STAKEHOLDER COMMITTEE #5 Castleton Strategic Revitalization Plan - - PDF document
Keystone Ave 465 r o a d D e a n 96th street STAKEHOLDER COMMITTEE #5 Castleton Strategic Revitalization Plan Allisonville road 82nd street 86th street B i n f o r d b o u l e v a r d 465 Shadeland avenue Masters
465 465 69
June 10, 2019
Masters road N i c k e l p l a t e l i n e 86th street 82nd street Allisonville road D e a n r
d Keystone Ave Shadeland avenue B i n f
d b
l e v a r d 96th street 75th street Hague road
STAKEHOLDER COMMITTEE #5
Castleton Strategic Revitalization Plan
FEASIBILITY
NEXT STEPS
PROJECT UPDATE
RETAIL TRENDS
REVENUE STRATEGIES
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PROJECT UPDATE
COMPLETED COMPLETED
IN PROGRESS
LEARNING
Understanding Castleton today
» Understanding the Site » Setting Goals and Priorities
ANALYSIS + OPPORTUNITIES
Laying the Groundwork
» Targeting Analysis (physical, market, retail etc.) » Exploring Case Studies » Defjning Big Picture Opportunities
STRATEGIES + RECOMMENDATIONS
Visioning
» Testing Strategies and Recommendations » Framework and Catalyst Site Ideation » Placemaking » Feasibility Testing
DOCUMENTATION
Putting it all together
» Capturing Input » Explaining Projects » Partnerships and Implementation Steps » Phasing and Costs
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More occurring in June
» Employer, Realtor, Developer and Residential Focus Groups » 16 Individual / Small Group Meetings
July TBD
» Review Draft Document TOC/Outline » Initial Recommendations » Priority Areas / Test Fits » Discuss Feedback » Discuss Public Workshop
June 18
» 5:30-7pm Heritage Christian School
June 20
» 7-8:30pm East 91st Street Christian Church
Our Focus
» Introduction » Process » Existing Conditions » Analysis Findings » Testing Opportunities
GROUP & INDIVIDUAL MEETINGS STAKEHOLDER COMMITTEE #6 PUBLIC WORKSHOPS
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» Traffjc, bus service, access and poor circulation are major impediments to development. » As the mall goes, so goes the area. What is Simon’s plan for the mall’s future? » The area is over-retailed with high vacancy. These block the mall and creates poor impression. » The City needs to do a better job telegraphing fmexibility with zoning and providing development tools. » Nickel Plate Trail is crucial. » Need green housing options in the center of the area. » Create a distinct identity to compete with Fishers & Downtown Indy.
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mycastleton.com
R E S P O N S E S S O F A R !
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RESIDENTS VISITORS EMPLOYERS EMPLOYEES
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Highway Connections / Location
24%
Services (Hospitals, hotels, schools, etc)
17%
Retail Options
15%
Highway Connections / Location
23%
Retail Options
17%
Food Options
16%
Retail Options
25%
Food Options
21%
Castleton Square Mall
21%
Highway Connections / Location
34%
Services (Hospitals, hotels, schools, etc)
17%
Retail Options
11%
Food Options
20%
Highway Connections / Location
19%
Retail Options
18%
Castleton Square Mall
18%
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TOP ASSETS
RESIDENTS VISITORS EMPLOYERS EMPLOYEES
Retail Vacancies / Changing Retail Environment
18%
Traffjc / Traffjc Patterns
15%
Public Safety / Crime
13%
Traffjc / Traffjc Patterns
19%
Retail Vacancies / Changing Retail Environment
19%
Public Safety / Crime
15%
Traffjc / Traffjc Patterns
23%
Public Safety / Crime
15%
Retail Vacancies / Changing Retail Environment
13%
Traffjc / Traffjc Patterns
17%
Appeal / Perception
15%
Retail Vacancies / Changing Retail Environment
11%
Public Safety / Crime
11%
Lack of Sidewalks, Crosswalks
11%
Traffjc / Traffjc Patterns
21%
Public Safety / Crime
14%
Retail Vacancies / Changing Retail Environment
13%
RESIDENTS VISITORS EMPLOYERS EMPLOYEES
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TOP ISSUES / CONCERNS
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MISSING RETAIL
Grocery
33%
Non-Chain / Local
31%
Higher End / Upscale
21%
Boutiques
13%
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MISSING RESTAURANT
Non-chain / Local
41%
Better Quality
16%
Brewery / Adult Focused
14%
Ethnic Options
11%
Farm to Table / Healthy
10%
Higher End / Fine Dining
19%
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MISSING ENTERTAINMENT
Outside Activities
24%
Park / Green Space
27%
Music Venue
22%
Trails
22%
Family / Kid Friendly
14%
Indoor Amusements
12%
Sports / Outdoor Rec
10%
HAVE YOU EVER THOUGHT ABOUT RELOCATING YOUR BUSINESS?
