East Washington Street near-term catalyst development plan
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2013•2020 | 31 These areas are fully paved behind the curb to allow for more walking space and on- street dining and amenities WhEn to uSE • Use at Important Nodes or intersections where heavy pedestrian activity is anticipated. This would include: • Eateries, Coffee Shops, Bars, etc... • Places where outdoor seating and awnings are provided • Places where bicycle racks or other pedestrian amenities are located in • Use in areas with new mixed-use development as these are likely to increase density. Where trees are desired they can be provided in tree grates or separated beds rather than continuous tree lawns WASHINGTON STREET EDGE TYPOLOGIES fully PAvEd uRbAn WAlk ScREEnEd SubuRbAn EdgE These areas provide a hedge and may include commercial-grade metal picket fencing or low masonry walls to screen parked cars WhEn to uSE • This type of condition should be avoided within the study area as it is more appropriate in auto-centric developments that planning in this area has sought to avoid • Where parking lots do front East Washington Street, a screened edge is appropriate These areas provide a tree lawn between the street and building fronts to create more comfortable and beautiful conditions for pedestrians
• This is the dominant typology of the corridor and should include most areas where on-street seating is not anticipated and throughout areas other than select, higher intensity nodes. • This type can be used where buildings are built to the right-of-way edge or where buildings are set back or there are parks and public spaces. In the case of parks or public spaces, design flexibility should be allowed. WAlkS With tREE lAWnS REtAining WAllS And StEPS These areas provide a retaining wall and steps to allow for extended sidewalks in areas where grade change requires it WhEn to uSE • This typology of condition should be used sparingly as it can be expensive and may require changes to property owners front yards or retaining walls
ReEnergize East Washington Street | 32 streetscape components tREE lAWnS uSE coluMnAR tREES Tree lawns are important in this corridor for improving the streets scale and providing a more convivial environment that is helpful in enhancing pedestrian usage futuRE infill dEvEloPMEnt Future infill development should be encourage to front the street and use high-quality materials and a large amount of storefront-type glass. Entrances should front Washington Street, when possible, in addition to or rather than side streets or rear-running, smaller local streets. fully PAvEd uRbAn WAlk Fully paved urban walks are encouraged in areas where tree lawns and sidewalks do not currently extend to the right-of- way edge
lAndScAPE tREAtMEntS intERStAtES And ovERPASSES In areas where there are berms or grade changes for large roadway or railway infrastructure, simple and easily maintained tree plantings and landscape treatments are encourages
Medians are often challenged by the traffic engineering community and sometimes businesses on these type of corridors because of the possibility of extending in front of entry drives. Care should be taken to extend medians as much as possible, even given these challenges because the corridor’s overall health is important and this is and important piece in creating a human scale. 2013•2020 | 33 trails + bicycle infrastructure new york bikeway michigan bikeway southea stern b
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bicyclE infRAStRuctuRE The bike lanes above come from two sources, the City of Indianapolis 2012-2015 Connectivity Plan and the Improving Neighborhood Connectivity in Indianapolis: Making Indy Accessible for all Road Users report produced by LISC and IndyCog with Bikes Belong and the Indiana Cycling Association. tRAilS The major trail project proposed for this area in the future is Pogue’s Run Trail. City of Indianapolis plans currently call for the trail to end at 10th Street, however, this diagram shows a proposal to extend the trail south through Cottage Home and Holy Cross Neighborhoods to Washington Street. new york bikeway michigan bikeway southea stern b
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catalyst development ReEnergize East Washington Street | 36 catalyst site selection workshop CATALYST SITE SELECTION WORKSHOP JULY 24TH, 2013 Prior to beginning concept development for catalyst projects, a workshop was held between the consultant team, the client and important stakeholders, including: • THE EAST WASHINgTON STREET PARTNERSHIP • Englewood Community Development Corporation (ECDC) • Indy-East Asset Development (I-AD) • Southeast Neighborhood Development (SEND) • THE CLIENT TEAm • Anderson + Bohlander - Planning + Urban Design • greenstreet, Ltd. - market Strategy + Analyst • Blackline - Architecture + Vision graphics • LISC • Bill Taft • Rachel mcIntosh potential site holy cross / highland park potential site daly + shelby / gateway area potential site oriental / washington potential site holy cross church / school potential site pr mallory potential site englewood town
center potential site willard park other option residential other option industrial plans in progress erskine place other option residential existing campus improvements angie's list 0 mi
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2.0 mi les WoRkShoP goAlS The Catalyst Site Selection Workshop had several goals: 1. Define concepts that have realistic potential for success within a five to seven year horizon. To that end, one goal was to define a “priority area” that had a strong near term real-estate market and the potential for partnership with a major employer. 2. To come to an agreement on five (5) focus areas where the generation of concepts for future development would significantly benefit the areas surrounding them. It was desired, but not required, that three (3) of the five catalyst sites be located within the “priority area”. 3. To define site boundaries for the selected catalyst sites PRocESS 1. Seven potential sites were examined during the workshop and other areas were considered as well.
