I don't think it's the same.

Coming in behind me, Shannon.

Ladies and gentlemen, good afternoon.

Welcome to the Metropolitan Development Commission public meeting of February 18th, 2026.

Please join me and rise for the Pledge of Allegiance.

Thank you.

Members of the Commission, you have received the minutes from the February fourth meeting last Thursday for your review.

Are there any additions or deletions to those minutes?

Hearing none.

Commissioner Garver, can I get a motion to approve?

So moved.

Thank you.

Commissioner Hergett, can I get a second?

Second.

Let me call the roll.

Garver.

Garver, yes.

Lyle.

Lyle, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

The minutes passed seven to zero to two recusals.

Moving forward.

We'll now go to special requests, withdrawals, continuance requests.

Mr.

Twe.

My office address is ninety-two ninety-four North Meridian.

Um Mr.

Dillon, we're here today on case number twenty twenty-six Z C Z N eight oh one and twenty twenty-six C VR eight oh one, which is on your second.

Where are they on the agenda, Mr.

Tue?

Yes.

You are on the second or third page of the agenda.

Um it's actually the third page.

And it's number sixteen.

Hodges Commons Limited Partnership is the petitioner.

It's a request to rezone about three acres in Pike Township.

And we would respectfully re do make two requests.

One, we would request uh to withdraw the variance that was originally requested for a uh green factor variance because the uh petitioner can comply with the green factor, so we would be withdraw that from consideration by the MDC.

The uh variance is so noted being withdrawn.

Thank you.

Next we are.

And then next we would greatly appreciate a waiver of the notice requirement in the amount of four days.

The reason being members of the commission is that in order for this uh development, which is an affordable housing development to uh get its funds uh to close and develop the property, uh they are at a deadline of uh March twenty-first, twenty twenty-six to close.

In order to make that deadline, uh we had to get before this body today to make that deadline.

The closing deadline is so they can receive tax credits.

Yes, sir.

Okay, and when do they have to be filed by please introduce yourself?

Uh Greg Mustrick, Woe to Cooper Companies.

Uh we are looking to close by uh March uh 21st.

That's our final deadline uh with IHCDA to close on the property.

And your credits have to be filed for they already filed for credits have been filed for, but you have to have it closed by the yeah, we have to yeah, this is a four percent deal.

That's my question.

Okay, got it.

Thank you.

So, Mr.

Tuay, you're asking for a waiver of the four days.

Yes, sir.

I'll make a motion on a special request for a four-day waiver of the 23-day notification period for written and posted notice for petitions 2026 CZN 801 and 2025 C VR 801 3919 Muller Road be waived.

I have a second, second, thank you, Commissioner Murphy.

Let me call the rule Garver.

Garver, yes, Hergitt.

Hergitt, yes, Lyle, Lyle, yes, more erity, moreity, yes, Murphy, Murphy, yes, Robinson.

Robinson, yes, Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes, Mr.

Twee.

You get your waiver by a vote of nine two zero.

Thank you, sir.

Anything else, Mr.

Tue?

No, sir.

Other special requests.

Withdrawals, continuance.

Yes, counselor.

Yeah, good afternoon, Mr.

Dillon.

Uh, Commissioners Misha Rabinlich with offices at 1 Indiana Square, suite 1800.

My request concerns a matter that is not on your agenda today.

It concerns prop properties located at various addresses in the 1400 and 1500 block of Astor Street and Salsey Street, uh, which is on the near uh west side just over the river.

These properties were the subject of a reason regional center uh petition late last year.

It was petition number 2024 REG 067, which was withdrawn by the then petitioner uh on December 11th of 2025.

As you know, the rules require a three-month waiting period before you can refile a petition pertaining to the same uh properties for purposes of this request.

I represent the annex group, which is a multifamily uh developer focused on low-income housing tax uh credit development.

They have put these same properties under contract, and they have a project that's uh ready to move forward.

In fact, we had filed it in late January, not realizing that that petition uh had been uh withdrawn.

So our request is for a waiver of that three-month waiting period so that we can move forward with the uh petition similar to the to the last petition.

This is a a LIT tech project.

Thank you, Counselor.

I got it.

Yep.

Uh first of all, Nancy.

Let me apologize to staff.

I did not go to them and ask their opinion of the 2025 C VR 801 and 2026 C Z N 801, but in the pre-meeting, you said you were for it.

So I had that in my mind.

So please show in the record that staff was for that.

Now we have a new special request, which is a walk-on special request by Councillor Mishroff, a request to waive the three-month wait period required before filing new petitions, regional center approval and companion petition for property, which has been part of a withdrawal petition 2024 REG 067 1533 Salcy Street.

He would uh counselor is requesting the file the petitions three weeks earlier than allowed.

Staff, are you in support of this petition?

Yes, uh Mr.

President, we are in support.

Great.

I will make the motion as I've just read.

Uh Commissioner Schumacher, can I get a second?

Second.

Thank you.

Let me call the roll.

Garver.

Garver, yes.

Hergett.

Hergitt, yes.

Lyle.

Lyle, yes.

More erity.

Moyerity, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

Counselor.

Your special request and walk-on petition has passed 900.

Thank you.

Thank you.

Yes, sir.

Please introduce yourself and your address.

Zach Rodenbarger, 5645, Castle Creek Parkway Drive North, Indianapolis, 46250.

Draw your attention to page uh two, item number seven, twenty twenty-five-zON-112 requesting a continuance.

What is your site again, please, sir?

This is Dr.

Martin Luther King and Langsdale.

What's the number seven?

There we go.

I believe.

For 2058 property group.

Should be on page 2025 ZON 112 as amended.

And you want a continuance to March 18th?

That's correct.

Staff.

Uh thank you, President Dylan.

Staff I have no would have no objection to the continuance to March the 18th.

18th, yes.

You good with that?

Yes.

Thank you.

Uh I'll accept a motion from Commissioner Hurgert Hergett to approve.

So moved.

Commissioner Lyle, can I get a second?

