitions approved 8-0.
• Continuances:
  • Large rezoning (CZN 814/CVR 814) continuance denied; hearing proceeded.
  • Martin Petroleum (CZN 830/CVR 830) continued to October 4, 2023.
  • DAR001 continued to September 6, 2023.
  • ZON 026 and CAP 822 continued to September 6, 2023.
  • ZON 064 continued to September 20, 2023 (automatic).
• Large Mixed-Use Rezoning Approved: 2023 CZN 814 and 2023 CVR 814 for a 200-acre mixed-use development (Cornerstone/GCG) at 6419 West 86th Street area. Vote: 6-1-1 on each. Conditions include 48.6-acre preservation area, maximum 4 stories (buildings east of internal road), and commitments for environmental assessments, community review, and notification to neighborhood associations.
• Workforce Housing Approved: 2023 ZON 049 for 111-unit multifamily (51% affordable at 80% AMI) at 1011 East 22nd Street, approved 8-0. Developer given directive to ensure quality.