16th Street Corridor Enhancement Work Program

Transcription

16th Street Corridor Enhancement Work Program
December 2004
ACKNOWLEDGEMENTS
The Local Initiatives Support Corporation (LISC) would like to acknowledge the United States
Department of Housing and Urban Development as a financial partner in the 16th Street Corridor
Enhancement Work Program.
The following work program was created by the people who live, work, worship, and play along
the 16th Street Corridor. Between May and November of 2004, more than 26 of these stakeholders
representing ten community-based organizations participated in forming the concepts and
priorities of this work program. This planning process was supported through the Fostering
Commercial Urban Issues (FOCUS) Initiative, a collaboration of the City of Indianapolis, the
Local Initiatives Support Corporation (LISC), the Indianapolis Coalition for Neighborhood
Development, and the Indianapolis Chamber of Commerce. FOCUS seeks to devise innovative
approaches to stimulating economic development in urban commercial districts through support
for the work of community development corporations. Administrative support for the 16th Street
Corridor Enhancement Work Program planning process was provided by the Near North
Development Corporation, which will work with the King Park Area Development Corporation,
Martindale-Brightwood Development Corporation, and BOS Community Development
Corporation to implement its objectives. Funding for the plan was provided by LISC through a
grant from the U.S. Department of Housing and Urban Development. Implementation of this plan
will only be possible with the active involvement of the many neighborhood associations,
corporations, and other institutions that gave their time generously during the planning process.
WORK PROGRAM STEERING COMMITTEE PARTICIPANTS
Navonda Adams
Business Owner
Dorothy Jones
BOS CDC
Margaret Lawrence Banning
City of Indianapolis
Pam King
Urban Enterprise Area
Mike Barth III
Near North Business Association
Brian Madison
City of Indianapolis, DMD
Jonathan Chumley
Herron-Morton Foundation
Peter Michael
Clarian Health Partners
Dora Darden
Greater Citizen’s Coalition of
Martindale-Brightwood
Mario Mirelez
Herron-Morton Neighborhood
Association
John Detweiler
Tinker Street
Lynn Molzan
Old Northside
Neighborhood Association
Patricia DeWalt
Martindale-Brightwood Community
Development Corporation
Sarge Visher
Representitive Julia Carson,
Indiana Seventh Congressional
District
Michael Whitlock
Bob Wilch
Joe Wysinger
Indianapolis Neighborhood Resource
Center
Staffing:
Janine Betsey
Near North Development Corporation
Michael Mullin
Association
Bryan Conn
Development Concepts, Inc.
Robert Frazier
King Park Area Development
Corporation
Jackie Nytes
Indianapolis City County Council
Glenn Gareis
Tricia Frye
Indianapolis Public Schools
Tom Pfister
Downtown Alternative
Amandula Henry
John Gootee
Urban Enterprise Association
Jeanne Pontious
Herron-Morton
Amy Kotzbauer
Elizabeth Gore
Lena Hackett
Community Solutions
Jim Hopkins
Bank One
Hattye Raspberry-Hall
Property Owner
Leslie Reed
Jean Richcreek
Will Pritchard
Local Initiatives Support Corporation
Bill Taft
FOCUS
16th Street
CORRIDOR ENHANCEMENT WORK PROGRAM
Section
1
EXECUTIVE SUMMARY
1
Section
2
CORRIDOR PROFILE
5
Section
3
DEVELOPMENT OPPORTUNITIES
10
Section
4
DEVELOPMENT PROJECTS
21
Section
CONTENTS
5
NEXT STEPS
39
ACKNOWLEDGEMENTS
The Local Initiatives Support Corporation (LISC) would like to acknowledge the United States
Department of Housing and Urban Development as a financial partner in the 16th Street Corridor
Enhancement Work Program.
The following work program was created by the people who live, work, worship, and play along
the 16th Street Corridor. Between May and November of 2004, more than 26 of these stakeholders
representing ten community-based organizations participated in forming the concepts and
priorities of this work program. This planning process was supported through the Fostering
Commercial Urban Issues (FOCUS) Initiative, a collaboration of the City of Indianapolis, the
Local Initiatives Support Corporation (LISC), the Indianapolis Coalition for Neighborhood
Development, and the Indianapolis Chamber of Commerce. FOCUS seeks to devise innovative
approaches to stimulating economic development in urban commercial districts through support
for the work of community development corporations. Administrative support for the 16th Street
Corridor Enhancement Work Program planning process was provided by the Near North
Development Corporation, which will work with the King Park Area Development Corporation,
Martindale-Brightwood Development Corporation, and BOS Community Development
Corporation to implement its objectives. Funding for the plan was provided by LISC through a
grant from the U.S. Department of Housing and Urban Development. Implementation of this plan
will only be possible with the active involvement of the many neighborhood associations,
corporations, and other institutions that gave their time generously during the planning process.
WORK PROGRAM STEERING COMMITTEE PARTICIPANTS
Navonda Adams
Business Owner
Dorothy Jones
BOS CDC
Margaret Lawrence Banning
Pam King
Urban Enterprise Area
Mike Barth III
Near North Business Association
Brian Madison
Jonathan Chumley
Peter Michael
Clarian Health Partners
Dora Darden
Greater Citizen’s Coalition of
Martindale-Brightwood
Mario Mirelez
Association
John Detweiler
Tinker Street
Lynn Molzan
Old Northside
Patricia DeWalt
Sarge Visher
Representitive Julia Carson,
Indiana Seventh Congressional
District
Michael Whitlock
Bob Wilch
Joe Wysinger
Indianapolis Neighborhood Resource
Center
Staffing:
Janine Betsey
Michael Mullin
Association
Bryan Conn
Robert Frazier
King Park Area Development
Corporation
Jackie Nytes
Indianapolis City County Council
Glenn Gareis
Tricia Frye
Indianapolis Public Schools
Tom Pfister
Downtown Alternative
Amandula Henry
John Gootee
Urban Enterprise Association
Jeanne Pontious
Herron-Morton
Amy Kotzbauer
Elizabeth Gore
Lena Hackett
Community Solutions
Jim Hopkins
Bank One
Hattye Raspberry-Hall
Property Owner
Leslie Reed
Jean Richcreek
Will Pritchard
Local Initiatives Support Corporation
Bill Taft
FOCUS
16th Street
CORRIDOR ENHANCEMENT WORK PROGRAM
Section
1
EXECUTIVE SUMMARY
1
Section
2
CORRIDOR PROFILE
5
Section
3
10
Section
4
21
Section
CONTENTS
5
NEXT STEPS
39
Section
1
EXECUTIVE SUMMARY
PURPOSE AND PROCESS
The purpose of the 16th Street Corridor Enhancement Work Program is to: 1) create a “snapshot”
of current physical and economic conditions; 2) document economic trends and opportunities for
business development and commercial revitalization; and 3) recommend specific strategies
and actions for building capacity and encouraging new development in the area. The result of
this six-month planning effort is a commercial redevelopment strategy with economic, physical,
and organizational recommendations resulting from an understanding of the stakeholders’ desires,
economic indicators, physical conditions and organizational capacity. When implemented, this
strategy will improve neighborhood goods and service providers and increase transportation
options. Through place making, the strategy will develop pedestrian and recreational opportunities
with unique and striking places for community life.
The 16th Street Corridor Enhancement Work Program planning process began in April 2004
with an extensive physical analysis of the corridor by the consulting team. During this time the
team also collected preliminary market information from MetroEDGE, a market analysis consultant
specializing in urban markets. A steering committee, comprised of corridor residents, business
and property owners, neighborhood organizations, City of Indianapolis representatives, and other
concerned citizens met on seven occasions throughout the planning process. The first steering
committee meeting was held in late May 2004 – The committee will continue beyond this planning
process to serve as a forum for bringing cross-corridor leadership together to prepare for
16th Street Corridor Enhancement Work Program Process
1
implementation of the work program.
Furthermore, it is intended that the steering
committee members become champions of
the tasks and strategies identified in the work
program.
BIG IDEA
The 16 th Street Corridor Enhancement
Work Program planning process has
resulted in a shared community vision for 16th
Street known as the “Big Idea”. The “Big
Idea” describes the desired direction for
future development along 16th Street in the
following way:
The 16th Street Steering Committee provided input on
seven occasions throughout the planning process.
Commercial, employment, residential and
recreational opportunities along 16 th Street are connected by a mixture of transportation options
that transform the corridor and its environs into a live, work and play community.
Development objectives identified by the steering committee are summarized in the “Big Idea”.
The premise behind the statement is that through the enhancement of existing commercial,
recreational and residential elements and the connection to employment nodes via increased
transportation options 16th Street can become a prominent and active mixed-use destination.