Second.

Thank you very much.

Let me call the roll.

Garver.

Garver, yes.

Hergitt.

Hergitt, yes.

Lyle.

Lyle, yes.

More Earth.

Moerdi, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dillon is a yes.

2025 ZON 112 as amended, has been moved to March 18th.

Other special requests, continuances, withdrawals.

Kathleen, don't you have something else in there?

Yes.

Thank you, President Dylan.

Members of the Commission staff would draw your attention to item number 10.

2025 ZON 140 on 1802 Corner Avenue.

This will need to be continued to your March 4th hearing, pending receipt of executed commitments.

And this would require a motion and a vote.

Thank you very much.

We have before us 2025 ZON 140.

Commissioner West, can I get a motion to continue this till March 4th?

So moved.

Thank you.

Commissioner Moretti, can I get a second?

Second.

Let me call the roll.

Garver.

Garver, yes.

Hergett.

Yes.

Lyle, yes.

More erity.

Moyerity, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dillon is a yes.

2025 ZON 140 at Kathleen's request for commitments has been moved to March 4th by a vote of 9 to 0.

Uh thank you.

Staff would also draw your attention to item number 15, 2025 092 and variants 2025 011 on Lampert Street and West Morris Street.

The hearing examiner recommended denial of the petitions.

The remonstrat the petitioners representative filed an appeal.

They have requested that that appeal be withdrawn and that they are actually withdrawing this item.

And I received an email on February the 16th regarding this.

Thank you, Kevin.

So noted that 2025 ZON 092, 2025 VARO11 has been withdrawn.

Thank you.

Any other special requests?

President Dylan, members of the commission, staff will draw your attention to item number 12, petition 2025 CAP 854, located at 6340 in Tech Commons Drive.

This petition will need to be continued to all to February, excuse me, March 4th, pending receipt of executed commitments.

Thank you.

Any questions from members of commission on this?

I'm going to ask for a motion to continue.

Yes, please.

I'm going to vote for it, but I have a lot of questions on this particular petition.

So coming down the road on March 4th, what's understand I want to talk about it?

All right.

Request lack of commitments to March 4th.

Commissioner Robinson, can I get a motion to approve?

So moved.

Commissioner Garver, can I get a second?

Second.

Let me call the roll.

Garber.

Garver, yes.

Her get.

Hergett, yes.

Lyle.

Lyle, yes.

Moyerity, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

You've got your continuance nine to zero.

March fourth, and I'll look forward to talking to you about it.

Any other special requests?

Withdrawals.

Continuances.

Seeing uh Nancy, can you read the petitions into the record?

Resolution.

I'm sorry, Nancy.

Resolutions.

Thank you, President Dillon and Commissioners.

Policy resolutions.

First, we have 2026 R006.

Authorizes the Department of Metropolitan Development to convey property interest to Indigo to facilitate construction of the Blue Line Bus Rapid Transit System to best serve the interest of the community.

2026R007 authorizes the Department of Metropolitan Development to expend $9,460 for necessary structural assessments at the Farmer Indiana Women's Prison Property.

2026 R006 authorizes the Department of Metropolitan Development to convey title or an option to purchase title of property to transferree as approved by vacant to vibrant review committee for the purpose of providing development that will best serve the interest of the city.

2026 C002 authorizes the Department of Metropolitan Development to enter into an agreement with Horizon House Incorporated to develop a 16-unit permanent supportive housing PSH development for chronically homeless homeless households in an amount not to exceed 1,326,121 from the Indianapolis Housing Trust Fund.

This ends the reading of the resolutions.

Thank you, Nancy.

And I draw your attention to 2026 C002.

For the record in the minutes, Nancy.

Let's make sure we show that the Horizon House Inc.

has merged into Goodwill.

And the Goodwill Board actually runs as oversight of the entire operation.

And even though Horizon House has their own, I think they call their person a manager director.

Is that close?

Megan, is that close?

But it's actually a goodwill operation, so I want that in there.

We have before us 2026 R006, 2026 R007, 2026 R008, 2026 C002, and the Commission received a commitment from staff today to make sure they keep us updated on 2026 R006.

The firehouse of interests.

Executive Director.

But we have these four.

They do not stand for public hearing.

Commissioner Murphy, I'd like to take all four at once.

Can I get you to make a motion to approve all four?

So moved.

Thank you.

Commissioner Schumacher, can I get a second?

Second.

Let me call the rule.

Garver.

Garver, yes.

Hergitt.

Hergitt, yes.

Morerity.

Moerity, yes.

Murphy.

Murphy, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Lyle.

Lyle, yes.

Robinson.

Please show me recused on number one, 2026 R006.

Hold on a second.

Which one?

Commissioner?

2026 R006, number one.

Got it.

Nancy, do you have that?

So you're a yes vote on the other three recusal on 2026 R006.

Yes, sir.

Thank you very much.

Robinson was a yes.

Robinson, yes.

Dylan is a yes.

They pass eight to zero with one recusal on 2026 R006.

Now, Nancy, let's read into the record the petitions of no appeal.

Yes, thank you again, President Dillon and Commissioners.

The petitions of no appeal recommended for approval that are remaining on the docket are 2020.

2020.

2025 ZON 137 at 2447 West 14th Street, Center Township, Council District 12.

2025 ZON 138 at 7125 Fall Creek Road Lawrence Township Council District 3.

2025 ZON 142 at 2063 Yandy Street Center Township Council District 13.

This ends the reading of the no appeals docket recommended for approval.

Thank you, Nancy.

We have a four or six zoning petitions recommended for approval.

2025 APP 020 2025 Z O N O 94, 2025 Z O N 137, 2025 Z O N 138, 2025 Z O N 142 and 2025 C N 88.

Commissioner Morerity, can I get a motion to approve the six?

Take them at once.

So moved.

Thank you.

Commissioner West, can I get a second?

Second.

Let me call the roll.

Garber.

Garber, yes.

Hergett.

Hergitt, yes.

