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NOTICE:
Public Hearing has been scheduled for Thursday, November 20, 2025 at 1:00 p.m. in the Beurt SerVaas Public Assembly Room on the Second Floor of the City-County Building, 200 East Washington Street, Indianapolis, Indiana.
At this hearing, the Hearing Examiner of the Metropolitan Development Commission will consider the following petition:
Case Number: 2025-ZON-119
Address: 8560 North College Avenue (Approximate Addresses)
Location: Washington Township, Council District #2
Petitioner: Cooper Property Management LLC, by Joseph D. Calderon
Request: Rezoning of 0.64-acre from the SU-7 District to the C-1 classification to provide for an optometrist office.
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Letters of concern may be written and sent to the following:
Secretary of the Metropolitan Development Commission
200 East Washington St., Suite1801
Indianapolis, IN 46204
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Current zoning with proposed commercial
Image shows 8560 N College Ave, Indianapolis, IN 46240 in red to signify the proposed commercial zoning. The hatched yellow is indicative of the current surrounding residential zoning, D3.
Proposed rezoning of 8560 North College from residential to C-1 for new use as Nora Eye Care. This is being brought to the city of Indianapolis as an office use for rezoning, it’s not. Optometry practices rely heavily on retail sales, particularly from glasses and contact lenses, which can constitute a significant portion of their revenue. Eye exams and other services are part of their business, the success of the practice often depends on the profitability of its optical sales. This is a retail business.
REZONING AND THE DOMINO EFFECT
If a business or 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.
The comprehensive plan the city of Indianapolis uses for guidance must be followed to preserve our residential zoning
Residential Corridor Reserve
One item brought up by the attorney representing Nora Eye Care in the NCC meeting on 11/6 was the extra layer of protection of the “residential corridor reserve“. He said the parcel to the west and beyond have this designation, adding a layer of protection. This was said when he was trying to reassure the people of the neighborhood they would have extra protection from additional parcels rezoned to commercial when in this designated area. This was misrepresented as the designated area clearly starts at the corner of 86th and College, including the subject property.
Additional information from the NCC 11/06/25 meeting:
A few other items regarding the presentation to NCC. There was no lighting plan or landscape plan presented. There would be additional parking within reach of residential property.
No indication or drawing of type of fence placed between commercial and residential, only saying they would keep the current fence. This would separate the cars parking and residential. Neighboring properties will suffer from headlight bleed with the current style of fence.
Additional light pollution would be placed on the corner and neighboring properties as the building, signage, parking would need to be commercially lighted.
NCC voted in opposition of the request to rezone. Nora Eye Care can still move forward with the rezoning efforts with the city without the community support or they have the option to pull the petition.
Zoning history
Residential zoning matters. The Indianapolis comprehensive plan has a hard line of residential zoning along the west side of College Avenue.
The property at 8560 N College Ave, Indianapolis, IN 46240 is currently zoned D3 (residential) with a special use classification, SU7. This property was built as a group home for children, then has seen different uses and proposal. The prior proposal brought to the neighborhood was a pediatric dental office, which after an outpouring of neighborhood sentiment the plan was pulled and the property went up for sale.
Problem with rezoning residential to commercial
- Rezoning does not follow or respect the comprehensive plan of Indianapolis.
- Rezoning invades the line of residential zoning west of College Avenue.
- The traffic pattern as currently marked makes it illegal to turn left into the site. This is a dangerous turn as it is the beginning of the turn lane from College to west bound 86th as well as a turn lane for the 53rd bank when heading south on College and turning east into the bank parking lot.
- Commercial traffic introduced into the neighborhood.
- Additional light pollution into residential properties from commercial lighting on building and parking lot.
- Additional noise for commercial garbage pick up in pre-dawn hours.
- Additional noise from service companies such as lawn maintenance, construction companies.
- Parking is below standard for commercial site
Our neighborhood is very active with first time homebuyers, young families, and retirees. People here care about their homes and neighbors. We walk to eachother’s homes, walk our dogs, children ride bikes. We have no sidewalks so our access is through the neighborhood streets. Adding a commercial zoning and traffic in the neighborhood will not be good for the neighborhood, Nora community, or the city of Indianapolis.
Our Mission
We believe that the preservation of residential zoning matters. We believe the comprehensive plan for the city of Indianapolis is important and should be followed.
Future commercial potential
Parcel ownership
Corner parcels typically are first to potentially be rezoned for commercial use. We have seen a variety of proposed commmercial uses at 8560 College as well as 8553 Broadway. These past proposals as well as the mix of investor owned property are indicative of future plans for additional rezoning cases to commercial.