Browning hopes changes will help Broad Ripple project

June 11, 2013
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Broad_Ripple_Browning_rendering_225pxBrowning Investments’ plans for an $18 million mixed-use development in Broad Ripple have created quite a stir among village residents and business owners opposed to the sheer size of the massive project. Now the local developer is headed back to the drawing board, in an attempt to gain broader support for its proposal. The Department of Metropolitan Development’s Division of Planning on Thursday was set to hear Browning’s request for a variance to allow for an 85-foot-tall building and a 35,000-square-foot grocery store earmarked for a Whole Foods. That request has been continued until July 11 while Browning makes changes to the design. Jamie Browning said the developer will reduce the height of the building to about 70 feet (35 feet is permitted) in addition to the floor space for the grocery. Browning said he didn’t know how much smaller the space might be, but is confident the developer can still attract a national retailer. Under city zoning guidelines for the area, just 8,000 square feet is permitted for any single commercial use. Browning will also modify the design to make it look more residential and less contemporary. “We’re trying to be accommodative to what people are asking us to do,” Jamie Browning told Property Lines. Browning Investments has staked out about two acres northeast of the intersection of College Avenue and the Central Canal for the project that also would include a parking garage and as many as 88 apartment units.

  • Crazy
    Downtown and Fountain Square welcome construction and Broad Ripple acts like it's the devil. People need to figure it out or Broad Ripple will be gone.
    • Gone?
      If Broad Ripple rejects oversized development, it will "be gone"? That's a pretty wild statement.
    • TIF
      The current project design is fine. The primary issue is the use of TIF money for a project in an already-thriving area.
      • Yes, Gone
        Broad Ripple will be gone. The area is losing to Carmel, downtown and the Fountain Square area. With the new 75th to 86th and Keystone beginning to take shape that will be another new area that will challenge the existance of Broad Ripple. Young professionals can't live in Broad Ripple because these isn't any affordable nice housing. A project like this will help with the sustainability of the area. Broad Ripple is losing the fight and it will continue to struggle if projects like this get rejected.
        • Agree
          I completely agree Luke!
        • Agree
          I completely agree with you Luke!
        • Agree and then some
          I agree with Luke's comments. I have now read at least 3 articles on this development and it blows my mind that this has been such a big issue. The gas station is an eye sore and the apts behind are not the greatest. Development is needed badly! Do something BR!
        • PR
          Well someone's got their PR efforts cranked up. When this subject is addressed on the Indystar forum where people can't be anonymous, it's about 5-1 against the project. Here where people can be anonymous it's about 5-1 for.
        • Bad reporting!!
          Once again the IBJ and other local media is trying to create more of a story than there is. You are trying to make it sound like there is a huge amount of people against this in Broad Ripple. It is a very vocal MINORITY that is against this. The vast majority of Broad Ripple residents and businesses support this project.
          • Support in Broad Ripple
            I don't know what meetings you've been going to Maria, but virtually everyone I've talked to in Broad Ripple is against this project..very much so. The BRVA supports it but they are a developer driven organization that has never had the best interests of Broad Ripple in Mind.
            • confusion
              What I don't understand is who is against this. There aren't any private residences near this property. It's an abandoned gas station, dumpy apartment buildings, bars, and hair salons. I agree, if the village doesn't make some daring, drastic developments it will be surpassed by neighboring areas.
              • SO....
                .... what will result from these "changes" is something boring and predictable - exactly what Broad Ripple has become. Move over Broad Ripple, other areas of this city are more receptive to growth and progress and are leaving you in their wakes. Hello, Mass Ave and Fountain Square!
              • meetings
                Larry, of course if you just base it on the meetings, you would think everyone is against this project. But as everyone knows, people that are opposed to something are the ones that are going to take time out of their day to attend these meetings and yell and shout. If you would actually poll every single Broad Ripple resident, I would be that it would be 80-20 in favor of the project.
                • Are Problematic
                  Everyone seems to have such issue with the use of TIF money to support this project, yet there was little push back to use a much larger amount of TIF money to support a parking garage that, while attractive for a parking garage, is quite out of place visually with the neighborhood. People seem to believe that the project should be able to be self sufficient, but the limitations put in place by the city and town limit the solutions to make it profitable along with the high land value for this area. Redevelopment is not cheap, but it can certainly improve an area quickly, in particular when you are considering an area with a vacant gas station and run down existing apartments. It's rather disappointing that BR can't seem to appreciate progress and the introduction of modern design and amenities.
                • Broad Ripple Resident's View
                  Marie, You probably believe too that most people in Broad Ripple favored getting rid of two lanes of traffic on BRAVE in favor of two bike lanes. Obviously that is not true. Everyone is complaining about the congestion in the village and one of the worst places in the city for congestion is the intersection directly south of this project. How can you possibly support more traffic in that area? For the most recent poster (I forgot the name), TIF money was not used to build the broad ripple parking garage. That was $6.5 million in money from the parking deal. And everyone complains about that unsightly building and the fact the City simply paid for and gave it away, ownership and all revenue. The developer was not required to pay anything.
