[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6512392,"mediaKeyId","5113955-bc1f8dfde9b50fadae88b47315d00bea","parentId",5113955,"title","Board approves Shepherd Community’s Warwick Place project variances to advance 11 affordable units and community space","audioSeconds",2078,"startMs",6002000,"endMs",8080000,"viewUrl","/Search/View?dp=1&key=5113955-bc1f8dfde9b50fadae88b47315d00bea&start=6002&end=8080","thumbnailUrl","https://assets.pipeline.soar.com/5113955-bc1f8dfde9b50fadae88b47315d00bea/thumbnail_6002000.jpg","articleUrl","/articles/6512392/Indianapolis-City/Marion-County/Indiana/Board-approves-Shepherd-Communitys-Warwick-Place-project-variances-to-advance-11-affordable-units-and-community-space","mediaUrl","https://secure.pipeline.soar.com/6512392-a71ba184d7e89ef63000430acb6cbdc0/orig.mp4?Expires=1770908324&Signature=laD~QshuMghPmmbu4dtZzQJ7vh03mgTZkpoPU8BOyrC-3~mQlG-8uxz83R3VQIi2p15sxJfr9kb1k~1QkGMLm5L1eOkawK4RnSSERGZjlvBfAcrWHEzWnHEdE6JP~Bd6qrZwBAti80dgmVNqseM-hibnO2PlnT6vRt~IgviokbMWGkSQmRYAOdFfAAd81etnTvOeEFDhhzwc4FcXUvEFNlAfQgtuG3sIFdIaKX30H-3L4Q6swcdHFc9471VxikzwVlq22SPx7QlIDm4ujoS~9ZjQcxaC0Tyg~cK4uWKk3BNyry2cjvqXfrVj1E5-5yEchcuei~Q91uCiHq5oFXDiLA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Indianapolis, IN","date","2025-07-01T00:00:00Z","article","The Metropolitan Board of Zoning Appeals Division 1 granted three development variances to Shepherd Community Incorporated for the Warwick Place project at properties addressed 3838–3862 East Washington Street, clearing zoning barriers for an 11‑unit affordable housing development with approximately 3,000 square feet of community or commercial space.

Mindy Westrick Brown, counsel for Shepherd Community, told the board the project (branded “Warwick Place”) will provide housing targeted to low‑income residents and single parents who need affordable, transit‑accessible units near services. Shepherd reported the project had been awarded HOME funds in 2024 and that those funds were re‑awarded for 2025; the applicant said schedules for the capital stack and grant timelines make a timely zoning decision important to preserve funding and meet construction timelines.

Shepherd requested three variances: reduce the required first‑floor elevation (from a 2‑foot minimum to grade), allow wider spacing between public entries along the Washington Street frontage (the proposal calls for fewer entries than the 50‑foot‑interval requirement), and to use an existing curb cut/driveway on Bradley Avenue for vehicular access rather than relying exclusively on an improved alley. Shepherd’s team said the Bradley curb cut already exists, is located away from the intersection, and that repairing or upgrading the alley to accommodate heavy construction and service vehicles would be costly and time‑consuming.

Staff supported the elevation and entry‑interval variances after considering site constraints and privacy for units along the east side of the building, but staff opposed use of the street driveway in lieu of alley access on pedestrian‑safety grounds and because alley access is the preferred approach in compact, transit‑oriented areas. Staff and DPW staff both inspected the alley and raised questions about its condition and single‑lane width; DPW and staff noted the alley could accommodate traffic but that improvements or utility relocations might be necessary for heavy vehicles.

Neighborhood organizations including the Grace Tuxedo Park Neighborhood Association and the Near East Side Community Organization (NESCO) offered written and in‑meeting support; speakers from those organizations described unanimous neighborhood votes in favor and urged the board to approve the project. After discussion the board voted 5‑0 to grant all three variances in a single roll‑call vote: Beth Brandon yes, Andrew Catona yes, Peter Nelson yes, David Duncan yes and Patrice Duckett Brown yes.

