I've got a somebody that has position with you guys.

Actually, I'll give you a reach out to you in a couple of days.

I've got a review or things why we're talking about higher almost all started first.

Are they done with school?

Okay.

Sometimes we have to reach them.

The the community is at IU claims.

I'll send you the scene.

Don't feel any pressure.

I'll check the find speed because there's all that.

He's a good key.

Young baseball player.

Just give it up.

Well, if nothing else, maybe there's anything that we could involve him in on the whole thing.

You know, and that's what I told him.

I said you probably want to be looking at the rules for you.

Yeah, that actually from a couple perspectives.

That might work better than that.

I'll send it over to you and then you know.

Okay.

Counselor, do you pronounce your name?

Yep.

Yeah.

Good to see you.

Good seeing you, Bruce.

How are you doing?

Going good.

Are you just focused on this little team?

Come on, Bruce.

Were you in Miami?

Is that why you're tired?

No.

Yeah.

Well, I was at Bruce's house watching the right.

Really hard.

Yeah.

You know what I mean?

But it was great to be able to find a lot of things.

Oh, for sure.

Oh, yeah.

It's probably it's amazing.

So it looks good.

Ladies and gentlemen, good afternoon.

Welcome to the January 21st, 2026 meeting of the Metropolitan Development Commission.

We have a quorum and I now will call the meeting to order.

Would all rise and join me with the Pledge of Allegiance?

I pledge allegiance to the flag of the United States of America.

With liberty and justice are all thank you.

Members of the commission, you receive the minutes of the January seventh 2026 meeting last Thursday at your homes.

Are there any additions or deletions to those minutes?

Hearing none.

I'll accept a motion to approve.

Thank you.

Can I have a second?

Let me call the roll.

Lyle.

Lyle, yes.

Moreity.

Moreity, yes.

Murphy.

Murphy has Schumacher.

Thank you.

West.

West, yes.

Dillon is a yes.

We have seven yeses, zero no's, one recusal, the minutes passed.

Moving forward.

Are there any continuances, withdrawals or special requests today in the audience?

Kathleen, I know you got something.

Yes.

Thank you, President Dillon, members of the Commission.

First deal with a special recruit request related to 2025 ZON 074.

The Commission approved this.

However, between the time it was approved and uh certified to council.

The petitioner has withdrawn that, and the reason they gave was that they were having issues getting water to this site and needed some additional time to work through some easements.

As you recall, it was over 200 acres, uh rezoning of over 200 acres for residential.

This is down in Franklin Township.

That is correct.

That was the Arbor Homes situation.

Yes.

And so this would just require your acknowledging the withdrawal.

Thank you.

Thank you very much.

What else, Kathleen?

All right.

On item number six.

Yes, ma'am.

At 2025, 0 and 131 located at 1255 Roosevelt Avenue.

This needs to be continued to February the 4th, pending receipt of executed commitments.

Staff has contacted the petitioner and they are working on those commitments.

Is there anyone else in the audience who would like to comment on the continuance request on 2025 ZON 131?

Seeing none.

Does anybody in the commission have a question for staff on this continuance?

Okay.

Commissioner Hergett, I'll take a motion to approve the continuance of 2025 ZON 131 to February 4th.

So moved.

Thank you.

Commissioner Morati, can I get a second?

Second.

Let me call the roll.

Garver.

Garver, yes.

Hergitt.

Hergitt, yes.

Lyle.

Lyle, yes.

Morarity.

Morriart, yes.

Murphy.

Murphy, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

It passes 8 to 0.

We will hear it on February 4th.

Kathleen, what else you got?

Uh item number 10, 2025 ZON 100, located at 1231 West Troy Avenue.

The petitioner has submitted a withdrawal of this petition and just require your acknowledgement.

Kathleen, I so acknowledge the withdrawal of 2025 ZON 100.

Thank you.

And lastly, item number 14, 2025 ZON 130, located at various addresses on Harlan Street.

Staff is requesting a two-week continuance to February the 4th.

Staff received some amended documents yesterday morning and has not had time to review those documents and get obtained the staff input and comments to those amended documents.

Thank you, Counselor.

You obviously have a couple of comments.

Yes.

We are here and prepared and would like to move forward today.

But I'd like to back up a little bit.

The case was filed originally on November the 6th.

It's a DP case, which requires a DP meeting.

That DP meeting did not get scheduled until uh December the 12th.

We received we did not receive staff comments from which the latest changes were revised until January 14th, but that's last uh Wednesday.

Um we spoke with the city architect on Thursday.

The architect and the engineer on the project worked on the revised plans over the weekend, submitted them on Tuesday morning.

Um we believe they they met what the city architect had requested us to do.

So we were not anticipating a continuance today.

Uh to that end, their representatives of the neighborhood, one of which Riley Spellman uh in the wheelchair there has made great effort to be here to support the petition, and we'd like to move forward.

Thank you, counselor.

It's unusual that staff pushes for a continuance when they're having had a chance to go through the plan, so it doesn't seem uh as a bad proposal to me.

I'm sorry that your people are here.

Um, but we got to give staff a chance to get through the new plans or they're flying blind is from my standpoint.

Does anybody else in the room have a comment on this?

Any questions from members of the commission?

I have a question, President.

Yes, Commissioner Murphy.

Can staff comment on the nature of the most recent submittal?

What is what would what were these?

What they did was respond to the city's architect comment related to one of the units that would be then facing Harlan Avenue.

Or excuse me, Harland Street.

Uh however, uh subsequently to yesterday, staff received some additional comments from the city architect related to the layout of this site.

And uh would prefer to see detached garages rather than, and I don't want to get into the merits of it, but there would be a substantial change to that.

So am I correct in saying that the staff architect still has issues or unanswered questions regarding their most recent submittal?

Yes.

Thank you.

Thank you.

If if I can just briefly any other questions from members of the commission for staff and or for the petitioner, Councillor.

Finish your comments.

The issues that Kathleen identified, the city architect has have been present on the site plan when it was originally filed back in November.

So that's the frustration, I guess, on our end.

I understand your frustration, but you certainly understand staff wants a shot that absolutely to take a run at it.

And I feel bad that your people are here.

It's cold out and hard to get in and all that.

I it's it's it's unfortunate confusion.

But we have before us a request for continuance on 2025 ZON 130.

I will make the motion to continue it.

When do you want to go, Kathleen?

Uh February the 4th.

To February the 4th.

Commissioner Garver, can I get a second?

Second.

Thank you.

Let me call the role.

Garver.

Garver, yes.

Hergett.

Hergett, yes.

Lyle.

Lyle, yes.

Morarity.

More, yes.

Murphy.

Murphy, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

Kathleen, you get your continuance to February 4th.

Counselor.

Apologize for the confusion, especially for your people coming in as the petitioner, but we'll go on the fourth and get it done.

We understand.

All right.

Thank you, sir.

Thank you.

Any other withdrawals?

Special requests.

Seeing Nancy, can you read the resolutions into the minutes, please?

Yes, thank you, President Dillon and Commissioners.

2026 R001 authorizes the Department of Metropolitan Development to dispose of real property through its vacant to vibrant land bank program.

Recommend approval of 10 years real property tax abatement.

2026 A003 for public hearing.

Resolution authorizing a hearing regarding termination of the real property tax abatement associated with economic revitalization area resolution 2019 A 052 2019 for TWG Development Incorporated and Northwood Partner LP, located at 9025 Compton Street, Council District 2, Washington Township.

2026 C 001 authorizes the Department of Metropolitan Development to negotiate and execute an agreement with Club 720 Development Corporation to establish a clear data-driven understanding of housing needs, market conditions, and development feasibility and a not to exceed amount of 250,000 with a term through December of 2026.

This ends the reading of the resolutions.

Thank you, Nancy.

Members of the Commission.

I'm going to take 2026 R001 and 2026 C1 together since then neither one stands for a public hearing.

Can I get a motion to approve 2026 R001, 2026 C001?

Commissioner Murphy.

Can I get a motion?

So moved.

Thank you.

Commissioner West, can I get a second?

Second.

Thank you.

Let me call the rule on those two resolutions.

Garver.

Garver, yes.

Hergott.

Hergie, yes.

Lyle.

Lyle.

Yes.

More erity.

Moreity, yes.

Murphy.

Murphy S.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

Those two resolutions pass A to zero.