                • Please move forward
                  I'm not confident that the area really needs another grocer, but that will sort itself out as people spend their dollars. If people like Whole Foods, it will survive. If not, something else will take its place. I do agree that the structure as originally proposed was a bit imposing given the rest of the architecture in Broad Ripple being what it is, but I'll reserve judgment until we get some revised renderings. The TIF arguments I just don't get. Why would Broad Ripple residents want the property tax dollars they are paying to go to another neighborhood? Are they that righteous? If TIF funds weren't to be used in Broad Ripple, then it shouldn't have been included in the TIF district in the first place. If people are so against TIFs in general, where were they when the district was being established? The Shell site badly needs to go and there's a huge opportunity here to make the Canal a focal point and have some nice, modern apartments in the heart of Broad Ripple. The former McNamara site will help, but the NE corner at College and BR Ave is significantly more desirable. I can’t tell you how many young professionals I know who have passed over Broad Ripple and have instead chosen to live in Fishers/Carmel or downtown because the apartment offerings are in such largely poor or outdated condition. Finally…agree with the comments regarding remonstrators being the most vocal. We’ll see what the survey data say, but I would bet most are in favor of the project.
                • Not perfect, but a great start
                  As a long time Midtown resident (first, Broad Ripple, now Meridian Kessler/SoBro), I feel like the quality of retail, restaurant and commercial in the main "strip" area of Broad Ripple has been continually declining. I find more and more that I frequent areas like 54th and College, 49th and Pennsylvania, and 52nd and College. There is no doubt that there are some absolute gems in the main part of the Village (Petite Chou, Big Hat Books, Northside Kitchenette all come to mind), but the pervasive bar culture seems to have led to the downfall of the strip. While in a perfect world, this new development would be self-funded and house an independent, locally-owned grocery store, I think that new apartments and high quality retail like Whole Foods would be a huge improvement to the area. To sustain a high quality of life in the Village, we need to continue to give reasons for Midtown residents to keep their dollars in the Village. While not a perfect solution, I think a Whole Foods is significantly better than the status quo.
                  • Sad that change is difficult for some.
                    I agree with Luke. Sad that a small city mentality things this is oversized, I'm sad that lonely busybodies try to impact the world by stopping change, or being blind to city-planning needs. I'm the perfect candidate and would love to live there, but it appears pretty dangerous and in poor condition. That gas station and rental units are not a place I choose to walk late and night, and they are a blight to the area. That redevelopment appears to be a perfect use.
                  • wow
                    yes, Broad Ripple is so thriving it has a vacant gas station for 10+ years on N. College, the Bakehouse site at Main and Main can't keep anyone, and there is very little new higher end housing. The NIMBY Luddites are driving BR into a ditch for the long term. You want to see what Broad Ripple looked like in the 80s? Go there today.
                  • RE: Traffic
                    With regard to traffic; who cares? This is supposed to be a walkable, bikeable, livable place. If you want congestion-free 40mph driving, move to exurbs. Broad Ripple Ave with one lane each direction and a turn lane in the middle moves considerably better than it used to. Before when someone would turn left it was easy to get stuck behind someone or have someone cut out in front of you because they didn't want to wait. Things go much more smoothly now with one dedicated lane each way. Same thing should be done to both Kessler and College.
                  • No Maria...
          're wrong, I've lived in BR for 20+ years and NONE of my neighbors want this horrible, taxpayer-funded, corporate welfare development!
                      WAKE UP, PEOPLE. GO BACK AND READ LUKE'S FIRST NOTE AGAIN, AND AGAIN. Don't you realize that hundreds and hundreds of higher-end quality apartments are under construction Downtown? And when the Star Building project gets underway, that will potentially add up to 500 more. Walk a few blocks from any of these are you reach quality retail, dining, and night spots. WE ARE ON A VERY SLIPPERY SLOPE downward if Broad Ripple doesn't start providing a similar product to the young professionals who have good jobs and money to spend. Virtually everyone of my neighbors thinks the project is "win-win". This is a huge turning point - are we going to stabilize and possibly move up with this type of project, or ignore and continue to be known as just a place for college kids to come watch sports and get drunk?
                    • Hotel
                      Put in a hotel. Period. It will be full of business travelers during the week, and full of out of town guests during the weekend. They will shop at our stores and eat at our restaurants. It would be the biggest aid to Broad Ripple. Currently people stay at Keystone and the Crossing so they eat and shop there. Put in a Hampton, a Mariott, a Fairfield, something like that.
                      • nimbys are misinformed
                        The nimby's I saw on the TV news coverage primarily looked like the old guard who have been there and fought new development for decades. The newer younger bunch I have talked to seemed to have also been mislead with misinformation about the developer and the project. Whole Foods needs the larger square feet that Nora and other locations cannot offer them to have a complete inventory, etc. This is nothing but good for BR and that Whole part of the City!!
