SOUTH KEYSTONE AVENUE CORRIDOR STUDY...pedestrian crossings, street lighting and landscaping...

SOUTH KEYSTONE AVENUE CORRIDOR STUDY

City of IndianapolisDepartment of Metropolitan DevelopmentDivision of Planning

Adopted December 3, 200808-CPS-R-013

�South Keystone Avenue Corridor Study

CONTENTSProject Overview..........................................................................................5

Locator Map................................................................6

Study Process...................................................................................7

Study Issues.....................................................................................9

Coordination...........................................................................9

Public Spaces.........................................................................9

Design Element......................................................................9

Pedestrian, Bicycle, and Transit Accommodation..................9

Commercial Development......................................................9

Adopted Plans and Studies in the Area..........................................10

Perry Township Comprehensive Plan 2006.........................10

Concord Community Plan 2000...........................................10

Hanna Avenue Street Design Project...................................10

Indianapolis Bicycle Plan.....................................................10

Multi-Modal Corridor and Public Space Guidelines..............11

Indianapolis Regional Pedestrian Plan................................11

Current Conditions..........................................................................12

Corridor Description..............................................................12

Existing Land Use Map..................................13

Perry Township Comprehensive Plan and

Concord Plan Map.........................................14

Zoning Map....................................................15

Traffic Counts Map.........................................16

Connectivity..........................................................................17

Roadway Circulation / Increased Traffic....................17

Public Transit.............................................................17

Sidewalks...................................................................18

Bicycle Paths and Accessibility..................................19

Bus routes and sidewalks map......................20

Commercial Development....................................................21

Community Coordination......................................................22

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Land Use.............................................................................22

Zoning...................................................................................22

Historic Resources...............................................................22

Parks, Recreation and Open Space....................................23

Sewer and Water..................................................................23

Community Services............................................................23

Study Conclusions / Recommendations....................................................25

Community Coordination.................................................................26

Neighborhood Involvement ..................................................26

Business Involvement..........................................................26

University Involvement.........................................................28

Corridor Improvements...................................................................31

Sense of Place.....................................................................31

Public Spaces.......................................................................31

Lighting.................................................................................33

Gateways..............................................................................34

Maintenance.........................................................................35

Pedestrian, Bicycle and Transit Accommodation.................35

Landscaping.........................................................................36

Proposed Street Map.....................................38

Sites With Redevelopment Potential Map......39

Commercial Development...............................................................40

South West corner of Keystone Avenue and Werges Avenue

.............................................................................................40

South West Corner of Keystone Avenue and National

Avenue.................................................................................42

North East Corner of Hanna Avenue and Carson Avenue

.............................................................................................44

South West Corner of Keystone, Hanna and Carson

Avenues...............................................................................47

Credits.......................................................................................................49

Resolution Document.................................................................................51


Project OverviewThe purpose of the South Keystone Avenue Corridor Study is to develop potential solutions to address the needs and concerns of area residents, local businesses, and community stakeholders. This corridor study encompasses the area around South Keystone Avenue between Werges Avenue and Radcliffe Avenue. Area residents, businesses and community stakeholders have expressed concern that the corridor is missing coordination among community members, a sense of place, and a lack of commercial investment. This study addresses these areas of concern, and provides a guide for new investment as it begins to occur in the area. It is anticipated that additional growth will occur in the area as a trend for urban lifestyles leads to a reverse migration that brings residents back to the city core from the suburbs. The reverse migration will be a result of individuals wanting to be closer to jobs, opportunities for socialization, commercial areas, and transportation nodes as the cost of fuel and other living expenses warrant a shorter commute. Some of this growth will happen in the South Keystone Avenue corridor due to its proximity to downtown, the University of Indianapolis and transportation corridors.

Future improvement efforts involving this corridor will increase its potential as a gateway to the south side in general, and specifically to the University of Indianapolis with the cultural and athletic offerings that are available there. New development and investment will also focus on the commercial needs of nearby neighborhoods, commuters and interstate travelers. The corridor will continue to be a job center for area residents as well.

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LoCAtoR MAP


STUDY PROCESSThe Department of Metropolitan Development (DMD) determined that a corridor study was warranted in order to help future growth and enhancement of the I-65 and South Keystone Avenue corridor area. The study was developed in three stages, over the course of approximately 14 months.

The first stage involved the research and collection of all readily available planning data and information from the study area, including land use recommendations, zoning cases and other mapping data. Additional information for this stage was gathered through a series of interviews with area businesses, university personnel and other city staff affiliated with the study area. City staff met individually with numerous area business owners in the study area to discuss their needs and concerns for the corridor. Other interviews were conducted with city staff working on projects in the area, or otherwise knowledgeable of issues in the area.