Lyle.

Lyle.

Yes.

More.

More, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

The six petitions of no appeal pass.

Nine to zero.

Nancy, would you please read into the record our first public hearing?

Thank you, President Dylan.

Our first petition for public hearing is a rezoning petition recommended for denial by the hearing examiner.

Appeal filed by the petitioner.

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

Hey, Su Sivan and Bara Tamayo requesting rezoning of 0.76 acre from the I3 FF T O D district to the C5 F F T O D district to provide for general commercial uses.

Will all those intended to testify on this petition this afternoon, either for or against, please stand now to be identified.

Anyone else testifying?

Sir, please raise your right hand.

Do you swear affirmative penalties of perjury to tell the truth and nothing but the truth?

Say I do.

Thank you.

Good to see you again and again.

Thank you.

This matter is back in front of us.

It is a de novo hearing.

We've had two ties.

Fortunately, we have nine members on the commission.

So if my maths right, there ain't no tie today.

So we'll get this matter satisfied.

Please introduce yourself and your address.

Rules of engagement.

Petitioner will get 15 minutes if you need it to present your case and lay it out.

Are there any remonstrators here?

I do not see any.

Obviously, uh, we weren't aware of all the rules and regulations.

Um opening a business.

Uh so we didn't know that we had to check out the zoning as well for the um in order for us to get a license.

Um, so obviously we invested all of our money that we had uh my cousin and I um on on cars on on tools to try to make our business work.

Um we do live in the area.

Uh my cousin lives less than um five minutes away uh from the location.

I live less than ten minutes there.

Um so we're just trying to make it work.

Um but like I said, we weren't um we weren't completely sure of all the rules and regulations prior to um putting all our money in that location.

Thank you questions for the petitioner seeing uh staff.

Thank you, President Dillon, members of the commission.

My comments will be focusing on the rezoning request itself to C5.

Uh Shannon Norman is here to uh answer specific questions that you may have regarding uh transit oriented development uh overlay.

Uh this petition uh seeks to rezone three-quarters of an acre to C5.

It is not a rezoning solely for used car sales business.

Uh the C5 zone is categorized as a general commercial zone which focuses on auto-related uses, outdoor display, outdoor storage of inoperable vehicles awaiting repair, and outdoor operations.

There is no limit of outdoor operations in C5.

C5 permits heavy general retail uses, such as a nightclub, firearm sales stores, liquor stores, along with the auto-related uses like the car sales, a gas station, car repair, and a parking lot as a primary use.

Every zoning, either to this particular zone request, the C5, or as staff has suggested, C3, would run uh with the land.

So if the site is sold, the zoning of a site would not change if that happens in the future.

As you've seen in the photos, like for example, at the bottom of page 23, uh you will see that the site has an operable vehicles at the time that the photos were taken uh stored on grass, and that is on the screen behind you.

It is important to remember that this site is also within the floodway fringe over floodway fringe overlay zone and near Eagle Creek.

It does not take much of an imagination to envision fluids, including oil and chemicals like antifreeze leaking from these vehicles and contaminating the soil and Eagle Creek.

Staff has suggested, as you will know from the staff report, and uh staff has reached out to the petitioner that a rezoning to C3 would be supportable.

So C3 uh is categorized as a neighborhood commercial zone, which focuses on commercial retail uses that support nearby neighborhoods.

Personal and professional service businesses are also found in C3, and some examples of C3 would be offices, farmers market, hair salon, a bar or tavern, and light general retail uses such as a florist shop and a small-scale furniture store.

Outdoor operations and storage is not permitted in C3.

It is also important to note that the the rezoning today sets the tone from here on out for the next decade and encourages more of the same type of development.

If you look at the the site aerial page 18, you will see if if you've been out to the site and see from the aerial that sidewalks do exist along the north and south frontages of Washington Street.

Sidewalks continue west with the bridge over, including the bridge over Eagle Creek, and further west, uh they continue without a break until Somerset Avenue, which is about 11 blocks that way for that direction from the subject site.

To the east, sidewalks continue on both sides of Washington Street all the way to downtown.

This site and area for that matter has the infrastructure to encourage neighborhood oriented businesses.

Staff recommends denial of the request to C5 and was strongly encouraged the petitioner to consider amending the request to C3.

The staff be happy to answer any questions, and again, Shannon is here as well.

Questions for staff?

I do, present down.

Commissioner Murphy.

Has staff requested uh any commitments of the petitioner if this were to pass?

We have not.

And petitioner hasn't offered any?

To my knowledge, no.

In instances like this, um, and you reference some of maybe the more intense or less desirable uses that C5 would permit.

Is it possible for a petitioner to make commitments that those specific uses would be prohibited?

It is.

And those would run with the land just as the rezoning would.

They would.

And I suppose at a latter date, are those commitments um is there a process by which an uh a petition could be filed to remove commitments?

Say that again, please.

Is there a process by which a petitioner could uh petition to remove commitments that were previously committed to the yes, he could modify commitments, anyone uh could modify those commitments in the future.

But they have to come back here to get that done.

Yeah, correct.

So this is more for the petitioner.

Have you considered in order to maybe make your request uh more compliant with what staff finds objectionable, uh, committing that some of the more intense or uh objectionable uses you would commit to not operate with those?

You mean uh having a business besides the dealership?

Yes.

Yeah, that we were just thinking of you know to sell cars.

Right.

So you would be prepared to commit that the only use that you would put the property to would be for auto sales and repair of autos.

Yes.

We even offered last time we were here, we offered uh um because it said about the about the um soil and all that.

Yes, we said we would even be willing to put up a fence on the back to where we wouldn't have access to it.

We would and the majority of the the well, the picture that was sent for the cars.

Uh those cars are no longer there.

They were there when we moved in.

Uh it did take us a few times to get the the cars on the back out, but it's the the the majority of the grass on the back is is completely clean.

Uh the all of our cars that we have currently in there, obviously not for sale uh at the moment.