And then I'm going to go to the 2026 A003, which is for public hearing, a resolution authorizing a hearing regarding termination of the real property tax abatement associated with economic revitalization area resolution 2019 A052 at 2019 for TWG Development Inc.

in Norwood Partner LP located at 9025 Compton Street, Council District No.

To refresh everyone's memory, you're here to do it.

Go ahead.

Thank you, President.

I was gonna do it.

Thank you, President Dylan and members of the commission.

I am Letitia Ramsey.

This is a resolution pertaining to the public hearing regarding the termination of a 10-year tax abatement for Northwood Partners LP located at 9025 Compton Street.

The company has requested to end the abatement without repayment of previous realized tax savings as they are they remain in compliance with all terms of the agreement.

DMD supports this termination.

A representative from Northwood on the trail or Northwood Partners should be present in the audience for further questions.

Thank you for just a quick historical background.

We heard this at our last meeting in the pre-meeting.

TWG is backing out Glik non-for-profit is stepping in.

So TWG is giving up all their rights and asked to terminate, which we have to take a vote on their tax abatement issues.

Yes.

Great.

Questions?

Questions for staff.

Is there anyone else here who'd like to comment on this?

We have before us a request for termination 2026 A3.

Commissioner Schumacher, can I get a motion to approve?

So moved.

Commissioner West, can I get a second?

Second.

Let me call the roll.

Garver.

Garver, yes.

Hergett.

Hergate, yes.

Lyle.

Lyle, yes.

Morarity.

Murphy.

Murphy, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

It goes 8 to 0 for termination.

Um of the real property tax abatement with economic revitalization area resolution 2019 A052.

Now Glick takes it over.

Yes.

Thank you very much.

Excuse me, one thing for the record.

I apologize.

Glick is not taking over the tax abatement.

They're going to have a pilot.

They're requesting a pilot.

And we're still working on that.

Yes.

Okay.

I just want to make sure I had it right in my mind.

Okay, thank you.

That leads us to the last resolution, which is not for public hearing, but I think it's appropriate that we take comment on it.

Uh that is resolution 2026 A002.

That's the preliminary economic revitalization area resolution for TMC Winterton LLC, located at 1010 East 86th Street and 8685, 8699 Guilford Avenue, Council District No.

2, Worshington Township, recommended approval of 10 years of real property tax.

Staff, would you give us a few comments, please?

And Councilor Delaney is here.

She may want to comment as well.

This is the introduction resolution.

Good afternoon, President Dillon Commissioners.

Kathy Battle with the Economic Incentives team.

Earlier this afternoon, we heard a presentation regarding the Winterton Office Park.

This project is going to revitalize that area, bring new life to it.

It's going to comprise of both a residential housing complex along with retail space.

Staff did present to the commission a combination of one pager which listed that this is a 10-year request with 100% abatement.

Staff is recommending approval of the resolution.

One of the other things I will say, they did provide an analysis for us of what would happen with a TIFF, the savings with a tax abatement, and it was just felt that this is the best tool to make this project be viable.

Questions for Kathy from members of the Commission.

I thought we had a uh from my standpoint an excellent exchange in the pre-meeting on ideas and questions.

Um thank you for for running that forward.

Councilor Delaney, would you like to comment?

Please come forward.

Welcome.

We certainly appreciate your support for the MDC.

Thank you and welcome being here today.

Yeah, thank you, Chairman Dylan, and thank you, members of the commission.

I'm Councillor Brienne Delaney, representing District 2 on the far north side of Indianapolis.

Um I'm here to express my support, and let me be clear about that.

I'm expressing support for the proposed mixed-use development in NORA.

NORRA is a neighborhood that has been experiencing steady organic growth that reflects both market demand and deep pride that the residents take in where they live.

The project builds on the momentum of the last few years of public and private investment, such as the Nora Shopping Plaza redesign, the Monon Trail Bridge funding that was awarded this year that will be completed in 2029.

The 86th Street Walkability Project that DPW is currently working on this year, and a potential new facility that I don't want to spill the beans on just yet that also might be coming to Nora.

And finally, it builds on the Monon Trail vision that was implemented 40 years ago by bringing a true mixed-use community to a new location along the Monon Trail.

What stands out most about the project is that it aligns with the community's vision for NORA's future, that the neighbors are not only aware of the development, that they're supportive of it, and that matters, especially in this time where we're all seeing contested developments at the council level and at your level here at the commission.

I believe the project represents smart community supported development that we should be encouraging.

It strengthens the tax base, enhances quality of life, and reinforces Nora as a vibrant connected place within our city.

I appreciate your thoughtful consideration of this proposal.

Thank you, Councilor.

Michael, I see you in the back.

Do you have comments on the project?

Good afternoon, Commissioner, and good afternoon, uh President.

Uh with IADI specifically, we are in uh full support.

Uh we will have more to say at the public hearing and including a community continued communication, not only with the counselor uh with the developer, but I do want to make sure that we take the time out.

Is that there are when there are opportunities for a collaboration specifically with DMD?

We're very appreciative of this and thinking about what are the different ways to where we can make a project that is will be very viable and and what I believe will be changing for the NOAA area when we are able to collaborate together.

Um it makes things better for us and uh specifically we are not truly in the residential um we do not really get into residential projects, but there is an opportunity with tax payment where we believe this will be best sir for not only uh for the community in NOAA.

Thank you, Michael.

Any any questions?

Um Michael, I expect, as we talked about in the pre-meeting, executive director to get with you all and the developer to talk about some of those ideas we had in the pre-meeting.

Thank you, sir.

We welcome the opportunity.

Thank you very much.

So we have before us 2026A2.

Once again, a preliminary economic revitalization area resolution for TMC Winterton LLC located at 1010 East 86th Street and 8685 and 8699 Guilford Avenue, Council District No.

We have this before us.

Uh Commissioner Hergett, can I get a motion to approve?

So moved.

Thank you.

Commissioner Garber, can I get a second?

Second.

Let me call the roll.

Garver.

Garver, yes.

Hergett.

Hergitt, yes.

Lyle.

Lyle, yes.

Morerity.

Moirity, yes.

Murphy.

Murphy, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

Executive director.

I'm a yes today, but I fully expect the conversations we had in the pre-meeting to be followed up on and serious consideration given to those discussions.

I thought they were uh quite interesting.

It passes 8 to 0.

So we'll hear 2026 A002 for final resolution on February 4th.

Thank you.

Moving forward.

Nancy, can you read the petitions of no appeal into the record, please?

Thank you again, President Dillon and Commissioners.

Petitions of no appeal, recommend approval by the hearing examiner.

2025 APP 019 at 8936 South Point Drive, Perry Township Council District 23.

2025 CZN 844 amended at 127 East 34th Street Center Township Council District 8.

2025 CZN 852 at 2522 North Butler Avenue and 5200 East 25th Street, Warren Township Council District 9.

2025 CZN 853 at 5023.

That's 5047 and 5101 Madison Avenue and 1257 and 1265 East Thompson Road Perry Township Council District 23.

And then we also have a petition of no appeals recommended for denial by the hearing examiner.

It's 2025 ZON 100 at 1231 West Troy Avenue, Perry Township Council District 22.

This ends the reading of the petitions of no appeal.

Thank you, Nancy.

We have we have four petitions of no appeal on the agenda for approval.

I'm gonna take 2025 APP 019, 2025 CZN844 as amended, 2025 CZN 852, and 2025 CZN 853.

All as one.

Thank you.

Commissioner Garver, can I get a motion to approve?

So moved.

Commissioner West, can I get a second?

Second.

Yes, second.

Let me call the roll.

Garver.

Garver, yes.

Hergut.

Hergitt, yes.

Lyle.

Lyle, yes.

Morerity.

Mority, yes.

Murphy.

Murphy, yes.

Schumacher.

Schumacher, yes.

West.

I'd like to vote yes on the first three.

2025 APP 019.

2025 CZN 844.

And 2025 CZN 852.

And vote no to the fourth.

Number 9, which is 2025, CZN 853.

Thank you.

Dylan is a yes.

So the three petitions and no appeal.

2025 APP 019.

2025 CZN 844 is amended.

2025 CZN 852 pass 820.

2025 CZN853 passes 721.

Nancy, I think my mask right on that.

Thank you.

