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live...work...play...gather ENVISION BROAD RIPPLE VILLAGE PLAN ii braod ripple village plan thanks November 7, 2012 Thanks to the following venues for providing meeting 2012-CPS-R-003 space for the planning process: City of Indianapolis Gregory A. Ballard, Mayor Indianapolis-Marion County Public Library, College Avenue Branch Department of Metropolitan Development Indianapolis Art Center Maury Plambeck, Director American Legion, Post No. 34, along with refreshments Catherine Moore, Mayor’s Neighborhood Liaison Flanner & Buchanan Event Center Suite Mark Warner, Mayor’s Neighborhood Liaison The Department of Parks and Recreation, Broad Ripple Park Family Center Metropolitan Development Commission Lena Hackett Thanks to Union Jack Pub for providing pizza. Diana Hamilton Dorothy J. Jones Jesse Lynch Edmund Mahern Timothy Ping Bruce Schumacher William Selm

DMD Division of Planning Michael Peoni, Administrator Robert H. Wilch, Principal Planner (retired) Keith Holdsworth, Principal Planner Tammara Tracy, Principal Planner John Neal, Senior Planner Kathleen Blackham, Senior Planner John Byrnes, Senior Planner Alice Gatewood, Planner

Envision Broad Ripple Steering Committee Neal Bennett Tom Healy Brenda Rising-Moore Brooke Klejnot Sharon Butsch Freeland Elizabeth Marshall Kathryn Shorter Judy Weerts Hall Mark Demerly Sean Northup Gary Weaver

iii ENVISION BROAD RIPPLE VILLAGE PLAN ENVISION BROAD RIPPLE VILLAGE PLAN iv table of contents INTRODUCTION...... 1 8. Seek ways to develop key projects...... 26

Purpose of the Plan...... 1 9. Increase density...... 27

Vision Plan / Form-based Zoning...... 1 LAND USE ...... 29

Location and Study Area...... 1 Environmentally Sensitive Areas...... 29

PAST WORK...... 5 Land Use Recommendations...... 29

CREATION OF THE VISION...... 9 Broad Ripple Village...... 29

Public Meetings and Work Sessions...... 10 Critical Areas...... 33

Visual Preference Surveys...... 11 ZONING...... 39

Walking Survey...... 11 Zoning Recommendations...... 39

Model Building Exercises...... 12 Zoning Recommendations for the Village area...... 39

ENVISION PLAN RECOMMENDATIONS...... 13 APPENDICES...... 47

1. Improve transportation and infrastructure...... 13 Appendix “A”...... 48

2. Foster and Improve sustainability...... 20 Appendix “B”...... 51

3. Improve the image of the Village...... 21 Appendix “C”...... 52

4. Honor the historic aspects of Broad Ripple...... 23 Appendix “D”...... 83

5. Increase trees and open space ...... 23 Appendix “E”...... 87

6. Respect White River, Central Canal, and Monon Appendix “F”...... 90

Trail...... 24 Appendix “G”...... 91

7. Maintain the mixed-income diversity and provide Appendix “H”...... 92

housing opportunities for all age groups...... 25

v ENVISION BROAD RIPPLE VILLAGE PLAN live. . . .work. . . .play. . . . gather

ENVISION BROAD RIPPLE VILLAGE PLAN vi introduction

from the flood plain, development pressure increases. INTRODUCTION The community was concerned that the character of the village would be compromised without some development Purpose of the Plan standards to guide these future changes. The Broad Ripple Village Plan is intended to enhance the quality of the village experience and serve as As pieces of the vision came together, it became clear the foundation on which form-based zoning can be that maintaining a quality environment and protecting developed. The goal is to create a quality and sustainable the community fabric in the village area would environment for all to live, work, play, and gather in Broad require guidelines that were enforceable rather than Ripple Village. “encouraged.” Form-based zoning became a tool that could be used to accomplish this. Form-based zoning This plan is an update and replacement of the Broad “fosters predictable built results and high-quality public Ripple Village Plan Update adopted by the Metropolitan realm by using physical form (rather than separation of Development Commission in 1997 as a segment of the uses) as the organizing principle for the code. Form- Comprehensive Plan (97-CPS-R-003). based zoning addresses the relationship between building faces and the public realm, the form and mass of buildings A comprehensive plan is required by the state statute in relation to one another, and the scale and types of (Indiana Code 36-7-4-501 through 512) as a basis for streets and blocks.” zoning and must include objectives and policies for future land use development and development of public ways, places, land, structures, and utilities. A comprehensive Location and Study Area The study area features boundaries established in the plan segment is one part of the overall comprehensive 1986 Broad Ripple Village Neighborhood Plan: east plan for the county. The Comprehensive Plan for – Evanston Avenue; south – Kessler Boulevard; west – Indianapolis/Marion County is made up of over 80 Meridian Street; and north – White River and 64th Street. segments.

Within these boundaries lies an area that encompasses This plan is a guide for anyone making a decision about the commercial core along Broad Ripple Avenue and the use of a property. It is useful for property owners, the area north of the canal between College Avenue developers, neighbors, neighborhood organizations, City and Westfield Boulevard where form based zoning is staff, and City boards and commissions. This plan will be recommended. used to evaluate rezoning applications, to project future population and employment concentrations, and prioritize capital improvements.

Vision Plan / Form-based Zoning This vision plan is the most recent in a series of plans prepared for Broad Ripple Village, all with similar themes, goals, and objectives. What sets this plan apart from the previous plans is the introduction of form-based zoning. It was clear from the beginning that the Broad Ripple Village community, along with confirmation of past efforts, wanted to establish guidelines as future changes were made. White River winds around and forms a natural boundary to the north and west of the village. Consequently, a large portion of the village falls within the 100-year flood plain. As planned flood control projects remove land

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ENVISION BROAD RIPPLE VILLAGE PLAN 4 past work

PAST WORK Broad Ripple Village 1994 Parking Study The City of Indianapolis entered into a contract with Broad Ripple residents are passionate about the Village Walker Parking Consultants/Engineers, Inc., to perform and have participated in numerous public planning a parking supply and demand analysis of the village area. projects over the years. Envision Broad Ripple (EBR) The study area was defined as Compton Street and benefited from the data and public input generated in White River to the east, 64th Street to the north, College previous planning efforts and incorporated long-standing Avenue to the west, and 62nd Street to the south. The community aspirations into the current plan. Highlights of area was divided up into three zones: 1) area north of past plans include: the canal; 2) south of the canal and west of Winthrop Avenue/Westfield Boulevard; and 3) east of Winthrop Broad Ripple Village Neighborhood Plan (1986) Avenue and Westfield Boulevard. Key Elements: Zone The study area: north: Riverview Avenue, the White 2 has a deficit of spaces during weekend evening hours, River, and 64th Street South Drive; south: Kessler with available spaces in Zones 1 and 3 during the peak Boulevard; east: Evanston Avenue; west: Meridian Street. evening demand periods. The overall surplus of spaces The Department of Metropolitan Development planning on a Saturday evening would be expected to disappear staff identified neighborhood goals and objectives based if development continues. upon a door-to-door residential survey, a needs survey, and merchants survey that resulted in this plan. Key Indy Parks/Indy Greenways Master Plan (1996) elements: developed goals and recommendations for Opening the first section of the Monon Trail in Broad land use and rezonings, the transportation system, parking Ripple in 1996 established what has since become standards, recreational facilities, citizen involvement in recognized as one of the metropolitan area’s most neighborhood programs and services, development successful public works projects. The result of a lengthy standards in the commercial areas, adequate housing, public process that led to the City’s acquisition of the public safety, educational environment, and the physical abandoned Monon Railroad right-of-way and conversion environment. to a linear park, the Monon Trail was a significant investment in the Village that continues to pay dividends. Broad Ripple Charrette (1994) Key elements: transform an eyesore into an asset and The Department of Metropolitan Development and the stimulate economic development along the corridor, with Broad Ripple Village Association, in collaboration with the addition of green space and enhancement of the bike Ball State University, sponsored a two-day brainstorming and pedestrian infrastructure. event to generate a variety of ideas and alternatives addressing future growth and development of residential Broad Ripple Village Plan Update (1997) and commercial areas in Broad Ripple. The gathering This plan was adopted by the Metropolitan Development was preceded by a survey of the residents and a public Commission (97-CPS-R-003) as a Comprehensive Plan meeting, which provided information for the participants Segment and the official plan of record for the Broad to consider. This charrette brought residents, merchants, Ripple area. It recommended land uses for the entire students, and planning and design professionals together neighborhood and provided more detailed development to focus on the challenges and opportunities and identify recommendations for its commercial and mixed-use heart recommendations for the future of Broad Ripple. Key of the community. Key elements: enhance the natural elements: identified potential for the Central Canal resources and recreational opportunities, acknowledge as a linear park; increased bike and pedestrian access, the market dynamics within the commercial district, sidewalks and landscaping; urged removal of the parking protect the residential areas, and preserve the mixed-used deck over the canal and replacement with a parking “village” character. structure.

5 ENVISION BROAD RIPPLE VILLAGE PLAN Scoping Document (1998) of neighborhoods; improved greenspace and aesthetics 2nd Globe and ROAMworks were commissioned by through increasing number of street trees and pocket the Broad Ripple Village Association to conduct a study parks; and, created a connection between Broad Ripple and provide a “scope” of recommendations that could Park and the Village proper with a eye toward embracing be used to guide future development and maintain an White River. appropriate balance among all interests in the Village. Key elements: create bike and pedestrian friendly Village with Broad Ripple Overlay District (2002) outdoor dining, recreation opportunities, and improved A joint effort between Broad Ripple community landscaping. stakeholders and the Department of Metropolitan Development. The mission was to work from DMD’s 2nd Globe/NINebark (Broad Ripple Central Infill Housing Guidelines (1993) to develop standards Canal Action Plan) (2001) to promote and retain the vitality and desirable This plan was a further refinement and elaboration of the characteristics of the Village, to protect property values 1998 Scoping Document that set goals and objectives and and guide development without restricting creativity provided a specific timeline to guide the implementation and to generally preserve and enhance the livability of of canal redevelopment vision. It sought to strengthen the Broad Ripple Village. Key elements: articulated rationale Central Canal’s relationship to the Village’s commercial for defining standards that maintain Village character via corridor on Broad Ripple Avenue. Proposed upgrades building height, set-backs, massing and public parking. to the Central Canal Towpath along the north bank would establish landscaped pedestrian-friendly areas. Key Broad Ripple Historical Significance (2003) elements: improved streetscape with more street trees; This report summarized the history of Broad Ripple provide bike and pedestrian amenities to create park-like Village that began in 1820 when the federal government atmosphere along the Central Canal to create a new began selling land in Marion County. Historical information Village “center.” on transportation, commercial activities and structures, residential structures, and recreation activities are included Glendale Area Special Neighborhood Study in this document. Key elements: documents areas and (2001) structures of historic importance for preservation. The Metropolitan Planning Organization (MPO) contracted with urban design firm Storrow Kinsella to Broad Ripple Village District Working Plan lead a public planning process to transform the Glendale (2003) Shopping Center into a transit hub and create a more Crafted by the community in association with the bike and pedestrian-friendly infrastructure. Study area: Indianapolis Cultural Development Commission, this north: 65th and White River; south: 56th Street; east: plan was a component of a City program to identify Olney Street; west: Primrose Avenue. While a large six Cultural Districts. Broad Ripple Village was the only portion of the study area lies outside of the Broad Ripple Cultural District outside of central city. The Plan was Village boundaries, the study included substantial public limited in focus to the area bounded on the north - outreach and input from area stakeholders (including White River; south – 62nd Street, east – Compton Broad Ripple Village). Community involvement helped Street, west – College Avenue. It looked specifically to spur several recommendations for improved bike, increase local cultural participation, enhance the visual pedestrian, transit accommodations and greenspace appeal of Broad Ripple Avenue, support local arts that would have beneficial consequences for the Village, venues and increase public art. Key elements: highlighted hence its inclusion on this list. Key elements: identified Village cultural attributes, the lively mix of commercial comprehensive bike, pedestrian, and transit enhancement and residential environments reputation for innovation, principles and practices; described a methodology for creativity and independence; urged preservation of Village rating bike and pedestrian infrastructure; encouraged integrity, enhancement of green spaces, and strengthening seeing Broad Ripple Village as part of a larger network of overall design standards and visual qualities.

ENVISION BROAD RIPPLE VILLAGE PLAN 6 past work

Broad Ripple Village Parking Study (2007) bicycle pathways to other transportation services and The City of Indianapolis contracted with Walker Parking routes, and maintain roadways and bridges. Consultants to analyze parking in the Village and to make recommendations for future parking strategies. North Midtown Economic Development District The 40-city-block study area included the following (2011) boundaries: west: Broadway Street; east: Compton Street Economic development districts are established to and White River; north: 67th Street; south: 61st Street. provide cities with tools to stimulate and support Key elements: recommended a three-tier approach to reinvestment in areas where reinvestment might not addressing parking issues: 1) construction of a 300 space otherwise occur. The North Midtown Economic parking structure; 2) establishment of neighborhood Development District includes the College Avenue and parking permit program (to reduce negative Monon corridors between Fall Creek and White River consequences of late-night traffic in adjacent residential and the 38th Street corridor between Fall Creek and neighborhoods); and 3) creation of a park and ride shuttle Illinois Street. A significant portion of Broad Ripple is service between Broad Ripple and Glendale mall out lot included in the boundary of the economic development on Rural Street. district. A map of the area can be found on page 8. Due to the changing transportation infrastructure and the Midtown Indianapolis 2010, Guiding Principles evolving needs of retailers and other business owners, and Future Development Strategies (2010) the corridors in the economic development district are Harmoni (now known as Midtown Indianapolis, Inc.) and showing some degree of obsolescence. Key elements: Maple Road Development Corporation commissioned The establishment of the economic development district this working planning document that is a collection of is intended to provide better neighborhood services, strategies to rejuvenate the neighborhoods and revive provide tools for stimulating private investment, protect businesses. The study area had the following boundaries: and create jobs, recycle obsolescent public property, and White River to the west, White River/62nd Street to the upgrade infrastructure. north, Keystone Avenue to the east, and 38th Street/34th Street to the south. Key elements: Midtown aspirations Art 2 Art Feasibility Study and Opportunity include destination connected, exceptional outdoor Analysis (2011) + Companion Document experience, place of investment, employment generator, The companion document prepared by Eden public policy collaborator, identifiable place, and the place Collaborative presented a broad overview of existing to live. conditions along the Central Canal towpath between the Indianapolis Museum of Art (IMA) and the Indianapolis Indy Connect-Central Indiana’s Transportation Art Center (IAC). It identified various destinations, a Initiative (2011) hypothetical route, the need for access points, and a The Metropolitan Planning Organization, Central Indiana detailed plan for creating a major landmark attraction in Regional Transportation Authority, and IndyGo partnered Broad Ripple Village. to develop a regional transportation plan. This proposed long-range transportation plan is designed to connect The feasibility study and opportunity analysis (also people to places around Central Indiana using bus, rail, prepared by Eden Collaborative) more closely examined roadways, pedestrian walkways, and bike pathways. the potential for a recreational arts experience along The first phase begins with a ten-year plan to be built the former Monon railroad right-of-way and the Central in Marion and Hamilton counties. A Bus Rapid Transit Canal while formalizing the connection between the (BRT) line is proposed to run along College Avenue. Key IMA and the IAC. Key elements: This proposal would elements: Double the current bus service in the first ten become a local and regional connector, enhance the years, develop four BRT lines, develop rail transit between community quality of life, serve as an economic driver, downtown Indianapolis and Noblesville, transition BRT create an element of community identity, and provide a service to light rail, construct pedestrian walkways and level of public safety.

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ENVISION BROAD RIPPLE VILLAGE PLAN 8 creation of the vision

community input. In addition, Steering Committee CREATION OF THE VISION members led field trips to Bloomington, Indiana, and After a March 2008 Mayor’s Night Out in Broad Ripple Columbus, Ohio, to study other communities that Village, neighborhood representatives met with Maury resembled Broad Ripple Village and its environs. Plambeck, director of the City of Indianapolis, Department of Metropolitan Development, to ask for assistance in updating the Village’s 1997 Master Plan. Community leaders anticipated increased development in the areas north of the Canal upon completion of an Army Corps of Engineers levee project that would remove significant portions of the Village from the floodplain. They were motivated, in part, by Mayor Greg Ballard’s challenge to “come up with a plan.”

Since several controversial variances were granted over the years, community members wanted to establish enforceable development guidelines that would preserve Brick-paved alley for pedestrian connection in downtown and enhance the Village’s “look and feel.” Bloomington, Indiana

EBR planning efforts began on Earth Day in 2008; a partnership between the City of Indianapolis, Department of Metropolitan Development (DMD), and neighborhood groups including the Broad Ripple Village Association, Green Broad Ripple and HARMONI - the Historic Midtown Initiative (now known as Midtown Indianapolis, Inc.). A Steering Committee was established that included DMD planners and neighborhood representatives. Together, they designed exercises and set meeting agendas before each of the 27 public meetings, led work sessions and compiled results, and then debriefed afterwards by reviewing worksheets and public comments. This enabled the Steering Committee to craft and refine Bus transit stop in downtown Bloomington, Indiana policy recommendations that reflected the substantial

Public parking transforms into a farmer’s market on the weekends Wall mural (Short North) - Columbus, Ohio - Bloomington, Indiana

9 ENVISION BROAD RIPPLE VILLAGE PLAN As these novel planning concepts were introduced and a vision emerged, planning staff suggested that each session include an educational component. Thus, EBR sessions frequently featured guest speakers – specialists with expertise in sustainability, tree ordinances, parking, transit and green space. They provided important background information for the community to use in its deliberations.