IF YES, WHY?
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EMPLOYERS
NEED A LARGER SPACE WITH BETTER PARKING POOR ROADS, DECLINING PROPERTY CONDITIONS & LOW END RETAIL WOULD PREFER TO OWN A SPACE NO YES NO ANSWER
WHAT DO YOU FIND ATTRACTIVE ABOUT OTHER COMMERCIAL DISTRICTS THAT IS ABSENT FROM THE CASTLETON AREA?
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SIDEWALKS. WALK-ABILITY AND BIKE/WALKING TRAILS. GREAT OPPORTUNITY TO BRING UPSCALE SENIOR HOUSING. AESTHETICS. MIXED USE DINING OPTIONS. BETTER INFRASTRUCTURE. RESTAURANTS. LESS TRAFFIC. WALK-IN TRAFFIC, ATTRACTIVE ENVIRONMENT. COMMUNICATION BETWEEN COMMUNITY ORGANIZATIONS. OPTIONS TO SHOP AND EAT LOCAL. ROUND-A-BOUTS. UPGRADED BUILDING APPEARANCE, MORE PROFESSIONAL. AREAS FOR A FENCED IN YARD. LOCATION.
EMPLOYERS
Plan for Empty Storefronts
23%
Litter Clean-up/ Beautifjcation
12%
More Green Spaces
12%
Trail/Pedestrian Connectivity
12%
Plan for Empty Storefronts
25%
Litter Clean-Up / Beautifjcation
14%
More Green Spaces
13%
Plan for Empty Storefronts
22%
Litter Clean-Up/ Beautifjcation
15%
More Green Spaces
13%
Litter Clean-Up/ Beautifjcation
21%
Plan for Empty Storefronts
19%
Roadway Connectivity
11%
Plan for Empty Storefronts
19%
Litter Clean-Up/ Beautifjcation
13%
More Green spaces
10%
Trail/Pedestrian Connectivity
10%
Development of a Brand/Marketing
10%
RESIDENTS VISITORS EMPLOYERS EMPLOYEES
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TOP IMPACTFUL, SHORT TERM OUTCOMES
Family Friendly
18%
Walkable
14%
Welcoming
13%
Family Friendly
18%
Walkable
15%
Welcoming
14%
Family Friendly
15%
Welcoming
15%
Walkable
12%
Welcoming
20%
Family Friendly
14%
Bustling
14%
Walkable
16%
Family Friendly
14%
Welcoming
12%
Modern
12%
RESIDENTS VISITORS EMPLOYERS EMPLOYEES
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FUTURE WORDS
» Top issues and assets both converge around access/connectivity and retail. This shows that there are opportunities to reposition both. » Respondents are looking for grocery options of difgerent sizes, non-chain restaurants and more diversity in food and restaurant style options. » Desired entertainment options include outdoor activities such as parks, music, trails and family activities. » Business owners, in general, are seeking to stay in Castleton but would like improvements and greater amenities in walking distance. » Short term opportunities include beautifjcation, occupying empty storefronts and adding green space. » The future of Castleton is welcoming and walkable with a focus on family. » There is concern over public safety however we have discovered that to be more of a perception than a realty.
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SUMMARY
82nd as a Place
Integrate pedestrians, cyclists, landscaping, drainage signage and better store frontage to give the corridor an identity. Make a complete street.
Reconnecting People
Improve access and promote places where community comes together.
Restoring the Natural Heritage for People
Connect people to nature by daylighting drainage waterways and introducing green spaces.
Reclaiming Identity
Redevelop Castleton’s brand into a signature piece of a revitalization strategy that addresses declining retail and increasing vacancies.
The Rail that Divides, Now Connects
Plan Nickel Plate Trail connections to surrounding neighborhoods/ centers to act as a catalyst for development.
