mass ave brookside industrial corridor plan

1Mass ave · Brookside Industrial Corridor development Plan

Mass ave· Brooksidei n d u s t r i a l c o r r i d o r d e v e lo p M e n t p l a n

MAS

S AVE BROOKSIDE · INDUSTRIAL CORRIDOR

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Our Vision is that the Mass Ave / Brookside Industrial Corridor will be a leading example of how to transform a struggling legacy industrial district into a unique and desirable urban center of making and

manufacturing.

We will focus on retaining and enhancing existing businesses, while marketing the benefits of this location to others. We will focus on improving key aspects of the corridor - such as infrastructure and property

conditions - making the district more desirable to new businesses. At the same time, we will work to improve workers’ and residents’ quality of life, emphasizing connectivity, collaboration, and initially focusing efforts

in three key areas.


Table of Contents

District Context ................................................................................................................................................................................7Context: What Has the Community Said? .........................................................................................................................................................................................................9Context: Urban Manufacturing is Gaining Traction ...................................................................................................................................................................................10Context: We Have Many Assets ............................................................................................................................................................................................................................ 12Context: We Have Many Challenges and Opportunities ......................................................................................................................................................................... 13Context: Community Resources ..........................................................................................................................................................................................................................14Context: Existing Businesses Community ...................................................................................................................................................................................................... 15Context: Regional Transportation Factors ......................................................................................................................................................................................................16Context: Current Land Uses .................................................................................................................................................................................................................................. 17

District Market ...............................................................................................................................................................................19Regional and Downtown Industrial Submarket Characteristics ........................................................................................................................................................ 20Existing and Potential Labor Pool ..................................................................................................................................................................................................................... 21Market Factors: Building and Parcel Sizes .....................................................................................................................................................................................................22Market Factors: Brownfields and Assessed Values ...................................................................................................................................................................................23Market Factors: Property Ownership and Control .....................................................................................................................................................................................24Case Studies: Efforts in Peer Legacy Industrial Markets ........................................................................................................................................................................25District Market Segments .......................................................................................................................................................................................................................................26District Costs Compared to Suburban Sites .................................................................................................................................................................................................27

District Strategy .............................................................................................................................................................................29Strategic Approach ................................................................................................................................................................................................................................................... 30The RIght Clusters ...................................................................................................................................................................................................................................................... 31The Right Workforce .................................................................................................................................................................................................................................................32The Right Workplace .................................................................................................................................................................................................................................................34

Making It Happen ..........................................................................................................................................................................37Redevelop and Reuse ............................................................................................................................................................................................................................................. 38A Community of Makers, Workers, and Neighbors ................................................................................................................................................................................... 40The Importance of Identity and Brand ...........................................................................................................................................................................................................41Mutually Beneficial Improvements ...................................................................................................................................................................................................................42Improve and Modernize Access ......................................................................................................................................................................................................................... 44Connecting to Trails and Outdoor Amenities .............................................................................................................................................................................................. 46Focused Near Term Catalyst Efforts ................................................................................................................................................................................................................. 48Work Plan Summary ................................................................................................................................................................................................................................................ 50

anderson + Bohlander, LLCwww.andersonbohlander.com

Greenstreet, Ltd.www.greenstreetltd.com

Document Prepared in 2015 By:

riley area development Corporationwww.rileyarea.org

Document Prepared For:

keystone enterprise

park

noboneighborhood

spades parkneighborhood

windsor parkneighborhood

springdaleneighborhood

brooksideneighborhood

woodruff place

neighborhood

cottage homeneighborhood

arsenal tech high

school

st. clair place

neighborhood

rivoli parkneighborhoodmass ave

cultural districtdowntown

indianapolis

martindale brightwood

neighborhood


neighborhood

king parkneighborhood

i-70

i-65east 10th streeteast 10th street

brookside parkway / 16th street

21st street

25th street

mon

on tr

ail

rura

l str

eet

jeff

erso

n ave

nue

sher

man

dri

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brooksidepark

massachusetts

avenue

brookside parkway

massachusetts

avenue

monon connector trail

pogues run trail

pogues run trail

cultural

trail

csx rail main line

csx

rail

m

ain

line

pogues run art & nature

park

martinuniversity

fedexhub

rubypark

industrial site

olne

y s

tree

t

stat

ion

stre

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2 miles

1 mile

n

1-MILE3-

MILES5-

MILES

10-M

ILES

1-

MIle

3-MILEs

5-MILEs

10-MILES

DOWNTOWN

STUDY AREA

IND Airport

I-65to Chicago

I-74to

Cincinnati

I-65to Louisville / Nashville

I-70to

Columbus

I-70to St. Louis

I-69to Ft. Wayne

/ Detroit

I-74to

Champaign


What is the Mass Ave / Brookside Industrial Corridor?The Mass ave / Brookside industrial Corridor is an urban industrial district directly adjacent to the Mass ave Cultural district northeast of downtown indianapolis. The area is made up of a mixture of legacy industrial sites and buildings of various sizes, that follow a CsX railroad line, interstate 70, and Massachusetts avenue from downtown to sherman drive.

It was once a thriving working district with thousands of jobs that led to a high-quality of life for neighbors who benefitted from well-paid, blue-collar employment. Like many industrial areas that developed over time in urban environments, it slowly began to lose ground after World War ii to more modern, suburban areas, as well as experiencing more recent general decline in manufacturing. However, renewed interest in these sites across the country has greatly positioned this corridor’s assets to be highly competitive. recent successes include new traditional industrial employment operations along with newer industry sectors, including small manufacturing and makers space.

The district benefits from a number of unique features, including incredible green space, trail access, interstate access, rising neighborhoods, a range of building types and sizes, and close proximity to thriving Mass ave Cultural district and downtown indianapolis. in recent years, the neighborhoods of the Near eastside, particularly those closest to Mass ave, have experienced a surge in interest with both redevelopment and new construction of housing, along with vacancy declines. There are signs that the market place in this area is improving, but there is still an immense opportunity and need for urban manufacturing districts that provide jobs and drive the economy.

What is the Goal of This Study?In recent years, the City of Indianapolis and several non-profit partners have undertaken efforts to focus on re-establishing manufacturing jobs in urban neighborhoods. In particular, this study focuses on understanding the industrial marketplace of this corridor, building on information and recommendations from recent reports evaluating manufacturing in the region.

This study seeks to establish several goals for improving the conditions of this industrial area over the next several years, including:

1. reuse and redevelop industrial Buildings and/or industrial land for economic development and job growth.

2. Create a strong and connected community of makers, workers, and neighbors that can pool efforts to creating a greater voice and greater impact.

3. Build a unique and authentic identity and brand for the corridor to develop interest, drawing new businesses to the district.

4. Seek mutually beneficial improvements helping both residents and workers in the corridor.

5. improve and modernize truck access into the corridor, and improve interfaces with rail and interstate infrastructure.

6. Connect with trails and outdoor spaces improving pedestrian connectivity and circulation for workers and residents.

7. Focus on near-term catalyst efforts aligning with existing strengths, assets, and recent momentum.

6 Mass ave · Brookside Industrial Corridor development Plan

This section of the document includes basic contextual information about the study area, including:

What Has the Community Said?Urban Manufacturing is Gaining TractionWe Have Many AssetsWe Have Many Challenges and Opportunities

Community ResourcesExisting Businesses CommunityRegional Transportation FactorsCurrent Land Uses

Photograph © Rad Drew Photography, LLC


district contextMass ave · Brookside industrial corridor

“Demand is growing nation-wide to mix industrial land uses back into our cities. Local manufacturing is on the rise and small production is cleaner and quieter than ever before.

Communities that recognize this demand and harness it will take a key step to diversify local real estate markets and the employment base. Bringing these businesses and jobs back into

neighborhoods provides a number of benefits to our communities.”

~ Illana Preuss, ReCast City, 2015


as part of the planning process, several public meetings were held to provide residents and business owners background, analysis, and updates for review and comment in the spring of 2015.

Particular importance was to provide the public with an understanding of legacy industrial areas, their capacity for reuse with good jobs and economic development, and the benefits to a primarily residential and parkland neighborhood.

2015 NesCo CoNGress - ProJeCT iNTrodUCTioN

The planning team introduced the project at the 2015 NesCo Congress at east 10th street United Methodist Church. The theme for this year was “Bring on the Biz” and many people were interested in the effort.

PUBLiC MeeTiNGs

Three public meetings were held to gauge local reaction and provide information for discussion regarding industrial sites and the neighborhood’s goals and aspirations.

Context - What Has the Community Said?

sTakeHoLder MeeTiNGs - eXisTiNG BUsiNesses

The planning team introduced the project to numerous existing and new businesses ranging in tenure from decades to less than a year.

discussions centered around corridor strengths and needs, key points included:

• The appeal and charm of historic buildings in an urban setting

• Proximity to Mass ave amenities

• Maintaining affordable space is important for the bottom line

• infrastructure needs

• The inconsistent power supply leading to outages and disruptions


Context: Urban Manufacturing is Gaining Traction

Near eastside Quality of life PlaN - 2005 aNd Northeast Corridor Quality of life PlaN - 2014 loCAlly foCUSeDThe Near eastside Collaborative Taskforce was formed in June 2005 to address pressing quality-of-life issues in Near eastside neighborhoods. in partnership with Great indy Neighborhoods, the Near eastside Quality of Life (QOL) Plan was created. The QOL plan identified existing conditions, assets, and opportunities creating seven action areas. each action area has a specific goal statement and a matrix of action steps to achieve the neighborhood’s vision. This seminal plan guides local leaders’ strategic decisions and the future of Near eastside Neighborhoods.

uli daNiel rose fellowshiP - revitaliziNg the mass ave / brookside iNdustrial Corridor - 2013loCAlly foCUSeDin 2013, Mayor Greg Ballard was selected as one of four Urban Land institute rose Fellowship representatives. The yearlong daniel rose Fellowship emphasizes leadership and professional development while offering technical assistance on local land-use challenges. Through this process, indianapolis was challenged to revitalize the Massachusetts avenue/Brookside industrial corridor and its surrounding neighborhoods. Completion of the study provided local leaders with valuable observations and conclusions which will guide future planning and development efforts.

ComPreheNsive eCoNomiC develoPmeNt strategy (Ceds) - 2015ReGIonAlly foCUSeDThe indy Chamber is taking the lead role in engaging regional partners and stakeholders to set forth a visionary work plan to strategize programming for the coming years. The Comprehensive economic development strategy (Ceds) is a process that takes a strategic look at metro regions to determine focus areas and resources. it is also a requirement to access certain federal funding from the economic development administration. By completing the Ceds process, the indy Chamber’s economic development teams in conjunction with regional communities, economic development groups, and cities will be able to steer the region toward economic prosperity.

iNdy fasttraCk study - 2014ReGIonAlly foCUSeDThe indy FastTrack study is a market-based plan for private investment focused on four vacated automotive industry sites. None of those four sites were located in this study area, but there were recommendations for a city-wide strategy to support future higher-wage employment opportunities.

The study identified a number of concerns regarding industry in the region, including:• a limited supply of larger development-ready sites• A need to prepare strategic brownfield sites in “blighted” areas for

new uses• A need for diverse and regionally-defined industry clusters, and a

coordinated business retention and expansion strategy.

