RHIC Conceptual Redevelopment Plan by RATIO Community Collaborate

TERRE HAUTE, INDIANA

the RHIC Conceptual Redevelopment Plan DRAFT: MAY 2012

Acknowledgements

Rural Health Innovation Collaborative (RHIC) Partners:

Jeremy Weir | Vigo County Area Planning Department Biff Williams | Indiana State University College of Nursing, Health, and Human Services

Indiana State University Indiana University School of Medicine Union Hospital, Richard G. Lugar Center for Rural Health

Ivy Tech Community College Wabash Valley

Steve Witt | Terre Haute Economic Development Corporation

Stakeholder Groups

Terre Haute Economic Development Corporation

Neighborhood Residents

Vermillion-Parke Community Health Center

Potential Developers

Hamilton Center, Inc.

City/County Staff

Indiana Rural Health Association (IRHA)

Elected and Appointed Officials

City of Terre Haute

Indiana Area Health Education Center

Prepared by:

Project Steering Committee

John Adkins | Ivy Tech Community College Wabash Valley Region

RATIO Architects, Inc. | Indianapolis, IN

Jim Buechler | Richard G. Lugar Center for Rural Health (Union Hospital) Karl Burgher | Indiana State University

David Doerr | Union Hospital

Peter Duong | Indiana University School of Medicine Tina Elliott | Indiana Rural Health Association

Neil Garrison | Terre Haute City Council Lorrie Heber | Union Hospital

Development Concepts, Inc. | Indianapolis, IN VS Engineering | Indianapolis, IN

PUBLIC PARTICIPATION During this master plan and overlay district planning process there were two main opportunities for public input and guidance. â&#x20AC;˘ A planning and design workshop was held in July 2010. All neighborhood property owners and residents were personally mailed invitations to the two-day workshop. Several attendees returned for a presentation given at the conclusion of the second day. â&#x20AC;˘ A Public Open House was held in June 2011. A draft of the Master Plan and Overlay District Ordinance was available for public review prior to the open house. Attendees were invited to voice their comments and suggestions regarding the Plan.

Scott Teffteller | Union Hospital

RHIC District Conceptual Redevelopment Plan

T A B LE O F CONTENTS

Acknowledgements....................................... 2

1: Introduction.....................................5 District Boundaries......................................... 6 How To Use This Plan.................................... 6

2: Vision and Goals...............................9

Vision and Goals......................................... 10

3: Neighborhood Analysis...............11

Circulation................................................... 12 Land Use .................................................... 14 Sustainable Infrastructure............................ 17 Market Analysis........................................... 18 Catalyst Projects.......................................... 18

A doption

4: The RHIC District Vision................21

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Introduction................................................. 22 Land Use Plan............................................. 22 Mobility Plan................................................ 24

5: Implementation...............................33 Overview..................................................... 34 Quick Wins (6 months)................................ 34 Short-Term Strategies (1-3 years)................. 35 Medium-Term Strategies (3-7 years)............. 37 Long-Term Strategies (7-15 years)................ 38

Appendix.................................................39 Appendix A: Definitions............................... 41 Appendix B: Vehicular Analysis.................... 43 Appendix C: Market Analysis....................... 47 Appendix D: Concept Plan........................... 54

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RHIC District Conceptual Redevelopment Plan

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Introduction

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Introduction

The vision of the RHIC is to continuously advance in place opportunities as a national model for learning, living and working through:

There are five elements identified by the RHIC that need to come together to implement and realize the Collaborative vision. The third element refers to neighborhood development. It states, “The first component of Element III is the revitalization of the area surrounding Locust and Lafayette Streets, a significantly blighted neighborhood in the heart of the Collaborative. Currently, much of the property, housing stock, and commercial interests in this area are in a state of long-term underutilization. In order to ensure that the Collaborative has the capacity to attract the investment and talent that the initiative requires to be successful, the neighborhood will be redeveloped and revitalized through multiple strategies.“

Key components of this mission are:

• dynamic inter-professional health care delivery and education; • ongoing research; • economic development; and • community revitalization.

It is with these mission principles in mind that this document, which will guide development and revitalization of the adjacent community, was prepared.

The mission of the Rural Health Innovation Collaborative (RHIC) is to improve and expand interprofessional education, training, and deployment of future health care providers, especially for those committed to serving rural populations. The RHIC also will be an economic engine for westcentral Indiana through the development of health care-related jobs and a catalyst for neighborhood revitalization in Terre Haute.

the United States and to disseminate educational information regarding the above, thereby benefiting those other areas.

as the Rural multi-faceted of a plan for medical and

The coalition of ten partners known Health Innovation Collaborative has a mission which inspired the preparation the community that lies between the education partners:

• To promote the retention of health care professionals to serve rural and underserved populations;

• To promote community revitalization in Terre Haute, Indiana by promoting the enhancement of opportunities for education, training, and experience in health-related professions and fields; • To promote social welfare and to encourage and coordinate community initiatives to address challenges affecting health care delivery; • To promote the purposes described above by promoting the efficient use of public and private resources; and by collaborating with other entities with similar or complementary purposes; and • To design and implement innovative best practices and strategies to achieve the aforesaid purposes that are capable of replication in other areas of

District boundaries The RHIC District is 270 acres in north central Terre Haute as illustrated in the map on page 7. The boundaries are Third Street (US 41) to the west, Tippecanoe Street to the south, the alley east of Ninth Street to the east, and parcels north of Eighth Avenue / Beech Street / Hancock Street to the north.

How To Use This Plan This Overlay District Ordinance is divided into four sections which include an analysis of existing conditions, the collective vision and goals for the neighborhood, a neighborhood blueprint / conceptual master plan, and development and design standards that when complied with will fulfill the vision. The sum of these parts will provide a solid direction for future development and revitalization within the RHIC District.

RHIC District Conceptual Redevelopment Plan

Introduction

A WAB

E RIV

UNION HOSPITAL CAMPUS

RHIC DISTRICT

INDIANA STATE UNIVERSITY

150 40

Legend

41 150 63

Major Corridors Railroad District Boundary

Location Map (Not to Scale)

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RHIC District Conceptual Redevelopment Plan

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Vision and Goals

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Vision and Goals

• Promote multimodal transportation and study appropriate connections from Union Hospital to Indiana State University and on to Downtown Terre Haute.

A healthy, enjoyable, sustainable neighborhood is built on a good vision. In addition to the core mission of the RHIC to promote inter-professional education and collaboration particularly in rural settings, it is the desire of the Collaborative to integrate physical development with academic endeavors. The goal is to create a vibrant and collaborative district that links institutions and encourages creativity and investment in the community. One could consider this neighborhood as an “historic district” for future generations.

• Build upon the knowledge and progress of current planning efforts in the community, such as Union Hospital’s master plan, ISU’s master plan, the Collett Park Neighborhood plan, Riverscape, and the Downtown Terre Haute Vision plan, to develop synergies that benefit the entire community.

The Collaborative is looking for a creative and visionary approach to the redevelopment of this area that addresses the following objectives:

• Seek opportunities to integrate public spaces and green corridors throughout the area that encourage wellness and long term livability of the area.

• Endeavor to set the standard of a neighborhood that exemplifies wellness, one that is not just sustainable but sustaining.

• Extend the successes of the Landsbaum Center to create a multidisciplinary educational quadrangle that encourages use by the partner institutions and inspires the education of future health care professionals. • Create an area dedicated to business incubation and technological progress that capitalizes on the proximity to the partner institutions and the rural health advances being made by them. • Establish an exemplary mixed-use neighborhood that can provide for spontaneous meeting places, aid in the recruitment of professionals and create a stable, long-lasting living option near Downtown Terre Haute and abundant cultural resources.

Listening to stakeholders

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Neighborhood Analysis

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Neighborhood analysis

circulation

41) through Terre Haute prior to the rerouting/ construction of the western bypass on Third Street. This corridor was further interrupted by the recent closure for the Union Hospital site between Eighth Avenue and Beech Street. Seventh Street is still a neighborhood street of great importance to the residents and is anchored on the north and south by two of the most important institutions in Terre Haute.

The RHIC District is an urban neighborhood and vehicular and pedestrian access to and through the neighborhood are major components of this plan and will be factors in the success of the revitalization efforts.

A summary of the analysis and relative roles of the corridor based on community input and site analysis is illustrated in the Transportation Analysis map on page 13 and described below.

• Eighth Avenue is the primary east-west connector on the north end of the District. It serves as Union Hospital’s primary gateway from Third Street. A deceleration lane has been approved for northbound lanes at that intersection.

Primary Vehicular Corridors

General Neighborhood Infrastructure Condition

The City of Terre Haute periodically assesses the condition of existing curb and sidewalks and includes the worst rated areas in an annual replacement project as funding allows. Several infrastructure elements within the RHIC district are in need of improvement.

• Third Street (US 41) on the western edge of the District is heavily traveled. Currently it includes three driving lanes in each direction with a concrete center median. Access from Third Street to cross streets is nearly unlimited, increasing the potential for conflict between vehicles, pedestrians, and cyclists. A decelerator lane is being planned for the north bound lanes approaching Eighth Avenue.

Traffic flow within the study area has not been an issue in the past. Primary vehicular corridors within the district include:

• Lafayette Avenue lies along a SW to NE angle and in the past was Third Street (US 41) through northern Terre Haute. Third Street eventually became Third Street (US 41) and the campus closure of Lafayette Avenue between Third Street and Fifth Street caused a reduction in traffic into the District. Despite these changes, Lafayette Street remains an important influence on the neighborhood’s physical development pattern providing both benefits and challenges. • Locust Street is a major east-west connector and one of only two roads connecting all the way across northern Terre Haute. • Seventh Street is the City’s designated “Arts Corridor”, lined with galleries and shops within downtown Terre Haute. In addition, Seventh Street used to be a segment of Third Street (US

• The existing pavement for the roadways within the study area is generally in fair to good condition. • The majority of the sidewalks throughout the project area has significantly deteriorated. • Curbed streets have numerous locations where there is little to no curb exposure present. • Many of the curb ramps (if present) are not ADA compliant. • A path that connects the ISU campus to Collett Park by way of Fifth Street, Seventh Avenue, Sixth Street, and Maple Avenue was recently improved. On-Street Parking The City requires new development to accommodate sufficient off-street parking. On-street parking, while present throughout much of the study area, is in greater demand due to the practice of ISU students parking in the southern portion of the neighborhood to avoid 2-hour parking limits and permit-only parking areas

RHIC District Conceptual Redevelopment Plan

Neighborhood analysis

UNION HOSPITAL

13th Street

7th Street

3rd Street

WOODLAWN CEMETERY

1st Street

8th Avenue

3rd Avenue

Locust

2nd Avenue

ISU CAMPUS

on campus. With many of the on-site parking areas at capacity during a typical weekday, maintaining onstreet parking in the future should be a consideration.