Shepherd’s counsel said the approval is timely given the re‑awarded HOME funds and that the group plans to proceed with construction coordination and any required alley or driveway permits. Staff and DPW indicated additional permitting and possible utility coordination will be required before full building permits are issued.","mediaType","Video","parentTitle","City Council of Indianapolis, IN - Board of Zoning Appeals, Division 1 - Jul 01, 2025","oneSentenceSummary","The board approved three variances for Shepherd Community’s Warwick Place project on East Washington Street, enabling an 11‑unit affordable housing building with ground‑floor community space.","taxTitle","Indianapolis City, Marion County, Indiana","taxId",3627,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512396,"Board allows reconstruction of garage with smaller south setback at 4830 Guilford Avenue",956,5027000,5983000,"/Search/View?dp=1&key=5113955-bc1f8dfde9b50fadae88b47315d00bea&start=5027&end=5983","https://assets.pipeline.soar.com/5113955-bc1f8dfde9b50fadae88b47315d00bea/thumbnail_5027000.jpg","/articles/6512396/Indianapolis-City/Marion-County/Indiana/Board-allows-reconstruction-of-garage-with-smaller-south-setback-at-4830-Guilford-Avenue","https://secure.pipeline.soar.com/6512396-31005ca3e648c0e0e91aaa7719959980/orig.mp4?Expires=1770908325&Signature=VSc1kSPORnsknZQEw8ElYa3iOMEKw2Qc3tNV2MlYzGf5xJyxrmWDbdWdFAS~H3qkNeEQzduMZ-YrPd7GYQU8s~siioTUeqW8X6Iehxl8Q-UhFhQZEe8twI1E6fL3wSzAvawar-QFFV6J-Up12l76PHMHCZh09cEN9mTUNmA-KQYlnPqZv-6odHPHgIfVtOm27IPQW0~UxnfVYHLZxb~6ZbWVrfI~AbO9mlLRxk1QSgS5MbzTA9j-dSyrF3tkgKATl9xe0-4X3VQK7-g4u3294FqXICCzss4hLRm9dL4WMOWHD~1Cx0U3nMagvwnOa0MR3q55heJGlxgeubbm4df7qg__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Board of Zoning Appeals Division 1 unanimously approved a variance permitting construction of a detached two‑car garage at 4830 Guilford Avenue that results in a three‑foot south side setback where a five‑foot setback is required.

Architect Mark Demerle, representing homeowners Jeffrey and Ellen Buttes, said the existing garage sits approximately two feet off the south property line and that the owners need additional off‑street parking for two vehicles plus a work vehicle used for the owner’s business. Demerle described the lot as a narrow 40‑foot parcel, close to minimum allowed lot widths in the zoning category, and said rebuilding rather than adding on was necessary given the condition of the existing foundation.

Planning staff recommended denial. Staff said the existing garage is a legally nonconforming structure with a two‑foot setback; demolishing and replacing the garage would forfeit that nonconforming status and require compliance with the five‑foot setback. Staff said the record did not convincingly show why the new garage could not be shifted slightly north on the lot to meet the five‑foot standard and noted the site is within the TOD secondary overlay, which prefers rear‑yard parking and garages where feasible.

Demerle and the petitioners said they had neighbor support, including a unanimous Meridian‑Kessler Neighborhood Association Land Use vote in favor, and submitted seven letters of support. After hearing, the board voted yes on the variance. The roll call recorded Beth Brandon, Andrew Catona, Peter Nelson, David Duncan and Patrice Duckett Brown voting yes.