The second stage involved the analysis of all available information in the study area. Conclusions for the study were then developed as a result of identified problems and opportunities.

The third stage of the study developed recommendations for action based on the results of the second stage. In addition, proposed design elements address specific physical and aesthetic concerns.

The timing of the study coincides with the Hanna Avenue Street Design Project, various new developments around the University of Indianapolis, and the need for guidelines for future development that will occur in the South Keystone Avenue corridor area.

The Hanna Avenue Street Design Project abuts the South Keystone Avenue corridor study area, and will consist of the reconstruction and rehabilitation of Hanna Avenue between East Street and Carson Avenue. The project will address the deteriorating condition of the existing pavement, improve pedestrian safety and enhance aesthetics to the east-west corridor.

The University of Indianapolis representatives met with city staff to discuss the university’s future development plans and the need for pedestrian connectivity to local commercial establishments. The university envisions potential private developments and improvements to South Keystone that would help create a gateway to the university, as well as provide a community type atmosphere where university students, personnel, visitors and area residents might gather and interact. A possible future cultural district would also take advantage of the universities performance and arts facilities in attracting more visitors to the area.

As part of the report, it was determined by DMD through data gathering, that any

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future development should also have design elements or suggestions to help relate to existing improvements in the area. The design elements are intended to help coordinate a sense of character for the study area in a positive manner, and help to foster a corridor identity that would be recognizable to visitors.


STUDY ISSUESThrough a series of interviews with area business owners, stakeholders and other interested individuals, a set of objectives were established for the corridor study. These are as follow:

COORDINATIONTo allow coordination and empowerment between residents, businesses, and community stakeholders to continue after the study process, through the establishment of business associations, neighborhood associations, and University involvement with neighborhoods.

PUblIC SPACESTo encourage and support a system of public spaces that complement the built environment and that enhance the quality of life within the study area.

DESIgN ElEmENTTo provide examples of design elements for new developments and coordination with existing design elements to foster connections among neighborhoods, businesses and stakeholders.

PEDESTRIAN, bICYClE, AND TRANSIT ACCOmmODATION To help establish an infrastructure for alternative options to automotive use for residents, workers and customers in the wake of rising fuel costs.

COmmERCIAl DEVElOPmENTTo maintain and enhance the commercial vitality of the area by developing strategies for commercial activities within existing development patterns; stressing retail development with pedestrian connections, and commercial and transit oriented development that is appropriately buffered from residential areas.

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ADOPTED PlANS AND STUDIES IN THE AREAPERRY TOwNSHIP COmPREHENSIVE PlAN 2006The Perry Township Comprehensive Plan was adopted on March 1, 2006, and is a portion of the Marion County Comprehensive Plan. The Marion County Comprehensive Plan is required by state statute as a basis for zoning and must include objectives and policies for future land use development and development of public ways, place, land, structures, and utilities. In the South Keystone Avenue Corridor Study, the Perry Township Comprehensive Plan makes several land use recommendations. For the area north of I-65, the land use recommendation is a mix of Community Commercial and 3.5-5 Residential units per acre. For the area south of Hanna Avenue, the land use recommendation is a mix of Community Commercial, Office Commercial and 3.5-5 Residential units per acre.

CONCORD COmmUNITY PlAN 2000The Concord Community Plan is a plan of the area covered by the Concord Community Development Corporation. Neighborhood residents, businesses, churches, and nonprofit agencies provided input and guidance on various community issues. The Plan addresses community issues, land use, zoning and the physical direction of development for the area. The Plan is not intended as a solution to all the issues in the neighborhood. It is intended to serve as a guide for implementing public improvement programs and steering public investment. In the South Keystone Avenue Corridor Study, the Concord Community Plan 200 makes several recommendations for land use. For the area south of I-65 and north of National Avenue, the land use recommendation is a mix of Commercial Retail and Service, Commercial Office and one parcel recommended as Special Use - Church. For the area south of National Avenue and North of Hanna avenue, the land use recommendation is a mix of Commercial Retail and Service, Commercial Office, Low Density Residential and two parcels recommended as Special Use - Church.

HANNA AVENUE STREET DESIgN PROjECTThe Indianapolis Department of Public Works has scheduled a reconstruction and rehabilitation of Hanna Avenue from East Street to Carson Avenue. The railroad crossing will be reconstructed. Traffic signals will be improved at four intersections, and storm sewers will be improved. The project will also incorporate enhanced pedestrian crossings, street lighting and landscaping elements within the University of Indianapolis campus that will be paid for by the University. The Hanna Avenue project will abut the South Keystone Avenue Corridor Study.