                      • Traffic
                        Larry, if you think traffic is bad in Broad Ripple, then you should live in a rural town, not in the middle of a major metropolitan area. This development is coming, like it or not. Hopefully it will drive NIMBYs like you out of URBAN areas.
                      • Drawing Board, please
                        So much potential here, but wrong retail size! A variance from 8,000 sq ft to 10,000 would be a reasonable request - asking for 35,000 is absurd. City planners spent 4 years (2008-2012) writing the Broad Ripple Plan to make sure development happened in the correct way here. Hundreds of non-national retailers would fit in small cute shops overlooking the canal - why waste that space with a National grocer and a brick wall facing the canal? Great location for apartments / hotel / first floor retail, but make it something that uses the space correctly! (If a second Whole Foods is so important, put it 4 minutes away at Glendale Mall)
                        • Anchor store
                          An anchor like Whole Foods is needed to bring in people who would not normally come to Broad Ripple. People who go to Whole Foods or any other large draw will then visit the other smaller, local shops in the area.
                        • Grocery and TIF
                          Some of the comments are either misinformed or intentionally misleading. If you read over the Midtown TIF proposals, Broad Ripple and Butler-Tarkington are specifically included because they've been able to attract development by themselves, and further development could help the more downtrodden areas. John Barth, an At-Large Councillor who pushed for the Midtown TIF who is not some NIMBY, is against this project because he didn't plan on the Midtown TIF to be Broad Ripple focused. He says that this being the first major project sets a bad precedent. He's open to supporting it if it REALLY is going to lead to development at other sites, but he won't believe that until he sees those plans. There's several grocery stores, many of whom provide at least some organic or natural food selections, nearby. I'm not dead set against the project (Though TIF funding concerns me) but is this the smartest use of retail space? What if the worst happens and one of the nearby competing large grocery stores has to close or reduce hours? Would this have been worth it for a net 40 or so apartment increase? What if Nora's Whole Foods closes up shop to focus on Broad Ripple? Then we've got a huge gap in Nora to worry about. And among my urban planning enthusiast friends, they should really be concerned about two hulking parking garages practically across the street from each other. I'm not concerned about Whole Foods stomping out the Good Earth. But many of the businesses outside of the main strip of Broad Ripple should be concerned about the congestion a 35,000 sq ft tenant could cause. As for the apartments, even though downtown has been on an apartment building frenzy spree over the past several years, downtown's net population has barely increased at all. So hooray, there's now a bunch of high priced apartments available. But who the hell is buying them and where are the people who used to live there now going to go?
                        • The downtown frenzy
                          Matt Stone, the downtown "frenzy" has only begun in the past two years. Prior to that, Indy's downtown had the slowest growth of new construction of major cities in the Midwest. (Check Urban Indy if you don't believe me, or Urbanophile.) Indy was on a building spree in the 90s when most peer cities were dormant, but then the 00s were pretty sluggish. Can you think of one major development? The biggest I can think of is the Cruise Ship on Mass, or the awful Villagio. Right NOW is when the population change is starting to occur downtown, and I can assure you, most of your city planner friends aren't worrying about the congestion caused by two new parking garages, because they believe congestion is positive--it encourages more people to get around by foot or bike in one of Indy's most walkable neighborhoods. LUKE is absolutely correct: Broad Ripple is starting to look increasingly tawdry and needs a shot in the arm if it wants to compete with Mass Ave, Fountain Square, SoBro, or even Irvington.
                          • Matt Stone
                            Matt Stone obviously has no clue as to what he's talking about in regards to the downtown apartment market.
                          • Yes to the hotel!
                            I agree that a hotel is EXACTLY what broad ripple needs! There is nowhere convenient to broad ripple for put of town guests to stay unless the go to the Crossing or Downtown. Tru nightclub and Bdubs are vacating their building, it's a perfect spot for a boutique hotel. And would bring much more foot traffic.
                          • Congestion
                            I don't at all get as to why people will enjoy living or shopping in a congested area. Broad Ripple isn't a separate town but part of a city. Making that area more congested than it already is is, at best, going to irritate commuters who don't live in the area and, at worse, they seek other routes which means they'll spend less time in the Village. I don't know why these two parking garages are different from others, but previously on those sites you mentioned, they've complained that building these garages feed into the auto-mentality more than anything else. I noticed no one is really addressing my points in more deserving areas for the TIF, or if the Midtown area can really sustain so many grocery stores in close proximity to eachother.
                            • Agree
                              Erin wrote: "I find more and more that I frequent areas like 54th and College, 49th and Pennsylvania, and 52nd and College." Yes, yes, and yes. Rusted Moon, Big Hat, Renee's (when I can get there during business hours), Three Sisters all good. The strip? Ugh. Indy CD and Vinyl is worth dodging the vomit. Otherwise, I take my business elsewhere.
