GSBA Final Report - ULI Indiana

Recommendations for the Madison Avenue Corridor
A ULI Indiana Technical Assistance Panel for the Greater Southside Business Alliance May 27, 2015
Copyright 2015, ULI Indiana
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About the Urban Land Institute (ULI)
Founded in 1936, the ULI is a non‐profit organization of land use and land development professionals with 30,000 members around the world, including the Indiana District Council. ULI Indiana was founded in 2007 and has approximately 220 members, with about 80% from the Indianapolis metropolitan area. The ULI’s mission is to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide. About Technical Assistance Panels (TAPs)
The Technical Assistance Panel program (TAPs) is local version of the national ULI Advisory Services Panels Program. ULI’s Advisory Services Panels provide strategic advice to clients (public agencies and non‐profit organizations) on complex land use and real estate development issues. The program links clients to the knowledge and experience of ULI and its membership. Each panel team is composed of highly qualified professionals who volunteer their time to ULI. They are chosen for their knowledge of the panel topic and screened to ensure their objectivity. ULI’s interdisciplinary panel teams provide a holistic look at development problems. ULI local TAPs are typically held during one to two days in the client’s community. A detailed briefing is given to each TAP panelist a week before the TAP. The TAP generally begins with a tour of the study area either by bus or on foot, and is followed by a briefing by the client, and then transitions into private interviews and/or panel discussion regarding the client’s issues and questions. At the end of the TAP, the panel provides a final presentation to the client and invited guests, summarizing the panel’s observations and recommendations. May 27, 2015
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About the Client and Study Area
The Greater Southside Business Alliance was originally founded as the Greater Southport Business Alliance. The group was organized by local citizens and business owners who were concerned that their community was beginning to decline, and who wanted to help stop that decline from happening. Some of the evidence they noted was the closing of the Southport post office and the closing of Gerdt Furniture, also in Southport. The group later expanded to encompass a larger area of the south side, predominately Perry Township. In general the Indianapolis area has not enjoyed tremendous growth in recent years, so individual areas within it, like Perry Township, have found it difficult to thrive.
More recently, some previous concerns in the area seem to have stabilized. The Perry Township school system, for example, has seen an up‐tick in performance and reputation since hiring a new superintendent, Dr. Little. A large community of Burmese refugees are learning how to fit into the community, and vice‐
versa. A new market‐rate apartment complex was completed near Edgewood Avenue. Recognizing that this was a critical point in time for the community, in late 2012 the GSBA had a plan completed by the consulting firm Synthesis, called the Interurban District Development Plan. The plan primarily identifies opportunities for district branding and infrastructure improvements.
May 27, 2015
The District takes its name from the Interurban trains that used to run up and down the corridor in the early 20th Century. Stop 11 Road literally takes its name from being the 11th “stop” going south. Today, the district is geared toward automobile traffic and auto‐oriented retail, with some residential neighborhoods as well. Under the Indianapolis MPO’s Indy Connect transit plan, the Madison Avenue corridor could again become a major transit corridor. Preliminary plans for the Red Line would run for up to 25 miles, from Carmel in the North, through Downtown Indianapolis, to Greenwood in the South. Bus rapid transit vehicles, which look, operate, and feel like a light rail vehicle and are essentially light rail without the tracks, are the most likely vehicle type that would operate on the Red line. Copyright 2015, ULI Indiana
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Study Area
The TAP panel began their investigation by touring and evaluating the entire district that had previously been identified as The Interurban District. This area comprises the South Madison Avenue corridor, from Thompson Road in the north to Stop 11 Road in the south. Parts of the district overlap with the communities of Southport and Homecroft. I‐465
Thompson Road
Under the Indy Connect plan, there are four proposed stops within this district, at Thompson, Edgewood, Southport and Stop 11. Edgewood Ave.
Scope of Work
The overall goal of this TAP was to develop a set of recommendations for the district to develop in way that maximizes its potential. The TAP panel sought to complement the existing Interurban District plan, not replace it, by focusing on land use more than connectivity.
The key questions which the TAP panelists were asked to address are:
• What is the appropriate amount, type, location and mix of Retail development in the District?
• What is the appropriate amount, type, location and mix of Residential development in the District?