The study also identified a number of opportunities and recommendations to improve the industrial climate at the municipal level. some opportunities include:

• enabling the department of Metropolitan development as a redevelopment authority, including land assembly and brownfield redevelopment.

• integrating transportation and land use planning with economic development and infrastructure re-investment priorities.

• emphasizing business retention and expansion, with appointed champions for targeted clusters and local companies.

• There is a need to confirm the role of workforce development in supporting strategy.

While this study is regionally-focused, some key pieces of information related this district area include:

• This area is primarily made up of smaller buildings than some industrial areas of City, except for keystone industrial Park.

• The i-70 / rural interchange has much less commercial volume than the two adjacent interchanges.

• The area is located along the CsX Mainline that carries 30-40 trains daily and does not allow rail spurs, therefore truck access is critical.

• There is a high collision prediction at the rural street rail crossing, making improved infrastructure, at this location, critical.

legacy industrial areas are located within the cores of cities and developed along rail lines. Workers often moved close to work, therefore legacy industrial sites tend to be located within older residential areas.

Many have experienced decline in the past several decades due to numerous factors, including the general decline in manufacturing jobs and losing ground to suburban and rural locations.

However, a few of the more leading edge legacy industrial areas are making a comeback in this country, competing for jobs and residents. This effort follows many relevant efforts related to Industrial redevelopment in Central Indiana and redevelopment planning for Indianapolis near eastside. The following studies are particularlly relevant to this effort:

• Quality of life Plans - near eastside and northeast Corridor

• UlI Rose fellowship - Revitalizing the Massachusetts Avenue / Brookside Industrial Corridor

• indy fasttrack 2014

• Comprehensive economic Development Strategy (CeDS)

• lISC linking Regional economic Clusters with Targeted Urban Places


Linking Regional Economic Clusters with Targeted Urban Places study evaluated opportunities among targeted economic clusters and developed location profiles capturing location preferences, site characteristics, and building requirements demanded by firms in promising Indianapolis economic cluster.

The project provides tools intended to help transform vacant and under-utilized industrial land from economic liability into an asset for economic growth.

fInDInGS • The Three Principal Growth Clusters for indianapolis are: Business to Business (B2B), Food Manufacturing

and distribution, and Technology• Growing the Business to Business (B2B) cluster:

• opportunity to repurpose industrial land (500-2,000 acre absorption). • 6,000 new B2B jobs are anticipated over next decade.• B2B activity plays an important role in creating small business and entrepreneurial opportunities.• downtown access is crucial.

• Growing the Food Manufacturing and distribution cluster:• There is a need to focus on creating shared spaces for artisanal food manufacturers. • There is a need for support amenities like refrigerated space and processing facilities.

• key Characteristics of Focus Clusters (see Table)

ReCoMMenDATIonS• study feasibility of tech and innovation cluster near downtown.• assess potential of white collar B2B industrial land absorption. • explore feasibility of providing expertise group focused on industrial reuse and shared spaces.• Provide advice for addressing contamination and other environmental barriers such as energy efficiency

options.

recast City LLC led a three-day workshop in May of 2015 on local maker industries and manufacturing leadership. The workshop provided the city with concrete steps to support local and diverse small-scale manufacturing and integrate its growth into neighborhood development. Local businesses are congregating in key districts and are interested in being around a “community” of other producers. small-scale manufacturing will grow stronger as the City and its partners continue to support concentration of businesses in key neighborhoods and promote them more broadly.

iNdiaNaPolis small maNufaCturiNg sub-seCtorsSub-sectors in small-scale manufacturing that were identified as having strong growth potential included maker industries, contract manufacturers, biotech innovation, and motorsport/automobile technology. The sub-sectors relevant to Massachusetts / Brookside include:

• Maker industries - stand alone businesses that produce goods by hand or with limited tools (may be referred to as artisans). owners are often full-time sole proprietors, or with 1-2 employees, that utilize spaces from 400-600 square feet and sell their products online or at local shops and markets.

• Contract manufacturing for small batch production - produce items designed by clients in smaller batches than international manufacturers. These require spaces from 2,000 - 20,000 square feet and they market their capacity to produce, not the products they make.

ReCoMMenDATIonS• Create a “one stop shop” to connect business owners to services

• Promoting existing business development services to local maker industries• Make it easier for businesses to purchase buildings and understand incentives (securing real estate

affordability in areas with increasing property values ensures businesses are not priced out of neighborhoods).

• Brand small-scale manufacturing as “cool” and promote its economic potential• Promote the Make indy brand• Make the economic case for investment to foundations, business leaders, and others.• identify more maker industries in indianapolis and add diversity• Promote local contract manufacturers nationally• Create and promote a few key events each year

• Focus investments in neighborhoods that can host small-scale manufacturing for the long term• Establish districts that are fine grained and can address land speculation• Connect property owners to potential small manufacturing tenants• offer low cost loans to connect manufacturers to target neighborhoods

• Launch industrial land bank to assemble land for district plans

Recast City ReportIndianapolis Maker Industries & Manufacturing leadership Strategy - 2015

linking Regional economic Clusters with targeted urban Places - 2014

GroupLocal B2B / Off-Site (Average)

Local B2B / On-Site (Average)

Food / Beverage Distribution

Food Manufacturing

Beverage Manufacturing

Building Characteristics

Building area (sq Ft) 38,500 55,400 65,600 176,600 13,400Number of stories 1.1 1.1 1.1 1.0 1.2Ceiling Heights 18.2 19.6 20.7 28.0* 11.5*Building Class (a-1; B-2; C-3) 2.7 2.7 3.0 2.3 3.0*

Parking/LoadingLoading docks 5.0 7.0 9.5 17.7* 5.0*Parking spaces 49.9 47.9 49.2 85.5 40.3*Parking spaces / 1000 sq Ft, 1.9 1.5 1.5 1.4 2.0*

Site Land area (acres) 4.7 6.1 5.7 10.2 1.9Far 0.23 0.29 0.26 0.34 0.32

Employment Density

employees / Building area (1k sq Ft) 1.0 1.0 2.4 0.6* 1.8*employees / Land area (acre) 4.7 9.1 21.8 1.5* 25.0*employee Per Parking space 0.7 0.7 2.0* 0.6* 0.7*


Context - We Have Many Assets

The Payne Connection is an inviting gateway welcoming residents and visitors

several well-maintained industrial sites illustrate how industry can blend in

There are available family-oriented services and amenities (spades Park Library Branch shown)

existing infrastructure is ready to handle shipping and truck traffic

Newly developed convenience store and gas station with adjacent truck stop

keystone enterprise Park has industrial lots ready for development

The area benefits from proximity to interstate access

Martin University is a valuable anchor institution and education resource

skyline views demonstrate close proximity to downtown

The Cultural Trail and Monon Trail provide multi-modal access to downtown

The corridor has a number of assets, including a combination of usable sites, improving neighborhoods with historic homes built for local workers, and great trails and green

spaces, including the Monon Trail and the Cultural Trail. The district offers access to I-70 and several overpasses and underpasses that connect across the interstate. Additional features are soon to include Pogue’s Run Trail and may eventually include the Monon Connector Trail. Numerous exciting developments are underway (as of 2015), including

the revitalization of the Circle City Industrial Complex with Ruckus makerspace, the relocation of McNamara Florist, and many others.


Context - We Have Many Challenges and opportunities

Many of the available existing buildings are not very visible from main roadways

some residential areas along the industrial routes suffer from a lack of maintenance

Many of the vacant lots that exist would benefit from redevelopment

a range of building sizes and classes can make the area attractive to certain investors

dangerous intersections are a shipping and a safety concern

Frequent steep slopes and sharp turns make truck access difficult

station street has the building stock and character to be an attractive, main-street destination

Maintenance is an issue for many properties and contributes to negative perceptions

Maintenance on some industrial sites adjacent to residential areas is lacking

Lewis street could be a major connective asset and should be improved and reopened

The corridor has several challenges stemming from vacant or underutilized industrial property, along with adjacent residential decline. The infrastructure serving the sites is in very poor condition and of insufficient capacity, which can be problematic for truck

movement. This plan understands these challenges as opportunities and provides recommendations for improvement over time.


Context - Community Resources

AReA ReSoURCeS1. Legacy Learning Center2. Circle City industrial Complex

* Ruckus Maker Space exodus refugee Center recycle Force

3. arsenal Tech High school * IPS Career Technology Center * 1st Maker Space

4. Chase Near eastside Legacy Center5. HL Harshman Middle school6. Theodore Potter school 747. spades Park Branch Library 8. John H Boner Community Center

* Center for Working Families Site 9. Peoples Health Center 10. Missionaries of Charity

Queen of Peace11. Pogue’s run Grocer12. Fire department station 2713. Brookside school 54 14. rivoli Theatre 15. Paramount school of excellence 16. oaks academy 17. Brookside Community Center18. Martin University 19. Forest Manor Park20. James russell Lowell school 5121. Brightwood Branch Public Library22. Marion County Juvenile division 23. edna Martin Christian Center

* Center for Working Families Site24. duvall residential Center25. Faith apostolic Mission

Felege Hiywot Center26. interfaith Hospitality Network 27. Jireh sports 28. Frances W. Parker elementary

school

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I-70 Interchange

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MartinUniversity

KeystoneEnterprise

Park

BrooksidePark

SpadesPark

FletcherPark

Arsenal Tech High

School

Windsor ParkNeighborhood

SpringdaleNeighborhood

Spades ParkNeighborhood

BrooksideNeighborhood

NoBoNeighborhood

Martindale Brightwood

Neighborhood Martindale Brightwood

Neighborhood

25TH STREET

16TH STREET

21ST STREET

10TH STREET

16TH STREET

John EdPark

Ruckus

CCIC

MONON CONNECTOR

POGUESRUN TRAIL

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Frank & Judy O’Bannon

Soccer Park

JTV HillPark

AReA CHURCHeSa. Christian Unity Missionary Church B. First Free Methodist Church C. east Tenth United Methodist Church d. Nehemiah Bible Church e. Neighborhood Fellowship Church F. Brookside Community Church G. Love Fellowship

Missionary Baptist Church H. New Zion Tabernacle Churchi. Mt. Moriah Missionary Church J. Cathedral of Faith

Christian Life Centerk. Galilee Baptist ChurchL. New Hope Missionary

Baptist Church M. Freedom Temple Church of GodN. Zion Hill Missionary Baptist Church o. eastside New Hope

Missionary Baptist Church P. st. Johns’s Baptist ChurchQ. st. rita Catholic Churchr. st John african Methodist

episcopal Church s. sunrise Baptist Church T. Mt. Horeb Missionary

Baptist Church U. Pioneer Missionary Baptist Church v. scott United Methodist Church W. overcoming Church X. Trinity CMe Church Y. Full Gospel deliverance ChurchZ. Mount Nebo Missionary

Baptist Church aa. abundant Faith apostolic ChurchaB. oasis of Hope Baptist Church

0.5-mile 1-mile 2-milesNoRTh

source: City of indianapolis Gis, CCiC=Circle City industrial Complex


Context - existing Business Communitymass ave:10th st. to CommerCe ave.

