Destination Fall Creek Vision Plan

DESTINATION FALL CREEK VISION PLAN J u l y 2 01 3

Funded by LISC and CICF in partnership with MFCDC, KPADC, NNDC & UNEDC

A: FALL CREEK GREENWAY TRAILHEAD AT 38TH ST. DESTINATION FALL CREEK IMPLEMENTATION PLAN

STATE FAIR GROUNDS

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Gateway monument

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New trail connection

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New sidewalk

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Gate CSO access

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Turf

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Low seat wall and seating areas

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Sculptural landforms or large rock formations

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Creek access

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Native meadow plantings

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Enhanced riparian corridor

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Canopy structure over plaza

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Parking lot

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Ornamental landscape

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Overlook deck

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Trail passes under canopy structure/ trail gateway

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Naturalized access to lower terrace

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Seating and planters on bridge

Plaza hardscape

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New trail connector by Indy Parks

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Signalized intersection with ped head and painted crosswalk

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Existing trail

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Open lawn

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Possible future transit station or mixed-use development

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Pedestrian-activated signal with painted crosswalks

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Trailhead entry sign

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Future trail connects to pedestrian underpass

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Site entrance

COMMUNITY WISHLIST

(based on input received at community meetings and online surveys) • Improved access to Fall Creek trail • Overlook over Fall Creek • Public gathering space • Wayfinding/signage element • Parking

OPPORTUNITIES • Relatively good access to Fall Creek, with only limited constraints with the floodplain • Potential synergies and shared uses with the State Fairgrounds, such as parking • Two proposed mass transit corridors in the Indy Connect plan passing through the area, signifying the potential to make the Fall Creek Greenway Trailhead at 38th Street an important transfer point/hub • Room for a proposed trailhead for Fall Creek Trail with a multi-purpose structure and events area • Opportunities to improve the route of the Fall Creek Trail by keeping it south of Fall Creek Parkway beyond the trailhead

CONSTRAINTS • Limited visibility and access for commercial development from Sutherland or the 38th Street bridge • Area within the Kessler Parks and Boulevard System, meaning any new development may trigger a Section 106 historical review • High vacancy contributing to safety concerns for potential park/trail users

CONCEPT DESCRIPTION

The Fall Creek Greenway Trail Head at 38th Street converts an underutilized space into a community amenity. The trail is currently being extended to the north approximately 0.87 miles. Currently conncetivity to the greenway at this location is not good due to a lack of sidewalks, inadequate sidewalks, and heavy traffic. Signage for the trail at this location is absent.

A new gateway monument becomes part of the DFC wayfinding system. The shade structures provide a gathering space that could accommodate a farmers market. The parking lot could serve as a park-and-ride location. A shared parking agreement with the State Fair for events could generate revenue to help with maintenance costs. In the future, when the light rail system comes online, the trail head can evolve into a transit stop.

Overlooks and seating on the 39th Street pedestrain bridge will provide opportunities for people to enjoy being close to the creek, and connectivity with several greenways make it accessible to pedestrians and bicyclists.

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C: MONON ACCESS

DESTINATION FALL CREEK IMPLEMENTATION PLAN

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Future trail extension

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Enhance existing flood wall face

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Lower terrace landscape bed

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Monon overpass

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Existing underpass sidewalk not ADA accessible

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Existing endbent wing walls

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Existing apartments

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New access ramp with retaining walls

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Enhanced trailside upper terrace

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New sidewalk

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Enhanced landscape and signage

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Turf on side slope

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Fenced linear park with neighborhood paths and rest area seating

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Enhanced landscape

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Seating area

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Trailhead entry plaza

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Trail access in new easement

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Access control gate

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Neighborhood park entry

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Wildflowers on trail side slope

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Upgraded landscape and trail entry feature

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Stairs

COMMUNITY WISHLIST

(based on input received at community meetings and online surveys) • Access to both sides of Monon • ADA accessibility

OPPORTUNITIES • Potential access to Monon Trail through public areas of Village of Fall Creek • Construction of Fall Creek Trail extension • High-visibility wall at N Fall Creek Parkway • Numerous beautiful homes with mature trees and sidewalks

CONSTRAINTS

CONCEPT DESCRIPTION

This target area is at the confluence of Indianapolis' longest trails—Fall Creek Greenway and the The Monon Trail. Currently, there is no constructed access to get to the Monon at this site. People on the north side of the parkway either enter the trail by climbing up a steep slope on private property or cross the parkway's seven lanes of traffic to get to the access ramp.