• How can the Interurban District come to be recognized as a destination for people to live and/or shop? • Given the geographic scope of the district, are there particular nodes within which development should be focused, and which are they? May 27, 2015
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Southport Road
Stop 11 Road
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Panel
The TAP Panelists are a representation of ULI IN members and sponsors, specifically selected for their expertise related to this assignment.
Eric Lucas Principal; MKSK Studios
John Cumming
Senior Vice President, Development Operations; Buckingham Companies
Eric Lucas grew up in Lafayette and holds Bachelor's and Master's degrees in landscape architecture from Purdue and Ball State Universities. After practicing in Boston, Orlando, and Columbus (OH), he returned to Indiana in 2012 to serve as the Director of MKSK’s Indiana office which focuses on urban planning and design. Eric has a track record for directing and managing complex urban projects from planning stages through implementation. He has worked with public‐ and private‐sector clients across the country over his 17 years of professional practice. Eric is a licensed Landscape Architect in Indiana and Massachusetts and serves on a number of community‐based committees in Indianapolis and West Lafayette.
John Cumming is responsible for directing all aspects of Buckingham’s development efforts. John is an industry veteran who has more than 24 years of real estate experience and was previously with Opus Corporation as Vice President, Real Estate Development. John’s responsibilities at Opus included leading and managing the Indianapolis office. He oversaw the completion of more than 6.5 million square feet of industrial space and 300,000 sf of office space while at Opus. Prior to joining Opus, John worked for Mathews Click Revel & Henry/JL Henry Company and Eaton & Lauth.
Eric served as the Chair for this TAP assignment.
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David Hall; MAI, AICP
Senior Analyst/Commercial Real Estate Appraiser; Integra Realty Resources‐
Indianapolis
David is a senior analyst and commercial real estate appraiser with Integra Realty Resources‐Indianapolis. He joined the firm in 2005, and has completed more than 300 valuations over the past nine years. His areas of expertise include hotel valuation, real estate tax appeals, and expert testimony. Prior to joining Integra, David worked as a senior planner for the City of Columbus, Ohio. He is a designated member of the Appraisal Institute, as well as the American Institute of Certified Planners. He graduated magna cum laude from the College of Architecture and Planning at Ball State University, and subsequently obtained his MBA from The Ohio State University.
Jacqueline (Jacque) Haynes, CCIM Senior Vice President & Retail / Land Division Manager; Cassidy Turley (now DTZ)
Jacque has 25 years of commercial real estate experience and specializes in landlord/investor representation. She creates value for her clients through development, leasing, asset management, acquisition and disposition of retail shopping centers; By using CCIM, ICSC and local networks, Jacque has the tools and market knowledge to successfully position retail centers to meet her clients’ economic requirements. May 27, 2015
Copyright 2015, ULI Indiana
Tom Urick
Senior Relationship Manager / Vice President; Bank of Montreal (BMO Harris) ‐ Commercial Real Estate Platform
Tom has responsibilities that include new business generation and portfolio management for the State of Indiana, Southern Ohio and Northern Kentucky. Prior to working at BMO Harris, Tom was part of Wells Fargo’s Commercial Real Estate Platform for seven years and spent the first seven years of his career with JP Morgan’s Commercial Real Estate business in Chicago and Indianapolis.
Tom is a native of Hammond, IN and has 15 years of commercial real estate lending experience. He graduated from Butler University in 1999 with a degree in finance and subsequently earned his MBA, with honors, from DePaul University.
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Agenda
The TAP took place on December 11, 2014 according to the following agenda:
7:30am to 8:30am
Welcome and Introduction Working Breakfast. Panelists introduced to the sponsor, assignment, and one another.
8:30am to 10:00am
Driving Tour
The tour included not just the study area itself, but enough of the surrounding areas to convey how the study area fits in context with downtown Indianapolis, major cultural and entertainment destinations, major shopping areas, etc. The sponsor provided relevant info throughout the tour.
10:00am to 11:00pm
Panel Working Session
The panelists took some time to digest the information gained from the tour, to consult on‐line resources, and to identify what other information they will need.
Presentation of the Panel’s Recommendations
Thank you to all of the GSBA Board and committee members and other community members who participated. Your insights helped the TAP panel to understand your community in a very short amount of time. Copyright 2015, ULI Indiana
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11:00am to 1:00pm Interviews/Working Lunch
The panelists had the opportunity to ask questions from various project stakeholder groups.