                            • Bike or Walk, Yeah Right
                              Those people who think traffic congestion doesn't matter or is a positive thing are living in a liberal paradise far from the real world. The notion that people are going to drive to Broad Ripple and walk or ride a bike through the village is a pipe dream. And have those people not heard of winter? The last thing Broad Ripple needs is more "density."
                            • SURVEY SAYS!
                              Maria, Maybe you should got to the BRVA and see THEIR survey results on this project. The 'minority' against this is 10% MORE than the people who want it. YOU are the minority.
                              • This is a good development.
                                Speaking as someone who once lived in one of the apartments this development would replace, nothing would be missed. Paper thin walls, faulty wiring, broken windows, overflowing dumpsters, screaming neighbors, and dog waste covered grass were the order of the day in 2007. The canal should be a city amenity. Broad Ripple is a great walkable neighborhood. Support something that grows the city smartly and adds some modernism and density to one of Indy's few decently interesting zones. IMHO. This is a win for BR.
                              • Apartments?
                                88 apartments vs higher end condos. Not a fan as will keep the Rip for kids.
                              • TIF
                                The reason why Broad Ripple should use the Tif money is the ability to draw more people to the area. They want to use Tif money at Fall Creek and Central Ave an area where people have never gone is that an ideal use of tax player dollars? If you use Tif money where people are going you get much better results. Again, everyone across the city welcomes these kind of changes but not Broad Ripple. Also, your comment about Nora is off base, there is a Kroger right across the street from the Whole Foods and they always both packed and no one was worried when the kroger become the biggest grocery in the area.
                                • Local resident
                                  I am a local resident (live 1mi south of the proposed development). I bike to, walk to, drive to, and/or commute through the village most every day of the week. I support this development or something like it, but I do hope the design aesthetic is improved. I also approve the traffic lane restrictions already made to BR Ave.
                                • Good Luck BR
                                  The BRVA needs to take a good look around at what's happening elsewhere in Indy. BR could become a vibrant neighborhood or continue its downward slide. Even before we moved last fall from our home of 30 years in Meridian Hills to the Old Northside, we'd stopped walking to BR - it's not fun to walk sidewalks lined with the remnants of the previous night's drunken college students. The interesting artsy stores have given way to loud bars and late night junk food. We now enjoy the grown up pleasures of walks downtown, Mass Ave and Fountain Square. We have walkable groceries, hardware stores and, heaven forbid, tall buildings! BR can either accept that this change would be a step forward or continue its downward spiral into a crime ridden urban ghetto. Take your choice.
                                • BR
                                  While looking a little out of place in Ripple, I think the parking garage is a great idea. It should help take some of the drunk people out of the neighborhoods south of the strip, and give young ladies a safe place to park not in unlit residential areas. I think it is time for Ripple to have some redevelopment around the strip. I go there several times a month, and it does look beat up and tired in places. I think some new development is a positive.
                                • Agreed Sandy
                                  Yes - BR is long been on a downward spiral. I lived there 25 years - 4 blocks from the strip. Thankful to be that distance - away from the begging loiterers, the crime, and the liter that is plaguing Ripple. It would be nice to get the cops out of the convenient store. I walked Mass ave last Friday and was amazed at how calm, surreal, and clean it is. I did not see one police officer - just decent fold walking. Not one beggar - not one loiterer. While Ripple is losing it's decent restaurants, Mass ave has many. We're even losing Ambrosia's soon.
                                • approval
                                  In the end, it really doesn't matter what the residents of BR or even the BRVA want. Its up to the city to approve this. And there is no doubt in my mind they will approve this.
                                • Great Addition
                                  This would be a great addition to Brip. As a retailer(not brip), and a homeowner in the area,I can tell you that we all like to be near a Whole Foods for the type of traffic it brings. Whole Foods and the appartment residences would definetly attract more of the types of business to the area I think everybody would see as desireable--not antoher sports bar as much as I love sports and bars. Look at the big picture--what community in the state would not like to atract a develpment like this.?? Millions of $$ spent on a high end mixed use development that makes as area more dense, more walkable, more bikeable ect.
                                • Traffic
                                  While I am certainly not against this project in spirit (the design leaves something to be desired in its current form, IMO), I seriously doubt that the intersection of Westfield Blvd. and College Ave can handle the additional traffic that would undoubtedly be incurred by the addition of a Whole Foods (or other big-box grocery). Since the additional of the (AWFUL) parking garage, the north/south-bound lanes have been squeezed into one lane, with dedicated turn lanes onto BRAVE. Unfortuantely, because of the garage, there's not much opportunity to expand this intersection. Regardless, the canal is almost entirely a wasted commodity as it enters Broad Ripple. A project like this may open the doors for additional development along the canal, on BOTH SIDES, that would embrace the canal. I'm picturing a miniature San Antonio Riverwalk...but, I still think this project is overscaled.
