East Washington Street near-term catalyst development plan
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- RoAd AccESS foR tRucking oPERAtionS
- ShiPPing + REciEving iS cRiticAl SignAgE + bRAnding
- MAintEnAncE + vAcAnt PRoPERtiES ovERhEAd PoWER linES + tREE SElEction lighting tREE lAWn MAintEnAncE
- 2013•2020 | 29 fEAtuRES of notE
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dEScRiPtion The Economic Development Master Plan included a physical conditions analysis and market analysis, which informed the selection of multiple catalyst projects along the 30th Street corridor. An implementation plan was developed with different goals for each section of the corridor (pictured). The industrial market analysis found the subsectors with expected growth, including Food Manufacturing, Machinery Manufacturing, Fabricated Metal Product Manufacturing and others. Local competitiveness and workforce alignments were integrated into the strategic plan.
The selection of catalyst nodes is very similar to East Washington Street, where some are best kept as industrial, and some are best modified for commercial or residential uses. Rail corridors continue to be used for freight, and some road access realignments (pictured) will help industrial users with receiving/shipping at Milwaukee’s Century City. ElEMEntS of SuccESS Various projects have had a positive impact on the surrounding communities, including Bishop’s Creek and Century City (to the right): • Over 50 brownfield sites have been assessed (Type I and Type II) with $800,000 in EPA grants. • The Wisconsin Economic Development Corporation (WEDC) has been coordinating meetings between Asian buyers and Wisconsin exporters. • A new energy, power, and controls business incubator has opened, paired with a $3.6 million program to help nearby families facing foreclosure. 30 th
development master plan Location: Timeline: Type:
Size: Near Northwest, Milwaukee, Wisconsin 2011 Economic Development Master Plan 880 acres along an existing freight rail corridor PARK HILL INDUSTRIAL CORRIDOR Location: Timeline: Type: Size:
Louisville, Kentucky Implementation plan completed in 2009 Industrial Corridor Implementation Plan 1,440 acres dEScRiPtion The Park Hill Implementation Plan proposes catalytic projects and infrastructure investments to spur economic development in an industrial area of Louisville, south of downtown. To update infrastructure for current industrial users, significant improvements to the transportation network include a new freeway interchange and new rail crossings. Unlike East Washington Street, Park Hill lacks a defined “spine,” providing efficient mobility for trucks between businesses and the interstate. Further, to overcome the perception of high crime and under investment, water infrastructure improvements, in addition to alternative energy opportunities, are part of the “green” branding that is proposed for the area.
Existing businesses have shown little intention to leave. A deteriorating public housing complex is being torn down, and replacement housing will be decentralized. This has been a long struggle for the neighborhood. Infrastructure improvements are a priority, with an initial $2.5 million investment. A few businesses have expanded/invested in the area, including ProLiquitech, Great Northern Manufacturing, and Consumer’s Choice Coffee.
cASE Study #1 cASE Study #2 2013•2020 | 23 Gotham Greens is a successful story of GMDC meeting the needs of a local startup: finding an industrial building that can support the weight of their rooftop greenhouse that also had enough buildable square footage to be commercially viable. This can serve as a model for an Indianapolis- based industrial developer that meets the needs of growing businesses, or start-ups, with existing inventory on East Washington, and other areas. Source: GMDC The Crucible, a non-profit industrial arts education facility, hosts classes in metal-working, glass-working, and other industrial arts for youth and adults. Source: metropolismag.com A local champion for the community of industrial artists, Karen Cusolito Founded American Steel Studios in 2005. By 2009, she had the entire 6 acre property leased (she then subleased to 150 other artists), which was entirely vacant only a few years earlier. Source: metropolismag.com American Steel Studios. Source: metropolismag.com 7 St. Nicholas Ave., one of GMDC’s buildings, in 24,000 sq. ft., and hosts four tenants, including a commercial art business, garment manufacturers, and a woodworker. $736,000 ws invested in the rehabilitation of the building in 2001. Source: GMDC 221 McKibbin Street Source: GMDC MANDELA PARKWAY industrial arts corridor Greenpoint manufacturing + design center Brooklyn, New York City, New York Founded in 1992 Non-Profit Industrial Developer 6 buildings, over 500,000 square feet dEScRiPtion This neighborhood was originally divided by a two-tier viaduct built in the 1950s, which collapsed during the Loma Prieta earthquake in 1989. However, it was the decline of the railroad industry and extension of the shoreline from landfill that led to the obsolescence of the large industrial buildings along the corridor. These buildings that used to repair ships are now home to many artists working on large-scale sculptures. The community ships their work all across the world, yet remain somewhat unheralded within larger Bay Area. The Crucible, which is an arts education facility for the public, has received more attention. It provides opportunities for young people to stay busy and learn new skills. There is relevance to East Washington Street in that public education could help to keep youth busy and improve the job skills gap.