By achieving this vision, 16th Street will provide improved connections to the growing employment
base west of the corridor (i.e. BioCrossroads community, Clarian Health Partners, IUPUI, etc.).
The “Big Idea” is strongly tied to a conceptual diagram of the “future” 16th Street Corridor. The
“Big Idea” diagram (found on page 3) evolved from an understanding of current conditions along
the corridor and from the opinions and feedback of those who participated in the planning effort.
The diagram reinforces the value of the diverse uses and characteristics that are present within
the study area and its three sub-areas: west end, central area and east end. The west end
extends from Dr. Martin Luther King Jr. Street to mid-block between Meridian and Pennsylvania
Streets. The central area extends from midblock between Meridian and Pennsylvania
Streets to the Monon Trail. The east end
encompasses the area between the Monon
Trail and Dr. Andrew J. Brown Avenue. Each
of the three sub-areas provides different
opportunities that, once utilized, will
contribute to the corridor’s vitality, diversity
and marketability. The primary opportunities
within each area are defined by the “Big Idea”
diagram.
The Penn-Arts Building is one of several mixed-use
historic structures located along 16th Street.
2
The BIG IDEA
CAPITOL AVENUE & ILLINOIS STREET COMMERCIAL NODE-
Area business & commuter user service center offering a variety of retail
goods & services supporting medical & life science businesses, their
AVE
AVE
BROWN AVE
ARSENAL
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DR
SHELDON
AVE
COLUMBIA
ALVORD
CORNELL
ANDREW
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YANDES
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BUNDY
AVE
COLUMBIA
LEWIS
CARROLLTON
AVE
Monon Trail
PARK
COLLEGE
AVE
AVE
CENTRAL
NEW JERSEY
ST
ST
ST
ALABAMA
DELAWARE
MERIDIAN
ILLINOIS
CAPITOL
SENATE
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LYNN DR E
LYNN DR W
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West End Opportunities:
BioCrossroads
Methodist Hospital
Monorail
Employment Opportunities
Illinois Street & Capitol Avenue Commuters
Proximity to Indiana University--Purdue University Indianapolis
Meridian Street Gateway
EE
the larger region.
Frank and Judy
OBannon Old Northside
Soccer Park
ST
AVE
surrounding neighborhoods & unique entertainment shopping venues to
15TH
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AV
OW
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commercial node offering a variety of daily goods & services to
16 Street Corridor Enhancement Work Program
AM
E
AV
ST
CENTRAL AVENUE & 16TH STREET COMMERCIAL NODE-
!
!
!
!
!
!
!
ST
15TH
Neighborhood gathering place serving as a small-scale mixed-use
Potential Meridian Street
Corridor Enhancement Study
(Between Fall Creek & Interstate 65)
Potential Light-Rail Line
16th Street East - West Transit Link
Civic/Institutional Uses
Multi-Modal Node
GR
ST
N
DO
EL
SH
ST
West End
Monorail
Proposed Urban Paths
Community/Civic Reuse Opportunity Area
Residential Reconfiguration Opportunity Area
Commercial Reconfiguration/Redefinition Opportunity Area
Prime Neighborhood Commercial Center Opportunity Area
Neighborhood Business Enhancement Opportunity Area
IN
ST
ER
COMM
15TH
BIG IDEA Diagram
MONTANA
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AVE
LUTHER
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15TH
14TH
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AVE
AVE
EST
ST
18T
H
ST
16TH
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16TH
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RANSOM
ST
17TH
ST
16TH
NOR
IUPUI
Fall Creek &
16th Park
17TH
HALL
SENATE
MILL
16TH PL
17TH ST
65
JTV Hill Park
BELLEFONTAINE
PL
PENNSYLVANIA ST
ST
JR
KING
METHODIST
HOSPITAL
AVE
Dr. Martin
Luther King
Jr. Park
ST
18TH
Keystone Enterprise Park
ST
17TH ST
New state
forensic lab
Fall Creek Place
AVE
BL
VD
ST
18TH ST
employees and visitors.
ST
BioCrossroads
JD
BROADWAY
Commercial, employment, residential and recreational
opportunities along 16 Street are connected by a multi-modal
transportation system that transform the corridor and its
environs into a unique live, work and play community.
S
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UE
CH
SA
S
MA
BR
Central Area
ID
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ES
U
G UN
O
R
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OO
KS
East End
Downtown Indianapolis
Central Area Opportunities
! Heron School of Art
! Penn-Arts Building
! Vacant Land at 16th Street & Central Avenue
! Herron-Morton Place Residential Infill
! Old Northside Residential Infill
! Fall Creek Place Residential Infill
! Pedestrian Scale & Character between Alabama Street and Central Avenue
! Pennsylvania Street Gateway
East End Opportunities:
! Monon Trail & 16 Street
! Frank & Judy OBanon Park
! JTV Hill Park
! Martindale-Brightwood Housing Initiative
! Infill Housing and Multi-Family Housing Opportunities
! Proximity to Keystone Enterprise Park
! Potential Light-Rail Stop
JD
DCI
developmentconceptsinc
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0
100’
300’
500’
POTENTIAL DEVELOPMENT DIRECTIONS
The steering committee indicated a desire to focus on the following physical improvements that
support the “Big Idea” and make up the key components of the “Big Idea” diagram:
•
•
•
•
•
•
•
•
Define and implement streetscape improvements that promote a unique sense of place and
restore a pedestrian friendly environment;
Develop 16th Street and Central Avenue intersection as a neighborhood serving commercial
node;
Reinforce 16th Street and Illinois Street/Capitol Avenue intersection as a business and
commuter service center;
Initiate business infill strategy along 16th Street for Martindale-Brightwood Neighborhood
businesses;
Create recreation-oriented development near the Frank and Judy O’Bannon Park and Monon
Trail;
Support increased housing density and enhanced quality at 16th & Pennsylvania Streets;
Initiate a corridor study for Meridian Street; and
Reinforce infill housing at 16th Street and College Avenue intersection.
The 16th Street Corridor is represented by many community development corporations (CDCs),
neighborhood associations and other entities that contribute to the direction of development
within the study area. As a result, the steering committee indicated the need for coordinating the
many cross-corridor entities to achieve and implement the recommendations in this work program.
Organization of existing capacity will be achieved through a coordinating body that represents
the residents, neighborhoods, and businesses along 16th Street. Continuation of the work program
steering committee meetings will serve as an interim forum for organizing these groups until a
formal “Implementation Team” is established.
Next Steps
Enhancement of the corridor is as much a response to the residents’ desires for aesthetic
improvements, enhanced pedestrian connections, increased safety and a sense of place as it is
a response to the desire for quality, convenient neighborhood services. Findings from the market
analysis indicate that the buying power and unmet retail demand for the area in and around 16 th
Street are at or above levels to support several types of neighborhood services. In order to
capitalize on these strong market indicators and address the other desires and concerns of area
residents, the work program strategies presented in this report have three common themes:
•
•
•
Improve and coordinate cross-corridor resources and capacity;
Expand and reinforce the corridor’s economic base; and
Implement physical improvements that utilize existing opportunities, convey order and safety,
and define a sense of place.
The specific tasks for improving the corridor within these three areas are outlined in subsequent
chapters; the “Next Steps” section determines when the tasks need to be completed, who will be
responsible for completing them, and how they are to be completed. Task completion will require
a collaborative effort among the many organizations spanning the corridor and area business/
property owners. The private sector will play an important role as developer. The work program’s
implementation will ultimately be facilitated by the new “Implementation Team” entity.
4
Section
2
CORRIDOR PROFILE
EXISTING CAPACITY
The 16th Street Corridor Enhancement Work Program study area and its context is
represented by many CDC’s, neighborhood associations, for profit enterprises and other
organizations. The CDCs spanning the corridor include:
• BOS Community Development Corporation,
• King Park Area Development Corporation (KPADC),
• Martindale-Brightwood Community Development Corporation (MBCDC)
• United Northwest Development Corporation, and
• Near North Development Corporation (NNDC).
16th Street Corridor Community-Based Organizations
For many years the corridor’s neigbhorhood and community based organizations have helped
to preserve and restore historic landmarks and promote orderly development and beautification
of the area in and around the 16th Street Corridor. These entities also provide increased housing
opportunities and encourage new investment throughout their respective districts. This initiative
seeks to bring together and organize residents, property and business owners, area leaders
and the many community based entities across the corridor by identifying specific tasks and
strategies for capitalizing on physical and economic opportunities.