1. on Tray Meal systems2. Heritage Materials Management 3. Crossroads Building Products 4. Training inc. 5. Hoosier security 6. Ndesigns by Nancy Lee7. Meridian outdoor service 8. keys to Work inc. 9. ollier distributions inc. 10. indianapolis Fabrications 11. allied steel rule dies inc. 12. recycle Force13. exodus refugee immigration 14. Temple-inland 15. Last Chance Wreckers 16. indiana Wholesale 17. FaCe

mass ave:CommerCe ave. to rural st.

1. Jr design 2. Litho Press 3. Mitchel and scott 4. duvall residential Center 5. McNamara 6. Taylor Tire Treading 7. remote Beverage equipment 8. Machinery Mart inc. 9. stickle steam specialties Co. 10. Wawsee Navy seal 11. Circle City Heat Treating 12. seals ambulance service 13. PaCiv-Usa LLC14. d2 Land and Water 15. old World Masonry 16. santarossa Mosaic and Tile 17. roosevelt enterprises 18. Lloyd’s of indiana

hillside ave. area1. sixteenth street Brake 2. C&M Trucking 3. Metro auto recyclers 4. Major Tool and Machine inc. 5. superior Fence 6. Parker Machinery 7. Toliver Cores inc. 8. sheldon variety store 9. Hi Tk LLC10. klincher Locknut

KeySTone enTeRPRISe PARK1. Markey’s rental2. r&s Plating 3. Tri-state Bearing Company 4. restaurant depot 5. Commercial Food services 6. Horning Roofing 7. vision direct 8. Hoosier Gasket Corporation

mass ave:rural st. to sherman dr.

1. Bright House Networks 2. CMa supply Company inc. 3. Central states Warehousing inc.4. Hackett Publishing 5. Colorcon 6. elliot-Williams Company inc. 7. assett recovery and recycling 8. Capital Machines9. Chisolm Millwork10. Martin University11. stone design of indiana12. interstate Castings13. safeway Foods / shopping Center

I-70 Interchange


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MartinUniversity

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Arsenal Tech High

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Neighborhood

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John EdPark

Ruckus

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MONON CONNECTOR

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Soccer Park

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Context - Regional Transportation factors

10Indy FastTrack : Executive Summary

Data Source: Indiana Department of Transportation, CoStar

Navistar

Hawthorn Yard

RuralStreet

STUDYAREA

CommerCial vehiCle daily volumes at iNterChaNge ramPsGraphic Courtesy of indy FastTrack 2014 study

lower volume the Neighborhoring interchagesCommercial vehicle volumes are much lower at the rural street interchange than at the interchanges directly west and east of the site. This is of some benefit to residential neighborhoods as trucking impacts are not as intense as they are in other areas, but may also may lead to potential for additional economic development.

Truck freight Increase Anticipated - Truck Designated Corridors in Relation to local Streets neededThe Indy FastTrack 2014 study notes US freight truck traffic will increase by 60 percent over the next 25 years with particularly high intermodal transit growth. The study states indianapolis should prepare for freight volume growth by creating stronger municipal partnerships to study and monitor truck counts on key arterials.

The study notes a need for a truck impact analysis in relation to local streets and suggests a re-evaluation of existing truck routes. suggested improvements include implementing turn lanes with signal timing, as well as developing a trucking industry working group.

11 Indy FastTrack : Executive Summary

Navistar

Hawthorn Yard

STUDYAREA

ReGIonAl RAIl lIneS neAR THe CoRRIDoRGraphic Courtesy of indy FastTrack 2014 study

High Rail Activity Through the Site, But not To our BusinessesThe indy FastTrack 2014 study notes the integral role of indianapolis railroads within the larger CsX network. The “ interstate” rail conditions of the CsX Main Line (depicted above and running through this site) allow for 30-40 trains per day on average. rail spurs are not allowed off of this main line. Because spurs are not allowed on main lines, rail has little use for actual shipping and receiving within the study area; therefore truck access is critical.

Rail Spurs on eastern Portion of District only rail operators are interested in forming public-private partnerships to locate rail-served sites along secondary corridors, which may be of use to the eastern portion of the study area.


I-70 Interchange


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MartinUniversity

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Arsenal Tech High School





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Neighborhood

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21ST STREET

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John EdPark

Ruckus

CCIC

MONON CONNECTOR

POGUESRUN TRAIL

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Soccer Park

JTV HillPark

Cottage HomeNeighborhood

Woodruff PlaceNeighborhood

Mass Ave

St. Clair PlaceNeighborhood

Rivoli ParkNeighborhood

Context - Current land Uses

CommerCial zoNiNgMany properties operate like industrial zones

iNdustrial zoNiNgindustrial Properties clustered along rail corridors

Park zoNiNgLarge number of park acres, but few smaller parks

iNstitutioNal (sPeCial use) zoNiNgNote that there are a number of institutional properties

Key PoInTS(1) industrial areas lack defined boundariesUnlike modern sites, older industrial sites developed over time and are not self-contained. Where one area ends and another begins is often undefined.

(2) Commercial AreasMuch of the commercially zoned property “feels” more like industrial land because the property is bordered by industrial uses or is located along rail lines. Some land may benefit from rezoning to allow for more congruent uses in the future.

(3) Residential Parcels Surrounded by IndustrialLegacy industrial sites are woven together into the urban fabric with residential property. as a result of the interstate being completed in 1976, some small clusters of residential space are very isolated within overwhelmingly industrial areas. over time, it may be beneficial for land uses to be aligned.

(4) institutional assetsMartin University is a unique example of an educational institution in an industrial setting.

resideNtial zoNiNgall densities

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This section of the document includes information about the market of the project area, including:

Regional and Downtown Industrial Submarket CharacteristicsExisting and Potential Labor PoolMarket Factors: Building and Parcel SizesMarket Factors: Brownfields and Assessed ValuesMarket Factors: Property Ownership and Control

Case Studies: Efforts in Peer Legacy Industrial MarketsDistrict Market SegmentsDistrict Costs Compared to Suburban Sites


district MarketMass ave · Brookside industrial corridor


according to integra realty resource, the indianapolis market is continuing its strong industrial growth and is currently in the expansion phase of the market cycle. The expansion phase of this market cycle is characterized by: decreasing vacancy rates; moderate/high new construction; high absorption; moderate/high employment growth; and medium/high rental rate growth

exPAnSIon

reCovery

HyPeRSUPPly

ReCeSSIon

source: integra realty resources

sourCe markettotal

inventoryunder

ConstruCtion vaCantvaCanCy

rateQ1 2015 net

absorptionaverage direCt

asking rentCbre (Q1 2015) downtown 34,004,926 0 1,649,180 4.8 % (173,537) $3.01

Total 251,984,442 2,516,010 17,782,169 7.1 % 2,252,963 $4.38

dtZ (Q1 2015) downtown 15,528,558 0 430,412 2.8 % (131,513) $3.53Total 246,770,203 4,397,242 14,787,463 6.0 % 1,499,290 $4.34

iNdiaNaPolis - dowNtowN iNdustrial submarket ComPared to regioN/msa iNdustrial market

The downtown submarket, defined as Center Township by CBRE, includes the Mass Ave Brookside corridor. The total inventory is just over 34 million square feet, with no active construction currently. Following McNamara Florist’s purchase of a vacant 178,788 square foot facility, the group will move its operations from the north suburbs. About 1.6 million square feet is vacant for a 4.8% vacancy rate, significantly lower than the 7.1% vacancy rate for the Indianapolis market. Yet, the average direct asking rent of $3.01 per square foot is also significantly lower than the $4.38 for the overall market, reflecting the higher rents commanded by newer inventory in suburban locations. Closer in to the downtown core, dTZ reports vacancy is even lower at 2.8% and owners are achieving higher rents of $3.53 per square foot.

Regional and Downtown Industrial Submarket Characteristics

MARKeT CyCle

The indianapolis-Msa maintained a 5.8% unemployment rate in February 2015, even as the labor force kept expanding. according to Cushman & Wakefield, employment in the trade, transportation and utilities sector has improved by 5.4% or more than 11,000 jobs since Q1 2014, as the indianapolis industrial market continues to win distribution and manufacturing operations.

as of Q1 2014, the indianapolis Msa employment was about 914,400, and 20,100 jobs had been added by Q1 2015. a continued gain in employment is expected through 2015. resulting from strong absorption in Q1 2015, a 25.2% increase in year-over-year new leasing activity, and solid market fundamentals, the indianapolis industrial market is projected to experience stabilized vacancy and a nominal increase in asking rents through 2016.

eConoMIC InDICAToRS

Going forward, speculative development and net absorption are anticipated to continue, vacancy rates will move up accordingly. rental rates are also projected to move up slightly due to strong leasing activity. However, with nearly all construction in recent years focused on modern bulk warehouse facilities, new small and medium sized buildings are increasingly in short supply. of ten buildings currently under construction, three fall in the medium distribution category, according to CBre. With over 35% of these new buildings pre-leased, the market is primed for new options in this segment.

MARKeT InDICAToRS

relative to other U.s. markets, lower cost of land, construction, and rental rates, coupled with the overall business climate, has propelled indianapolis into one of the top industrial markets in the nation. Many submarkets in the metro area continue with high absorption and increasing speculative construction.

The Mass Ave/Brookside Corridor is uniquely positioned to offer a viable workplace alternative in

one of the top industrial markets in the nation.


1-MILE

3-MILES

5-MILE

S

10-M

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BOONE COUNTY HAMILTON COUNTY

MARION COUNTYMARION COUNTY

MORGAN COUNTY

MARIO

N COUNTY

HENDRICKS COUNTY

MARIO

N COUNTY

HANCOCK CO

UNTY

JOHNSON COUNTY


11-17

MAP: exISTInG lABoR PoolMost employees in the Corridor Have Short CommutesThis map demonstrates the study area’s labor catchment area, illustrating where employees who already work in the corridor are commuting from. The largest concentration of these current employees is within the Near eastside and southeast Neighborhood areas, which are within biking distance and offer short transit commutes. Connections with these areas should be prioritized.

Areas of ConcentrationFifty percent of Corridor employees live within 10 miles of the study area; however, 20-percent of employees travel more than 25 miles to work. The highest concentration of workers live south and east of the Corridor. ensuring quality bus routes to these locations is important to ensure laborers can reach their jobs.

7-10

5-6

<5

source: esri Business analyst

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BOONE COUNTY HAMILTON COUNTY


MORGAN COUNTYM

ARION CO

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MARIO

N COUNTY

HANCOCK CO

UNTY

JOHNSON COUNTY


MAP: TARGeT lABoR PoolComposite labor PoolThis map indicates the pool of available labor in Marion County from several categories of emloyment available through the Census. This includes low income persons, age 30-59, employed in the production of goods, and employed in trades, transportation, and utility sectors.