INDIANAPOlIS bICYClE PlANThe Indianapolis Bike Plan and User Map project was initiated in 1999 by the Indianapolis Metropolitan Planning Organization. The intent of this plan is to develop

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a system of routes, including signed routes, bicycle lanes, off-street trails, and other types of facilities that connect residential areas with shopping, employment centers, and recreation. Secondary Routes are located south of Hanna Avenue on Keystone and Carson Avenues within the South Keystone Avenue Corridor Study.

mUlTI-mODAl CORRIDOR AND PUblIC SPACE gUIDElINESThis document makes recommendations for the development of multi-modal facilities in order to realize the vision of a balanced transportation system. A multi-modal transportation system is defined as a network of facilities designed for joint use with connections between two or more modes of transportation. The recommendations of this document were developed with the intent of implementation over time, as new streets are constructed, as existing streets are reconstructed, and as land is developed or redeveloped. Within the study area, these guidelines could be implemented to allow for a more efficient connection to other modes of transportation such as sidewalks, bus lines, bike paths, and other forms of mass transit in the future.

INDIANAPOlIS REgIONAl PEDESTRIAN PlANThe Indianapolis Metropolitan Planning Organization’s (IMPO) Regional Pedestrian Plan is a frame work for the creation of a regional pedestrian network. The intention of this plan is to create a balanced transportation system throughout the metropolitan area that considers the needs of the pedestrian in a manner similar to the needs of the automobile. The Regional Pedestrian Plan recommends a pedestrian system throughout the metropolitan area. The plan documents the demand for pedestrian connections based on qualitative and quantitative analyses. Results from these analyses are recorded as recommended pedestrian facilities, corridors, and districts. Within the study area, the plan recommends collector sidewalks along portions of Keystone Avenue, Carson Avenue, and Hanna Avenue. The plan also recommends a campus pedestrian district encompassing the University of Indianapolis west of the study area.


CURRENT CONDITIONSToday, South Keystone Avenue is a five lane roadway that primarily serves as a suburban commuter corridor. The road provides access to Interstate I-65, the University of Indianapolis, and to the surrounding area neighborhoods. As a result of this, a stretch of commercial activity has evolved over the years to provide services to area residents, university visitors, and interstate travelers.

CORRIDOR DESCRIPTION The South Keystone Avenue corridor area continued to have an agricultural presence up until the early 1970’s. In addition to several small farms and fields that were still in production, several single family residences lined various roads. Before this time, Keystone Avenue did not exist through the entire area, but instead stopped at National Road. It was not until around 1971, when the Interstate I-65 was built, that Keystone Avenue was extended through the area and over Lick Creek, to connect further south. Also around this time, the first suburban style residential subdivision was developed at the southern end of the study area. Adjacent to this residential development was the first commercial retail land use to appear on this portion of South Keystone Avenue. As the exits on I-65 allowed for more traffic and ease of mobility, additional commercial land uses began appearing over the following years.

The South Keystone Avenue corridor is characterized by a mix of uses, high volumes of vehicle traffic, and few pedestrian amenities. The corridor is perceived as a suburban commuter corridor, which is oriented towards the residential neighborhoods in the area, and serves as a gateway for the University of Indianapolis. Most commercial activity within the corridor provides services to the neighborhoods, area businesses, and interstate travelers. The corridor has three distinct areas of land use:

• At the north end of the study area, there are a large amount of interstate related businesses that cater to commuters, travelers and business transportation needs. Businesses traditionally associated with interstate exits are located here, including hotels, gas stations and fast food restaurants.• In the middle of the study area, there is a community commercial retail node that contains a large amount of businesses that provide services to community residents, businesses in the area, and area workers. These businesses also employ a number of area residents. Included in this mix are a grocery store, a heavy commercial manufacturing facility, an apartment community, and several recreational facilities.• At the south end of the study area, there is a concentration of neighborhood based commercial retail, which provides services primarily to surrounding neighborhood residents and to university students and employees as well. Several strip centers and small office buildings are located in this area. This area is also considered to be the gateway to the University of Indianapolis.