From the onset of the EBR process, planners stressed the importance of an inventory to identify specific community assets and characteristics. Several sessions devoted to compiling a list of assets generated these results: Commercial development (Short North) - Columbus, Ohio • Broad Ripple Park • Monon Trail • White River • Central Canal Public Meetings and Work Sessions • locally-owned small business commercial sector Public work sessions were held every four to six weeks • lively residential neighborhoods (see appendix “A” for an summary of every meeting). • cultural hubs like the Indianapolis Art Center A diverse group of attendees participated: neighborhood Village characteristics include: residents, business owners, commercial property owners, • mature trees developers, environmental activists, transit advocates, • pedestrian-friendly and bike-friendly streets architects, designers, landscape architects, elected officials, • mix of old and new architecture and representatives from local community development • creative adaptive reuse of old buildings agencies and cultural institutions. An average of 32 people • all-ages-friendly Village atmosphere participated in each session. Over the course of four years, more than 200 participants registered for work In previous planning efforts, the Broad Ripple Village sessions with an indeterminate number in attendance who community had decided against the establishment of a declined to register. historic district and sought instead to create a voluntary overlay district. The failure of this effort in 2002 had The role of Division of Planning staff in these meetings stymied further plans. After several EBR sessions, DMD was to provide guidance based on best practices in staff determined that a different approach to design neighborhood development. The planning profession had guidelines was required. Rather than advisory, guidelines undergone a transformation since the Village Plan was should be regulatory. Staff recommended altering the adopted in 1998. Concepts like “Smart Growth,” “New sub area plans to promote appropriate development. Urbanism,” “Transit-oriented Development,” “Compact The goal was to provide a roadmap to achieve this, while Urban Form,” and “Complete Streets” became recognized building consensus for the community’s vision for the as effective planning principles designed to integrate Village’s future. sustainability and stewardship with economic development. One year into the EBR process, DMD staff recommended With the mandate to preserve and enhance the Village using form-based zoning in the regulating document. “look and feel,” DMD staff led the neighborhood in a They made the compelling case in favor of well-crafted series of exercises (walking tours, visual preference surveys, form-based zoning since it uses physical characteristics, building blocks on base maps, etc.) to assess current rather than separation of land uses, to organize lively, conditions, identify desired outcomes and to explore vibrant communities. Establishing and maintaining a high policy options that could guide new development in Broad quality public realm involves addressing the relationship Ripple Village.

ENVISION BROAD RIPPLE VILLAGE PLAN 10 creation of the vision between pedestrians, building façades, building form and accessible to the community? mass, appropriate scale, and the street. The EBR process 5. How could a “sense of community” be fostered? became focused on crafting a vision that would use the Additional comments and discussion ensued upon their form-based zoning tool to enshrine the community’s return from the walking survey. stated desires for walkable, bikeable, tree-lined streets, and promote locally-owned small businesses.

The resulting EBR neighborhood village plan will serve to articulate the community’s vision and provide the principles on which the “Regulating Plan” is based.

EBR was an active series of work sessions. Participants were engaged by DMD staff and Steering Committee members in exercises designed to evoke community aspirations for the Village. The outcomes were documented and then formulated into policy recommendations. In addition to educational Preserve structures that contribute to the character found north presentations, City staff solicited community feedback of the canal through the following exercises:

Visual Preference Surveys DMD staff presented slide shows depicting existing conditions interspersed with photos of a variety of architectural styles, building heights and village character. Participants rated each slide on a scale ranging from the most desirable to the least desirable for the Village.

Walking Survey The area north of the canal required more information because it is an area of much activity and controversy related to variances and rezonings. Participants were divided into four groups with each group conducting a Residential structures should be preserved when converted to commercial uses walking survey for a specific area north of the canal. Each group rated four characteristics: 1. uses and activities 2. comfort and image 3. access and linkages 4. sociability They also provided input by responding to the following questions: 1. What do you like best about this area? 2. What type of land uses and activities would be appropriate for this area? 3. What could be done that would make this area more attractive? Converted caboose reused as a real estate office 4. What could be done to make this area more

11 ENVISION BROAD RIPPLE VILLAGE PLAN Model Building Exercises Perhaps the most innovative strategy - and certainly the most popular - engaged participants with scale models and base maps of the area. The challenge was to identify those areas of the community that are most likely to change in the next ten to twenty years and consider what might constitute appropriate development. The goal was to explore the relationship between pedestrians and the built environment by using wooden forms and LEGO blocks to represent buildings. Model of the area north of the canal

Modeling by community participants

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ENVISION BROAD RIPPLE VILLAGE PLAN 12 envision plan recommendations

connections to points north, downtown Indianapolis, ENVISION PLAN and Keystone Avenue (Glendale Mall) and Butler RECOMMENDATIONS University along Broad Ripple Avenue and Westfield Boulevard. Elements of the Vision Results from all work since the beginning of the visioning Goals: process are organized into the following nine major • Develop a program in conjunction with Hamilton elements: County that would promote College Avenue as a 1. Improve transportation and infrastructure major north and south transit corridor. 2. Foster and improve sustainability • Create a program to increase ridership 3. Improve the image of the Village by encouraging Village businesses to offer 4. Honor the historic aspects of Broad Ripple Village incentives for residents and visitors to use public 5. Increase trees and open space transportation. 6. Respect and protect the White River, the Central • Develop a Regulating Plan that provides for transit Canal, and the Monon Trail oriented development along College Avenue at 7. Maintain the mixed-income diversity and provide key commercial nodes. housing opportunities for all age groups • Initiate discussions with IndyGo to determine 8. Seek ways to develop key projects the feasibility of expanding public transit through 9. Increase density the use of shuttles that would connect Butler University and Glendale Mall with Broad Ripple 1. Improve transportation and infra- Village. structure (A) Improve public transit and encourage (B) Utilize Complete Streets standards transit oriented development. IndyGo operates Complete Streets are designed and operated to enable 30 local service routes throughout Marion County, safe access for users of all ages and abilities, whether delivering an average of 8 to 9 million trips per year, motorist, bicyclist, pedestrian, wheelchair user, bus many of which converge at downtown Indianapolis. rider, or shopkeeper. By taking an inclusive and Two of the thirty routes operate within Broad Ripple comprehensive approach, Complete Streets build Village. Route 17 travels between Glendale Mall road networks that are safer, more livable, sustainable, and downtown, using Broad Ripple Avenue and and inviting. An example of this is the recent College Avenue. Route 18 travels between 91st repaving of Broad Ripple Avenue (see Infrastructure Street and downtown, using College Avenue and Improvements below). Central Avenue within the Broad Ripple Village area. Routes 19 and 26 travel along Keystone Avenue with Vision Statement connections to Broad Ripple. As improvements are made and new developments initiated, streets within Broad Ripple Village should The MPO prepared a regional transit plan that include as many policies and elements of Complete recommends bus rapid transit along College Avenue Streets as possible. as well as Broad Ripple Avenue between Binford Boulevard and College Avenue. The plan retains bus Goals: service along Kessler Boulevard East Drive between • Develop a Regulating Plan that includes elements Glendale Mall and Meridian Street. of Complete Streets throughout Broad Ripple Village. Vision Statement • Develop East 65th Street between College College Avenue is a primary arterial and should Avenue and Westfield Boulevard to the be utilized as a major public transit corridor, with standards of Complete Streets and a gateway

13 ENVISION BROAD RIPPLE VILLAGE PLAN into Broad Ripple Village. • Support efforts in the Indiana Legislature for a comprehensive state-wide Complete Streets policy.

A complete street may include: ոո wide paved shoulders ոո special bus lanes ոո sidewalks ոո bike lanes ոո comfortable and acessible public transportation stops Walkability contributes to a vibrant community ոո frequent and safe crossing opportunities ոո median islands ոո accessible pedestrian signal Vision Statement ոո curb extensions Broad Ripple Village should set a example and ոո narrower travel lanes establish itself as being the most walkable community ոո roundabouts within the Indianapolis metropolitan area that would See Appendix C for more information attract visitors and encourage new residents.

(C) Improve upon the walkability of Broad Goals: Ripple Village • Conduct a survey that would specifically identify where new sidewalks and curbs are needed Twenty-five years ago, the Broad Ripple Village in order to create a connectivity network, in Neighborhood Plan addressed the issue of walkability accordance with standards of the specific street by conducting a survey that indicated 61% of the typologies identified in the Regulating Plan and respondents walked to points of interest despite the Multi-modal Guidelines. there being “several missing links of sidewalks along • Identify those areas within the existing College Avenue and Broad Ripple Avenue.” Today sidewalk grid that are in need of repair and/ those missing links of sidewalks throughout the village or replacement; then coordinate with the continue to impact the walkability and connections Department of Public Works and developers to within the business core and surrounding residential establish priorities to complete and maintain the neighborhood. Yet walkability remains an important connectivity grid. feature of the future of Broad Ripple Village. • Close off street(s) and create programmable pedestrian spaces for special events. • Identify those portions of the sidewalk network where it would be appropriate to widen the sidewalks. • Identify those areas where streets could be safely narrowed and sidewalks widened. • Construct a river pedestrian and bicycle walkway connector between the Monon Trail, Broad Ripple Village, and Broad Ripple Park. • Identify access points for pedestrian and bicycle Wide sidewalks support walkability and foster lively streetscape - connections along the Monon Trail. a key element of the Village “look and feel.” • Establish a lighting scheme that will create an

ENVISION BROAD RIPPLE VILLAGE PLAN 14 envision plan recommendations

identity for Broad Ripple Village and promote Vision Statement pedestrian safety. A sustainable, complete and well-maintained • Develop Broad Ripple Avenue as walkable street infrastructure will improve drainage, contribute to the with more pedestrian appeal to encourage aesthetics of the village character, increase property walking to all services for living, shopping, and values, and stimulate new development. entertaining. • Encourage vehicle parking at Broad Ripple Park Drainage and walking to the village. There are more than 10,000 miles of drainage facilities in Marion County (approximately 6,000 miles (D) Improve alleys are on private property). Storm water drainage and Well-maintained alleys serve many useful purposes, flooding has been a chronic problem for the Broad including vehicular access and parking, pedestrian Ripple Village. The Department of Public Works has access, trash/recycling collection, and drainage. (see a Storm Water Master Plan (currently in the process map on page 16) of being updated) that addresses problems and prioritizes problem areas in order of severity. Vision Statement Attractive and well-maintained alleys throughout Goals: the Broad Ripple Village will improve, expand, and • Conduct a comprehensive infrastructure contribute to the Village vitality. assessment for Broad Ripple to include, but not limited to sanitary and storm sewers. Goals: • Identify the most problematic drainage and • Discourage the vacation of alleys as new projects flooding areas, report the problems to the are proposed. Department of Public works, and request • Work with developers to maintain and improve investigations. A list of priorities would then be the existing alley network. prepared. • Develop a “clean up our alleys” program through • Identify alleys with drainage and flooding Green Broad Ripple. problems where a “Green Alleys” project would • Continue with the “Green Alleys” program be appropriate. through Green Broad Ripple. • Coordinate with the Department of Public • Use alleys for circulation, parking, drainage, Works and the US Army Corps of Engineers on recycling, and more housing. the Indianapolis North Flood Damage Reduction • Utilize the Regulating Plan to establish standards Project. for sustainable alleys that can be used for vehicle • Encourage the use of rain gardens and rain barrels and pedestrian travel. to reduce flooding and runoff impact upon our sewer system. (E) Improve infrastructure • Coordinate with the Department of Public Due to age, drainage structures, curbs, sidewalks, Works and utilities to create programs that and streets are in disrepair throughout Broad Ripple would improve energy efficiency and reduce Village. Lack of adequate funding, however, prevents utility costs to those living within the area. establishment of an appropriate maintenance program. Broad Ripple Avenue was repaved from Curbs College Avenue to Keystone Avenue in 2011. The presence of curbs improves the appearance of an Through the efforts of the concerned residents, funds area by organizing parking and separating pedestrians were generated to provide additional amenities that from vehicles. They also contribute to proper included sidewalk bump-outs, benches, bike lane drainage and ease flooding by directing water into striping, unique crosswalks, and bike racks. drainage structures.

15 ENVISION BROAD RIPPLE VILLAGE PLAN

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ENVISION BROAD RIPPLE VILLAGE PLAN 16 envision plan recommendations

Vision Statement (F) Improve bicycling Curbs throughout Broad Ripple Village should either The City of Indianapolis will create 200 miles of be repaired and/or installed where appropriate, bicycle lanes within the next 12 years, including including all new development. a 1.02 mile bike lane installed in late 2011 along Broad Ripple Avenue between the Monon Trail and Goals: Keystone Avenue. Currently, there are 30.63 miles of • Coordinate with the Department of Public bike lanes with another 29.82 miles planned for the Works to prepare an inventory of existing curbs next two years. Additionally, the City of Indianapolis and establish a priority of repairing curbs and has received the designation of “Bicycle Friendly” by installing new curbs. the League of American Bicyclists. (map page 18) • Encourage new developments to install and/ or repair curbs within the boundaries of their Vision Statement development. Broad Ripple Village will become an active and integral partner with the City of Indianapolis as the Streets Indy Bikeways plan is implemented through the Streets accommodate a variety of activities that are village’s support of activities that promote bicycling as frequently in conflict with one another and create a viable means of transportation within the area. unsafe conditions. The Complete Streets program offers alternatives that provide safer travel for all Goals: users. The recent resurfacing of Broad Ripple Avenue • Partner with the City of Indianapolis and advocate set a Compete Streets standard for all future street for Broad Ripple Village as plans are made to projects where pedestrians, bicyclists, and vehicles are expand the bikeways throughout the Indianapolis more safely integrated with one another. metropolitan area. • Encourage businesses and employers to promote Vision Statement the IndyGo Bike ‘n Ride programs by offering As streets are repaired, rebuilt, or installed, the incentives for those who ride their bicycles. principles of Complete Streets should be used to • Incorporate safety features for bicyclists enhance and maintain a safe transportation network throughout Broad Ripple Village, including reverse for vehicles, bicyclists, and pedestrians that will angle parking (up to 43% reduction in accidents enhance Broad Ripple Village experience and attract involving injuries related to parking), appropriate visitors and new residents. signage, etc. • Encourage businesses and employers to provide Goals: accommodations for bicyclists, including safe • Conduct an inventory of the existing street storage, parking, and shower and changing rooms. network in Broad Ripple Village that would • Designate 61st Street as a bicycle boulevard include a rating system for the condition. through the study area and connecting to the • Coordinate with the Department of Public Central Canal and Glendale Mall. Works to establish priorities for repairing and/or rebuilding streets based upon greatest need, as (G) Improve parking funds become available. The perceived lack of parking within the Broad Ripple • Encourage developers to incorporate the Village has existed for many years. Two parking principles of Complete Streets in their plans. studies (1994 and 2007) found that deficits of parking • Create a hierarchy of transportation in the are restricted to the area south of the canal during following order: 1) Pedestrians; 2) Public Transit; Saturday evenings. The 2007 study offered ideas to 3) Bicycles; and 4) Vehicles. increase parking that included regulation of employee

17 ENVISION BROAD RIPPLE VILLAGE PLAN t

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ENVISION BROAD RIPPLE VILLAGE PLAN 18 envision plan recommendations parking, valet parking, a residential parking program, (H) Improve traffic circulation circulator shuttle, and a parking garage. Traffic circulation has been an ongoing issue within the Broad Ripple Village. There have been a number Vision Statement of different recommendations put forth to address Improvements in parking should increase the number of the congestion in the business core, particularly parking spaces and have minimal impact upon the unique along Broad Ripple Avenue. The 2010-2011 character that draws people to Broad Ripple Village. repaving project generally provides for a center lane (for turning and deliveries) with an east/west Options suggested by the community include the lane on either side of the center lane, within which following: is a portion of the lane to be shared with bicyclists. 1. Improve and increase on-street parking. There is also space on either side of the avenue for 2. Place off-street parking in appropriate locations. parallel parking. The inherent challenge in improving 3. Develop remote parking with a shuttle. circulation lies with the limited rights-of-way and 4. Develop a parking garage. utilities that are generally located within the rights-of- way. Goals: • Explore the reverse angle parking that could increase Vision Statement the number of parking spaces in those parallel parking Improvements in traffic circulation should include areas by 25%-30%. provisions for pedestrians and bicyclists, while • Promote the use of transit in an effort to reduce the maintaining the standards promoted by Complete need for more parking. Streets. • Encourage the use of shared parking. • Utilize form-based zoning to require more Goals: appropriate parking standards for a sustainable • Conduct a traffic study within the commercial community. core of Broad Ripple Village that would look at • Conduct a survey of on-street parking to identify the volume and congestion to determine what those areas where defining and organizing parking steps could be taken to relieve the situation. by striping and/or installing curbs would result in • Survey residents and business owners about additional parking spaces. the impact of the existing one-way streets and • Conduct a study that would identify where existing whether changes would be appropriate. curb cuts could be eliminated and increase space for • Incorporate street typologies in the Regulating parking. Plan that would provide for multi-modal • Develop typologies in the Regulating Plan that would movement. locate parking in the rear and side of properties, • Reinforce College Avenue as a transportation rather than in the front of buildings. corridor to and from downtown, with cross • Investigate the potential of providing parking areas connections at Broad Ripple Avenue and Kessler outside of the neighborhood with a shuttle providing Boulevard. service to and from Broad Ripple Village. Butler University, Broad Ripple Park, and Glendale Mall Conceptual streetscape cross-sections would be potential sites. As a way to implement many of the recommendations of • Identify potential locations for a mixed use element #1 (Improve transportation and infrastructure), development that would include a parking garage. conceptual streetscape cross-sections have been • Utilize revenue from parking meters in Broad Ripple developed. The conceptual cross-sections help Village as a funding source to construct a parking to describe the intended outcomes of streetscape garage within the business core area of the village and improvements among the village’s streets. improve infrastructure. (see Appendix C)