Areas of ConcentrationThis map indicates that the Mass ave / Brookside Corridor offers close proximity with one of the largest concentrations of potential manufacturing laborers in Marion County. low deNsity (<100)

PeR SQ MIle

source: http://onthemap.ces.census.gov/

existing and Potential labor Pool

eMPloyeeS / SQ MIle high deNsity (>1,000)PeR SQ MIle

MeDIUM DenSITyPeR SQ MIle


I-70 Interchange

BROOKSIDE PARKWAY

H

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IDE

AVEN

UE

10TH STREET

DR A

NDRE

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RURA

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MartinUniversity

KeystoneEnterprise

Park

BrooksidePark

SpadesPark

FletcherPark






NoBoNeighborhood



Neighborhood

25TH STREET

16TH STREET

21ST STREET

10TH STREET

16TH STREET

John EdPark

Ruckus

CCIC

MONON CONNECTOR

POGUESRUN TRAIL

MON

ON T

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Soccer Park

JTV HillPark



Mass Ave



Market factors: Building and Parcel Sizes

5-10 aCres

>10 aCres

1-5 aCres

<1 ACReS

maP: ParCel sizesRange of Parcel Sizesin most areas of the corridor, parcel sizes are quite varied. spatial needs of businesses are also varied, this mix of sizes offers a large range of opportunities to recruit new tenants and/or owners.

food Manufacturing and B2B Cluster Parcel Sizesaccording to LisC’s Linking Regional Economic Clusters with Targeted Urban Places, Food Manufacturing and B2B sub-clusters operate primarily on sites from 1.1 to 3.7 acres. There are many sites within the 1-5 acre range in the study area, which are perfectly suited for these needs.

I-70 Interchange

BROOKSIDE PARKWAY

H

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AVEN

UE

10TH STREET

DR A

NDRE

W J

BROW

N AV

ENUE

RURA

L ST

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VEOLNE

Y ST

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JEFF

ERSO

N AV

ENUE


MartinUniversity

KeystoneEnterprise

Park

BrooksidePark

SpadesPark

FletcherPark

Arsenal Tech High

School





NoBoNeighborhood



Neighborhood

25TH STREET

16TH STREET

21ST STREET

10TH STREET

16TH STREET


Soccer Park

JTV HillPark

John EdPark

Ruckus

CCIC

25-50,000 sft

50,000 + SfT

10-25,000 sft

5-10,000 sft

maP: buildiNg sizesBuilding sizes within the corridor vary widely, even amongst industrial uses. Building sizes are limited between interstate 70 and Massachusetts avenue due to limited distances between roadways. To achieve larger size, buildings were forced to increase in length, rather than depth.

source: City of indianapolis Gis, CCiC=Circle City industrial ComplexSource: City of Indianapolis GIS, SESCO 2015 Indianapolis Brownfield Redevelopment Analysis, CCIC=Circle City Industrial Complex0.5-mile 1-mile 2-miles NoRTh0.5-mile 1-mile 2-miles NoRTh


I-70 Interchange

BROOKSIDE PARKWAY

H

ILLS

IDE

AVEN

UE

10TH STREET

DR A

NDRE

W J

BROW

N AV

ENUE

RURA

L ST

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SHER

MAN

DRI

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Y ST

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JEFF

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N AV

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MartinUniversity

KeystoneEnterprise

Park

BrooksidePark

SpadesPark

FletcherPark






NoBoNeighborhood



Neighborhood

25TH STREET

16TH STREET

21ST STREET

10TH STREET

16TH STREET

John EdPark

Ruckus

CCIC

MONON CONNECTOR

POGUESRUN TRAIL

MON

ON T

RAIL


Soccer Park

JTV HillPark



Mass Ave St. Clair Place

NeighborhoodRivoli Park

Neighborhood

I-70 Interchange

BROOKSIDE PARKWAY

H

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IDE

AVEN

UE

10TH STREET

DR A

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W J

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ENUE

RURA

L ST

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SHER

MAN

DRI

VEOLNE

Y ST

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JEFF

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N AV

ENUE


MartinUniversity

KeystoneEnterprise

Park

BrooksidePark

SpadesPark

FletcherPark






NoBoNeighborhood



Neighborhood

25TH STREET

16TH STREET

21ST STREET

10TH STREET

16TH STREET

John EdPark

Ruckus

CCIC

MONON CONNECTOR

POGUESRUN TRAIL

MON

ON T

RAIL


Soccer Park

JTV HillPark



Mass Ave



2

2

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MAP: BRoWnfIelDS(1) targeted site for brownfield remediation effortsGiven the improving market conditions of the area near 10th street and Massachusetts avenue, and the area near Martin University, targeting sites for cleanup would make properties appealing to a wider range of potential users.

(2) Concentrations of brownfieldsThere are concentrations of multiple contiguous brownfields along Hillside Avenue, between 21st and 23rd streets and along Massachusetts avenue near rural street. at rural street, petroleum contaminants is due to the interchange’s current and past fueling service stations.

(3) Brookside Park and Pogue’s RunPogue’s Run has suffered from combined sewer overflows, and like many waterways in the city, is gradually improving in environmental quality. Improvements benefits the surrounding areas.

maP: assessed values(1) 10th Street Gateway Recent Strengthonly recently, this area has become very strong. While recent developments have dramatically increased desirability, value has remained average compared to the corridor.

(2) Areas of Strengthareas of strength include Commerce avenue, Hillside avenue near the proposed Monon Connector Trail, properties near rural street, and the area near Martin University, making these places for initial focus efforts.

(3) Brookside Park and Pogue’s RunNational studies indicates that higher property values follow near park and trail improvements (economics research associates, 2005). as investments are made in these assets and surrounding neighborhoods, property values are likely to improve.

1m+ Per aCre assessed value

250k-1m Per aCre assessed value

100-250k Per aCre assessed value

25-100k Per aCre assessed value

<25k Per aCre assessed value

market factors: brownfields and assessed values

2

BRoWnfIelDS PeR GISCITy of InDIAnAPolISPARK SPACe

restriCtive CoveNaNtvarious CoNtamiNaNtsCHloRInATeD ConTAMInAnTSPeTRoleUM ConTAMInAnTSMeTAlS & PCB ConTAMInAnTSleGenD PeR 2015 SeSCo RePoRT

source: City of indianapolis Gis, CCiC=Circle City industrial ComplexSource: City of Indianapolis GIS, SESCO 2015 Indianapolis Brownfield Redevelopment Analysis, CCIC=Circle City Industrial Complex

3

0.5-mile 1-mile 2-miles NoRTh0.5-mile 1-mile 2-miles NoRTh


Market factors: Property ownership and Control

SURPlUS PRoPeRTIeSProperties that the city has a lien on and can take title to. These are still titled to the original owner and are sold by the county commissioners through auctions.

TAx SAle PRoPeRTIeSTax-delinquent properties that are offered publicly by the county treasurer. owners have a year to pay taxes before bidders can take title.

ReneW InDIAnAPolIS PRoPeRTIeSdMd is the title-holder for these city-owned properties, after they pass through tax-sale and surplus. They are distributed through renew indianapolis

vaCaNCy (as of juNe 2015)sourced from UsPs, these buildings are no longer receiving mail. it is important to remember that there is some error involved for people who may leave for extended periods.

Key PoInTSResidential Property Available ThroughoutThe amount of property that is either available for purchase or in some sort of state of vacancy or decline is consistently high throughout the study area, in residential areas.

This is somewhat alarming and may indicate a need for alternative strategies to recruit new residents and neighbors into these communities, providing stability and financial health to the area.

“Industrial” land BankThe City of indianapolis is exploring the concept of an industrial land bank, which would allow for similar activities as renew indianapolis, but for industrial property, which would benefit CDCs as they attempt to acquire sites for catalytic reuse.

Promise zoNePromise Zones are selected high poverty communities where the federal government will partner and invest to accomplish the following goals: Create jobs, leverage private investment, increase economic activity, expand educational opportunities, and reduce violent crime.


I-70 Interchange

BROOKSIDE PARKWAY

H

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MartinUniversity

KeystoneEnterprise

Park

BrooksidePark

SpadesPark

FletcherPark






NoBoNeighborhood



Neighborhood

25TH STREET

16TH STREET

21ST STREET

10TH STREET

16TH STREET

John EdPark

Ruckus

CCIC

MONON CONNECTOR

POGUESRUN TRAIL

MON

ON T

RAIL


Soccer Park

JTV HillPark



Mass Ave





Key PoInTSPost-katrina New orleans has seen a shortage of affordable housing, a bruised economy with a job-skills gap, and 40% of the city lives in a food desert. 1770 not only provides job training and 10 permanent jobs, in coordination with volunteers of america, it provides healthy meals and affordable housing in what was a vacant building and an underutilized lot. rents run about $200 less than the area’s average.

eleMenTS of SUCCeSS 1770 Tchoupitoulas st received funding from various sources, including $18.5 million in New Markets Tax Credits from enterprise and volunteers of america National service; $2.6 million in historic tax credit equity from U.s. Bancorp Community development Corporation; $3.2 million in loans, and $7.7 million in bridge financing from Iberia Bank. The rest of the project was funded by other tax credits and sources.

loCATIon: neW oRleAnS, lAGarden district, two miles south of New orleans CBd

TImeLINeConstructed 2013Type New Markets Tax Credits project, Historic rehab into mixed-income and mixed-use

SIzeThree buildings, 52 residential units, 6,200 sq. ft. commercial kitchen, 6,400 sq. ft. of retail 40,700 sq. ft. of warehouse. Key PoInTS

This neighborhood was originally divided by a two-tier viaduct built in the 1950s, that then collapsed in the 1989 Loma Prieta earthquake. But it was the decline of the railroad industry and extension of the shoreline from landfill that led to the obsolescence of the large industrial buildings along the corridor. Large industrial buildings that used to repair ships are now home to many artists working on large-scale sculptures, often weighing many tons. The Crucible, however, has received more attention. it provides opportunities for young people to stay busy, and learn new skills.

eleMenTS of SUCCeSSartists discovered the inherent strength of the area, and have banded together to build momentum. New educational art facilities, 21st- century jobs, and world-wide recognition are now a part of the West oakland story. An ongoing West Oakland Specific Plan will identify and assess other opportunity areas and economically feasible uses for them.

Key PoInTSThe economic development Master Plan‘s physical conditions analysis, and market analysis informed selection of multiple catalyst projects along the corridor. an implementation plan was developed to augment the plan. The industrial market analysis found the subsectors with expected growth, including Food Manufacturing, Machinery Manufacturing, Fabricated Metal Product Manufacturing and others. Local competitiveness and workforce alignments were ascertained, and integrated into the strategic plan.

eleMenTS of SUCCeSSvarious projects along this corridor have had a positive impact on the surrounding communities through a comprehensive and coordinated approach. Century City is a new, modern business park with a realigned access road and greens pace, with residential uses at the periphery. an informed marketing strategy for Century City was developed compared with other business parks in Milwaukee.

loCATIonoAKlAnD, CA Just south of emeryville

TImeLINeearly 2000s

Type Naturally occurring arts community

SIze a mile-long stretch of industrial buildings

loCATIonMIlWAUKee, WI Milwaukee’s Near Northwest side

TImeLINe2011

Type economic development Master Plan

SIze 880 acres along rail corridor

1770 TCHoUPIToUlAS STReeT reutilizing industrial property to serve a targeted need.

WeST oAKlAnD InDUSTRIAl ARTS CoRRIDoRreuse of obsolete industrial buildings into new and exciting arts spaces.

30TH STReeT CoRRIDoR Focus on catalyst areas, economic sectors, with access and branding.