Uh they're all they're all in working conditions.

But you would be prepared to go on the record that if this petition were to be passed that you're committing that you would put the property to no use other than auto sales and auto repair.

And is is that statement sufficient in staff's opinion to form a commitment that would be binding?

That could be done, yes, but what we are talking about in that instance is essentially a variance of use.

It moves as zoning of the side to C5, but the only permitted use is auto sales, which typically is is what a variance of use would do.

Is there any reason that we wouldn't want to put into the record that the petitioner is committing to no use other than those two uses?

There's nothing against that.

Okay.

And so and petitioner agrees to put that into the record, correct?

Yes.

Thank you.

And President Dillon?

Yes.

I also wanted to make sure that the record reflects the petitioner's commitment to that fence such that the watershed area wouldn't be touched or wouldn't even be able to be broached because of a physical barrier.

Petitioner agrees.

I'm sorry.

One more time, Commissioner.

You verbally stated a commitment to include the fence.

Yes.

And I just wanted it to be on the record that that you offered that as a concession.

Yes, so that way there would be restrictment on access to the back end and to the creek that's sitting right next to us.

Good.

Any other questions?

Jeffrey, read back the commitments that have just been made for the record.

Let's make sure we're on the same page.

It would be a commitment that the only permitted use Commitment number one.

Go.

Only permitted use would be auto sales.

And then Commissioner Lyle about I don't know exactly what he said.

So Commissioner could repeat that.

The petitioner suggested offered to include a fence, but it wasn't in any of the records, and this was offered in the last hearing.

And so I just wanted to make sure that that commitment that he offered is actually in writing.

And that's uh concerning the watershed.

Okay, yes.

Jeffrey, counsel suggests we clarify what's exactly going to be fenced off.

Yeah.

We're going to have to go back to the record to find out exactly what that is.

I do not recall word for word, what that commitment would be.

Maybe the petitioner could state.

Could you help us with the what would be exactly you're going to fence off what?

Well, the part at the back to where you wouldn't go to the grass.

Well, because right now in one corner, obviously in the back, and the majority of the side of their streets.

Um, so you wouldn't be able to move a car through there, but we would still be uh willing to put uh along the edge of so that way it wouldn't get close to that blue area to where they have stated that it's uh something to do with the water.

Can you put that in commitment so we can put I'm just wondering about enforcement?

That's why I'm wondering about enforcement.

That's what I'm concerned about.

I understand your concern.

Can you put it in the words on a commitment?

Yes, we can do that.

Well, right now for the record.

I can't right now.

Is that I did not hear exactly what he said.

What's depicted as blue on the map that's on the screen?

That is a flood fringe delineation.

That's that's correct.

So he could he could commit to a wreck defense that would restrict access to the uh flood fringe property.

The vehicle site the vehicles would prevent yeah, vehicles being stored there or uh other access.

Councilor Stein Metz, I think what you're suggesting.

I'm gonna help Mr.

York out with this, is that the fence would be erected along the boundary of the flood fringe, not the property line, as to prevent parking in the actual flood fringe area.

Exactly.

There's your commitment, Jeff.

You got it?

Does the petitioner agree to that, sir?

Yes.

Question.

So how much of the back of that property is flood fringe?

If you look at the at the map on on the screen, the bottom blue line.

Yeah, the shaded area that area that Marty has uh a cursor is floodway fringe.

So the property line is in teal.

Okay, so it's an extreme western portion.

Gotcha.

Thank you.

And you're in agreement.

Yes.

Yes, well, I mean, currently there are a few uh rails there.

You you're in a commitment.

We are you in agreement or you're not in?

Yes, yes, we are.

Thank you.

So we have two commitments.

You've got it for the record.

Nancy, you've got them for the record.

All right.

Thank you.

Let me also put into the record that councillor Evans, who is the district counselor for this area, uh not only is put in a very, very strong letter of denial, he's your new caucus chairman.

Um, and is a hundred hundred percent against this project.

I want that in the record as well.

Okay.

I just gave it to me.

Oh, okay.

I'm sorry.

Yeah, we were just talking about it.

I think we're good.

It's okay.

All right, you're good.

You have anything else for the record?

Petitioner, you have anything else for the record?

No, I'm willing to uh work with uh with wherever I need to to make sure that this goes through in long-term process, uh, long-term relationship, and make sure that if if allowed, uh, we will comply with any um laws and rules that you guys put against us.

All right, anything else?

No, sir.

Great.

You're done.

On the records, councillor Evans is a no.

Would the members of the commission go to your ballots?

Yes, passes the petition, a no defeats the petition.

Petition twenty twenty-five Z O N one two six Hey C Savane Baratamayo.

There were nine ballots cast.

Six excuse me.

Five yes votes and four no votes.

This petition has been approved.

Congratulations.

Your petition's been approved.

They are not kidding about code enforcement.

You may you got you got two strong commitments you gotta stick to.

Okay, thank you.

Nancy, can you read the next uh hearing into the record?

Our next public hearing is for a set of companion petitions transferred by the hearing examiner for initial hearing.

2026 ZN 801 and 2026 C V R eight oh one at 3919 Molar Road Pike Township Council District 5.

Property zone MU1 and C4.

Petitioners Hodges Commons Limited Partnership by Alex Keller requesting rezoning of 2.9 acres from the MU1 and C4 districts to the nine D 10, I don't know what's wrong with me.

D 10 district to provide for apartment uses with an accessory daycare.

Also requesting a variance of development standards of the consolidated zoning and subdivision ordinance to provide for 98 unit apartment building and accessory daycare building with a floor area ratio of zero point eight six two, maximum of zero point eight permitted, a livability space ratio of zero point four three, minimum of zero point six six required, and we had um withdrew the green factor.

Will all those intending to testify on these petitions this afternoon, please stand now to be sworn in.

Please raise your right hands.

Do you swear or affirm out of the pen penalties of perjury to tell the truth and nothing but the truth?

Say I do.

I do.

Thank you.

