FW: Neighborhood Notification - 3223 CENTRAL AVE - 1007292
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Tyson B. Domer
Aug 17, 2018, 11:20:43 AM8/17/18
to MFC-...@googlegroups.com, in...@renewindianapolis.org
Please review the attached development proposal for RenewIndy and send comments directly to in...@renewindianapolis.org. I plan to OPPOSE this proposal as outlined below.
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This proposal is a for a quad-plex rental just north of the new gas station at 32nd & Central. Although that site now seems appropriate for a "buffer" type of development like the proposed apartments, I see two major problems with this project.
First, the provided budget/scope of work is too low to build anything of decent quality. I believe that these would be cheap, cheap rentals that could potentially develop maintenance and upkeep issues relatively quickly due to low construction quality dictated by the budget. This would obviously be detrimental to the neighborhood in the long-term...like so many "low budget" rentals have proven to be.
Second, the architecture is not appropriate for the context. Street-facing garages are not appropriate on Central Avenue (there is alley access for garages) and front facades should engage the sidewalk and street like adjacent houses, which this project is trying to mimic. Since Central Avenue has been converted to a two-way street, traffic has slowed considerably making the area more amenable to pedestrians and bikers (Freewheelin' Community Bikes is two blocks away.) By turning its back on the street and sidewalk, this project rejects the premise that Central Avenue north of Fall Creek is now a "neighborhood" street rather than a one-way thoroughfare. With no activation of the Central Avenue façade, these apartments will never provide "eyes on the street" so crucial to maintaining safety, especially directly adjacent to the gas station/convenience store. Anecdotally, I recently walked up Illinois from 30th to 38th Street at around 9pm (flat bike tire...) There was an amazing number of people out and about enjoying the evening which made the street feel friendly and safe. This proposal would not provide opportunity for residents to engage with the front yard, sidewalk, or street.
Again, I *OPPOSE* this development proposal. In order to offer support in the future I would like to see significant architectural changes and understand more about the experience this developer has managing multifamily rentals in similar neighborhoods.
Thank you,
Tyson Domer
Broadway Area Neighbors Group
-----Original Message-----
From: in...@renewindianapolis.org [mailto:in...@renewindianapolis.org]
Sent: Tuesday, August 14, 2018 2:06 PM
Subject: Neighborhood Notification - 3223 CENTRAL AVE - 1007292
Hello,
Renew Indianapolis has received the following applications for a property
within the bounds of your organization. We are asking for your feedback
as we consider this application.
Applicant: J'Mel Dowdell
Organization: BNK Development
Property: 3223 CENTRAL AVE
Parcel: 1007292
J'Mel Dowdell (BNK Development) intends to build a new home as a rental.
They intend to invest $121,300.00 in
the home. A copy of the scope of work is attached to this email.
If you have any questions for the applicant you can contact them
directly at jdowde...@yahoo.com or reply to this email and
I will ask for you.
As you may know, Renew Indianapolis sells city-owned “landbank”
properties through an application process. As part of that process,
we solicit feedback from the neighborhood organizations that work
in the area where each property is located. If you have any feedback
for our Review Committee or Board of Directors as they consider these
applications please do let us know. Feedback from neighborhood groups
is very important in the decision-making process.
These applications will be considered at the Review Committee meeting
on Aug. 23, 2018.
If they recommend approval the applications will be considered at the
next Board of Directors meeting and finally if they approve at the
following Metropolitan Development Commission meeting, where the final
decision will be made.
Your feedback is welcome at any stage and can be emailed to me to
be passed along.
----------
This proposal is a for a quad-plex rental just north of the new gas station at 32nd & Central. Although that site now seems appropriate for a "buffer" type of development like the proposed apartments, I see two major problems with this project.
First, the provided budget/scope of work is too low to build anything of decent quality. I believe that these would be cheap, cheap rentals that could potentially develop maintenance and upkeep issues relatively quickly due to low construction quality dictated by the budget. This would obviously be detrimental to the neighborhood in the long-term...like so many "low budget" rentals have proven to be.
Second, the architecture is not appropriate for the context. Street-facing garages are not appropriate on Central Avenue (there is alley access for garages) and front facades should engage the sidewalk and street like adjacent houses, which this project is trying to mimic. Since Central Avenue has been converted to a two-way street, traffic has slowed considerably making the area more amenable to pedestrians and bikers (Freewheelin' Community Bikes is two blocks away.) By turning its back on the street and sidewalk, this project rejects the premise that Central Avenue north of Fall Creek is now a "neighborhood" street rather than a one-way thoroughfare. With no activation of the Central Avenue façade, these apartments will never provide "eyes on the street" so crucial to maintaining safety, especially directly adjacent to the gas station/convenience store. Anecdotally, I recently walked up Illinois from 30th to 38th Street at around 9pm (flat bike tire...) There was an amazing number of people out and about enjoying the evening which made the street feel friendly and safe. This proposal would not provide opportunity for residents to engage with the front yard, sidewalk, or street.
Again, I *OPPOSE* this development proposal. In order to offer support in the future I would like to see significant architectural changes and understand more about the experience this developer has managing multifamily rentals in similar neighborhoods.
Thank you,
Tyson Domer
Broadway Area Neighbors Group
-----Original Message-----
From: in...@renewindianapolis.org [mailto:in...@renewindianapolis.org]
Sent: Tuesday, August 14, 2018 2:06 PM
Subject: Neighborhood Notification - 3223 CENTRAL AVE - 1007292
Hello,
Renew Indianapolis has received the following applications for a property
within the bounds of your organization. We are asking for your feedback
as we consider this application.
Applicant: J'Mel Dowdell
Organization: BNK Development
Property: 3223 CENTRAL AVE
Parcel: 1007292
J'Mel Dowdell (BNK Development) intends to build a new home as a rental.
They intend to invest $121,300.00 in
the home. A copy of the scope of work is attached to this email.
If you have any questions for the applicant you can contact them
directly at jdowde...@yahoo.com or reply to this email and
I will ask for you.
As you may know, Renew Indianapolis sells city-owned “landbank”
properties through an application process. As part of that process,
we solicit feedback from the neighborhood organizations that work
in the area where each property is located. If you have any feedback
for our Review Committee or Board of Directors as they consider these
applications please do let us know. Feedback from neighborhood groups
is very important in the decision-making process.
These applications will be considered at the Review Committee meeting
on Aug. 23, 2018.
If they recommend approval the applications will be considered at the
next Board of Directors meeting and finally if they approve at the
following Metropolitan Development Commission meeting, where the final
decision will be made.
Your feedback is welcome at any stage and can be emailed to me to
be passed along.
Tyson B. Domer
Aug 17, 2018, 12:51:03 PM8/17/18
to MFC-...@googlegroups.com
FYI
Tyson
From: Nicholas Hunot [mailto:nhu...@renewindianapolis.org]
Sent: Friday, August 17, 2018 12:25 PM
To: ty...@hundredyear.net
Cc: MFC-...@googlegroups.com; Renewindianapolis Info
Subject: Re: FW: Neighborhood Notification - 3223 CENTRAL AVE - 1007292
I have added this to the application. Thank you.
Best,
Nicholas Hunot | Program Manager, Renew Indianapolis
The Platform | 202 E Market St. | Indianapolis, IN 46204
Phone: (317) 454-8528 | Email: nhu...@renewindianapolis.org
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