This concept presents two options for creating safe and ADA accessible ways of reaching the trail. The Balsam Ave. access would be on an easement. The Fall Creek Pkwy access could be done in the existing right of way. Because the current sidewalk that goes under the Monon overpass is not ADA accessible, two ramps are needed.

The concept proposes using the area on the north side of the Monon as a linear neighborhood park.

• Access to Monon Trail currently difficult at intersection with N Fall Creek Parkway • Wide and busy Fall Creek Parkway that is difficult to cross

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F: DELAWARE STREET GATEWAY

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DESTINATION FALL CREEK IMPLEMENTATION PLAN

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Access control median

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Tree row along entry

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Reconfigured turn lane & new pavement markings

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Two-way traffic on widened neighborhood entry drive

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Extend median

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New trees

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Pedestrian refuge island

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Reset existing fence

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Gateway landscape

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Existing cul-de-sac

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New sidewalk

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New fenced tot-lot playground

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New parking

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New infill townhomes with parking

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Ornamental gateway landscape beds

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Signalized intersection with raised crosswalk and pavers

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Intersection with raised pedestrian crossings

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Adaptively reused building

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Two-way bike boulevard with paver band demarcation

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New crosswalk

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Open lawn

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Gateway monument and mini-plaza

Delaware Street remains one-way south to 28th Street, but is two-way between 28th Street and Fall Creek Parkway.

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Ornamental landscape

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Right-turn lane added

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Gateway monument, mini-plaza & seating

Bird‘s eye view north from Delaware Street and Fall Creek Parkway. Existing buildings are white. New buildings are orange.

A new gateway includes park space, a welcome center with bike rental, and infill housing, inviting residents and others into the Mapleton-Fall Creek neighborhood.

COMMUNITY WISHLIST

(based on input received at community meetings and online surveys) • • • • •

Neighborhood gateway Inviting park space Improved traffic circulation Sidewalks and crosswalks Beautification with ornamental landscape plantings

OPPORTUNITIES • Primary gateway for Mapleton-Fall Creek neighborhood • Potential for some residential development north of 29th Street (a 28 unit/ year absortption rate for the study area, assuming a 5% capture rate of the City's expected growth) • Possibility to enhance east-west connections in neighborhood with improved 28th Street bicycle lanes • Opportunity to buffer neighborhood and Fall Creek Parkway with park space with surface parking • Opportunity to improve safety and visual confusion caused by the current layout by slowing and simplifying traffic at this intersection

CONSTRAINTS • Possible complications to land acquisition due to varied public and private ownership • Changing traffic patterns may further confuse drivers • Relatively high ADT along Fall Creek Parkway cannot be leveraged for commercial development

CONCEPT DESCRIPTION

The Delaware Street Gateway concept redesigns an area known as the 'Spider".

The current traffic pattern and signage are confusing and act as a barrier to entering the Mapleton Fall Creek neighborhood.

In this concept, the two curving "Spider" legs are converted into open space, creating a park that is more accessible and usable. Landscape plantings and gateway monuments in mini-plazas signal one's arrival to the MFC neighborhood. Drivers now traveling north on Delaware are no longer faced with "Do Not Enter" signs and can drive to 28th Street. Preferably, the cars would be able to continue to 29th Street. This would keep the car volume down on 28th Street, which is proposed to be a bicycle boulevard. Talbott Street is reconnected to Fall Creek Parkway, partially restoring the grid and allowing for better traffic flow.

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Also included in the design is the adaptive reuse of an existing building, which could serve multiple functions: a Destination Fall Creek Welcome Center and bike rental service; a common area and fitness facility that could be owned and operated by the townhome association as an amenity for townhome residents; or a flexible work space that could be owned and operated by Mapleton-Fall Creek CDC. This amenity could serve both the immediate development and the surrounding neighborhood.

Features of the design that improve pedestrian connectivity are the addition of new sidewalks and enhanced crosswalks with pedestrian refuge islands on Fall Creek Parkway.

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REAL ESTATE DEVELOPMENT DESCRIPTION

The Delaware Street Gateway offers a premium site for new homes in the In addition to the open space and streetscape designs found in the Concept neighborhood. Homes fronting the 28th Street park could capture a premium.

