PRESERVE OUR RESIDENTIAL ZONING

We're a community of people who share a passion for PRESERVE OUR RESIDENTIAL ZONING. 

We encourage you to write letters we can share with the community. Contact us today. 

https://www.indy.gov/activity/comprehensive-plan-for-the-city-county

Impact of changing residential to commercial zoning in Indianapolis include increased noise, traffic, and light pollution, which can negatively affect residents' quality of life and lower surrounding property values. This shift can also lead to concerns about increased crime, the displacement of long-time residents, and potential negative impacts on neighborhood character and community feel. Negative impacts on residents

• Increased noise and light: Commercial properties can generate more noise from customers, employees, and deliveries, as well as light intrusion from signage and building operations, disrupting the residential atmosphere.
• Higher traffic volume: Commercial uses often lead to more vehicles traveling in the area, causing congestion, parking issues, and a less safe environment for pedestrians and children.
• Reduced property values: The presence of incompatible commercial uses can decrease nearby residential property values. While commercial zoning can sometimes increase the value of the specific commercial property, it can detract from neighboring homes.
• Displacement: Rezoning can drive up property values due to new development potential, leading to increased property taxes and making it unaffordable for existing, lower-income residents, which can result in their displacement.

DON’T ZONE OUT ON ZONING!

THE IMPORTANCE OF ZONING

Land use zoning provides a framework for orderly development. Without such regulations, the urban landscape would become a hodge-podge of inappropriately mixed uses. This is because developers tend to focus on opportunities that make good business sense for them and don’t always consider the overall needs of a community.

Zoning ordinances outline requirements and restrictions in detail about how a property may be used. There are typically dozens of categories, but one of the main divisions is between residential and commercial use. The idea that these two types should be kept separate is well established and most people would agree that is a good thing. Also accepted, is that zoned areas should have sensible boundaries that reflect the use and fit the location.

Problems arise, however, when commercial developers set their sights on properties just across the line. They must be rezoned to allow the new use. Luckily, this isn’t so easy. Everyone relies on the stability and predictability that zoning provides so a city planning department is not going to change a designation without a good reason. If there is a public benefit, such as an unmet need or improvement in safety, a rezoning request may be granted. Generally speaking, economic benefit for the petitioner on its own is insufficient,unless there is no opposition. The city is required to make its decision based on input from its technical experts AND the community, so it is vital that neighbors participate in the discussion.

REZONING AND THE DOMINO EFFECT

If a commercial developer is successful in getting a residential property rezoned, it completely shifts the development dynamic of the neighborhood. Now, the lot next door becomes a target. It is far more susceptible to rezoning because of the precedent set by the first one. Furthermore, developers can offer more money than the property is valued at, creating an incentive to sell that shuts out the average home buyer. Also, the lot has become less desirable for residential use, now that it is adjacent to a commercial enterprise. When the second property is rezoned, the cycle repeats itself and continues to do so till all the commercially desirable lots are consumed. It is like a row of falling dominos… breaking the zoning on the initial property is like knocking over the first tile. 

LONG TERM EFFECTS

When a residential property is considered for rezoning, the discussion usually centers on the nature of the proposed commercial use that goes in first. But circumstances change over time. Some businesses grow and need more space, others fail and must close. Suddenly, the original, seemingly benign and appropriate use is no more. Other less desirable enterprises can now take over the property. And it is far easier for them to do so because it is already zoned for commercial use.  The unintended consequences of rezoning are very real – commercial is forever.

AN ORGANIZED NEIGHBORHOOD

The city does consider the opinion of neighbors in rezoning cases. The challenge, however, is to provide a clear message. The best thing you can do is be informed, stay connected and engage in the discussion. Please join our mailing list so you can stay in the zone on zoning!

Zoltan Benko

Preserve Our Residential Zoning

Rezoning has an impact on the neighborhood.  The property at 8560 N College has a direct impact on our neighborhood.  The property is owned by Hot Dog Real Estate. The property is zoned residential.  During Hot Dog’s ownership there has been a religious facility that filed with the city for use, then a proposal of a pediatric dental office, and now an optometrist office.  It is apparent Hot Dog is working to rezone this property to commercial with no respect to the neighborhood to be able to ask a higher commercial price.  Now the optometrist is also willing to use the neighborhood for their financial gain.  DurIng an information session the optometrist expressed the reason for purchasing is because it would be cheaper then renting the location where the optometrist is currently. We have a nice neighborhood and others want to be here, but it is apparent neither Hot Dog or the optometrist has the best interest for the neighborhood and using our neighborhood for their financial benefit.