19 ENVISION BROAD RIPPLE VILLAGE PLAN Because the streets in the village vary in how they look • With few exceptions, on-street parking is a higher and function, the conceptual streetscape cross-sections priority than a tree lawn. vary according to street width, direction of traffic (one- • Bump-outs at crosswalks are recommended in the way vs. two-way) and frontage typology (see “frontage area south of the canal. typologies” on page 42). • Transit stops should be safe, convenient and comfortable. Where appropriate, accommodation The conceptual cross-sections are to be used as site should be made for seating, shade, rain protection improvements are made. Provision of streetscape and trash disposal. Coordination with IndyGo or amenities should be proportional to the site other transit providers for the installation and ongoing improvements. Examples are intensification of the use maintenance of enhanced transit stop facilities is of the site, increase in building coverage, and increase important. in parking area. The conceptual cross-sections are to • Small tree pits in sidewalks typically do not allow for be treated as prototypes that should be modified as enough root area to sustain a tree in the long term. necessary to provide for traffic safety and flow, pedestrian Tree pits should be a minimum size of 180 square safety and to make smooth transitions as the streetscape feet with no exterior dimension less than 8 feet. The changes. minimum volume of soil per tree should be 540 cubic feet. As the right-of-way gets wider, more space becomes • The Activity Zone is the area between the right- available to enhance the streetscape. In the development of-way line and the front façade of the structure. of the draft cross-sections the following assumptions were Potential elements in the activity space include: made and standards adhered to: ոո Bicycle parking • Streets have curbs. ոո Landscaping, water features and green • Sidewalks are inside the right-of-way. infrastructure such as rain gardens • A sidewalk on at least one side of the street is a ոո Lighting higher priority than on-street parking. ոո Outdoor dining • Sidewalks are a minimum of five feet in width. In ոո Outdoor display of merchandise (as allowed by a small number of circumstances a width of four zoning) feet may be acceptable (for example, where space ոո Pedestrian-only automated teller machines (if is limited and there is a five feet wide sidewalk on integrated into building façade) the other side of the street and the alternative is no ոո Pedestrian walk-ways and ramps sidewalk at all.). In places with heavy pedestrian traffic ոո Play equipment and a wide right-of-way, sidewalks should be six to ոո Porches and terraces twelve feet wide. ոո Seating • Sidewalks should have at least four feet of clear • Spaces for social interaction are particularly passage free from obstacles such as utility poles, traffic encouraged in the Activity Zone. signs, tree pits, parking meters and fire hydrants. • Sidewalks may be widened into the activity zone (the The Cross Sections can be found in Appendix C. outdoor living space generally located between the pedestrian way and the front facade of the adjoining 2. Foster and Improve sustainability buildings). Since 1986, the Broad Ripple Village community has • To provide for better maintenance, two feet is the embraced the concept of sustainability and identified specific minimum width of a “tree lawn” (the green space priorities to improve the quality of life and economic vitality between a curb and sidewalk). of the area. Today sustainability brings the public and private • A tree lawn must be at least five feet in width to sectors together as they support economic and social permit installation of street trees; six feet wide or growth without compromising the natural resource base and wider is preferable. environmental quality of future generations.

ENVISION BROAD RIPPLE VILLAGE PLAN 20 envision plan recommendations

The American Planning Association adopted a Policy Goals: Guide on Planning for Sustainability in 2000. This guide • Form a group to oversee sustainability efforts in identifies the following four objectives: Broad Ripple. 1. Reduce dependence upon fossil fuels, extracted • Renovate buildings and discourage demolition of underground metals and minerals. those buildings of historical significance. 2. Reduce dependence on chemicals and other • Encourage developers to build green by creating manufactured substances that can accumulate in a neighborhood award for green design. nature. • Recruit businesses that are sustainable. 3. Reduce dependence on activities that harm life- • Encourage the use of permeable pavement and sustaining ecosystems. rain gardens throughout Broad Ripple Village. 4. Meet the hierarchy of present and future human • Develop standards for and a means to measure needs fairly and efficiently. sustainability. • Develop an education program for sustainability. (A) Increase recycling • Develop an active “green alleys” program for Broad Ripple Village. Vision Statement • Encourage developers to be sensitive about site Broad Ripple Village should set recycling standards clearing. and expand a program throughout the area that has • Seamlessly integrate nature, infrastructure, and been initiated by the Green Broad Ripple organization community. that currently recycles glass and cardboard generated by businesses within a one-block section of Broad 3. Improve the image of the Village Ripple Avenue. This pilot program could serve Broad Ripple Village has an eclectic charm and has as a model for the remaining village commercial become a popular night time destination for the younger establishments and surrounding residential crowd. The activities associated with this level of community. popularity unfortunately generate trash and in some cases, destruction of private property. The need then arises to Goals: maintain an environment that attracts visitors of all age • Support the efforts of Green Broad Ripple. groups and generates returning visitors. • Create well-designed recycling opportunities throughout Broad Ripple, including Broad Ripple (A) Improve maintenance Park, along the canal, shared dumpsters / recycling bins in proximity of merchants. Vision Statement • Provide a location for community gardens in Maintaining and improving the image of Broad Ripple Broad Ripple Park. Village is a partnership between the residences, • Develop greenhouses in Broad Ripple Park, using commercial businesses and public entities. compost generated from waste from Broad Ripple Village restaurants. Goals: • Engage the commercial businesses to assure (B) Ensure that new development is maintenance of their properties. sustainable • Coordinate with the Department of Public Works, Department of Parks and Recreation, and Vision Statement Citizens Energy Group to establish maintenance Historically, the Broad Ripple Village community responsibilities for the Central Canal, streets, and has supported the principles of sustainability. This parks. community value should be formalized and become • Reduce visual clutter such as signs, graffiti, trash an integral partner with Green Broad Ripple. containers, and utility lines.

21 ENVISION BROAD RIPPLE VILLAGE PLAN (B) Improve cleanliness installing similar amenities as new development occurs. Vision Statement • Consider using paving patterns as an identity Cleanliness and trash removal is a joint effort among and design element that would visually connect the Broad Ripple Village businesses, residents, public sidewalks throughout Broad Ripple Village. agencies, and semi-public organizations. (D) Improve gateways Green Broad Ripple recently purchased a used Primary gateways into Broad Ripple Village consist “green machine” to more effectively and efficiently of Westfield Boulevard from the west, Broad Ripple address and maintain a high level of trash removal. Avenue from the east, and College Avenue from Additionally, the Broad Ripple Village Association the north (at White River) and south (at Kessler organizes a monthly clean-up program. Boulevard). The intersection of Westfield Boulevard, College Avenue, and the Central Canal is the most Goals: prominent. • Ensure that the efforts by Green Broad Ripple (example: purchase of a used green machine) Vision Statement receives volunteer and/or financial support from Gateways into Broad Ripple Village should make other groups who are responsible for maintaining powerful statements that are consistent with and their property within the Broad Ripple Village. speak to the “village character.” These gateways • Engage the community in city-wide efforts, such could be accented by architecture, public art, and as the Great Indy Clean Up, and specifically target pedestrian-friendly spaces. Broad Ripple Village. • Coordinate with Keep Indianapolis Beautiful and Goals: their Adopt a Block program. • Celebrate arrival into Broad Ripple Village by creating quality public spaces at the gateways that (C) Create a recognizable Broad Ripple clearly delineates and announces entry into the Village identity Village. The reputation of Broad Ripple Village is well known, • Create a secondary gateway at College Avenue yet it does not have a cohesive and attractive visual and 65th Street, with elements of Complete image that would say “Broad Ripple” to those who Streets. live there or to future visitors. • Coordinate with the Art Center to solicit submittals for public art that could be placed Vision Statement throughout Broad Ripple Village. An appropriate visual identity tag should be developed that would build upon the existing character, yet encourage individual variations.

Goals: • Develop a comprehensive lighting plan that would be appropriate for Broad Ripple Village. • Develop a comprehensive signage plan that would offer variety, flexibility, and maintain the Village character and image, while diminishing the “commercial-strip” appearance. • Expand upon the recently installed benches and Cultural experiences at the Indianapolis Art Center bicycle racks along Broad Ripple Avenue by

ENVISION BROAD RIPPLE VILLAGE PLAN 22 envision plan recommendations

Goals: • The Regulating Plan should provide typologies that require new development to maintain the character of a particular street and surrounding properties. • The Committee of Historic Broad Ripple should continue their efforts in maintaining a history of Broad Ripple Village and protecting structures by nominating them for the National Register of Historic Places. • Provide incentives to encourage the preservation Art found on the grounds of the Indianapolis Art Center of historic resources. • Preserve structures within the Village that 4. Honor the historic aspects of contribute to and are a part of the character and ambiance of the Village. Broad Ripple Broad Ripple Village has a rich history that dates back to the early 1800’s. The Committee for Historic 5. Increase trees and open space Broad Ripple (a committee of the Broad Ripple Village Trees and open space lend a quality to our environment Association) is very active and has assumed a leadership and provide benefits beyond improving the appearance role in preserving and protecting the historical treasures of a space. Indianapolis has experienced a 37% loss in and character of the village. wooded lands from 1980 to 2000 and a 5.5% loss of high quality woodland from 1999 to 2002.

With the exception of Broad Ripple Park in the eastern portion of the Village. Broadway and 61st Street Park, and Opti Park in the northern portion, open space is limited. Similar to the impact of the presence of trees, open space enhances a space and lends a quality dynamic to an area.

Vision Statement Existing trees and open space should be preserved in Broad Ripple Village. New trees should be installed and open space created as the village evolves and changes. Broad Ripple Fire Station 32 was placed on the National Register of Historic Places in 2011 Goals: • Conduct a survey of existing trees in Broad Vision Statement Ripple Village to determine which of the trees It is imperative that the history of Broad Ripple Village should be preserved and identify them as be protected and respected as new development resources to be preserved. occurs throughout. New structures should have • Encourage tree preservation by working with land their own identity reflective of adjacent structures, owners to retain and increase the percentage of including form, scale, and mass. (See Appendix “D” tree canopy. for a brief history and inventory of outstanding and • Ensure that the Regulating Plan will provide for notable historic structures within village) appropriate location of trees and open space as new development occurs.

23 ENVISION BROAD RIPPLE VILLAGE PLAN • Conduct a survey to identify areas where open space would be appropriate and then work with the property owners to create a quality space. • Include provisions in the Regulating Plan that would require developers to incorporate trees and open space into their development. • Include provisions in the Regulating Plan that would require the use of native species to reduce maintenance and improve sustainability.

6. Respect White River, Central Canal, and Monon Trail The rainbow bridge engages younger generations The White River, Central Canal, and Monon Trail are amenities that are an integral part of Broad Ripple Village. They provide outdoor experiences that add value to the character of the Village and provide respite from the commercial activities. Efforts should be made to create pedestrian level views of White River, improve access to the Monon Trail, and install appropriate lighting along the Central Canal and the Monon Trail. There is no other place in Indianapolis/Marion County where this combination exists. This unique opportunity should be preserved and showcased.

Vision Statement The contributions provided by the White River, Central Canal, and Monon Trail to the “unique village character” that exists in Broad Ripple Village should be preserved and enhanced. These amenities attract Original bridges should be recognized and preserved visitors, developers, and potential residents.

The Monon Trail is a valuable asset village Commercial uses draw people to the canal

ENVISION BROAD RIPPLE VILLAGE PLAN 24 envision plan recommendations

including access, beautification, and preservation of natural environments. • Identify and develop access points along the Monon Trail for pedestrians and bicyclists. • Provide lighting along the Monon Trail along that portion running through the commercial core of the village. • Enhance the canal experience by maintaining the character of the bridge crossings.

7. Maintain the mixed-income diver-

White River looking west from the Monon Trail bridge sity and provide housing opportunities for all age groups. By promoting itself as a place to work, live, play, and gather, Broad Ripple Village will have the challenge of attracting a diversity of age groups to a variety of activities and housing opportunities, while maintaining their unique character and reputation.

Vision Statement The vitality of Broad Ripple Village is, in part, dependent upon a balanced and diverse community. The “health” of Broad Ripple Village will require that the community continues to define itself by attracting visitors and residents that represent all levels of incomes and a variety of needs.

Goals: White River looking west towards College Avenue bridge • Develop design guidelines and a Regulating Plan that provide opportunities for all income groups to live, work, play, and gather in Broad Ripple Goals: Village. • Conduct a survey of the south bank of White River to determine whether pedestrian access via a riverwalk would be appropriate, without disturbing the natural qualities of the river environment. • Determine appropriate locations for creating views of and visual access to White River. • Coordinate with the State Department of Natural Resources to establish a program that would eliminate invasive species along the banks of White River and develop a plan to restore and/or maintain the natural environment. • Capitalize upon the resource and opportunities provided by the Central Canal and the towpath,

25 ENVISION BROAD RIPPLE VILLAGE PLAN One of many hair salons that offer personal sevices for residents and visitors

• Encourage a wide spectrum of businesses to locate in Broad Ripple Village that appeal to the needs of all income levels. • Provide a variety of housing, restaurants, stores, festivals, and events that would appeal to a wide range of ages.

Vision Statement Broad Ripple Village will promote itself as a “village” that appeals to all age groups, by offering housing that is affordable to all income levels and with such amenities as the White River, Central Canal, and the Monon Trail.

Goals: • Develop design guidelines and a Regulating Plan that provide for housing that will respond to the needs of all age groups. • Encourage visitors to become residents by promoting Broad Ripple Village as a place that offers housing, shopping, recreation, and entertainment.

8. Seek ways to develop key projects During the public process of envisioning the future of Broad Ripple Village, a number of projects were identified that would create a place where people could live, work, play and meet. Those projects are as follows: ոո Parking garage (project underway for completion in 2013) ոո Improved transit ոո Small hotel

ENVISION BROAD RIPPLE VILLAGE PLAN 26 envision plan recommendations

ոո Central Canal improvements neighborhood center that should provide for and ոո Infrastructure improvements serve a diverse population. The nightlife energy ոո Parking shuttle bus should not be diluted, but complemented with goods and services that would support a residential and Vision Statement neighborhood component during daytime hours. The key component of these transformational projects is the funding. Funding options for new Goals: projects will be explored and implemented. New • Encourage the development of a variety of projects will protect and maintain the existing housing units that would attract all age groups character of Broad Ripple Village. and income levels. • Invite mixed-use development that provides a Goals: residential component above commercial activity • Identify funding sources for redevelopment at the street level. that might include, but not be limited to, tax • Identify specific areas where multi-storied building increment financing, economic improvement and density would be appropriate, such as along district, or parking meter proceeds. The North the east side of College Avenue north of Broad Midtown Economic Development District, Ripple Avenue, along 65th Street between established in early 2012 provides a vehicle to College Avenue and Westfield Boulevard, and generate funds for infrastructure improvements. along the Monon Trail. • Adopt a Regulating Plan that would result in architecture that adds a new dimension to the Vision Statement area without destroying the character of the For Broad Ripple Village to succeed as a place to surrounding properties. work, live, play, and gather, more diversity in business, • Create incentives for redevelopment though the services, and employment opportunities should be Regulating Plan that will attract investors to Broad developed. People will want to live in Broad Ripple Ripple Village. Village because the variety and convenience of daily living needs would be present. 9. Increase density For the Broad Ripple Village to succeed as a village and Goals: neighborhood center, it needs to be between 30-50 • Attract the type of businesses that would provide acres for a “core” and at least one mile from another a more diverse mix of services in Broad Ripple village or center core. It also requires a walkable Village. transitional neighborhood that is between 80-120 acres • Provide more neighborhood retail by of approximately 3,000-4,000 residents living in a wide implementing a “business plan” for the Broad range of housing types (15-20 dwelling units per acre). Ripple Village that would attract smaller Lastly, there is an “outer ring” within a one-mile radius businesses interested in locating in a vibrant and of approximately 7,000 residents, with a density of 5-10 diverse community. dwelling units per acre. • Encourage businesses that would bring more commercial balance to the area. Vision Statement • Encourage business opportunities that would Based upon 2010 census figures an additional respond to the daily needs of a diverse residential 1,700 residents would be required for Broad Ripple community. to succeed as a vital self-sustaining village and • Promote the “live, work, play, gather” theme.