Description for the Delaware Street Gateway, there are new buildings planned These and all of the other residential units are designed to complement the for the area, which have designs that pull characteristics from the surrounding existing community in order to strenthen this gateway and to function as a neighborhood and relate to its structures aesthetically. Consisting of 07.09.13 three DESTINATION FALL CREEK 2 community anchor. This will serve to stimulate the neighborhood and in turn three-story, two-bedroom, two-bathroom, walk up flats ranging from 1,300 make it more useful and lively for longer periods of the day and night. to 1,900 sq. ft. (12 units total), the buildings will be designed to work in tandem with the historic elements of the neighborhood, reflecting its scale and window fenestration but also incorporating contemporary elements that relate and speak to those surrounding traditional structures as well as

green design elements for energy and water efficiency.

The target market for these units is comprised of singles and couples without children earning over $50,000, in the 25 to 34, 35 to 44 and 45 to 54 age cohorts, as these groups are projected to show positive change from 2012 to 2017. This target market will primarily be focused on for-sale product. Rental product, if unique among the recent proliferation of rental apartments in the marketplace, could also be successful and may still be easier to finance. In the DFC market, most new attached housing has been rental apartments, although fewer townhomes, either for rent or for sale, are available in the urban market and could provide a niche opportunity.

Generally, consumers prefer single-family detached over attached housing.

However, townhomes, if designed with attached garages, extra bedroom(s), and outdoor living space, can 'live' more like single-family homes, while achieving the urban densities, economies of scale and low-maintenance inherent in attached product. Because of the income levels of the07.09.13 targetDESTINATION FALL CREEK market, the product should include attached garages in a tuck-under configuration, as well as front courtyard and a deck from the kitchen.

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G: MERIDIAN STREET CORRIDOR

DESTINATION FALL CREEK IMPLEMENTATION PLAN

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LIBRARY SERVICES CENTER

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IVY TECH: NORTH MERIDIAN CENTER

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Streetscape enhancement - landscaped bump outs in parking lane - maintains four travel lanes - use of sharrows in two travel lanes

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Pedestrian-activated signal with raised crosswalks

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Linear tree-lined plaza

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Parking

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Patio and seating area

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New building with green roof, restaurant and co-working space

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Elevated walkway and DFC gateway

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Elevator

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ADA-compliant ramp

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New building with roof garden and grocery

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Green roof added to existing library building

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Enhanced pedestrian and bicycle alley

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Urban agriculture site with arcade/shade structure

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New bike and pedestrian trail

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12 ft.-wide bike and pedestrian lane on bridge

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Trail connecting to Barton Park

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Signalized intersection with ped head and raised crosswalk

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Existing Kessler Park

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New seating and plant beds

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DFC welcome center & bike rental

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Future infill development

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Library Services Center

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Ivy Tech Community College - North Meridian Center building

Bird‘s eye view north toward Fall Creek.

Existing buildings are white. New buildings are orange. A pedestrian bridge over Meridian Street is flanked at one end by a new grocery store and at the other end by a mixed-use building with a restaurant and co-working space.

COMMUNITY WISHLIST

(based on input received at community meetings and online surveys) • Increased walkability • Increased density • Improved streetscape with bumpouts • Bicycle connectivity • Safe pedestrian crossings • Neighborhood-servicing commercial (especially grocery, eateries) • Mixed-use development • Small building setbacks • Pedestrian bridge across Meridian • Connectivity to other greenways west of Meridian

OPPORTUNITIES • 29,000 students enrolled in the Indianapolis region of Ivy Tech Community College headquartered at their Fall Creek/Meridian Street Campus could generate demand for student housing in proximity to the campus • Possible improved school quality in the area with the Fall 2013 opening of the Phalen Leadership Academy charter school • Indy Connect Red Line corridor currently being evaluated for potential BRT along Meridian Street • Possibility to dramatically change walkability and character of the area with streetscape enhancements, including a pedestrian crossing at 24th Street • Potential for approximately 24,000 sq. ft. of commercial space and 15,000 sq. ft. of office space, depending on interest of current landowners

CONSTRAINTS • Possible difficult and prolonged process for adding traffic signals or a pedestrian bridge and narrowing Meridian Street • Negative perceived safety/security and poor quality schools, even for households without children as a general challenge for the area • Residential devleopment potential limited to some type of affordable housing (most new residential developments in the study area have been tax credit) and student housing • Possibility to dramatically change walkability and character of the area with streetscape enhancements, including a pedestrian crossing at 24th Street

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CONCEPT DESCRIPTION

The Meridian Corridor concept has several key elements that enhance the safety and comfort of pedestrians. These elements are a streetscape along Meridian with bumpouts, a bike/ped alley network, and enhanced crossings.

