Northern suburbs see blitz of apartment construction

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Growing demand for high-end, low-maintenance living is fueling an apartment-building boom in Indianapolis’ northern suburbs—and raising concerns among some leaders about the risks of adding too much too fast.

About 2,000 units are under construction north of 96th Street and another 3,500 have at least preliminary approval, according to IBJ research. Several pending proposals would add 500 or so more to the development pipeline.

“These [projects] tax our police, our fire department and our schools,” said Noblesville Common Council member Steve Wood, who raised the issue in June when three multifamily proposals landed on the same meeting agenda. “Where do we draw the line?”

overbuilding_TheHamilton-5-15col.jpg The Hamilton, at East 116th Street and Hoosier Road, in Fishers (IBJ photo/Eric Learned)

Planning officials in Carmel—where more than 1,800 new units are in the works—likewise have heard grumbling about the possibility of overbuilding.

“We’d be naïve if we weren’t concerned a little bit,” said Mike Hollibaugh, director of the city’s Department of Community Services, which handles planning and zoning. “But the Carmel market is bigger than most people think. … There’s room for more.”

Indeed, experts say the fundamentals of the local multifamily market have held up well despite the influx of inventory.

Occupancy rates for the entire Indianapolis metro area averaged 92.1 percent in 2013, up from 91.7 percent in 2012, according to Tikijian Associates’ annual market overview. Rents increased an average of 2.2 percent.

In the Fishers-Noblesville submarket, occupancy averaged 95.4 percent; the Carmel-Westfield-Zionsville submarket average was 94.6 percent.

“It’s a phenomenal environment we’re in,” said Steve LaMotte, senior vice president at CBRE’s Indianapolis-Cincinnati Multi-Housing Group. “I’ve never seen anything quite like this before.”

He and others credit the increasing popularity of rentals among the massive millennial generation, which hasn’t been quick to embrace the responsibilities of homeownership, and baby boomers ready to give up their quest for the perfect lawn.

The trend also is getting a boost from efforts to turn once-sleepy suburban downtowns into vibrant business and entertainment hubs—and drawing residents who want to be close to the amenities.

Flaherty & Collins Properties broke ground on Fishers’ first significant downtown redevelopment last year and expects to deliver the first 80 luxury apartments at the mixed-use The Depot at Nickel Plate this fall.

All told, the $42 million project will include 242 apartments, 16,000 square feet of retail space, and a 430-space parking garage. Work is expected to be complete in April.

A preleasing office won’t open until late next month, but the Indianapolis firm already has heard from more than 100 potential residents through its website, said Vice President of Development Chris Kirles. Flaherty & Collins hasn’t marketed the project yet, but its location on 116th Street in front of Town Hall provides plenty of visibility.

“It seems like there are a lot of units coming online, but the numbers continue to hold,” he said, citing occupancy, rents and other indicators developers use to gauge a project’s potential. “We are very confident it’s going to do well.”

overbuilt-map.gifFishers has nearly 1,500 apartments in various stages of development, but leaders aren’t exactly taking all comers. They’re interested in the right projects in the right locations, said Town Manager Scott Fadness.

“People demonize multifamily [housing], but it’s not bad when it’s done in a thoughtful way,” he said.

Projects like The Depot and neighboring The Switch (planned for the current Fishers Train Station site) make sense, he said, because of their proximity to retail and entertainment options in the downtown Nickel Plate District.

“I think we’re getting away from seeing apartments pop up all over the suburban landscape,” Fadness said. “We need to be smart about where we put it.”

Cities typically have land-use plans that identify preferred locations for certain types of development. In Noblesville, for example, multifamily housing is seen as a good buffer between commercial districts and single-family neighborhoods, said Planning Director Christy Langley.

Lately, Noblesville also has been asking developers to agree to certain stipulations, including limits on the number of three-bedroom units—which statistics suggest are more likely to draw families and add to schools’ burden. Apartment developers also have to promise not to appeal their property tax bills.

“I’m not worried yet,” Langley said. The planning staff works with developers as long as necessary to vet their proposals, she said, and lenders typically put plans through the financial paces. “In order to get a project off the ground, it must pass a litmus test.”

The Carmel-Clay Plan Commission likewise lets the experts decide whether a project will be viable from an economic standpoint, said Vice President Brad Grabow. The 11-member panel concentrates on making sure proposals meet zoning requirements and development standards while adhering to the comprehensive plan, he said.

Although the recent rash of apartment applications has raised questions about how many such projects the city can support, Grabow said the commission can’t say no if all the conditions are met.

Carmel has been lucky to draw “very-high-quality developments from very reputable”—and mostly local—developers, he said, and their success is feeding the frenzy.

overbuilt-chart.gifCarmel-based J.C. Hart Co.’s One One Six project at East 116th Street and College Avenue, for example, was completely leased within five months of its 2012 opening, said company President John Hart Jr. Rents range from the $1,100s for one-bedroom apartments to the $1,400s for three bedrooms.

Now the company is working on three other Carmel projects: a second phase of its condo-like LegacyTowns and Flats off 146th Street, Highpointe on Meridian at U.S. 31 and West Main Street, and Carmel Lakeside near Carmel Drive and Guilford Avenue.

Any concerns about overbuilding need to be put in the proper perspective, he said: The local housing market was under-supplied for about five years during the depths of the recession, so developers are just making up for lost time.

“All of us out there building apartments are keeping an eye on absorption and other fundamentals. We don’t want to get too carried away,” Hart said. “Generally speaking, the market is very stable.”

The Keystone at the Crossing area in Indianapolis saw occupancy drop when new properties opened this winter, but it already has bounced back, said George Tikijian, whose firm is conducting its annual rent survey now.