CONTEXT
The entirety of 16th Street is approximately 13 miles in length extending east and west across the
City of Indianapolis/Marion County. 16th Street runs from the City of Speedway on the west to just
short of the city/county line on the east. It provides access to Downtown Indianapolis, the City of
Speedway, Historic Irvington, and several major north/south connector streets throughout
Indianapolis. 16th Street is accessed from Downtown Indianapolis via: Stadium Drive, Dr. Martin
Luther King Jr. Street, Senate Avenue, Illinois Street, Meridian Street, Delaware Street, Alabama
Street, and College Avenue.
5
The 16th Street Corridor Enhancement Work Program study area boundaries (here after referred
to as the 16th Street Corridor) include approximately 1.75 miles of 16th Street, between Dr. Martin
Luther King Jr. Street to the west, and Dr. Andrew J. Brown Avenue to the east. Located just north
of Downtown Indianapolis, the 16th Street Corridor is flanked by Interstate 70 to the east and
bisected by Interstate 65 on the west. Approximately 22,000 cars travel the 16th Street Corridor
daily.
The 16th Street Corridor extends east into the Martindale-Brightwood Neighborhood. The
Martindale-Brightwood Neighborhood is home to Keystone Enterprise Park. Upon completion,
the 82-acre commercial and light industrial development located at I-70 and Keystone Avenue is
expected to generate more than 1,000 new employment opportunities. The area west of the
corridor contains Fall Creek, Flanner House Homes Neighborhood and Fall Creek and 16th
Park. The area north of the 16th Street Corridor is characterized by single-family residential
neighborhoods on the east including Fall Creek Place and Herron-Morton and mixed-use storage
and office uses on the west. Fall Creek Place is a recently developed mixed-income community
comprised of approximately 400 new construction and rehab homes on 26 city blocks (160
acres) between 22nd Street and Fall Creek. Since its inception in 2001, the project received $4
million in HUD grants and $10 million for infrastructure from the City of Indianapolis.
16th Street Corridor Enhancement Study Area Boundaries
I-465
I-69
d
Ro a
iga n
Mich
86th Street
37
Meridian Street
I-65
I-74
38th Street
I-465
Cr
aw Speedway
fo
rd
sv
il le
R
oa
d
I-70
16th Street
16th Street
I-465
Washington Street
I-70
e
h it
W
ve
Ri
Emerson Avenue
Keystone Avenue
Downtown
Indianapolis
r
I-74
I-465
I-65
City of Indianapolis/Marion County
6
EXISTING LAND USE
The 16th Street Corridor is a mixed-use, mixed-scale urban strip comprised of homes, churches,
schools, businesses and institutional and cultural amenities. One of the most prominent institutions
is the Herron School of Art located at 16th Street and Pennsylvania Street. As part of Indiana
University/Purdure University Indianapolis (IUPUI), the Herron School of Art has approximately
750 students and 50 faculty members. The school will be relocating its operation to the IUPUI
campus on the west side of downtown Indianapolis in 2005. The relocation of the school will
leave its current campus vacant presenting a reuse opportunity for the surrounding community.
The City of Indianapolis is undertaking a study to determine reuse scenarios for the Herron School
of Art complex. The reuse study is a forum to gather input from surrounding residents and property
owners on potential reuse options for the complex.
The 16th Street Corridor also hosts several recreational opportunities including the Monon Trail
and JTV Hill, Dr. Martin Luther King Jr., and the Frank and Judy O’Bannon Parks. The residential
composition of the 16th Street Corridor includes two historic neighborhoods: Herron-Morton Place
and Old Northside. The Martindale-Brightwood Neighborhood adds a diversity of small storefronts
and single-family homes to the corridor’s
eclectic mix of uses. Several historic
apartment buildings also line the corridor
including the Penn-Arts Building, and the
Piccadilly and BonAir Apartments. As a
result the 16th Street Corridor has a diverse
housing stock with a wide range of styles,
ages and densities.
The 16th Street Corridor hosts large
employers that bring money and activity to
the area. Methodist Hospital, located at the
west end of the corridor, opened its doors
in 1908. Today, as part of Clarian Health
Partners, Methodist Hospital cares for more
than 57,000 patients a year. Clarian Health
Partners has more than 11,000 employees.
The employees, patients, visitors and
support providers bring a significant amount
of people and money to the area.
The Frank and Judy O’Bannon Park at the intersection of
16th Street and Monon Trail is the largest park along the
corridor and includes a soccer field.
At the east end of the corridor the
Indianapolis Public Schools (IPS)
maintenance facility brings approximately
150 people to the corridor. Built in 1920,
the facility is located in several older
buildings formerly owned by a local milk
company. IPS moved its maintenance
department to the building in 1976. IPS also
owns the John Hope Learning Center
located at the intersection of 16 th Street and Methodist Hospital located at 16th Street and Senate
Columbia Avenue. The learning center Avenue provides care to more than 57,000 patients a year.
7
houses the Hope Education Center Day
Adult High School offering students the
opportunity to achieve basic and secondary
level academic and life skills.
A noteworthy amount of land is dedicated to
commercial use along the 16 th Street
Corridor. Development of service oriented
commercial uses located west of Delaware
Street is a result of commuter traffic
generated by Capitol Avenue, Illinois Street,
Meridian Street and Methodist Hospital.
Neighborhood commercial uses are also
found throughout the corridor including Tinker The IPS Maintenance Facility occupies several
Street Builders, Bank One, Aunt Dee’s, structures formerly owned by a milk company.
Crawfords Bakery and Deli, and Kroger.
Larger regional scale uses are also
dispersed along the corridor including
Methodist Hospital, IPS Maintenance Facility
and Gleaners Food Bank. Relatively little
new commercial investment has occurred
along the corridor – the most recent
commercial investment activity is the
McDonalds at the intersection of 16th and
Meridian Streets. However, a significant
amount of investment is occurring throughout
the study area in the form of residential infill
housing. Furthermore, a major amount of
new investment is slated to occur in and The models for the Martindale-Brightwood infill housing
around the corridor as part of the life initiative were completed in November 2004. The project
is expected to produce approximately $18 to 20 million of
sciences plan.
new housing investment by 2009.
PLANNED INVESTMENTS
As noted in the previous section, the 16th Street Corridor and its surroundings are on the cusp of
significant new residential and commercial investment. Residential development is occurring
throughout the area in the form of affordable and market-rate single-family detached homes and
multi-family townhouses and apartments. The area just north of 16th Street between Alvord Street
and Dr. Andrew J. Brown Avenue is being redeveloped with affordable single-family mixed income
housing (low-moderate income, mid-market, and market rate) infill housing. This location in the
Martindale-Brightwood Neighborhood will include more than 150 new and rehabilitated homes
by 2009. The first mid-market model homes were constructed in November 2004. New marketrate homes are being built north of 16th Street in the Herron-Morton Neighborhood between
Alabama Street and Central Avenue. A number of new single- and multi-family homes are currently
under construction south of 16th Street between College Avenue and Bellefontaine Street in the
Old Northside Neighborhood.
The area to the west of the 16th Street corridor is also slated for new development as part of the
life sciences plan – a framework for development of the BioCrossroads community.
8
BioCrossroads, formerly the Central Indiana Life
Sciences Initiative, works to support basic
sciences and attract new business and research
opportunities. The plan calls for additional
biomedical related and institutional uses, new
parks, and an expanded greenway system.
Redevelopment could include as much as 8 million
square feet of research, medical and institutional
uses and an additional 1,300 new housing units. It
includes the State Forensics Lab, the
Biotechnology Research and Training Center The three-story 183,000 square feet Indiana State
(BRTC) building at 16th Street and Stadium Drive. Forensics Laboratory will be complete in 2006.
The BRTC adds more than 26,000 square feet of Source: RATIO Architects, Inc.
laboratory space and another 17,600 square feet for education, imaging and other services.
The area just south of Methodist Hospital between Illinois Street and Interstate 65 is also slated
for additional investment as part of the life sciences plan. Development is anticipated to have 4
million square feet of medical and institutional related uses and an additional 1,400 new housing
units. This area includes the Indiana University’s Emerging Technologies Center (IUETC), a $10
million, 55,000 square-foot facility housing small and start-up companies geared toward the life
sciences. This portion of the BioCrossroads community also includes the Clarian Clinical
Laboratory Building – a centrally located laboratory that consolidates lab functions of Methodist,
Indiana University and Riley Hospitals. The building includes three stories of lab space totaling
180,000 square feet, atop a three-story parking garage. It will be built at the north end of the
Downtown Canal, adjacent to the Clarian People Mover station and will be the focal point of the
six-acre biosciences park.