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ExIStIng LAnD USE MAP

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PERRy townShIP CoMPREhEnSIvE PLAn AnD ConCoRD PLAn MAP

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ZonIng MAP

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tRAffIC CoUntS MAP

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CONNECTIVITYThe corridor was designed specifically for auto oriented suburban transportation, and works well for that purpose. As a result, other types of connectivity options are somewhat limited. Public transit does exist in the area, but some users interviewed for this study feel it is too limited to suit their needs and they end up driving to most destinations as a result. The area is not pedestrian friendly, and sidewalks do not exist in all places, nor have they been maintained where they do exist. Bicycle lanes are non–existent due to the traffic volume on Keystone Avenue.

RoADwAy CIRCULAtIon / InCREASED tRAffICVehicular transportation access within, to, and out of the area is quite good. East-west movement in or through the area can be achieved on Hanna Avenue to the south and on Troy Avenue to the north of the area. North-south movement can be achieved on Keystone Avenue, Carson Avenue and Interstate I-65.

As the area population increases, and traffic congestion rises as a result, it will become increasingly difficult for the study area’s residents to move around efficiently and safely in the South Keystone Avenue corridor. Peak traffic hours occur in the morning and evening rush hours, due to the commuting nature of the corridor.

Additional traffic demand on the corridor area can be attributed to the University of Indianapolis, and events held on the campus. The Keystone Avenue exit on I-65 is used by the University as the main entrance to the campus for visitors, guests and others. In addition, approximately 75% of the university’s students live off campus, and drive to classes on most days of the week.

PUbLIC tRAnSItCurrently, the study area is served by four IndyGo transit routes. These routes are used by area employees and residents alike.

Route 12, Beechcrest, runs north from National Avenue to Troy Avenue, where it turns east and offers a connection to Beech Grove and Saint Francis Hospital before connecting Downtown. This route has limited availability, as it runs from 8:28am through 3:48pm on Monday through Friday only, with stops in the study area every 60 minutes.

Route 26, Keystone Crosstown, is the second route that serves the study area. It also runs north and south on Keystone Avenue. It turns east on Hanna Avenue and ends at the intersection of Thompson Road and Emerson Avenue. It has stops in the study area every 40 minutes during rush hour, and every 70 minutes other times. It does not connect to downtown, but does connect to numerous other east-west routes as it heads north to Keystone at the Crossing.

The third route to serve the area is Route 16, Beech Grove, located a half-mile to the north of the study area on Troy Avenue. It runs east-west, connecting to Beech Grove

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and South Emerson as well as Downtown. It has stops within the study area every 30 minutes.

The fourth route in the area is Route 22, Shelby, which is accessible approximately a half mile west on Hanna Avenue. Route 22 provides connections to downtown and the retail areas along US 31 and Greenwood Park Mall, on a limited basis, as it runs from 5:44am through 7:01pm on Monday-Friday only. It has stops within the study area every 30 minutes during rush hour, and every 60 minutes at other times.

Even with these routes serving the area, and connecting to downtown, the public transit system does not effectively serve the study area. There are no routes within the study area that offer convenient connections to Greenwood Park Mall and the retail centers along US 31. Route 22 offers the closest connection to these areas, but is located outside of the study area a half mile west of Keystone Avenue. There are no routes that serve the residential neighborhoods south of Hanna Avenue. None of the existing routes listed has bus shelters or benches for riders waiting on buses.

SIDEwALkSAlong Keystone Avenue, sidewalks exist in two areas. At the northern edge of the study area, sidewalks are present from Werges Avenue to the I-65 southbound exits. However, these sidewalks are usually covered with overgrown grass, too narrow for wheelchairs, and have no pedestrian oriented signals. At the southern edge of the study area, sidewalks that are wheelchair accessible are present from Hanna Avenue to Radcliff Avenue.

Sidewalks do not exist along Keystone Avenue from the I-65 southbound exits to Hanna Avenue. This portion of the study area provides the largest concentration of commercial properties, and public transportation usage in the study area. Pedestrians are forced to walk through parking lots for access through the area.

Pedestrian crossing on Keystone Avenue appears to be dangerous in most areas. Autos travel along Keystone Avenue at higher speeds than on a typical neighborhood street, and the width of Keystone Avenue is imposing for pedestrians. Currently, there are no pedestrian crosswalks within the study area on Keystone Avenue.

Pedestrian connectivity to the University of Indianapolis is an issue for students that live off campus in the study area. Sidewalks will be upgraded along Hanna Avenue east to Carson Avenue with the Hanna Avenue Street Design Project. This will provide some accessibility for students to the commercial areas along the Keystone Avenue corridor. No sidewalks exist east of the university along National Avenue. The university has preliminary plans to make connections through this part of its campus; however, they have put those plans on hold and are currently maintaining a fence along the east portion of campus for security reasons.


bICyCLE PAthS AnD ACCESSIbILItyThe City of Indianapolis has not identified any primary routes for bicycle paths within the study area. Two secondary routes have been identified by the City within the study area. These paths are along Carson Avenue and along Keystone Avenue, south of Hanna Avenue only.