Case Studies: efforts in Peer legacy Industrial MarketsThe following case studies offer pertinent lessons for the Mass ave Brookside corridor. They are all located in a legacy industrial district predating WWii and due to obsolescence, they all needed to reposition existing buildings and/or infrastructure for a new use. Further, they each demonstrate a different re-use strategy that addressed an underlying problem in the community context. While the funding sources and implementation approaches are different, each has ensured success with the right strategy and implementation. in New orleans, 1770 Tchoupitoulas street addressed an underlying job training and affordable housing problem with New Markets Tax Credits. The West oakland industrial arts Corridor grew organically from the ground up to support an emerging arts scene already making use of obsolete ship-repair buildings. Finally, the 30th street Corridor in Milwaukee started with a strong economic development Master Plan that logically re-oriented rights-of-way and parcels, and re-targeted attraction efforts at growing subsectors, based off of a robust market analysis.


Market Segment InCUBATe iNNovate + Create fABRICATe serviCe MAnUfACTURe WAReHoUSe

Character Mind Mind + hand Mind + hand + Machine hand + Machine Machine building + lot

value Creation $$$$$ $$$$ $$$ $$$-$$ $$ $

Barrier to entry very high Moderately high Moderate low low low

Differentiation very high Moderately high Moderate Moderate moderately low low

Workforce education / Training phd, masters Masters, Bachelors,

AssociateBachelors, Associate,

high school associate, high school associate, high school high school

Wages high high-Moderate Moderate < Moderate < Moderate > Minimum

Quality of SpaceInspired, boutique;

campus; Co-creative environments; Access to

knowledge, lifestyle

Creative urbanism; Co-creative environments;

Access to lifestyle amenities

Industrial urbanism; efficient and flexible

industrial flex; efficient and flexible

Factory; Buffers and separated uses

large lot; buffers and separated uses

Compatible Useseducation, housing,

live/work, service retail, office, light industrial

education, housing, live/work, service retail,

office, light industrial

education, housing, live/work, service retail,

office, light industrialservice retail, office,

light industrialservice retail, office,

light industrialservice retail, office,

light industrial

Transportation needs

Multiple modes, including transit within

1/4 mile

Multiple modes, including transit within

1/4 mileMultiple modes, ease of

truck movementRoads, central location relative to customers

shipping corridors - rail/highway/air

shipping corridors - rail/highway/air

Real estate needsdiverse, agile and high investment space; new

construction

small-medium footprint space; tech

infrastructure; adaptive use

small-medium footprint space; tech

infrastructure; adaptive use

Medium footprint sites; simple low-investment

buildings; low cost

large-footprint sites; simple low-investment

buildings; utility infrastructure

very large footprint sites; simple low-

investment buildings

Critical network university r&d; knowledge clusters

Related service providers; material

providersComplementary service

providers; transportationCustomer base; supply

chain

Raw material providers; utility infrastructure;

storage and waste recyclers

Transportation

existing example Ruckus / Superior Fence Co

Aramark McNamara Flowers

Colorcon Shurgard Storage Centers

Total employees (‘14)

400 2022 668

sales (2014) $50,892,000 $144,443,000 $188,544,000

Productivity (est. sales/employee)

$127,000 $71,000 $282,000

most aligned market segmentsSource: ESRI; Urban Land Institute; Urban Green LLC; Greenstreet Ltd.

District Market Segments

MARKeT SeGMenTS AnD WoRK PlACeEmployment generating land uses have gone beyond conventional real estate asset classifications, such as “Office” and “Industrial” to be defined more by the business and the type of work place to support that business. This spectrum ranges from places for the incubation of new ideas and businesses to warehouse. Increasingly, more consideration is given to the context and quality of place the business operates. While the corridor should be open to all new businesses, there’s an opportunity for Mass Ave Brookside to strategically focus its resources on the evolving market segments where it can be most competitive, in an effort to retain and gain new business in the corridor.

exISTInG SeGMenTSA review of existing market segments within the corridor revealed that while there is a wide variety of businesses types, they are primarily clustered in four segments:

• Fabricate ~12% of employment• Service ~60% of employment• Manufacture ~20% of employment• Warehouse ~9% of employment

TARGeT SeGMenTSThree segments that both align with the existing assets and strategies for the corridor and make up the bulk of existing businesses include Fabricate, Service, and Manufacture. While Warehousing makes up approximately 9% of current activity, the Mass Ave Brookside corridor is not as competitive as other areas in Central Indiana. Mass Ave Brookside should continue to prioritize and pursue employers in the target market segments, while still remaining open to other segments.

Market Segments


urban - mass ave / brookside renovation suburban - Greenfield site

labor Access 12,354* 5,314

Impact fees none none

AcquisitionRenovationnew Construction

4.2 ac. land/72k s.f. building: $1.4M$50/sftN/ATotal: $5M

4.2 ac. land and 72k s.f. building: 1.4MN/A$113/s.f. Build-out: $50/s.f.Total: $8.2M

Incentives - City Real Property Tax Abatement Personal Property Tax Abatement tax exemption for enterprise it equipment vacant building abatement Indianapolis Business Acceleration Team

Real Property Tax Abatement Personal Property Tax Abatement

Incentives - State (hide) equivalent equivalent

Permits - Timing varies 30-90 days

Permits -

improvement locationTenant Improvementstructural Water - Treatment Plant Water - distribution stormwater - Connection / month Fee sewer - treatment sewer - Conveyance sewer - lateral electrical - renovation stormwater

$194N/A$378 + $351 first 2,500 sf, $23/1,000 sf extraN/A renovation: $182 (0-10 fixtures) $201/$2.25/eru N/A N/A $2,530 $169 + $23/500sf over 1,000 sf none (only new connection)

$400 + $.004/sf > 5,000 sf$150 + $.01/sf$150 + $50/construction trailer $ 955.00/edu $ 300.00/edu $ 100.00/edu $ 1325.00/edu $ 590.00/edu $ 785.00/lateral $75 $100/edu

Utilities - electric option duke is equivalent /$11.38 consumer charge (0.0738/kwh *a) duke is equivalent /$375 consumer charge ($.0602/kwh *a)

Utilities - Gas $22/mo ($.1936, $.178 *B) $11.25/mo (0.7306 per therm *B)

Utilities - Water Service / Use Rate $8.71/$3.788, $2.731 *C $2.49/$3.04, $2.36 *C

Utilities - Sewer $15.62/$5.0295, $5.7087 *d $5.85/$4.88/mgal *d

Taxes - Property 2.955/$100 av *e 1.8332/$100 av *e

Taxes - Income 0.0177 *F 0.014 *F

*source: Census. Manufacturing, Construction, and Mining workers in a 5-mile radius

** data provided by Greenstreet, Ltd. Four existing sites from the Mass Ave Brookside Corridor were selected as comps to find an average acre count (4.2 acres), building sq. ft. (72,000), and price ($1.4 Million). ambrose Property Group provided assumptions on land acquisition in Plainfield. These assumptions were compared to the average comp in the district. on a 4.2 acre site, with a 72,000 sq. ft, building, costs in this district were much lower. even when adding $50/sq. ft. for renovation costs, this district comes out ahead.

*a industrial phase 3 low load from iPL and Hendricks Power other charges apply*B For the first 500 therms, then next 1,500 therms, respectively*C Citizens: 5/8” / first 750 Mgal, next 3,000 Mgal, Plainfield DPW: 5/8” / first 10 Mgal, over 10 Mgal*D Citizens First 10 CCF, over 10 CCF, Plainfield DPW*E Marion Co. Center district 101, Plainfield-Guilford Twp*F Marion Co. CoiT, Hendricks Co. CaGiT/CediT

Comparing a 72,000 sq. ft. industrial building on 4.2 acres, new construction in a suburban context is estimated to cost over 60% more than acquisition and renovation of an existing building in the Mass Ave Brookside corridor.

District Costs Compared to Suburban Sites

This section of the document includes information on general strategic thinking, including:

Strategic ApproachThe RIght ClustersThe Right WorkforceThe Right Workplace

district strategyMass ave · Brookside industrial corridor

CLUSTERS

WORKPLACEWORKFORCE

Strategic Approachto Success in the Corridor

...The Right Clusters...Supported by the Right Workforce

...In the Right Workplace


in 2014, the indianapolis Local initiatives support Corporation (LisC) commissioned a study to determine the most promising uses for properties along industrial corridors. The goal of the study was to assess the indy region’s strongest economic clusters—identifying those that show the greatest potential to support economic growth, workforce opportunity, and urban redevelopment.1 Since then, several other studies and initiatives have further defined opportunities in the Indianapolis economy, which can be leveraged in the Mass ave Brookside corridor. These studies include Plan 2020, the Bicentennial Plan for indianapolis by the department of Metropolitan development; Metro indianapolis export Plan by the indy Chamber; Marion County anchor institution study by Greenstreet Ltd.; and the indianapolis region’s Comprehensive economic development strategy by the indy Chamber.

Based on reviews of these studies, the strategy for the Mass ave Brookside corridor includes the following three industry clusters.

busiNess-to-busiNess (b2b)Local B2B blue-collar activities employ 106,000 people in the indianapolis region—accounting for 12% of total employment and over 8% growth between 2003 and 2012, with projected growth at about 9% over the next decade. White-collar B2B firms accounted for about 35,000 jobs in 2012.

The corridor can be a destination to grow and attract new companies as part of concurrent initiatives to stem economic leakage and make local supply chains more resilient by identifying import substitution opportunities and inter-industry linages. For example, anchor institutions (hospitals, colleges/universities, cultural institutions) in Marion County purchase $2 billion annually on goods and services however, nearly 60% of spending leaves the state of indiana.2

fooD MAnUfACTURInG AnD DISTRIBUTIonin the indianapolis region, the food cluster already employs 17,500 people and grew over 10% between 2003 and 2012. employment is expected to grow another 7% by 2022. as of 2012, average wages in food manufacturing and distribution were about $50,000 in both Marion County and the broader region.

related to the B2B cluster, food manufacturing and distribution can also help to stem economic leakage by enabling more food that is consumed locally to be produced locally. For example, building on BioCrossroads’ Food and agriculture innovation initiative, targets for the corridor include businesses in the design and development of scalable systems capable of producing affordable and high quality food in the urban centers. Further, the indy Chamber’s Comprehensive economic development Strategy identified an emerging opportunity in the development of nutraceuticals, specifically food, or parts of food, that provide medical or health benefits, including the prevention and treatment of disease.

TeCHnoloGyA strong geographic cluster of tech firms already exists near downtown Indianapolis. This pattern likely reflects some combination of worker preferences, access to key assets like universities, and the need for firms to be clustered geographically in order to collaborate. Although it offers limited opportunities for people without four-year college degrees, the technology cluster has strong projected growth, and the geographic clustering pattern of tech firms suggests that firms in certain sub-clusters could make use of near-downtown industrial land and buildings for manufacturing.

Potential sub-clusters include resource systems and technologies encompassing water, energy and energy storage systems, including renewable energy power generation, environmentally friendly fossil fuels, energy storage technologies, and efficient water management, and power grids.

1 ”linking regional economic Clusters With targeted urban places,” lisC indianapolis, 20142 greenstreet ltd.

The Right Clusters

Clusters are groups of similar and related firms in a defined geographic area that share common markets, technologies, worker skill needs, and which are often linked by buyer-seller relationships. Clusters arise because they raise a company’s productivity, which is influenced by local assets and the presence of like firms, institutions, and infrastructure that surround it.