                                • TIF
                                  Matt Stone, let's be clear: The developer is not asking for TIF money from any other source other than the marginal tax dollars this project will generate. This project will not stop any other development in other parts of Midtown, and will in fact produce additional tax dollars to support other projects. Without this project those dollars won't be available. Given the limitations on this property (not able to have have condo/apt. above the gas station and the city insisting on retail) this is not an easy site to redevelop and is one that has, and will continue to be, an eyesore unless a high quality developer like Browning takes it on. Likewise, Whole Foods has done the market research and wouldn't agree to participate unless they were confident of success. If by chance they are not successful, then the retail space is configured to be subdivided. But given the cost of new construction, small mom and pop retailers are much less likely to be able to afford this top quality space. It's silly for a bunch of rookies on this board to be questioning experts that are putting their capital on the line.
                                • Hooray...
                                  .... for this project! People who don't understand the need for projects like this are SERIOUSLY unaware of what constitutes GOOD URBAN development. And yes, peeps, this is most DEFINTELY an urban area. Get with it!
                                • It WILL lead to more traffic congestion
                                  The corridor of College Avenue, north of Broad Ripple Ave, is a tricky and dangerous one to navigate. As long as you are simply heading north or south, you don't really notice it. But if you are trying to get onto College across multiple lanes, ie: on a street facing east and want to turn south onto College, it takes forever and people make risky maneuvers to reduce their wait time. This area is exactly where this development is planned. I have worked in the Nora neighborhood for 26 years, and traffic flowed well, but ever since they put in the Kroger store, we now have a horrific traffic jam at both rush hours and lunch time. Of course that is in addition to the traffic stall when North Central High School lets out. This will happen to Broad Ripple as well. I agree that something needs to be done about the Shell station, and perhaps adding more affordable housing. But I think we need to consider condo's, or higher end apartments or else we are just perpetuating the scenario of young adults partying in the streets. My husband and I live in Broad Ripple, we shop at local stores, we walk to them, we bike to them. And why is no one talking about The Fresh Market store! It's great! I just don't think we need a Whole Foods store, when we have The Fresh Market as well as The Good Earth. I think that most people who live in Broad Ripple agree that that area needs help, I think we need to take a good look at the size of the development and what we put into it.
                                • parking garage
                                  i'd love to know if anyone has actually used the parking garage. it's hideous and the biggest joke. too bad browning didn't win that deal with their current proposal (which they did submit, and somehow lost out to keystone). then maybe i wouldn't puke whenever i drive past the old rosslyn corner and look up at the concrete joke.
                                • Comments Above
                                  These comments are hilarious! A hotel? Yeah, ok. Let's just go round up the hoteliers beating down the door to be 15 minutes from the nearest interstate exit. Traffic on BRAVE? Oh my garsh! There are cars moving slowly in a pedestrian area! The sky is falling! AHHHHHHH!!!
                                • Traffic, LOL!!!
                                  LOL at all the people complaining about traffic on Broad Ripple Ave! BRAVE is a street in the middle of a major pedistrian area, IT IS NOT AN INTERSTATE. You shouldn't expect to be able to drive 40 mph. If you are in such a hurry, leave earlier or use Kessler. I am also cracking up at the people who say College and BRAVE is the most congested intersection in Indy. Um, do you get out much? I could name 100 more congested intersections.
                                  • traffic
                                    I'm certainly not saying it is the most congested area, and I do get out:) It is a tricky area that will only get worse. I am a Broad Ripple resident, and we are home owners. We are not folks who are temporarily living in the area. So it does matter to me what happens in the area. Obviously it pushes a lot of people's buttons, based on the comments.
                                  • .
                                    Irvington would gladly take this development and has been asking for a Whole Foods or Trader Joes for years. Its a shame to see the negative comments on positive neighborhood projects when some areas are begging for this type of economic and social impact.
                                  • stages and phases
                                    Broad Ripple is just going through change. Something that will happen to every neighborhood. To say that it's going downhill or "losing to other neighborhoods is laughable. No other neighborhood in town can compete with the mix of national and local businesses but more importantly the denisty of a MIDDLE to UPPER MIDDLE CLASS residency. I'm speaking of SoBro, Butler Tarkingon, Arden, Meridian Hills etc. That spending power is unmatched in town. Can we agree on that? I have mixed feelings on the project but a few more apartments than a net 50 or so gain should be part of the plan. I fear the retail, however, will be a snoozer. Subs and pizza, nail salons and mobile phone stores. And btw the neighborhood could use some live theater.
                                  • BR
                                    I agree that the space needs to be used appropriately and to me, these designs are just another type of cookie-cutter moderne that you see in Carmel and on Mass Ave. Yes, Broad Ripple's "local flavor" is declining, and I guess I'm old-timey, but I'd rather have builders come in and restore the buildings then put up some newer ones that do not fit the look and feel of a village. Also, has anyone checked with the EPA? Is the Shell gas station a hazard to build on top of?