Legend Commercial Nodes Major Corridors

One-Way Pairs The City previously considered converting the one-way pairs of Eighth and Ninth Street for two-way traffic flow; however, it was noted that existing traffic flows well with the streets being one-way. With the development of

Railroad District Boundary

Transportation Analysis (Not to Scale)

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Neighborhood analysis

Lafayette Avenue and Seventh Street as primary north/ south routes carrying two-way traffic within the study area, it may not be necessary to convert Eighth and Ninth Street to accommodate two-way traffic. This should be monitored in the future as the study area redevelops to determine if an operational benefit will be realized by eliminating the one-way pairs.

UNION HOSPITAL

Future Land Use Plan

13th Street

7th Street

Legend Major Corridors Railroads Existing Union Hospital Campus

ISU CAMPUS

District Boundary

Expansion Areas

(as identified in previously adopted plans) (Not to Scale)

According to the 2006 Terre Haute Vigo County Comprehensive Plan, the majority of the RHIC District is planned for “Reuse and Redevelopment” (Future Land Use Plan Map, page 15), a designation for “underutilization of land”. The Comprehensive Plan recommends incentives to support redevelopment, density bonuses, the creation of redevelopment plans, compatible infill development and the elimination of incompatible and inconsistent uses within the residential context, and a range of housing densities.

Locust

Expansion Areas

Indiana State University and Union Hospital have each established their maximum growth boundaries (not part of this plan; shown in the Expansion Areas map, (this page) within which to expand opportunities for additional employment in the future.

The RHIC District was traditionally and still is primarily a residential neighborhood, though the amount of residential properties has diminished in the last few decades. Also gone are the primary school and neighborhood serving retail. Union Hospital and affiliated medical professional offices have provided the majority of reinvestment in the area with plans to expand the campus as far south as Sixth Avenue.

3rd Street

Land use

8th Avenue

Historically Significant Structures Within the RHIC District Boundary three structures have been identified by an employee of Indiana Landmarks as being particularly significant. They include the Statesman Inn, located on Third Street between Fourth and Seventh Avenues, a structure occupied

The newest addition to Union Hospital’s campus.

RHIC District Conceptual Redevelopment Plan

Neighborhood analysis

by a university fraternal organization on the southwest corner of Locust and Seventh Streets, and a building that formerly housed a day-care on the south side of Elm Street between Seventh and Eighth Streets. All are significant representations of particular architectural styles. Additional analysis of the neighborhood could identify additional historically significant structures.

Legend Medical Neighborhood Enhancement

Neighborhood Conservation Reuse and Redevelopment

Future Land use Plan

(as identified in the Comprehensive Plan) (Not to Scale)

Commercial

Currently there are no public elementary, or high schools located within the RHIC District study area, and Chauncey Rose Middle School will be closed at the conclusion of the 2011-2012 school year due to declining enrollment. Those students will be redistricted to Otter Creek and Woodrow Wilson middle schools. This is a loss to attracting and maintaining families with school-age children. With regard to one of the recommendations of this Conceptual Redevelopment Plan, maintenance of existing nearby schools or creation of additional public school facilities and/or charter facilities may be necessary to attract households with children.

Primary and Secondary Education

University

The District currently contains a few commercial uses including a discount variety store, a couple of

restaurants, fuel station, adult day care, and scooter sales. Also there are several scattered underutilized or vacant commercial properties that provide opportunity for building rehabilitation or site redevelopment.

Lafayette Avenue businesses

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Neighborhood analysis

Residential / Housing One of the goals of the RHIC Overlay District is to strengthen the existing neighborhood by stabilizing the deterioration and by providing housing that appeals to a variety of lifestyles at all stages of the life cycle. The standards provide a contextual approach to compatible, appropriate infill that can function in harmony with the existing residential areas. The health of the neighborhood and inclusion of existing residents and businesses is vital to the RHICâ&#x20AC;&#x2122;s success.

41 63

8th Ave

6th Ave

4th Ave

elm ST

tippeca noe ST

9th Street

Locust ST

7th Street

eA ve

pt tt

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6th Street

4th Street

3rd Street

2nd Ave

8th Street

3rd Ave

A housing conditions analysis was conducted and the areas with the most intact, habitable housing are shown on the Housing Analysis map on this page. These areas are vital to the neighborhood and attempts should be made to preserve and restore as much of this housing stock as possible. The blocks south of Locust are occupied mainly by rental housing that serves as ISU off-campus housing for students, and fraternities. Vacant Property

Legend Good Condition District Boundary

Housing Analysis

There are many vacant lots and underutilized land in the RHIC District. Some of parcels are contiguous and under common ownership, providing the best opportunity for near-term changes.

(Not to Scale) Spruce ST

RHIC District Conceptual Redevelopment Plan

Neighborhood analysis

and sidewalks not raise existing grades along the edges of the right-of-way to reduce the possibility of stormwater ponding in front yards. Also, boulevard sections that include median rain gardens/infiltration basins should have a cross slope of one percent (1%) towards the center of the roadway.

Sustainable stormwater solutions implemented quarterblock could also reduce the amount of runoff.

An area that maintains an urban neighborhood character.

Vacant parcels: fenced, maintained and awaiting redevelopment.

Sustainable Infrastructure

The majority of stormwater runoff is conveyed overland to surface inlets located within intersections. These surface inlets are connected to the City of Terre Hauteâ&#x20AC;&#x2122;s sanitary sewer system. The City of Terre Haute is currently working with the Indiana Department of Environmental Management (IDEM) to develop a Long Term Control Plan to reduce the number of unregulated overflows (or combined sewer overflows) to area waterways. These issues require developments within the study area to manage stormwater on-site. Sandy soils present within the study area facilitate stormwater infiltration, making it possible for sustainable design solutions (i.e. rain gardens, pervious pavements, etc.) to manage stormwater in redeveloped areas. The study area includes extremely flat topography. It is recommended that any redevelopment of roadways

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Raingardens integrated into the sidewalk provide environmental and aesthetic benefits, and can offer additional safety for pedestrians.

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Neighborhood analysis

Summary of Findings

The design or transportation corridors and land use recommendations only go so far in revitalizing a neighborhood that has seen a significant amount of disinvestment. To that end a Market Analysis was conducted to get a realistic picture of what mix of land uses could find success in the RHIC District. A summary is included in this chapter, but the complete report by Development Concepts Inc., can be found in the Appendix.

The RHIC District (study area) is a geography that can be considered to be in a period of “market distress”. Once a well-established neighborhood, its core fabric has devolved to a point where it is characterized by distressed and/or vacant property, low income households, and deteriorating businesses. Investment by the private sector, whether in new development or property rehabilitation, is virtually non-existent outside of unique opportunities such as the area’s proximity to Indiana State University and Union Hospital.

Strengths • Proximity to two institutional anchors – ISU and Union Hospital • Relatively high residential density (for the city) • Regional access Third Street (US 41)

However, unlike many central-city neighborhoods that have experienced similar periods of decline, the current conditions of the study area represent an enormous redevelopment opportunity for the City of Terre Haute. While core real estate markets are not strong enough to support a replacement of the housing stock and businesses that once existed in this area, there is nevertheless enough opportunity related to the growth of ISU and Union Hospital to expect that this area could thrive once more, given the right direction and tools made available to bring back private investment.

A SWOT Analysis (Strengths, Weaknesses, Opportunities, Threats) was conducted during a public workshop in summer 2010.

Market Analysis

Weaknesses • Low Income / Spending Potential • Distressed Housing • Large tracts of vacant land • Confusing and ineffective transportation network • Underserved by retail and services

Opportunities • Vacant land available to redevelop • Proximity to two growing campuses • Medical / Education sparked employment center Threats • Inability to control land / create appropriately sized development areas • Local transportation routes • Oversupplied retail market • Weak regional housing market

Short-term market opportunities for this district include: • Niche / specialized residential development (students, senior / assisted living, hospital related) • University or medical related research / employment / office development • Hospital / medical related office space

Catalyst Projects During the July 2010 Public Workshop, five projects were identified as potential catalyst projects with community-wide impact that could launch future investment and revitalization efforts. These types of projects are illustrated on the Potential Catalyst Projects map, page 19, and are described below.

RHIC District Conceptual Redevelopment Plan

Neighborhood analysis

Mixed-Use Redevelopment

8th Avenue

Assisted Living

A feasibility study has been prepared for a business accelerator which could serve as a catalyst for redevelopment if the site selected is within the RHIC District. Public and steering committee input identified three locations all currently vacant. They are displayed on the Potential Catalyst Projects map, page 19. A The corner of Third Street and Eighth Avenue.

This site provides excellent access.

B The corner of Lafayette Avenue and Seventh

Street. This site is located in the proposed central node for the neighborhood.

C In the southwest corner of the district along

Locust Street. This site is adjacent to ISU, provides access to Third Street via Locust Street, and is the closest site to downtown.

Incubator/ Accelerator Site

7th Street

Community Commercial

Mixed Use / Redevelopment

Incubator/ Accelerator Site

Medical Office Building

There has been much discussion about a proposed location for a potential “business accelerator” for independent start-ups in Terre Haute that have already found their footing and need additional resources and room for expansion. A location in the RHIC District can provide a unique opportunity for collaboration and shared resources with Indiana State University and Union Hospital, as well as providing a location close to downtown.

3rd Street

Incubator / Accelerator

UNION HOSPITAL

WOODLAWN CEMETERY

The intersection of Seventh Street and Lafayette Avenue is at the center of the neighborhood, located along the Seventh Street Arts Corridor, and is currently occupied by several underutilized or vacant properties. Efforts should be taken to assimilate contiguous property under one ownership to facilitate development opportunities in the near future.