27 ENVISION BROAD RIPPLE VILLAGE PLAN t

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ENVISION BROAD RIPPLE VILLAGE PLAN 28 land use

Steep slopes. Based on 2003 data, these are slopes with LAND USE greater than one foot of rise in elevation over 10 feet of In this plan the topic of land use is treated as a grouping horizontal distance. of four components: environmentally sensitive areas, land use recommendations, critical areas, and zoning Land Use Recommendations recommendations. The map of recommended land uses is a guide for property owners, neighbors and neighborhood Environmentally Sensitive Areas associations, City staff, the Metropolitan Development Commission and Boards of Zoning Appeals when Environmental factors should be taken into consideration considering proposed development projects. and have a modifying effect on any development or redevelopment of a site with those conditions. This plan The map recommends one of 18 land use categories includes an Environmentally Sensitive Areas map that for each parcel (see Appendix E for descriptions of the depicts four environmental factors: wetlands, floodplains, land use categories). The land use categories broadly steep slopes, and woodlands. In the Broad Ripple Village define development by use and intensity, and should be area most of the wetlands, steep slopes, and woodlands considered the most appropriate use for the land. They are associated with the White River, the IWC canal and are the starting point for determining the appropriateness Broad Ripple Park. of land use requests such as zoning and variance of use petitions. Wetlands. This factor is based on mapping provided by the Indiana Department of Natural Resources. The Broad Ripple area is largely developed and outside the village area the existing land uses are generally stable. To Floodplains. These are areas where floodwater is likely bolster the area’s stability the land use recommendation to stand during a flood of such intensity that it is likely to for most parcels outside the village area is the same as happen once in 100 years. Mapping is based on 2001 its existing land use. Exceptions to this are Broad Ripple Federal Emergency Management Agency flood panels. Avenue east of Broad Ripple High School, College Avenue south of 62nd Street and the Monon Rail-Trail Corridor A wide swath of the study area is within the 100-year south of 62nd Street. Land use changes in these three floodplain. The City of Indianapolis is working with the areas are recommended as an acknowledgement of the U.S. Army Corps of Engineers to construct a levee that changing character of these areas and to build the resident will protect the Broad Ripple, Warfleigh, Meridian Kessler Broad Ripple population. For more information, see and Butler Tarkington neighborhoods. The levee is being Critical Areas 3, 4, 5 and 6. (pages 34-37) constructed in three sections: South Warfleigh, Warfleigh and Monon-Broad Ripple sections. The project segments are hydraulically linked, necessitating construction of Broad Ripple Village all phases in order to successfully protect and remove Once a small, rural burg, Broad Ripple developed as many approximately 2,400 properties from the 100-year 19th-century towns did, as a mixed-use, walkable village. floodplain. Broad Ripple was favored with assets such as the river, canal and Broad Ripple Park, which enabled it to flourish as The Warfleigh and Monon-Broad Ripple sections have a desirable place to live, shop and recreate. It developed been completed. At the time of this plan, the South an enviable reputation as a great place to be. Its popularity Warfleigh section is in its pre-construction stages. was built on a foundation of mixed uses and walkability.

Natural Woodlands. These are groupings of trees, To promote Broad Ripple’s continuing evolution as naturally occurring or planted. a mixed-use, pedestrian-oriented village, the area is designated as “Village Mixed-Use” and “Urban Mixed- Use.”

29 ENVISION BROAD RIPPLE VILLAGE PLAN t

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ENVISION BROAD RIPPLE VILLAGE PLAN 32 land use

The portion of the village south of the canal is designated taken in 2001 along this portion of College Avenue was Urban Mixed-Use. This category consists of densely 20,946 per day. This corridor served as a major public developed, pedestrian-oriented, mixed-use development; transit route used by the interurban from 1904 to 1938 typically multi-story buildings located at or near the right- and remains a heavily traveled street. Currently IndyGo of-way line with retail and service uses on the ground operates two of its 30 routes along College Avenue. floor and office and residential uses above. The west side of College Avenue in this area developed The land use category designated for the village north as residential. Through the years, however, there have of the canal is Village Mixed-Use. This category been conversions to commercial uses to the south which recommends a mix of retail, office and residential uses increases the vulnerability for commercial development built to a pedestrian scale. Village mixed use areas are to these existing residences that form an edge of a stable intended to be neighborhood gathering places and should single family residential neighborhood to the west. Except allow a wide range of small businesses, housing types, and for three residential structures, the building setbacks are public and semi-public facilities. consistent and should be maintained if any new residential development would be proposed. At the same time The Urban Mixed-use category is generally denser than if any home-based occupation would be established, the Village Mixed-use category. Within the urban mixed- elements that contribute to a commercial appearance, use area, the uses are typically mixed within buildings including, but not limited to, parking spaces in the front whereas in the village mixed-use area one would expect yard and signage should be prohibited. a number of both single-use and multi-use buildings all contributing to an overall mixed-use district. There is a parallel street (Old College Avenue) along College Avenue that runs along the northern five lots and In both the Urban Mixed-Use and Village Mixed-Use continues to White River, at which point it turns west and areas, potential development should focus on design becomes Riverview Drive. This street provides access to issues related to architecture, building size, parking, the houses and eliminates the need for driveways to each landscaping and lighting. Typical strip commercial of the residences along this portion of College Avenue. development, large-scale freestanding retail uses and heavy industrial development are generally inappropriate Development along the east side of College Avenue is within these land use categories. higher density with an apartment building south of and adjacent to White River and a fifteen-unit condominium Critical Areas complex south of 67th Street. Critical Areas are locations that exhibit an unusual character, important location or significant need that The Indianapolis Art Center (IAC) campus lies to the east warrants more explanation and detail than the land use of the apartment building and continues to the Monon recommendation on the map can provide. The Critical Trail. Except for two residential lots, the property is Area text explains why a location is critical and how owned by the IAC. The IAC is a valuable asset to the development in those areas should accommodate those village with a lively and widely diverse offering of classes critical factors. and events that attracts people from a broad regional area. The land between the Monon Trail and Westfield Critical Area 1 Boulevard is comprised of White River and undeveloped Location: (North River Bend Area) West side of College floodway. Avenue and the area east between College Avenue and the White River. See map on page 32 Opti Park is adjacent to the College Avenue Why Critical: College Avenue is an arterial street that condominiums and butts up against IAC parking on the connects northern Marion County and points north to south side of 67th Street and residential properties. The downtown Indianapolis. The most recent traffic count area to the east is developed with a 74-unit condominium

33 ENVISION BROAD RIPPLE VILLAGE PLAN complex. Across Cornell Avenue and the Monon trail is a developed in appropriate open space uses, such as third condominium development of 148 units. parks. • Opti Park and the south east corner of 67th Street This peripheral buffer around the northern boundary of and Ferguson Street should be preserved as open the form based zoning district protects the strength and space. integrity of lot and street typology within the area north • Any redevelopment or new development should be of the canal. Proposed land use changes should support sustainable, using the appropriate LEEDS standards. and reinforce the character of the form-based zoning and • New development should not increase off-site storm adjacent neighborhoods. water run-off.

A flood control project was recently completed in this Critical Area 2 critical area that consisted of a flood wall and gates Location: Broad Ripple Village located along the northeast corner of the intersection Why critical: Broad Ripple originally developed as a of College Avenue and 67th Street. It skips over and distinct village. Over the years, the City of Indianapolis runs along the southern edge of the 67th Street to the grew out to envelop it. To maintain Broad Ripple’s Monon Trail. It then runs north along the eastern edge identity as a distinct place it has been designated as Urban of the Monon Trail up to the edge of the undeveloped Mixed-Use and Village Mixed-Use. To retain and enhance floodway that lies northeast of the largest condominium the village character of Broad Ripple and to promote its development in this area and turns southeast for evolution into a self-sustaining pedestrian-oriented village approximately 100 feet. it is critical to increase the population density, promote mixed-use development and enhance vitality of the Recommendations: streetscape. • Protect the residential neighborhood along the west side of College Avenue by prohibiting commercial Recommendations: conversions of the residential structures. Commercial • For land use recommendations for the village area see uses should remain south of 6500 College Avenue pages 29-33. and not encroach into this residential neighborhood. • For development guidelines for the village area see • The residential structures on the west side of College pages 39-46. Avenue should be preserved. • Any new structures along this west side of College Critical Area 3 Avenue should maintain the setbacks, height, Location: Broad Ripple Avenue from Broad Ripple High style, material, and mass of the existing residential School to Evanston Avenue structures along the west side of College Avenue. Why Critical: Broad Ripple Avenue is an arterial street • Restrict commercial uses along the west side of that connects Broad Ripple Village with the retail area College Avenue to the properties south of this critical centered on Glendale Mall and points east. It carries a area (approximately 6500 College Avenue). significant amount of daily traffic (24,254 in 1995). • Parking in the front yard of the properties along the west side of College Avenue should not be The south side of Broad Ripple Avenue has remained permitted. relatively stable in land use over the years. The high • If redevelopment of the multi-family sites would school, funeral home and office building that anchor the occur, the building heights should not be taller than west end of this stretch have been in place for over fifty the existing buildings. years. The rest of this segment was originally developed • As the campus of the IAC expands, careful with single family homes. Commercial office and retail consideration should be given to any development uses have slowly crept west from Glendale to the that would occur in the floodway. The floodway point where the block between Evanston Avenue and should remain protected and left undeveloped or Crittenden Avenue is now completely commercial. The

ENVISION BROAD RIPPLE VILLAGE PLAN 34 land use next block to the east, between Crittenden Avenue and ոո On the south side of Broad Ripple Avenue the Norwaldo Avenue, has seen at least two of its homes multi-family uses should not encroach south converted to offices. The area south of the parcels that of the first alley south of the avenue. To be front on Broad Ripple Avenue is a solid and stable single- compatible with the homes to the south, the family residential neighborhood. multi-family structures should be modest in height and use materials and building forms common The centerpiece of the north side of Broad Ripple to the neighborhood to the south. On-street Avenue is Broad Ripple Park. The park is a well-used parking is an issue in this neighborhood, so it is amenity with facilities for active and passive recreation, a important that any new multi-family development boat ramp, community center and dog park. The park’s provide adequate on-site parking. chief natural amenity is White River, which runs along the ոո On the north side of Broad Ripple Avenue park’s west side before it loops north and west around the multi-family uses should not encroach east the village. A street side pedestrian connection between of Kingsley Drive. To be compatible with the the village and the park is interrupted with many wide homes to the east the multi-family structures driveways. A boardwalk that strengthens the connection should be modest in height and use materials and between the Monon Rail-Trail with Broad Ripple Park building forms common to the neighborhood to along the river’s edge has been recommended in the the east. Indianapolis Greenways Plan. ոո Conversion of the single-family residential parcels to multi-family development should not be West of the park a narrow strip of commercial uses is done in a piecemeal manner, but in groupings sandwiched between Broad Ripple Avenue and White of contiguous parcels. The purpose of this is so River. To the east of the park, most of the street frontage homes are not isolated among the apartments/ was originally developed as single-family homes. Here condominiums. too commercial development has slowly crept west from ոո An interim method of increasing residential Glendale. The blocks between Evanston Avenue and density in this Critical Area is the addition Kingsley Drive are now almost entirely used for office, of carriage houses to the existing residential retail and institutional uses. North of the parcels that line properties. Broad Ripple Avenue is a small single-family neighborhood • Restrict commercial conversions along Broad Ripple bounded on the west and north by Broad Ripple Park. A Avenue to the areas shown on the map. small multi-family building is tucked up against the park • Connect Broad Ripple Park, Broad Ripple Village boundary. and the Monon Trail with an off-street bike and pedestrian trail. To function as a fully-realized pedestrian area, Broad Ripple Village must increase the number of residents Critical Area 4 within an easy walk. Prime locations for increasing the Location: College Avenue corridor between 62nd Street residential density in the area are the blocks along Broad and Kessler Boulevard, bounded by Carrollton Avenue to Ripple Avenue that front the park. Conversion to multi- the east and Broadway Street to the west. family use would halt the creep of commercial uses along Why Critical: College Avenue is an arterial street the avenue. Conversion of homes to commercial uses serving the Broad Ripple area that connects northern dilutes the vitality of the commercial centers in Board Marion County and points north to downtown Ripple and Glendale. Indianapolis. As discussions continue about improving public transportation within the metropolitan region, Recommendations: this corridor should be considered for a transit route • Allow conversion of the blocks fronting both Broad with transit oriented development at certain commercial Ripple Avenue and Broad Ripple Park to multi-family nodes. residential uses as shown on the map.

35 ENVISION BROAD RIPPLE VILLAGE PLAN Through the years, properties fronting along this portion There are two older apartment complexes in the 6000 of College Avenue have been the subject of numerous block of College Avenue. These units have existed for a variances, particularly use variances. This is primarily due number of years and are compatible with the surrounding to the fact that commercial use on these residentially- residential uses as well as the commercial uses along zoned properties has incrementally replaced residential College Avenue. use. Recommendations: Properties along College Avenue are currently zoned • Protect the residential neighborhoods along the residential, with the exception of the properties on College Avenue corridor and along Westfield College Avenue at the intersection of Kessler Boulevard Boulevard by maintaining commercial uses at the East Drive and two other properties north of this present level and prohibiting commercial uses that intersection. The properties along College Avenue on would increase intensity. the southeast corner of 62nd Street and the southwest • The residential structures along this portion of the corner of 61st Street are zoned C-1, which is a College Avenue corridor and the small area along and classification for office uses and compatible office type south of Westfield Boulevard should be preserved. uses. These office-type uses typically serve as buffers to • Lighting and signage associated with commercial residential development. developments should be designed in such as way as to minimize negative impact upon adjacent residential The properties along the northern side of the intersection properties. of College Avenue and Kessler Boulevard East Drive are • Transit oriented development should be encouraged zoned C-3 (Neighborhood Commercial District). As the at the intersections of 61st Street and/or 62nd Street. C-3 classification implies, commercial intensity increases This type of development should include taller mixed and serves the fully developed surrounding neighborhood. use buildings. It should be noted that the properties along the southern • Any new structures within this critical area should boundary and outside the planning area are zoned C-4 maintain the setbacks, height, style, material, and (Community-Regional Commercial District). mass of the existing residential structures within this corridor, with the exception of the intersections The northwest corner of this critical area is zoned where mixed use might occur to support transit residential, with frontage along Westfield Boulevard. oriented development. The land uses in this area are a mix of commercial and • Parking in the front yard of the properties along this residential. Similar to the properties along College portion of College Avenue should not be permitted. Avenue, a number of residentially-zoned properties have • If redevelopment of the multi-family sites would been converted to commercial use. The most intense use occur, the building heights should not exceed those in this small area is a veterinarian clinic that has maintained of the existing buildings. the residential building character of the area. • 61st Street and Broadway Park should be preserved as open space. Broadway and 61st Street Park is located on the • Commercial development along this corridor with southeast corner of 61st Street and Broadway Street and characteristics of a one-story strip center should not is designated as a neighborhood park by the Department be permitted. of Parks and Recreation. Neighborhood parks serve • Any redevelopment or new development should be individual communities and neighborhoods throughout sustainable, using the appropriate LEED standards. the city. The land for Broadway and 61st Street Park was acquired in 1928. It is significant that this 2.93-acre piece of land has served as open space for the neighborhood for 84 years.

ENVISION BROAD RIPPLE VILLAGE PLAN 36 land use

Critical Area 5 Monon Trail. The connection should be coordinated Location: Winthrop Avenue between 61st and 62nd with the Indianapolis Parks and Recreation streets Department. A landscape buffer should be created Why Critical: This area is immediately south of the and maintained between the development and the commercial part of Broad Ripple Village and adjacent to trail. the Monon Trail. The west side of Winthrop Avenue is solidly single-family residential. The east side of Winthrop Critical Area 6 Avenue is a mixture of single-family and multi-family Location: 61st Street between the Monon Trail and residential development. Two multi-family developments Compton Avenue break the row of single-family homes into three sections. Why Critical: This site has been the location of an The lots on the east side of Winthrop Avenue are deeper industrial/commercial building for at least 70 years. than those on the west side. This plan recommends the However, this site is no longer a prime industrial or conversion of the parcels on the east side of the street commercial site as it no longer has railroad access, is to multi-family residential, but reaffirms the west side of surrounded by a solidly residential neighborhood and is Winthrop Avenue as single-family residential. on a street with low traffic volume.