The board’s action permits a reconstructed garage with the approved setback; staff noted the petitioner must still meet any applicable zoning permit and paving requirements for surface parking in the rear yard.","A unanimous board granted a variance to allow a reconstructed two‑car detached garage at 4830 Guilford Avenue with a three‑foot south side setback; petitioners cited narrow lot and parking need, staff recommended denial citing loss of legal nonconforming status if garage is demolished and rebuilt.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512403,"Board grants office use and parking variances but denies second driveway at 6158 W. 10th Street",2204,2700000,4904000,"/Search/View?dp=1&key=5113955-bc1f8dfde9b50fadae88b47315d00bea&start=2700&end=4904","https://assets.pipeline.soar.com/5113955-bc1f8dfde9b50fadae88b47315d00bea/thumbnail_2700000.jpg","/articles/6512403/Indianapolis-City/Marion-County/Indiana/Board-grants-office-use-and-parking-variances-but-denies-second-driveway-at-6158-W-10th-Street","https://secure.pipeline.soar.com/6512403-c9924fb873faf2f083410f00d764eba0/orig.mp4?Expires=1770908325&Signature=VFiEI8luk2Ba8E~dZ5VCirm1XCrrdMODEq6D8-~-~wRRJ9KJIAPDlqFOyLmn8Y~KNkDrDAt~7VywO8EBdEhTx8664IglzZEvHpYhny4MQqfNyfcuXtqbx7s6jyquvFIJAs0Qi3mQGFPHf1IfZo8j2dv0Xi7q6ZI9L1YVxQLvr7MIbOZ7wGJ1RcyYYyBk6LzVv~-r4gexlVryIO3LdH2WfqBvKiyYAIx5mBTWfPGvPgbMNVIdpHECV5VJGQJBZxzfH4BJO~ounactKeiRynwbXI20Y5faBn4glwZ2nGJX56-wMLSfO2TgZJiigVazQmjj3teybTCCLYU5RyOzOku~zA__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Board of Zoning Appeals Division 1 split a petition for 6158 West Tenth Street, approving a variance of use and an expanded parking area but denying a request to keep a second vehicular access point. The approvals and denial were recorded in two separate roll‑call votes.

John Cross, representing Homes in Motion LLC, said the property had been used as a real‑estate office since 2019 under a conditional approval and that the petitioner seeks a variance to allow office, business and professional uses generally and to permit parking areas up to the widths shown on the site plan. Cross said the petitioner worked with the Mount Auburn Neighborhood Association and Councilor Jessica McCormick, both of which signaled support; the petitioner also offered a written commitment that only one active business would operate in the building at a time, to be recorded if the board approved the variance.

Staff recommended approval of the use variance and the parking‑area variance but recommended denial of the second curb cut on Vinewood Street. Staff told the board that the property’s existing curb cut on Vinewood is too close to the Tenth Street intersection and that the unpermitted northern access to High School Road was installed without proper permitting; staff said removing the Vinewood curb cut would reduce conflict and that if the board denied the second curb cut, the petitioner could select which curb cut to keep and pursue necessary permits for the remaining access.

DPW multimodal manager Jill Palmer told the board the department strongly prefers removal of the Vinewood driveway and reauthorization of the High School Road access, calling the Vinewood location “too close to the intersection” and a likely source of conflicts. Palmer said DPW does not want removable bollards or temporary measures in the city right‑of‑way and prefers a permanent change if the council or board requires it.

The board split the petition. On the use/parking portion (2025UV1008A) the board voted 5‑0 in favor: Patrice Duckett Brown yes, David Duncan yes, Peter Nelson yes, Andrew Catona yes, Beth Brandon yes. The second driveway portion (2025UV1008B) failed 4‑1: David Duncan voted yes while Patrice Duckett Brown, Peter Nelson, Andrew Catona and Beth Brandon voted no.

