Metropolitan Development Commission Public Meeting – December 20, 2023

The Metropolitan Development Commission (MDC) held a public meeting on December 20, 2023, at 6:00 PM EST. The meeting included approval of multiple resolutions, a TIFF presentation, and three public hearings. Notable actions included approval of a rezoning for a 208-unit multifamily development on Westfield Boulevard, a hotel height modification, and a gas station convenience store redevelopment. The meeting also featured an announcement about the takeover of Circle Centre Mall by Hendricks Group and a farewell to outgoing Executive Director Rusty Carr.

Consent Calendar

• Minutes Approval: The minutes from December 6, 2023, were approved unanimously.
• Group of 11 Resolutions (Non-Public Hearing): The following resolutions were approved 8-0: 2023 R037 (contract with Kinmar LLC for Union Station management), 2023 R038, 2023 E041 (Fall Creek HOTIF funds for alley/sidewalk improvements), 2023 E047 (South Post Road economic development area), 2023 E048 (Irvington TIFF amendment), 2023 E049 (grant funds for greenway trail system), 2023 E050, 2023 E051 (Augusta Heights HOTIF area), 2023 E054 (Alabama Street bond pledge for TWG/Old City Hall project), 2023 BB010 (authorizing public hearing officers), and 2023 P019 (agreement with hearing examiner Judy Wurzhall).
• Petitions of No Appeal: Four zoning petitions were approved 7-0: 2023 ZON 068, 2023 ZON 095, 2023 ZON 099, and 2023 ZON 103.

Public Comments & Testimony

• 2023 E052 – Professional Sports Development Area (Indy 11 Park): Eunice Trotter, representing the Indiana Remembrance Coalition and Indiana Landmarks Black Heritage Preservation Program, spoke about the need to protect Green Lawn Cemetery, where an estimated 1,323 African Americans were interred. She urged the city to conduct discovery processes and follow DNR guidelines, stating that failure to do so could be a Level 6 felony. Her comments were entered into the record.
• 2023 ZON 094 – 6729 Westfield Boulevard Rezoning:
  • Remonstrators: John Coutzman (resident of 6375 Oxbow Way), Lindsay Scott (vice president of Marot Island Community Association), and Melina Kennedy presented opposition on behalf of hundreds of residents. They argued the 208-unit proposal violates the comprehensive plan on density (25.1 units/acre vs. allowed 1–5), height (59 ft vs. max 42 ft per adjacent buildings), and road access (Westfield Boulevard is a two-lane road, not three lanes as required). They offered to support up to 107 units. They also claimed the developer is double‑counting the lake density and that 2003 commitments to Spirit Lake should be honored.
  • Supporters: Misha Rabinowich and John Hart (JC Hart Company) argued the project was redesigned to comply with the comprehensive plan and pattern book, including reduced density (208 units from original 256), lower building height (59 ft from 75 ft), and environmental enhancements. They noted a traffic study approved by DPW showed no significant impact, and that the project includes a sidewalk and crosswalk improvements. They cited a letter of support from sitting Councilor Keith Potts.
  • City-County Councilor: John Barth (District 7) expressed support for the remonstrators, stating the community wants responsible development and urging the commission to reject the current proposal.
• 2023 MOD 019 – Southport Road Hotel Height Modification:
  • Remonstrator: Michael Carroll (resident at 5621 Woodworth Way) objected to a three-foot height increase, arguing commitments from 2001 should be upheld. He also contended that an extended-stay hotel is akin to multifamily residential, which was prohibited, and that previous landscaping/berm commitments were not fulfilled.
  • Petitioner: Russell Brown (attorney) and Al Hill (HDI Hotels) stated the only change is a 3-foot parapet for architectural interest and to screen rooftop equipment. They offered to eliminate illuminated signage on north and east facades as a concession.
• 2023 MOD 020 – Shadeland Avenue Gas Station Redevelopment:
  • Petitioner: Pat Rooney (attorney) and Mike Singh (property owner) argued that the required crosswalk across Shadeland Avenue is unsafe and unnecessary, as the west side has no sidewalks, only a drainage ditch and car dealership. They presented support letters from Warren Township Development Association, Blossom Chevrolet (the dealership across the street), and neighbors. Estimated cost of the crosswalk was $600,000+, which the owner said would put him out of business. They proposed an alternative crosswalk across Pleasant Run Parkway.
  • Staff/DPW: DPW’s Jill Palmer testified that the alternative crosswalk is not up to code (stop sign precedence). Staff recommended denial, citing safety concerns on the six-lane road and a history of pedestrian crashes. DPW estimated construction costs at ~$102,000.

