East Washington Street near-term catalyst development plan


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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

   Street   Corridor   Economic   



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.

ElEMEntS of SuccESS

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.

ElEMEntS of SuccESS

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.

ElEMEntS of SuccESS

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

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poor   maintena

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no  east / west  st

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ashington  +  r

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rapidly  

increasing

pedestrian  activity

unsafe  conditions

walks  too  narrow + n

o  buffer

power  outages

often   occur  for  

industrial  businesses

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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. 

nEEd 3: MitigAtE RAil + highWAy conflictS

•  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.

nEEd 2: iMPRovE WAShington StREEt

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

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state avenue

connect to 

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connect to 

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crossing

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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

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

tREE SElEction

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.

StREEt lightS

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

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