Artists discovered area assets when industrial work had all but dried up, which has created other benefits. New educational art facilities, 21st- century jobs, and world- wide recognition are now a part of the West Oakland story. An ongoing West Oakland Specific Plan will identify and assess other opportunity areas in the corridor, and then determine economically feasible uses for them. dEScRiPtion The Greenpoint Manufacturing and Design Center (GMDC) utilizes public/private financing to purchase, renovate, and lease space in derelict factories around the Greenpoint neighborhood. As a non-profit industrial developer, GMDC is able to utilize both conventional debt as well as support from philanthropists and foundations to develop projects. The tenant mix is approximately 39% woodworkers, 27% artists/graphic artists, 20% artisans, 9% manufacturers, and the remainder are architects/ designers.
As the only non-profit industrial developer in New York City, GMDC has successfully turned around many areas’ outlook with their work. Over 100 businesses and 500 people are employed at the 6 buildings managed by GMDC. With an average annual salary of $41,618 per year, these businesses are making a significant impact on the surrounding neighborhoods. Many of the products are sold outside of New York City, including 15% nationally, and 9% internationally. GMDC’s is relevant due to the job creation goals and building stock that parallel East Washington Street. West Oakland, California Early 2000s Expanding industrial arts community A mile-long corridor of industrial buildings Location: Timeline: Type: Size:
Location: Timeline: Type: Size:
industrial corridor case studies cASE Study #3 cASE Study #4 infrastructure ReEnergize East Washington Street | 26 STUDY AREA infrastructure issues li m
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nEEd 4: EXAMinE onE-WAy nEighboRhood StREEtS There are a number of one-way streets that lead north to south within neighborhoods that make access frustrating and circuitous. While there is debate about the merits of Michigan and New York as arterial couplets, the minor one-way streets offer no significant travel time savings for commuters and air quality improvements from reduced idling. If possible, converting these streets to two-way service would improve inner-neighborhood connectivity. nEEd 1: bEttER induStRiAl SERvicE In meetings with industrial business operators, there were large concerns with inconsistent power supply and a lack of an east/west through road between Washington Street and the rail line. This issue makes truck hauling particularly difficult. Both were cited as reasons to consider other sites to do business.
• BARRIERS: The I-65 / I-70 overpass and rail line at the west end of the study area would benefit from beautification and pedestrian enhancements. • COMPLEX INTERSECTIONS - The intersection of Southeastern Avenue with Shelby and Oriental Streets creates confusion and would benefit from improved wayfinding and pedestrian enhancements. • NARROW UNDERPASSES - As bridges are upgraded in the future, safe sidewalks should be provided when possible.
Improving Washington could include: • Upgraded streetscape with tree lawns, medians, and comfortable sidewalks. This could occur in concert with future transit efforts. • Consistent maintenance - Many parts of Washington Street suffer from weeds, loose gravel, and vacant and unattended property • Safer walking conditions from Oxford Street east to Sherman and beyond 2013•2020 | 27 urban industrial infrastructure narrow underpass li m it ed r a il c ro ss in gs ru r a l connect to state avenue connect to koweba lane connect to rural street washington st reet southea
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RAil AccESS The area east of State Avenue is the heart of East Washington Street’s industrial core. Rail access is an important amenity, yet some former rail spurs are now abandoned. If portions of this land were usable, this would allow for improved truck access as well as land space for smaller footprint new industrial buildings or the expansion of existing operations north of the rail yards. RoAd AccESS foR tRucking oPERAtionS All of the large industrial operators in the heart of this industrial core have large truck loading docks that are well-used for shipping and receiving. However, there is great difficulty for truck operators trying to access businesses from either Washington Street or Southeastern Avenue. The turning radius at many intersections is below urban standards and far below industrial park standards. While balance is needed due to the need for Washington Street to provide pedestrian service, a limited number of enlarged turn radii would benefit local businesses. In addition to access difficulties, it is increasingly difficult to market parcels along the rail line due to their distance and lack of visibility from Washington Street. By providing another east-west access road, the prospect of recruiting and retaining important blue collar jobs would increase. ShiPPing + REciEving iS cRiticAl SignAgE + bRAnding The number one amenity that industries