East Washington Street near-term catalyst development plan


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Reenergize

East Washington Street 

near-term   catalyst development   plan

2013•2020



ReEnergize East Washington Street 

2

About thE EASt WAShington StREEt PARtnERShiP

 

The  East  Washington  Street  Partnership  is  a  collaborative  effort  to  foster  sustainable  economic  development  and 



revitalization along one of Indianapolis most important commercial and industrial corridors.

The East Washington Street Vision Plan, which preceded this planning effort, recommended that the revitalization of the 

East Washington Street corridor would be best accomplished through the coordination and partnership of three local 

neighborhood  based  community  development  corporations,  each  contributing  their  unique  assets  and  experience  to 

promote and manage the corridor’s rebirth. 

Upon this recommendation, Englewood Community Development Corporation (ECDC), Indy-east Asset Development (I-

AD) and Southeast Neighborhood Development (SEND) have agreed to a loose collaboration preliminarily known as the 

East Washington Street Partnership. In April 2012, Joe Bowling became the first Director of the East Washington Street 

Partnership with current staffing responsibilities residing within ECDC. 

To  date,  efforts  seek  to  partner  economic  revitalization  with  neighborhood  revitalization  in  a  manner  that  encourages 

residential and employment growth, improves property values and the local tax base, improves ecological quality, and 

promotes the transformation of a struggling, degraded corridor into a vibrant, mixed-use urban address. Looking at a 

range of development sites with long- and short-term potential, the goals of the plan are to increase the number of jobs for 

the community and to support a long-term policy vision of re-introducing rail transit along the corridor.



2013•2020 

3

Table of Contents



invEntoRy + outREAch..................................................................................................... 5

Public Outreach + Stakeholder Engagement ....................................................................................................... 6

Better Block Public Input ..................................................................................................................................... 7

Location + Neighborhoods .................................................................................................................................. 8

Demographic Summary ....................................................................................................................................... 9

Location + Land Use Context ............................................................................................................................ 10

Urban Form + Infrastructure ............................................................................................................................... 11

Local Places + Landmarks ................................................................................................................................ 12

Local Character ................................................................................................................................................. 13

MARkEt AnAlySiS ............................................................................................................. 15

Transit + Development. ...................................................................................................................................... 16

Development Potential Analysis ......................................................................................................................... 17

Office + Industrial Market ................................................................................................................................... 18

Industrial Land Use ............................................................................................................................................ 19

Evolving Office + Industrial Use Segments ......................................................................................................... 20

Office + Industrial Strategies .............................................................................................................................. 21

Industrial Corridor Case Studies ........................................................................................................................ 22



infRAStRuctuRE .............................................................................................................. 25

Study Area Infrastructure Issues ........................................................................................................................ 26

Urban Industrial Infrastructure ............................................................................................................................ 27

Washington Street Overview .............................................................................................................................. 28

Future Transit Lanes + Median ........................................................................................................................... 29 

Washington Street Goals ................................................................................................................................... 30

Washington Street Edge Typologies ................................................................................................................... 31

Priority Area Urban Design ................................................................................................................................. 32

Trails + Bicycle Infrastructure ............................................................................................................................. 33

cAtAlySt dEvEloPMEnt  ................................................................................................. 35

Catalyst Site Selection Workshop ...................................................................................................................... 36

Catalyst Development Sites ............................................................................................................................... 37

Catalyst Site: Near-Downtown Housing ............................................................................................................. 38

Catalyst Site: The Gateway ................................................................................................................................ 40

Catalyst Site: Washington + Oriental .................................................................................................................. 42

Catalyst Site: Willard Park .................................................................................................................................. 44

Catalyst Site: PR Mallory Area ........................................................................................................................... 46



SuMMARy  ......................................................................................................................... 49

Summary of Recommendations ............................................................................................................................. 50

Contacts + Credits ............................................................................................................................................ 51


inventory + outreach

ReEnergize East Washington Street 

6

PREviouS EffoRt

QuAlity of lifE PlAnning

Quality of Life plans were completed for both the Near 

Eastside and Southeast neighborhoods. Significant public 

outreach was conducted during these processes and that 

information has helped to inform future projects, including 

this effort.

public   outreach

induStRiAl buSinESS coMMunity

Meetings were held with major businesses along the 

corridor to discuss the challenges and opportunities of 

operating industrial businesses in the corridor. There was 

broad agreement that the major assets of this corridor 

were the location (near downtown) and transport access 

to I-65 as a trucking route and the CSX operated freight 

rail line.  There was also universal agreement that major 

challenges included unreliable power service and a lack 

of vehicular access south of Washington Street.



MuniciPAl PARtnERS

A meeting was held as part of this planning process that 

sought the input of officials from the City of Indianapolis.

Important relationships moving forward include partnering 

with the city on the future development of city-owned 

properties, such as the PR Mallory site. In addition, many 

sites within the corridor involve working with the city on 

brownfield issues.

Moving forward, the city sees this area as an opportunity 

for new jobs, education and training.



AnchoR inStitutionS

AngiE’S liSt + ivy tEch

Meetings were held with major employers along the 

corridor including Angie’s List and Ivy Tech Community 

College.  Both have internal planning processes and have 

the potential to play increasingly important roles in future 

corridor development.



PREviouS EffoRt

RE-EnERgiZE EASt WAShington StREEt viSion PlAnS

The East Washington Street Vision Plan is a bold story 

about the comprehensive revitalization of the corridor. 