Locust

Incubator/ Accelerator Site ISU CAMPUS

Legend Potential Catalyst Project #

Potential Accelerator Sites Major Corridors Railroad District Boundary

Potential Catalyst Projects

(As Identified at June 2010 Workshop) (Not to Scale)

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Neighborhood analysis

Community Commercial

Third Street is a heavily traveled corridor in Terre Haute. Community-serving commercial uses, such as a grocery store, at the intersection of Third Street and Second Avenue could benefit from the high visibility. Redevelopment or improvement of this intersection, including streetscape and gateway improvements, can also highlight a notable entry into the district and toward the mixed-use center.

The Market Analysis for the RHIC District identified an opportunity for senior and assisted living housing in the neighborhood, especially because of the close proximity to Union Hospital and other medical amenities. Possible improvements to the existing public housing area could both increase density within the district and provide a way to meet the assisted living demand.

Assisted Living

Medical Office Building

A new medical office building, hosting specializations in a variety of medical fields, is proposed for the RHIC District. This facility will be located in the northern portion of the district, close to Union Hospital.

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RHIC District Vision

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RH I C Di s t r i c t V i s i o n | I n trod u ctio n

This chapter, the “RHIC District Vision”, presents a cohesive plan for development of the neighborhood by its many stakeholders including residents, a steering committee, property owners, business owners, and the general public. This Vision Plan contains:

• Land Use Plan • Mobility Plan

a variety of needs and lifestyles. This may include offcampus housing north of the campus and housing for empty nesters, seniors, young professionals, and those needing assisted living, mixed with the existing homes that have committed to this urban environment. A compilation of principles that guided the concepts contained in this chapter and that should influence future development proposals in the RHIC Overlay District follow:

Introduction

The graphics contained within this document, including illustrative plans, sketches, photographs, etc., are intended to portray design intent and not final architecture or site design. Final architecture and site design will be determined over time and will vary depending upon the end users.

• Create a mixed-use neighborhood with live-work residences, offices, convenient transportation, entertainment, restaurants and retail centers with a focus / core near the intersection of Seventh Street and Lafayette Avenue.

D n

Land Use Plan

The adjacent RHIC District Land Use Plan illustrates an ideal framework for neighborhood redevelopment based on the principles developed during the planning process. It utilizes the districts established in the RHIC Overlay District Ordinance (the companion to this plan and necessary for interpretation) and includes the types of use that are recommended for each district. It is one possible concept and not a definitive statement of property redevelopment.

The vision and goals of the RHIC partners, residents and business owners is to create a vital neighborhood, not unlike the neighborhood character that existed decades ago before the long steady decline that affected many inner city communities. Development in the neighborhood should follow the basic principles of a vital traditional neighborhood: a mix of uses, concentrated density, an urban grid of streets with facilities for bicycles, a pedestrian-oriented network, and open spaces. The institutions of Union Hospital and ISU create solid north and south edges. These institutions together employ more than 5,000 people that come to or through the neighborhood each day providing an opportunity to increase the population by providing housing to suit

• Create an active new streetscape and connection to the main arteries of Terre Haute, especially continuing enhancements for Seventh Street.

• Creating a commercial gateway at Second Avenue. • Provide greenspace throughout to enhance major thoroughfares, provide public space, and provide for stormwater detention alternatives. • Strengthen connectivity through innovative approaches to transportation, including urban pathways, greenways, and connections to the Wabash River, to create a livable community and help shape its future development. • Supply a mix of housing types to encourage a diverse array of lifestyles. • Encourage the retention or addition of primary and secondary school facilities within the neighborhood to attract families with school-age children. • Develop an Active Adult Community and other senior housing to attract and retain doctors, nurses, and faculty after retirement.

RHIC District Conceptual Redevelopment Plan

L a n d Use P la n |

UNION HOSPITAL

Buffer / Green Space

6th Ave

Detached Housing Attached Housing Multi-Unit Housing Campus Development Core Development Corridor Development

Detached Housing Attached Housing Multi-Unit Housing

eA ve tt fa ye

9th Street

1st Ave 8th Street

pt 5th Street

4th Ave

3rd Ave

4th Street

2nd Ave

3rd Ave

6th Street

4th Ave

7th Street

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Recommended Green Space / Stormwater Facility

Attached Housing Multi-Unit Housing Campus Development Core Development

8th Ave

3rd Street

RH I C Di s t r i c t V i s i o n

Locust ST

Elm ST

Attached Housing Multi-Unit Housing Core Development

tippeca noe ST

iNDIANA sTATE uNIVERSITY cAMPUS

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RH I C Di s t r i c t V i s i o n | M o b ilit y P la n

Mobility Plan

are recommended prior to, or concurrent with, redevelopment of neighborhood subareas. These enhanced mobility concepts include: Roundabouts:

Street Network The streets are the thread that hold the neighborhood fabric together. The streetscape, a significant part of the public realm, contains public improvements including roadway, sidewalks, trails, transit and utilities. Though the nature of the street may affect adjacent public or private land use, implementation and maintenance of improvements generally require public investment.

To promote neighborhood revitalization, the market analysis determined that a reorganization of the street network could increase traffic counts and provide better access to residents, employees, and visitors which in turn will increase business opportunities. The Potential Street Network map on the facing page illustrates the proposed hierarchy of streets within the district. Rightof-way width, connectability, and proposed land uses were factors in determining the major, minor, and local neighborhood travelways. Third Street, Lafayette Avenue, Locust Street, Seventh Street, Second Avenue, and Eighth Avenue (yellow in the Potential Street Network map, page 25) are the most prominent corridors and were identified as a priority for enhancement. Managing access to adjacent properties, especially on Third Street by reducing the number of curbcuts, is strongly encouraged to ensure safety, efficient traffic flow, and cohesive development patterns. Considerations Within the district, alternative traffic movements

• Lafayette Avenue, Eighth Avenue, and Ninth Street. This roundabout location was specifically studied by American Structurepoint Inc. prior to this plan (an illustration is in the appendix on page 46) and is the only roundabout illustrated in the Potential Street Network map on page 25. Significant capacity improvements are necessary at this intersection. A 5-leg roundabout, eliminating northbound entry from Ninth Street, is recommended to improve traffic operations and enhance safety for motorists. Inclusion of a northbound Ninth Street entry point would need to be studied further during the design stage to ensure safe access.

Part of placemaking in the RHIC district is announcing arrival and transition into the soon-to-be revitalized neighborhood. Gateways (as identified in the Potential Street Network map, page 25) will better define the transitions into the neighborhood. Gateways can be created with a combination of signage, pavement change, lighting, art and landscaping. The gateway and corridor treatments can combine to direct traffic into and through the center of the neighborhood (Seventh Street and Lafayette Avenue).

Gateways

• Additional analysis would be required to determine the feasibility of additional roundabouts within the project area along Lafayette Avenue. In general, roundabouts are able to accommodate increased traffic volumes without signalization and can provide aesthetic enhancements to an area as well as focal points for new development. Possible roundabouts not illustrated on the Potential Street Network map include: –– Seventh Street and Lafayette Avenue: Either a roundabout or vehicle detection in the left-turn lanes could be added at this intersection as noted in the May 2008 traffic study conducted by American Structurepoint Inc. With a roundabout already recommended for the intersection of Eighth Avenue and Lafayette Avenue, an additional roundabout at Seventh Street and Lafayette Avenue would enhance traffic flow even further along both corridors. It should be noted that additional analysis may be required to determine the cost/benefit of a roundabout at this intersection. –– Locust Street and Lafayette Avenue: This intersection was not included as part of the

RHIC District Conceptual Redevelopment Plan

M o b ilit y P la n |

May 2008 traffic study. The intersection is currently signalized, but a roundabout could improve traffic flow along both Locust Street and Lafayette Avenue as the area is redeveloped and traffic volumes increase.

• Eighth Avenue at Sixth Street: Dedicated left-turn lanes for both the eastbound and southbound approaches is recommended. Also considered is an elimination of the stop sign on Eighth Avenue to allow free-flow of traffic.

Dedicated Turn Lanes:

Third Street “Road Diet”: • Third Street (US 41) Boulevard Concept: Revitalization of the study area begins with Third Street on the western border. The six travel lanes allow traffic to move at high speeds

• Third Street (US 41) and Eighth Avenue: A dedicated northbound right-turn lane and an exclusive left-turn lane for the westbound approach is currently under design.

Beech St

Hancock St

4th Ave

6th Ave

4th Ave

Legend Major Corridor 3rd Ave

3rd Ave

6th Ave

Minor Corridor

Locust ST

9th St

8th St

7th St

eA ve

1st Ave 6 1/2th St

tt La

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1st Ave

5th St

4th St

3rd St

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10th Street

6 1/2th St

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8th Ave

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RH I C Di s t r i c t V i s i o n

Potential Conversion Existing Collett Park Pathway Existing Road Gateways Neighborhood Center District Boundary

6th St

elm ST

tippecan oe ST

Potential Street Network (Not to Scale)

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RH I C Di s t r i c t V i s i o n | M o b ilit y P la n

leaving the adjacent neighborhood unnoticed. Congestion at certain times of the day is largely caused by unlimited access to neighborhood side streets. Work with INDOT to consider reducing the number of through-travel lanes to two in each direction in order to create a landscaped median, and employ access management principles, thereby reducing curbcuts and possibly limiting access to two east-west streets.

The Tippecanoe Street / Third Street trailhead adjacent to existing rail line

neighborhood to the targeted redevelopment area of Seventh Street and Lafayette Avenue. Third Street businesses would primarily be accessed from avenue side streets instead of directly from curbcuts on Third street.

The mobility plan recommendations based on the Illustrative Concept Plan include the conversion of selected streets to either limited access roads or narrowed lanes to accommodate parking facilities, or even realignment or vacation to create larger parcels, instead of awkward triangular lots, for cohesive redevelopment. These suggested roadway changes will promote safe pedestrian travel, enhance livability, increase efficient traffic flow, focus the number of daily trips (by relocation), and create larger parcels for redevelopment or open space.

