[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6552624,"mediaKeyId","5113957-546a5913eb2f712e77725ac31ff288b5","parentId",5113957,"title","Floodplain administrator's denial of Wingstop tenant permit opposed at appeal hearing; board to issue written decision","audioSeconds",6025,"startMs",539000,"endMs",6564000,"viewUrl","/Search/View?dp=1&key=5113957-546a5913eb2f712e77725ac31ff288b5&start=539&end=6564","thumbnailUrl","https://assets.pipeline.soar.com/5113957-546a5913eb2f712e77725ac31ff288b5/thumbnail_539000.jpg","articleUrl","/articles/6552624/Indianapolis-City/Marion-County/Indiana/Floodplain-administrators-denial-of-Wingstop-tenant-permit-opposed-at-appeal-hearing-board-to-issue-written-decision","mediaUrl","https://secure.pipeline.soar.com/6552624-8f3bf7645a109cf43e61c3b06093b347/orig.mp4?Expires=1770448247&Signature=E5utL48fs~gDr3LPK7YPH4D9SpjzFUNp8cC5NkGjRa9RhIByQtLL~xu9k~9m63YWsrpJOUDHZTAR-IDTlbOmK1p~zt5AiymzlPocuLVvY2~mRjC~OvMzxSV566Yq-bLZGBkmB7rsRMWeoRoTJOiAPFN9iZYXm2BSsDx35ciPSWhZccqxphC9i80jQoDQ4qbQji0r6vsR~IPaGxKhNZKzsk2g0g00xwZF9QLfKbvp1wRX8F431oqhBDF3Wv11L7OyEURWuMQU85tb7vpO6-8xUz3qW4VSnhohHPGXvysc0jApAmkiHfbzqN6w3N9JkNHLhYK86QDT9du6IWifjITnSQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Indianapolis, IN","date","2025-07-01T00:00:00Z","article","The City of Indianapolis Board of Business and Neighborhood Services on July 1 heard an administrative appeal over a floodplain development permit for tenant improvements at 3325 Kentucky Ave, a retail strip center where a Wingstop unit sought permit approval.

Jessica Finley, attorney for Core Marwood Plaza LLC, said the proposed tenant improvement is less than 3,000 square feet and argued it should be treated as a non-substantial improvement under the flood damage prevention ordinance because its estimated cost ($150,000–$200,000) is well below 50% of the building’s market or assessed value. Finley said the strip center totals about 107,080 square feet with 17 units and noted the owner purchased the property in 2023 before the city’s July 2024 ordinance update. The owner’s position, she said, is that an interior tenant improvement should not require elevating or flood proofing the entire building.

Alena Jones, the City of Indianapolis floodplain administrator (Department of Business and Neighborhood Services), testified she reviewed permit records, engineering review, and the ordinance. Jones read the department’s notice of determination into the record: “Determination. Permit FLD24-00287 cannot be issued unless the plans are altered to reflect bringing the building into compliance with current building protection standards.” Jones said the new ordinance (effective summer 2024) condensed prior rules and that section 565503(a)(11) applies where a structure has had prior improvements since the city’s first floodplain ordinance in 1971; in her interpretation, “any and all” prior improvements trigger the building-protection requirement for subsequent work.

Jones testified that permit and Acela system records indicate multiple prior permits for alterations and repairs at the property, and that applicant-provided project costs across prior permits total in the millions. She said her office requested information about whether the walls between tenant spaces are load-bearing; the applicant did not supply that documentation and instead filed the appeal. Jones told the board that if walls are load bearing, flood proofing could be limited to individual tenant spaces; if not, the entire building would have to meet the standard. Jones estimated flood-proofing the single tenant space at roughly $25,000 (average commercial per-space estimate) versus about $2,000,000 to flood-proof the entire structure.

City legal counsel and Jones emphasized the city’s obligations under the National Flood Insurance Program (NFIP) and federal guidance (44 CFR §60.1, §60.3). Jones said local authorities are permitted — and sometimes encouraged — to adopt standards more stringent than federal minimums and that the city’s adoption of the revised ordinance followed FEMA/IDNR review to maintain NFIP participation. Jones warned that failure to enforce the ordinance consistently could risk suspension from the NFIP and loss of related federal benefits and disaster-assistance eligibility.