Major principles that were promoted in the plan include 

a center-running transit alignment on Washington Street, 

multi-story development, stormwater best practices, 

public spaces, parking strategies, grade-level retail at 

transit stations, reuse of historic structures, and pedestrian 

oriented development.

C R E AT I N G O U R F U T U R E



N E A R E A S T S I D E N E I G H B O R H O O D

Q u a l i t y



O F L I F E P L A N

vision 


plan

eastwashingtonstreet

Image Credit: Wikimapia

Image Credit: Redevelopment Group

stakeholder engagement

PRivAtE dEvEloPMEnt coMMunity

Meetings were held with private sector developers to 

assess potential interest in new projects on Washington 

Street.  

There was a strong consensus that focusing on the area 

nearest to downtown offered the most near-term potential 

for market-rate development. The group also felt that 

trails facilitating pedestrian access to downtown would 

add value to the corridor.   

There was significant interest in the historic Ford Building 

and for new urban residential development in the Holy 

Cross neighborhood near Angie’s List.



2013•2020 

7

BETTER   BLOCK   PUBLIC   INPUT

Public Input Table

Image Credit: BigCar Flickr

Public Survey Response

Image Credit: BigCar Flickr

Idea Notes, Image Credit: BigCar Flickr

bEttER block SuMMARy

Better Block Indy held an event on June 8th, 2013, where East Washington Street from Rural 

to Oxford was transformed into a life-sized model of a thriving, connected neighborhood 

center.  For  one  day,  this  short  stretch  of  Washington  Street  was  home  to  temporary 

“landscape” medians and bike lanes, as well as pop-up shops, a transit station, and a 

storefront for public input into the Re-Energize East Washington Street planning effort.

Organizers of Better Block Indy: East Washington Street include the East Washington 

Street Partnership, the Englewood Community Development Corporation, the John H. 

Boner Community Center, Indy-east Asset Development, and Big Car. 

The “Better Block” project is a national initiative. It provides a demonstration tool to help cities 

around the United States that are looking for ways to redevelop communities that enable 

multi-modal transportation, while increasing economic development and reducing carbon 

emissions. “Better Block” events act as a living charrette so that communities can actively 

engage in the city-building process and provide feedback on various efforts real time. More 

information can be found at betterblock .org. More information about Better Block Indy: East 

Washington Street may be found at https://www.facebook.com/betterblocks.indy.

Turnout to the event was very strong and over eighty people took a questionnaire on topics 

such as focus areas, jobs, and housing.

While many views were presented, there was a strong opinion that the Rural Street and PR 

Mallory area as well as the area near downtown would be good locations for focused near-

term redevelopment strategies.

Better Blocks Streetscape Image, Credit: BigCar Flickr

Better Blocks Streetscape Image, Credit: BigCar Flickr


ReEnergize East Washington Street 

8

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study   area   location + NEIGHBORHOODs

Study Area location within the Indianapolis Region

NEAR-downtown

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nEAR EAStSidE AREA

noRth of WAShington

East Washington Street is a key 

corridor for the southern portion of the 

Near Eastside, which is made up of 

many neighborhoods.

Washington Street acts as a front door 

to neighborhoods, such as Holy Cross 

and Englewood.

Near Eastside Area - Map Courtesy of LISC

SouthEASt AREA

South of WAShington

East Washington Street is located on 

the northern edge of the Southeast 

Area, which is made up of many 

neighborhoods. 

Specifically,  Shelby  Street  and  State 

Street connect the Washington Street 

corridor to the heart of the Southeast 

Area, including Fountain Square.

Southeast Area - Map Courtesy of LISC



8

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NEAR-TERM

MIXED-USE

FOCUS AREA

RESIDENTIAL

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INDUSTRIAL

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ENGLEWOOD + 

PR MALLORY

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Study 

Area


2013•2020 

9

incoME coMPARiSon

EducAtionAl AttAinMEnt

DEMOGRAPHIC  summary

Over the five-year period from 2012-2017, Marion 

County’s population is expected to grow 2.4%, 

while the study area is expected to outpace that 

growth at a rate of 5% over the same period to 

reach a population of 4,010.  

This  rate  is  slightly  more  than  the  4.7%  rate 

expected for the Indianapolis-Carmel MSA over 

the same period.

The number of households in Marion County is 

expected to fall over the next five years. However, 

the number of households in the study area is 

expected to rise.

36% of the working age population in the East 

Washington study area has no high school 

diploma or GED, compared with only 16% in 

Marion County.  

The study area is also far behind the county-wide 

average of residents with at least some college 

education. This can affect East Washington’s 

ability to attract higher-value employers in new 

and dynamic fields.

At $21,897 per year, median household incomes 

in the study area are less than half (48%) of 

those  in  Marion  County.    Over  the  next  five 

years, household incomes in the study area are 

expected to grow at less than half the rate of 

Marion County.

A third of the housing units in the study area 

are vacant, more than double the vacancy rate 

of Marion County at 13%.  The study area has 

a higher percentage of renter-occupied housing 

units than the county as well.

No High School Diploma

High School or GED Graduate

Some College

Bachelor’s Degree

Master’s Degree or Higher

No High School Diploma

High School or GED Graduate

Some College

Bachelor’s Degree

Master’s Degree or Higher

Marion County

Study Area



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