Roadway Conversions:

Streets changes, identified on the Potential Street Network map, page 25, and below, may vary in the future based on actual implementation of this conceptual plan.

• Fifth and Sixth Streets between Locust and Tippecanoe Streets. Due to the angle of Lafayette Avenue there are currently several small parcels which, through combination, could be made attractive for development or expansion of existing and new uses. The conversion of Fifth Street would also enable a safer, more direct crossing of Tippecanoe Street along Lafayette Avenue for both vehicles and pedestrians. • Third Street access: Every street in the RHIC District study area currently is accessible from north and southbound US 41 (Third Street). Reducing the number of access points at First and Third Avenues or Second the Fourth Avenues would allow for a more continuous landscaped median and would focus traffic onto one street (gateway) into the center of the

• Sixth Avenue between Seventh and Ninth Streets: The May 2008 traffic study by American Structurepoint, Inc. recommended that either additional vehicle detection for left-turn movements on Lafayette Avenue or a roundabout be installed for safety. A roundabout could not be justified due to lower traffic volumes. In the proposed concept plan, Sixth Avenue was eliminated between Seventh and Ninth Streets to provide larger parcels for core development and to reduce access points from six to four resulting in a safer neighborhood center.

Pedestrian and Bicycle Network As an urban neighborhood, the district has the basic infrastructure in place to make it pedestrian friendly. Sidewalks are provided on nearly every block though the condition and width may vary. Many ISU students in health related majors walk to and from Union Hospital on a daily basis. There currently is not regularly scheduled transit available between the two. The graphic on page 27 shows the walkability of the RHIC District. It is commonly accepted that destinations within one-quarter mile, or a five-minute walk, between residences or places of employment and daily shopping/ banking/business needs is optimum for pedestrian

RHIC District Conceptual Redevelopment Plan

RH I C Di s t r i c t V i s i o n

in.

i n. M

Union Hospital

M 1 /2

8Th Ave

9th Street

n 1 Mi. 20 M in.

Locust

3Rd Street

41 63

Wabash River

-1

3/ 4

M o b ilit y P la n |

School of Nursing

Legend 1/4-mile Distances

5-minute Walk Distance Cherry

District Boundary

Walkability Indicator (Not to Scale)

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Draft: May 2012

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RH I C Di s t r i c t V i s i o n | M o b ilit y P la n

Railroad

A committee of individuals with and interest in Terre Haute’s railroad network (Terre Haute Urbanized Area Railroad Corridor Study Advisory Committee) currently meet on a regular basis to discuss alternative routes for existing rail service. One such alternative includes potential improvements/re-routing of the railroad tracks on the south end of the District, but no changes to the current rail alignment have been studied or approved at this time.

• The Collett Park Pathway, a portion of the National Road Heritage Trail Greenway System, creates a connection through the neighborhood between downtown, ISU, Union Hospital, and Collett Park north of the hospital along Fifth and Sixth Streets (Potential Street Network map, page 25). The pathway consists of a 10’-12’ concrete sidewalk.

• The National Road Heritage Trail connects eastern Terre Haute, including the Rose Hulman Institute of Technology and several neighborhoods, to downtown and the Wabash River through an old rail corridor and on-street facilities.

Terre Haute is currently well-served by the Terre Haute City Bus system. Three routes serve the RHIC District on an hourly basis (“Plaza North” and “North 19th/12 Points” 6:15am-6:00pm and “Northeast Evening” 6:15pm-11:05pm) on Fifth Street, Eighth Street, Locust Street, and Eighth Avenue) as shown on the map on page 29. These routes connect Union Hospital to the Cherry Street Transit Center, but all three travel southward through the neighborhood resulting in a five or ten minute trip from Union Hospital to the Transit Center, but a forty to forty-five minute trip from the Transit Center to Union Hospital.

In addition to basic sidewalks, Terre Haute has an established trail system which includes:

Transit

activity. The entire District is less than a ten-minute walk from the proposed central node of the RHIC District, the majority of which is within a five-minute walk.

• A trailhead exists where Tippecanoe Street crosses under the Third Street bridge. There is the potential for a safe connection to the First Street and riverfront uses for residents of the RHIC District.

RHIC District Conceptual Redevelopment Plan

RH I C Di s t r i c t V i s i o n

M o b ilit y P la n |

Maiden LN

Union Hospital

4th Street

4th Ave

6th Ave

7th Ave

9th Street

8th Street

Proposed Commercial Area

Locust ST

7th Street

eA ve tt fa ye La

1st Ave

6th Street

2nd Ave

6-1/2th Street

3rd Street

3rd Ave

elm ST

10th Street

41 63

6-1/2th Street

8th Ave

7th & Elm Restaurant / Student Housing

5th Street

tippeca noe ST

Spruce ST

University Hall / Central ISU Campus

Chestnut ST

Legend North 19th / 12 Points (6:15am6:00pm)

Cherry ST Wabash Ave Ohio ST Walnut ST

Cherry Street Transit Facility

Plaza North (6:15am-6:00pm) Northeast Evening (6:15pm-11:05pm) Bus Stops District Boundary

RHIC Bus Routes (Not to Scale)

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Draft: May 2012

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RH I C Di s t r i c t V i s i o n | M o b ilit y P la n

Shared Streetcar/ Bike Lane

Pedestrians/ Storefronts

2-Lane Vehicle Traffic

Shared Streetcar/ Bike Lane

Pedestrians/ Storefronts

Seventh Street

Potential Seventh Street Cross-Section

Seventh Street was, and continues to be, a main link between ISU and Union Hospital, and a neighborhood center where it intersects with Lafayette Avenue. Connecting Downtown and ISU, the street is known as the Arts Corridor. It is important to continue its special character by applying unique treatments possibly including: • bicycle lane • bus lane • decorative street lighting • Coordinated street furnishings (trash containers, bike racks, trees, benches, signage) Potential Seventh Street improvements are illustrated in the cross-section on page 30.

Transit on Seventh Concept The combination of the promotion of the Seventh Street Arts Corridor with a dedicated streetcar (bus rapid transit) route would be an ideal complement to the proposed catalyst projects on Seventh Street. A limited number of stops, spaced roughly 1/4 mile apart (see graphic page 32), would place emphasis on certain locations while reducing travel time between the anchor destinations. Locations for the stops could include the proposed central node within the neighborhood at the intersection of Lafayette Avenue and Seventh Street; the area south of Locust Street that currently contains student housing and a small commercial node at the intersection of Seventh and Elm Streets; and a central location within Indiana State University’s campus located near a large concentration of classroom facilities.

RHIC District Conceptual Redevelopment Plan

RH I C Di s t r i c t V i s i o n

M o b ilit y P la n |

The bus rapid transit concept could integrate the bus and bicycle travelways into a 14-foot wide dedicated travel lane. Enough space would be provided to allow passing while maintaining a separation between these uses and other vehicles. In order to heighten awareness of the proposed travelway, special paint along the route, possibly an entirely painted lane, would signify its special status and discourage automobile drivers from using it.

Streetcars

A streetcar as recommended in this plan refers to a short, dedicated, direct, limitedstop bus route that directly connects two destination anchors. By limiting the number of stops and turns along the streetcar route, passengers can ride more frequently with shorter wait times. A rider must currently wait an hour between bus pick-ups which can be reduced to ten or fifteen minutes with a streetcar route, reinforcing the connection between downtown, the neighborhood, and services to the north.

Top: Existing boulevard with bicycle lane through ISU Campus on Seventh Street.

An entirely painted dedicated streetcar/bicycle lane.

Middle: Dedicated streetcar/bicycle lane (“green line”) through the RHIC District with existing development and landscaping. Bottom: After addition of mixed-use redevelopment. Rapid transit streetcar.

Draft: May 2012

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RH I C Di s t r i c t V i s i o n | M o b ilit y P la n

Maiden LN

Union Hospital 8th Ave

41 63

7th & Elm Restaurant / Student Housing

Spruce ST

University Hall / Central ISU Campus

7th Street

Ave

6th Street

L afa yette

6-1/2th Street

elm ST

tippecanoe ST

Chestnut ST

Legend

Wabash Ave

Ohio ST

Walnut ST

Popular ST

ARTS CORRIDOR

DOWNTOWN

Cherry ST

1/4 Mile or 5-minute walk from Bus Stop

Locust ST 5th Street

3rd Street

RHIC DISTRICT

1st Ave

9th Street

3rd Ave

2nd Ave

ISU CAMPUS

Proposed Commercial Area

8th Street

4th Street

4th Ave

10th Street

6th Ave

6-1/2th Street

7th Ave

Cherry Street Transit Facility

Proposed Stop Proposed Route 5-minute Walk Distance

Proposed Bus Rapid Transit route (Not to Scale)

RHIC District Conceptual Redevelopment Plan

FT RA D n

Implementation

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Implementation

Overview

quick wins (6 months)

There are many steps that must be addressed in the effort to bring the vision and concepts developed for the RHIC District neighborhood to fruition. This section identifies the â&#x20AC;&#x153;next stepsâ&#x20AC;? and agencies that must be participants, if not partners, with the members of the RHIC and the City Redevelopment Department in carrying out the following. This good faith show of public investment in neighborhood infrastructure will be one of the primary tools to leverage private investment.

Form a Neighborhood Association Led By: Residents with assistance by City Staff

A Neighborhood Association is a good way for residents to meet their neighbors and form lasting relationships. An organized Neighborhood Association can also provide a unified voice for the opinions of residents. This voice will be heard by the City, and often by speculative builders and developers who want to invest in the neighborhood.

Neighborhood Associations do not need to have a complex organization. Often a few individuals can share the responsibilities, which include setting dates and reserving space for meetings, which could occur anywhere from monthly to yearly, organizing neighborhood clean-ups or potlucks, or simply informing neighbors about news relevant to the neighborhood. This would also be an effective forum for determining a neighborhood name and establishing a neighborhood watch program.

Maintain and Advertise the Database of Available Properties in the Neighborhood Led By: Redevelopment Department A database, advertised publicly, can assist potential homeowners and developers in their search of rehabilitation or redevelopment opportunities. The list should be updated quarterly. Sponsor a Neighborhood Clean-Up Led By: Residents Neighborhood residents can get together once or twice a year to clean up the neighborhood, including trash pick-up, some weed or other debris removal, or assisting some neighbors who may be physically handicapped with small tasks such as yard clean-up or simple exterior home repairs. A clean, well-maintained neighborhood is perceived as a safer neighborhood.

