From the BRVA: "The Broad Ripple Village Association would like it to be known that the construction of overly-dense developments has got to stop." -Statement from Sharon Butsch Freeland, Executive Director of the BRVA

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The city of Indianapolis, at the recommendation of the Broad Ripple Village Association (BRVA) and others, has chosen to vote against the zoning ordinance that would have allowed 25 single-family condominiums to be built between the Monon Trail and Winthrop Avenue.

The properties that would have been razed for the project, located at 6159, 6161, 6165 and 6171 Winthrop Avenue, had been acquired by PTP Enterprises, represented by Dave Gilman.

At the May 8, 2007, BRVA Land Use and Development Committee meeting, Gilman had explained that his client planned to build two rows of condos on the land, 13 in front and 12 to the back, with 16 common visitor parking spaces in the center.

The final design featured 25 two-story units on 1.5 acres, which put the final measurement at about 16.76 units per acre. The condos would have been sold somewhere in the mid-$250,000 price range.

The following is an excerpt from the BRVA letter read by Sharon Butsch Freeland at the Indianapolis Metropolitan Development Commission hearing for the Winthrop project:

The overriding reason for the BRVA's position is that the proposal is not in accordance with the Washington Township Comprehensive Plan or the Broad Ripple Village Neighborhood Plan.

To be more specific, I will mention just a few examples of how these plans would be violated. The proposed project is too dense. 25 units on this site is more than 8 times the minimum recommended number of 2 units per acre and more than 3 times the maximum recommended number of 5 units per acre.

The proposed project will add to already-existing traffic problems in Broad Ripple. This section of Winthrop Avenue is difficult to drive through as it is. 25 living units are likely to have at least 25 vehicles. 25 living units could result in as many as 50 vehicles, in this case, since two master-bedroom suites are one of the highlighted features of the units.

The proposed project will add to already critical parking problems in Broad Ripple. Some of the proposed units will have only 1-car garages. If the owners of those units own 2 vehicles, one of their vehicles will have to occupy a space that the developers have designated as common parking. Only 16 common parking spots are planned - not even 1 space per unit.

If residents' vehicles occupy the common parking spaces, then guests to the 25 units must park on the street. Parking on Winthrop Avenue is already at a premium, as parking is permitted only on one side of the street.

The proposed project would be yet another development that eradicates a segment of Broad Ripple's history. One of the single-family homes that will be demolished for this development is a charming 107-year-old cottage. If this home were in Lockerbie, or Chatham Arch, or The Old Northside, people would be clamoring to preserve it. However, developers have discovered in recent years that they can buy up a few adjacent residential properties in Broad Ripple, tear down the homes on those lots, and build just about anything they want to in place of them.

There is little attempt to replicate the size, style, height, or density of the original homes.

The Broad Ripple Village Association would like it to be known that the construction of overly-dense developments has got to stop.