Framework for a Research Community, Indianapolis Northwest Quadrant
The diagram above shows the proposed development area and People Mover route for the BioCrossroads
community. Source: Indianapolis Regional Center Plan 2020
9
Section
3
REDEVELOPMENT INITIATIVES
Just six blocks north of the “mile square”, an
area that has traditionally defined the core of
Indianapolis, the16th Street corridor is poised
to benefit from a wave of renewed interest in
urban living that continues to gain momentum.
This corridor has the unique opportunity to tap
into the potential job growth of the regional
center and greater Indianapolis created by
ongoing economic development initiatives.
This growth could act as a catalyst for continued
neighborhood redevelopment, connecting
growing urban neighborhoods to several
employment centers through current and
planned transportation initiatives. The corridor Residential infill on Alabama Street is helping to
already offers living options, work increase housing density around 16 th Street.
opportunities, and play amenities that can serve
as the foundation of future development
patterns that could solidify the urban character
of this corridor.
A COORDINATED APPROACH
Enhancement of the 16th Street Corridor will
require coordinated initiatives that address
organizational, economic, and physical
development. Physical improvements are an
important component of the 16th Street Corridor
Enhancement Work Program, but organizing
the corridor’s capacity and building an
economic base must coincide if not precede
physical development.
Proposed life sciences development illustrative plan.
Source: Beyer, Blinder, Belle
ECONOMIC DEVELOPMENT GOALS
The overriding goal of the16th Street Corridor Enhancement Work Program is to reestablish the
corridor as a center of commerce and community activity. The intent is to work with business and
property owners to reach common development goals that benefit both business owners and
neighborhood residents.
10
The corridor represents many different market
opportunities; including adjacent neighborhood
residents, area businesses, commuters traveling north
and south on major thoroughfares, as well as east and
west on 16th Street. These markets, if channeled
effectively, represent a real opportunity to expand the
commercial potential of the corridor.
Reconfigured commercial development along the
corridor creates employment and entrepreneurial
opportunities for local residents. The 16th Street Corridor
Enhancement Work is focused on retaining and
expanding existing businesses, capturing residential and
commercial growth from surrounding areas, and
retaining the local dollars that are being spent elsewhere
in the City for goods and services.
PHYSICAL DEVELOPMENT
The physical reconfiguration of the corridor incorporates
three strategies across three different sections of the
corridor: area business and commuter user services in
the west end, neighborhood oriented retail
and services in the central area, and small
business reuse/infill development in the east
end.
The west end is more suited to support
commuter oriented services and retail with
two major north/south one-way corridors
(Capitol Avenue and Illinois Street) bisecting
16th Street. The area is also appropriate for
business support with Methodist Hospital
and the influence of the BioCrossroads
community. Existing commuter oriented
businesses also make this area appropriate
for additional uses that support transient
users and area employees.
Infill housing in the Old Northside
Neighborhood.
Vacant parking lot at the corner of 16th and Alabama
Streets provides an opportunity for redevelopment.
In contrast to the auto-influenced development at the west end of the corridor, the central area
has traditionally been small-scale pedestrian-oriented neighborhood uses. Existing small-scale
historic structures, combined with the large vacant parcel at the northeast corner of Central Avenue
and 16th Street make this area better suited for development of a neighborhood gathering place
offering surrounding residents daily goods and services and unique shopping opportunities. The
existing Kroger store at the intersection of 16th Street and Central Avenue has expressed an
interest in expanding its business if the appropriate amount of land can be assembled. Adjacent
vacant and underutilized parcels provide an opportunity to partner with surrounding property
owners. Consideration should be given to developing the land with residential and retail land
uses that meet the needs of local residents. The Kroger expansion combined with redevelopment
11
of this critical block provide an outstanding
opportunity for building an identity for the 16th
Street Corridor. The objective is to guide the
16th Street Kroger and other retailers to retain
the context of the neighborhood by implementing
the place-making and image-enhancing
techniques outlined in this work program.
The east end is also comprised of smaller scale
businesses but is more residential in character.
As a result the east end is more suitable for
small-scale business infill and development. Redevelopment of the vacant property along 16 th
Recreational amenities like the Monon Trail and Street could include mixed-use development like the
the Frank and Judy O’Bannon Park also make example shown above.
this area appropriate for fitness and recreation
oriented development. A significant number of
vacant residential lots in the MartindaleBrightwood Neighborhood also make the east
end appropriate for on-going investment in infill
single-family residential homes.
Existing and ongoing development activities
mentioned by a variety of sources (i.e. the
Regional Center Plan 2020) that support
additional development strategies for the 16th
Street Corridor, both long term and short term
include:
16th Street and Monon Trail rest area.
•
Neighborhood reinvestment such as infill housing in the Martindale-Brightwood
Neighborhood and the Old Northside College Corner development; other infill housing activity
in the Old Northside and Herron-Morton Neighborhoods; as well as other nearby developments
such as Fall Creek Place to the north, within the Chatham Arch, and St. Joseph Neighborhoods
to the south.
•
Workforce development initiatives clustered at the west end of the corridor such as the
BioCrossroads community, the State Forensics Lab, the new Clarian Clinical Laboratory,
Biotechnology Research and Training Center, and Methodist Hospital.
•
Recreational improvements including bicycle routes along 16th Street, urban paths along
College Avenue as well as greenways such as the Monon Trail, and the Frank and Judy
O’Bannon Old Northside Soccer Park.
•
Transportation investments such as the Clarian People Mover (connecting Methodist
Hospital to the IUPUI Medical Campus) and the inclusion of the northeast corridor (i.e. the rail
right-of-way flanking the Monon Trail) as one of three alternatives being evaluated as a route
option for the first step in implementing region-wide rapid transit by the Indianpolis Metropolitan
Planning Organization (MPO).
12
ISSUES IMPACTING DEVELOPMENT
While the opportunity exists to achieve a larger
vision, important issues must be addressed as
part of redevelopment activities.
General issues that most directly impact the future
development of all areas along the corridor include:
•
The corridor is not well served by retailers/
businesses– Current commercial offerings
often lack the quality and choice preferences
gathered during Steering Committee Meetings
and interviews (see Appendix 3).
o Limited retail development – In contrast to
residential reinvestment, commercial
development trends have been level to
declining along the corridor.
o Scattered retail – Active, desirable, and
healthy commercial establishments are
generally excessively spread out along the
corridor and adjacent streets.
o Marginal quality of goods & services –
Many residents of the area, when given a Regional Rapid Transit Study
choice, will shop elsewhere for basic daily Recommended Regional System
goods and services that are more
commonly found in neighborhood retail
centers.
•
Underinvestment – Vacant parcels,
parking lots, and buildings in fair to poor
condition are a dominant feature along
the corridor.
o Fragmented properties and property
ownership – It is difficult to
consolidate land for key
developments desired by adjacent
neighborhoods and supported by the
market.
o Underperforming locations –
Significant sections of commercially
zoned property is devoted to
parking, vacant land/buildings, and All of the commercial properties along the north side of
16th Street between Alabama and Delaware Streets are
low revenue retail.
o Undercapitalized
live/work vacant or underutilized.
opportunities – Clear live/work/play connection (i.e. transit and marketable amenity)
between neighborhoods that flank the corridor and key employment centers within Center
Township and greater Indianapolis is lacking.
13
•
Right-of-way deficiencies– Transportation
enhancements are lacking along the corridor that
would invite development strategies, which in turn
could activate the street, a critical feature of vital
urban environments.
o Width of right of way – The available land for
dedication to right-of-way needs is limited and
restrictive along sections of the corridor.
o Storefront parking – Parking on the street is
not available in front of most of the commercial
and residential areas of the corridor.
Crawfords Bakery and Deli moved to its location
o Pedestrian amenities – The walkability of the at the intersection of 16th and Illinois Streets in
corridor is limited by the placement and 1987.
distribution of commercial destinations,
limited transit option connecting these destinations, as well
as the lack of pedestrian amenities.
o Gateway definition – The 16th street corridor currently lacks
the features necessary to serve as a gateway for surrounding
neighborhoods and growing business districts in the midtown area of Indianapolis.
•
Struggling market definition – The character and identity
of the corridor lacks a well developed definition of place that
defines destination and market identity.
o Strong but formative residential – While the central area and,
recently, eastern end of the corridor continue to be active
areas of reinvestment, a need still exists to offer higher quality,
higher density, urban housing solutions in key areas, for
example: 16th St. and Pennsylvania St., and 16th St. and Streetscape amenities
successfully implemented in
College Ave.
other communities can be
o Soft neighborhood “center” - Commercial uses are spread utilized along 16th Street.
out along the corridor. A clear identity that puts a specific
location “on the map,” and supports a
neighborhood “center” is not well developed.
o Under-leveraged investment – Existing
investments along the corridor (i.e. Methodist
Hospital, the People Mover, the Monon Trail,
open space/parks) and planned investments
(i.e. housing, grocery store, and transit) require
additional coordinated efforts to maximize
opportunities presented by these investments.
o Ongoing pressure from inappropriate
development – this includes proposals for
“suburban” style chains that often include drivethru vehicular patterns inconsistent with an Vehicle counts at the intersection of 16th and
urban development approach for the corridor. Meridian Streets attract national retail chains like
McDonalds.