                                    • Gas station
                                      Amanda, the developer will probably get some tax incentives or abatements for doing a "brown field" redevelopment. There are hazards, but they will be required to adhere to a strict protocol to prevent contamination of nearby areas. ----- I still have to laugh at you people agreeing that BR will "be gone" without development. What an absolute joke you people are.
                                    • Wafflefries
                                      So wafflefries you think Broad Ripple is fine? You think people want to move into a neighborhood with an empty gas station and run down apartments? It amazes me how small minded people can be. Do you even live in Broad Ripple? It's funny you call people who are looking out for the sustainable future of Broad Ripple a joke. I own my place which is in the heart of Broad Ripple and I understand the need for something like this. It's really a shame that a vocal minority is pressuring a good project like this to change. Scott Olson you can contact me by my email if you want to speak with someone who actually lives in Broad Ripple and understands the importance of projects like these for the long term health of the area.
                                      • Closed-minded again
                                        I, too, agree completely with Luke! There are way too many closed-minded people in BR, and they are not all older citizens either. Change is not a "four letter word". Just look around and see what other areas within our metropolitan area are doing to attract people to live, shop, eat, and spend time in those areas. All BR has is a surplus of bars. People come from all around to BR, drink, look for their car, and go home. How about making BR a desirable area for living, not just drinking?
                                      • BR
                                        In fact, I do live in BR and have lived here my entire life. At no point did I say that I am against this development (in spirit). I fully expect this development to go through, and in many ways, to the betterment of the surrounding area(s). However, I do not agree with the density, which will cause additional traffic issues in an area that cannot support them. Yes, this is a "walkable" area. However, if people can't adequately navigate this area with their cars (let's remember what city/state we're in), they will stay away. As I said before, I'd be happy to see additional development in this area, PARTICULARLY something that takes the place of the old shell. However, I don't think this is it. Stating that Broad Ripple needs these types of developments to survive is laughable, at best. It needs small, checked development, which is already happening in the village. And, the idea that Broad Ripple is nothing more than a big bar is, again, laughable.
                                      • Can't wait
                                        I can't wait for the Whole Foods to come to Broad Ripple. The Fresh Market is ok, but pales in comparison to a real Whole Foods (something that Indy doesn't have). The converted stores in Nora and Carmel don't compare!
                                        • Whole Foods
                                          Honestly, besides the bad publicity about how they treat their workers and over-inflate their prices, I've heard nothing about Whole Foods. I've been in the Nora store a couple of times and have very little positive to say about it compared to other groceries.
                                          • Joe/Maria
                                            Joe, I have lived in Broad Ripple for 9 years and everyone I know, who lives here, wants this. Who would rather look at a god awful abandonded gas station than a developed area?? I think this is an issue of people are progressive and are open to change versus grumpy old timers who are against bringing more money to the area.
                                          • This is funny
                                            It's nice that WAFFLEFRIES has the freedom not to support WHOLE FOODS (just don't go!!!). But more importantly, people such as WAFFLEFRIES has no concept of economic and community development. These people's arguments are ludicrous and embarassing. Thanks to these SUBURBAN NIMBY'S: Indy will continue to be known as THE LAND OF WIDE STREETS AND NARROW MINDS. Grow up people... and let the architects do their job.
                                            • Re: Micah
                                              "THE LAND OF WIDE STREETS AND NARROW MINDS" I have never heard anyone describe Indianapolis better. Bravo.
                                            • Micah???
                                              Reading comprehension, people. I never said I didn't support it, I just said I'd heard nothing good and really didn't have much good to say after visiting it. I couldn't care what goes in there as long as it works. The funny thing is, based on my area of expertise, I have quite a bit of knowledge about development. Maybe you should actually read my posts before going on a capitalized rant about "narrow minds" and whatnot. ---- by the way, who's talking about the architects, exactly? I think you mean developers, right? Geez...
                                            • If they're not private residences, bulldoze 'em
                                              Yeah, I have no idea why people who live in dumpy apartments would complain about being bulldozed. They should be happy their dumpy apartments are being torn down.
