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Nickel Plate 1/31/2020 CASTLETON STRATEGIC REVITALIZATION PLAN 2020 SHOP. EAT. PLAY. ACKNOWLEDGMENTS CITY OF INDIANAPOLIS STAKEHOLDER COMMITTEE Joseph H. Hogsett, Mayor Vincent Ash, Indy Chamber Emily Mack, Director - Department of Metropolitan Dan Boots, Indianapolis City-County Council Development Bryan Chandler, Eclipse Real Estate Brad Beaubien, AICP, Administrator - Long Range Planning Eva Cheung, Simon Property Group Andrea Miller, Senior Planner - Long-Range Planning Jim Clark, Roche Diagnostics Corp Don Colvin, City of Indianapolis Jason DeArmen, GACC Jason Fahrlander, Community Hospital North CONSULTANT TEAM David Faust, East 91st Street Christian Church Mark Flanary, BRAG MKSK, Inc. Greenstreet, Ltd. Rick Grover, East 91st Street Christian Church Project Lead, Redevelopment, Mixed-Use Planning, Market Analysis, Feasibility Brian Hanson, Simon Property Group Placemaking, Connectivity, Zoning and Land Use Jeff Kingsbury Kyle Hughes, Veritas Realty Eric Lucas, PLA Mark O’Neall Joe Husar, Montage/Kahn’s Catering Aaron Kowalski, AICP Justin Schuessler Jessica Johnson, Woods of Castleton Sherri Collison Pricilla Keith, Community Hospital North Luis Huber-Calvo, AICP Policy Analytics, Llc. Public Financing Strategies, Implementation Strategies Karen Kryah, Binford Village Representative Empower Results, Llc. William Sheldrake Charlotte Lohrenz, Faith PC Indy Neighborhood Outreach and Public Relations Jason O’Neil Bill McCallister, Steinmeier Representative Jill Hoffman Sandy McCarthy, East 91st Street Christian Church Scott Minor Toole Design Group, Llc. Mo McReynolds, City of Indianapolis Rail-To-Trail Planning and Policy Kristen Merritt, LePeep Castleton Gibbs Planning Group, Inc. Jeff Ciabotti Wes Podell, PK Partners Retail Niche Market Strategy Brian Poonpanij, Kahn’s Catering Robert Gibbs, FASLA, AICP VS Engineering, Inc. Transportation, Infrastructure, Stormwater Management Katie Poston, Simon Property Group Fady Qaddoura, City of Indianapolis Brian Stephens-Hotopp, PE, Christine Scales, Indianapolis City-County Council Jessica Subick, Simon Property Group Natalie Van Dongen, City of Indianapolis Gretchen Zortman, City of Indianapolis 2 | Castleton Strategic Revitalization Plan CONTENTS E EXECUTIVE SUMMARY ...........................5 4 VISION + RECOMMENDATIONS ........ 103 Project Vision ���������������������������������������������������� 104 1 INTRODUCTION .................................... 13 Themes ��������������������������������������������������������������105 Why are we doing this study? ������������������������ 14 Villages �����������������������������������������������������������������110 Planning Process ����������������������������������������������� 15 Infrastructure �����������������������������������������������������111 Study Area ������������������������������������������������������������ 18 Nickel Plate District ������������������������������������������112 Historical Context �����������������������������������������������22 Howland Greenway District ��������������������������122 Previous Plans ����������������������������������������������������24 Castleton Square District �������������������������������130 Most Impactful Plans ���������������������������������������26 Future Investment �������������������������������������������143 Current TIF Revenue Policy ����������������������������30 Proposed Land Use Changes ��������������������� 149 Demographics �����������������������������������������������������32 5 IMPLEMENTATION ............................. 153 2 ENGAGEMENT, GOALS + THEMES ..... 39 Implementation Tools �������������������������������������154 Public Process ���������������������������������������������������40 TIF Strategy ���������������������������������������������������������158 Early Understanding of Study Area ������������50 Value Capture Strategies �������������������������������168 Themes �����������������������������������������������������������������56 3 INVENTORY + ANALYSIS ..................... 61 Introduction ���������������������������������������������������������62 Regional Context �����������������������������������������������63 Physical Characteristics ����������������������������������64 Market Characteristics ������������������������������������80 January 31, 2020 | 3 I-69 Sahm Golf Nickel Plate Community 96th Street Hospital & Park North 91st Street Castleton Castleton Park 86th Street Square Mall 82nd Street I-465 Allisonville Rd White River N EXECUTIVE Summary INTRODUCTION For more than a generation, Castleton has served Wary of this, local leadership and anchor Themes for the vision of Castleton as a vibrant center of commerce for all of Central employers sprung into action by lobbying the City of Indiana� As national trends change, however, so