1:00pm to 3:00pm
Panel Working Session
The panelists used this time to develop and refine their recommendations.
3:00pm to 5:00pm
Presentation Preparation
Panelists worked on preparing their presentations in PowerPoint.
5:30pm to 6:30pm
Open to the public.
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WHAT WE HEARD…WHAT WE SAW
Panelists were led on a tour of the area. May 27, 2015
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STRENGTHS (existing, internal)
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Good schools (Perry Township School District)
– 2014 IDOE Accountability Grade “A)
Growing population
– Due in large part to immigrant community of Chin population from Burma (Christian refugees).
Existing local destination businesses:
– Kim’s Kakery, Bakery & Cafe
– Bella Dog Bakery
– Christy’s Auctioneers – attract 1000 – 2000 visitors per week; many overnight visitors. – Southport Antique Mall
Committed Volunteers/Champions
– GBSA
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Southport Redevelopment Commission Proximity to downtown Indianapolis
– Southport/Madison intersection is 18 minute drive to Monument Circle via Madison Avenue or I‐65.
Proximity to regional shopping
– Examples: Greenwood Park Mall, US 31 retail
Community character – neighborhood feel
Stable neighborhoods – e.g. Homecroft
Safe (low crime)
Good stewards of public money
Diversity
– See Growing Population, above.
– Example: School District is 63% white, 13% Asian, 13% Hispanic, and 7% Black.
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From top:
(1) Old Southport High School (now Perry Township Education Center)
(2) Bella Dog Bakery, 7220 Madison Village Drive
(3) Maynard Drive in Homecroft Page 9
OPPORTUNITIES (potential, external)
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Southport/Madison Hub
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New senior housing to be constructed in partnership with Southport Redevelopment Commission, to include 93 units with community space and retail on first floor.
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Gerdt Building ‐ Vacant historic building in good condition with over 60,000 square feet. –
Former post office building on the market ‐ 10,000 sq ft on 1 acre.
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Trail development along Buck Creek “Positively Perry” umbrella moniker (or Perfectly Perry…) –
With additional potential to brand sub‐districts within Perry Township
Expanded library / community center idea
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Greatly needed by Chin community
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Would create much needed “third place”
Park & open space opportunities*
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IPL corridor linear park
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Pocket park at Banta
Potential to make low cost/effort temporary interventions in vacant spaces (pop‐up retail, etc.) Potential to recruit locally‐owned / operated restaurants.
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Start with Food Trucks on auction days at Christy’s
Grants/funding such as from LISC and other groups
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The community notes that they have not tapped in to as many of these as some other Indianapolis neighborhoods.
Crafton farm – west of Southport/Madison intersection
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Sold to Falam Baptist Church. Plans presented to Southport RDC call for new sanctuary/sports fields to occupy the property. Potential to work with buyers to influence site plan?
Red Line –
If constructed would be a major opportunity.
* See Interurban District Development Plan, 2012. May 27, 2015
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WEAKNESSES/THREATS
WEAKNESSES (existing, internal)
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Number of properties on the corridor that are vacant / underutilized
Owners who don’t care – no incentive to improve
Lack of parks* and community gathering spaces (third places)
– Example: nowhere to walk after football games
Lack of restaurants
– Participants noted that South Siders may want nice restaurants, but don’t frequent them enough – example of restaurants at Greenwood Park Mall that have done out of business.
Lack of sidewalks/connectivity*
Complacency
Curb appeal*
THREATS (potential, external)
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Volunteer fatigue
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Competing communities – Other nearby communities compete for businesses, residents, disposable income, and funding
– Examples: Northern Johnson County (Greenwood, Center Grove), Beech Grove, Fountain Square, Garfield Park, University Heights
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Threat of decay
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* See Interurban District Development Plan, 2012. Copyright 2015, ULI Indiana
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OVERALL CONCEPT PLAN
Proposed Red Line Station Areas
Thompson Rd
Epler Ave
Gilbert Ave
Edgewood Ave
Linear Wellness Park (Dog, Fitness,
Community Greens)
Pocket Park
Banta Rd
Homecroft
Southport Rd
Southport
Crafton Farm
(Proposed Church/Sports Field)
Stop 10 Rd
Existing MultiFamily
Redevelopment Node
- Senior Housing
- Gerdt Building
- Old Post Office
- Trail
Stop 11 Rd
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RECOMMENDATIONS
The following recommendations vary from broad themes for community leaders to keep in mind as they execute their strategies to more specific action items. These themes have the potential to influence how Perry Township talks about itself to others. The action items help to execute the broader themes. 1.