Moving forward, we have a petition of no appeal that's recommended for denial.

Staff, you want to give a comment on this.

Oh, petitioner has withdrawn the petition.

Is that correct?

Yes, and you acknowledge that.

I'm sorry.

Okay.

I'm sorry, I was reading it.

Sorry.

I shouldn't have said anything about it.

Okay, we're good.

All right, moving forward.

Councillor Evans is here, so I want to make sure we respect his time.

We're gonna go with first public hearing.

Nancy 2025 ZON 126-344 West Washington Street.

Can you read that into the record?

Yes, thank you, President Dillon and Commissioners.

We have a rezoning petition recommended for denial by hearing examiner appeal filed by the petitioner.

2025 Z O N 126 at 3441 West Washington Street, Wayne Township, Council District 17.

Hey, Suce Yvonne and Bara Tamayo requesting rezoning of 0.76 acre from the I3 FF TOD district to the C5 FF TOD district to provide for general commercial uses.

Well, all those intending to testify on this petition, either for or yes, please stand now to be identified.

Thank you.

Please raise your right hands.

Do you swear from an appenities of perjury to tell the truth and nothing but the truth?

Say I do.

Thank you.

To members of the commission to refresh your memory.

This came out of a hard eight vote, which was tied under our rules.

We go to a do n de novo hearing.

We start fresh.

Nothing was said in the first hearing matters.

It's all a brand new hearing as we go forward.

Let me represent or explain to you the rules of engagement as I did previously.

The petitioner has 15 minutes to make your comments.

I'll then look for any remonstrators to make their comments.

I then will go to uh Jared Evans who is here city council person for his comments.

Then I'll go to staff.

I'll come back to you for five minutes rebuttal.

And if any remonstrators are here, five minutes rebuttal to them.

You're on 15 minutes, go.

Okay.

Well, um first and foremost, I would just like to say thanks and allowing us to get another try at this point.

It would help us to talk into the mic for the recording.

We need your name and address, sir.

Oh, my name is Edgar Gonzalez, 6705 Brookhaven Drive, Indianapolis, Indiana 46226.

Thank you.

Um we would like to start by letting you know that we are very committed and making sure we comply with any and all laws in rezoning and um ordinance.

Um obviously we are here for the long haul if approved.

Uh fortunately, when we started this process, uh we started blindfolding.

Uh we weren't aware of so many rules and regulations and getting this approved.

Um we are completely uh financially and emotionally committed in making this work.

Uh we have spent our savings in getting the property in the more appropriate image and invested in getting several vehicles and parts to make sure that anything we sell is reliable and affordable.

We are also very flexible in working in any um any deal that would facilitate this going through, whether it's us having to fence the back um to um comply with whatever the overlay was on the map.

Um since that there is wider the runs close to the property.

Um obviously we're just trying to open this minutes as a way of a more stable economical situation for our family and and myself, and obviously uh something that we can be proud of for um you know for a long time.

Um exactly.

What else?

I'm just questions for petitioners seeing none, hang tight.

We'll be back to you.

Are there any remonstrators here?

I did not see any commissioner or counselor Evans, you're on.

Counselor, two things.

First of all, thank you for being here, and thank you for always supporting the MDC.

Appreciate it, and congratulations on your new leadership role in the council.

Thank you, sir.

Thank you, President Dillon.

Thank you, Commissioner members.

Uh, thank you for the opportunity to say a few words on this.

Um, I am City County Councilor Jared Evans, and as you've heard the the new majority leader.

Um, first let me begin by saying I I sympathize with the situation that um I've learned with this particular property and the family that it's taken it.

Uh however, I am speaking in opposition to it.

And in partly due because when you drive down West Washington Street, once you get past the zoo, you will find over 40 used car lots from that point to county line.

And in my 11 years in this body, I have only ever supported one used car lot, and we gave them a five-year opportunity to do some work, uh, which they did not complete, and we actually overturned that at that five-year point.

So, in actuality, we've never allowed a used car lot to happen.

And so think about that.

In 11 years, there's still over 40 used car lots down this corridor.

It is proliferated with used car lots in addition to tire shops and mechanics shops.

Um, this has nothing to do with uh the TOD overlay, in my opinion.

I I do believe there are better uses, and uh I it's it's a difficult situation.

I understand when someone purchases a property with the intent to do something, um, but with that conversation has to come with one's responsibility and making sure that what you intend to do with it is allowed under our ordinances.

And unfortunately, this is a part of the community that I newly represent, um, which I would say is not well organized.

They do not have neighborhood associations and the types of organizations that could show up to remonstrate.

Um there just are no existing entities that represent this area that would come before you.

Uh perhaps residents may have gotten the uh notices.

Um, but those communities and those organizations that exist just a little bit to the west of this, I've been in communication with, and they are opposed to this as well, and that includes Indie Gateway as well as 40 West, but their boundaries do not come this far east.

So they didn't want to remonstrate.

That is my uh my remarks on this.

I'll take any questions if there are questions for counselor Evans.

Hang tight, counselor.

We maybe come back to as I stated for the record, there don't see any remonstrator staff.

Thank you, President Dylan and members of the commission.

The grant of the request would rezone the property from the I3 district to the C5 district to provide for general commercial uses, but specifically a used car dealership.

A right-of-way dedication commitment is requested by DPW, which the petitioner would agree to um based on previous conversations.

The site lies partially within the floodway fringe of Eagle Creek, but aerial images do not indicate development within these areas.

The most important factor when considering the rezoning request and proposed use is that the site falls within the transit-oriented development secondary district, which is intended to coordinate more compact, walkable, and urban development patterns with public investment in transit systems.

According to T TOD regulations, the site does not meet the allowance for automobile sales due to the size of the parcel.

Permitted automobile sales must be half an acre or less, where the site measures uh 0.76 of an acre.

A variance of use would be required for the operation of an automobile sales business at this location.

In staff's opinion, the C5 district at this location within the newly proposed bus uh blue line bus rapid transit corridor would go against the goals of the transit-oriented secondary district, which promotes walkable development with a variety of services for the community.

Uh staff would uh direct your attention to exhibit one on demonitors.

The first image uh illustrates that while the blue line is equal to three percent of the land area of Marion County, it represents 11 percent of the total land value in Marion County.

Valuable land should be reserved for projects and development that grow Indianapolis's economy, not land uses that do not contribute to the growth, stimulation, and prosperity of adjacent owners and neighborhoods.

The second image illustrates where the red and blue lines are situated and cross each other nearest downtown.

A total and the total value per acre begins to decrease the further you move from downtown.

The TOD aims to preserve already valuable land and spur redevelopment as we move from downtown.

This includes mixed use development and much needed housing, which are both uses that contribute to the resiliency and prosperity of Indianapolis.

A one-off auto-oriented use not only takes away from the value of the area adjacent, but removes those properties as contenders for redevelopment.

It is important to note that the commission and council passed the TOD ordinance updates, which staff works hard to uphold.

The viability of the transit-oriented development secondary district and overall success of the Blue Line Transit Oriented Development Strategic Plan of 2024 proposed along Washington Street is directly affected by how the city promotes the highest and best use of the small percentage of valuable land at its disposal.

Opportunities to promote safe and walkable neighborhoods, smart economic growth, and job generating uses along these heavily established corridors are far and few between.

Therefore, staff strongly recommends denial of this request and is happy to answer any questions that you may have.

Questions for Marlene.

I have some President Dillon, Commissioner Murphy.

Forgive me if some of these topics were covered at the previous hearing, but um I don't recall.

So currently, petitioner operates an auto repair business on this site.

Is that correct?

That is correct.

And does it require rezoning for them to continue to operate that?

No.

The automobile repair business can't operate within the existing zoning district.

So they could continue to operate into perpetuity as an auto repair operation.

That is correct.

Which wouldn't so this I I I'm not sure I understand the connection between the rezoning and what you referenced about this created an opportunity for redevelopment of housing of this site.

So the rezoning of the site to the C5 district would allow for the automobile sales if they were to apply for a variance of use.

However, if this rezoning were not to go forward, any other developer or property owner could rezone this site to a more suitable use at this location.

Which could also happen if it was rezoned to C5.

Correct, depending on what proposals.

I mean, it can always be rezoned.

Correct.

Right.

