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BRVA Zoning Meeting - April
by Alan Hague
posted: Apr. 29, 2021

The April public meeting of the Broad Ripple Village Association's Land Use and Development (LUD) committee was held virtually as a Zoom meeting on April 27, 2021, at 6 pm. About 21 were in attendance.
Zoom Land Use meeting
Zoom Land Use meeting
image courtesy of BRVA Zoning Meeting


There were five items on the agenda (in bold below). (All images included here were presented at the public meeting.)
This was a long night. The meeting ran until 9:15pm. For the first time in my memory of attending these meetings, two petitioners asked for letters of support from the BRVA before the petitioners filed requests with the city. The board's position on this has been to only vote on a written proposal that has been filed downtown. This allows the committee to have a legal document that is either supported or not, as opposed to an idea of a legal document.

845 E. 65th St., Kayak Pools - Schyler Sullivan and David Kingen with a follow-up presentation and request for a vote on the petition for a Variance of Development Standards regarding setbacks, parking, landscaping and bike stalls. Case #2020-DV1-021 - Hearing Date: TBD
This petition has been before the committee before. It is to add to the east facade of the existing Kayak Pools building at 65th and Ferguson Street. Changes presented tonight included a new site plan that has a continuous sidewalk and Ferguson crosswalk to facilitate pedestrian flow along 65th Street. It also changes the 65th Street parking from pull-in to parallel, at the request of the committee.
The committee voted to support this petition.

BRVA Zoning Meeting - April
image courtesy of BRVA Zoning Meeting


Modified site plan with continuous sidewalk and crosswalk along 65th Street
Modified site plan with continuous sidewalk and crosswalk along 65th Street
image courtesy of BRVA Zoning Meeting


6108 Carvel Ave., Monon Court - Brett Davis and Chris Mulloy with a follow-up presentation and request for a vote on this project.
This petition has been fully described at previous committee meetings. It is to raze the existing 1950s apartment building on the northeast corner of 61st and the Monon Trail and construct a new apartment building with underground parking.
There were only minor changes from the previous presentations, including relocating the trash dumpster to the NE corner of the garage floor and enhancing the SW corner building entrance (see rendering).
The committee voted to support this petition.

Aerial showing location of new apartment building
Aerial showing location of new apartment building
image courtesy of BRVA Zoning Meeting


Rendering from 61st and the Monon Trail
Rendering from 61st and the Monon Trail
image courtesy of BRVA Zoning Meeting


1040 Broad Ripple Ave., River Bank Townhouses - Misha Rabinowitch with a follow-up presentation and request for a vote on the petition to rezone the property from C5 to DP, to permit an eight-unit townhome development, and a Variance of Development Standards to permit the development within the 60' stream protection corridor. Case #2021-CMP-830 - Hearing Date: TBD

Rendering of river side of townhouse project
Rendering of river side of townhouse project
image courtesy of BRVA Zoning Meeting


This petition was fully described at the previous committee meeting. Small changes have been made to the site plan, including adding sidewalks to both ends of the building to allow for easier access to the river side from the parking lot.
The project is to raze the old Chef JJ's Back Yard building, 1040 Broad Ripple Avenue [G7 on map] (behind McDonald's, FedEx and IU Health Urgent Care), and build eight luxury townhomes along the White River. The future RiverWalk project connecting the Monon Trail to Broad Ripple Park would pass along the river in front of this project. There was a discussion about how to control traffic passing the rear of this project, as drivers cut through the FedEx and Joella's parking lots to avoid the Winthrop stoplight. No good solution was found.
The committee voted to support this petition.

Revised site plan showing additional sidewalks
Revised site plan showing additional sidewalks
image courtesy of BRVA Zoning Meeting


62nd and College Ave., Office/Residential Project - Misha Rabinowitch with site plan and building elevation changes on this project.
This project has already been supported by the BRVA and approved downtown. It is back before the committee because of a change to the building. It was stated that the office tenant, Eight Eleven Group, is projecting so much growth in its business that additional space is required. It was also said that the company may construct an additional building in Broad Ripple in the future. The plans were presented that add a penthouse floor above the 4th floor. It would be set back from the College side. This makes it barely visible from the west at ground level. In the rendering below, at a high elevation, the penthouse can be seen.
There was a long discussion about the need to also move the buildings 10 feet toward College to comply with required distances from high-voltage power poles in the alley. The petitioner stated that the utility company will not bury the lines or move the poles.
A vote was taken and the committee voted to support the new plan (2 no votes).

Rendering showing the new penthouse on the north building
Rendering showing the new penthouse on the north building
image courtesy of BRVA Zoning Meeting


Revised site plan showing the buildings moved 10 feet to the west
Revised site plan showing the buildings moved 10 feet to the west
image courtesy of BRVA Zoning Meeting


831 Broad Ripple Ave., Kilroy's Bar and Grill - Rob Collier with a presentation for a proposed patio/smart pergola on this property.

Rendering of the proposed patio expansion at Kilroy's
Rendering of the proposed patio expansion at Kilroy's
image courtesy of BRVA Zoning Meeting


This proposal has not yet been filed with the City. It is to expand the outdoor dining area at Kilroy's Bar and Grill, 831 Broad Ripple Avenue [H4 on map], add a pergola, and remove the Broad Ripple Avenue entrance to the parking lot.
The committee was mixed on this idea. Some liked it and some remembered the meetings when Kilroy's opened 10 years ago, when some bad press from other locations was a concern for Broad Ripple. Eventually, the committee saw that those concerns did not occur at the Broad Ripple location. One meeting attendee stated that Kilroy's has been a good neighbor for the 10 years it has been open.
This proposed patio would expand the existing area to the west edge of the Jimmy John's property, eliminating the parking that was located there. Eliminating the curb cut on Broad Ripple Avenue would allow for more street parking, and would ease congestion on the Avenue and vehicle/pedestrian interactions on that sidewalk.
In general, the committee welcomed the changes, but decided to wait until formal plans are presented downtown before voting.

Site plan for the patio and pergola
Site plan for the patio and pergola
image courtesy of BRVA Zoning Meeting


Rendering showing the existing entrance
Rendering showing the existing entrance
image courtesy of BRVA Zoning Meeting


The next public meeting of the committee is scheduled for Tuesday, May 25, 2021, at 6pm. Location TBD.


alan@broadripplegazette.com
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