While Mass Ave Brookside should be an option for any viable business, the primary clusters with the greatest opportunity for growth in the corridor include Business-to-Business and Food Manufacturing and Distribution, with Technology being a secondary cluster opportunity.


TAlenT ATTRACTIon Talent attraction is generally considered a “white-collar” issue however; blue-collar jobs also require the right skilled workforce. since 1975, the indianapolis region lost over 50,000 manufacturing jobs, and nearly 20,000 of those jobs were lost in the last decade. impending retirements, skills gaps, and labor shortages are pervasive issues for the sustainability of the workforce, particularly in production and sTeM-related occupations.

MeeTInG THe oPPoRTUnITyManufacturing occupations are a source of high earnings opportunities for individuals, regardless of educational attainment, presenting an opportunity for urban industrial corridors. six of the top ten manufacturing occupations required a high school diploma or Ged, and many operations are increasingly reliant on advanced certifications to program, operate, and maintain machinery and processes.1 arsenal Tech High school offers a myriad of choices for students interested in gaining work skills and experience before graduation and partnerships with ivy Tech Community College, and Martin University, which is in the corridor, could lead to a nimble and focused workforce development program.

eNgagiNg our veteraNsa component of this strategy could include development of program to attract military veterans, in need of both jobs and housing. Generally, veterans are young, and often mobile. They have hard skills through military training, and often possess soft-skills, as well as qualities of being hard-working and loyal. Further, funding and program support is available from national initiatives like Get skills to Work or Hiring our Heroes.

1 “target business review,” indianapolis Comprehensive economic development strategy, 2015

The Right Workforce

“The biggest challenge is you absolutely must have skilled labor. No matter where you operate from (urban or greenfield location), skilled labor is the much bigger challenge.”

~joel manship, major tool & machine inc., indianapolis


The Right Workforce - Path to Success

eMPloyeRS In PRoMISInG SeCToRSMany area employers are in the Food Manufacturing and distribution, local business-to-business services (b2b),or technology sectors, identified as high-growth by previous studies.

ARSenAl TeCH CAReeR PRoGRAMS• math, science, health and technology magnet, a college-prep academy

• New Tech high Magnet, a technology and career-skills oriented academy

• star academy, an environmental and agricultural science honors program supported by dow, lilly, purdue, others

• other Career Programs: computer science, computer network technician, advanced manufacturing, culinary arts, others

SeConDARy eDUCATIonFocusing on STEM early helps ensure that adults with a high school diploma are better prepared to join the workforce.

Arsenal Tech High School offers a myriad of choices for students interested in gaining work skills and experience before graduation. There are also multiple programs aimed at preparing graduates for further study in college. All of these programs are tuition-free, and some even have 95% college acceptance-rate.

It will be important to make sure these programs have many connections to employers and other resources in the community, to ensure long-term success.

• ivy tech and martin university both offer open enrollment, and many financial aid packages, keeping a college degree within reach for many.

• Ivy Tech offers the following programs: Manufacturing Production and operations, energy technology, agriculture, biotechnology, others.

• Martin will soon be developing new associate degree programs, in yet-to-be-determined fields. they currently offer liberal arts bachelors and masters degrees.

HIGHeR eDUCATIonThe State of Indiana Department of Education has made clear that a college degree should align with high-growth job sectors in Indiana. Those degree programs also need to include career skills and training so that graduates are better prepared to enter the workforce.

“It is abundantly clear that students who have opportunities to apply their classroom learning in a real-world setting are better prepared to meet employer expectations and succeed in their careers. We want work-and-learn experiences to become the new standard on our campuses and in our classrooms.” ~ Teresa Lubbers, Indiana Commission for Higher Education

eMPloyeRSThe Governor’s Office and the Indiana Career Council are challenging Indiana businesses to add 10,000 new work-and-learn experiences, such as internships, externships and cooperative education/apprenticeship opportunities. Expanding on working partnerships between schools and employers will improve the economic outlook of young adults, helping to increase employment in the area.

• Major Tool

• paCiv-usa

• Brighthouse

• restaurant depot

• C & m trucking

ClIMBInG THe eConoMIC lADDeRHigh unemployment, flat population growth, and high housing vacancy highlight many of the study area neighborhoods’ needs for education and employment opportunities. Local educational and employment stakeholders can continue to work together to address this issue.


The Right Workplace

outnumbering Baby Boomers, the Millennial generation is rapidly becoming the future of the american workforce. even though the majority of Millenials do not live downtown, they favor a workplace that is proximate to downtown. Living and working close to downtown or walkable, urban districts is important to this age group for its easy access to amenities, such as dining, shopping, recreation options, and social opportunities. it also provides opportunities to network and engage with others. Generally, Millennials favor work environments with a greater diversity of space types, good design, and events and programs that improve the experience of being at work.1 Urban industrial districts, like the Mass ave Brookside corridor, have qualities desired by the Millennials, as well as other generations.

1 “designing the office of the Future?,” Cbre, 2014

“Manufacturers operating in cities have advantages competitors in rural areas or small cities can’t match. Contrary to stereotypes, many of the skilled workers needed by advanced manufacturers want bike trails, concerts, walkable neighborhoods—the same amenities sought by their white-collar counterparts.”

~Drew Klacik, Indiana University Public Policy Institute

SITe SeleCTIon fACToRS : 1. Labor costs – ................................................................................................................................................... 90.82. Highway accessibility – ............................................................................................................ 90.13. Availability of skilled labor – ...................................................................................................................89.44. Availability of advanced ICT services - ............................................................................... 85.15. occupancy or construction costs – ...................................................................................... 82.86. energy availability and costs – ..............................................................................................81.37. Corporate tax rate – ...................................................................................................................................... 79.38. Available buildings – .................................................................................................................78.49. Tax exemptions – ........................................................................................................................................... 75.410. Low union profile – ....................................................................................................................................... 73.511. Right-to-work state – ................................................................................................................................... 72.612. Proximity to major markets – .................................................................................................................. 72.213. State and local incentives – ..................................................................................................... 71.114. Environmental regulations – .....................................................................................................................71.115. expected or fast-track permitting – ..................................................................................... 67.216. Inbound/outbound shipping costs – ................................................................................................... 63.717. availability of long-term financing – .................................................................................... 63.118. Available land – ......................................................................................................................... 59.019. Proximity to suppliers – .............................................................................................................................54.920. Training programs – ..................................................................................................................54.721. Accessibility to major airport – ..............................................................................................................52.922. Proximity to technical college/training – ..........................................................................................50.323. Raw materials availability – ..................................................................................................................... 49.724. Railroad services – ........................................................................................................................................43.625. Availability of unskilled labor – ..............................................................................................................42.9

QUAlITy of lIfe fACToRS : 1. Low crime rate – ............................................................................................................................................. 79.32. Healthcare facilities – .................................................................................................................................69.83. Housing availability – ..................................................................................................................................69.84. Housing costs – ..............................................................................................................................................66.95. Ratings of public schools – ......................................................................................................................63.36. Colleges and universities in area – ...................................................................................................... 61.67. Climate – ............................................................................................................................................................55.08. Recreational opportunities – ...................................................................................................................52.99. Cultural opportunities – .............................................................................................................................48.9

according to the 27th Annual Survey of Corporate Executives: Changing Site Selection Priorities, released in 2013 by area development Magazine, different factors of site selection and quality of life play a significant role in where businesses are located. as we compete to recruit business to the corridor, there are many of these factors that can be effected and improved (highlighted below)


Large companies used to dominate commodity production in the United states, yet the manufacturing sector is increasingly populated by decentralized networks of small, specialized firms, many of which are hidden in plain sight in america’s urban areas. in 2007, of the approximately 51,000 manufacturers in the United states employing fewer than 20 people, more than a third were located in the nation’s 10 largest cities.1 Being located in metropolitan areas, particularly due to the geographic clustering of related industries, manufacturers gain important advantages: promotion of innovation; access to specialized workers, suppliers and customers; and access to non-manufacturing industries, such as professional services.2

However, there can also be an economic case for an urban location vs. a suburban location. For example, comparing the cost of new construction in a suburban location (e.g, Plainfield) and renovation of an existing building in the Mass ave Brookside corridor yields differences illustrated on the chart to the right.

Building on these trends, the strategy for the Mass ave Brookside corridor is to focus on the right economic clusters. The strategy is informed by retention and expansion of existing businesses in the corridor, which remain an important focus, as a variety of studies have shown that between 70% and 95% of job creation over various time periods has been attributable to the expansion of existing companies.3 The strategy is also based on attracting new businesses aligned with select economic development strategies of the city, region, and state, which have resources and momentum. increasingly, a skilled workforce is a competitive advantage, and efforts will continue to align education resources with employer needs in the corridor. Placemaking efforts will optimize the strategic location and unique urban industrial character of the corridor, with supportive infrastructure to enhance connectivity to markets in the city, region, and beyond.

1 “the Federal role in supporting urban manufacturing,” brookings institution and pratt Center for Community development, 2011 2 “locating american manufacturing: trends in the geography of production,” brookings institution, 2012 3 “target business review”, indianapolis Comprehensive economic development strategy, 2015

The Right Workplace - location as an Asset

reuse of existinG industrial buildinG stock - litho pressLitho Press is located on Massachusetts avenue within the study area in a renovated, red brick, legacy industrial building. The facility has a lobby that plays to the historic character and charm of the district utilizing interesting signage while maintaining the property well.

airwest 9 - Plainfeild Business Center, image courtesy loopnet.com

suburban recent construction - plainfield business centerThe Plainfield Business Center is a more suburban example, that relies on basic, but newer construction, though it lacks the charm and character of many buildings within legacy industrial corridors.

This section of the document focuses on the action and activities to be taken in the coming years, including:

Redevelop and ReuseA Community of Makers, Workers, and NeighborsThe Importance of Identity and BrandMutually Beneficial Improvements

Improve and Modernize AccessConnecting to Trails and Outdoor AmenitiesFocused Near Term Catalyst EffortsWork Plan Summary

Making it happenMass ave · Brookside industrial corridor


The primary driver of location decisions for relocating households is safety and security, quality of the local schools is a close second, followed by housing affordability. Just like neighborhood revitalization, urban industrial and commercial corridor revitalization is inextricably linked with its surrounding area. a 2013 area development survey of site selectors and corporate executives cited “low crime rate” on an equal level of importance as “corporate tax rate,” when considering where to locate a business.

economic development efforts are often focused primarily on simply lowering the costs of doing business, without regard for the quality of life factors and placemaking elements, which are increasingly important to attracting and retaining a skilled workforce, as well as residents. revitalization of the Mass ave Brookside corridor will require multiple land use strategies: reuse existing industrial Building stock; redevelopment of industrial Parcels; and reposition and reinvest in select sub-areas in the Corridor.

Redevelop and Reuse

reuse existinG industrial buildinG stockabandoned and underutilized industrial space is abundant in many american cities, including indianapolis. recent decades have seen increasing market demand for the conversion of older manufacturing facilities, as well as adaptive reuse of larger industrial complexes for smaller format users in new industry sectors. For example, develop indy reports that in 2014, the most common request was for 10,000 to 50,000 square feet of industrial space. smaller manufacturers seeking favorable locations, coupled with unique architecture and space, and affordable rents have led to the resurgence. These models are replicable and have been successful in supporting newer manufacturers alongside tech start-ups and creative firms.