But whether this zoning passes or doesn't, they can continue to operate it in its present use, so it's not going to really make this property become available for redevelopment of housing in and of itself as a consequence of the zoning outcome.

Correct.

That was just an option of what could occur at this location.

And it still could, even if we rezone it.

Yes, through another rezoning.

Yeah, I mean, even if we rezon to C5 in the future, we could rezone it based on a petitioner's request to D7, it could become housing.

Yes.

Okay.

And then again, refresh my memory, what is the importance of the fact that this is 0.7 acre as opposed to 0.5 or less?

The allowance for automobile sales is the half acre uh size.

With this site being 0.76 of an acre, it would require a variance of use.

And is that because it's in a TOD district, or that would be required irrespective of a TOD overlay?

That would be within the TOD district and overlay.

So if this was not within a TOD overlay, that variance would not be required.

Is that correct?

Correct.

If the use would be located outside of the TOD, they couldn't operate at whatever size.

Right.

But if this wasn't a TOD overlay, you could operate with a 0.7-acre auto sales without a variance requirement.

Could you repeat that question?

If this was not in a TOD overlay, you could operate auto sales on a.7 acre site without requiring a variance.

Right.

That is correct.

So the important factor is that it is.

Is in a TOD overlay?

Correct.

Thank you.

Further questions, yes.

Commissioner Hergett.

Yeah, I I appreciate you including the visuals and walking a bit through the TOD overlay because I think this is a topic that's come up in a few hearings recently.

I'm curious thinking about those hypotheticals, right?

And they are hypotheticals to be clear, but we have some tangible examples of what we've seen along the purple line, the red line, even I think in some areas, I forgive me, I can't remember what they're called, but there are certain areas even along the blue line that are special designations for for development.

Are you able to walk through what we have seen that we can point to as a result of BRT investment, the work that this body, other bodies here in Marion County have done to incentivize number one accessibility to transit, but then number two of development through TOD along those transit lines.

And forgive me, perhaps that's better suited to Shannon.

I'll answer with one example that I'm aware of.

There is within the purple line, we've seen a hospital district on the Far East side.

Um at least we've uh proposed, or at least we've supported zoning petitions for those type of new developments.

Um if Shannon does happen to have another example of that, she could uh pitch in.

Thank you, Commissioner Hergert and members of the commission.

Uh my name is Shannon Norman, and I'm a principal planner with uh the Department of Metropolitan Development, and I worked to help craft this language with the MDC and with the City County Council when it when it was in unanimously passed, the understanding was that there is close to a billion dollar investment across three lines that we could leverage through a strategic land use plan and through regulation.

A couple of different things along the red, blue, and purple line, we've seen many multi mixed use development that have included apartments and commercial on the first floor.

We've seen the development of grocery stores.

We've seen the development of mixed-use commercial development that has brought offices and neighborhood establishments to pivotal corners along the red, blue, and purple line.

Most importantly, what we have seen is redevelopment.

And as Marlene mentioned, with the BRT lines being a relatively small part of the 420 square miles of Indianapolis, it's extremely rich land.

And what we have noticed is that in areas where we've had mixed-use development, we have started to see a domino effect.

We see businesses locating there.

We see community services, we see better connectivity with sidewalks, and this is all measurable.

I did a presentation for staff this year that showed examples along both the red and blue line of lands that were old industrial properties that were never thought to be developed again, but they've been transformed, and that is the whole point of an overlay strategy.

It's to pick a specific geographical area and apply restrictions through design, and that is what is intended here in the zoning ordinance.

It's intended to limit uses that do not contribute to the overall community neighborhood uh economic development strategy, but simply serve that particular lot.

Um the 0.5 acres generally refers to a small area that is away from a transit station.

If it's within 600 feet of a transit station, there are further restrictions.

So location is important.

Um it's important to note as counselor Evans did a very good job of saying one of the things the blue line is approximately 24 miles long, 150 million dollars in federal investment.

We know that when properties are lost to parking lots and auto-oriented uses, they are lost for a generation.

They don't redevelop unless someone is a catalyst.

And so that is the transformative part that I cannot overstate in this discussion.

But to answer your question specifically, we've seen the investment, and we want to continue to see that investment in many different avenues, but mixed use has been um especially important along the blue and purple lines.

Other questions, members of the commission for staff.

President Dillon.

Yes.

Uh Jeff York from I'd like to make a comment uh as well to reiterate what Shannon just just uh stated.

But uh there was a question.

What if this wasn't TOD?

And so the we didn't look at it as a non-TOD site because it is a TOD site.

That's how we review we review these cases is what is the zoning, existing zoning, if there are any overlays, flood control uh as well.

But we did not look at it as a non-TOD site.

And that is what we have to do.

We have to look at it as what it is.

Thank you, Jeff.

Final questions for staff.

Uh you're allowed to come back to the podium right now.

And you have a rebuttal, so if you have a question or a point you wanted to make, you have five minutes.

Yes, my question is so please please talk into the mic.

Sorry.

So my question is so let's say for instance that I wasn't to say I wanted to open up a dealership.

I just wanted to do a rezoning to C5.

Would that have made a difference then?

So staff's uh position on that matter was to instead rezone it to a C3 district.

C three would allow for uh general commercial uses that would be more appropriate for a neighborhood setting, and we would likely would have directed them away from the C5 district that does have more intense uses.

Okay, but my question was.

The question is if he went for C3 couldn't sell cars on the property.

Right.

So you couldn't get what you wanted by doing that.

No, but what I'm saying is C5 allows many type of businesses.

If I had to mention what my business was trying to be open, and would that have made any difference?

Staff would have pinned you down on what that business would have been.

Okay.

Okay, I got it now.

All right, and then they weren't gonna give you a baseline balls, they were gonna want to know what it is.

Okay, yeah, I was just trying to make sure.

Um what's TOD?

I'm sorry.

It's called a transit overlay district that supports the Indigo bus system.

And where the bus indigo has dedicated lines now, red line, purple line.

There's a new overlay that changes the zoning in those areas.

Your property is in one of those overlays that IndieGo goes through quite often.

So it adjusts the zoning with the overlay to I guess Shannon protect the bus route or something.

Yeah, the an overlay district is it provides restrictions and limitations on certain uses and design standards that in this case are meant to leverage the investment in public transit, create walkable neighborhoods and community and economic development.

Okay, so I am right on a corner where right next to me is a creek.

On the other side, there's a another mechanic shop, a dealership, and right across the street from me, it's another dealership.

So I'm just trying to figure out if the TOD is based on the route that it's going.

Those locations beat the TOD overlay to exist.

Because the last they were already there.

We last meeting they were saying something about the overlay being because of the water being right next to us, but now it's because of the the Indy Shannon.

You're actually part of two overlay districts.

Okay.

So you're in a flood plain district as well as a transit-oriented development overlay.

You got double trouble.

Okay.

Yeah.

Well, you have any other comments.

Yeah, just hopefully uh, you know that um I get to be competition to the other dealerships, see if approved, you know, because competition is good.

So thank you very much.

Thank you very much.

Councilor Evans, do you have any closing comments?

You're good to go.

I appreciate your consistency over the years.

You've never changed your position on this matter one time that I know of.

Uh members of the commission, you have ballots uh in your possession.

They are marked 2025 Z O N 126.

Please go to your ballots.

One of the commissioners has asked for clarification on the ballot.

A yes vote grants the petitioner a win for the zoning matter, a no vote supports staff and counselor Evans on not allowing that to go through.

Uh there were eight ballots cast.

There were four ballots cast, yes, for no votes.

We have a tie.

Excuse me, one minute, please.

Thank you for your patience.

We're double checking the statute very quickly.

I think I know the answer, but I'm getting confirmation.

Jeffrey York.

Next hearing is February 4th.

What's the hearing date after that?

Is it the 18th?

The 18th.

February 18th.

Got it.

We have a 4-4 tie again.

The heart eight resurfaces.

Under the rules, we got to start from the beginning again and re-hear it.

It's the first time in my tenure that we've had two heartaits, but in a row.

Instead of going February 4th, I'd like to move this till February 18th.

Petitioner, can you be here for that?

Great.

Marlene, let's go February 18th.

Marks with me.

Thank you very much.

All right.

We'll see you again on February 18th.

I appreciate it.

Hopefully we'll have nine or seven.

Get this done.

All righty.

Moving forward.

