Mid-North Quality of Life Plan

Mid-North Commercial Node Identification and Redevelopment

StrategyThe 5 W’s

Tonight’s Agenda

Detail, 1950s (IMCPL Digital Collections, Indianapolis Firefighters Museum Collection)

BackgroundLeigh Riley Evans, Mapleton-Fall Creek Development Corporation

Nodes and Mid-North IndianapolisIan Colgan, Development Concepts, Inc.

Roundtable DiscussionsReport OutsNext StepsJay van Santen, Mid-North Neighbor and Business OwnerTo

nigh

t’s A

gend

a

Background

Detail, 1950s (IMCPL Digital Collections, Indianapolis Firefighters Museum Collection)

Identify Prioritize

Develop Plans and Strategies

Background

Detail, 1950s (IMCPL Digital Collections, Indianapolis Firefighters Museum Collection)

Background

2009 Google Imagery

When do I have my say?

THREE Community Workshops:

Thursday, 9/20 at 6:30pm

Thursday, 10/25 at 6:30pm

Thursday, 11/15 at 6:30pm

Ivy Tech- North Meridian Center,

Room 43850 W. Fall Creek Parkway N. Dr.,

46208

“…… points within the city, strategically located, into which the individual enters (and which is often the main focal point to which she or he is traveling to or from). There are often junctions – a crossing or converging of paths. They often have a physical element such as a popular hangout for the individual or a plaza area”

- Kevin Lynch

What is a commercial node?

• What defines a successful neighborhood commercial node?

– Cluster/concentration of commercial activities (shopping, dining, services, etc.)

–Mixture of destination and locally serving businesses

– Good pedestrian accessibility– Used often by nearby residents– Fosters social interaction

What is a commercial node?

• What defines a successful neighborhood commercial node?

– Cluster/concentration of commercial activities (shopping, dining, services, etc.)

–Mixture of destination and locally serving businesses

– Good pedestrian accessibility– Used often by nearby residents– Fosters social interaction

What is a commercial node?

Kessler & College – Indianapolis, IN

Examples of Nodes – Corner Shop

Regent & Allen – Madison, WI

Examples of Nodes – Corner Shop

56th & Illinois – Indianapolis, IN

Examples of Nodes – Small Urban Cluster

52nd & College – Indianapolis, IN

Examples of Nodes – Small Urban Cluster

McMillan Street – Cincinnati, Ohio

Examples of Nodes – Neighborhood Commercial Center

Brady Street – Milwaukee, WI

Examples of Nodes – Neighborhood Commercial Center

Bucktown – Chicago, IL

Examples of Nodes – Urban Commercial District

South Street – Philadelphia, PA

Examples of Nodes – Urban Commercial District

Eddy Commons – South Bend, IN

Examples of Nodes – Project Based

TrafficCount

Population DensityIncome

Residents

Employees

The recipe for successful urban commercial nodes / districts

Market Dynamics

Market Dynamics

MIDWEST NODESBucktown – Chicago, IL

Uptown – Minneapolis, MN

The Loop – St. Louis, MO

Brady Street – Milwaukee, WI

Grand Avenue – St. Paul, MN

Hyde Park – Cincinnati, OH

Bardstown Road –Louisville, KY

INDY NODES

Fountain Square

Mass. Ave.Irvington49th & Penn56th & Illinois52nd/54th &

CollegeBroad Ripple

MID-NORTH25th & Meridian22nd & Meridian32nd & Meridian34th & Illinois38th & Illinois38th & CollegeState

FairgroundCollege &

Fairfield30th & College30th & Central

Potential Nodes

Market Dynamics

49th & Penn Brady Street-80%

-60%

-40%

-20%

0%

20%

40%

60%

Traffic Count Density Income

Market Dynamics

TRAFFIC COUNT (ADT) INCOME (Per Capita)DENSITY (people per sq. mi.)

<10,000

10,000 – 15,000

15,000 – 30,000

30,000+

>$18,000

$18,000 - $25,000

$25,000 - $35,000

$35,000+

10,000+

6,000 – 10,000

3,000 – 6,000

<3,000

Market Dynamics

DENSITY (people per square mile)

New York City (Manhattan) 69,771 / square mile

Chicago 11,864 / square mileWashington D.C. 10,065 / square

mileMinneapolis 7,019 / square mileMilwaukee 6,296 / square mileCincinnati 4,273 / square mileDenver 4,044 / square mileAtlanta 4,020 / square mileColumbus 3,556 / square mileIndianapolis 2,273 / square mile

-

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

18,000

20,000

22,000

24,000

8,771 people per sq. mi.

5,677 People per sq. mi.

3,119 People per sq. mi.

Population Density (within ½ mile radius)

Market Dynamics

Buckto

wn

Uptown

The

Loop

Brady

Street

Grand A

venue

Hyde

Park

Bardst

own R

d

Broad

Rip

ple

Founta

in S

quare

Irvin

gton

Mas

sach

usetts

Ave

nue

49th &

Pen

n

52nd/54th

& C

ollege

56th &

Illin

ois

Fall Cre

ek &

Mer

idian

32nd & M

erid

ian

34th &

Illin

ois

38th &

Illin

ois

38th &

College

College

& Fairfi

eld

30th &

College

30th &

Cen

tral

22nd & M

erid

ian

$-

$5,000

$10,000

$15,000

$20,000

$25,000

$30,000

$35,000

$40,000

$45,000

$50,000

$55,000

$60,000

$42,671

$36,744

$18,287

Per Capita Income (2010)

Market Dynamics

Buckto

wn

Uptown

The

Loop

Brady

Street

Grand A

venue

Hyde

Park

Bardst

own R

d

Broad

Rip

ple

Founta

in S

quare

Irvin

gton

Mas

sach

usetts

Ave

nue

49th &

Pen

n

52nd/54th

& C

ollege

56th &

Illin

ois

Fall Cre

ek &

Mer

idian

32nd & M

erid

ian

34th &

Illin

ois

38th &

Illin

ois

38th &

College

College

& Fairfi

eld

30th &

College

30th &

Cen

tral

22nd & M

erid

ian

-

5,000

10,000

15,000

20,000

25,000

30,000

35,000

40,000

45,000

50,000

17,920 ADT

Traffic Counts (Average Daily Trips)

Market Dynamics

Buckto

wn

Uptown

The

Loop

Brady

Street

Grand A

venue

Hyde

Park

Bardst

own R

d

Broad

Rip

ple

Founta

in S

quare

Irvin

gton

Mas

sach

usetts

Ave

nue

49th &

Pen

n

52nd/54th

& C

ollege

56th &

Illin

ois

Fall Cre

ek &

Mer

idian

32nd & M

erid

ian

34th &

Illin

ois

38th &

Illin

ois

38th &

College

College

& Fairfi

eld

30th &

College

30th &

Cen

tral

22nd & M

erid

ian

-

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

Employment Density

Market Dynamics

4,797employees per sq. mi. 1,917

employees per sq. mi.

3,042 employees per sq. mi.

Market Dynamics

• 30-40 minutes• Priorities:

– Prioritize 3-4 “nodes” based on market dynamics and local need

– Select what types of commercial node is a best fit for each priority area

• Other Considerations– Scale of redevelopment/investment needed– Parking– Potential need for higher density– Need to acquire / demolish existing homes to create sites large

enough– Retail works differently than it did 50 years ago when

commercial nodes were more commonplace– Needs of different markets (daytime, nighttime, local vs.

visitors, residents vs. workers, etc.

Break Out Sessions