RHIC District Conceptual Redevelopment Plan

Implementation

Short-Term Strategies (1-3 years) Direct Resources Towards the Streetscape Enhancements Led By: City of Terre Haute

Research Legal Process for Lifting or Modifying Deed Restrictions Led By: Engineering Department, Parks Department

The street is an important element in the fabric of a city, the thread connecting the buildings and spaces where we live, work, shop and play. From an urban design perspective, the network of streets, alleys, and sidewalks should be viewed as a collection of “public places”. The majority of streets are within the public realm and are maintained by the Board of Public Works and Safety.

Streetscape improvements can enhance the quality, safety, image and success of the neighborhood. Amenities that create this richness and could occur within the right-of-way include: –– Benches and seating –– Street trees and planters –– Street lights

Memorial Park has had a deed restriction on it since the land was gifted to the City in the 1920’s. It was intended to create a site of remembrance for the first World War. The homes and school which once supplied the park with daily users have departed the area. The park which does contain some recreational equipment and a small parking trailhead is largely underutilized. The City should research the deed restriction to determine if what opportunities are available to modify the park, its boundaries or location to better serve the changing demographic, while still providing a place to gather to remember. This could include creating a plan for the park, possibly similar to the recent plan for the Collett Park, that can identify specific uses for the park to ensure that it will meet neighborhood needs.

Enforce Penalties and Issue Violations for City Weed and Trash Code Violations Led By: City Code Enforcement

The City should create a property maintenance ordinance and enforce it regularly. Some Indiana communities have already adopted similar ordinances, including Bloomington. This type of enforcement will ensure that the neighborhood does not look neglected and unattractive to potential investors and residents. Street Closure and Realignment Led By: City of Terre Haute The conversion of some streets into developable land may be warranted to attain other more important goals for the neighborhood and to encourage pedestrian use and retail activity. It is critical to balance the functional aspects

of streets with their role as part of the public realm. The goal is to create a street that addresses all modes of transportation and serves the community the entire day and on weekends.

–– Public art –– Trash receptacles –– Bus shelters –– Sidewalk cafes

The following streetscape issues deserve thoughtful consideration and coordination by the City. Future policies should not prevent the street from becoming a “place”.

Improving the streetscape of an area (sidewalk conditions, street furniture such as benches and trash cans, street lighting, street trees, etc.) can go a long way toward improving the image of an area. It can exhibit a feeling of safety, walkability, and identity which attracts residents and developers. Street Lighting Street lighting within the neighborhood is provided by cobra-head style fixtures that are independent or mounted on telephone poles. The City of Terre Haute should consider upgrading the street lighting with a fixture that communicates the revitalized identity of this neighborhood.

Draft: May 2012

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Implementation

Short-Term Strategies (1-3 years) cont.

CDCs are non-profit organizations that are formed by residents, local business owners, and other neighborhood stakeholders. They often build affordable neighborhood housing and sometimes provide assistance to small start-up businesses. Some state and federal funding is available, but they often operate through funds generated by the sales of homes and businesses that they build. Because they are locally-based and run by interested, dedicated individuals, they can be a great resource for neighborhood improvement and can often initiate change faster than local government resources. Increase Primary and Secondary School Service Led By: Private Organizations and Public School Administration

Street Trees Trees are significant elements of the streetscape which reinforce the linear axis and enclose the pedestrian space. Terre Haute has an active not-for-profit tree organization that should assess the status of existing trees and recommend and work with the city and neighborhood to infill and underplant mature species to perpetuate the urban forest. Unless for health reasons, trees within one block should be of the same species for visual continuity and a unified aesthetic appearance, but may vary from block to block. Street tree locations, species, and planting specifications need to be coordinated with the Board of Public Works and Safety.

Create a Community Development Corporation (CDC) Led By: City Staff and Residents

Sidewalks Sidewalks move people through spaces and connect the street to the buildings. Specifications regarding sidewalks should consider minimum widths to comfortable move pedestrians. The minimum width is proposed in this plan for new development is five feet. On certain high use corridors, the city should increase sidewalk widths when undertaking a replacement or upgrade program. Typically, the predominant sidewalk material is concrete, but the addition of special paving highlighting intersections or prominent entries to public places should be encouraged.

Create a New TIF District for Certain Areas Led By: Redevelopment Commission

TIF districts are most effective when placed on distressed urban areas that are already served by public utilities, especially those with the highest potential for redevelopment in the near future. The most suitable areas for a new TIF District would be around the catalyst areas proposed by this plan. This will ensure an appropriate amount of public investment in these areas to encourage additional, non-catalyst area development to follow the lead example.

Consider the creation of neighborhood-serving primary and secondary charter schools to fill the void for northof-downtown neighborhoods. Primary school closures, the upcoming closure of Chauncey Rose Middle School at the conclusion of the 2011-2012 school year, and the lack of high schools in the neighborhood creates a disadvantage when attempting to attract a variety of residents, including families with school-age children. Create Educational and Neighborhood-Serving Volunteer Organizations Led By: Private Organizations and Not-for-Profit Entities The proximity of the neighborhood to university and medical students who often need volunteer or clinical hours creates an opportunity for neighborhood-serving free clinics or service organizations. This â&#x20AC;&#x153;center for volunteerismâ&#x20AC;? could include a variety of services such as or similar to the Boys and Girls Club, health services, or other charitable organizations.

RHIC District Conceptual Redevelopment Plan

Implementation

Medium-Term Strategies (3-7 years) “Green” the Neighborhood Led By: City Staff

Benefits of two-way streets include: –– Though pedestrians must look both ways when crossing a two-way street, they often feel more comfortable because of slower traffic speeds, hence the designation of streets as “pedestrian-friendly.”

The RHIC District is vastly underutilized and contains a fair amount of vacant land at the present time. Likewise, the level of deterioration and relatively small pockets of dense existing residential properties that are recommended for retention and infill offer a unique opportunity to create a new, substantially “green” neighborhood with close proximity to downtown and two large institutions that serve as regional attractions.

–– Two-way streets are more accommodating of multiple modes of transportation including transit, cycling, and pedestrian movement.

For all of these reasons, Eighth and Ninth Streets should be converted for two-way traffic. The City has already evaluated these roads and determined that they have sufficient width for two-way traffic. Parking may need to be removed on one side in some areas to ensure sufficient street width.

Therefore the city should strongly consider official designation of the area for green development. Recommendations that serve this objective include:

–– Two-way streets are often more friendly to visitors that are unfamiliar with the city. Regional and state-wide visitors are common in the area thanks to proximity to Union Hospital and Indiana State University.

Because of these opportunities the City could also make the effort improve the area prior to private investment. This will allow the City to control the layout of a future roadway network and install infrastructure and utility facilities that are more efficient and easier to maintain, both physically and financially, into the future.

–– Slower traffic speeds calm traffic, which is often desirable in residential neighborhoods.

–– Develop a policy that requires, at a minimum, that newly constructed city structural and infrastructure projects be constructed, renovated, operated, maintained, and deconstructed using green building, low impact development (LID), waste management, and conservation landscaping principles and practices to the fullest extent possible.

–– The City should strive to reduce the amount of impervious surfaces in the public right-of-way. This can include implementing “green alley” strategies, rain gardens along the edge of street pavement, street trees, and pervious pavement for sidewalks and roadways where structurally possible.

Conversion of Eighth and Ninth Street to 2-way Traffic Led By: City Staff In past years, Eighth and Ninth Streets were converted from two-way traffic to one-way traffic. One-way traffic is most often convenient for daily commuters as travel is optimized for peak hour commuting. Neither Eighth nor Ninth Streets are commuter links.

Investigate Funding Sources to Rehabilitate or Renovate Existing Residences Led By: Redevelopment Commission Several potential funding sources exist for the rehabilitation of deteriorating housing such as revolving loan funds and facade grants, among others. These resources could be utilized by the City, a neighborhood group, or a Community Development Corporation to encourage reinvestment in the neighborhoods historic and/or authentic housing stock. Capture Underutilized Land Along the Railroad Led By: Terre Haute Urbanized Area Railroad Corridor Study Advisory Committee The southern-most portion of the RHIC District, adjacent to the railroad, contains underutilized land that could be captured for public or private use. Potential uses for the land include additional space for tree nurseries or an eastward extension of the signed trailhead (located where Tippecanoe Street crosses under the Third Street bridge) within a natural trail setting.

Draft: May 2012

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RHIC District Conceptual Redevelopment Plan

FT RA D n io pt o Ad ÂŠ RATIO Architects, Inc. | Development Concepts, Inc. | VS Engineering

Appendix

Appendix A: Definitions.....................41 Appendix B: Vehicular Analysis......43 Appendix C: Market Analysis............47 Appendix D: Concept Plan................54

Draft: May 2012

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FT RA D n io pt o Ad 40

RHIC District Conceptual Redevelopment Plan

D e f i n itio n s | A p p e n d i x A

Definitions

Front Facade Zone The Front Facade Zone is a designated area of a lot within which the front facade of a structure must be located. The intention of this zone is to allow a new structure flexibility of design. The images below illustrates the Front Facade Zone.

Mixed-Use Development

Mixed-use development is not only permitted in all subareas, it is encouraged. This type of development can not only provide activity at many times throughout the day, but can provide a level of security for a buildingâ&#x20AC;&#x2122;s continued use as economies change.

A doption

A mixed-use structure/development contains two (2) or more separate principal, compatible uses such as office, retail, service, civic, entertainment, or residential, that are unified, complementary, and functionally integrated with shared vehicular and pedestrian access and parking as illustrated below.

One possible combination of uses for a potential mixed-use structure.

Residential

Fr Fac ont Zon ade e

Office Retail

This building has been designed to accommodate many combinations of uses. Retail, residential, and office uses would all be appropriate for this structure.

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Draft: May 2012

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A p p e n d i x A | D e f i n itio n s

Streetwall

A streetwall consists of the plane that is formed by the front facade of adjacent, often contiguous structures. The relationship between a street and adjacent buildings is an important part of the urban experience. The width of the street can influence the desired height of the building streetwall, which in turn can help to create a comfortable, well-proportioned environment. The ideal streetwall proportion is 2:1.