The board’s action allows the property to host office uses and the revised parking configuration approved in the site plan; the Vinewood curb cut will not be retained under the variance, and the petitioner and city departments will need to coordinate on which access remains and on any curb‑cut or encroachment permits required to implement the approved configuration.","The board approved a variance allowing office uses and expanded parking at 6158 West Tenth Street but rejected a petition to retain a second vehicular curb cut; the neighborhood association and councilor supported the petition, while staff and traffic engineers urged closure or relocation of the Vinewood driveway.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":91,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512405,"Board approves variance allowing installed front‑yard fence at Hosbrook/Grove property after developer testimony",1046,1654000,"/Search/View?dp=1&key=5113955-bc1f8dfde9b50fadae88b47315d00bea&start=1654&end=2700","https://assets.pipeline.soar.com/5113955-bc1f8dfde9b50fadae88b47315d00bea/thumbnail_1654000.jpg","/articles/6512405/Indianapolis-City/Marion-County/Indiana/Board-approves-variance-allowing-installed-frontyard-fence-at-HosbrookGrove-property-after-developer-testimony","https://secure.pipeline.soar.com/6512405-3b180d1cef287a9c161da01a1d5c0df9/orig.mp4?Expires=1770908325&Signature=QBeGWIq5e770zYhOKNMFOx~4ThkIyLFq2WjJMkH4OaVYHmZNKLxRdXoWoG7Gmk0-XfyBPxdfswZEemDrXzyyYcomYHlT4IbEVdyyztEVvkMSCkHsJxuf8Po3imISv9UeA4ZHvJN-6CMgRTCVXkwoChlwNcxHx3yd66ha4KBWeMxwZSOwLruyRCeNViXWBJDBb7ZzCEx0rwsZtozjX5xLRZ5wgMk-1Djc3~kVSKMSDG37W5vw4LaZDzBr2WfmIMR7tvSXpe6f3XK2MyItprm4mVIKCd4PJY7PrbRCHQl0AYLVQhPsSTHdSFr2bK~wyQXA7Z1lgzwgFPs0s1do0wP0EA__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Board of Zoning Appeals Division 1 unanimously approved a variance permitting front‑yard fencing at properties associated with 1002 Hosbrook Street and 815 Grove Avenue after petitioners and their representative described neighborhood precedent and functional need.

Attorney and developer Micah Hill told the board the fences were installed during redevelopment and are consistent with other front‑yard fences in North Square and Fountain Square. Hill said the site has a long redevelopment history and that matching neighboring fences and the adjacent Indy Parks fence was an intentional design decision. He provided photographs and letters of neighbor support and said the fences preserve usable green space on small historic lots.

Planning staff and the Division of Planning raised multiple objections. Staff noted that 1002 Hosbrook is a corner lot with two front yards, that sections of the installed fence exceed the 3.5‑foot front‑yard limit, and that portions encroach into the clear sight triangle and into the dedicated right‑of‑way. Staff said the area is within a transit‑oriented development (TOD) overlay and that front‑yard fences that obscure views can undermine the walkable, pedestrian‑oriented design the overlay intends to promote. Staff also told the board that approval of a variance would not automatically guarantee a separate encroachment license from the Department of Public Works or the Department of Business and Neighborhood Services.

Hill and the petitioners argued the fences match surrounding properties and parks, cited several letters of support from neighbors, and said a prior fence or enclosure existed historically at the site. The project team proposed conditions and said they would coordinate any necessary encroachment or curb‑cut permitting with city departments.

After discussion the board voted 5‑0 to grant the variance. Board members recorded unanimous support during the roll call. The petition record includes at least six support letters from neighbors and written support from the neighborhood association, according to the petitioner.