Nancy, can you read into the minutes of the next hearing?

Thank you, President Dillon.

Our next hearings are for companion petitions transferred by the hearing examiner for initial hearing.

2025 ZON 108 amended and 2025 EAR zero zero eight at 1360 East 30th Street.

Center Township Council District 8.

Monon Development LLC by Christopher White requesting rezoning of zero point nine eight acre from the I2 district to the CS district to provide for a mixed-use development consisting of commercial retail hotel entertainment and recreational amenities.

Also requesting a variance of development standards of the consolidated zoning and subdivision ordinance to eliminate the development standards of the CS district and to provide for development generally consistent with the plans filed.

Well, all those intending to testify on these petitions this afternoon, please stand down.

Raise your right hand.

Thank you.

Do you swear from the penalties of purge to tell the truth and nothing but the truth?

Say I do.

Thank you.

Please come forward and state your name and address.

And uh my address is eight five five North River Roads, suite two two oh, ending up to Neanderthal Six Two Four Zoom.

Thank you, Chris.

Let me go through the rules of engagement quickly.

We'll give you 15 minutes as a petitioner.

Are there any remonstrators here?

I did not see anybody stand.

I will then go to the remonstrators.

I don't see any city council uh individuals here.

I'll then go to staff, come back to you for five minutes rebuttal if needed.

Thank you.

All right, Chris.

Go.

You're on a clock.

Uh if you could show the slide number three of what I submitted, that'd be appreciated.

Uh first of all, I'm very excited and pleased to be for the uh commission to present uh rezoning of this property.

When we um undertook this project four years ago, we were heard in November of 2021 and received approval at that time for this.

The entire acreage for phase one of this project is about 20 acres located at 30th and the Monon Trail.

And as we developed the property, uh we knew we had two missing pieces that were critically important to the redevelopment of that.

And if you could go to the next page, it shows a pictorial of there.

You go.

However, it looks like a junkyard out back, and it's been used as a primary residence since our zoning.

After uh a certain amount of time in uh September of 2025, we were able to engage with the resident and come up with a purchase agreement for the property.

Uh the other developments, which we'll see in a minute is totaled uh if you actually go to the following page.

This represents uh this uh move up just a little bit.

Thank you.

This represents the plan that we were approved in uh November 21, and you can see the area identified in red is at the corner of this project.

To date, there's been uh about 75 million dollars spent on the project.

We knew all along this piece would be critical for the redevelopment of this, basically because of the unsightliness of the project or the the property that is it exists.

Um if you could move to the next slide, please, the next pictorial.

And if you could minimize that a little bit, there you go.

Thank you.

Um we now have secured a national hotel commitment for this location to serve as an anchor for the project.

We've secured to purchase the property, we've done all environmental investigations and communicated that with all the staff and the various associates of the administration that need to understand the environmental capacity of this.

The cost to mediate this site is over one million dollars.

It has something to the degree of five or six underground storage tanks that still sit there with contamination fluid in them.

Um we believe this rezoning of this piece of property will allow us to move forward with the projects that we've envisioned for four years, which has been a bit of a struggle to maintain our pace on this project.

Um we met with staff, we were able to come up with a uh solution.

I think that works for us.

If you could go to the next the second page after that one, uh one more.

I'm sorry, you were on the right one.

You can see a little brown pathway.

No, on the you were on the the one before, thank you.

You can see a little brown pathway along 30th street out in front of the hotel.

Uh staff in December came to us and said they need a 19-foot ride-away along that 30th Street corridor.

Uh we were not expecting that, but it works out fine, and we're excited about having the that 19-foot ride away there.

That is to be used for a trail.

So we're glad to dedicate that to the property.

It diminishes the size of the property significantly because it's a small piece anyway.

However, one of the conditions that we agreed to, I believe, and staff can comment on this, is that we get a five-foot setback from that 19-foot additional ride-away that for the building setback.

And uh that'll allow us to complete the plan somewhat as we show right there.

So after four four and a half years or so, we're super excited to be able to bring to this community in this area uh a major hotel that's six stories tall, and we'll serve as the anchor for the uh rest of the property developed for other entertainment and restaurant concepts.

Thank you.

Questions for the petitioner.

Who's the flag hotel for the flag for the hotel?

Hyatt Hyatt Place, Hyatt.

It's unscripted as the brand, and uh there's a special brand style that will go along with the hotel.

And uh there's a special brand style that will go along with the hotel.

It will be a container concept hotel.

We're not at liberty to announce that yet, as we don't have final signed documents on what that brand is, but it's a nationally known artist who will be involved with that.

But the flag will be a high Hyatt.

Yes.

Thank you.

Other questions for the petitioner?

Yes, sir.

Go ahead.

Monon Development Group are also behind the other project just to the north.

Yes.

Correct.

Yes.

Yes, sir.

Awesome.

With that project being finished completed, is that occupied now?

The apartments or the residences that are under construction?

Any of the facilities.

Oh, the apartments is being occupied right now.

When this was conceived four years ago, five years ago, we had planned for a trifect of three uh developments.

The commercial, the uh apartments, and a residential component to it that we all three were thought were essential to the development of this project.

Unfortunately, we have had several delays that were somewhat meaningless.

Um trail ride away conveyance of land that we didn't know.

Only it took us a year and a half to get that done.

And the only disparity in the agreement between us was the exact line calls of what the legal boundary was.

Things like that that have been kind of nonsensical, but we've been able to pursue it or get past it.

The apartments went ahead and got their approvals uh back in uh June of 23, after a year and a half to get their approvals to build it, they built and completed the project.

We just received uh final permits to go vertical on our project on the residential components in uh September of this past year.

So almost four years to get a vertical permit on some townhomes and flats.

Uh while it's been frustrating, uh I I sit here today thrilled to be able to present a Hyatt Hotel for that area because it will dramatically transform that entire area.

Sure.

My I would get I get I think my question being uh with the current building that you've recently constructed.

I'm looking for occupancy numbers for the uh residential components and if it's mixed use the commercial components as well.

So that's one of the team members over there.

I think their occupancy rate is about 35 percent right now.

Uh it's poorly performing, and we think one of the reasons that is is because we've been unable to get our commercial progress made on this site, and that's really just the sequence of approvals.

And do you have market research that might suggest that the larger development with hotel can be born in that market in that particular area of town?

Well, when you do a Hyatt brand hotel, Hyatt does seize that research and they make that determination whether they will allow for that, and then the hotel operator makes that determination.

We're selling the ground to them.

Uh our job is to remediate the ground and they will build the hotel there.

So, yes, there's market research that it will be surviving there.

Um we did while we were waiting for approvals for two summers we operated pop-up events in the area just because we knew that question would be given to us of how you certain you could be successful there.

And on a few Saturdays with larger events, we were able to uh secure 35,000 uh 3,500 people on one event and 4,000 people on another event on a Saturday afternoon.

Uh that was enough as a lot of work.

It's not my expertise or anything, but it gave us enough information that we're certain that we can convey that to other restaurateurs, other uh uses for the area to say this this area can be successful.

It can draw a crowd larger than most any area down in that region.

Do you have any additional LOIs, letters of interest from other retailers who want to be there?

I've had so many LOIs that want to be there and they've come and gone.

Uh we have a commitment from the uh redevelopment tax credits from State of Indiana in the amount of six million dollars, and that will be combined with uh the city's commitment, which eventually we have to come back before this body to receive tax increment financing.

When we originally sought to receive tax increment financing for the project, the administration suggested because we weren't ready to do the commercial, and we hadn't finalized our redevelopment tax rates with the state, that we only allocate those that TIFF area to the residences at that time.

Now we're ready to come back before you if we're approved for zoning and seek those incentives as well because that is a condition of the six million dollar tax incentives provided us by the state of Indiana.

Appreciate it.

Thank you.

Thank you.

Final questions for the petitioner.

Thank you, Chris.

Stand by, please.

Thank you.

Kathleen.

Thank you, President Dylan, members of the commission.

Staff is recommending approval of this subject to the three commitments on page 35.

Just so that you just give you a little bit of background.

This will be integrated with that larger parcel, that larger development there to the north, and will be similar to what that has what is occurring there.

The comprehensive plan recommends Village McShues, which does not include the hotel.

However, staff felt, given the overall development, that this is a small area in terms of the hotel and felt like a support supporting that hotel would be appropriate.