Discussion Items

• TIFF Annual Presentation: Megan Bukasich (Deputy Director of DMD) and Lucas Anderson (OFM) presented the state-required TIFF policy overview and fiscal year 2022 financials. Total TIFF revenues were $159.5 million, expenses $110 million (75.5% debt service). The hypothetical maximum impact on local taxing units if all TIFF increment were released to base units was $76.7 million ($32.4 million to city-county). The presentation was for informational purposes; no vote taken.
• 2023 ZON 094 – Detailed Debate: Over two hours of testimony focused on density calculation (whether to count the 13-acre lake as part of the 21.44-acre parcel), comprehensive plan compliance, traffic safety, and the “double dip” density claim. Staff affirmed that density is calculated on the entire legal boundary and that the pattern book guidelines are not hard rules. Commissioner Ash questioned comparables; petitioner cited Shore Acres (24 units/acre) and The Reserve (17.45 units/acre).
• 2023 MOD 020 – Crosswalk Dispute: Staff and DPW defended the requirement, noting the area has high pedestrian activity and that informal routes (parking lots, shoulders) are unsafe. The petitioner countered that local residents and businesses oppose the crossing and that DPW had no master plan for the west side.

Key Outcomes

• 2023 E052 – Professional Sports Development Area: Approved 7-0 (Commissioner Schumacher recused). The confirmatory resolution creates the area for Indy 11 Park, subject to further state and financing steps.
• 2023 E053 – Alabama Street Redevelopment Project Area: Approved 8-0. Creates a TIF allocation area for Old City Hall redevelopment by TWG.
• 2023 A041 – Tax Abatement for 22nd and Monon Multifamily: Approved 8-0. 10-year real property tax abatement for a 192-apartment and 16-townhome project.
• 2023 A042 – Tax Abatement for Patch Washington Street Industrial: Approved 8-0. 7-year abatement with an amended inclusivity plan directing donation to the Area 31 program (housing/job training) and landscaping improvements on a nearby roundabout.
• Walk-On Resolution 2023 P021 – Technical Correction: Approved 8-0. Corrects the contract amount with Elizabeth K. Williams landscape architects for Indiana Avenue planning.
• 2023 ZON 094 – 6729 Westfield Boulevard Rezoning: Approved 8-0 after ballot vote. The rezoning from SU 434 and DPFF to DPFF allows 208 residential units (192 apartments, 16 townhomes) and modification of 2003 commitments. Conditions include DP statement, site plan, landscape plan, elevations, pedestrian plan, and commitments.
• 2023 MOD 019 – Southport Road Hotel Height Modification: Approved 8-0. Allows a 38-foot-tall hotel (from 35-foot limit) with the petitioner’s commitment to eliminate illuminated signage on north/east facades.
• 2023 MOD 020 – Shadeland Avenue Gas Station Modification: Approved 5-3. Modifies commitments to allow redevelopment with updated site plan and crosswalk across Pleasant Run Parkway instead of Shadeland Avenue.

Other Business

• Announcement: President Dillon announced that Circle Centre Mall will be taken over by Hendricks Group, describing it as a “game changer” for downtown Indianapolis after 18 months of negotiations.
• Farewell: Rusty Carr, retiring Executive Director of DMD, was recognized for his service and wished well as he moves to the Parks Foundation.