Indianapolis to conduct a study to understand how 82ND STREET AS A PLACE must our communities - this Castleton Strategic transformative change could prevent decline and Revitalization Plan positions the area for a new revitalize Castleton� era of vitality as a center of not just shopping, but living and playing� This year-long process Concerns included increased vacancy due to RECONNECTING PEOPLE focused on understanding Castleton today, aging development and decreased retail demand, capturing public input through a robust process, congestion, and a general sense of decline� Castleton exploring opportunities for the future revitalization is at a critical moment - to think forward to the next of this area, and making recommendations for version of this area and build on it’s past to create a RESTORING THE NATURAL implementation steps to catalyze rebirth� vibrant future� HERITAGE FOR PEOPLE Castleton is a large area of Indianapolis’s This process triggered enthusiasm, imagination, and northeast side with complex issues and vast a spirit of cooperation� This plan is a comprehensive, opportunities� Sitting approximately ten miles high-level vision for Castleton that will guide future RECLAIMING IDENTITY northeast of Downtown Indianapolis, and just south investment� This vision includes an action-oriented, of the Hamilton County boundary, Castleton is prioritized set of implementation steps, identifying advantageously located to continue to serve as a near-term catalytic redevelopment opportunities THE RAIL THAT DIVIDES, NOW regional attraction� and infrastructure improvements as well as longer- CONNECTS term recommendations� Within the larger Castleton area this plan focuses on a 4�36 square mile study area that encompasses Themes primarily commercial, institutional, and multi-family Through the planning process, themes were A PLACE FOR ALL land use areas� It is irregular in shape and defined established to guide a vision and recommendations� by the White River as the western boundary, 96th These themes were developed through an intense Street and Sahm Park and Golf Course to the north, process of learning and discovery, research 82nd Street and I-465 to the south, and Hague Road and dialogue� Project members, including the THE “IT” FACTOR and Community Hospital North on the east� Stakeholder Committee, were integral to the While Castleton remains an important local and formation of these themes� regional shopping destination and employment hub, VILLAGE CENTERS, NOT STRIP Project Vision it is beginning to experience a decline in retail and CENTERS Sustaining long-term viability through creating office demand similar to national trends� place January 31, 2020 | 5 EXECUTIVE Summary INFRASTRUCTURE Proposed Infrastructure Improvements Infrastructure improvements are critical to supporting the vision laid out in this plan� Recommendations for new and improved infrastructure are categorized as either Catalytic or Future� NICKEL PLATE CATALYTIC VS FUTURE & MASTERS BASH Catalytic Infrastructure projects deemed a higher priority ALLISONVILLE 86TH due to their transformative impact on near- term revitalization of Castleton� 82ND HOWLAND GREENWAY Future 82ND Infrastructure projects that have regional significance, but are deemed longer-term given cost and multi-agency cooperation� CONDITIONS TODAY Today, Castleton is known for its congestion, convoluted vehicular circulation patterns, and limited pedestrian connectivity� The following CATALYTIC projects will address these issues� FUTURE N RECOMMENDATIONS Catalytic Infrastructure Projects 82nd Street (East of Allisonville) Bash and Masters Create a complete street, enhance vehicular Combine these two corridors into one to and pedestrian safety, minimize congestion, improve north/south connectivity and support improve aesthetics, and create a new sense of the redevelopment of property adjacent to the place� Nickel Plate Trail� 6 | Castleton Strategic Revitalization Plan EXECUTIVE Summary INFRASTRUCTURE Nickel Plate Trail Remake the rail that divides this area into a trail that connects all of Castleton and beyond in a way that encourages placemaking and activation, and entices redevelopment� Howland Greenway 82ND STREET Remake and daylight Howland Ditch as an open waterway and stormwater park with a trail connecting the Nickel Plate Trail to Castleton HOWLAND GREENWAY HOWLAND Square Mall� Reduce the 100-year floodplain in this area to enable additional investment in properties� Future Infrastructure Projects 82nd Street (West of Allisonville) Enhance vehicular and pedestrian experience and safety, improve aesthetics, and support the recommendations of the White River Vision Plan� Allisonville Road Enhance pedestrian experience and safety NICKEL PLATE TRAIL NICKEL PLATE by installing crosswalks
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