Are there any remonstrators in the room on this hearing?

Seeing none, counselor, rules of engagement.

You have 15 minutes to present your case if you need it.

Um I will then go to staff.

I will then come back to you for any rebuttal.

We will vote it.

Members of the commission.

As you remember, Mr.

Tuey withdrew the variance that was filed for.

So on your packet, you're gonna have two ballots.

One is twenty twenty-six C V R eight oh one.

And twenty twenty-six CN eight oh one.

The C V R eight oh one has been withdrawn.

No vote.

So we're just gonna rip it up.

We're gonna have one vote on CZN eight oh one.

All right.

No, he just Mr.

Thule, which variants did you pull?

Just the green factor variants.

So the other variants you're still in play.

Yes, sir.

Ah together.

That's my fault.

I thought all the variances were off the chart.

So the one you pulled, Mr.

Tuey is the green factor.

Yes, sir.

So is the green factor a separate variance number, or is it just a component of C V R eight oh one?

It's a component of C V R A.

Okay, so you're moving forward with C V R eight oh one.

You've just modified what it is you're asking for in the variance language.

It went from three variances to two.

So you're gonna restate at some point what the current variance request is.

Yes, sir.

Thank you.

Do you have PowerPoint?

Okay.

Counselor, I have a question.

Nancy, you're making me nervous.

Yeah.

I believe we're trying to ensure that the petitioner has access to their PowerPoint slides for the presentation.

Counselor, here's my question.

Yes, sir.

We want to go ahead and vote on this matter once.

Yes, sir.

So 2026 CZN 801 is the zoning matter.

Yes.

And then we'll read into that vote.

The remaining two variances of 2026 C VR 801 and just vote at one time.

That seems perfect.

Are you okay with that?

Yes, sir.

Staff, we good with that.

That seems acceptable.

Sure.

Kathleen, are you good?

I think that would be as Michael indicated.

That would be acceptable.

If you're good, Kathleen, I'm good.

Yes.

Counselor, you're on the clock, 15 minutes.

Go.

Okay.

Mr.

President, members of the commission, good afternoon.

My name is Brian Tui.

My address is 9294 North Meridian.

I'm here on behalf of the petitioner in case number 2026 CZN 801 and case number 2026 C VR 801, which is a request to rezone and a request for two variances relating to the living space ratio and the floor area ratio.

Here with me today is Greg Mustrick, the Vice President of the Woda Cooper Company is one of the developers, the developer of this uh development.

Also uh Denard Beaman, who is involved in this development, and Mary Clark, the executive director of the International Marketplace Coalition, which the commission might remember is an organization with their goal of uh enhancing the Lafayette Square area, and Mary Clark's the longtime director of that.

Thanks for hearing our case.

So could you please go to the next slide?

Thank you.

This uh case members of the commission is a request to rezone the site, which is about three acres as shown on the uh exhibit, is which is page two of the handout.

It's on the city's uh west side, near west side, on the east side of Molar Road.

The site's currently zoned MU1 and C4, and it's a vacant site.

It's just south of the Ascension uh living St.

Vincent's uh Pace uh St.

Vincent Pace Adult Daycare Building, which is what it sounds like it's an adult daycare building, which has been there for a fair number of years.

And directly east of the site is the Meyer grocery store, and then south of the site is a public library, and then to the west is Muller Road.

On further east, there's Big Red Liquors, there's some car dealerships, there's West Side Auto Service Center.

But one of the attractive things about this site is you could walk right out to your door to the library right across the street.

You could walk to Meyer to the east for your groceries and other things, and if you needed adult daycarrier right next door.

One of the uh could we go to the next slide, please?

Thank you.

So, what the developers propose to build here is a four-story 98 uh apartment uh affordable housing community with a with a pretty interesting uh amenity package, one of them being a daycare center, a separate daycare center right on the campus.

And as you can see from this drawing, uh the building sets on the street and the parking is all behind the building, so it's it's uh shielded from the view of Muller Road or the drive into the mire.

Also, there's pretty extensive landscaping along the front of the building, uh both at Muller Road and on the south side.

It's a mixture of two bedrooms, three bedroom, uh, one bedrooms, two bedrooms, and a few three-bedroom uh apartments.

The rents are expected to range from about 1,100 to 1,010 to approximately 1475.

There is plenty of parking.

There's required parking for 81 spaces, and they have provided 116 uh spaces.

The next slide, please.

Thank you.

So uh we would suggest that it's a it's an attractive building.

It's made of brick, uh fiber cement, and architectural metal.

It's a well-landscaped design.

I mentioned the parking behind the building.

This represents a significant investment in our city's west side.

It's about a $31 million investment.

Their plan, if everything would work out according to uh to their plans and their schedule, they would start sometime this spring and they would complete in the spring of 2027.

They would have amenities such as a fitness room, a craft room, a community room, an on-site manager uh for the uh community.

Could we go to the next slide, please?

The staff has uh uh reviewed this and and worked with the uh developer uh closely, which we greatly appreciate.

Um they uh have also acknowledged that the the comprehensive plan, while it calls for commercial retail, it also asks for increased residential density, which makes sense.

That is to feed uh that commercial retail, and that's the Lafayette Square plan, and it's near a library, it's near shopping, and there's also a proposed greenway path, which will be an amenity to this community.

The staff recommended approval of this rezoning, and there are two minor variances.

One of them is for a slight reduction in the floor area ratio of the of the uh development, and uh the other is a slight reduction in the uh living square LS L VR living livability space ratio, LS uh LSR.

Um the uh we went to the Pike Township Resident Association uh last week.

Uh we had a uh uh hearing on it uh presentation.

They voted unanimously to support this petition.

Could we go to the next slide, please?

Thank you.

In uh summary, members of the commission, the this rezoning and the two variances for the uh floor area ratio and the living space ratio, uh, they will allow for development, which is consistent with the Lafayette uh square plan's broader goal of increased residential uh density.

Um part of the variances are required because of having what is we think is a significant uh positive amenity on the site.

