Mid-North Quality of Life Plan Mid-North Commercial Node Identification and Redevelopment Strategy The 5 W’s
Mar 30, 2015
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