Nearly all the building inventory in the Mass Ave Brookside corridor is classified as B or C, which are in the lower half of gross rents in the marketplace, and are in average to less than desirable locations relative to the needs of major tenants. Building systems (mechanical, HvaC, elevator and utility) have capacities that may or may not meet current tenant needs. Building services are characterized by the existence of below average maintenance, management and upkeep. These buildings generally depend chiefly on a lower price to attract tenants.1 However, because property characteristics in different markets vary dramatically, property class definitions will remain subjective.

The 2014 LisC study, Linking Regional Economic Clusters with Targeted Urban Places, found that among businesses in Food Manufacturing, half of the firms are in Class B space and the other half in Class C space. In all of the other sub-clusters, the median building class is C. This suggests that the food-related and B2B uses are good clusters for absorbing Class B and C building inventory, an important consideration give the character and quantity of buildings in the Mass ave Brookside corridor.

1 the national association of office and industrial parks (naiop) defines the building classification system for office and industrial property (Class a, b or C).

definitions of Redevelopment and Reuse

retrofit or renovationInvolves more functional and substantial changes to modernizing building systems such as hvaC, security, fire alarms and energy management. The tenant doesn’t move out, square feet and use doesn’t change.

Adaptive ReuseRefers to a process of converting old buildings for new uses which allows structures to retain the building’s integrity while meeting the needs of modern occupants.

RedevelopmentRefers to new construction on a site that has pre-existing uses, which can include demolition of previous improvements.


redevelopment of industrial parcelsThe 2014 LisC study also reported that Marion County is expected to add over 6,000 jobs in the B2B cluster over the next decade. estimates are that this employment growth could absorb between 500 and 2,000 acres of industrial land. despite the potential demand for existing building stock, it will be important for the Mass ave Brookside corridor to have options for new construction as well. This could include demolition of existing sites and or remediation of environmentally contaminated or brownfield sites.

The 2014 LisC study, “Linking regional economic Clusters with Targeted Urban Places,” found that across Food Manufacturing and B2B sub-clusters, existing businesses were operating on median sites from 1.1 to 3.7 acres. This indicates across clusters at least half of all firms, and likely many more, are on sites that are smaller than 3.7 acres. This is important and relevant to the Mass ave Brookside corridor, where the study area includes a wide variety of parcel sizes, most of which are less than five acres.

The study area only includes eight parcels of 10 or more acres so to make larger sites available for new construction, property will have to be acquired and aggregated. A high degree of non-local ownership in the study area contributes to blight conditions and makes finding mutually beneficial solutions for the property owner and neighborhood more difficult.

reposition and reinvest in select sub-areas in the corridora stubbornly high and increasing residential vacancy rate is illustrated by the high numbers of tax sale properties, surplus properties owned by the City of indianapolis, renew indianapolis properties, and properties that have been reported as vacant by the U.s. Postal service. This is a challenge for residents as well as businesses in the corridor for multiple reasons, including increasing crime, and declining property values.

The corridor has several small, remnant residential sub-areas surrounded by industrial uses, which create conflicts for residents and business owners. Conflicts exist from the CSX railroad, poor air quality due to the adjacency to I-70, environmental contamination from industrial operations, and truck access and neighborhood circulation conflicts.

These residential areas suffer from high vacancy and may no longer be viable as residential. This presents an opportunity to aggregate select parcels in these residential sub-areas, and reposition them as a contiguous industrial district, with appropriate buffers. There needs to be a similar commitment to reinvestment in the remaining residential areas around the corridor, initially through aggressive code enforcement, select demolition, policing, and infrastructure.

stabilize electrical power supplyin interviews with existing business operators in the corridor, it became clear that the electrical power supply in the district was not reliable and led to significant hardships and opportunity costs. The power supply has routine outages and surges that have cost some business thousands of dollars. Many have taken steps to mitigate this issue by incorporating replaceable power supplies. over time, to be competitive with peer sites, reliable power should be provided throughout the district.

“Successful revitalization of the Massachusetts Avenue/Brookside Industrial Corridor requires addressing both industrial and residential needs and goals.”

~ UlI Rose Center fellows Panel, 2013

Redevelop and Reuse


Create a “Community” of Makers, Workers, and neighbors

connectinG local residents to makers & jobskeeping businesses and the local community engaged is important to a mutually beneficial relationship. While not all businesses have the time or resources to engage, those who choose can stay involved in the following ways:

Job opportunities

• There are and will be companies offering jobs within the district.

• Work with local non-profits with Center for Working Families to connect people to job opportunities.

educational opportunities

• Martin University is currently undergoing a strategic plan and there is the opportunity to work with them to see if there are any job opportunities or employment types that offer a broader opportunity for educational programming.

buildinG a business communityover the course of the project, the study team met with existing business owners and operators. it became evident throughout those meetings there is much to gain from regular communication and interaction between the various businesses. some recommendations for developing a tighter and more connected community include:

efforts

• identify supporting collaborations and partnerships among members of the business community

• sales and purchase support of goods and services

Newsletter Updates

• Current developments• Grant funding or infrastructure• available properties

Quarterly Meetings at various Locations

• socializing / Networking• Business to Business Updates

buildinG community in shared spacesas an industrial corridor, Brookside’s many public open spaces offer a unique asset to industrial land uses which tend to be further buffered from neighborhoods. With connectivity investments like Pogue’s run currently under construction and the Monon Connector expected in the future, this greenspace amenity can further be leveraged for improved quality of life. Public spaces are a place where residents, business owners, and employees, who all share an interest in the corridor can commingle. examples of ways to engage both workers and residents include:

Plazas with seating areas

• Tables and chairs for eating lunch and general socializing.

Connections to Brookside Park

• Connect the future layout of ruby Park in a way that supports the historic entry and features of Brookside Park on olney street.

image: Planning discussion with existing Businesses at d2 Land & Water image: Circle City industrial Complex, view Looking downtown image: Fletcher Park in Windsor Park Neighborhood


enGaGinG art in visible waysThere are many examples of legacy industrial districts that have created an identity by using plain and window-less walls as a place to allow artists to create scenes and murals.

This practice would be well suited to this district, given its close proximity to the Mass ave Cultural district and the general interest many of the neighbors have in seeing more beautification and public art, while staying unique.

Wynwood Walls was conceived by Tony Goldman in 2009 as he was looking for something big to transform the warehouse district of Wynwood in Miami. He arrived at a simple idea: “Wynwood’s large stock of warehouse buildings, all with no windows, would be my giant canvases to bring to them the greatest street art ever seen in one place.”

Public art in this manner has also been shown to deter street tagging, or graffiti, especially when it’s done in a controlled manner.

the appeal of mass aveMass ave has a very recognizable and positive brand in the Central indiana region. The Mass ave Cultural district is known for its eclectic arts and entertainment, its bars and restaurants, and its appeal as a center for nightlife.

in recent years, Mass ave has been growing in the amount of both market-rate and affordable apartments, particularly on the north end of the district near this study area.

Part of the brand of this industrial corridor should be to connect the this hub of activity, while forging a unique and authentic identity of its own, based on makers and making, excellent parks and trails, and a more working-class, yet eclectic and artistic identity.

The Importance of Identity and Brand

Newer suburban sites and redeveloped urban sites, including the keystone Enterprise Park, often have a more defined identity than legacy industrial areas, with legible entrances, boundaries, signage, and organized maintenance. This helps make these places more memorable as locations to provide sites for new business.

Legacy, urban industrial sites often have a character and appeal that suburban sites cannot match and many of the amenities needed to do businesses well. Focusing efforts on trying to create definable, branded areas, with clear signage and other wayfinding would improve the viability of these areas significantly.

siGnaGe + brandinGThis area lacks some of the visibility and branding that are often provided by industrial parks. Creating a name for this industrial area and providing signage at key locations may provide benefit in recruiting new industries.

mAINTeNANCeWhile most of the industrial businesses within the corridor take good care of their property, they have no control over the care and maintenance of properties that lie vacant or that are owned by others.

Poorly maintained properties can attract vagrancy and litter. if the business owners in this area were able to manage the care and appearance of the general area, especially the public right-of-way along streets, it would benefit all parties involved.

image courtesy of Bing streets image courtesy of Wynwood Walls

Image: Wayfinding, Gateway Industrial Estate, Sydney, Australia


seek mutually beneficial improvements (industrial / residential)

buffers for different land usesresidential and industrial land uses are adjacent to each other in many locations in this corridor with little in the way of screening or separation to make a smooth transition from use to use.

it is recommended that in the areas highlighted in the graphic to the right, that different methods of screening, such as vegetation, artwork, and lower impact uses be used to help make a comfortable transition for adjacent industrial property. in addition, it may be helpful to have standing offers to residential property owners, with programs for those who want to sell.

reduced vacancyas new tenants and owners are found for abandoned or highly underutilized property, general maintenance will increase. Many of the vacant and under-cared for properties are found in clusters of multiple vacant properties. When well maintained and cared for, industrial properties can be attractive neighbors. in this corridor, businesses are encouraged to apply for facade grants in order to invest in, and improve, their properties.

in addition, integrating strategies for home repair in focus areas of the corridor will lead to broader, more comprehensive improvement.

beautification improvements Though vegetative buffers along public rights-of-way can also offer improved aesthetics, beautification measures may include other items, such as:

added vegetation around private parking lots

Upgrading from chain link or barb-wire fences, particularly if rusted or damaged

Basic painting and upkeep


keystone enterprise

park

noboneighborhood






neighborhood


neighborhood

east 10th street


21st street

25th street

brooksidepark

brookside parkway

massachusetts

avenuecsx rail main line

martinuniversity

rubypark

olne

y s

tree

t

The map to the right indicates parcels in light and dark blue that are either:

(a) A residential property adjacent to an industrial property; or

(b) A residential property that is adjacent to or in direct view of the interstate

industrial adjacentresidential property no buildinG

industrial adjacentresidential property with buildinG

Areas that are highlighted in green are areas where there are concentrations of property types that would benefit the most from buffering.

some of these residential areas have such a high percentage of vacant property and are embedded so far within industrial areas that it may be in the long-term best interest to redevelop them as a more compatible use.

however, as they exist today, these clusters of properties would benefit from buffers of some type. If not a low-impact use, than screening, artwork or vegetation.

buffer focus areas

BUffeRInG ReSIDenTIAl USeS WITH InDUSTRIAl neIGHBoRS



Improve and Modernize Access

key street connection improvementsleWIS STReeTLewis street is a small road that is currently gated off at times at the point where the street intersects with 10th street. it is recommended that Lewis be opened and made more visible as a highly effective route between 10th street and 16th street that provides access to the businesses on roosevelt avenue and 13th street between i-70 and Massachusetts avenue.