“I think the market can react to the new construction,” he said. “We won’t be very overbuilt, and if we are, it won’t last long.”•


  • to Former Planner
    I admit it, I am anti mass apartment projects. I have seen over many years, what they tend to do to areas in the long term. Thats my opinion. Thing is, if people think about it, Carmel didn't get to be one of the "best places to live" via apartment projects. This came about (again in my opinion) due to a huge base of owner occupied housing. As in, single family housing. Studies have shown (right here in the IBJ) that Hamilton county has/had a lower percentage of rental housing. Again, in my opinion, that helped all these years, our quality of life. Including education, crime, services, etc. Reminds me of the claims the Carmel school system made about their high ISTEP scores, and the great job they were doing. Well of course! You have a large percentage of parents who value education, guiding their kids, and making sure their work is done! (another subject) Again, thats my opinion, and that and $1.50 will get you half a cup of coffee at Starbucks.
  • What else should cities consider
    RKW - The apartment rents are high, the vacancy is low, the assessed value (and therefore property tax revenue) is high, the impact on schools is low, there is demand for the product and the suburban communities will still maintain lower than state and national averages for renter-occupied housing. Not sure where the fault lies in the planners' thinking? It's so easy to claim the moral high ground, and imply that greed and profit outweigh common sense or good planning. Impugn motive when you can't do anything else. But you haven't produced any information that supports your criticism. These building spurts go in cycles. We are in the middle of the up cycle now and there are changing lifestyle and demand patterns.
    • should be are not is
      In the first sentance "As a resident of one of these new Carmel Apartments the issue the local governments need to discuss are build quality & price." need a way to edit
    • Price &Build Quality are big issue
      As a resident of one of these new Carmel Apartments the issue the local governments need to discuss is build quality & price. First none of these places is worth $1100 for a one bedroom. Downtown Carmel or Keystone at the Crossing in Indy. It doesn't matter. All require you to get in your car to get just about anywhere you need to go. I'm in one of the Carmel apartments now where after just 2.5 short years one of the kitchen cabinet doors is crooked and lawn and property maintenance seems to be lacking my old Indianapolis apartment which cost $300 less. This is one of the new star apartments. As they keep building throughout the area "deals" will start popping up creating shoppers. If your property is falling apart after year 3 what will it look like after year 5 or 10??? Why would one stay here if they could move to a new Broad Ripple in 2 to 3 years or another part of the Far Northside?? The complexes aren't going to let the "poor" move in without local permission so that's not that problem, but it the occupancy rate drops suddenly because the "Young" people moved back to Indy then look out.
      • No one wants to discuss this
        Economically viable, letting the developers decide that? Thats ok I guess, but a community also needs to think about whether it's infrastructure (fire, police, schools, utilities) as mentioned, can support it. Then, one needs to consider what these units will be like in 20-25 years. Good example, look at the apartments behind St. Vincents on 86th street. They were high end apartments when built. Now, not quite as nice, in so many ways. Many developers and planning commissions don't want to discuss that, as they believe it crosses the PC line. Multi family is NOT bad, it serves a definite need, and is welcome. Too many is bad. Too much concentration in one area is bad. Seems to me, many of these planners refuse to look at what has happened before, and will happen again. Profit motive in our cities, always outweighs logic.

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        1. to mention the rest of Molly's experience- she served as Communications Director for the Indianapolis Department of Public Works and also did communications for the state. She's incredibly qualified for this role and has a real love for Indianapolis and Indiana. Best of luck to her!

        2. Shall we not demand the same scrutiny for law schools, med schools, heaven forbid, business schools, etc.? How many law school grads are servers? How many business start ups fail and how many business grads get low paying jobs because there are so few high paying positions available? Why does our legislature continue to demean public schools and give taxpayer dollars to charters and private schools, ($171 million last year), rather than investing in our community schools? We are on a course of disaster regarding our public school attitudes unless we change our thinking in a short time.

        3. I agree with the other reader's comment about the chunky tomato soup. I found myself wanting a breadstick to dip into it. It tasted more like a marinara sauce; I couldn't eat it as a soup. In general, I liked the place... but doubt that I'll frequent it once the novelty wears off.

        4. The Indiana toll road used to have some of the cleanest bathrooms you could find on the road. After the lease they went downhill quickly. While not the grossest you'll see, they hover a bit below average. Am not sure if this is indicative of the entire deal or merely a portion of it. But the goals of anyone taking over the lease will always be at odds. The fewer repairs they make, the more money they earn since they have a virtual monopoly on travel from Cleveland to Chicago. So they only comply to satisfy the rules. It's hard to hand public works over to private enterprise. The incentives are misaligned. In true competition, you'd have multiple roads, each build by different companies motivated to make theirs more attractive. Working to attract customers is very different than working to maximize profit on people who have no choice but to choose your road. Of course, we all know two roads would be even more ridiculous.

        5. The State is in a perfect position. The consortium overpaid for leasing the toll road. Good for the State. The money they paid is being used across the State to upgrade roads and bridges and employ people at at time most of the country is scrambling to fund basic repairs. Good for the State. Indiana taxpayers are no longer subsidizing the toll roads to the tune of millions a year as we had for the last 20 years because the legislature did not have the guts to raise tolls. Good for the State. If the consortium fails, they either find another operator, acceptable to the State, to buy them out or the road gets turned back over to the State and we keep the Billions. Good for the State. Pat Bauer is no longer the Majority or Minority Leader of the House. Good for the State. Anyway you look at this, the State received billions of dollars for an assett the taxpayers were subsidizing, the State does not have to pay to maintain the road for 70 years. I am having trouble seeing the downside.