The pedestrian bridge spanning Meridian Street serves as not only a safe crossing, but also a gateway and visual icon for DFC. An urban farm provides a temporary use adjacent to the grocery. The shade structure along the south and east edges helps to frame the streetscape and can be incorporated into a future building. At the library, the bike/ped alley system expands into an entry plaza, and a green roof is added. Kessler Park is enhanced by the addition of seating and plantings that will help to make the park more inviting.

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REAL ESTATE DEVELOPMENT DESCRIPTION

In addition to the streetscape elements found in the Concept Description for the Meridian Street Corridor, there are new buildings planned for the area, which have designs that pull characteristics from the surrounding building environment and exhibit similar massing, fenestration, and building siting.

The first building is an urban grocery store, which is proposed to be an approximately 26,000 sq. ft. building that will house a fresh food retailer and be surrounded by other mixed-use developments. The grocery store would feature designed spaces to complement and pair retailers with programs and activities that promote community cohesion and interaction. Green technology, such as a green roof, will not only serve to help insulate the building but also help reduce the impact on green space in the neighborhood.

The programmatic space around the grocery store will help promote this structure as a community anchor and allow adjacent vacant parcels to be redefined as more infill or an urban garden, which will serve the community and local business and will reonnect them to the surrounding urban fabric.

Attached to the grocery store will be a public promenade/walkway that will allow for pedestrian-friendly access to the grocery store on the western side of Meridian Street and will also serve to help separate pedestrians from vehicular traffic. This bridge will serve as a unifying element to reconnect long divided neighborhoods and link the elements of the new mixed-use projects. Attached to the public promenade/walkway on the eastern side of Meridian Street, a commercial building is being proposed that will serve as the eastern anchor. The office building is proposed to be a two-story space at approximately 12,000 sq. ft. per floor, which could feature a restaurant and co-working space on the first level as well as additional office/co-working spaces above. Similar to the grocery store, it is expected that the structure will incorporate green design ideas and construction methodologies to save energy and water.

space, a 2,000 sq. ft. common area, four one-bedroom apartments and one two-bedroom apartment. The second, third, and fourth floors would each have fourteen one-bedroom apartments and four two-bedroom apartments for a total of 59 residential units.

The 25,000 sq. ft. site on Pennsylvania Street can accomodate a two-story building with a 18,000 sq. ft. footprint. The first floor of this building would have a 3,800 sq. ft. common area, twelve one-bedroom apartments and four two-bedroom apartments. The second floor would have sixteen one-bedroom apartments and five two-bedroom apartments, for a total of 37 units.

The 18,750 sq. ft. site on Pennsylvania Street can accomodate a two-story building with a 13,050 sq. ft. footprint. The first floor would have a 3,000 sq. ft. common area, ten one-bedroom apartments, and two two-bedroom apartments. The second floor would have twelve one-bedroom apartments and three two-bedroom apartments, for a total of 27 units.

The site next to Fall Creek is too small to accomodate residential development but could be utilized with another use.

In addition to these developments, there is land available for future infill development, as shown in the concept on page XX. The Meridian Street corridor, with proximity to Ivy Tech Community College, has the potential to serve and attract a target market of thousands of students, as well as faculty and staff of one of Fall Creek’s most significant anchor institutions.

As Ivy Tech has not provided nor plans to provide student housing, the private sector will need to respond to market demand and deliver a product that may be affordable and offer the amenities attractive to both young professionals working downtown as well as students, many of whom are part-time and carry full-time jobs.

A unit mix of one- and two-bedrooms and approximately 500 to 1,100 sq. ft. is recommended for the target market. This mix would respond to demand from singles, couples and roommates. Depending on the site and available parking, buildings with frontage along Meridian Street could extend above three stories, while buildings with frontage along Pennsylvania should not exceed three-stories, in order to provide a transition to the single-family homes in the adjacent neighborhood.

One site near the library can accomodate a four-story building with a 16,000 sq. ft. footprint. The first floor would have 10,000 sq. ft. of retail

10 URBAN GROCERY STORE EXAMPLES

07.09.13 DESTINATION FALL