The street wall represents a vertical plane at the right-of-way line created by structure faรงades.

RHIC District Conceptual Redevelopment Plan

V e h ic u lar A n al y sis | A p p e n d i x B 41 63

Vehicular Analysis Roadway Network Options

Union Hospital

With the intent of increasing vehicular traffic into the District to support and enhance future commercial ventures, various roadway redesign concepts (page 43-45) were developed and are described below. After evaluation, the recommendations can be found in the Mobility Plan, beginning on page 24, but the early alternatives have been gathered here.

8TH AVE

Memorial Park

District Boundary

10TH STREET

9TH STREET

8TH STREET

6-1/2TH STREET LA FA YE TT 10TH STREET EA VE

9TH STREET

1ST AVE

6TH STREET

8TH STREET

SPRUCE ST

Option #1 5TH STREET

7TH STREET

2ND AVE

LOCUST ST 6-1/2TH STREET

Roadway Changes

ELM ST

Neighborhood Map

SYCAMORE ST

TIPPEC

SPRUCE ST Indiana State University

SYCAMORE #1a ST

Indiana State University

#1B Neighborhood Map

RHIC District

TIPPECANOE ST

Road Network Opportunities (Not to Scale)

7TH STREET

TT TT FA YE

6TH STREET

Legend

3RD AVE

TIPPECANOE ST

LOCUST ST 6-1/2TH STREET

SYCAMORE ST

Indiana State University

5TH STREET

1ST AVE

EA VE

2ND AVE

6TH AVE

4TH AVE ELM ST

3RD STREET

4TH STREET

3RD AVE

8TH AVE

7TH AVE

LOCUST ST

Woodlawn Cemetery

4TH AVE

3RD STREET

FA YE

6-1/2TH STREET

6TH AVE Woodlawn Cemetery

Union Hospital

Memorial Park

6-1/2TH STREET

6TH STREET

5TH STREET

1STAVE AVE 7TH

EA VE

8TH AVE

2ND AVE

Memorial Park

Union Hospital

7TH STREET

3RD AVE

MAIDEN LN

4TH STREET

4TH AVE

• Alignment A: Realign streets to create a roundabout to promote traffic circulation. • Alignment B: Realign streets to create a trafficcalming boulevard.

41 63

MAIDEN LN

3RD STREET

41 63

6TH AVE

4TH STREET

Woodlawn Cemetery

6-1/2TH STREET

7TH AVE

Option #1: Extend Lafayette Avenue to Third Street. Realign the angle of intersection to improve and provide safe access. Eliminate Fifth Street connection at Lafayette Avenue while maintaining access to businesses.

A doption

MAIDEN LN

Draft: May 2012

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A p p e n d i x B | V e h ic u lar A n al y sis 41 63

MAIDEN LN

Union Hospital

8TH AVE

7TH AVE

6-1/2TH STREET

ELM ST

SPRUCE ST

Option #2

Option #2: Re-establish the grid at Fifth and Sixth Streets by closing small sections of existing streets and realigning others.

ELM ST

TIPPECANOE ST

SPRUCE ST

SYCAMORE ST

10TH STREET

LOCUST ST

TIPPECANOE ST

Indiana State University

9TH STREET

EA VE TT FA YE

6TH STREET

5TH STREET

1ST AVE

8TH STREET

3RD AVE

2ND AVE

LOCUST ST 6-1/2TH STREET

10TH STREET

9TH STREET

EA VE TT FA YE LA

6TH STREET

5TH STREET

1ST AVE

8TH STREET

3RD AVE

2ND AVE

3RD STREET

4TH AVE

7TH STREET

4TH STREET

3RD STREET

4TH AVE

6TH AVE Woodlawn Cemetery

4TH STREET

6TH AVE Woodlawn Cemetery

6-1/2TH STREET

7TH AVE

Memorial Park

6-1/2TH STREET

Memorial Park

7TH STREET

41 63

Indiana State University

SYCAMORE ST

Neighborhood Map

RHIC District

Option #3

Option #3: Reorganize the roadway network to reduce access points and form larger, more easily developable tracts of land. Neighborhood Map

RHIC District

RHIC District Conceptual Redevelopment Plan

V e h ic u lar A n al y sis | A p p e n d i x B 41 63

MAIDEN LN

Union Hospital

8TH AVE

Memorial Park

6TH AVE Woodlawn Cemetery

SYCAMORE ST

10TH STREET

Legend

LOCUST ST

6-1/2TH STREET

Indiana State University

9TH STREET

TT FA YE LA

6TH STREET

5TH STREET

A doption

1ST AVE

EA VE

2ND AVE

8TH STREET

3RD AVE

7TH STREET

4TH STREET

3RD STREET

4TH AVE

6-1/2TH STREET

7TH AVE

Roadway Changes District Boundary

ELM ST

TIPPECANOE ST

Road Network Opportunities (Not to Scale)

Option #4 SPRUCE ST

Option #4: Create a fly-over connection (orange) between Third Street and Lafayette Avenue at Locust Street. This would function similar to an interstate exit ramp. Neighborhood Map

RHIC District

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Draft: May 2012

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A p p e n d i x B | V e h ic u lar A n al y sis ROUNDABOUT CONCEPTUAL LAYOUT

8TH AVE.

Pa ve me nt

Ma tc

Match Ex. Pavement

EXISTING PAVEMENT SECTION NEW PAVEMENT SECTION APPROX. RIGHT OF WAY LIMITS AS OBTAINED FROM GIS

LA F

Roundabout design from City of Terre Haute for the intersection of Ninth Street/ Eighth Avenue/Lafayette Avenue.

Ma tc

AY ET TE AV E.

Ma tc

Pa ve me nt

Match Ex. Pavement

Ma tc

Match Ex. Pavement

This concept is illustrated in the Illustrative Concept Plan within this document.

9TH ST.

Match Ex. Pavement

Prior to the initiation of this plan a study was conducted to determine the feasibility of constructing a roundabout at the intersection of Lafayette Avenue, Ninth Street, and Eighth Avenue. To the right is a graphic that was created during that study. It was determined that, with some minor modifications to right-of-way, this roundabout would be feasible. Further study would be necessary to determine if the Ninth Street access to the southern side of the roundabout is feasible.

Match Ex. Pavement

8TH AVENUE, LAFAYETTE AVENUE, AND, 9TH STREET - TERRE HAUTE

Roundabout Study

RHIC District Conceptual Redevelopment Plan

M ar k et A n al y sis | A p p e n d i x C

Market Analysis

Weaknesses • Low Income / Spending Potential • Distressed Housing • Large tracts of vacant land • Confusing and ineffective transportation network • Underserved by retail and services

Summary of Findings The RHIC District (study area) is a geography that can be considered to be in a period of “market distress”. Once a well-established neighborhood, its core fabric has devolved to a point where it is characterized by distressed and/or vacant property, low income households, and deteriorating businesses. Investment by the private sector, whether in new development or property rehabilitation, is virtually non-existent outside of unique opportunities such as the area’s proximity to Indiana State University and Union Hospital.

Threats • Inability to control land / create development pads • Local transportation routes • Oversupplied retail market • Weak regional housing market

A doption

However, unlike many central-city neighborhoods that have experienced similar periods of decline, the current conditions of the study area represent an enormous redevelopment opportunity for the City of Terre Haute. While core real estate markets are not strong enough to support a replacement of the housing stock and businesses that once existing in this area, there is nevertheless enough opportunity related to the growth of ISU and Union Hospital to expect that this area could thrive once more, given the right direction and tools made available to bring back private investment.

Opportunities • Vacant land available to redevelop • Proximity to two growing campuses • Medical / Education sparked employment center

Short-Term Market Opportunities: 1. Niche / Specialized residential development (students, senior / assisted living, hospital related) 2. University or Medical related research / employment / office development 3. Hospital / medical related office space SWOT Summary (Strengths, Weaknesses, Opportunities, Threats) Strengths • Proximity to two institutional anchors – ISU and Union Hospital • Relatively high residential density (for the city) • Regional access (Third Street/US 41)

1.0 Study Area 1.1 Demographic Overview The study area for this market profile is the RHIC District, located north of the Indiana State University Campus, south of Union Hospital, east of Third Street (US 41) and west of 10th Street. Population estimates for the 2010 have the district’s population at 2,184, in 1,213 households. The residential density of the district is estimated to be 4,600 people per square mile. This is much higher than the average residential density of the city, which is approximately 1,850 people per square mile, and despite the presence of a large amount of vacant parcels. As these are estimates, it is feasible that they trend high, though it is reasonable to state that the study area has a population density of at least twice that of the city. Median Household Income in the district in the year 2000 was $20,816. This has risen only to an estimated $22,161 in 2010, which means in real dollars residents have lost as much as 16% of their household income in the past decade. During this period, Terre Haute’s MHI rose from $28,094 to $36,816. In real dollars this represented a rise in income between 3-8%, depending

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* Median year structure built indicator does not include homes built since 2000.

Sources: ESRI Business Analyst, Bureau of Labor Statistics, American Community Survey (ACS)

2.0 Housing Demand

Source: Bureau of Labor Statistics

2.1 Employment Trends

According to the Bureau of Labor Statistics, between 2001 and 2009, Vigo County lost 1,664 private jobs. A large portion of these losses are due to the recent recession â&#x20AC;&#x201C; private employment for the county was 43,898 at the end of 2007, which means that 1,641, or 99%, of the losses since 2001 occurred in 2008 and 2009. However, prior to 2008, employment was not growing in the county. Between 2001 and 2007, employment growth was stagnant, with the high point in employment in year 2003 (43,932) barely rising above the total in the base year of 2001 (43,921). Private employment varied between -1% and +0.001% between 2002 and 2007. During the same period, employment in the State of Indiana grew by 17,390, or 0.6%. In 2008-2009, the state lost 8.2% of its private workforce. While employment in Terre Haute has not been growing, neither has it been significantly declining. It is also the most stable part of the Terre Haute metropolitan area, which on the whole lost 2,000 jobs between 2001 and 2007, and 5,100 jobs between 2001 and 2009. Vigo County represents approximately 70-76% of the labor market in the MSA.