A Place for All
Provide a diversity of activity where people of walks of life can feel safe and fjnd something to do.
The “IT” Factor
Identify and encourage unique destinations that energize place and make people say “I’m going to Castleton for that!”
Village Centers, Not Strip Centers
Re-imagine Castleton as a series of walkable villages with a mix of housing, retail, offjce, and amenities.
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RETAIL TRENDS
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REVENUE STRATEGIES
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Single family Residential Townhome Residential Multifamily Residential Commercial Retail
Retail SF Restaurant SF Offjce SF Residential SF 10,000 Total SF 10,000 Residential Units Residential Lots 4 Retail SF Restaurant SF Offjce SF Residential SF 21,000 Total SF 21,000 Residential Units Residential Lots 12 Retail SF Restaurant SF Offjce SF Residential SF 78,000 Total SF 78,000 Residential Units 70 Residential Lots Retail SF 10,000 Restaurant SF Offjce SF Residential SF Total SF 10,000 Residential Units Residential Lots
1 2 3 4
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SINGLE USE
*1acre typical
Offjce / Retail (Surface Parking) Offjce / Retail (Garage Parking) Resi / Retail (Surface Parking) Resi /Retail (Garage Parking)
Retail SF 8,000 Restaurant SF 4,000 Offjce SF 12,000 Residential SF Total SF 24,000 Residential Units Residential Lots Retail SF 10,000 Restaurant SF 10,000 Offjce SF 68,000 Residential SF Total SF 88,000 Residential Units Residential Lots Retail SF 8,000 Restaurant SF 8,000 Offjce SF Residential SF 60,000 Total SF 76,000 Residential Units 60 Residential Lots Retail SF 10,000 Restaurant SF 10,000 Offjce SF Residential SF 68,000 Total SF 88,000 Residential Units 68 Residential Lots
5 6 7 8
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MIXED USE
*1acre typical
SINGLE LAND USES MIXED LAND USES Single family Residential Offjce / Retail (Surface Parking) Townhome Residential Resi /Retail (Garage Parking) Multifamily Residential Offjce / Retail (Garage Parking) Commercial Retail Resi / Retail (Surface Parking) 1 5 2 6 3
Assessed Value Gross
$2,400,000 $8,800,000 $12,100,000 $13,900,000
Net
$2,400,000 $8,800,000 $12,100,000 $13,900,000
Tax Revenue Projected Property
$72,000 $264,000 $258,000 $298,000
Projected Income
$89,284
Total Generation
$72,000 $264,000 $336,780 $387,284
Revenue per Acre
$66,116 $242,424 $309,256 $355,633
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Assessed Value Gross
$1,000,000 $3,000,000 $12,250,000 $1,000,000
Net
$521,000 $1,563,000 $12,250,000 $1,000,000
Tax Revenue Projected Property
$10,000 $30,000 $245,000 $30,000
Projected Income
$8,080 $24,240 $91,910
Generation
$18,080 $54,240 $336,910 $30,000
Revenue per Acre
$16,602 $49,807 $309,376 $27,548
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Owner Occupied Residential Rental Residential Commercial or Industrial 1% Cap 2% Cap 3% Cap
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PROPERTY TAX IMPLICATIONS
Homestead deductions reduce taxable assessed value Depending on market dynamics, can have impacts on schools and public services Less impact on schools; potential transportation considerations
» Over the last 10 years, Indiana localities have relied more heavily on local income tax revenues. » Taxpayers are taxed by their county of residence, not their county of employment. » New residential development bolsters the income tax base to the extent that it attracts
would have otherwise located elsewhere. » Simply redistributing residents within Marion County has no net new income tax impact.