Again, it is a very small area of the overall development.

Staff, as Mr.

White has indicated, staff was asking for dedication of a 44-foot half right-of-way.

The other two commitments relate to keeping the site clean, and then three, and this is part of the CS development of statement.

And the district is a final site plan and building elevations will be submitted for administrator approval.

And I believe Mr.

White has agreed to all of those.

You're recommending approval with the petitioner agreeing to the three commitments.

That is correct.

Mr.

White, you agree to the three commitments.

Yes, but we'd like to make sure that we're adding we have the five-foot setback commitment from the building to the right-of-way that we're conveying.

The 19 foot right-of-way is a 25 that is existing in the road, and 19 is a 44.

And she speaks of Kathleen.

Yes, and we have agreed to that five-foot setback for the building along.

Is there anything else that Mr.

White needs to agree to?

No, that's it.

He's got it all.

Yes.

Questions for staff.

Hearing final comments from the petitioner.

Just that we're excited to be here and bring a hotel to that area and the commerce that will benefit the community.

Thank you.

Members of the now, Kathleen.

I I'm sorry, I got one question.

We have a variance and a we have two votes.

There are two votes on this, yes.

All right, so members of the commission, you go to your ballots.

There's a zoning 2025 ZON 108 as amended, and then there is a 2025 variance 008, two ballots, mark both ballots.

Thank you, first we have 2025 ZON, one zero eight amended Monon Development Group LLC.

First we have 2025 Z O N 108 amended Monon Development Group LLC.

There were eight ballots cast.

Seven yes, one.

This petition has been approved.

And we also have 2025 VAR 008 for the MO9 development group LLC.

And again, there were eight ballots cast.

All eight were yes votes.

This petition has also been approved.

Thank you.

Mr.

White, where'd you go?

Lost you.

Congratulations.

It's a very important area.

Thank you very much.

And you need to do an excellent job.

We're going to be paying very close attention.

We're all about it.

Thank you very much.

Thank you.

Nancy, call the next hearing, please.

Yes, thank you, President Dillon and Commissioners.

Our next hearing, uh, I believe last hearing is ZON is a zoning petition scheduled for initial hearing.

2025 Z O N 127 at 6051 North Rural Street and 6101 North Keystone Avenue.

Washington Township Council Districts 3 and 7.

Kite Reality by Joseph D.

Cauldron requesting rezoning of 8.5 acres from the D3 and C4 districts to the DP district to provide for live work units, townhomes, and multi-family dwellings with a total of 247 units.

Well, all those intending to testify on this petition, either for or against, please stand now to be identified.

Yeah, what do you think?

Please.

Sir, please stand and be sworn in.

Please raise your right hands.

Do you swear from an appenities of perjury to tell the truth and nothing but the truth?

Say I do.

I do.

Thank you.

Counselor, although you know the rules of engagement, I'll walk through them quickly.

We will give the petitioner 15 minutes to present their case.

I'll then come to the remonstrator and ask you to come forward uh and present your case within 15 minutes.

I do not see any city council people in the room.

I'll go to staff.

We'll then be able to go back to the petitioner for five minutes rebuttal, and then at the end I'll come back to the remonstrator for five minutes rebuttal, and then we'll go to the ballots.

Councillor, you're on go.

Thank you.

Uh and good afternoon, President Dillon, members of the commission, uh Joe Calderan, 11 South Meridian, Indianapolis, and I represent uh the petitioner, Kite Realty Group, uh, who is the uh owner of virtually all of Glendale Center with a couple of exceptions, Lowe's and and Target being uh their own parcel owners.

With me today at the table is Gene Byerman, who's with Kite.

We also have representatives in the back.

Uh this will be a uh joint venture between Kite and uh Millhouse.

They partnered uh several years ago in developing um just to the north of the two pieces here.

If you all turn to tab one in your booklets, uh you can see the parcels in play, as well as uh the existing uh air apartments which were developed by this team following a 2019 rezoning.

Those of you who are familiar with Glendale, uh, and I'm sure all of you are to some degree, uh, will note and remember uh in particular that on the east side of rural street was just surplus parking lot with a brick wall that's been around for sixty some years.

Back in the day.

Uh there was some holiday parking uh traffic demand for that, but essentially it's at vacant and unused for years and years and years.

Um and it was through you know, kite uh kind of kite's evolution in terms of how it's redeveloped Glendale once the mall, no longer a mall, uh that is kind of transformed this area and given it new life.

Uh the air apartments were extraordinarily successful, and um to my knowledge we have had zero complaints from the neighbors, single family exists in Riddle Manor to the east.

Uh we are essentially wanting to replicate that, moving farther south on the parcel that you can see cross hatched, which is owned by Lowe's, and then the parcel that is on the east or uh west side of rural is actually uh the landmark theater parcel.

The theater is going away.

So it's what you do with it to help the center help the community, and we feel that adding additional multifamily units will support the existing retail and make a nice use for a parcel that is all hard surfaced anyway.

If you turn to page two, you see the zoning map that is part of Glendale proper, other than what we rezoned back in 2019 for the air apartments is C4 commercial.

We can't do multifamily or town homes in C4.

It's commercial district period.

The good news is that for your purposes and certainly helpful with staff.

If you turn to page three, all of this area is zoned village mixed use.

So you do it does contemplate a future blueprint where you can have residential and commercial coexisting.

So we think we are squarely within the comprehensive plan for the two parcels that we intend to redevelop.

If you turn to uh tab four, there's two pages.

You can see the existing, this is kind of the leasing plan, and those of you who are familiar with shopping center development, that's kind of uh the lay of where all the tenants exist.

You can see the current iteration of where uses are and uh where the existing apartments are, and you can see the landmark parcel, and then off to uh the upper right is the uh Lowe's parking uh surplus parking storage area that we intend to redevelop.

If you flip to the second page of tab four, you can see again kind of how relationally speaking the apartments and the townhomes will fit in.

And you can see four uh multifamily buildings uh with varying uh degrees of of building height, and then you can see uh eight uh townhome buildings.

So we've got proposal of 200 multifamily units all on the west side of rural, and then 48 townhome units on the east side.

You can see um the latest elevations in tab five, starting with uh building one, the tallest building for the multifamily again on the west side.

You can see this is uh four stories going up to a little more than 44 feet at the roof truss level, and then you can see built uh multifamily buildings pushing down to three stories uh with a little bit lesser height.

So we're keeping the taller stuff on the west side of rural, and then transitioning uh to the townhomes on the east side of rural, where again we recognize we have neighbors, and you can see kind of the townhome elevations, and again, these aren't final, just gives you an idea of what we're looking at in terms of building massing and height.

You can see these are two-story with gabled roof town hopes, those are in tab six of your booklets.

We elected to do DP plan development, essentially to replicate what we did in 2019.

It gives a level of certainty uh to what we have to build and and we have to put in our standards in meeting with staff.

Uh the two choices were to go to a straight apartment district, which we didn't feel would be necessarily appropriate and maybe a little more difficult to work with in terms of development standards, uh, particularly on the mall side or the west side of rural street.

Um, and we were uh the staff was gracious enough to let us do a DP.

Uh the DP plan is founded tab seven.

This has been on file and reviewed by your staff.

Um there have been no suggested changes to the DP, just commitments.

You can see uh exactly anything from building intensity and height to layout to utilities.

One of the utility issues that had come up in conversation and emails with uh neighbors is stored, and it's kind of a classic in Indianapolis stormwater.

Uh we are going to do underground attention and route everything to public stormwater under rural streets.

So we'll be taking stuff away, particularly from the neighbors to the east.

We already take on their surface drainage.

This will just modernize everything since it's an old parking lot essentially, have our own underground detention and release it into existing stormwater uh drains that'll go south.

So we feel that uh we will be improving the stormwater situation, particularly uh with respect to uh drainage coming from the east.

Uh we are on a rural street, even though it's not on the TOD or the red line.

There is a bus line that services and there is uh bus stops on rural street.

Uh we are going to continue to accommodate uh that have room for both a pull-off lane and a bus shelter as well as a sidewalk.

Now staff asked us to put in two commitments uh that are somewhat related.

Uh we agreed that our final plans would be submitted for administrative approval after we receive indigo approval of what the bus stop pull-off and shelter area is going to look like.

