Zoning Petition, 6476 N. College Ave., Variance request

[Linda Shikany]

I have been made aware of a zoning request, 2009-UV1-031. This is a residential area that is zoned D4. The petitoner is asking for a variance to allow a Day Spa. This location is on the West Side of College Ave and access is from 66th Street.

My concern is commercial creep in to our neighborhood. A line has to be drawn somewhere and once you give a variance you are opening up the ability for others to turn homes in to commercial entitiesin this area.

At one time someone wanted to tear down several of these homes and build a strip center.
Where does it stop? I think there is a place for commercial and residential area and this is designated as residential and should stay that way.

What do you think? The BRVA will hold a hearing on Tuesday, October 27th at 6pm. Contact the BRVA at 251-2782 to voice your concerns. The city planner is Ryan Hunt at 327-5241 and you can also voice you opinion with him. The Public Hearing is set for November 3rd, 1pm, at the City-County Building. Contact me for more info, 695-2958,

[Joseph Fox]

Hi! I'm new to the site, but not the neighborhood. I'm Joe Fox, at 62nd and Central. Myself and the lady have yet to see this petition that is circulating but would be happy to sign it regarding the above zoning variance. If anyone can stop by 6235 Central during Tuesday or Thursday afternoon I will be available.

Also, I sent an e-mail to Ryan Hunt voicing my concerns about the zoning issue. Ryan is a long time friend, a local resident, and a tirelessly works to improve the city. He needs to hear from all of you to add weight to the counsel's argument against the petition.

[Doug Strachota]

Joe,

Thank you so much for your help and for writing a letter to Ryan Hunt. This is very important to show the opposition. Unfortunately, my wife and I have only covered the area on Broadway from about 65th St. northward to gather signatures--we've got about 30 all together. We wish we could cover the entire area, but needed to depend on some other volunteers to help us out.

If you attend the LUD meeting tonight, we'll have the petition there for you to sign.

Thanks again for your support!

Doug

[Bridget & Chris Carson]

I'm posting the handout with action plans outlined by Broadway Street neighbors to defeat this request (also see Doug's post below). The emails to city planner Ryan Hunt ([e-mail]) are important because they count the number of neighbors who state their opinions - the city is gathering opinions now so please respond quickly.

[Carol Isaacson]

Thanks for the info. I just sent an email to those listed on the handout. Wish I could attend the Public Hearing, but I have to work.

[Chris Carlson]

Here is a letter i sent today to Ryan Vaughn, Ryan Hunt and Catherine Moore:

Dear

I am strongly opposed to the proposed variance (2009-UV1-031) which would take a home located at 6476 College Ave from a residential designation to a commercial designation. I am requesting your support to ensure the Metropolitan Board of Zoning denies this request.

There are plentiful other areas, already zoned commercial, which could accommodate this business in the Broad Ripple area. There is no good reason to begin invading private, residential areas with commercial creep.

Approving this variance would encourage more of the same needless creep, which will eventually take up more of your and my time (and money) with activities related to opposing this unnecessary development. First one variance, then another, then another. We’ve all seen this happen as commercial creep devours neighborhoods. This would have a devastating effect on property values and, eventually, on the very stability and charm of the entire residential Warfleigh area of Broad Ripple.

Now more than ever, we need to protect our neighborhoods and improve the quality of life for residents and businesses. Commercial creep via inappropriate variances threatens the sometimes fragile efforts of residents and other supporters to create and promote a workable plan for their neighborhood.

Furthermore, if this variance is approved, it will result in increased traffic activity, congestion and problems for pedestrians and motorists in accessing the already dangerous egress from the neighborhood at 66th and College.

The residents in this area are nearly unanimous in their opposition and will continue to vigorously oppose commercial creep into their private living space. I’ve lived in my Warfleigh home for nearly 23 years; I purchased the property because of the quiet charming residential qualities to the neighborhood. Please oppose this variance and help us keep our residential area from the destruction which results from inappropriate commercial invasion.

Thank you.

Christine N. Carlson
6330 N. Park Avenue
Indianapolis IN 46220

[Bridget & Chris Carson]

Nicely put :-)

[The Strachota Family]

Warfleigh Neighbors,

At the BRVA Land Use and Development Committee meeting held this week, a small group of concerned neighbors met with Lisa Kinnet and her representation regarding her request for a zoning variance to allow her property at 6476 College Ave. to be used as a commercial property. Lisa explained her intention to return to this property as a manager of a day spa/hair salon, but because of some restrictions on current residential guidelines for home businesses, she felt that a commercial variance would ensure that she is acting as a responsible property owner. We understood from her that she would like to bring her property into better condition while using the property as a hair salon as she did 3-4 years ago. This would allow her to have both the money and incentives to keep the property looking its best. This usage would also allow her to potentially rent a room to a business partner, and since she'd be managing the business, she would no longer be an "absent" landlord and be able to continually see and maintain the property.

The neighbors expressed their deep concern of the precedent that would be set by allowing the first variance for commecial usage along this stretch of College Ave. Lisa understood this concern and was willing to find a compromise in her proposal that would allow her to use her property as a home occupied business, yet not require the commercial variance which could start a domino effect of similar proposals on College Ave. There was really no opposion to Lisa's request to use her property as a hair salon, since she did in fact use her basement space for this purpose while she lived there a few years ago. As a home occupied business, several adjoining neighbors commented that she took very good care of her property and there was never any complaints about the condition or usage from any of the neighbors.

In conclusion, Lisa agreed to withdraw her petition for a variance with the understanding from the neighbors that she could continue to run a hair salon just as she did a few years ago. This would be a very low-key operation with zero or minimal signage (1 square foot is permitted in a home occupied business), and no structural changes to the home which are unfitting for residential property, and most importantly, no commercial variance. To make this property attractive to her clientele and to be a good neighbor to those surrounding this property, Lisa agreed that she would continue to invest in the property and maintain items as needed.

We all feel that this is a terrific compromise which satisfies both the petitioner and the opposition to the commercial variance. Doug and I feel that we should all welcome Lisa back to the neighborhood and do our best to support her as she continues to develop her home occupied business to best maintain this property.

Thanks again for everyone's support to prevent commercial expansion along College Ave. This is probably just one of many future requests to re-zone this area, and we are confident that we will unite again to prevent this unwanted commercial encroachment. For questions or further discussion please make posts on Warfleigh.net.

Sincerely,

Doug & Lisa Strachota
6479 Broadway St.

[Heather Lusk]

Thanks for the update Doug & Lisa, and for attending the meeting and finding a good compromise that will be of benefit to everyone.