Finley argued the permit denial was an incorrect application of the ordinance’s substantial-improvement provisions and raised a constitutional takings concern if the city required full building flood-proofing for a routine interior tenant improvement. City counsel objected to portions of Finley’s oral submission as unsworn testimony; the board heard sworn testimony from Jones and admitted staff exhibits (permit records, the notice of determination, staff report) for consideration.

The board did not issue a final ruling at the meeting; legal counsel reminded members that the board must provide written findings within 30 days. The floodplain administrator recommended denying the appeal and upholding the notice of determination; the appellant reserved time for closing. The board will weigh the evidence presented, including engineering/permit records and ordinance interpretation, and issue a written decision within the 30-day statutory window.","mediaType","Video","parentTitle","City Council of Indianapolis, IN - Board of Business and Neighborhood Services - Jul 01, 2025","oneSentenceSummary","Property owner Core Marwood Plaza LLC appealed the floodplain administrator's determination that a tenant improvement at 3325 Kentucky Ave must meet current building-protection standards. The floodplain administrator recommended denying the appeal; the board heard testimony and will issue a written ruling within 30 days.","taxTitle","Indianapolis City, Marion County, Indiana","taxId",3627,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6552629,"Board approves $49,393 in trash-abatement liens on 98 properties",98,208000,306000,"/Search/View?dp=1&key=5113957-546a5913eb2f712e77725ac31ff288b5&start=208&end=306","https://assets.pipeline.soar.com/5113957-546a5913eb2f712e77725ac31ff288b5/thumbnail_208000.jpg","/articles/6552629/Indianapolis-City/Marion-County/Indiana/Board-approves-49393-in-trash-abatement-liens-on-98-properties","https://secure.pipeline.soar.com/6552629-e4d87eff0c5b7f0a86218d20a1e859a5/orig.mp4?Expires=1770448247&Signature=Eqp23ZigPQJbNmlSkPLHTGZIWynysta~0HIbjACyt-LJbA-HeMBABZKDwJDrcP0MmLvBbBid5s~yLa0vJgThEmKYIkLshd8r~1XiXUB1IJvupGPBXrlegHbTeTtUdGF6ESZCldWod2bSnmwRiadsZK1XF9WMaEs6WoEV~VRE~PxR3Ajq-CMai-uwue6MY~PuYlDRrEiQfmXl8S8prtl1x4YMxn4PyEmOiT0JlQjwXYvhEkfqREldoQqPG0GF7dsPlecTs5pHuTzfYG79X4WWdncwVJynGfWCbYFgZfX1A~aA87omYiwGgfahGskBguacRpqCD8hqMudo4RttvEGiKQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Indianapolis Board of Business and Neighborhood Services on July 1 authorized placement of liens on properties to recover unpaid trash, junk and debris abatement costs.

The board approved resolution 2025C10018 after staff presented the certification. Carly (staff member, Department of Business and Neighborhood Services) told the board, “For resolution number 2025C10018, this trash lien certification represents 98 trash violation cases with a total amount owed of $49,393.15.”

Under Chapter 365 of the consolidated city code, the department inspects, abates and enforces environmental public nuisances; when property owners fail to correct violations, the city hires contractors to abate the nuisances and may place liens on properties to recover cleanup costs. Carly said the cases reflected fees 30 days past due as of July 1, 2025.

There were no questions from board members before a motion to approve the resolution. The board voted by voice; the presiding officer announced the motion carried.

Board members approved the minutes from the May 29 meeting earlier in the session and then took up the lien certification as part of routine business. No additional conditions or amendments to the resolution were recorded at the meeting.

The board’s formal written records will reflect the resolution number (2025C10018) and the staff certification of the 98 cases and the total amount due.","The City of Indianapolis Board of Business and Neighborhood Services voted to authorize liens totaling $49,393.15 for unpaid city trash, junk and debris abatement costs tied to 98 cases under resolution 2025C10018.","actionData","errors"]

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Floodplain administrator's denial of Wingstop tenant permit opposed at appeal hearing; board to issue written decision

Board approves $49,393 in trash-abatement liens on 98 properties