2. A matrix of characteristics (upper left graphic) was provided to help compare sites based on: • Realistic development potential • Ability to acquire land • The potential to enhance public spaces and streetscapes • The ability to enhance the surrounding neighborhood 3. Each site and surrounding area was discussed at length with aerial photography projected onto the meeting room wall to assist the discussion
1. It was decided that the priority area should be located between I-65 and Oriental Streets from east to west and the area between New York Street to the railroad tracks from north to south 2. The group decided to work around the Angie’s List campus as their growth is strong, they have internal planning efforts underway, and other areas require more involvement 3. Only four of the desired five sites were selected, including: • The gateway area formed by the intersection of Shelby, Washington and Southeastern was chosen. The group believed it was critical to create a better impression at the entry to East Washington Street with a more urban and pedestrian-friendly experience. • The area near Oriental and Washington Streets, including Ivy Tech, the Strand Theatre and the Liederkranz was chosen. The group felt that the potential to build around these historic structures and add new residential and retail offerings had the potential to create a dynamic, active place. • The area around Willard Park was chosen. The group felt that the park could become a “destination” park and interact with a potential future new truck route as well as the adjacent Indianapolis Enterprise Center. • The Englewood Town Center and PR Mallory sites were chosen. The group decided to combine these two sites into a single, broader node. The group felt that a combination of higher-density residential, reuse of historic buildings, and new educational offerings could create a highly diverse place. 4. It was determined that the fifth site should be focused on a residential strategy that catered toward offering housing to workers within the corridor. The client and consultant met with the Holy Cross Neighborhood President and Katy Bret of the land bank to determine the location for an initial study, within Holy Cross neighborhood. 2013•2020 | 37 catalyst development sites A B
D E NEAR-TERM FOCUS AREA INFILL + ENHANCE TOWN CENTER AREA CATALYZE + CONNECT
NEIGHBORHOOD AREA PLAN + PARTNER INDUSTRIAL AREA CATALYZE + CONNECT MIXED LAND USE AREA PLAN +
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cAtAlySt SitE A nEAR-tERM houSing StRAtEgy Infill + Enhance This area already has strong existing home sales and prices are above the average for the corridor. There is also demand for new housing as evidenced by recent construction. The goal here would be to infill vacant parcels and provide missing amenities or improvements to enhance the existing place. cAtAlySt SitE b gAtEWAy AREA Infill + Enhance This area has strong recent trending in development given the growth of Angie’s List’s corporate campus and the recent development of Indiana City Brewery. The goal for this place would be to enhance properties that are inconsistent with planning goals and to infill new walkable, urban development where possible. cAtAlySt SitE c oRiEntAl nodE Infill + Enhance This area has strong assets in Ivy Tech and the historic Ford Building. Given recent conversation involving reuse of the Ford Building and continuing discussions regarding improvements to Ivy Tech, as well as the healthy nearby housing market, the goal for this area should be to enhance existing properties and to infill vacant parcels in ways that are consistent with planning efforts. cAtAlySt SitE d WillARd PARk cycling cEntER Catalyze + Connect / Plan + Partner Willard Park is bordered by fairly healthy properties that include Indianapolis Enterprise Center, some City of Indianapolis services and Horner Industries. However, there are also significant challenges in the broader industrial character of the location as well as the housing north of the park.
Catalyze + Connect The PR Mallory site is fairly healthy to the north and west given the strength of efforts and Englewood. However, significant needs still existing within the property and investment is needed to help stimulate growth and development. dEvEloPMEnt StRAtEgy The East Washington Street corridor has many challenges and opportunities. The catalyst development sites identified below will need to reflect diversity in their implementation strategies. Based on the market strength and physical characteristics, areas of the corridor can be uniquely characterized by the appropriate lead investor, investment objective and lead implementing organization, as shown in the chart to the right. This framework provide guidance for decision-makers to understand the most effect interventions for particular areas based on specific needs. Some of these objectives are either complete or already underway, but need time to mature, such as “Plan + Partner” areas. PlAn + PARtnER cAtAlyZE + connEct infill + EnhAncE lEAd invEStoR Philanthropic Community Local Government Capital Markets objEctivE Develop a long-term plan and consensus vision; mobilize partner organizations and resources. Increase connectivity through density and/or infrastructure; catalyze future private development. Promote more intensive infill development; enhance local services and amenities.
Community Development Corporation Public Sector Private Sector StRAtEgic cAPitAl $ (Philanthropic Community) $$ (Public Sector) $$$ (Private Sector) goAl Lay the foundation for public sector invest- ment Strategic public sector investment to attract and leverage private sector investment Private sector investment to serve the market and grow tax base
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catalyst site : near-downtown housing Single-family home - traditional form with contemporary materials Image courtesy of houzz.com Example of townhomes - Fletcher Place Terrace Image courtesy of www.deylen.com
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Provide dense, infill residential property directly north of the growing Angie’s List campus B. Provide a range of product, including single-family homes, accessory dwelling units, townhomes, and live/work lofts C. Provide high-quality, smaller public spaces and green space connections to Highland Park D. Provide a range of housing price points to encourage purchase by the young, growing workforce at Angie’s List and other employers in near proximity Existing historic homes within the catalyst infill area to remain Image courtesy of google maps Examples of Live/Work - Fall Creek Place in Indianapolis (top) and Roosevelt Blvd in Phoneix, AZ (bottom) - Images courtesy of google.com
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