14
Development issues relevant to location
along the 16th Street corridor include:
•
West End – The area between I-65 to
the west and Pennsylvania Street to the
east.
o Land use patterns in this area and
beyond the interstate to the west are
predominately commercial;
significant health care, medical
offices, and fast food retail, with
older multi-family residential
intermixed.
o The 16th Street right of way is
Herron School of Art is relocating to the IUPUI Main
intersected by three significant Campus in 2005.
north-south “commuter” corridors
(Capitol Avenue, Illinois Street and
Meridian Street). Left turning
motions serving the various
retailers (food, banking and gas)
and other businesses dominate the
character of this section of the
corridor.
o Surface parking and drives are
common features of the low density
development in this area.
o Vacant office space along Meridian
Street both north and south of 16th
street has created a significant
low occupancy rates for key
surplus of available office space in For lease signs indicate
buildings near the 16th and Meridian Streets intersection.
the area.
o Residential reinvestment in this area is limited by available solutions to resident parking.
This is especially true on Pennsylvania Street, north and south of 16th Street.
•
Central Area– The area between Pennsylvania Street to the west and College Avenue to the
east.
o Herron School reuse is an important redevelopment initiative for the western half of this
area and could affect the success of other adjacent structures such as the Penn Arts
Building.
o Right of way limitations between Alabama Street and Central Avenue coincide with an
inventory of existing commercial buildings that struggle with parking, pedestrian issues,
and to remain active.
o The Kroger Block includes both commercial and residential developments that are in
need of reinvestment. The area also suffers from inadequate through street connections
with 16th Street and Dr. Martin Luther King Park. A mixed-use urban design strategy
would improve the quality of life for residents and attract additional commercial investment.
15
•
East End– The area between College Avenue to the west and Commerce Avenue/Interstate
70 to the east.
o Vacant property and a low level of
commercial activitiy do not convey
strong market opportunity to potential
commercial developers.
o Residential infill and enhancement
needs to occur to build an market for
commercial development in the
adjacent neighborhood.
o Recreational amenities including the
Monon Trail, the Frank and Judy
O’Bannon Old Northside Soccer
Park, JTV Hill Park, and Dr. Martin
Luther King Jr. Park in the adjacent
Central Area offer ammenities
th
uncommon to other neighborhoods Vacant properties on 16 Street present redevelopment
opportunities for local developers, such as this one at the
near Downtown Indianapolis.
th
intersection of 16 Street and Columbia Avenue .
The Monon Trail extends north from 10th Street in
Indianapolis to 146th Street in Carmel.
16
KEY REAL ESTATE AND RETAIL MARKET ASSUMPTIONS
In general, the findings from this study indicate that the commercial development potential for the
16th Street Corridor Enhancement Study Area varies depending on location. Key market
considerations also play a role in defining redevelopment enhancement opportunities along the
16th Street corridor. Market based demand and supply data information was compiled for both
retail goods and services (see Appendix 2). This information was correlated with preferences
gathered through steering committee work sessions and stakeholder interviews.
•
Assumptions based on market data (see
Appendix 1 for detailed information):
o Competition within one mile of corridor is strong
in certain market sectors, offering limited available
demand for new commercial development. Figure
M-12 illustrates the concentration of retail
establishments by market sector in the area
around the corridor. Downtown has the highest
concentration of retail establishments in the area
and could be considered a regional shopping
center, serving central Indiana. Most of the retail
establishments on the corridor are concentrated
between Capitol and Central Avenues.
o Potential unmet demand exists for women’s
clothing, grocery stores, furniture, and video rental
in the area surrounding the corridor (see page 18).
o Buying power is strong for the resident population,
except for the Martindale-Brightwood
Neighborhood. Figure M-4 illustrates the Example of affordable urban infill housing.
concentrated buying power in the area
around the corridor, by block group.
Buying power is a measure of potential
dollars available to be spent in retail
stores by the consumers who live in the
area.
o The Central Area of the corridor has
strong potential, with both the highest
unmet retail demand and high levels of
concentrated buying power along the
corridor.
o Population profiles suggest an
underestimated segment of the market Example of a mixed-use neighborhood center.
represented by the daytime population
west of Meridian Street, at least for retail categories likely to attract people who work in
the area. A comparison between daytime and resident populations near the corridor
indicate a significantly higher (4:1) daytime population. This suggests a demand for
retail serving the daytime population west of Meridian Street. (see appendix Figure M10).
o Building permit information suggests significant and positive change in the area to the
north (Fall Creek Place) and the Central Area of the corridor.
17
• Key corridor wide elements based on break out sessions (see appendix 3):
As part of the information gathering process, the consulting team held break out sessions with
the steering committee to gather information on desires for corridor development. The break out
sessions gave steering committee members the opportunity to set development priorities, voice
concerns on current development directions, and rank elements that support reinvestment along
the corridor.
The steering committee identified the following top three elements necessary for supporting
development throughout the 16th Street Corridor:
1. Transportation – Improve the 16th Street Corridor as a multi-modal corridor to improve
access for all users.
2. Urban design – Planning for streetscape improvements, identity building and design
standards.
3. Business support – Provide incentives and redevelopment tools to new and existing
businesses.
•
Suggested types of retail mix based on break out sessions for two key nodes (see
appendix 3):
Steering committee members ranked the following commercial development mix for the 16th
Street and Central Avenue node:
1. Food stores
2. Eating and drinking establishments
3. Drug stores
4. Hardware stores
5. Entertainment
6. Apparel
7. Furniture stores
8. Household appliances
Steering committee members ranked the following commercial development mix for the 16th
Street Illinois Street/Capitol Avenue node:
1. Eating and drinking establishments
2. Personal services
3. Medical office
4. Gift/card/flower
5. Drug stores
6. Entertainment
7. Mini park
8. Apparel
Market data has defined an opportunity for
all of these retail uses except eating and
drinking establishments. Significant Strategies for urban villages include mixed-use
commercial districts that build a strong market base.
numbers of competing establishments exist
in the surrounding areas (Downtown, Massachusetts Avenue), suggesting that the restaurant
market requires caution and further investigation (See Appendix 1 “Market Information”).
18
DEVELOPMENT & DESIGN PRINCIPLES
Important principles that should guide development strategies for enhancement of the 16th street
corridor include:
•
Focus retail - Cluster retail uses into well defined
districts. This approach helps build a market for retail
by establishing groupings and synergy between
retailers as well as other commercial development.
o Invest in targeted neighborhood clusters
physically centered within each of the key areas
along the corridor.
o Build market identity for each retail area by
targeting the mix of retail and promoting the
area’s role in the market amongst the targeted
customer base.
Retail anchors increase traffic and can
o Neighborhood oriented mix should be generate synergy with complementary
determined for each node. This mix should commercial uses.
address market demand for the principal adjacent land uses (i.e. daytime versus resident).
•
Urban density housing - Encourage mixed-use developments and redefinition of surplus
commercially zoned land for other uses such as higher density housing.
o Target housing densities that support retail nodes, placing the customer next to retail. This
also offers a living character appealing to a segment of the market that seeks out the
convenience of a true urban over retail living environment.
o Ease of access to employment
centers as a housing amenity for the
area. This can be done
progressively through current
transportation opportunities and
eventually with transit solutions as
they develop in response to the
needs of the population.
Examples of mixed-use residential infill
development.
19
•
Leverage transportation connections by
planning today for the transit options being
planned for tomorrow.
o Transit scenarios that will directly affect
this area are currently being planned by
the Indianapolis Metropolitan Planning
Organization. Define and promote a
planning strategy that supports the
corridor’s goals for a live, work, play
connectivity served by transit.
o Cross-corridor transportation offers the
opportunity to connect multiple
neighborhoods to both the planned Monon
Trail transit corridor to the east and the
existing Clarian People Mover to the west.
These systems connect neighborhoods to
employment centers.
o Cars at rest will always be part of the
transportation pattern of the area. Identify
strategies that limit land allocations to this
use by adopting shared parking and
strategically placed transit stops that serve
the area resident’s needs.
o Urban paths that support pedestrians and
bicycles offer an additional transportation
option as well as a recreational
opportunity for area residents.