13% of study area residents have a bachelor degree or higher, with 76% having graduated from high school. The numbers for Terre Haute are 23.5% and 84% respectively. 51% of households are family households (vs. 57% for the City) and the median year structure built in 1934 (vs. 1946 for the City)*. Overall, the study area has a retail spending potential index (SPI) of 35 (national SPI = 100, Terre Haute = 49).

A lack of employment growth typically translates to limited new housing demand in a region. Employment trends are not playing a major role in destabilizing the broad housing market, but it does mitigate growth potential. However, job losses relevant to the 20082009 recession could play a destabilizing role at the local level. This is due primarily to foreclosures that could occur as a result of long-term unemployment. While the initial waves of foreclosure activity across the country were due in large part to poor lending practices and the inability to financially back underwater mortgages packed with other investments, evidence collected in the past year (2009 â&#x20AC;&#x201C; 2010) shows that most foreclosures occurring now are due to long-term unemployment. A loss of 1,664 jobs translates roughly into 600-800 households that could be impacted by foreclosure, given the status of homeownership and length of unemployment impacting the ability to pay housing costs.

on the source. 36% of residents in the study area have annual household incomes below $15,000, while 71% are below $35,000.

2.2 Population and Household Trends Population growth and formation of new households are the primary indicators for housing demand throughout a region. With household growth comes expected demand for households, whether they are existing or new. Over the past decade (2000-2008), the City of Terre Haute saw stagnant growth. At best, the City saw an increase between 600 and 750 people, with some sources estimating a slight decline. The same is true of Vigo County and the entire four county Terre Haute Metropolitan Statistical Area (MSA), which is estimated to have a population change at a margin of less than one percent, either growing or declining. The same is true of household growth, which is estimated to have grown slightly over the decade in both Terre Haute and Vigo County, by rates of no more than 1.5%. (Table 1, page 49)

RHIC District Conceptual Redevelopment Plan

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Table 1: Estimated Household Growth 2000 – 2008 – HIGH GROWTH SCENARIO Geography

Est. Population Households (2008) (2000)

Est. Households (2008)

Household Change

% Change

Terre Haute

60,244

22,870

23,040

170

0.70%

Vigo County

105,946

40,998

41,543

545

1.32%

Terre Haute MSA

170,594

65,795

66,548

753

1.14%

Sources: U.S. Census Estimates, American Community Survey (ACS), ESRI Business Analyst, DCI Analysis

vacancy has been a problem in both Terre Haute and Vigo County in the past. In 2000, the census estimated that there were 10.7% and 9.3% vacant housing units respectively in each geography. This does not include vacant parcels where a home may have once stood. Both Terre Haute and Vigo County outpaced their household growth estimates, by 25% and 60% respectively. Based on the household growth estimates provided in the previous section, it is estimated that the housing vacancy rate in Terre Haute increased to 15.2% in 2008. In Vigo County, it rose to 14%. (Table 2, below)

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Between 2000 and 2008, Both Terre Haute and Vigo County built housing units at a pace much faster than demand dictated. Terre Haute added 1,591 housing units, 728 of which were single family units. Vigo County added 3,233 units, 2,174 of which were single family units. Many of Terre Haute’s new housing construction could be attributed to private student housing (this is not verified), which is not accounted for in regional household change. However, if one assumed that all of the single family homes that were built were not targeted towards students, then Terre Haute is estimated to have built a supply of housing that outstripped demand by 5 to 1 (5 housing units to 1 new household). This takes into consideration the “high” growth scenario, and not the estimates that show a decline in growth. Vigo County’s new supply outstripped demand by more than 6 to 1.

2.3 Vacancy and Housing Construction

A high vacancy rate does not necessarily indicate a poor city / regional-wide housing market. In mid-western cities, however, with moderate to little employment growth, it tends to suggest a movement of population from older housing stock to newer, better quality housing stock. High vacancy rates also make the absorption of new housing units increasingly difficult, especially with a market that is supplying more units than demand can meet. This has obvious implications for the study area and its long-term sustainability as a residential neighborhood.

This is not inherently a bad sign. Terre Haute and Vigo County collectively has a very old housing stock, and new construction provides a supply of higher quality housing units than many older ones that may be falling into disrepair. What it does, however, is increase the vacancy rate of housing within the community. Housing

Sources: U.S. Census Estimates, American Community Survey, ESRI Business Analyst, DCI Analysis

Table 2: New Housing Construction and Impact on City/Regional Housing Vacancy Geography

Household Vacancy (2000)

Estimated Households (2008)

New Housing Units (20002008)

Removals (2.5%)

Estimated Estimated Est. New Housing Vacant Units Household Units (2008) Vacancy

Terre Haute

10.7%

26,547

1,591

680

0.70%

3,507

15.2%

Vigo County

9.3%

47,376

3,233

1,060

1.32%

5,833

14.0%

Sources: U.S. Census Estimates, American Community Survey (ACS), ESRI Business Analyst, DCI Analysis

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2.4 Conclusions – Housing Market

residential market because they are a specific type of housing need. Other opportunities might exist given a more detailed review of the city’s housing market.

Unless the study area is redeveloped in a manner that is consistent with a comprehensive, city-wide residential improvement program, it makes little sense to think of it as primarily a residential district in the near-future. There is limited demand for new market-rate housing, and the introduction of affordable housing may help serve residents in need, but it will not necessarily improve the demographics of the area, and since there are so many vacant units, this might serve to destabilize other neighborhoods in the city.

3.1 Regional Overview

On an annual basis, residents in Terre Haute demand approximately $250 million in non-automotive related retail goods, but retail businesses within the City “supply” (i.e. sell) goods relative to three times this amount. This creates an “oversupply” of retail, where sales outpace local demand, of approximately $480 million. Such a large gap indicates a major regional retail center, which makes sense when one examines Terre Haute’s region. The City is the only urban center of any significant size within a Metropolitan Area of 170,000, and a Designated Market Area (DMA) of 380,000. It is a traditional transportation hub, initially from a rail network and now through a regional road network that includes I-70, US 40, and Third Street (US 41).

There are, however, opportunities in “niche” residential markets that could serve the study area. The first is the most obvious – student housing. The proximity of ISU has already led to several private developments serving the student population. It is not unreasonable to envision a new residential district made up of housing serving students, especially in the far southern part of the district. This could be a combination of both campus-housing, as well as private housing, depending on the need. Another niche is related to the hospital, and has been discussed in several meetings and committees during this project. People taking part in the RHIC initiative may require housing located near the hospital. Another is quality housing made available to doctors, nurses and other staff so that the hospital can remain competitive in recruiting staff. The latter will require more than simply housing to accomplish (i.e. comprehensive redevelopment to make the area appealing to higher income households), but it remains a feasible market opportunity. It is unlikely that it is a particular deep market, however, and will probably impact a relatively small portion of the overall study area. A third niche market is senior and assisted living housing. These types of units do not impact the larger

3.0 Retail Demand

Economically, being a regional retail center provides a solid employment base. In 2006 (a pre-recession year), Retail Trade was the third largest two-digit employment sector in Vigo County, after Manufacturing and Health Care / Social Assistance. It also means that there is a large selection of retailers for Terre Haute residents to choose from. However, such a large oversupply in retail means that a regional level, there are limited opportunities for capturing latent demand for retail – meaning there are few underserved retail sub-markets, from clothing to groceries. This may translate to the local level as well. (Table 3, below)

Table 3: Retail Supply and Demand – Terre Haute Region (Non Automotive Retailers) Geography

Retail Demand

Retail Supply

Gap

Market Share

Terre Haute

$254 million

$735 million

$480 million

79% of Vigo County, 67% of MSA

Vigo County

$507 million

$934 million

$426 million

85% of Metropolitan Area (MSA)

Terre Haute MSA

$790 million

$1,097 million

$296 million

58% of Designated Market Area (DMA)

Sources: ESRI Business Analyst, DCI Analysis

RHIC District Conceptual Redevelopment Plan

M ar k et A n al y sis | A p p e n d i x C

3.2 Local Demand

The study area and North Terre Haute have two things going for it. First, they have relatively high population density. The study area, as previously discussed, has a residential density of 4,600 / sq. mi., while the North Terre Haute secondary area has 3,700 people per sq. mi. While these indicators are not quite in the good to excellent range (preferable density for urban retail districts exceeds 8,000 people per sq. mi.), they do represent a higher concentration of income than other areas of the city. For example, households in N. Terre Haute demand $10.3 million in retail goods per square mile, vs. $7.9 million / sq. mi. for the City on the whole. Reinforcing this density, even with low to moderate income households, could lead to persuading retailers to enter this market.

Second, there does appear to be leaking demand in several retail categories like clothing, sporting goods, and dining. This demand is ultimately met in retail districts to the south, or further north on Fort Harrison road, but it could represent enough demand to support 3-5 small, independent businesses given the right circumstances.

A doption

There are numerous reasons why North Terre Haute is underserved by retail. The first is that, as mentioned above, the Terre Haute retail market is largely oriented to the region. Indeed, if the Terre Haute region included only the City itself, and the local retail market was at equilibrium (meaning its supply / sales equaled that of its demand) the City would only have one-third of the retail square footage it currently has. Since regional serving retail likes to be on major regionally accessible transportation routes, it clusters along I-70, at the other end of the City. Another reason is income. Median Household Income for both the study area and North Terre Haute is extremely low, as well as its spending potential. This is in and of itself a reason why the area is so underserved through local retailers. A third reason is traffic count. Highly trafficked corridors can mitigate low income because they are connect larger areas of population. Third Street (US 41) is a highly trafficked corridor, but north of Downtown it does not have a significant amount of retail. Other major streets in the area muster traffic counts of no more than 7,000 cars a day, at least half that needed to sustain a retail development or district. The highest trafficked area is the North Terre Haute secondary area is the ‘Twelve Points” area, which is the intersection of Maple Avenue, 13th Street and Lafayette Avenue. Unsurprisingly, this is the only area that has seen any major retail investment, in the form of a CVS pharmacy. Even so, Twelve Points does not yet have the combined traffic counts to sustain significant retail growth.