That is that daycare center, that separate daycare center.

Um the staff notes that they view that as a substantial amenity.

Uh the Pike Township Resident Association voted unanimously to uh in favor of this.

Um the Lafayette Square International Coalition uh to Mary is here today support this petition.

And lastly, we sent out about 68 notices to the surrounding property owners, and we've had no objections, in fact, only a couple of calls uh voicing support of this.

Um with those things in mind, uh we'll try to answer any questions you might have, and we respectfully ask for your approval of these petitions.

Thank you.

Questions for the petitioner hearing none.

There are no remonstrators, is that correct?

Staff.

Okay.

Uh thank you very much, President Dillon and the Commission for your time.

Uh thank you, the petitioner, for your presentation as well.

Um, our staff is recommending approval of this rezoning request from the MU-1 and C4 districts to the D 10 district to allow for the proposed use of a 98 unit apartment building and accessory daycare use on the site, as well as recommending the approval of uh but two requested variants related to the floor area and livability space ratios.

Uh the petitioner had originally applied for a variance of use of this site, which would have um maintained both of the current zonings, which would not match their proposed land use and would also have required eight or eight or nine different variances in development standards.

Uh staff felt that a more appropriate zoning tool would be this rezone petition as well as seeking only two variances instead of those eight or nine of a petitioner was open to making that change, and staff um appreciates their flexibility.

We're also having to be able to have this petition on a timeline that allows them to leverage uh state housing funds through the IHCDA as well.

Um the uh residential density at this level is contemplated by the Lafayette Square neighborhood plan as being a part of the commercial uses that are recommended.

Uh the proposed D10 district would also allow for the accessory daycare use as well as the proposed number of units for a large apartment building.

The petitioner was also able to amend their landscape plan to allow add sufficient plantings around the perimeter as well as within parking areas by landscape islands that they originally requested green factor variance would no longer be needed.

The required score of 0.30 for new development would be met and was withdrawn by the petitioner.

So there are still two variances remaining, but that third variance would no longer need to be considered by that withdrawal.

Uh the two uh the two variances that have been requested relate to the floor area ratio under requesting um a score of 0.62.

Um 0.06 to a BV about that it would deviate from the requirement, not 0.6 as the report says.

This would be a very small deviation, but staff would consider to be minor.

Uh, the second variance would be related to the livability space, which is a um a calculation similar to floor area ratio, but more about the size of development compared to outdoor natural areas as opposed to just the size of the lot overall.

Um with regards to this variance, staff would note that the green factor score for the full site is met, as well as all of our landscaping requirements and the presence of the daycare on site would be an add-of-the-mented, sort of helping contribute to approximate that requirement.

Uh, we'd also know the fruit of furrowfare plan, uh Department of Public Works has requested dedication of three and a half feet of fried whale on molar.

This would be a small amount and might be used for a plan to greenway near the Western property line of the site, which is also anticipated for development later this year.

Uh we'd also note that four heritage treaties exist internally to this site.

Admin approval would be needed to allow for removal and for replanting and mitigation efforts.

Uh that wouldn't be a full public hearing.

That would be an independent review process by staff.

Um but overall, I think the petitioner has covered it well.

Um our staff is unaware of remonstrance, and we recommend approval of both the rezone and v2 requested variances.

So happy to answer questions that the committee.

Yes, President Dillon.

Yes, Commissioner.

Do staff have in the file copies of the two letters of support that the petitioner referenced from Pike Township Neighborhood Association and the Lafayette Square Coalition.

I don't believe those were emailed to me.

I had spoken with Susan from PTR, and I believe she indicated something similar, but I don't know if I have a formal letters on file four of them.

Because we don't have copies of that that I've seen in our materials.

Can that be submitted by the petitioner for insertion into the file?

They definitely could do so after the fact if they have have copies of that written correspondence.

Thank you.

Additional questions for staff.

Counselor rebuttal, and you're gonna commit to those two letters, I'm assuming.

Yes, sir.

I I do not have the PTRA.

Susan Blair said she would send it to me.

And Mary Clark uh kindly reminded me that I uh misidentified um her fine organization.

The correct name is the International Marketplace Coalition.

And she's the executive director, and she's the person that would send a letter supporting it.

Yes.

Mary, I know who you are.

It's great to see you.

I was gonna correct him, but he has me so confused about the variances I didn't want to make it worse.

He'll hear about that later though, Mary.

Go ahead, counselor.

It is the International Marketplace Coalition.

I'm now clear on their name.

Uh the only other comment I would have, the staff did ask for a dedication of three and a half feet of right away, and we are the petitioner is agreeable to that.

Michael, you agree?

Agreed, yes.

Final comments for petitioner.

We would greatly appreciate your support of this petition.

Thank you.

Final final questions for the petitioner, members of the commission.

All right, here's what we're gonna do.

In consultation with council, I'm gonna make a motion to approve, and we're gonna take call the roll 2026 CZN 801 and 2026 C VR 801 as a modified variance by the petitioner.

That is the motion.

Commissioner Hergett, can I get a second?

Second.

Thank you.

Let me call the roll.

Garver.

Garver, yes.

Hergett, yes.

Lyle.

Lyle, yes.

Moyerity, yes.

Murphy.

Murphy, yes.

Robinson.

Robinson, yes.

Schumacher.

Schumacher, yes.

West.

West, yes.

Dylan is a yes.

It has passed 920.

Congratulations.

Thank you.

That's good day.

Mary, good to see you again.

Very good to see you as well.

Thank you.

All righty.

Thank you for all your work.

Nancy, we got one more.

Let's read it in the record.

Thank you, President Dillon and Commissioners.

Our last petition is a rezoning petition scheduled for initial hearing.

2025 Z O N 135 at 223 Venn Street, Center Township, Council District 18.

Goodwill of Southern Indiana Incorporated by Joseph G.

Cauldron requesting rezoning of 1.76 acres from the SU7 district to the DP district to provide for a mixed use development with commercial offices, a school, a community center, and multiple multifamily dwellings.