Winthrop Avenue is approximately 23 feet wide; barely Recommendations: accommodating two lanes of traffic plus on-street parking • Development as a multi-family development as on one side. shown on the land use plan. To blend with the existing neighborhood, the multi-family development Recommendations: should be modest in height, use materials and building • Conversion of the single-family residential parcels to forms common to the immediate neighborhood and multi-family uses should not be done in a piecemeal have setbacks similar to those in the neighborhood. manner, but in groupings of contiguous parcels to • Sidewalks should be provided along 61st and create reasonably-sized parcels and not isolate homes Compton streets. between multi-family developments. • Multi-family development should provide sufficient • To blend with the existing neighborhood, the multi- on-site parking so that the capacity of adjoining family development should be modest in height, streets is not diminished by on-street parking. use materials and building forms common to the • New development should be well-landscaped and immediate neighborhood and have setbacks similar to include a significant number of over-story trees. those in the neighborhood. • Multi-family development should be connected to the • With the narrow width of Winthrop Avenue, it is Monon Trail. The connection should be coordinated important that any new multi-family development with the Indianapolis Parks and Recreation provide adequate on-site parking. Department. A landscape buffer should be created • New development should be well-landscaped and and maintained between the development and the include a significant number of over-story trees. trail. • Multi-family development should be connected to the

37 ENVISION BROAD RIPPLE VILLAGE PLAN

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ENVISION BROAD RIPPLE VILLAGE PLAN 38 zoning

The regulations and standards in form-based codes, ZONING presented in both diagrams and words, are keyed to a regulating plan that designates the appropriate form and Zoning Recommendations scale (and therefore, character) of development. Not to Indianapolis employs zoning as a method to provide for be confused with design guidelines or general statements orderly development. A recommended zoning plan of policy, form-based codes are regulatory, not advisory. has been developed to depict the most appropriate zoning district for each parcel. The recommended Form-based codes commonly include the following zoning is based on the recommended land use and the elements: characteristics of each parcel and its surroundings. • Regulating Plan. A plan or map of the regulated area designating the locations where different building form The land use recommendations for most of the study standards apply. The regulating plan is based on clear area outside of the Village reflect the existing land use. community intentions regarding the physical character Likewise the recommendations of the zoning plan are of the area. The regulating plan may also include largely the same as the existing zoning districts. A small additional on-site development standards number of changes are recommended to conform the • Public Space Standards. Specifications for the zoning to the existing land use. elements within the public realm (e.g., sidewalks, travel lanes, on-street parking, street trees, street Exceptions to this can be found along Broad Ripple furniture, etc.). Avenue east of Broad Ripple High School, College • Building Form Standards. Regulations controlling the Avenue south of 62nd Street and the Monon Trail configuration, features, and functions of buildings that Corridor south of 62nd Street. Proposed zoning in these define and shape the public realm. areas is matched to proposed changes in land use. The City of Indianapolis is proposing the creation a new Zoning Recommendations for the zoning district, called Neighborhood-Village (NV) as the Village area best way to implement form-based zoning. Broad Ripple As a recognizable village with a mix of uses, Broad Ripple village is recommended for this new zoning district. A has great potential for the successful application of form- more detailed description of the NV district can be found based zoning. in Appendix F.

Indianapolis, like most jurisdictions that practice zoning, Typically implementation of a zoning plan is incremental uses a form of Euclidean zoning. Named for Euclid, Ohio, over time as property owners wish to develop or the foundation of this form of zoning is the separation redevelop their properties. However, the Metropolitan of incompatible land uses. It is common for Euclidean Development Commission has the authority to rezone zoning codes to also include development standards multiple parcels at one time. This is usually done through for such items as setbacks, parking, building heights and a partnership with a community in an effort to implement dozens of other aspects of site and building development. a neighborhood or corridor plan. Euclidean zoning came of age in the automobile era and so Euclidean codes are usually car-centric. In the case of the NV zoning recommendation, it is not anticipated that this district would be implemented Another type of zoning, called form-based zoning, is on a parcel-by-parcel basis over a long period of time. based less on the separation of uses and more on how This rezoning would need to occur for multiple parcels buildings relate to their sites and the street. Form-based at one time and include a regulating plan detailing the zoning and hybrid Euclidean/form-based codes are being components of the new district. adopted in an increasing number of jurisdictions.

39 ENVISION BROAD RIPPLE VILLAGE PLAN

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ENVISION BROAD RIPPLE VILLAGE PLAN 40 zoning

Until such time as the NV district is adopted, rezonings As form-based zoning is developed for the area, other use in the Village district should promote the mixed-use and design elements will likely be added. recommendations of the land use plan and the street typologies, building types and design elements outlined in Frontage typologies this plan. The streets in the village vary in how they look and function. Design elements should be applied in different Design elements manners based on the type of street frontage. The village As a method to implement many of this plan’s streets were analyzed and then each one was classified development principles for the village, use and design into one of eight frontage typologies. elements have been recommended. These elements can be used as guidelines for the review of future zoning • Main Street (Broad Ripple Avenue) and variance petitions and also form a vision plan for the • College Avenue (north of Broad Ripple Avenue to eventual development of form-based zoning. 66th Street) - potential transit corridor, major access road. Recommended use and design elements are: • Gateway (65th Street) the major east/west traffic Street level uses corridor connecting Westfield Boulevard with College • Building height, minimum and maximum Avenue. • Setbacks and build-to lines • Commercial Local areas immediately north and south • Streetscapes (sidewalk width, parking, landscaping) of Broad Ripple Avenue. • On-site parking • North Village Local tree-lined streets and a less hectic • Building entrance orientation pace generally north of 64th Street. • Fenestration/transparency • Riverview (Westfield Boulevard north of the Canal) - • Rooflines area offers unique glimpses of White River. • Driveways • Canal for sites with two frontages: one along the street, the other along the Central Canal. The design elements pertinent to any particular parcel are • Greenway (Monon Trail) - for sites either one based on the type of street the parcel fronts. The design frontage, which happens to be along the greenway or elements may be modified based on a secondary frontage for sites with two frontages: one along the street, the type that was developed for lots that abut the Central other along the greenway. Canal and the Monon Trail.

41 ENVISION BROAD RIPPLE VILLAGE PLAN SPUR LN E DAW E V R SO

V A E N S D LA A K L E V E D L R E JUNCTIO R L N E G P V B

L N E E

R L W D

L O A L C O Y IE 66TH ST C F D 66TH ST T

L S O E R V

T D WE A

S E V N

N R O RES E

O T

S L

U L

G O

R R

E R T

F S A OIL

C C COIL ST

V T

S 65TH ST

Y A

D W

D A

O I R

B 64TH ST 64TH ST T O XB S O E W

V W

A MAIN ST A

E Y WE

N V

T A

L E

R G

E 63RD PL A

L L

O D R RIVIERA DR C CK RO VE 63RD ST LA

BROAD RIPPLE AVE

D E E

R V V K C A A

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V V

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F S

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0 75 150 300 FRONTAGE TYPOLOGY MAP ° Feet

Legend Project Boundary North Village Local Corridor Main Street Corridor Form Based Zoning Boundary Gateway Corridor Greenway Corridor Parcels College Ave Corridor Canal Corridor Lakes Riverview Corridor Railroad Rivers Commercial Local Corridor Streams

ENVISION BROAD RIPPLE VILLAGE PLAN 42 zoning

Frontages – Use, height and setbacks

Frontage Typology Allowed Uses Permitted Street Level Building Height Required Build Line Required Setback Uses (RBL)

Main Street Corridor Retail All allowed uses, except Minimum: RBL – Yes Rear Personal Services Residential 25 feet and 2 stories. Min: 10 ft. Entertainment Front Setback Restaurant Maximum: Min:5 ft. Side: Tavern 40 feet or 4 stories, Max: 15 ft. Min: 0 ft. Offices whichever is the lesser. Max: 10ft. Residential College Avenue Retail All allowed uses Minimum: RBL – Yes Rear Corridor Personal Services 25 feet and 2 stories. Min: 10 ft. Entertainment Front setback: Restaurant Maximum: Min: 10 ft. Side: Tavern 50 feet or 5 stories, Max: 20 ft. Min: 0 ft. Offices whichever is the lesser. Max: 25 ft. Lodging Residential Gateway Corridor Retail Retail Minimum: RBL – Yes Rear Personal Services Personal Services 25 feet and 2 stories. Min: 10 ft. Restaurant Restaurant Front setback: Tavern Tavern Maximum: Min: 10 ft. Side: Offices 40 feet or 4 stories, Max: 20 ft. Min: 10 ft. Residential whichever is the lesser. Max: 25 ft. Commercial Local Retail Retail Minimum: RBL – Yes Rear Corridor Personal Services Personal Services 25 feet and 2 stories. Min: 10 ft. Entertainment Entertainment Front Setback Restaurant Restaurant Maximum: Min: 0 ft. Side: Tavern Tavern 40 feet or 4 stories, Max: 10 ft. Min: 0 ft. Offices whichever is the lesser. Max: 10 ft. Residential North Village Local Retail All allowed uses Minimum: RBL – No Rear Corridor Personal Services 20 feet Min: 20 ft. Restaurant Front Setback: Tavern Maximum: Min: 10 ft. Side: Offices 40 feet or 4 stories, Min: 5 ft. Residential whichever is the lesser. Max: 20 ft. Riverview Corridor Offices All allowed uses Minimum: RBL – No Rear Lodging 40 feet Min: 10 ft. Residential Front Setback: Maximum: Min: 10 ft. Side: 100 feet or 8 stories, Min: 10 ft. whichever is the lesser. Max: 25 ft.

43 ENVISION BROAD RIPPLE VILLAGE PLAN Frontage Typology Allowed Uses Permitted Street Level Building Height Required Build Line Required Setback Uses (RBL)

Greenway Corridor Retail All allowed uses On Monon Trail RBL – No Personal Services frontage Restaurant Minimum setback of 50 Tavern Minimum: feet from the centerline Offices 20 feet of the Monon Trail Residential Maximum: 40 feet or 4 stories, whichever is the lesser, 3 stories on the trailside frontage. Canal Corridor Retail All allowed uses On Central Canal RBL – No Personal Services Corridor frontage Restaurant Minimum setback of Tavern Minimum: 10 feet from the Canal Offices 20 feet ROW Residential Maximum: 40 feet or 4 stories, whichever is the lesser.

ENVISION BROAD RIPPLE VILLAGE PLAN 44 zoning

Frontages – Access, facades and parking

Frontage Typology Entrance Frontage Face of Building On-Site Parking Driveways

Main Street Corridor Primary Entrance(s) required Transparency at Ground Level Not Required Not permitted between from the frontage Min: 40% College Avenue and Monon Max: 85% Permitted only behind a Trail. Only alley access Upper Level(s) building in rear yard with alley permitted. Min: 25% access Max: 60% Permitted east of Monon College Avenue Corridor Primary Entrance(s) required Transparency at Ground Level Required Permitted from the frontage Min: 40% Max: 85% Permitted only behind a Upper Level(s) building in rear yard or in a Min: 25% side yard* Max: 60% Gateway Corridor Primary Entrance(s) required Transparency at Ground Level Required Not permitted. Only alley from the frontage Min: 40% access permitted. Max: 85% Permitted only behind a Upper Level(s) building in rear yard with alley Min: 25% access or in a side yard* Max: 60% Commercial Local Corridor An entrance(s) required from Transparency at Ground Level Not required Not permitted. Only alley the frontage Min: 40% access permitted. Max: 85% Permitted only behind a Upper Level(s) building in rear yard with alley Min: 25% access or in a side yard* Max: 60% North Village Local Corridor An entrance(s) required from Transparency at Ground Level Required Permitted the frontage Min: 25% Max: 50% Permitted only in rear yard Upper Level(s) or in a side yard* Min: 25% Max: 50% Riverview Corridor An entrance(s) required from Transparency at Ground Level Required Permitted the frontage Min: 25% Max: 85% Front yard parking allowed, Upper Level(s) must be well screened from Min: 25% street Max: 85%

45 ENVISION BROAD RIPPLE VILLAGE PLAN Frontage Typology Entrance Frontage Face of Building On-Site Parking Driveways

Greenway Corridor An entrance(s) from the Transparency at Ground Level Not permitted on Monon Not permitted on Monon frontage Min: 25% Trail frontage. Only permitted Trail frontage. permitted, not required Max: 85% behind a building. Pedestrian Access onto Upper Level(s) Monon if min. 100 feet Min: 25% separation from another Max: 85% access point. Canal Corridor An entrance(s) from the Transparency at Ground Level Not permitted on Canal Not permitted on Canal frontage Min: 25% frontage. Only permitted frontage. Only permitted permitted, not required Max: 85% behind a building behind a building Upper Level(s) Min: 25% Max: 85%

* Parking in the side yard must be behind the front façade the building. Building facades should be designed to line, well-screened from the street and limited to one incorporate building and business signs. Signs on buildings drive-aisle and one row of parking spaces. are preferred to pole signs. Strobes, motion, flashing, animation, moving images and other attention-getting Signage devices should not be used. Signs in shop windows Building signs are important to help people easily locate should not obscure more than a small percent of the destinations. However, an excessive amount of signage window area. All buildings should have the street address can detract from this purpose. number clearly visible.

In all street typologies, signs should be designed Off-premise advertising signs (billboards) are not creatively and artistically. Signs should be compatible appropriate in the village district. with the architectural pattern, style and fenestration of

ENVISION BROAD RIPPLE VILLAGE PLAN 46 appendices

APPENDICES

47 ENVISION BROAD RIPPLE VILLAGE PLAN Appendix “A”

Envision Broad Ripple Public Meetings

Meeting Date Location Atten- Topic Presentations number dance

EBR #1 4/22/2008 Glendale Library Envision the Future – Exploring Livability Community Planning Visioning Broad Ripple Village Quality for Life Planning Current Initiatives EBR #2 5/29/2008 College Avenue Library 62 Broad Ripple Park/Riverfront/ Placemaking Canal Transit-oriented Villages EBR #3 6/26/2008 American Legion Post 40 Sustainability Transit Oriented Development (TOD) Density Design Guidelines Field Trip 7/29/2008 Bloomington, IN 19 EBR #4 7/31/2008 American Legion Post 34 Bloomington / Indy Greenprint Bloomington Trip / LEED Indy Greenprint / LEED – Bill Brown EBR #5 8/28/2008 American Legion Post 23 KIBI / Greenways KIBI / Broad Ripple Partnership – Andrew Hart DPR Parks / Broad Ripple Partnership – Andre Denman Design Guidelines EBR #6 10/2/2008 American Legion Post 26 Design Guidelines / BR District Introduction of design guidelines Typologies District Typologies EBR #7 11/13/2008 Indianapolis Art Center Phase 2 / Update Key issues discovered by groups visioning sessions Results of the process Results of the Broad Ripple district typologies EBR #8 12/11/2008 Indianapolis Art Center 38 Parking / Visual Image Survey Visual Image Survey (VIS)(1st step) – Broad Ripple Massing Study Avenue Broad Ripple District Typologies

Field Trip 12/12/2008 Columbus, Ohio EBR #9 1/15/2009 Indianapolis Art Center 30 VIS (2nd step) / Traffic Study / BR Broad Ripple Traffic Study (08/03/07) – Jon Avenue Street Project Martens (Walker Parking Consultants) Broad Ripple Avenue Street Improvement Project EBR #10 3/11/2009 Indianapolis Art Center 27 VIS Results / Model Building VIS Results (Broad Ripple Avenue) Model Building Exercise Four areas of Broad Ripple Avenue Model Building EBR #11 4/22/2009 Indianapolis Art Center 15 VIS (1st step) North of the Canal Process for plan adoption Visual Image Survey (North of the Canal – 1st step) Model building – fine tuning

ENVISION BROAD RIPPLE VILLAGE PLAN 48 appendices

Meeting Date Location Atten- Topic Presentations number dance

EBR #12 6/10/2009 Indianapolis Art Center 21 VIS (2nd step) / Walking Survey – Visual Image Survey (north of the canal) – 2nd North of the Canal step Design Guidelines Draft Timeline for Completion of the Envision Process Walking Survey (north of the canal) EBR #13 7/15/2009 Indianapolis Art Center 23 VIS Results / Walking Survey Visual Image Survey Results / Walking Survey Results – North of Canal Results Synopsis of Previous Plans and Working Groups Model Building Exercise (North of the Canal) EBR #14 8/26/2009 Indianapolis Art Center 20 Form-Based Zoning / Model – Form-based Zoning Broad Ripple Avenue and North Development Impact (preliminary) of the Canal Pro-Forma Development Costs Review of the model for Broad Ripple Avenue and North of the Canal EBR #15 9/30/2009 Indianapolis Art Center 35 Form-Based Zoning / Model – Plan Ingredients / Model Building Summary – Broad Ripple Avenue and North Bob Wilch of the Canal Form-Based Zoning – Tammara Tracy Indygo Shuttle – Mike Terry Canal Improvements – Tom Healy EBR #16 10/28/2009 Indianapolis Art Center 48 Canal – Broad Ripple Park / Canal Stabilization Project – Matt Klein Farmer’s Market – Tree Canopy Broad Ripple Park / Broad Ripple Farmer’s Ordinance – Village Update Market – Stuart Lowry Tree Canopy Ordinance – Keith Holdsworth Current Broad Ripple Projects – Tom Healy EBR #17 2/16/2010 Indianapolis Art Center 34 Art Center Gateway Project Art Center Gateway Project – Carter Wolfe – IndyConnect – Form Based IndyConnect – Kathryn Shorter Zoning Form Based Zoning – Tammara Tracy Form Based Zoning District Boundary / Frontage and Lot Typologies – John Neal Form Based Zoning Computer Model / Timeline EBR #18 3/31/2010 Indianapolis Art Center 29 Frontage/lot Typologies – 65th Indy Connect – Kathryn Shorter Street Gateway EBR Sustainability Draft – Kathleen Blackham Frontage/Lot Typologies and District Boundary – John Neal 65th Street Gateway – Bob Wilch EBR #19 7/14/2010 Indianapolis Art Center 40 Frontage/lot Typologies/ Parking Frontage/lot typologies – Bob Wilch Study Parking Study – Tom Healy Survey – Tammara Tracy