•
Design quality and expectations should
support market driven development
programs.
o Celebrate an individual character of each
of these areas along the corridor. Unique
identity helps create character that
secures a clear sense of place and
contributes to an identity that defines the
role of commercial development versus
other competing centers.
o People scale along corridor, reversing the
current automobile scale. This is
especially a concern west of Meridian
Street.
o Knit corridor together with neighborhoods. Source: Storrow Kinsella Associates, Inc.
The space between the retail nodes
should be connected by neighborhoods that offer quality housing that meets the needs of
the residents.
o Enhance and intensify urban experience by seeking out design solutions that activate the
street. Discourage single-use development in retail districts along the corridor.
20
Section
4
The 16th Street Corridor Enhancement Work Program corridor and its adjacent areas are
undergoing significant change. The development climate is dynamic and offers both short-term
and long-term development opportunities.
Clearly, initiatives such as the
BioCrossroads establish a new energy and
economic development component that
makes the west end of the corridor the longterm economic driver for the Indianapolis
Regional Center and the 16th Street
Corridor. The residential neighborhoods in
the east end and central area must continue
to redevelop and strengthen in concert with
these initiatives. A dynamic synergy can be
nurtured between the creation of thousands
of new jobs at the west end of the corridor
and the addition of a growing workforce
living in renovated and newly constructed
Rehabilitated homes in the Old Northside Neighborhood
residential units to the east. Corresponding are just some of the many investments occurring along
with these activities will be the creation of the 16th Street Corridor.
new demand for retail services along the
corridor as residents, workers, and visitors increase in volume over the next ten to fifteen years.
However, new investment and redevelopment should not be taken for granted. Land parcels
needed to support quality development opportunities are difficult to assemble. The 16th Street
Corridor itself is an inadequate linkage and discourages strong connections between growing
job opportunities in the west end and east end workforce. Parking and traffic patterns make
placement of retail problematic at the very best. Finally, careful thinking must guide marketing to
the diverse market segments, neighborhood residents, office workers, commuters and area
visitors in a manner that encourages quality retail investment. If a marketing program designed
to merge these markets does not occur, the result is likely to be one-dimensional retail
developments that fail to take advantage of the overall market potential (i.e. restaurants open for
office workers only, convenience retail, thrift shops, etc.). With properly configured land, stronger
linkages, and an integrated marketing approach, larger and more diverse retail opportunities will
become more obtainable
21
The development projects that follow are designed to take advantage of the new opportunities
presented along the 16th Street Corridor. These projects assume a concerted effort by the many
16th Street stakeholders and the community in order to realize the corridor’s fullest potential. The
projects break down into three distinct geographic corridor segments and three distinct
development strategies.
Big Idea Diagram
DEFINITION OF OPPORTUNITIES
Based on the information gathered during this analysis, nine potential projects have been identified
for the development and commercial enhancement of the 16th Street Corridor. The nine
development projects (described in detail in the following pages of this report) are listed below in
order of priority:
Primary Development Opportunities - Projects that either are foundation building initiatives or
have strong market potential. These projects include:
1.a - 16th Street Implementation Team
1.b - 16th Street Right-of-Way Enhancements
1.c - 16th Street & Central Avenue Commercial Node
1.d - 16th Street & Illinois Street/Capitol Avenue Redevelopment Project
Secondary Development Opportunities – Projects that have formative market potential, requiring
a more mature market (i.e. continued residential growth) for the development opportunity to fully
activate. These projects include:
2.a - Martindale-Brightwood 16th Street Business Infill
2.b - O’Bannon Park/Monon Trail – Recreation Oriented Development
Supporting Projects/Initiatives – Projects with a longer horizon requiring the evolution of a market
to support development initiatives. These projects include:
3.a - 16th & Pennsylvania Streets Housing Improvement
3.b - Meridian Street Corridor Plan
3.c - 16th Street & College Avenue Housing Reinforcement
22
PROJECT 1.a - 16th STREET IMPLEMENTATION TEAM
This team’s mandate is to perpetuate on-going and focused efforts to maximize the redevelopment
potential of the corridor. Previous sections of this work program documented that infill
development, mostly residential, is planned and occurring across the entire length of the corridor.
Development activities along the corridor present opportunities and challenges to 16th Street
stakeholders and leaders. This team can draw upon the talents of professionals and lay people
currently involved in enhancing the corridor to leverage new developments. Cooperative efforts
between these stakeholders will provide the local capacity to activate key development
opportunities. The 16th Street Steering Committee will serve as an interim forum for the
implementation of projects.
Goal
Maintain a coordinating body that represents
the residents, neighborhoods, and businesses
along 16th Street to champion a corridor-wide
vision (i.e. the “Big Idea”).
Desired Outcomes:
• Active engagement of key corridor
stakeholders in regular forum that actively
coordinates corridor-wide issues
• A recognized and respected platform for
organizing and building capacity to
complete corridor-wide objectives
• On-going oversight of corridor work
The work program steering committee will continue to
program progress
function as an interim forum for organizing crosscorridor leadership.
Strategies (Actions)
• Assemble and organize implementation team
o Designate the 16th Street Corridor Enhancement Program Steering Committee as the
initial forum for the 16 th Street Implementation Team
o Identify key working partnerships for cross-corridor projects
o Establish a forum for regular discussion of plans and progress on key projects or initiatives
o Coordinate the recommendations in this work program with the organizations representing
the three segments of the corridor
•
Define unified identity for the corridor that supports commercial development for all
stakeholders
o Determine unique and common identity for areas along corridor
o Develop coordinated identity program for corridor
o Implement and update
•
Establish and update timetable – key steps for accomplishing objective
o Set development priorities for corridor
o Develop implementation strategy including land acquisition and marketing
o Implement elements of the work plan
o Review progress against goals during first three years
o Update and revise work plan regularly
23
PROJECT 1.b - 16th STREET RIGHT-OF-WAY ENHANCEMENTS
A detailed work program should be put in place as soon as possible to ensure that a wellengineered corridor improvement project is realized. The importance of 16th Street as a multimodal corridor, capable of moving pedestrians, mass transit, bicycles, and cars between the
many job opportunities at the west end, and the new residential opportunities along the entire
corridor should not be understated. If planned well, 16th Street could become a remarkable
community street running through the heart of several great neighborhoods.
Goal
To define and implement enhancements that support strong linkages and the unique identity of
each area along the right-of-way in a manner that supports commercial and residential growth.
Desired Outcomes:
• Reestablish safe balance between cars and people through improved accommodations for
pedestrians and bicyclists
• Strong linkage between employment centers on the west end of the corridor and neighborhoods
throughout the area
• Improved vehicular safety and circulation
• Improved visual identity and character along the corridor
• Coordinated parking program that provides adequate and convenient parking for retail
customers
• Develop and promote a cross-corridor transportation
strategy that connects commercial and neighborhood
destinations with employment centers
o Develop key planning objectives and program
o Select planning consulting team
o Coordinate parking strategy and urban design strategy
o Recruit supporters
o Promote plan
• Initiate corridor-wide right-of-way and parking study to
improve the understanding of current and projected Example of integrated infill
development and transportation
transportation needs
strategy.
o Determine study area(s)
o Select planning consultant
o Coordinate transportation strategy and urban design strategy
o Identify funding sources for improvements
o Develop and execute implementation strategy
o Coordinate joint projects with private and public entities
•
Initiate coordinated urban design initiatives for the three corridor segments
o Determine study area(s)
o Select urban design consultant
o Coordinate work with parking plan and transportation plan
o Identify funding sources for improvements (i.e. Transportation Enhancement Grant)
o Develop and execute implementation strategy
o Coordinate joint projects with private and public entities
24
PROJECT 1.c - 16th STREET & CENTRAL AVENUE COMMERCIAL NODE
In the short-term, the 16th Street and Central Avenue commercial node represents the most
important catalyst opportunity on the corridor. The potential exists to create a neighborhood
retail center that meets the needs of the nearby residents. Surrounding neighborhoods are
undergoing revitalization initiatives that will create a synergy with the proposed 16th Street and
Central Avenue Commercial Node.
Goal
Provide a neighborhood gathering place serving as a small-scale, mixed-use commercial node
offering a variety of daily goods and services to surrounding neighborhoods and unique
entertainment shopping venues to the larger region.