That'll be on the west side of rural streets.

Uh and we've provided uh crosswalks uh to go east-west to get to that uh bus shelter.

We have been in contact with Ryan Hunt from Indigo and received one round of comments and we'll finalize those negotiations as we move uh towards construction drawings and uh permitting.

But we've incorporated that commitment.

The only caveat uh that we uh in terms of the staff commitment uh is that we want uh and ask for a a little bit of relief.

We're gonna put in 10-foot side uh walks on the west side of rural, but we would like to have the bus shelter within that sidewalk area so that it's not sidewalk, shelter, sidewalk at 10 feet, it'd all be within the 10 feet.

There'd still be plenty of room for pedestrian maneuverability as we propose.

Uh you can see our commitments in tab nine.

Uh we have incorporated the staff comments as well as comments that we heard uh uh from a couple of neighborhood associations.

Um I did not, the team actually presented to various neighborhood associations, Greater Allisonville Community Council North Kessler Manor, Greater Allisonville has issued its letter of support, which you can find at Tab 9.

Uh and you can also see Councillor Boots's uh letter of support uh with some concerns that he had heard from one neighbor at the northeast corner of Kessler and rural uh regarding certain issues.

I talked to Councillor Boots, he is in support of the project, and we will work with him as well as city representatives to address his particular uh issues.

So we do have eight commitments that your approval would be subject to.

Um again, we think this is a uh very appropriate rezoning that uh allows for reuse of that theater parcel, reuse of a parking lot, we're transitioning in terms of our building mass and height to be respectful uh to the neighbors to the east.

Um we have match the comp plan.

We are grateful to have staff support one last thing in case the remonstrator raises it.

We did do an updated traffic study.

No improvements are recommended.

We did uh quite a few improvements as a result of the 2019 rezoning and when we did phase one.

So we think this is a situation where it I don't want to say plug and play, but it should be from an infrastructure standpoint, traffic-wise, we're good to go.

Uh we will again upgrade the storm and sanitary and um Kimley Horn is working on those uh more detailed civil drawings.

Happy to answer any questions the commission may have.

Questions for the petitioner.

I have a question, President Dillon.

Yes, Commissioner Murray.

Counselor, the um townhomes, are they a for sale or for rent product?

I believe it's planned to be for rental, but there would be flexibility.

We've not committed one way or the other, but I believe they are planning to be for rent.

And is there any I know you're not I don't think you're asking for any uh city subsidies or city support, city money, TIF money?

We will probably be applying for incentive to incentives after the rezoning, yes.

We we've had initial conversations, but yeah, there would be a requirement.

There was a TIFF issued for phase one.

And therefore, is there any affordable housing component of this?

There will be.

I don't know how much we've programmed in.

Gene might uh be a little further along in those conversations if you can answer counselor Murphy's question.

Yeah, for the record, my name is Gene Byerman with Kite Realty Group, offices at 30 South Meridian Street, Suite 1100 here in Indianapolis.

Uh we do have uh plans to include affordable housing.

The exact number is uh not 100 percent determined yet, but it'll be in following with the recommendations of the of the city.

Thank you.

Further questions.

Yes.

Commissioner Garber.

So I see the numbers uh 200 apartments, uh 48 townhomes.

How many um in total?

Like with the with the development you guys did a few years ago.

Uh I think we're just uh adding the number of units from the air.

Do you remember 220 or something?

It's in the fall following the OAT.

Between both phases between all components.

So probably yeah, in that range, so additional questions.

Yes, counsel.

President Dillon.

Sure.

Is there um any affordable component of phase one?

Um Jean, can you confirm that there was a TIFF?

I don't know if there was an affordable.

I think there will be all off the top.

It's a fair question.

I I don't know.

I wasn't involved in the TIFF on phase one.

I just knew that there was one applied for and uh granted.

So it would be helpful to have that information because my next question would then be about the occupancy of all of those units, market rate and affordable.

Okay.

Sure.

I'll let uh Drew Rosenbarger with uh Mill House step up if he knows better.

Um the phase one has uh gone on to other ownership now.

So we don't have the specific data on the phase one occupancy.

What I will say is demand here is strong enough and occupancy that we know of is strong enough to um uh to require or rather I should say to necessitate us wanting to pursue a phase two.

The market is speaking to us in that way.

Thank you.

Additional questions.

Counselor Sting standby.

Remonstrators.

Please come forward, introduce yourself, your address.

You have 15 minutes, sir.

Hi, my name is Tim Pendleton, 6622 Cougar Court, Indianapolis.

Um I'm a graduate of the uh People's Planning Academy in 2019.

And I'm also a uh board president of an HOA elsewhere in the in the city.

So I'm very I would say more than the average citizen, a little more aware of zoning and um guidelines and city planning and urban planning is kind of also one of my kind of hobbies.

I'm kind of a weird nerd in that way.

And I would like to also thank you for letting me have the opportunity to speak.

This is the second time we spoke before this board.

Well, maybe not the same people, but back in 2007, my my neighborhood had some concerns with the project.

And knowing that we can speak for or against a situation or uh a proposal, I think makes that proposal, if it does come to fruition, a better proposal when more voices are heard and more people are involved.

Um I've lived in other cities most of my life in the Indianapolis area, and I've lived in Chicago and I've uh lived in Milwaukee and I've also worked indirectly on with cities on projects on that for companies I've worked for.

And I'm not just trying to, you know, blow smoke or whatever, but I would say Indy gets it right more often than not.

And when I've seen how other cities handle things and work through situations and projects, our system works very well.

So I would like to commend all of you for being involved in that, for your knowledge, for your effort, knowing what the city's vision is, knowing what all the uh all the guidelines are for the city.

So I would like to thank you for that, because that's no easy job.

And again, I'm not just trying to be you know uh friendly that way.

Um I in I when I first learned of this through the media reports when it all came out um that was in the article, uh City Council Vice President uh Barth mentioned that um he was sad to see the theater go and but also that the city needs more housing.

And I don't know if it was either the editing of the article or maybe he just you know didn't mention it, but I think affordable housing is a big problem that we need to address.

And it was nice to hear something that there is some planning of that component.

Uh but I think affordable housing is something that's very important to be a part of this.

Also the fact that in 2019, when the first phase of these apartments were in you know in planning and going before hearings, uh then city councillor Alpha Blackburn question what I'm I'm sure I'm paraphrasing.

What's the benefit?

What are we getting?

What are we losing out of this?

And whenever I heard of the the plan, I hear also that there's losing something in this and losing a viable business that's operating today.

It's not sitting empty.

That's not undeveloped land, uh, it's not just a parking lot.

There is a movie theater that's operating on that site, and to just erase that, that's not only just losing jobs and losing the tax revenue that provides, but also couldn't that be incorporated into a plan or maybe some different version of it.

A movie theater is not a place that just can just pack up and move somewhere else.

It's a purpose-built facility that takes planning, takes a lot of money.

If you it's be like asking, you know, we want to put something different at Lucas Oil Stadium.

Let's just move the Colts.

Let's just move the stadium.

You can't do that.

It's not, you know, and I'm sure you all understand.

Um movie theaters are part of our lives, um, where some kids see their first movie.

I'm sure you can all remember your first date when you took to a movie.

Um people need in their neighborhoods and their environment, they need dining, they need shopping, they need entertainment, and that would be removing, it's reductive and taking something out of the equation in that neighborhood that many people do appear to depend on.

Um there are no other movie theaters other than downtown and Castleton in this entire zone, and that would be removing this from the equation and taking that bit out of people's lives.

And currently in that area, uh Broad Ripple area that has a very vibrant nightlife.

Not a lot of places other than Broad Ripple Park that you want to take your kids.

Where can you take your kids in this area if the developer just removes that theater?

Um it's concerning.

So where are people gonna go?

What are they gonna do?

Also, there are a lot of senior citizens that live in that area, and they depend on something that's safe, easy to get to, easy parking.

They don't they can't go downtown or they don't want to drive up to Castleton and deal with the traffic, the parking, and all the other issues there with a larger retail presence.

So I would just like for people to you know consider what's being removed in this equation as much as housing is needed.

It you know, we also need to have lives and to be able to live live our lives.

Um I would just like that to be a consideration and possibly see if maybe the developer could come up with a way of keeping that place, not putting people out of work, not removing something that brings people joy.