49 ENVISION BROAD RIPPLE VILLAGE PLAN Meeting Date Location Atten- Topic Presentations number dance

EBR #20 9/1/2010 Flanner Buchanan Event 29 Frontage/lot Typologies/ Parking Frontage/lot typologies – Bob Wilch Center Suite Study Parking Study – Bob Wilch Greenways Update – Al Ensley Canal/Monon Typologies – Tom Healy EBR #21 9/29/2010 Flanner Buchanan Event 26 Vision Summary / Financing Vision Plan Summary – Bob Wilch Center Suite Options Financial Options – John Neal

EBR #22 11/17/2010 American Legion 32 Form Based Zoning Typologies Railvolution 2010, Portland, OR – Curtis Ailes BR Regulating Plan (basic elements) – John Neal EBR #23 9/22/2011 Indianapolis Art Center 27 Plan Draft/Land Use/Form-Based Vision Plan Draft – Keith Holdsworth and Zoning Typologies Kathleen Blackham Critical Areas 1 and 2 Typologies – Gary Weaver and Tom Healy EBR #24 10/27/2011 Indianapolis Art Center Land Use / Parking Garage 30-year history of Broad Ripple Village interest in mixed use parking structure – Tom Healy EBR #25 1/11/2012 Broad Ripple Park Family 28 Critical Areas/Cornell Avenue Critical Areas 4 and 5 – Kathleen Blackham Center street typology/ and Keith Holdsworth Infrastructure Cornell Avenue Street Typology – Tom Healy Cornell Avenue improvements and alley improvements – Tom Healy EBR #26 4/18/2012 Broad Ripple Park Family 11 Plan Draft Review Review of Plan – Kathleen Blackham and Keith Center Holdsworth Comments/Questions from public EBR #27 9/24/2012 Indianapolis Art Center 15 Plan Draft Review of changes Review of Plan – Kathleen Blackham and Keith Adoption schedule Holdsworth Comments/Questions from public

ENVISION BROAD RIPPLE VILLAGE PLAN 50 appendices

Appendix “B” exceptions. • Encourages street connectivity and aims to create a comprehensive, integrated, connected network for all An ideal complete streets policy*: modes. • Includes a vision for how and why the community • Is adoptable by all agencies to cover all roads. wants to complete its streets • Directs the use of the latest and best design criteria • Specifies that‘all users’ includes pedestrians, bicyclists and guidelines while recognizing the need for and transit passengers of all ages and abilities, as well flexibility in balancing user needs. as trucks, buses and automobiles. • Directs that complete streets solutions will • Applies to both new and retrofit projects, including complement the context of the community. design, planning, maintenance, and operations, for the • Establishes performance standards with measurable entire right of way. outcomes. • Makes any exceptions specific and sets a clear • Includes specific next steps for implementation of the procedure that requires high-level approval of policy *From the National Complete Streets Coalition

51 ENVISION BROAD RIPPLE VILLAGE PLAN Appendix “C” be treated as prototypes that should be modified as necessary to provide for traffic safety and flow, pedestrian safety and to make smooth transitions as the streetscape Conceptual Street Cross-section changes. As a way to implement many of the recommendations of element #1 (Improve transportation and infrastructure), To determine the appropriate conceptual cross-section conceptual streetscape cross-sections have been for a specific site, use the chart for the subject site’s street developed. The conceptual cross-sections help typology. A map of the street typologies can be found to describe the intended outcomes of streetscape on page 53. For many of the street typologies, there is improvements among the village’s streets. more than one chart. Often there is a chart for a one- way street and another for a two-way street. Within the The conceptual cross-sections are to be used as site appropriate chart, find the cross section for the width of improvements are made. Provision of streetscape the right-of-way at the subject site. amenities should be proportional to the site improvements. Examples are intensification of the use The assumptions and standards by which the charts were of the site, increase in building coverage, and increase developed can be found on pages 32 – 33. in parking area. The conceptual cross-sections are to

ENVISION BROAD RIPPLE VILLAGE PLAN 52

appendices

Max bldg setback bldg Max

Min bldg setback bldg Min

Min bldg setback bldg Min 35' half ROW half 35'

alk

30' half ROW half 30' 30' half ROW half 30'

side w alk

25' half ROW half 25' 25' half ROW half 25' side w

20' half ROW half 20' l a tree 20' half ROW half 20' e

bi k lane

parking lane parking

15' half ROW half 15' 15' half ROW half 15'

10' half ROW half 10' e lane e ROW half 10' e lane e

dri v dri v

5' half ROW half 5' 5' half ROW half 5' L L L L C C C C

turning lane

5' half ROW half 5' 5' half ROW half 5'

10' half ROW half 10' 10' half ROW half 10' e lane e e lane e

dri v

Main Street, east of Monon: Main Street, Conceptual Street Sections dri v

15' half ROW half 15' 15' half ROW half 15' Main Street, east of Monon: Main Street, Conceptual Street Sections e

bi k lane

20' half ROW half 20' 20' half ROW half 20' wn

parking lane parking

25' half ROW half 25' 25' half ROW half 25'

tree l a

alk

30' half ROW half 30' side w alk ROW half 30' each square represents 1' of ROW width 54' ROW side w 56' ROW

58' ROW 35' half ROW half 35' each square represents 1' of ROW width 60' ROW 60' ROW 62' ROW 62' ROW 64' ROW 64' ROW 66' ROW 68' ROW 70' ROW Conceptual Street Sections: Main Street Sections: Main Conceptual Street

53 ENVISION BROAD RIPPLE VILLAGE PLAN : 15' :

Maximum Building Height: 4 floors 4 Height: Building Maximum RO W from Setback Maximum

one Z y t Activi

ROW ROW

alk w Side

wn a l ree T

e lane e k Bi

e lane e v Dri

11'

urning lane urning T

C 10'

e lane e v Dri

11' ROW width of 64' of width ROW

e lane e k Bi

4' wn a l ree T

alk w Side

6' ROW ROW Main Street, east Main of Monon: Section Cross and View Plan Minimum Building Height: 2 floors Minimum Setback from ROW line: 5' Conceptual Street Sections: Main Street Sections: Main Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 54 appendices : 15' :

Maximum Building Height: floors 4 Maximum Setback from RO W

one Z y t Activi

ROW ROW

alk w Side

arking lane arking P

e lane e v Dri

11'

urning lane urning T

C 10'

e lane e v Dri

11' ROW width of 64' of width ROW

arking lane arking P

alk w Side

7' ROW ROW Main Street, west Main of Monon: Plan View and Cross Section Minimum Building Height: floors 2 Minimum Setback from ROW line: 5' Conceptual Sections: Street Main Street

55 ENVISION BROAD RIPPLE VILLAGE PLAN : 15' :

Maximum Building Height: Maximum Setback from 4 floors 4 RO W

one Z y t Activi

ROW ROW

alk w Side

10'

e lane e v Dri

11'

urning lane urning T

C 10'

e lane e v Dri

11' ROW width of 54' of width ROW

alk w Side

10'

ROW ROW Main Street, west Main of Monon: Plan View and Cross Section 2 floors 2 5' line: ROW Minimum Building Height: Minimum Setback from Conceptual Sections: Street Main Street

ENVISION BROAD RIPPLE VILLAGE PLAN 56 appendices : 20'

Maximum Building Height: 5 floors Maximum Maximum Setback from RO W

one Z y t Activi

ROW ROW

alk w Side

wn a L ree T

arking lane arking P ansit/ r T

10'

e lane e k Bi

e lane e v Dri

11'

e lane e v Dri 11'

C enue:

e lane e v

Dri v

11'

e lane e v Dri

11'

e lane e k Bi

arking lane arking P ansit/ r T Plan View and Cross Section College A

10'

wn a L ree T Proposed ROW width of 100'

alk w Side

6' ROW ROW

one Z y t Activi enue v A Minimum Building Height: 2 floors 2 Height: Building Minimum Minimum Setback from ROW line: 10' Conceptual Street Sections: College

57 ENVISION BROAD RIPPLE VILLAGE PLAN : 20'

Maximum Building Height: 5 floors RO W Maximum Setback from

one Z y t Activi

ROW ROW

alk w Side

wn a L ree T

e lane e k Bi

e lane e v Dri

11'

e lane e v Dri 11'

C enue:

e lane e v

Dri v

11'

e lane e v Dri

11' ROW width of 78' of width ROW

e lane e k Bi

wn a L ree T Plan View and Cross Section College A

alk w Side

6' ROW ROW enue v A Conceptual Street College Sections: Minimum Building Height: 2 floors 2 Height: Building Minimum 10' Minimum Setback from ROW line:

ENVISION BROAD RIPPLE VILLAGE PLAN 58 appendices : 20'

Maximum Building Height: 5 floors Maximum Building from RO W Maximum Setback

one Z y t Activi

ROW ROW

alk w Side

5' wn a l ree T

arking lane arking P ansit/ r T

10'

e lane e k Bi

e lane e v Dri

11'

e lane e v Dri 11'

e lane e v Dri enue:

11' v

e lane e v Dri

11'

ROW width of 88'

e lane e k Bi

arking lane arking P ansit/ r T Plan View and Cross Section College A

10'

wn a l ree T

2' alk w Side

5' ROW ROW enue v Conceptual Street Sections: College A Sections: Conceptual Street Minimum Building Height: 2 floors Height: 2 Minimum Building line: 10' from ROW Minimum Setback

59 ENVISION BROAD RIPPLE VILLAGE PLAN

Max bldg setback bldg Max

Min bldg setback bldg Min

Min bldg setback bldg Min 50' half ROW half 50'

alk 45' half ROW half 45' Side w

wn 40' half ROW half 40'

ree l a

40' half ROW half 40' alk 35' half ROW half 35'

Side w

35' half ROW half 35' 30' half ROW half 30' ansit/

arking lane arking

r wn

arking lane arking P ROW half 30' T 25' half ROW half 25' ree l a ree e lane arking lane arking lane arking T P ansit/ P P

k Bi ROW half 25' 20' half ROW half 20' e lane

k Bi

20' half ROW half 20' 15' half ROW half 15'

e lane 15' half ROW half 15'

Dri v 10' half ROW half 10' e lane

Dri v

10' half ROW half 10' 5' half ROW half 5'

e lane enue: 5' half ROW half 5' v v Dri e lane L C v Dri

L L 5' half ROW half 5' C C

e lane

e lane ROW half 5' 10' half ROW half 10' v Dri v Dri

Conceptual Street Sections College A

10' half ROW half 10'

15' half ROW half 15' 15' half ROW half 15'

e lane 20' half ROW half 20' e lane

v Dri

20' half ROW half 20' 25' half ROW half 25' enue Corridor: e lane e enue

k Bi v

25' half ROW half 25'

e lane e 30' half ROW half 30' enue Corridor: k Bi

30' half ROW half 30' 35' half ROW half 35' arking lane ree l a T ansit/ arking lane arking lane arking

arking lane arking r

P P P T 35' half ROW half 35'

ansit/ P 40' half ROW half 40' r wn T alk

ree l a Conceptual Street existing Sections for ROW College A

40' half ROW half 40' each of ROW width square represents 1' T 45' half ROW half 45' Side w alk Conceptual Street Section for proposed 100' ROW proposed 100' for Street Section Conceptual College A 78' ROW

80' ROW

Side w 50' half ROW half 50' 82' ROW each square represents 1' of of ROW each represents 1' width square 84' ROW 86' ROW 88' ROW Conceptual Street Sections: College A Sections: Conceptual Street Proposed 100' ROW Proposed 100'

ENVISION BROAD RIPPLE VILLAGE PLAN 60 appendices : 20' :

Maximum Building Height: 4 floors RO W from Setback Maximum

one Z y t Activi

ROW ROW

alk w Side

wn a L ree T

arking lane arking P

e lane e v Dri 11'

arking lane arking

P a

wn a L ree T

ROW width of 60' 5'

alk w Side

5' ROW ROW

Plan View and Cross Section Cross and View Plan Gate w

one Z y t Activi y a Conceptual Street Sections: Gate w Conceptual Street Minimum Building Height: 2 floors Minimum Building Minimum Setback from ROW line: 10'

61 ENVISION BROAD RIPPLE VILLAGE PLAN : 20'

Maximum Height: Maximum Building 4 floors from RO W Maximum Setback

one Z y t Activi

ROW ROW

alk w Side

arking lane arking P

e lane e v Dri 11'

L C

e lane e v Dri

11'

arking lane arking P y: 8' a

ROW width of 52' alk w Side

6' ROW ROW Plan View and Cross Section Cross and View Plan Gate w y a Minimum Building Height: 2 floors Minimum Building Minimum Setback from ROW line: 10' Conceptual Street Sections: Gate w Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 62 appendices : 20'

Maximum Height: Maximum Building 4 floors from RO W Maximum Setback

one Z y t Activi

ROW ROW

alk w Side

wn a L ree T

e lane e v Dri 10'

e lane e v Dri

10'

wn a L ree T

5' y:

alk w Side

ROW width of 44' ROW 5' ROW ROW Plan View and Cross Section Cross and View Plan Gate w y a Minimum Building Height: 2 floors Minimum Building Minimum Setback from ROW line: 10' Conceptual Street Sections: Gate w Conceptual Street

63 ENVISION BROAD RIPPLE VILLAGE PLAN

Max bldg setback bldg Max

Min bldg setback bldg Min 30' half ROW half 30'

alk 25' half ROW half 25' side w

wn 20' half ROW half 20'

tree l a 15' half ROW half 15' wn

parking lane

tree l a

10' half ROW half 10' 5' half ROW half 5' e lane dri v y: a L L

C C 5' half ROW half 5' Conceptual Street Sections Gate w e lane dri v y

a 10' half ROW half 10'

wn 15' half ROW half 15' tree l a tree

parking lane parking 20' half ROW half 20' wn

tree l a tree 25' half ROW half 25' alk each square represents 1' of ROW width 44' ROW 44' 46' ROW 46'

side w

48' ROW 48' 30' half ROW half 30' ROW 50' 52' ROW 52' 54' ROW 54' 56' ROW 56' 58' ROW 58' Conceptual Street Sections: Gate w Conceptual Street 60' ROW 60'

ENVISION BROAD RIPPLE VILLAGE PLAN 64 appendices : 10' Maximum Building Height: 4 Maximum floors RO W Setback from Maximum y:

one Z y t Activi

ROW ROW

alk w Side

wo - 6'

wn a l ree T T

arking lane arking P 8'

affic

e lane e v Dri 10'

y t r

C a

e lane e v Dri w 10'

wo -

arking lane arking P T

ROW width of 64'

wn a l ree T

alk w Side

ROW ROW Commercial Local, Commercial Plan View and Cross Section Minimum Building Minimum Building Height: 2 floors Minimum Setback from ROW line: 0' Conceptual Street Sections: Commercial Local Conceptual Street

65 ENVISION BROAD RIPPLE VILLAGE PLAN : 10' y: a Maximum Building Height: 4 Maximum floors RO W Setback from Maximum

one Z y t Activi

ROW

ROW wo -

alk w Side T

arking lane arking P

e lane e v Dri affic 10'

y t r

a e lane e v Dri

10'

arking lane arking P wo - T

ROW width of 50' 8'

alk w Side

6' ROW ROW Commercial Local, Commercial Plan View and Cross Section Minimum Building Minimum Building Height: 2 floors 0' from ROW line: Setback Minimum Conceptual Street Sections: Commercial Local Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 66 appendices : 10' y: a

Maximum Building Height: 4 Maximum floors RO W Setback from Maximum

one Z y t Activi wo -

ROW ROW

alk w Side

wn a l ree T

affic

e lane e v Dri 10'

y t r

L a

e lane e v Dri w

10'

wn a l ree

T wo -

2' T alk w Side ROW width of 38'

6' ROW ROW Commercial Local, Commercial Plan View and Cross Section Minimum Building Minimum Building Height: 2 floors Minimum Setback from ROW line: 0' Conceptual Street Sections: Commercial Local Conceptual Street

67 ENVISION BROAD RIPPLE VILLAGE PLAN

10' Max. bldg. setback bldg. Max. 10' 10' Max. bldg. setback bldg. Max. 10'

0' Min. bldg. setback bldg. Min. 0' 0' Min. bldg. setback bldg. Min. 0'

30' half ROW half 30' ROW half 30' alk

alk

25' half ROW half 25' side w ROW half 25' side w

20' half ROW half 20' ROW half 20' y: wn y: tree l a a a

tree l a

15' half ROW half 15' 15' half ROW half 15' w meter strip meter

parking lane parking 10' half ROW half 10' ROW half 10' , two - , , one - ,

parking lane parking 5' half ROW half 5' ROW half 5' e lane angle parking dri v L L L L e lane C C C C

dri v

5' half ROW half 5' ROW half 5' e lane

dri v

10' half ROW half 10' ROW half 10' e lane

parking lane

dri v

15' half ROW half 15' ROW half 15'

parking lane

20' half ROW half 20' wn ROW half 20' tree l a each square represents 1' of ROW width ROW of each square represents 1' Commercial Local: Commercial Conceptual Street Sections each square represents 1' of ROW width ROW of each square represents 1' tree l a