25
Desired Outcomes:
• Retail center serving surrounding neighborhoods
• Activate vacant land and/or buildings
• Realize urban living potential
• Create a place that attracts desired businesses
• Attract pedestrian-oriented development consistent with the urban fabric
• Attract new commercial development
• Support existing enterprises
• Overcome key physical development limitations
• Create and promote a unified plan for the northeast corner of 16 th Street and Central Avenue
o Develop master plan for area extending from Central Avenue to College Avenue that
represents the needs of residents and stakeholders
o Create/implement mixed income housing strategy
o Improve access to Dr. Martin Luther King Park
• Create and promote a unified development strategy for the 16th Street and Central Avenue
intersection
o Determine impediments to redevelopment
o Establish a coordinated shared parking strategy for intersection
o Work with property owners to create a reinvestment program
o Identify infill development opportunities, prioritize commercial/retail uses
• Market the area as a commercial service center for immediate and surrounding neighborhoods
o Develop marketing strategy
o Identify potential developers
o Implement the marketing/recruiting of developers
Example of neighborhood revitalization project with mixed-use retail
village center.
26
PROJECT 1.d - 16th STREET & ILLINOIS STREET/CAPITOL AVENUE REDEVELOPMENT PLAN
The 16th Street and Illinois Street/Capitol Avenue nodes currently suffer from a lack of design and
development definition. These intersections will become more significant with the realization of
the BioCrossroads community. The utilization of parcels surrounding the two intersections will
transform the area into an active mixed-use development that serves as a dynamic gateway into
and out of the proposed BioCrossroads community development.
Goal
Create a business and commuter user service center offering a variety of retail goods and services
supporting medical and life science businesses, their employees, and visitors.
27
Desired Outcomes:
• Establish business-retail/commuter center that is a key part of the Life Sciences Park with
physical linkages to surrounding neighborhoods
• Serve as a job generator for 16th Street neighborhood residents
• Expand market potential for regional/national retail chains
• Transportation hub interface with the 16th Street cross-corridor transit and vehicle systems
• Recruit partners for redevelopment initiative
o Consult with key west end stakeholders and recruit strategic partners
o Determine role and interest of each partner in the redevelopment process
o Incorporate planning/development strategies of key stakeholders
o Work with stakeholders to formulate potential redevelopment strategy
• Identify initial catalyst project for implementation
o Select viable project for initial development
o Conceptualize project with draft strategy to accomplish
o Establish necessary partnerships for project
o Identify effective tools to support development players
• Develop urban design
o Encourage development patterns that include housing, commercial, and institutional
development that will support retail after traditional business hours
o Connect commercial development with transit hub (People Mover)
o Create a place defining public space and/or element that identifies the node
o Coordinate Clarian campus plan with preferred corridor land use patterns for this node
o Make area streetscape pedestrian-oriented
Example of a mixed-use commercial development.
Source: Elkhus Manfrendie Architects, Inc.
28
PROJECT 2.a - MARTINDALE-BRIGHTWOOD 16th STREET BUSINESS INFILL
The extension of the Monon Trail has brought development potential to the Martindale-Brightwood
Neighborhood. The potential exists to leverage this greenway to offer residents and visitors a
vital and holistic community replete with diverse housing, business, and recreational opportunities.
The east end of the 16th Street Corridor offers potential for business and mixed-use development
activity not unlike that experienced at the intersection of the Monon Trail and Broad Ripple Avenue.
Goal
Initiate a commercial development strategy along the 16th Street corridor that encourages
neighborhood business growth in the Martindale-Brightwood neighborhood.
29
Desired Outcomes:
• Strong base of existing neighborhood businesses
• Renewed commercial investment
• Establish a critical mass of businesses through reuse and infill development
• Enhance neighborhood job demand and service delivery
• Establish a small business support program
o Create a commercial development roundtable to identify opportunities
o List plausible business opportunities
o Organize resources to encourage business investment
o Identify and promote current/future business opportunities
o Offer relocation opportunity to encourage area businesses to move to corridor
o Promote neighborhood and area patronage of corridor businesses
• Create opportunity for property improvement
o Identify funding source for improvement
o Develop tools and criteria for application, review, and approval of funding
o Implement façade improvement program
• Target locations for commercial redevelopment
o Inventory real estate opportunities (vacant, underutilized buildings or land)
o Identify strategic parcels and negotiate with owners for acquisition
o Coordinate a targeted property development program
o Initiate marketing program for targeted properties and solicit desired businesses
o Develop business incentives program
Examples of mixed-use commercial development.
30
PROJECT 2.b - O’BANNON PARK/MONON TRAIL – RECREATION ORIENTED DEVELOPMENT
The addition of the Monon Trail brings new opportunity for pedestrian and bicycle activity that
complements surrounding open space amenities. The O’Bannon Park/Monon Trail is a unique
recreational intersection that provides attractive investment opportunities for surrounding
properties. This recreational intersection is highly visible, and if programmed carefully will draw
local and regional residents to the area to enjoy its recreational assets and amenities. The City
of Indianapolis is in the planning phase for the development of a light rail system extending from
Downtown Indianapolis to the northern suburbs along the Interstate 69 and Monon Trail corridors.
The prospect exists for a light rail stop at the 16th Street and Monon Trail intersection which could
transform this intersection into a recreational and transportation “hub”. This potential, combined
with an expanded effort designed to meet the needs of Downtown Indianapolis enthusiasts, will
create a “people energy” that enhances neighborhood security, opportunities for families and
children, and corridor businesses.
Goal
Provide a “play” destination along 16th Street that serves a significant component of the recreational
needs of the area.
31
Desired Outcomes:
• Enhance recreational play opportunities
• Expand customer base by attracting walkers, bikers, and pedestrians
• Linkages between O’Bannon Park/Monon Trail “hub” and network of area parks and open
spaces
• A recreation node that attracts recreation-oriented development
• Local commercial development supported by Monon Trail and “hub” activity
• Increased activities and usage of O’Bannon Park
• Partner with Indianapolis Parks Department to reinvest in and enhance existing recreational
assets along and near 16th Street Corridor
o Establish working dialogue focused on above objective
o Consider engaging recreation-oriented consulting firm to explore programming of existing
recreational assets with the goal of attracting new users and to serve existing
neighborhoods
• Leverage fitness oriented development
o Identify potential locations for fitness development
o Develop an understanding of the area’s market potential for recreation activities
o Recruit public/private partners for fulfilling recreation potential
• Encourage affiliated development and programs
o Coordinate and initiate programs and events that activate usage of proposed and existing
recreational infrastructure (soccer leagues, ride/walking groups)
o Identify and recruit allied business activity such as farmers markets, coffee cafes, etc.
• Connect 16th Street and Monon Trail “hub” with recreational and transportation networks
o Develop transit stop at 16th Street and the Monon Trail.
o Develop a neighborhood/area recreation plan that connects surrounding open spaces
via urban trails
Example of a transit-driven development hub.
Source: Rails to Trails Conservancy - Steve Emmett-Mattox
32
PROJECT 3.a – 16th & PENNSYLVANIA STREETS HOUSING IMPROVEMENT
The intersection of 16th and Pennsylvania Streets already possesses a strong urban residential
fabric. This is a desirable feature worthy of reinforcing both at this intersection and elsewhere
along the corridor. However, due to the age of the residential buildings and significant parking
restraints in the area, the residential properties do not perform to their fullest potential. The
properties, if programmed properly, demonstrate a strong potential to meet low and moderate
income residential needs. An increased housing density will boost the workforce for nearby
employers and create new demand for retail and commercial services.
Goal
Promote redevelopment efforts that improve the quality of the existing high-rise housing for the
area surrounding the 16th and Pennsylvania Streets intersection.
33
Desired Outcomes:
• Increase parking space inventory to meet residential/commercial demand
• Increase housing options
• New commercial development
• Improve employment-based housing opportunities available
• New development to support current and new housing density
• Organize key property owners
o Create consensus of redevelopment objectives
o Articulate potential development program for key properties
o Identify potential public roles to help leverage private investment
• Conduct a parking study focused on supporting existing high-rise residential units
o Coordinate with right-of-way enhancement parking study
o Determine potential for shared parking solutions
o Explore creative private-public funding solutions for additional parking supply
• Implement strategy for preferred development
o Inventory real estate opportunities
o Identify strategic parcels and determine acquisition strategy
o Coordinate a targeted property redevelopment program
o Initiate marketing program for targeted properties and promote outcome
Memorable places are defined by
activities and design expression.
Example of a mixed-use residential infill housing project.
34
PROJECT 3.b - MERIDIAN STREET CORRIDOR PLAN
The Meridian Street Corridor serves as the primary nexus for the 16th Street Corridor Plan. The
success of any future development programming for these two corridors will be interdependent
on the other. Meridian Street, especially in a two- to three-block area around 16th Street, is
underperforming. While the urban fabric is relatively strong, many of the office buildings are
experiencing high vacancy rates and a number of the commercial properties are either vacant or
showing signs of disinvestment. A concerted effort to program and market this important corridor
and area is warranted.
Goal
Redefine the role of Meridian Street as an employment center, commercial services corridor,
and gateway to Downtown Indianapolis and adjacent neighborhoods.