                                            • I live here, but travel around
                                              Luke - Your development mindset is off base, as well as your understanding of how TIF funds work and what their primary function is. You think BR needs to draw in young professionals, you should get out more. I know at least 40+ young professionals that live and play in BR, and my guess is their network of friends is similar in make up. A majority of them own or rent homes, maybe 30% rent apartments, a good amount north of BR between College and Westfield, South of the river. A good amount of nice apartments are present throughout that area. This project will continue a trend that is occuring in BR,more commercial density than residential density, thereby forcing out pedestrians. I live just East of BR strip, I travel south to Kessler, then North up College and back over East when I need to go to the North area of BR. In other words, I go around BR. I know several others that do this exact same thing in some form or fashion. This will only increase when you add the congestion this will bring. For those that have an illusion of not adding congestion or respond to those concerns by saying "you should move to the country then and not in a busy metropolitan area", you couldn't be less educated and/or off the mark. This area was not designed for that type of traffic flow, period, and unless major reconstruction is done, it will never be capable of handling it. Go to Nora and sit outside of the WF there on a Saturday and see the traffic count. WF is successful because of that traffic count, they would never build here if they had dreams of their customers walking in. They want and need that heavy traffic flow. The traffic will force people away from the area, end of story. All of this for a net gain of 40 apartments, with low bedroom counts in comparison to boot. Maria, go read the survey, please. Either that, or maybe educate yourself as to what the word "minority" means, as you either do not understand, or you have not read the survey results. And if your response is "well, then the supporters must not have filled out the survey", then don't both typing that delusion out. You can pretend all that you want that its a bunch of NIMBY's that are against this (I am sure there are some), but screaming "NIMBY" at anyone with a brain and the ability to form an opinion on a topic with so many obvious flaws is just a silly way to act. Until a project is proposed that brings actual visitors to BR, not just people driving in to WF and out again, then the dreams of more people supporting the area are just that, dreams. This does little to bring in and/or keep money in BR. Oh, and Yanqui Mike, I am glad you feel so capable that you can declare to someone you have never met that "they should be glad someone wants to tear down their dumpy apartments". Yes, I am sure they are so thankful for people like you, who have never been inside the place they call home, to let them know their place in this world is wherever you or someone else deems fit. After all, they live in dumpy homes, so they obviously do not matter.
                                              • @ SL
                                                You've made excellent comments. Another concern is the fact that Whole Foods has recently signed a 20 yr lease for the Nora location and has plans to increase the size of that store to 35,000. The same size as the proposed store, less than 3 miles away. Why???? And if it will actually be a Whole Foods, (they have denied it on their on webpage) why would anybody want to park in the parking garage, walk across a busy street to shop? Yanqui Mike's comment was pure sarcasm. I know that for a fact. I also happen to know someone who has lived in those apartments for over 20 years. He and the other residents that live there have been completely overlooked in most news articles and discussions I have read. How many of the people who have commented for this project would be happy to move from their home of 20 years to help the rich get richer? I wouldn't, not without a fight! This project is much more personal to some than others. MUCH MORE.
                                              • Sorry Yanqui Mike
                                                If that was sarcasm, I apologize for directing that response towards you. I have heard similar sentiments and have read them here, as it seems some people think that way. But nonetheless, I apologize for directing that comment at you.
                                              • Just Build the Housing Part
                                                The area can use new housing, and that's the real issue here. It is possible to simply build apartments only. Developers would have us believe they can't do a project unless it has some sort of retail attached to it, and I think that's a bunch of hooey. Take away the retail portion and the squawkers will tone it down, I'm sure.
                                              • Not hard to understand
                                                WAFFLEFRIES, here's the deal. You say you're not really against this development but you really are because of the density. You claim the streets will not be able to handle traffic demand. I say, great! Indy needs to adjust somehow. So Indy is forced to improve public transportation in the future a few years sooner (another great!!!). You need to understand that a five story apartment complex with a WHOLE FOODS (while maybe not the most ideal for this location) is the only way to make this neighborhood more desirable to a majority of people (I would say yuppies are the primary target demographic) and help turn BRV around. Yes, if you can't admit BRV is struggling now, you are in denial. Like you say, BRV has more to offer than bars, but unfortunately the bars dominate the scene...hence the more than normal crime over the past 5 years. How about the old established independent businesses that want to leave the 'element' and head south to SOBRO? BRV IS STRUGGLING! Just an example of why higher density development is needed to compete. You need a greater mass of people living in an area like BRV. Irvington needs this, the near north neighborhoods of downtown needs this. Indy needs this. And if WHOLE FOODS does not succeed...then I'm sure the market will dictate who's next. If you want to drive fast and efficiently...I hear there are wide & circular roads up north. Maybe you should spend more time up there?
                                                • Apartments for sale?
                                                  Btw, Peggy question. Do people rent or buy those apartments?
                                                • Get Real
                                                  First of all let me agree with Luke who sates that Broadripple is losing to the "Burbs".75th to 86 th. But he fails to mention when you want to go to any event in downtown you find yourself in Broadripple afterwards.This is about TIF.You either spend your Tax Dollars in your own backyard or give it to DownTown
                                                • Downtown
                                                  I wish these developers would get a clue. I have relocated to the heart of downtown Indy from Chicago almost two years ago. I could only dream that a Whole Foods, Target, Trader Joe's would open closer to downtown. We are seriously lacking any specialty grocery stores and who doesn't like Target? With all the residential develpment going on downtown it makes perfect sense. As previously mentioned, The proposed new Whole Foods in Broad Ripple is pretty close to the one that already exists in Nora, and doesn't help out all the people living here in downtown Indy.