in the study area claim to benefit from is location near downtown and access to I-65/I-70. This area, however, lacks some of the visibility and branding that are often provided by industrial parks. Creating a name for this industrial area and providing signage at key locations may provide benefit in recruiting new industries. MAintEnAncE While most of the industrial businesses within the corridor take good care of their property, they have no control over the care and maintenance of properties that lie vacant or that are owned by CSX. CSX’s property, in particular, is an attraction spot for vagrancy and litter. If the business owners in this area were to be able to manage the care and appearance of the general area, especially the public right-of-way along Washington Street, it would benefit all parties involved. viSibility Image courtesy of flickr.com Image courtesy of flickr.com
ReEnergize East Washington Street | 28 washington street OVERVIEW SidEWAlkS With continuouS tREE lAWnS Large lengths of sidewalk along East Washington Street are built with a lawn area between the street and sidewalk • The streetscape along Angie’s List has well-maintained lawns with large, healthy trees • East of Angie’s List,there are large overhead power lines that are encouraged to be moved or buried, as funding allows
• Selecting trees that are permitted along power line corridors is important to ensure that as trees grow, they are not pruned in an unattractive manor or wholly removed • Trees on the sidewalks opposite of power lines should be consistent with trees chosen under power lines so that the street has a consistent appearance diffEREnt SidEWAlk tREAtMEntS full concREtE SidEWAlkS Full concrete sidewalks are important for areas of higher pedestrian activity, on-street seating, and transit boarding areas
• There are many areas of East Washington Street where full-depth sidewalks exist, but would be better served with tree lawns • There are long stretches of full concrete walks in front of several large, vacant parcels • There are long stretches of full concrete walks east of Hamilton Avenue, including many used car lots and other parking lots nARRoW WAlkS EASt of oXfoRd StREEt East of Oxford Street, the sidewalks have no lawn to separate them from traffic and do not extend the full depth of the right-of-way • These areas are unsafe for pedestrians as they are forced to walk very near to large amounts of fast moving traffic on narrow lanes, including semi-trucks and buses • There is existing right-of-way that would allow wider sidewalks or separated walks • There are some areas where topography would require retaining walls of varying heights if walks were to be extended deeper into the existing right-of-way MAintEnAncE + vAcAnt PRoPERtiES ovERhEAd PoWER linES + tREE SElEction lighting tREE lAWn MAintEnAncE While there are some very well-maintained tree lawns within the corridor, such as in front of Angie’s List and Horner, there are also many areas that front vacant properties where lawn areas are weedy, muddy and unattractive vAcAnt PRoPERty MAintEnAncE There are many vacant properties in the corridor. One of the greatest things that will benefit the appearance of Washington Street is to have active and maintained properties
Overhead power lines are challenging and they run most of the length of the study area. It would be desirable to bury or relocate these lines, as funding allows
Working with the local power provider is critical. In general, power providers limit the height and use of trees. It is suggested that columnar trees be used in tree lawns to provide height, in the event that power lines are not able to be moved or buried. Their short limbs should not be a risk to overhead power lines.
There are very few pedestrian street lights in East Washington Street, primarily in the area adjacent to Angie’s List. For a majority of the corridor, lighting is provided by “cobra head” lights attached to power poles.
This type of lighting is geared towards automobiles and replacing or supplementing these lights with pedestrian lights would beatify the corridor and create a better experience for pedestrians 2013•2020 | 29 fEAtuRES of notE • LANE WIDTHS: The current configuration of Washington Street includes two ten- foot wide lanes in both directions with a ten-foot wide double turn lane in the middle
• TREE LAWNS - While parts of East Washington Street have lawn areas between the street edge and sidewalk, it is not universal. In addition, the image shows a well-cared for planted strip, which does not exist for most of the corridor, where lawn areas are weedy and umowed in many cases. • SIDEWALKS - The sidewalks shown here are continuous and clean, however the actual condition of walks ranges from new on the western end to old and in disrepair heading east future transit lanES + MEDIANS Images Provided by City of Indianapolis Department of Metropolitan Development (DMD) and HNTB Images Provided by City of Indianapolis Department of Metropolitan Development (DMD) and HNTB 10TH ST WASHINGTON ST MICHIGAN ST NEW YORK ST POST RD
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