The approved variance allows the existing installed fences to remain as described in the petition; the petitioner and staff discussed follow‑up permits including any encroachment licensing that might be required separately from the zoning variance.","The board unanimously granted a variance for front‑yard fencing at properties on Hosbrook Street and Grove Avenue; petitioner argued the fence matches surrounding development and provides functional outdoor space, while staff raised TOD and sight‑triangle concerns and noted potential right‑of‑way encroachment issues.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6512411,"Board grants variance for six-foot fence at 6714 Balmoral Road despite sight-triangle concerns",928,656000,1584000,"/Search/View?dp=1&key=5113955-bc1f8dfde9b50fadae88b47315d00bea&start=656&end=1584","https://assets.pipeline.soar.com/5113955-bc1f8dfde9b50fadae88b47315d00bea/thumbnail_656000.jpg","/articles/6512411/Indianapolis-City/Marion-County/Indiana/Board-grants-variance-for-six-foot-fence-at-6714-Balmoral-Road-despite-sight-triangle-concerns","https://secure.pipeline.soar.com/6512411-f7479ecb9c8e379383d88fbf0c6b5d37/orig.mp4?Expires=1770908325&Signature=J3GSzLr19gFUrxV61tnCo57~29zLFwfDg~51LsK6ZWCi8CpBV24N3w20fwLMydqXUg6m4Ob03m5qSPHonfBXKDxXhG8FguzN7gwHa13NL1vURQtlZD6cfDoL751ORjj7BD9MM8-qQGf01EHcV7jTmE9oxCjExg2IwcSXSDtwKiYW7eDwBEHIceMIPJtvvb0eSXbhJj58g6rbF49EeeM2SI5vl~p6QvQFtmIqCO~RjjgjsuGNeNDqQw7hpBt2EYqOGwz6MrqINeiaXay0s2MTx5N5gLmqEMzO304oUvzVL28uPWuNCeI0FwPg2j6UzEaIYPlEcpmXU5MrpuLCZjjciQ__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Board of Zoning Appeals Division 1 granted a variance allowing a six-foot wooden fence at 6714 Balmoral Road, voting 3-2 at a public hearing. The petition sought relief from the consolidated zoning and subdivision ordinance that limits front‑yard fences in residential districts to 3.5 feet and prohibits encroachment in clear sight triangles.

Petitioner Hestia Campos told the board the fence was installed for safety after “incidents directly affected our house,” and submitted police reports, including an incident in which her German shepherd was shot. “We put up a fence to protect our safety,” Campos said, and said the fence also helps her children safely wait for the school bus. Neighbor Jordan Cody of 717 Haymount Drive spoke in support, saying the fence “now forces people to make that stop” at the nearby intersection.

Planning staff opposed the variance. Staff told the board the property is a corner lot and therefore has two front yards; a portion of the installed fence lies within the city’s clear‑sight triangle where ordinance requires unobstructed visibility for traffic and pedestrians. Staff also noted the fence is a solid wood construction, which staff said obscures sight lines and runs counter to the city’s infill housing guidance for transparency in front‑yard features.

Board members questioned how far the fence encroached into the sight triangle; staff responded that part of the fence was within the triangle and that the 3.5‑foot front‑yard height limit still applies regardless of whether the fence is pulled out of the triangle. After additional testimony and clarification, the board voted. Beth Brandon, Peter Nelson and David Duncan voted yes; Andrew Catona and Patrice Duckett Brown voted no. The board’s announcement recorded: “The variance is granted.”

The board’s approval permits the existing six‑foot fence to remain as described in the petition. The board record notes compliance requirements for any conditions attached to variances, including that proof of compliance must be filed if the board imposes conditions; the hearing also reminded petitioners that separate encroachment or right‑of‑way permits may be required for improvements that extend into dedicated right‑of‑way.

The case was filed as 2025DV1023. Staff indicated the fence drew one letter of neighbor support and that staff would supply measurements showing the exact degree of encroachment into the sight triangle if needed for follow‑up enforcement or permitting.","The Metropolitan Board of Zoning Appeals Division 1 voted 3-2 to allow a six-foot wooden fence at 6714 Balmoral Road after petitioners argued it improved safety; planning staff had raised clear-sight-triangle and front-yard-height code concerns.","actionData","errors"]

Article not found

Board approves Shepherd Community’s Warwick Place project variances to advance 11 affordable units and community space

Board allows reconstruction of garage with smaller south setback at 4830 Guilford Avenue

Board grants office use and parking variances but denies second driveway at 6158 W. 10th Street

Board approves variance allowing installed front‑yard fence at Hosbrook/Grove property after developer testimony

Board grants variance for six-foot fence at 6714 Balmoral Road despite sight-triangle concerns