Commercial Corrido r Local

38' ROW 38' ROW 38'

Commercial Corrido r Local 25' half ROW half 25' 25' half ROW half 25' alk 40' ROW 40' ROW 40' 42' ROW 42' ROW 42' alk 44' ROW 44' ROW 44' side w 46' ROW 46' ROW 46'

48' ROW 48' ROW 48'

30' half ROW half 30' side w ROW half 30' 50' ROW 50' ROW 50' 52' ROW 52' ROW 52' 54' ROW 54' ROW 54' 56' ROW 56' ROW 56' 58' ROW 58' 58' ROW 58' 60' ROW 60' 60' ROW 60' 62' ROW 62' 62' ROW 62' 64' ROW 64' 64' ROW 64' Conceptual Street Sections: Commercial Local Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 68 appendices : 10' y: a w

Maximum Building Height: 4 Maximum floors RO W Setback from Maximum

one Z y t Activi

ROW ROW

alk w Side

arking lane arking P

affic 8'

e lane e v Dri y t r L a C

10'

arking lane arking P 8'

One - alk w Side ROW width of 38'

5' ROW ROW Plan View and Cross Section Commercial Local, One - Minimum Building Minimum Building Height: 2 floors Minimum Setback from ROW line: 0' Conceptual Street Sections: Commercial Local Conceptual Street

69 ENVISION BROAD RIPPLE VILLAGE PLAN : 10' y: Maximum Building Height: 4 Maximum floors RO W Setback from Maximum a

one Z y t Activi

ROW ROW

alk w Side

2.5' wn a l ree T

1.5' Meter strip Meter Angle parking Angle affic 19' y t r L C a

e lane e v Dri 10'

One -

wn a l ree T ROW width of 50'

alk w Side

6' ROW ROW Plan View and Cross Section Commercial Local, One - Minimum Building Minimum Building Height: 2 floors 0' from ROW line: Setback Minimum Conceptual Street Sections: Commercial Local Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 70 appendices : 10' Maximum Building Height: 4 Maximum floors RO W Setback from Maximum y:

a one Z y t Activi

ROW ROW

alk w Side

10'

wn a l ree T

1.5' Meter strip Meter 5.5'

affic Angle parking Angle 19' y t r L a C

e lane e v Dri

10' One -

ROW width of 64'

wn a l ree T

alk w Side

10'

ROW ROW Plan View and Cross Section Commercial Local, One - Minimum Building Minimum Building Height: 2 floors Minimum Setback from ROW line: 0' Conceptual Street Sections: Commercial Local Conceptual Street

71 ENVISION BROAD RIPPLE VILLAGE PLAN : no maximum affic: r Maximum Building Height: 4 floors 4 Height: Building Maximum RO W from Setback Maximum y T a

w one Z y t Activi

ROW ROW wo -

alk w Side

wn a L ree T

arking lane arking P

e lane e v Dri 10'

e lane e v Dri

10'

arking lane arking P

wn a L ree T

ROW width of 56'

4' alk w Side

ROW ROW 5' North Village Local, T North Village Section Cross and View Plan Minimum Building Height: 2 floors 2 Height: Building Minimum Minimum Setback from ROW line: 10' Conceptual Sections: Street North Village Local

ENVISION BROAD RIPPLE VILLAGE PLAN 72 appendices : no maximum affic: r T y Maximum Building Height: 4 floors 4 Height: Building Maximum RO W from Setback Maximum a w

wo - one Z y t Activi

ROW ROW

alk w Side

arking lane arking P

e lane e v Dri

L C 10'

e lane e v Dri

10'

alk w Side

ROW ROW 5'

ROW width of 40' ROW width of one Z y t Activi North Village Local, T Local, North Village Plan View and Cross Section Minimum Building Height: 2 floors 2 Height: Building Minimum Minimum Setback from ROW line: 10' Conceptual Street Sections: North Village Local Sections: North Conceptual Street

73 ENVISION BROAD RIPPLE VILLAGE PLAN : no maximum affic: r T Maximum Building Height: 4 floors Building Maximum RO W from Setback Maximum y a

one Z y t Activi

wo -

ROW ROW

e lane e v Dri 10'

e lane e v Dri

10'

ROW ROW ROW width of 22' ROW width of North Village Local, T Local, North Village Plan View and Cross Section Minimum Building Height: 2 floors 2 Height: Building Minimum Minimum Setback from ROW line: 10' Conceptual Street Sections: North Village Local Sections: North Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 74

appendices

Min bldg setback bldg Min 25' half ROW half 25' affic: r alk

y T side w 20' half ROW half 20' a

wn w 15' half ROW half 15'

tree l a tree 10' half ROW half 10'

wn must be at least 5' wide to 5' half ROW half 5' lane parking The tree l a permit street trees. L L e lane C C

dri v

5' half ROW half 5' 10' half ROW half 10' North Village Local, One - North Village Conceptual Street Sections

parking lane parking 15' half ROW half 15' wn 22' ROW 22' 24' ROW 24' 26' ROW 26'

tree l a tree 28' ROW 28' 20' half ROW half 20' 30' ROW 30' 32' ROW 32' each square represents 1' of ROW width ROW each square represents 1' of 34' ROW 34' 36' ROW 36' alk

38' ROW 38' 25' half ROW half 25' 40' ROW 40' 42' ROW 42' side w 44' ROW 44' 46' ROW 46' 48' ROW 48' 50' ROW 50' 52' ROW 52' 54' ROW 54' 56' ROW 56' Conceptual Sections: Street North Village Local

75 ENVISION BROAD RIPPLE VILLAGE PLAN

Min bldg setback bldg Min 25' half ROW half 25' alk affic: r

side w 20' half ROW half 20' y a

w 15' half ROW half 15'

wo -

10' half ROW half 10' lane parking 5' half ROW half 5' e lane dri v L L

C C 5' half ROW half 5' e lane

dri v 10' half ROW half 10' North Village Local, T Local, North Village Conceptual Street Sections

wn 15' half ROW half 15' 22' ROW 22' tree l a 24' ROW 24' parking lane parking 26' ROW 26'

28' ROW 28' 20' half ROW half 20' 30' ROW 30' 32' ROW 32' 34' ROW 34' each square represents 1' of ROW width ROW of 1' represents square each 36' ROW 36'

alk 38' ROW 38' 25' half ROW half 25' 40' ROW 40' 42' ROW 42' side w 44' ROW 44' 46' ROW 46' 48' ROW 48' 50' ROW 50' 52' ROW 52' 54' ROW 54' 56' ROW 56' Conceptual Street Sections: North Village Local Sections: North Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 76 appendices : no maximum affic: r T Maximum Building Height: 4 floors 4 Building Height: Maximum RO W from Setback Maximum y a

one Z y t Activi

ROW ROW

alk w Side

e lane e v Dri

L C

10'

alk w Side

5' ROW ROW ROW width of 22' ROW Plan View and Cross Section North Village Local, One - Local, North Village Minimum Building Height: 2 floors 2 Height: Building Minimum 10' line: ROW from Setback Minimum Conceptual Sections: Street North Village Local

77 ENVISION BROAD RIPPLE VILLAGE PLAN : no maximum affic: r T Maximum Building Maximum Height: 4 floors Setback from RO W Maximum y a

one Z y t Activi

ROW ROW

alk w Side

arking lane arking P

e lane e v Dri

L C

10'

arking lane arking P

alk w Side

6' ROW ROW

ROW width of 40' one Z y t Activi Plan View and Cross Section North Village Local, One - Local, Village North Minimum Building Height: 2 floors Minimum Building Minimum Setback from ROW line: 10' Conceptual Sections: Street North Village Local

ENVISION BROAD RIPPLE VILLAGE PLAN 78 appendices : no maximum affic: r T Maximum Building Maximum Height: 4 floors Setback from RO W Maximum y a

one Z y t Activi

ROW ROW

alk w Side

wn a L ree T

arking lane arking P

e lane e v

Dri L C

10'

arking lane arking P

wn a L ree T

ROW width of 56' of width ROW

alk w Side

7' ROW ROW Plan View and Cross Section North Village Local, One - Local, Village North Minimum Building Height: 2 floors 2 Height: Building Minimum Minimum Setback from ROW line: 10' Conceptual Street Sections: North Village Local Sections: North Conceptual Street

79 ENVISION BROAD RIPPLE VILLAGE PLAN : no maximum

Maximum Building Height: 8 floors Maximum Building Maximum Setback from RO W

one Z y t Activi

ROW ROW

alk w Side

wn a l ree T

arking lane arking P

e lane e v Dri 12'

ROW

e lane e v Dri

12'

arking lane arking P 72' of width ROW

wn a L ree T

alk w Side

6' ROW ROW

erview:

one Z y t Activi Ri v Plan View and Cross Section erview Minimum Building Height: 4 floors 4 Height: Building Minimum line: 10' from ROW Minimum Setback Conceptual Street Sections: Ri v Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 80 appendices : no maximum

Maximum Building Height: 8 floors Maximum Building RO W from Setback Maximum

one Z y t Activi

ROW ROW

alk w Side

e lane e v Dri 12'

e lane e v Dri

12'

alk w Side 36' of width ROW

5' ROW ROW erview: Ri v Plan View and Cross Section erview Minimum Building Height: 4 floors 4 Height: Building Minimum line: 10' from ROW Minimum Setback Conceptual Street Sections: Ri v Conceptual Street

81 ENVISION BROAD RIPPLE VILLAGE PLAN

Min bldg setback bldg Min 35' half ROW half 35' alk

side w 30' half ROW half 30'

wn 25' half ROW half 25'

tree l a tree

20' half ROW half 20' 15' half ROW half 15'

parking lane parking

10' half ROW half 10' 5' half ROW half 5' e lane dri v

L L

C C 5' half ROW half 5' e lane e

dri v

erview: 10' half ROW half 10'

Ri v Conceptual Street Sections 15' half ROW half 15'

parking lane 20' half ROW half 20' erview 30' ROW 30' 32' ROW 34' ROW each square represents 1' of ROW width 36' ROW

38' ROW wn 25' half ROW half 25' 40' ROW 42' ROW 44' ROW tree l a 46' ROW

48' ROW 30' half ROW half 30' 50' ROW 52' ROW 52' 54' ROW alk 56' ROW 56'

58' ROW 58' 35' half ROW half 35' 60' ROW 62' ROW 62' side w 64' ROW 64' 66' ROW 66' 68' ROW 68' 70' ROW 72' ROW 74' ROW 74' 76' ROW Conceptual Street Sections: Ri v Conceptual Street

ENVISION BROAD RIPPLE VILLAGE PLAN 82 appendices

APPENDIX “D” was to make streets available by surveying. Early pioneers had built homes and buildings in a haphazard way. Some Broad Ripple History houses had to be moved onto new lots. Streets took “The first owners of land in what became Broad Ripple names of some early settlers such as Ferguson, Coil, Light, were Jesse McKay and John Calip. Together they and Marion. Eventually when the City annexed Broad purchased 147 acres from the United States in 1822. In Ripple in 1922, its streets were renamed to coincide with 1836, Jacob Coil and his family moved there from Virginia Indianapolis streets. Some examples were Shelby Street and purchased land from the McKays and Calips. He which became Broad Ripple Avenue, Bellefountaine which called his section Broad Ripple because people traveling became Guilford, Cornell which became Winthrop, and from the north forded the river at its shallowest point. Marion which became Compton. The ford used by travelers was at a wide point in the river and was easily recognized by the ripples caused on the Broad Ripple had trouble with floods in its early years. In surface by the shallow bed. In time, the ford, as well as 1875, floods destroyed the grist mill and the oldest house the settlement, became known as “Broad Ripple”. There and grocery on the north side of the river. Volunteers was at this time great plans by the state government to worked for two days and nights with sandbags to form build canals for transportation at various places in the a levee at the north bend of the river. The levee lasted state. A canal was proposed to be built from Peru to until 1884 when a high flood broke the levee and flooded Evansville. In 1836, surveying work began with the start of the town again. the canal at the intersection of Westfield Boulevard and the White River. Broad Ripple began to prosper after it was incorporated. Ripple Hotel was built and is still standing as a commercial The canal transportation effort failed when the first and apartment complex at the corner of Winthrop and railroads began to cross the state in 1847. The canal cost Westfield. A dinner place, the Brennamen House, was the State of Indiana $1.6 million and left the state treasury located where the Kroger store is today. The first lumber bankrupt with only eight of the 800 proposed miles of the yard, Buddenbaum Lumber Yard, was located east of the canal finished. In 1851, the state sold the canal for $2,500 Monon tracks (now the Monon Trail) on Broad Ripple to a private investor. Eventually, the canal was sold to Avenue. the Hydraulic Company (now the Indianapolis Water Company) as a main source of water for Indianapolis. In the first half of the 20th century, very few recreation and amusement centers could rival White City Park Broad Ripple’s first house and store were built in 1836 (now Broad Ripple Park). The park featured a large when Joseph Wray built a home, grocery and saloon near merry-go-round with imported handmade animals from the location of the river dam. A sawmill and a grist mill Germany and calliope-type music. It was originally in the were constructed in 1843. Union Church was built in north part of the park, but was later moved toward the 1851 at 6330 Guilford and the First Methodist Church, south. The merry-go-round was still operating when now located at 6145 Guilford, was built in 1884. The the city purchased the park in 1945. A few years later, first physician to maintain a practice in Broad Ripple was however, it was dismantled; some of the animals are now Dr. Harry Kerr who served the community from 1851 to on display in the Children’s Museum in Indianapolis. The 1880. The first year of schooling in Broad Ripple took park also included a large roller skating rink, which was place in a district school near Fairview Park. In 1854, a gathering place for young and old skaters. A zoo with Washington Township No. 14 (a one-room building) was monkeys, lions, and birds was also located in the park. In built at the corner of Broad Ripple Avenue and Evanston the mornings and evenings, the lions’ roars could be heard Avenue. over the surrounding neighborhood. A large swimming pool was built to the north of the park in 1908. It was In 1884, Broad Ripple was incorporated as a town by the then the third largest pool in the United States. County Commissioners. The first act of the Town Board

83 ENVISION BROAD RIPPLE VILLAGE PLAN As suburban development continued further north in the Structures Inventory (Interim Report) prepared by the middle and late 20th century, Broad Ripple underwent Historic Landmarks Foundation of Indiana. many transformations. Houses were converted to businesses; older buildings were torn down to make way The “O” rating means the property has enough historic for the new; and Broad Ripple took on a new image that or architectural significance that it is already listed, or best fits the term ‘avant-garde’. The charm of the village should be considered for individual listing, in the National separated it from the mainstream of downtown hustle; a Register of Historic Places. “Outstanding” resources can place to renew oneself became the organizing commercial be of local, state, or national importance. theme of Broad Ripple during the 20th century. Once a haven for mature city dwellers connected to the quiet The rating of “N” means that the property did not quite countryside by the interurbans and canal, Broad Ripple merit an “Outstanding” rating, but still is above average now caters to a younger demographic, one that is in its importance. Further research or investigation may connected by car and seeks trendy restaurants, art and reveal that the property could be eligible for National late night entertainment.”1 Register listing. The property may be eligible for the Indiana Register of Historic Sites and Structures. Broad Ripple Historic Sites and Structures Broad Ripple contains nine historically significant places The first three structures fall within the boundaries of identified as “notable” (rating N on the following chart) the Broad Ripple Historical District. The subsequent or “outstanding”, (rating O), in the 1999 Washington structures are scattered throughout the Broad Ripple Township, Marion County, Indiana Historic Sites and Village Neighborhood.

1 Taken from Washington Township, Marion County, Indiana Historic Sites and Structures Inventory, Historic Landmarks Foundation of Indiana, 1999.

ENVISION BROAD RIPPLE VILLAGE PLAN 84 appendices

Historic Sites and Structures Rating Name Address Form and Style Date Significance

N Broad Ripple Depot 901 E. 64th St. Stick Style c.1885 Transportation

N New York Central 6535 Cornell Ave. between Transportation Lines Caboose 1902 and 1923 N School 80 920 E. 62nd St. Art Deco 1929 Architecture

N Masonic Lodge Bldg. 6235 N. Guilford Ave. Neoclassical 1907 Architecture / Social History (Mustard Hall) N Broad Ripple Christian 6202 N. Carrollton Twentieth Century Gothic 1931 Architecture / Religion Church Ave. Revival N House 5923 Winthrop Ave. English Cottage c.1929 Residential

N House 5940 Guilford Ave. Craftsman / Spanish c.1930 Residential

N House 5934 N. College Ave. Dormer-front bungalow/ c.1925 Residential Craftsman N House 6159 Broadway St. Queen Anne c.1915 Residential

N House 6379 N. Broadway St. American Foursquare 1928 Residential

N House 6128 Broadway St. Colonial bungalow 1926 Residential

N House 6060 Park Ave. English Cottage c.1928 Residential

N Elmer Pursell House 6032 Park Ave. English Cottage 1927 Residential

N Double House 5935-5937 Central American Foursquare 1930 Residential Ave. N House 6225 N. Central Ave. Dormer-front bungalow / c.1919 Residential Craftsman N House 6272 N. Central Ave. American Foursquare 1920 Residential

N House 6471 N. Central Ave. Dormer-front bungalow/ c.1925 Residential Craftsman N House 6138 N. Central Ave. Colonial Revival 1929 Residential

N House 5924 N. Central Ave. Tudor Revival c.1928 Residential

N House 5920 Central Ave. Tudor Revival 1928 Residential

N House 400 E. Kessler Blvd. Tudor/English Cottage c.1929 Residential

N House 5995 New Jersey St. English Cottage 1928 Dorothy Baily, architect/builder

N House 6371 Washington Tudor Revival 1941— Residential Blvd. 1942 N House 6401 Washington Tudor Revival c.1932 Residential Blvd. N House 6232 Washington Colonial Revival 1935 Residential Blvd.