Capitalize on good schools & stable neighborhoods to attract new residents and businesses.
– Perry Township is located just 15 minutes from downtown Indianapolis, and has some high character and stable neighborhoods at a relatively affordable price. In these ways it might be compared compare to Broad Ripple or Irvington. Where it beats them, however, is with high quality public schools. – In another way, Perry Township might be compared to family friendly suburbs such as Fishers. It is within easy access of area employment centers and regional shopping opportunities and has good family neighborhoods and good schools. It beats the suburbs, however, by being closer to downtown and having some older housing stock with more unique character.
– What’s needed is to get the word out. 2.
Focus attention on the key node of Southport and Madison.
– Our panel agreed that this node, extending east to the Gerdt property and west to the Crafton property, has the most development potential. There are several reasons why this is the case:
• Market momentum is being created by the investment of the Southport Redevelopment Commission in developing 93 senior apartments, related community/retail space, and a trail. Further, the RDC is likely to be a continuing partner in developing this area.
• Vacant building and land opportunities, including Gerdt and the old Southport post office.
• Existing community scale/character in the area around these properties.
• Vacant/underutilized land NE of this intersection. • Potential for a transit node at this intersection. – While it is not always possible to directly control the decisions of private developers, community groups can have an influence on public investment, including infrastructure, which in turn tends to attract private development. May 27, 2015
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CLOSE‐UP OF REDEVELOPMENT NODE
The area in old Southport, around the vacant Gerdt building, could become a walkable community gathering space like this one.
(See Recommendation 2.)
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RECOMMENDATIONS
3. Complement existing land uses.
– Our panel did not see the need for any major land use changes in the area. – The commercial areas are likely to continue to be commercial, although we do have other recommendations regarding these areas, as described below.
– Also, the residential areas are likely to continue to be residential, whether single family or multifamily, for the foreseeable future.
• One thing to keep in mind about multifamily housing is that existing multifamily projects in the area are very successful, but currently construction costs would prohibit any new projects other than those with subsidies such as the Southport Senior Housing (a tax credit property). This is a cyclical issue and we believe multifamily projects will continue to be viable in the future.
• Note that it is a strategy of the RDC that as seniors move into those new apartments, they would vacate existing single family housing, which could create more housing opportunities for families. When that time comes, the RDC and GSBA will need to consider whether they want to help accelerate that redevelopment with interventions such as housing grants or loans or with infrastructure investments. 4. Understand the context of Madison Avenue relative to other north‐south corridors in the area; embrace its unique sense of community.
– Perry Township is crossed by a number of north‐south corridors, which carry an enormous amount of traffic daily between Indianapolis and points south (Greenwood, etc.) – Madison Avenue is roughly half‐way between I‐65 (to its east) and US 31 (to its west), and it remains the one of the three most dominated by small scale, single story development. While it would be a stretch to call it walkable right now, it could be densified over time and become more walkable. – It is our strong recommendation to preserve Madison Avenue for small scale, local development. Big box and chain stores already have a place on other corridors in Perry Township, and you don’t need to replicate the same thing here.
– Madison Avenue could become the route that people drive when they want to stop and shop, and not just get from point A to point B. May 27, 2015
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CLOSE UP OF PREDOMINATE MULTIFAMILY AREAS
No major land use changes are recommended or anticipated here.
(See Recommendation 3.)
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RECOMMENDATIONS
5. Consider a zoning overlay to encourage better quality development.
– A zoning overlay district for the commercial areas of Madison Avenue should be pursued with the Indianapolis Department of Metropolitan Development in order to encourage the type of development that is desired and discourage what is not desired. As described in the previous point, that means:
• Low scale, single story development, but with greater density and connectivity between parcels. • Ability for temporary interventions such as pop‐up retail and/or food trucks (at least within certain time parameters).