Will all those continue to testify on this petition this afternoon?

Please stand now to be sworn in.

Anyone else that's going to speak, please stand to be identified.

Please raise your right hands.

Do you swear affirm the penalties of perjury to tell the truth and nothing but the truth?

Say I do.

I do.

Thank you.

Are there any remonstrators here?

Ma'am, are you a remonstrator?

Are you going to be speaking against or for the petition, ma'am?

I am opposed.

Okay.

You need to be duly sworn in.

Please raise your right hand.

Sir, are you a remonstrator back here?

Anyone else?

I don't have a sexual orientation.

I can't believe it.

Sir, would right here the glasses and the are you a remonstrator?

No.

Okay.

Great.

Ma'am, please be sworn in.

Please raise your right hand.

You can just stand there.

Do you swear affirmative penalties of perjury to tell the truth and nothing but the truth?

Say I do.

I do.

Thank you.

You can just you can go back to your seat.

Thank you.

15 minutes to make your case.

We'll then ask the remonstrator to come forward for her position.

We'll go to staff.

I'll come back to you for a rebuttal.

And then if the remonstrators any final comments, we'll go there.

You're live.

Go.

Absolutely.

Thank you, uh, President Dillon, members of the commission.

Uh Joe Calderan, 11 South Meridian, Indianapolis representing uh goodwill of Central and Southern Indiana.

But beyond Goodwill, with whom I know you all are familiar, this is actually a Horizon House project.

Goodwill has absorbed uh Horizon House into its family.

Uh and in addition to that, uh my longtime client, Inglewood uh Community Development Corporation is involved in assisting in the development of this uh parcel.

Uh you can see pretty much everything that I'm going to talk about in the exhibit book that I handed out to Nancy before the hearing.

There are several tabs uh which include uh various pictures as well as a copy of the site plan and development statement.

For those of you who were not familiar with Lynn Street, which I was not until I took on this case a few months ago, uh you can uh take a look at tab one.

This is kind of an aerial shot.

This is a uh string town uh neighborhood property located um near uh Elder Street on the west.

Belmont is just a little further to the west.

Uh and you can see we are just north of the railroad tracks.

This is you can see the remnants of an old uh uh commercial footprint.

This had been uh going back many years, uh best we could tell a construction company than an environmental company.

Um it is now uh vacant.

It has been owned by uh Lord's Pantry at Anna's house, and uh our client is proposing to develop this property for permanent supportive housing, which if you're not familiar with that, this is an opportunity, and this is a essentially a replication of what Horizon House has done near its campus on East Washington, just a little bit east of downtown.

This gives folks who have experienced homelessness a real chance at having stable housing uh along with the requisite services that go along with it.

We've added kind of the programming uh to the uh back of the DP plan, which is found in tab six.

So this is more than just building quote apartments that are one bedroom apartments.

This is uh a very successful program on the east side that we like to replicate uh on the west side.

Now, the property, if you turn to tab two, is zoned SU7.

Well, what's SU7?

That's actually not for profit use, uh, which we thought we qualified for because Goodwill and Horizon House and even Inglewood are all not-for-profits, but in conversation with staff, um, they uh wanted us to rezone this uh more specifically for uh the housing.

So we have chosen uh at the staff's request to go to DP, which basically requires us to go through a technical review process and then schedule a hearing before you as the first uh place where we have a hearing.

So we have filed for a DP, which is basically what we asked for is what we get.

We can't do any more than that, so that does provide assurances in terms of site planning and development standards, etc.

Uh the site currently is uh as mentioned vacant.

It's been pretty run down.

You can see some street photos in tab three.

Uh there's some hard surface area that'll have to be uh broken up and and replanted, and you can see kind of our vision in tab four, which is first of two site plans.

The first site plan indicates uh both phases of the project.

Phase one is actually the west or the east side building, 16 units along with a community building.

The phase two project, which which hasn't been funded yet, but we're putting into our zoning, is on the west side and and adds 32 units, and you can see kind of the parking along uh the south side.

We have uh are putting in a uh landscaping buffer and privacy fence to provide uh for some uh buffering against the railroad tracks of the south as well as increased privacy.

The second site plan at the back of tab four is essentially the same thing, they just rearrange the parking uh a little bit.

So now it yields 25 parking spots plus a couple of handicapped spots.

So uh the notion and the blurb that it's 28 spaces should be reduced to 25, and we sent that uh to Kathleen uh last week.

Uh the main building that we're talking about today, the phase one building is shown in tab five.

You can see these are two-story, it's a two-story building along with the community building.

Uh we had a conversation with the stringtown uh folks about the community building uh out in the hallway before the hearing today, and obviously they left uh happy and satisfied with the project.

Finally, the DP plan uh is found in tab six.

You can see that we're limiting our uses to uh the housing we have added office use, school use, community center use as alternative uses with that, as well as providing uh development standards uh basically of 10 foot uh yards along the perimeter of the property.

Uh with that, we are happy to answer any questions you may have as commission.

We're grateful for staff support, and unless anybody wants to add anything from our team, we're just question for petitioners.

Hearing none have a remonstrator, please come forward, introduce yourself and your address.

My name is Virginia G.

I live at 268 Miley, the heart of Stringtown, which I'm sure none of the attorneys and such live there.

So I experienced that we have a high school that uh goodwill has the Excel center.

You want to expose these people to housing for the homeless.

If it was on the outskirts, okay, it's fine.

However, you got them coming in and out, you're gonna have more drugs, more crime.

We don't need that.

Our property values will go up.

I work too hard, I'm semi-retired now.

I don't plan to move anywhere.

Find a different place, it's in the heart, go on the outskirts.

You know, there's a parking lot right by Goodwill.

Not a good idea since you got a high school there.

You got uh former drug addicts, we don't need a magnet where more homeless people come and contaminate the area.

I don't need more trash, I don't want to see the trash, I don't want to see more rodents, then we need I don't want to see sneakers, I don't want to see needles.