Relative to the supply of retail goods available to Terre Haute citizens and the region, the north side of Terre Haute is underserved by retail. The near-north side of the city, which for the purpose of this profile was defined roughly as the neighborhoods north of Tippecanoe Street and the Heritage Trail, east of the river, west of 25th street and south of Delaware Avenue / Florida Avenue, is supplied by approximately $64 million in retail sales – only 5.5 % of the city’s retail share compared to a 21% of its population. The study area represents the southwest quadrant of this area. Its retail share is less than 1% of the city, vs. a 3.6% share of the population.

3.3 Conclusions – Retail Market Unless a significant amount of new residents were introduced into the study area, retail does not present a sustainable short-term option of any scale. Despite relative population density, there are no transportation routes within the study area where retail would make sense. Retail in a smaller city like Terre Haute must take advantage of major transportation routes and intersections in order to be successful. Any retail growth in North Terre Haute is most likely to occur at Twelve Points, which can easily serve the study area. One exception is Third Street (US 41), which has the traffic counts to support retail. With 40,000 cars a day, any retail that would be built on Third Street (US 41) would need to be automobile oriented, and built in a multi-tenant development like a neighborhood or community shopping center with 1-2 anchor tenants (grocery store, pharmacy, etc.) and several secondary stores. Whether there is enough demand for a new center of this type is subject to debate. Assembling enough land to support such a center is another hurdle

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4.1 Regional Overview

Other users of office space include Education and Health Care, both of which are strong in the local Terre Haute economy, and which may pay lease rates higher than the market average given a certain level of quality. However, these markets often prefer to own their own office space. A more detailed understanding of ISU and Union Hospital’s office ownership and leasing patterns is necessary to gauge the potential of new office space, but it is highly likely that any new facilities would be build-to-suit buildings intended for ownership, as opposed to for-lease. The exception is many subsectors of the Ambulatory Services employment sector. These include doctor’s offices, outpatient centers, etc. Medical office space that is separate from primary hospitals is a growing trend, especially as many small medical procedures are being done outside of hospitals. The type and rent of office space varies on the local market, though there are many outpatient centers that occupy speculative office buildings of 60,000 or more leasable space for rents above $20 / square foot in the Indianapolis market.

Terre Haute does not have a particularly strong office market, nor is it a significant regional office center; though like retail it is nevertheless a professional services center for its metropolitan area. In 2006, Vigo County had a total of 5,472 jobs located in employment sectors that traditionally use office space, including Professional and Technical Services, Finance, Real Estate, Insurance, etc. Using a simple metric, if one assumes that 75% of these jobs are located in traditional office spaces, that would account for approximately 1.2 million square feet of office space throughout the county (using 300 sq. ft. per employee). The result of this “back of the envelope” calculation yields 11.6 square feet of office space per resident of the County. For reference, the entire Indianapolis Metro Area has 18 square feet of office space per person. This number is actually much higher since it only takes into consideration leasable space in the Metro Area, leaving out solely owned buildings by businesses or corporations.

4.0 Office Demand

relatively depressed office market, or at least one that is not generating high demand for office space. No data was available for pre-recession years, but it is unlikely that lease rates would dip significantly enough to make an impact. Most importantly, market rents indicate that it is very difficult to lease new office construction without special tenants who are willing to pay higher than market rates. The quality of new construction may yield higher rents, but overall it is difficult to imagine successful absorption of new, speculative office space in the current market. Proximity to the central business district does not help, either, as rents appear to be lower than outlying areas – though this conclusion is made off of a very small sample size, so should be taken with a grain of salt.

(a neighborhood shopping center typically needs 3-10 acres). A third is convincing anchor tenants to move into such a development. One option is to replace an existing, lower end shopping center elsewhere in the city and move its tenants to or near the study area. An example is the IGA / Family Dollar site on Locust and 12th Street to the east of the study area. The main caveat with this option is that low-quality retail centers still tend to be profitable because of the low rents they command. Moving to a newly built center might cut into the profits of that business, and must be balanced with a better opportunity, such as the traffic count on Third Street (US 41).

Another indicator of office market strength are local lease rates. A quick survey of available property yielded asking lease rates between $2.07 and $15.00 a square foot with an average of $9.05. A few available properties in Downtown Terre Haute found asking lease rates to be between $6 and $8 a square foot. Lease Rates are influenced by local economic factors, but based on national standards, these rates indicate a

Sources: Downtown Terre Haute, Inc., commercialsource.com, DCI Analysis, Bureau of Labor Statistics

4.2 Conclusions The study area’s location between Indiana State University and the Union Hospital Complex makes it an extremely likely location for new office space related to each of these organizations. This is especially true

RHIC District Conceptual Redevelopment Plan

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5.0 Other Markets

A doption

5.1 Industrial / Employment Centers Despite Terre Hauteâ&#x20AC;&#x2122;s attempts to grow and re-position its industrial / manufacturing employment base, there are numerous opportunities to do this apart from the study area in the City and County. The addition of industrial uses in the study area represents an incompatible land use with surrounding residential uses, as well as other economic development opportunities.

ISU and the hospital are good markets for hotel products, and these are undoubtedly what drives business at the two hotels next to the study area, the two Downtown hotels, and the two hotels (Days Inn and Travelodge) just south of Downtown. However, hotels work best when they are able to take advantage of several markets, this is why they tend to locate along major transportation routes like interstates, where they can capture passing business and leisure travelers while also serving local business, visiting family and relatives, and other markets. The six hotels located in and around Downtown Terre Haute likely serve the ISU market sufficiently, though this will not be able to be confirmed unless discussions were to be had with local hotel operators. New hotel construction in Terre Haute is likely to take advantage of adjacency to the interstate, as evidenced by the intent of several hotel operators to open up at the new interchange of I-70 and SR 46.

of Union Hospital, which is locked in to the north by the more intact Collette Park neighborhood. How much office space could be generated requires a more detailed review of the growth plans of the Hospital and related uses. Given the potential growth of the Hospital, it is reasonable to expect a number of secondary and related businesses and services begin to form a Health Care cluster around the hospital. Given the ability to create large enough development pads, it is feasible that the private sector might even come in on its own and build professional office and outpatient space that will benefit from proximity to the Hospital.

5.2 Business Incubator / Accelerator A Business Incubator/Accelerator feasibility study was completed in 2010. It was determined that opportunities exist for potential site selection within the RHIC District. The final location for the Incubator/Accelerator has not yet been determined. 5.3 Hospitality Market

The hospitality market is difficult to gauge without certain data, which tends to be proprietary (the project does not provide funding for data purchase). The City of Terre Haute is estimated to have 16 national hotel products. The vast majority of these are located near the intersection of I-70 and Third Street (US 41) on the southern side of the City. Two, a Hilton Garden Inn and Candlewood Suites, are located Downtown, and two Motels â&#x20AC;&#x201C; Statesmen Inn Motel and Royal Inn, are located on Third Street (US 41) adjacent to the study area.

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Concept Plan

• Creating a commercial gateway at Second Avenue.

The adjacent RHIC District Illustrative Concept Plan illustrates an ideal framework for neighborhood redevelopment based on the principles developed during the planning process. The Plan takes liberty with existing properties to achieve a cohesive urban design vision. It is one possible concept and not a definitive statement of property redevelopment.

• Supply a mix of housing types to encourage a diverse array of lifestyles. • Encourage the retention or addition of primary and secondary school facilities within the neighborhood to attract families with school-age children. • Develop an Active Adult Community and other senior housing to attract and retain doctors, nurses, and faculty after retirement.

The institutions of Union Hospital and ISU create solid north and south edges. These institutions together employ more than 5,000 people that come to or through the neighborhood each day providing an opportunity to increase the population by providing housing to suit a variety of needs and lifestyles. The new housing including additional off-campus housing north of the campus, housing for empty nesters, seniors, young professionals, and those needing assisted living will mesh with the existing homeowners that have committed to this urban environment.

• Strengthen connectivity through innovative approaches to transportation, including urban pathways, greenways, and connections to the Wabash River, to create a livable community and help shape its future development.

• Provide greenspace throughout to enhance major thoroughfares, provide public space, and provide for stormwater detention alternatives.

A compilation of principles that guided the concepts contained in this chapter and that should influence future development proposals in the RHIC Overlay District follow: • Create a mixed-use neighborhood with live-work residences, offices, convenient transportation, entertainment, restaurants and retail centers with a focus / core near the intersection of Seventh Street and Lafayette Avenue. • Create an active new streetscape and connection to the main arteries of Terre Haute, especially continuing enhancements for Seventh Street.

RHIC District Conceptual Redevelopment Plan

C o n cept P la n | A p p e n d i x D

Beech St Hancock St

Legend

UNION HOSPITAL

Detached Residential (Maintain / Infill / Improve)

8th Ave 8th Ave

Attached Residential (Doubles, Active Adults, Live/Work, Townhomes, etc.)

4th Ave 4th Ave

Health Care Related / Mixed-Use

9th St

8th St 7th St

6th6th Street St

Mixed-Use (Retail/ Office/Residential)

Av e

3rd Ave

8th Street

5th St 5th Street

9th Street

etLt

eaAf vaey

Community Space (Green Infrastructure / Stormwater, Recreation, Greenway, Public Space)

1st Ave

1st Ave 8th

fay

A doption 2nd Ave 2nd Ave

4th St 4th Street

Health Care (Office / Clinic / Research / Education / Assisted Living)

4th Ave

3rd Ave

3rd Street 3rd St

New 6 1/2th Street

6th Ave

7th Street

41 63

Residential Large Multi-Unit Residential (University Fraternal Organizations, MultiFamily Apartment, etc.)

Existing Structures Transparent Shades = Existing Use / Compatible Infill

Locust St ST Locust

Street Trees Collett Park Pathway Realignment

Elm StST Elm

6th St

District Boundary Existing Road

tippeca noe ST

Illustrative Concept Plan

8th Ave

INDIANA STATE UNIVERSITY Note: The graphics contained within this document, including illustrative plans, sketches, photographs, etc., are intended to portray site planning and design intent and not final architecture, design, or location.

Detached Residential (Maintain / Infill / Improve)

Existing

Draft: May 2012 0’

100’

200’

400’

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