                                                • Fountain Square
                                                  Oh and I tend to agree with Luke. Although I don't think it will be gone, BR won't be the destination it was several years ago. Fountain Square is already become the a much cooler version of what Broad Ripple could ever be, since there is so much resistance to change in BR. Whole Foods,Trader Joes, Target should move to Fountain Square. If you build it they will come. Fountain Square=Gold Mine.
                                                • WF BR
                                                  Well, it's a really good thing that everyone on this board knows what makes a successful Whole Foods better than, say... oh, I don't know... WHOLE FOODS?!? LOL, these comments are seriously hilarious. "But there's a store just three miles away!!" Yeah, ok, better send that up the WF corporate ladder, because they OBVIOUSLY didn't know that. MY goodness...
                                                • And again....
                                                  We'd be happy to support this in Fountain Square. We're not NIMBY's who worry about traffic and density and whether or not there's a store like the one proposed within a few miles.
                                                • Live in BR
                                                  I live in Broad Ripple and am very much for this project. The "dead" shell station doesn't add any value to anyone.
                                                • True NIMBYs? Obstructionists w/ no alternatives to offer.
                                                  While this debate has clearly gone on too long, I'd say SL's tirade better exemplifies the NIMBYism he claims to condemn--more than anyone else. Good Lord. He offers a lengthy tirade against density, mock sympathy for the people living in the current dumpy apartments (as though they'd just get cast to the street), and ABSOLUTELY NO ALTERNATIVES. Nothing but lengthy obstructionism, and thinking exclusively in terms of the convenience for cars in what is clearly the northernmost neighborhood designed around the interurban and pedestrians. Save Broad Ripple from this mentality--it will inevitably kill it.
                                                • Once again, it's housing...
                                                  OK, you are a recent college grad with a good job, excellent income and prospects for more, but with a lot of student loan debt and not much savings. So you're not ready to buy a house or condo yet (little if any downpayment) and mom & dad said "NO WAY" when you asked to borrow more money. You grew up in Arden, Meridian Kessler, Broad Ripple, Meridian Hills, Meridian Park, Canterbury, or numerous nearby neighborhoods...and you really like what Broad Ripple offers for shopping, dining, and you would really like to rent a nice apartment here for several years, then probably buy a house or condo. (Please note that we have just describe A LOT OF PEOPLE with money to spend.) Here's your simple list of what you want (require) in an apartment: Spacious rooms, at least one garage space, nice, newer appliances, NO WINDOW AIR CONDITIONERS, good-sized closets, a patio or deck, and maybe a nice view. OK, ALL YOU NIMBY'S AND OTHER DOUBTERS, please respond with a list of apartments that meet these basic needs...and are IN THE VILLAGE (no, not the ones being built south of here and east of the MONON.) OK - I'm waiting.
                                                • Are you out there?
                                                  I'm still waiting for the list of available, high quality apartments in the Village.
                                                • waiting.....
                                                  brguy, I am waiting as well. NIMBYs, where are you.....
                                                  • Thanks Maria
                                                    I just wish I had seen this item earlier and posted the rhetorical question then. Of course I (and all those potential new residents of the Village) would still be waiting. We can only hope that people on the BRVA board and Browning Development watch this blog and get an idea of the true needs. It's a little hard to justify more retail when numerous store fronts are already empty. Why not answer the real need which, in turn, would bring the people who need the shops? Guess that's just too simple for all the doubters and nay-sayers. Thanks again.
                                                    • NIMBYS...
                                                      ...must love vacant gas stations after all, eh? Or maybe not? Hmmm...I'm waiting also. These people are starting to realize how brain washed they've become. It's that simple. It takes more people to make a village a community: WEIRD!?!?!
                                                    • I Agree with luke
                                                      I think We NEED this project... I think All should let those whom want to invest this time of money to make broad ripple a better and more attractive area..! The locals don't maintain or update their buildings and act like Slum lords !! Now they complain because they might loose buisness to those willing to invest $$$ to beeter themselfs and the community !
                                                      • We need this Project
                                                        I think We NEED this project... I think All should let those whom want to invest this time of money to make broad ripple a better and more attractive area..! The locals don't maintain or update their buildings and act like Slum lords !! Now they complain because they might loose buisness to those willing to invest $$$ to beeter themselfs and the community !
                                                      • UN AGENDA 21 IS EVIL!
                                                        Look up UN Agenda 21, and Stanley Kurtz for the reasons why this is truly evil redevelopment. You sound uninformed...
                                                      • Please!
                                                        All in support, please open up your wallets and pay for this on your own. You can't. See the problem? You have to use seized wealth from other people for these huge projects. And those in opposition ARE THE MAJORITY. We are quiet strength, you are the squeaky wheel. And please address the black violent crime problem and shootings in Broad Ripple before you build anything else......because they are coming!! thanks to Indy Connect.

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