You know, I'm not I didn't never have this problem, so I don't know what it's like.

I just know what it means to work and have a decent place to live.

And I know you're trying to get other people get a decent place to live, but not inside a track on the outskirts, not where they can come and interact and try to influence, give me a dollar or something.

I see that all the time.

You see that all the time at places.

I don't want it.

So I know there's other places, and I I think goodwill and horizon house.

I volunteered there, but come on, guys.

I know you don't live there.

Just find a different place that's on the outskirts, not inside a track.

Okay.

Thank you.

Questions for Virginia.

Thank you, Virginia.

Stand by.

You'll have another another chance to do.

Kathleen, is this yours?

Yes, it is.

Thank you, President Dillon.

Members of the commission.

This is one of those unusual situations where staff is recommending approval despite the fact that the comprehensive plan recommends light industrial.

Staff is believes that this residential facility will support what is already there.

You have a neighborhood to the west, the north, and to the east.

That's all residential.

The south is bounded by the railroad right-of-way.

But staff believes that, and and based upon what they are proposing, uh, the services to support those residents that will be here.

And in fact, it would add to the residential character, and hopefully it will be an asset to this community.

And with that, staff would be glad to answer any questions.

Questions for staff.

I have a question, President.

Commissioner Mervyn.

Aerial.

Yes.

What are those uses to the West?

It's kind of a large triangular shape.

A lot of it is undeveloped, it looks like.

I see in zoning, there's a C7, MU2.

That is a bit that building is vacant right now.

It was a commercial use at that point in time, but it is vacant right now.

Is that the one that you are referring to?

Yes, and then to the north of that, between that and New York.

Yeah, those are residential uses.

And then that right-of-way, kind of over there by Bellefontaine in New York that works its way back.

That was just access to that commercial business.

Yes.

Okay.

And then what appears to be a large undeveloped area is just large undeveloped areas.

That is correct.

Okay.

Thank you.

Other questions for staff.

Mr.

Twee.

I'm sorry.

I got two on my mind.

Counselor.

Thanks very much.

We had not had any advanced contact with the remonstrator, but in response, you don't need to hear me speak any more to the fact that we're not reinventing the wheel here.

This program works effectively already on the east side.

We do want to add a little context to this because my client is actually purchasing the property from Lord's Pantry and Anna House, and they do have a representative.

Mr.

Malloy, I think, wants to speak just kind of the evolution of this project and the services they provide and how this is going to play into that.

Please introduce yourself and your address.

So my name is Peter Malloy.

I began to participate with Lucius 30 years ago.

My family, Anna was my daughter, been very involved in that part of Indianapolis.

And when Horizon House and Joe came to us about this project, we've always done Lucius taught us, you know, always do what's best for the community.

And so the first thing we did is visited the facilities at Horizon House and on Washington Street and spent spent an afternoon together.

And we've been blessed with this relationship with them, where we've been able to place the together three unhoused people from our community in permanent housing with them.

And we just had another great story last week.

So drugs and everything in the neighborhoods have always been a challenge and always will be.

And Lucius's Lucius's goal was always to make things better than we arrived, and that's what's happened when we built Anna's house 20 years ago.

And it's right, it's a block away.

And all the services that we primarily provide is, you know, on Saturday morning we feed anywhere from 200 to 250 families, Wednesday night dinners, there's all kinds of stuff in the community that happens as a result of our relationships with the community.

And so I can I can assure you that all the uh desire to continue to clean up the neighborhood and work with everybody that lives there and make uh Stringtown, Hallville, and we care a better place has always been the model.

And when uh Horizon House and and and the conversations that we have all had about where we're headed and what we want to do in the community is just is to continue to grow and get better and better and provide for the unhoused and those that are in need.

And we've got a lot of beautiful stories that happen in that community, and um I'm sorry that we weren't able to participate in the conversation outside in the hallway.

But we we invited uh there was five or six people here that wanted just wanted to talk and really understand how we were going to deal with security, how we were gonna deal with continue to deal with the drug issues and work together with IMPD to be that neighbor.

And we are able to have a great conversation once we were able to get together and talk, and we're gonna continue to do that because this is the we we all know what is happening in the community and how we need the support at these next levels.

And this is just a start of what we know we can continue to do on the West Side.

And we visited other facilities around the city.

We've got programs that go down to Dakota Street and all kinds of stuff that we're doing, and we're just uh very appreciative of this potential partnership.

So thank you.

Thank you.

Final questions for the petitioner.

Hearing with the room, Virginia, would you come back, please if you have any final comments?

Yeah.

I actually have volunteered nine months at Anna's House continuously.

Um traffic over there since Anna House has been there, has I understand the need for all the uh people that are needing services, but now we're gonna even have more traffic.

One thing is the homeless actually, you know, they do have cars.

They do have friends that are also drug addicts, alcoholic.

We had a friend that we try to get get help for his drug problem.

Horizon Health was able to house them in Beach Grove.

Well, what happened was all those people that Horizon House housed at Beach Grove, they still continue drugs and alcohol and being homeless in a sense where they depend on the government to pay for everything.

So I mean, it's just going to what is that exemplify or amplify the problem.

We don't need to have more drugs.

We don't need more everything that's negative.

We need positive.

I mean, I volunteer too around the city, but I tell you, you gotta help yourself first.

Final questions for demonstrator.

Virginia, final questions.

Virginia, thank you for being here.

Appreciate it.

Members of the commission, go to your ballot.

A yes vote passes the petition, a no vote defeats the petition.

Petition 2025 ZON 135, goodwill of Southern Indiana Incorporated.

There were nine ballots cast.

There were nine yes votes.

This petition has been approved.

Counselor, can you and your petitioner take a couple minutes and talk with Virginia?

I think uh she's sincere and her heart's in the right spot.

And please.

All right, thank you very much.

That brings us to the conclusion of our uh meeting.

I will accept the motion to adjourn.

Thank you.