For I don't want to sound overly dramatic, but all of humanity, all of our existence, we've told stories.

We've been around, we like to be with people, we like to enjoy those stories together.

We want to sit there and enjoy something, whether back you know, you centuries ago around the fire and our hearths at home or out in movies.

I'm sure all of you can remember a time when you went to a movie and just where people cry, they laugh, they cheer, they have a good time, and they do it with other people.

And now more so in our society, we need to remain connected to others and not being distanced from others, and we need to be able to go and enjoy things with others.

So that's just my point.

Um just the project, I think they should maybe look at some things of trying not to remove elements that are already there and existing.

Questions for the demonstrator.

Thank you, Tim.

Stand by, I'll come back to you for rebuttal.

Okay.

Staff.

Thank you, President Dylan, members of the commission.

The request would raise on the site from the D3 and C4 districts to the DP classification.

It would allow for eight town home style buildings east of the rural of rural street, measuring no more than 36 feet 8 inches, but due to a commitment, I believe that they proposed that would be 60 36 feet max.

And then for apartment buildings west of rural, no, that would be yep, west of rural street, sorry.

That would measure 52 feet from grade with a total of 247 units, maximum density of 48 units per acre.

They mentioned that a maximum of 4% live work units would be allowed on the first floor of any of the West buildings with direct access to the parking lot and street.

As mentioned, Indigo bus routes 4 and 19 do um travel along rural avenue and would continue to do so with this development.

Staff did propose a commitment for the bus location shelter and pull-off to be uh approved by Indigo.

Um the petitioner's commitment does include that.

I would probably just add the notation to include pull-off location as well to commitment number three.

There was a traffic study um done for this proposal.

The results of that were that there were no improvements recommended for this uh location.

And in staff's opinion, um the proposal would align with the comprehensive plan recommendation for mixed use or village mixed use.

There was a comment from the tr DPW's trails and greenways.

They did propose for 10 foot sidewalks, but they also wanted to uh accommodate 10 foot wide ramps with that 10 foot sidewalk.

So that would that language itself wasn't included in commitment number four, but if that could be added, that was one of the items we did um have part of our recommendation for approval for.

And with that, I'm happy to answer any questions that you may have.

So total commitments, Marlene, is how many?

Total commitments would be the from staff would be two, but they're slightly incorporated within their written commitments proposed today.

So, how many commitments are there, Marlene?

Total.

Total, it notes eight.

Joe, you agree with all eight commitments only, Mr.

President.

Plus the two that yeah, we'll we'll modify three and four to uh add the language that Marlette suggested.

Thank you.

Questions for staff.

Maybe staff has an answer to this, but um there was a question about the affordable housing component, and petitioner indicated they intend to explore getting some TIFF funds.

Isn't it accurate to say that generally in exchange for TIFF funds there is a five to ten percent uh requirement for affordable housing?

So five to ten percent of the units depending on the request would be set aside as affordable.

Um I do not work with TIFF projects that often.

So if Jeff or anyone from IT happen to have an answer.

Can comment on that.

Madam Director, you want to comment on that?

Please introduce yourself and the record.

Yes, thank you.

Uh President Dylan, my name is Megan Bukasit, I'm the director for the Department of Metropolitan Development.

Commissioner Murphy, yes, that is accurate uh with any incentive.

We do have conditions for affordable housing.

So we would review and vet any project uh for compliance with our standards.

And isn't it historically accurate?

It's generally five to ten percent uh set aside for affordable depending on the TIFF funding request.

That is correct, and depending on the AMI of the level of affordability of the city.

Correct.

Yeah, thank you.

You're welcome.

Further questions from members of the commission for staff.

Petitioner, closing comments on your rebuttal, please.

You have five minutes if you need it.

Yes, thank you.

Um members of the commission, we do have some information uh in terms of uh councillor Lyle's questions uh to us and council Murphy's uh phase two, the project that's before you today would propose uh ten percent of the units being affordable at a 50 percent of the AMI area made meeting median income uh test.

So that should pass muster from uh DMD uh economic development uh perspective, and there are 267 total units in phase one, so it's 267, 200, 467, and 48, so 505 total between two phases.

Uh of course, this phase will be owned uh by the joint venture.

Uh the first phase uh was sold.

Um the only thing we want to say, and and Gene can talk a little bit about the fate of the landmark theater.

Um we appreciate his comments.

Um even though he's not a direct neighbor, it's a public hearing, he's able to speak, and we appreciate his thoughtfulness and expertise.

Um there actually is another landmark theater at Keystone at the Crossing, which is just a little more than two miles north.

Gene can speak to the status of the existing theater.

We're not just being mean landlords and getting rid of landmark theaters altogether.

Gene.

So we'll have him speak to that.

Thank you again, Gene Byerman with Kite Realty Group.

Um what I would say on that is Tim, I I feel your pain on a personal side.

Um I have ties to that theater, and my wife and I used to go there some 15 years ago when we were dating.

Um what I would also say is it's no longer a viable site for a theater.

Whether we like it or not, the theater will not exist there in perpetuity.

Um it doesn't benefit us, it doesn't benefit the city, doesn't benefit the residents to have unused or underutilized property here.

What we're trying to do is be proactive and envision the next evolution of Glendale.

Thank you.

And I'll just sum up by saying I think all of us have kind of seen the evolution of Glendale.

Some of us before it was a mall, then it was a mall, now it's not a mall, but we've all kind of felt our hearts bleed a little bit when we lost airs and we lost blocks and things like that.

But things do change.

And you know, I think height should get uh a lot of credit for hanging in there and continually investing and reinvesting in Glendale.

If you look at the uses that have replaced where airs was, it's fantastic.

There's plenty of choices to eat and recreate, etc.

They lost library, they're constantly having to evolve, and this is the latest version of that.

We think with the success of phase one, this makes absolute sense.

It does get rid of a parking lot, at least as to the townhomes.

It's well thought out, it would be well engineered.

We have staff support, and we have cons uh pretty considerable neighborhood support as well.

We'd appreciate your positive vote.

Final comments or questions for uh petitioner.

Yes, sir.

Go ahead.

Just for clarification, my question was mainly about phase one and the the metrics for phase one.

Yeah, as it relates to phase two.

Phase one was two sixty-seven total units.

I think Gene, did you get the affordable number on phase he does he doesn't have that?

I apologize.

Thank you.

Tim, you have five minutes for rebuttal if you'd like to use it.

Please reintroduce yourself and your address.

Uh Tim Pendleton, 6622 Cougar Court.

Thank you.

I just like again say thank you.

And um I just things change.

People still need things in their lives, though.

And people still need to depend on things to remain there for what they need.

Um there's another theater, sure, but it's still outside the realm of what a lot of people in that neighborhood need.

And you've got to think of the neighborhood and the quality of it.

Um other than Broad Ripple Park, what is there for families with small children to do for to take them and have a good time and have entertainment without driving out of the neighborhood.

Um just speaking as a citizen, you need to have things in your life, and that's one of them.

And to just dismiss it as uh things changed, not viable, whatever.

Um that's a little cold.

And I understand numbers, math uh development sometimes can be.

Um, but um it's just that whenever you look at something and you think something can be improved in a neighborhood, you want to see it improved.

Um, whether it's your direct neighborhood or not.

I live in Franklin Township.

I don't want to see another movie theater in this area disappear.

We need them.

Um I'm passionate about that.

And Indianapolis is one of the few cities that fortunately post-COVID didn't lose any movie theaters.

There have been hundreds of them closing all over the country.

And some of them are developer led, unfortunately.

And but a lot of them were just they couldn't survive post COVID.

Any bit, and we've lost so many businesses post COVID in this city.

Small businesses, mom and pop's, restaurants, small retail.

We don't need to lose more businesses, and we need to keep jobs and not just boot them out.

That's all.

Final questions from the remonstrator.

Tim, thank you for being here today.

Thank you for sharing your viewpoints.

Members of the commission, you have a ballot in your packet, marked twenty twenty-five Z O N one two seven.

Kite really, please mark your ballot.

A yes passes the petition.

A no defeats the petition.

Kite Reality.

There were six ballots casts.

Yes.

No, and one recusal.

Pass the six to one to one.

Thank you.

Thank you.

I'll accept the motion to adjourn.

Stay warm, people.

It's cold out there.

Thank you.