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INCOME TAX IMPLICATIONS
» 96th Street TIF District » New Site or District TIF » Flood Control Improvement District » Next Level Trails Grants » Monetize Utility Easements » Economic Improvement Districts » Anchor Institution Partnerships » Public, Private Partnerships » Joint Ventures » Build, Operate Transfer
» Preemptive Zoning and Specialized Overlay Districts » Community Development Corporation Creation » Merchants Association Creation » Development Incentives » Tax Abatement » Create an Economic Development or Redevelopment Area
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CLEARWATER ALLISONVILLE CASTLETON SQUARE HOWLAND CANAL NICKEL PLATE SOUTH SHADELAND
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FOCUS VILLAGES
BIG MOVES FEASIBILITY
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UNDERSTANDING THE CONSTRAINTS / OPPORTUNITIES
» A 10 ft multi-use trail is being incorporated with the Clearpath Plan along the north side of 82nd Street under the overpass of I-69/Binford. The trail will tie into existing sidewalks to the east and west that are currently a much smaller width, approximately 5’ in width. » INDOT is going to take over the intersection/light of 75th and Binford. This intersection in particular is a bottleneck of traffjc fmow and should be a consideration with any future rerouting of traffjc (i.e. Knue Road connection from Castleton to 75th)
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CURRENT UNDERSTANDINGS
86TH 86TH MASTERS KNUE RD 91ST
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EXISTING CONDITIONS
86TH MASTERS KNUE RD 91ST
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CURRENT RECOMMENDATIONS
» Early feasibility testing suggests this would relieve traffjc from 82nd Street. » Two-lane bridge was discussed. This connection would be four lanes from Allisonville Rd to Masters Rd and two-lane connecting across the interstate. » Proposed extension would be designed as a complete street with pedestrian amenities. » At grade crossing with proper signalization is being tested for the Nickel Plate Trail crossing. » Further conversations with INDOT, IPL, and Indianapolis Parks are needed to further test feasibility. » 86th Street could connect to planned improvement to Hague Road.
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POTENTIAL EXTENSION
» Early feasibility testing suggests improvements to 82nd Street along with
» Modifying open drainage into piping will provide more room for a complete street treatment. » Closing ofg street approaches (drives and curb cuts) and limiting center turn lanes could further alleviate traffjc concerns.
Current street section at Castleton Square Mall entrance
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POTENTIAL FOR COMPLETE STREET
» Early feasibility suggests the crossing over I-465 would be diffjcult. » A noise barrier is being placed along the south side of I-465, which would need to be incorporated into any Knue Road extension. » The bridge over I-465 would need to overcome grade and clearances. The grading and ROW impacts would be signifjcant, in particular to the residential area to the south. » This option would likely add more traffjc to the 75th and Binford intersection, which is already considered a traffjc concern. » There are drainage concerns south of I-465 in the neighborhoods which would also need to be addressed.
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POTENTIAL EXTENSION OVER I-465
» Early feasibility testing suggests this scenario could improve north south connectivity and developability of adjacent sites. » Connectivity improvements could be achieved by utilizing existing easements and formalizing private roads. » Improvements could be conducted in conjunction with Howland Ditch improvements to re-route easements aligned with road infrastructure. » This extension to the north can occur independently from any 86th Street extensions or improvements.
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NORTH EXTENSION
» Early feasibility testing suggests that the realignment of Masters and Bash to clean up intersections and connectivity could be achievable fairly easily. » Coordination with the Nickel Plate Trail planning is advisable due to potential utility impacts. » Further coordination with IPL on the adjacent substation is also recommended.
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POTENTIAL MERGE AND MODIFICATIONS
» Early feasibility testing suggests that this project could alleviate fmood concerns near Castleton Square Mall and further east. » Modifjcations could relocate the existing regulated drainage easement and reduce the number of properties in the 100 year fmoodplain (via LOMR). These improvements could expand developable areas. » New trails and park space could be co-located with open drainage improvements. » The new drainage pattern would connect to the large pond in the Castleton
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REGULATED DITCH OPPORTUNITIES
» Early feasibility testing suggests this trail would be exciting and supported by property owners. » A bridge crossing over 82nd Street was suggested for further testing. » It is anticipated that there are several utilities along the Nickel Plate. AT&T and telecom companies are likely to have secured permanent easements during the transition to the rail bank. Further study is needed. » The large ROW between the Nickel Plate and Bash Street could provide an
» Howland Ditch, 82nd Street and 86th Street connections could further connect the Nickel Plate Trail to village centers and the White River.
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UTILITIES AND FEASIBILITY
NEXT STEPS
» 5:30 - 7pm (Presentation at 6pm) » The Elementary Gym at Heritage Christian School (6401 E. 75th Street)
» 7 - 8:30pm (Presentation at 7:30pm) » The Hall at East 91st Street Christian Church (6049 E. 91st St)
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Share the Survey and Website!!! (Ends June 30th)
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