85 ENVISION BROAD RIPPLE VILLAGE PLAN Rating Name Address Form and Style Date Significance

N Double House 6190-92 Washington English Cottage c.1938 Residential Blvd. N House 5914 New Jersey Colonial Revival c.1927 Residential

N House 320 E. Kessler Blvd. Colonial Revival c.1928 Residential

N Settos/Shea House 245 E. Westfield Blvd. French Eclectic 1939 Residential

N Central Canal Follows Westfield c.1839 Transportation / Entertainment/ Blvd. Recreation N Mt. Vernon Electro 42 E. Kessler Blvd. Colonial Revival 1940 Residential House N Meridian St. Bridge Filled Spandrel Concrete 1933 Engineering and transportation #1087 Arch N St. Paul’s Episcopal 6050 N. Meridian Twentieth Century Gothic 1946 Religion Church N House 6171 Kingsley Dr. Mission Revival c.1924 Residential

N Apartment Bldg. 6126 Compton St. Moderne 1949 Multi-family

N House 6036 Haverford Ave. English Cottage c.1930 Residential

N House 6008 Haverford Ave. English Cottage c.1930 Residential

N House 1337 E. 60th St. Colonial Revival c.1939 Residential

N House 6045 Primrose Ave. English Cottage c.1927 Sears & Roebuck plans

O House 6212 N. Central Ave. Lustron c.1949 Industry

O House 6452 N. Broadway St. Lustron c.1949 Industry

O House 6321 N. Central Lustron c.1949 Industry

O House 6468 N. Central Ave. Lustron 1945-1950 Industry

O House 6466 N. Central Ave. Lustron c.1949 Industry

O House 2019 E. 62nd St. Lustron c.1948 Industry

O House 1908 E. Kessler Blvd. Lustron c.1949 Industry

O Broad Ripple Fire 6330 Guilford Ave Tudor Revival 1922 Architecture/ politics/ government Station #32 O Kassebaum Bldg. 6317-31 Guilford Ave. Art Deco c.1925 Architecture/Commerce

N International Order of 902 E. Westfield Gothic Vernacular c.1895 Architecture Odd Fellows Building N Commercial Bldg 924 E. Westfiel Italian Renaissance/ c.1910 Architecture/Commerce Craftsman

ENVISION BROAD RIPPLE VILLAGE PLAN 86 appendices

Appendix “E” residential development is acceptable, but is unlikely considering the density ranges recommended. Land Use Categories Residential Development greater than 5.00 and equal to Land use categories broadly define development by or less than 8.00 units per acre. use and intensity, and should be considered the most Color: Orange appropriate use for the land. They are the starting point Index Number: 4 for determining the appropriateness of land use requests In suburban and rural areas this is a common multi-family such as zoning and variance of use petitions. density and typically the highest density single-family category in suburban areas. In urban areas, it is common Residential Development greater than 0.00 and equal to for both single-family and multi-family development. or less than 1.75 units per acre. Development at this density is appropriate along bus Color: Vanilla corridors but should not take place in proximity to Index Number: 1 planned light rail transit stops. This density is consistent with rural development patterns and could also limit the impact of development on property with extreme topography or other significant Residential Development greater than 8.00 and equal to environmental considerations such as floodplains, or less than 15.00 units per acre. wetlands and old-growth woodlands. Additionally, this Color: Light Brown density would be conducive to agricultural and estate Index Number: 5 development. This density is typically the highest density serviceable in suburban areas. In suburban areas it would typically be Residential Development greater than 1.75 and equal to a multi-family (apartment or condominium) category. or less than 3.50 units per acre. In urban areas, this is the highest density single-family Color: Light Yellow residential category and a common multi-family category. Index Number: 2 Development at this density is appropriate for all types of This density is consistent with single-family residential mass transit corridors. development in transitional areas between rural and suburban development patterns and is the typical density Residential Development greater than 15.00 units per for single-family residential development in suburban areas acre. of the City. Development at this density should not take Color: Dark Brown place in rural and suburban areas where surrounding Index Number: 6 development patterns exhibit characteristics suitable for This density is appropriate only within relatively intense higher densities (property on mass transit corridors, near urban areas where there is a full range of urban concentrations of employment, or near major commercial services and where those services have the capacity to centers, for example). accommodate the development. It may be appropriate in rare circumstances in suburban areas as assisted-living Residential Development greater than 3.50 and equal to housing and as a buffer between major retail commercial or less than 5.00 units per acre. uses and lower density residential uses. Development Color: Bright Yellow at this density is appropriate for all types of mass transit Index Number: 3 corridors. This density is consistent with single-family residential development in suburban areas of the City and in Village Mixed-Use transitional areas between suburban and urban patterns Color: Peach of development. Development at this density should Index Number: 8 not take place on mass transit corridors. Multi-family This land use category consists of a development focused

87 ENVISION BROAD RIPPLE VILLAGE PLAN on a mixed-use core of small, neighborhood office/retail Office Commercial Uses nodes, public and semi public uses, open space and light Color: Pink industrial development. Residential development densities Index Number: 13 vary from compact single-family residential development This land use category is for low-intensity office uses, and small-scale multi-family residential development near integrated office development and compatible office- the “Main Street” or “Village Center” and progress to type uses. Retail uses are not promoted in this category, lower densities outward from this core. Village mixed unless those uses are significantly subordinate to the use areas are intended to strengthen existing, historically primary office use or the retail use exclusively serves rural, small towns and cities within Indianapolis, which are an abundance of office uses in proximity to the retail intended to continue as neighborhood gathering places use. Office Commercial Uses can exist either as buffers and should allow a wide range of small businesses, housing between higher intensity land uses and lower intensity types, and public and semi-public facilities. This category land uses or as major employment centers. The following should be compatible in size and scale to existing villages uses are representative of this land use category: medical in Marion County. It will allow development of residential and dental facilities, education services, insurance, real and limited commercial uses on smaller lots than in other estate, financial institutions, design firms, legal services, day sections of rural and suburban Indianapolis. care centers, mortuaries, and communications studios.

Potential development in these areas should focus on Community Commercial Uses design issues related to architecture, building size, parking, Color: Red landscaping and lighting to promote a pedestrian-oriented Index Number: 14 “village” or “small town” atmosphere, rather than focusing This land use category is for low-intensity retail on residential density. Strip commercial development commercial and office uses, which serve a predominantly (integrated centers setback from rights-of-way by parking residential market adjacent to, or very near, the location areas), large-scale freestanding retail uses and heavy of the use. The uses in this land use category are industrial development are generally inappropriate within designed to fulfill a broad range of retail, personal, this land use category. The Plan anticipates that this professional and business services and are either category will typically be designated as a critical area. freestanding or part of a small integrated center typically anchored by a grocery store. These centers contain no, Urban Mixed-Use or extremely limited, outdoor display of merchandise. Color: Beige Generally, these uses are consistent with the following Index Number: 7 characteristics: This land use category consists of existing areas of densely developed, pedestrian oriented, mixed-use (primarily Maximum Gross Floor Area: 125,000 square commercial), development within the historic central city feet and first generation suburban areas of Indianapolis. The Maximum Acreage: 25 acres development pattern varies from location to location but typically includes multi-story buildings located at or near Service Area Radius: 2 miles rights-of-way, with entrances and large windows facing Location: On an arterial or at the intersection of an the street. Parking is typically within, to the side, or to the arterial with a collector. rear of buildings. Original building uses were retail and Maximum Outlots: 3 services on the ground floor with offices or apartments on subsequent floors. Future Regional Commercial Uses development in these areas should maintain the historic Color: Rust fabric of the existing development. Index Number: 16 This land use category is for general commercial and office type uses, which serve a market that encompasses

ENVISION BROAD RIPPLE VILLAGE PLAN 88 appendices several residential neighborhoods or communities. The Park uses in this land use category tend to benefit greatly from Color: Green major business grouping and regional-sized shopping Index Number: 10 centers; therefore, this land use category may consist of This land use category consists of public or private a collection of relatively large freestanding commercial property designated for active and/or passive recreational uses and integrated centers. These uses are generally amenities. It also includes publicly and privately held characterized by indoor operations, but may have conservation and preservation areas. accessory outdoor operations limited to approximately 5 to 10 percent of a use’s gross floor area. Generally, these Linear Park uses are consistent with the following characteristics: Color: Green Index Number: 11 Maximum Gross Floor Area: 1,000,000 This land use category consists of public or private square feet property designated for active and/or passive recreational Service Area Radius: 15 miles amenities and is primarily used for the passage of people Location: On a primary arterial near the or wildlife. Typical examples are greenways and parkways. intersection with a secondary or primary arterial. Maximum Outlots: As needed. Special Use Color: Grey Heavy Commercial Uses Index Number: 12 Color: Dark Red This land use category consists of a variety public, semi- Index Number: 15 public and private land uses that either serve a specific This land use category is for general commercial public purpose (such as schools, churches, libraries, and related office type uses. The uses in this land neighborhood centers and public safety facilities) or are use category tend to exhibit characteristics that are unique uses exhibiting significant impacts on adjacent not compatible with less intensive land uses and are property (such as the Indianapolis International Airport, predominantly devoted to exterior operations, sales and Indiana State Fair, and Indianapolis Motor Speedway). display of goods; such as automobile sales and heavy equipment sales. Floodway Color: Blue Location: On a primary This land use classification consists of areas within the arterial floodway. These areas exhibit a great potential for property loss and damage or for water quality degradation and should not be developed. Nonconforming uses currently within a floodway should not be expanded.

89 ENVISION BROAD RIPPLE VILLAGE PLAN Appendix “F” Facilitate safe, attractive and convenient pedestrian circulation and minimize conflicts among bicyclists, Proposed Neighborhood Village (NV) District pedestrians and motorists; Encourage pedestrian flow through the design of mixed- This zoning district is one method of implementing use buildings with ground floor level retail uses that open the Village Mixed-Use recommendation of the directly onto sidewalks adjacent to public streets; Comprehensive Plan. It is intended to: Establish building facade lines and sidewalk requirements, Preserve and restore existing, traditional and pedestrian and reserve the space between buildings and the street scale buildings in established neighborhood commercial for pedestrian functions; districts; Promote a nodal form of neighborhood commercial Create new commercial nodes that are pedestrian- development that is of such a size that all uses within the oriented and provide uses that primarily serve adjacent district are within a convenient walking distance of one neighborhoods; another and economically sustainable. Promote a balance of retail, service, office, dining and Foster an increased population density to sustain a fully residential uses that serve the adjacent neighborhoods; functional village. Alleviate development pressure on existing neighborhoods by placing reasonable controls on Although the NV district is more about the “how” of development and expansion of strip commercial areas development rather than the “what,” it is still helpful to within neighborhoods, particularly larger scale auto- distinguish between appropriate and inappropriate land oriented retail, service, office and dining uses that are uses in the village. intended to serve larger areas of the city;

Appropriate uses Inappropriate uses Uses that generate pedestrian traffic Uses that generate mostly vehicular traffic

Uses that are pedestrian-scaled Uses that require a lot of space compared to the amount of pedestrian traffic they create Uses that primarily serve the adjacent neighborhoods Uses that require a lot of parking Uses that minimize conflicts between pedestrians and vehicles Uses that create conflicts between pedestrians and vehicles A mix of retail, service, office, dining and residential uses Uses that require a lot of outdoor storage or display

ENVISION BROAD RIPPLE VILLAGE PLAN 90 appendices

Appendix “G” STREETSBLOG Resources http://www.streetsblog.org/

American Planning Association The Project for Public Spaces http://planning.org/ www.pps.org

Complete Streets Transportation for America http://www.completestreets.org/ http://t4america.org/

Form-Based Codes Institute Urban Land Institute http://www.formbasedcodes.org/ www.uti.org

Lincoln Institute of Land Policy U.S. Green Building Council http://www.lincolninst.edu/news/ www.USGBC.org

New Urbanism Midtown Indianapolis, Inc. http://www.newurbanism.org www.indyharmoni.org

Smart Growth www.smartgrowth.org

91 ENVISION BROAD RIPPLE VILLAGE PLAN Appendix “H” Kent Dicken Iris Dillon Planning Participants Rebecca Dolan Mary Durkin Kathy Andry Chris Durnil Don Arbogast Anya Aslanova Eve Early Caryn Atkinson Laura Edwards Kent Eickenberry Katie Bannon Thomas Evaniew Bob Barnes Sherry Battista Caroline Farrar Gorden Bauer William Ferguson Rich Bees Michael Fischer Neal Bennett Julie Foster Bryan Bingham Michael Freeland Joe Boda Sharon Butsch Freeland Clay Bowden Nichole Freije Karen Brogan Amy Froderman Bill Browne Kurt Fulbeck Bruce Buchanan Gloria Bulger Jim Garrettson Victoria Burch Andrew Gast-Bray Kathy Gehlhausen Chuck Cagann Cindy Gibson Tom Campbell Leona Glazebrooks Chris Carlson Judy Goldstein Stephanie Carter Jan Guttery Ed Cheikh Martin Chittum Sue Haadsma-Svensson Elizabeth Clark John Hague David Clough Judy Weerts Hall Ed Cohen Angi Hansel Conrad Cortellini Jennifer Hanson Patty Cortellini Gregg Harris Ann Cox Scott Hayes Samantha Cross Tom Healy Bill Crouch Colleen Heath Cindy Cunningham Mike Helms Barbara Helwig Rebecca Davidson Ruth Ann Herber David Dearing Debbie Herring Lisa DeHayes John Hill Mark Demerly Sara Hill Ashley DePrez Susan Hill Michele Dessauer Leif Hinterberger

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Diane Hitchcock Suzanne Long Jim Holland W. Dustin Loope David Hoppe Andrea Lough Ben Houle Andrew Lough Nancy Howe Meredith Lough Peter Howe Michelle Lough Michael Huber Erika Lund Robert Huddleston Jamison Hutchins Kurt Mahrdt Colleen Huxhold Bill Malcolm Chris Mallon Doug Ingram John Marron Ruth Ingram Elizabeth Marshall Kim Irwin Stephanie Martin Carol Isaacson Ellen Morley Matthews Joe Mayes Andrea Johnson Tom McCain Candy Johnson Nicole McDermid Lisa Johnson Brian McNerney Morgan Johnson Karen L. Meils Pete Johnson Peg Mercer Brad Jones Elaine O’Brien Metzger Matt Jones Ashley Miller Tina Jones Jon Mills Kathy Jordan Gregg Montgomery Shirley Judkins Debbie Morris Shannon Morris Clarke Kahlo Candy Morse Carter Keith Nellie Moshier Cathy Kightlinger Scott Moshier Brian Killeen Natalie Killene Kimberly Netherland David Kingen John Kinsella Mary J. O’Farrell Van Kirby Ersal Ozdemir Brooke Klejnot John Pantzer Scott Lacy Victoria Pardue-Edwards Sarah Larkin James Parks Pat Lautner Ashley Plummer Phil Lavoie David Ponader Charlene Lawrence Amanda Presnell David Leazenby Kathryn Price Lynn Levy Will Pritchard David Lies Michelle Gammon Purvis Sue Linter

93 ENVISION BROAD RIPPLE VILLAGE PLAN Bowden Quinn Ryan Vaughn Gary Vickrey Brett Rathmell Richard Vonnegut Ashley Recker Annette Reed William Waldren Sandy Read Reiberg Dean Walker Rachelle Richey John Walls Brenda Rising-Moore Phyllis Walls Deb Rode Joe Wambach Tina Romaroff Bronwyn Ware Kathy Rosenberg Brad Warnecke David Roth Scott Watson Steve Roudebush Gary Weaver Grace Welch Paula Saffire Lydia Whitehead Terry Sanderson Cory Whitesell Stephanie Schroeder Josh Williams Mandy Selke Renée Wilmeth Adrianne Servaas Carter Wolf Diane Seybert Mark Wolf Forba Shepherd Angie Worden Linda Shikany Nick Worden Joe Shoemaker Kathryn Shorter Pat Yacobozzi Stephanie Shroeder Ana Sieber Sue Zilisch Jim Sieber Elaine Zukerman Bill Silva Cindy Zweber-Free Donna Sink Robby Slaughter Susan Smith Polly Spiegel Marcia St. John Deborah Stoll Eric Stoll Karina Straub Chris Striebeck Justin Stuehrenberg Carly Swift

Lora Tichenor Jacobina Trump Keith Trump

David Vanderstel Sheryl Vanderstel

ENVISION BROAD RIPPLE VILLAGE PLAN 94 95 ENVISION BROAD RIPPLE VILLAGE PLAN