35
Desired Outcomes:
• Increase market appeal of 16th and Meridian Streets area
• Create a strong synergy between 16th and Meridian Streets development programs
• Improve business economics for commercial property owners
• Organize key property owners
o Inventory real estate opportunities (vacant, underutilized buildings or land)
The International House of Pancakes (IHOP) at the
intersection of 16th and Meridian Streets is one example
of the many neighborhood services along Meridian Street.
36
PROJECT 3.c – 16th STREET & COLLEGE AVENUE HOUSING REINFORCEMENT
The 16th Street and College Avenue intersection is currently undergoing an important
transformation. New housing investment is occurring on and adjacent to this intersection. An
important element of the corridor strategy is a program which encourages additional housing
investment with an eye of creating an urban design environment, that enhances the overall area
both aesthetically and functionally.
Goal
Encourage primarily residential patterns that support the “Big Idea” and provide a gateway
statement for 16th Street at College Avenue.
37
Desired Outcomes:
• Improve image encouraging additional neighborhood development activities
• Re-use key underutilized development parcels
• Create visually well-designed gateway to 16th Street and surrounding neighborhoods
• Increase redevelopment activities
Organize key property owners
o Maintain an inventory of real estate opportunities (vacant, underutilized buildings or land)
Example of mixed-use, multi-family residential infill housing.
Source: MECA Design, Inc.
38
Section
5
NEXT STEPS
ORGANIZATIONAL DEVELOPMENT
A well-defined organizational structure is a key piece to any work program. While resources are
almost always limited, there are ample resources available along 16th Street to begin organizing
the corridor to prepare for new investment. As demonstrated at the beginning of the work program,
the 16th Street Corridor spans several CDC and neighborhood organization boundaries. As a
result, implementation is spread across the various organizations that span the corridor. The
Capacity Responsibilities Matrix (found on page 41) illustrates the proposed roles (primary,
secondary, or resource partners) of the various corridor organizations charged with directing the
development activities. The corridor’s CDCs must play a more apparent role in leading
development activities; however corridor businesses and area developers can also participate.
By showing interest in this effort, the 16th Street Corridor leadership has exhibited the vision that
is the necessary first step in improving any commercial corridor. Recently, interest in private
sector investment along 16th Street has peeked in the form of residential growth and neighborhood
services. This interest will have to be steered in the appropriate direction so that the intent
behind the work program is not compromised.
The physical redevelopment of this area is tied closely with the organizational structure of the
corridor. Implementation of recommendations outlined in this document depends on the corridor’s
capacity. Prior to commencing any type of real estate development initiatives, the numerous
community development corporations
should concentrate their efforts on seeking
community buy-in for the work program’s
recommendations, building capacity to carry
forth the work program’s strategies and
tasks, and assuring that their organizations
are aspiring to the same outcome, i.e. the
“Big Idea”.
Most of the corridor is not “development
ready.” Even if a commercial developer is
interested in expanding or adding new
commercial uses, there is a significant
hurdle impeding this activity—availability of
land. The entities charged with this plan’s
implementation, in particular the CDCs, have
The Kroger at 16th Street and Central Avenue is seeking
additional land to expand its current business.
39
little land under control. Multiple property owners control the development fate of the corridor.
The initial task for the CDCs in their implementation efforts should be to organize the business
and property owners, educate them on the outcomes of this planning process, determine their
long-term plans, and begin discussions of potential development partnerships. It is critical to
have buy-in from business and property owners as these types of partnerships will increase the
likelihood that the desired commercial development will occur.
TIMELINE OF ACTIVITIES
The proposed implementation schedule (found on page 42) reflects all projects and their
supporting tasks described within the work program that supports the “Big Idea”. As such, it is
organized around a six-year timeframe; however the short-term tasks are targeted for completion
by 2007 according to this timeline. The timeline for each of the work program’s tasks is based
on a number of factors including funding, property ownership, impact, etc.
Short-term tasks, within the next three years, are designed to build capacity, prepare the corridor
for development activity and strengthen the local economy. These activities should be undertaken
as soon as feasible by area leadership to prepare the corridor to meet short-term physical
development objectives. Short-term physical development objectives are to occur at the 16th
Street and Central Avenue Commercial Node and the 16th Street and Illinois Street/Capitol Avenue
node. Long-term tasks, beyond three years, include support efforts for increased housing
opportunities, identifying a strategy for residential development at 16th Street and College Avenue,
implementing streetscape improvements, and identifying an implementation strategy for Meridian
Street.
The Piccadilly Apartments at the corner of Pennsylvania
and 16th Streets is one of several historic buildings that
help increase housing density and scale along the 16th
Street Corridor.
40
41
x
Local Developers
P - Primary
RP - Resource Partner
x
Corridor Business Owners
S - Secondary
x
Clarian Health Partners/Methodist Hospital
x
x
x
x
BioCrossroads
x
x
x
x
x
To support scientific research, create new business
and research opportunities through academic/industry
collaborations and build more entrepreneurial capacity
in the region in order to accelerate job creation and
new business formation in Indiana.
To create a total urban community with a respect for
the past. To provide a sense of community among
neighbors by blending an historic 19th Century
neighborhood with a commitment to create a vibrant,
modern and diverse future.
NNDC also provides administrative support to the
Work Program steering committee.
To generate economic and social vitality in the
community through public-private partnerships that
deliver positive residential and commercial
development.
Assist the community in directing it economic destiny
through partnerships that revitalize housing and
encourage social, human and economic development.
Improve the quality of life for residents by creating
partnerships for housing development.
Revitalize neighborhoods in Midtown and other areas
through development, and rehabilitation of affordable
and market-rate housing, and economic development.
West End
x
Old Northside Neighborhood Association
Herron-Morton Place Association
(NNDC)
Martindale-Brightwood Development
Corporation (MBCDC)
King Park Area Development Corporation
(KPADC)
BOS Community Development Corporation
Area of Activity
Capitol Node
Mission
x
x
x
x
x
x
Central Node
Organization
x
x
x
x
x
x
Central Area
Capacity Responsibilities Matrix
x
x
x
x
x
East End
RP
RP
RP
S
S
P
S
S
RP
16th Street
Implemetation
Team
RP
RP
RP
S
S
P
S
P
RP
ROW
Enhancements
RP
RP
RP
S
S
S
P
RP
RP
S
RP
S
P
S
RP
RP
RP
S
P
MartindaleBrightwood
Business Infill
RP
RP
P
S
P
P
Monon Trail
O'Bannon Park
Recreation
Theme
Secondary Development
Opportunities
Projects/Initiatives
Illinois Street Capitol
Avenue
Central Avenue
Commercial Node Redevelopment Plan
Primary Development Opportunities
RP
RP
S
S
S
P
Pennsylvania
Street Housing
Improvement
RP
RP
RP
P
Meridian Street
Corridor Plan
RP
RP
P
P
College Avenue
Housing
Reinforcement
Supporting Projects/Initiatives
42
16th Street Work Program Implementation Schedule
2.a Martindale Brightwood 16th Street Business Infill
>Small business support program detailed & committed
>Property improvement
>Locations for commercial redevelopment
2.b O'Bannon Park/Monon Trail - Recreation Oriented Development
>Partner with Indianapolis Parks for planning
>Implement fitness oriented development
>Encourage affiliated development and programs
>Connect recreational and transportatin network
3.a 16th & Pennsylvania Streets Housing Improvements
>Organize key property owners
>Conduct parking study for residential
>Implement strategy for preferred development
3.b Meridian Street Corridor Plan
>Target locations for preferred development
3.c 16th Street & College Avenue Housing Reinforcement
>Target locations for preferred development
1.a 16th Street Implementation Team
>Assemble and organize implementation team
>Unified identity (marketing & promotions)
>Establish timetable - update
1.b 16th Street Right-of-Way Enhancements
>Cross-corridor transportation strategy
>Obtain transportation enhancement funding
>Corridor-wide right-of-way & parking study
>District urban design initiatives
>Implement streetscape modifications
1.c 16th Street & Central Avenue Commercial Node
>Northeast corner master plan
>Western corridor master plan
>Northeast corner development begins
>Western corner development begins
1.d 16th Street & Illinois Street/Capitol Avenue Redevelopment Plan
>Recruit partner for redevelopment initiative
>Identify initial catalyst projects for implemetation
Develop urban design strategy
>Begin initial development
Primary Development Opportunities
Supporting Projects/Initiatives
Secondary Development
Opportunities
Project
2004
2005
2006
THE NEXT 3 YEARS
2007
2008
FUTURE
2009
2010

16th Street Corridor Enhancement Work Program

Transcription

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