DeARBoRn AnD MASSACHUSeTTSdearborn street intersects with Massachusetts avenue at 21st street, in an overly complex way. This was originally built to accommodate a rail spur that is now obsolete. it is recommended that the roadway is straightened and simplified.

improved at-Grade rail crossinGsWhile the rail corridor that runs through the district carries a large amount of freight, the street intersections that this district relies on for truck access are often difficult and have steep vertical inclines. This makes shipping and receiving a challenge and safety from personal vehicles also suffers with reduced visibility. it is recommended that over time, the inclines of these crossing are extended to be more gradual and easy to cross.

desiGnated truck routes to dock areasThe graphic on page 35 indicates the routes that are recommended to handle truck traffic. This provides access to dock spaces and utilizes existing highway overpasses, while minimizing truck traffic impacts on adjacent residential areas. in addition, intersection needs and compound intersections are identified that are in the most need of attention. It is recommended that these routes are clearly identified and a wayfinding program is established.

existing road section (steep Crossing)

recommended road section

Lewis street from 16th street, Looking Towards Mass ave Birdseye view of dearborn avenue and Massachusetts avenue

rail Crossing at Massachusetts avenue and Columbia avenue diagrammatic section of steep rail Crossing (Not to scale)

view North to 1-70 Underpass along roosevelt avenue view of Loading docks at Litho Press


keystone enterprise

park

noboneighborhood






neighborhood


neighborhood

east 10th street


21st street

25th street

brooksidepark

brookside parkway

massachusetts

avenue

csx rail main line

martinuniversity

rubypark

olne

y s

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t


At-grade rail crossings in the corridor are in need of modernization, in addition to just basic maintenance. Most have steep vertical alignment points that need to be smoothed out to allow for shipping and receiving to work effectively.

at-Grade rail crossinGs

There are many roadway intersections that are difficult to maneuver, with turns often too sharp for trucks. Key truck intersections indicated are recommended to include widened turn radii

intersection needs

priority intersectionsIntersections with heavy car, truck, and rail traffic that are in need of the most attention, including at-grade crossing upgrades, intersection improvements, and improved wayfinding.

*It is recommended that the roadway is realigned for safety and efficiency

new connectionsdashed burgundy lines represent recommended new roadways that accomodate trucks to improve overall access and connectivity. These include:

• additional access to keystone enterprise park• access to ruby park away from olny street• a strong connection along lewis street

truck routesRed lines indicate existing streets that are recommended routes for truck traffic with upgraded standards suitable for truck traffic. new signage is recommended to make it clear to drivers which streets accomodate trucks

*

PRIoRITy TRAnSPoRTATIon imProvemeNts

truck docks


Connecting to Trails and outdoor Amenities

build on recent momentum and cominG effortsThe number of parks and greenways within and along the corridor is extremely unique for an industrial district. Given the momentum that The Cultural Trail and Payne Connector have provided for private development along east 10th street, it is the right time to build on these assets with ruckus and other projects.

Many additions are either underway or propsed that can be taken advantage of. Pogue’s run Trail is currently under construction (as of 2015) and The Monon Connector Trail was proposed as part of the 2014 indy Greenways Master Plan.

build unique destinationsin response to residential and industrial user preferenes, it is recommended that unique placemaking efforts take place at key points along trail systems, including:

• at the southwest part of the Circle City industrial Complex, facing 10th street. a new development proposal includes a public plaza and unique signage.

• Brookside Family Center and Grand stair. This is a historic gem with great potential

• Martin University. This important community asset already acts as a hub, and can benefit further from placemaking efforts to increase its status

connect the district While there is a healthy percentage of workers who live in proximity to trails that run through this area, there is also a large number who live in biking distance that do not connect to the Cultural, Monon, or Pogue’s run Trails, and therefore have fewer options to reach jobs in the corridor.

as broader Near eastside planning continues it will be important to provide bike lanes and easy access to New York, Michigan, and Washington streets, along with the Fountain square area, all of which have existing bike infrastructure.

Martin University Courtyard, image Courtesy of www.tbcci.com Historic image of Brookside Park Community Center North stiar (original entry)

Pogue’s run Trail Planning Charrette, image Courtesy of indystar

hendricks co. hancock Co.

marion co.

Payne Connector and Gateway elements along east 1oth street

Map depicting location where existing employees in the study area live


keystone enterprise

park

noboneighborhood






neighborhood


neighborhood

east 10th street


21st street

25th street

brooksidepark

brookside parkway

massachusetts

avenue

csx rail main line

martinuniversity

rubypark

olne

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The amount of intersecting trails and green spaces in the district makes for both a need and an opportunity for rest spots and stations along the trails.

Nodes are recommended to have seating and additional space for gathering or resting.

The aesthetic choices for these rest stops should include art and branding that relate to the corridor.

trail nodes

destination plazas are recommended at several important locations along trails that interact with the corridor. These plazas would allow the opportunity for more focused engagement with a major attraction within the district, including:

• Circle City Industrial Complex / Ruckus

• brookside park Family Center and historic entry

• martin university Campus

destination plazas

dashed green lines represent recommended new greenways that further connect the site. The Monon Connector was proposed as part or the most recent indy greenways master plan. This study additionally recommends providing additional connectivity to and through Martin university.

existinG Greenwaysgreen lines indicate existing greenways or those under construction. These include the Monon Trail, Cultural Trail, and Pogue’s Run Trail (under construction as of the summer of 2015)

proposed connections

monon trail

proposedmonon connector trail

poGue’s run TrAIL

PUBlIC SPACe AnD trail CoNNeCtivity


mass ave Gateway area - connection to culture1. Connect to identity of Mass ave with culture and nightlife, while forging a

distinct identity that is more workman-like

2. open access to Lewis street from 10th to 16th streets

3. enhance intersection at Massachusetts and Commerce streets

4. as Pogue’s run Trail is built, engage with industrial spaces to the extent possible

5. improve visibility from i-70

6. include “street” art along blank surfaces of retaining walls and building walls along Massachusetts and east Brookside

focused near Term Catalyst efforts

i-70 & rural interchanGe - connection to commerce7. Improve truck access, wayfinding to businesses and maneuverability at the

points where rural street intersects Bloyd avenue, Massachusetts avenue, and the CsX rail line

8. Provide a “gateway” into the district from the rural street exit off of i-70 that provides beautification with landscape elements along with art and design elements that speak to the industrial nature of the corridor

9. Provide a “node” point along the Monon Connector Trail that connects visually and thematically with a “gateway” effort

10. Focus housing efforts along rural street to provide a welcoming connection between i-70 and 10th street

olney street - connection to community 11. improve olney street as a re-established grand entry point to Brookside

Park at the historic family center and a connector to destinations near Martin University.

12. Focus placemaking efforts along station street to take advantage of proximity to Martin University and build on recent efforts to build a new library and upgrade building frontages and businesses, including historic storefronts.

13. develop a gateway feature along olney to Martin University and to the future plans for ruby Park industrial site.

“Gateway” Graphic courtesy Context design

“Gateway” Graphic courtesy Context design

Brookside Park Center, image Courtesy of Bass Collection, 1929

Payne Connector on east 10th street at the Monon and Cultural Trails

view of i-70 interchange at rural street


stationstreet

urbangateway

i-70gateway

keystone enterprise

park

noboneighborhood






neighborhood


neighborhood

east 10th street


21st street

25th street

brooksidepark

brookside parkway

massachusetts

avenue

csx rail main line

martinuniversity

rubypark

olne

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large asterisks indicate locations where there is high visibility of the district from Interstate 70. Providing artistic elements in large, visible locations, that incorporate a district brand to promote the corridor.

visibility

These focus areas are indicated for focused investment, though investment will be encourage throughout the corridor. These three areas contain both high visibility sites, connectivity needs and benefits to the community.

focus areas

added connections

segments with a dashed line and small asterisk indicate potential connections that would benefit the community. these include access to 16th street along lewis street, connecting to the Brookside Family Center along olney street, and connecting across sherman to the pogue’s run art and nature Park.

Near-term foCus sites aNd oPPoRTUnITIeS

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economic and Policy Development• UTiLiZe ProJeCT siTes: outreach efforts to Market the Corridor to Brokers and to Target Potential

Businesses to Locate in the Corridor

• ProMoTioN: Corridor Branding Campaign and Maker Branding Campaign

• ProMoTioN: Marketing Campaign

• ProMoTioN: Public art

• ProMoTioN: enhance General appearance

• PoLiCY: Create a New TiF district

• PoLiCY: Update the existing HUB district designation

• ProMoTioN: seek Promise Zone opportunities

Business Community Development• oUTreaCH aNd iNFo: Communications Program

• oUTreaCH aNd iNFo: Quarterly Business roundtable

• oUTreaCH aNd iNFo: Further develop “Concierge” Capacity

• iNCeNTive aCTiviTY: encourage Bike Use

• iNCeNTive aCTiviTY: Lunch Program

• NeTWorkiNG: small scale Manufacturers Meetups at rUCkUs

• NeTWorkiNG: volunteer efforts

• NeTWorkiNG: Host annual Manufacturing day

• oUTreaCH: Corridor outreach events

• oUTreaCH: Neighborhood social events

Workforce Development• edUCaTioN & TraiNiNG: solve the skills Gap to employment opportunities

• edUCaTioN: engage Local schools

• edUCaTioN: engage Local Colleges and Universities

• JoB PLaCeMeNT: Place Traning and education Candidates

• JOB PLACEMENT: Qualified Veteran Placement

• eNTrePreNeUrsHiP: small scale Manufacturing and Makers

• edUCaTioN: Makers Classes

Road, Ped, Bike, Utility Infrastructure• TrUCk aCCess: Upgrade infrastructure to Provide Clear and Convenient Pathways for Truck Travel to

Industrial Businesses, while Limiting Impact on Residential Area (Benefit Businesses and Residents)

• TRUCK ACCESS: Create a Clear Wayfinding Plan that Indicates where Trucks are and are Not Allowed

• TrUCk aCCess: Upgrading Priority intersections for safe Use by Multiple Modes of Travel

• CoNNeCTioNs: Lewis street access

• CoNNeCTioNs: Massachusetts avenue from Parker avenue to dearborn street

• CoNNeCTioNs: rail Crossing improvements

• TraiLs: advocate for the Monon Connector Trail

• UTiLiTies: enhance Power and data supply

• BUiLdiNG CLass iNveNTorY: Class a, Class B, Class C Map

• PROPERTY REUSE: Brownfield Cleanup

• ProPerTY reUse: small Parcels / island Parcel assembly

• BUFFers: Land Uses and edge Treatments

• sUPPorT: resident Housing

• PLaCeMakiNG: street redevelopment opportunities

• PLaCeMakiNG: Gateways

Work Plan Summary


a collection of partners have come together with a shared interest in seeing this legacy industrial district in the heart of Central indiana revitalized. Partners include:

• riley area development Corporation (radC)• Local initiatives support Corporation (LisC)• Near east area renewal (Near)• east 10th street Civic association

• Martindale Brightwood Community development Corporation

• king Park development Corporation• The City of indianapolis• indy Chamber• John H Boner Community Center

For More Information, Please Contact Riley Area Development Corporationwww.rileyarea.org

emily scottProgram Managerriley area development Corporation875 Massachusetts ave., suite 101indianapolis, iN 46204812.205.5597

Contact Information


Mass ave· Brooksidei n d u s t r i a l c o o r i d o r d e v e lo p M e n t p l a n

MAS

S AVE BROOKSIDE · INDUSTRIAL CORRIDOR

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mass ave brookside industrial corridor plan

Documents