• Incentives and/or allowances for locally owned businesses. (For example, more flexibility in meeting parking or sign requirements.) • Guidelines for community accepted materials, colors, etc.
– The zoning overlay should anticipate alternative scenarios based on implementation of the Red Line. For example, if the Red Line is fully implemented, the overlay should accommodate transit oriented development as directed in the Indy Connect plan. At the same time, the zoning overlay should also still be able to do its job if the Red Line is not fully implemented. 6. Map and/or inventory existing park/recreational/cultural resources.
– The community felt that they lacked adequate community gathering or “third spaces.” From an outsider’s perspective, however, there seem to be numerous parks, recreation and open spaces in the hand of schools, churches, park districts, and other organizations. – There were already two potential recreational sites identified in the Interurban District Development Plan which the community had not previously realized.
– A full inventory of resources would identify places which could be used by the community by mutual agreement. May 27, 2015
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RECOMMENDATIONS
7. Study precedents from similar communities.
– As mentioned previously, in some ways Perry Township is a lot like Fishers in suburban Hamilton County. Both are family friendly communities with good schools, and good access to regional employment centers and shopping. Fishers has two other precedents which would be helpful for Southport/Perry Township to study:
• In the past year Fishers has begun significant redevelopment of its downtown core, an area of similar size and scale as downtown Southport. • Fishers also has come a long way in developing their vision to create new local businesses, largely with the help of Launch Fishers, a business incubator in the basement of the local library.
• ULI can help connect GSBA or Southport officials with their counterparts in Fishers to learn more.
– With regard to corridor design, our panel felt that a good precedent for the Madison Avenue corridor is the Village of Ivanhoe in Orlando, FL. Some photos of this community are shown on the following pages. – With regard to strategic infrastructure investments, the Town of Speedway is a great example locally.
8. Redevelopment Support
If full redevelopment is to occur, local leaders are recommended to take advantage of all of the various tools available. Some of these are:
• Redevelopment Districts/Commissions
• Land Purchase
• Tax Abatement
• Strategic Infrastructure Investments
9. Brand Development
– As noted above, it’s important to get the word out about the area in order to attract new residents and businesses. And our panelists were enthused by the potential monikers of “Positively Perry” or “Perfectly Perry” as part of a branding strategy.
– On the other hand, panelists had some concerns about the term “Interurban District.” Most were unfamiliar with the term or what it meant, and it was even misheard as “inner urban,” which is not the message the community wants to send. It is possible that Madison Avenue may not need an additional layer of branding, but perhaps only a District designation – think of Mass Ave, Virginia Avenue, Indiana Avenue, etc. May 27, 2015
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Ivanhoe Row Precedent Photos (1)
These images of Ivanhoe Row in Orlando, FL are charming and achievable.
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Ivanhoe Row Precedent Photos (2)
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Ivanhoe Row Precedent Photos (3)
These aerial images have much in common with Madison Avenue – the different is greater density, connectivity, and design interventions on the façades.
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CLOSE‐UP OF NORTH STUDY AREA
Again, no major land use changes are recommended or anticipated here. However, the area would benefit by:
‐ Strategic infrastructure investments to improve connectivity and curb appeal.
‐ Studying precedent from similar communities (Ivanhoe Row, Town of Speedway).
‐ An overlay zoning district to encourage development according to those precedents.
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RECOMMENDED RED LINE STRATEGY
The Red Line would run on Madison in mixed traffic, with good connectivity to major employment centers and cultural institutions. However, this part of Madison Avenue is not the strongest part of the Red Line. To ensure the likelihood of its implementation:
• Add density and activity
• Work with Greenwood to make sure they’re the logical termini (not Fountain Square or U Indy).
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RESOURCE TOOL BOX
For Everyone
For more information about the Madison Avenue corridor, contact one of the following community representatives:
Ms. Joan Miller , President
Greater Southside Business/Community Association 317.782.3859
[email protected]
Mr. Russell McClure, President Southport Redevelopment Commission
317.373.6610
[email protected]
May 27, 2015
Copyright 2015, ULI Indiana
Dr. David Wantz, VP for Community Relations, U of Indy 317.788.3384
[email protected]
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