Bicycle use on the University of Indianapolis campus appears to be nonexistent. No bicycle racks currently exist, and it is perceived that most students prefer to use their cars as a primary means of mobility.

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bUS RoUtES AnD SIDEwALkS MAP

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COmmERCIAl DEVElOPmENTThe current commercial structure of the corridor appears to be single destination based. This suggests that most shoppers will drive to one destination and then leave the area. There is no continuity among the commercial offerings that would allow for shoppers and visitors to park once and shop at several stores. Large destination retail, with several smaller surrounding businesses, and a community gathering space within the same development was specifically requested. This type of retail development would provide an opportunity for community congregating currently lacking in the area. There is no destination retail in the study area that allows for lingering after dining, shopping, and university events.

According to a Claritas retail report of the study area, large destination retail stores, pharmacies, household goods stores, and sit-down restaurants are under represented in the South Keystone Avenue corridor area. While there is a small independent pharmacy in the area, there is not a large retail pharmacy with extended hours that sells a variety of groceries, gifts and household supplies in addition to traditional drug store items. There are no stores that serve the general household needs of the study area. According to the Claritas report, there is a demand for sit-down restaurants, where only one now currently serves the area. Fast food chains however, are well represented in the area.

Most commercially zoned land in the study area has been developed. Several vacant residential parcels have had interest from commercial developers. Existing commercial properties have had some reinvestment and reuse. The former Cubs grocery store has been renovated in to the Calvary Temple School and a church is expected to be built nearby. Starbucks Coffee Shop has recently completed building a new store in the corridor area. The University of Indianapolis has acquired a former indoor tennis facility, and plans to update it and continue using it as an athletic practice facility. A former grocery store was converted into a catering hall facility several years ago as well. Several developments have vacant storefronts, and have shown wear over time. These properties include the Keystone South shopping center in the south of the study area, and the former Village Pantry convenience store at Carson and Hanna Avenues.

There was some concern that access and availability to manufacturing businesses was not sufficient in the area. The business nature of the corridor is converting from a manufacturing base to a consumer base. Past history shows that several manufacturing business were once located in the area, but have since vacated. The few remaining manufacturing businesses have indicated that they would like to remain in the area and provide jobs to area residents.

When asked if businesses have interaction with the university, the responses varied widely. Some businesses did interact with the university and welcomed the students and staff. Some businesses stated they tried to work with the university and had no success with interacting. Other businesses stated they had no interest in interacting with the university. One suggestion was that more businesses should interact with the


university to help draw more commercial activity to the corridor. The interstate access is the primary route for visitors, parents and alumni to the university. They will be looking for services and new commercial opportunities in a village type atmosphere to help make them feel welcome to the area.

COmmUNITY COORDINATIONThere are three neighborhood associations that serve the area. One association is fairly active, while the other two have no regularly scheduled meetings. The Concord Community Development Corporation serves the study area through their efforts to enhance and unify their community by creating distinctive housing and better economic conditions.

lAND USEThe existing land use plan for the study area is comprised of portions from the Perry Township Comprehensive Plan 2006, and the Concord Community Plan 2000. Both plans reflect the commercial nature of the corridor and have Community Commercial Uses as the main land use recommendation for the study area. In addition to the commercial recommendations, several areas have land use recommendations for Office Commercial, Special Use, and 3.5-5 Residential units per acre.

ZONINgThe main zoning designations for the corridor are Commercial Districts in the C-1 (Office Buffer), C-3 (Neighborhood Commercial), C-4 (Community-Regional Commercial), C-6 (Thoroughfare Service Commercial), and CS (Special Commercial) categories. These reflect the need for commercial activity in the study area due to its proximity to the I-65 interchange. Other Commercial and Industrial zoning designations surrounding the study area include CID (Commercial-Industrial District) and I3S (Medium Industrial Suburban District), which accommodate several warehouses, contractor businesses and a metal manufacturing facility. Two sites in the study area are active churches and have a zoning designation of SU-1 (Special Use – Churches). There is one residential area within the study area that is zoned D5 (Residential Medium-High Density). There is redevelopment pressure for this zoning to change to commercial as it abuts Keystone Avenue and Interstate I-65. Residential areas surrounding the study area have zoning designations of D2 (Residential Low Density), D3 (Residential Medium Density), D4 (Residential Medium and Medium-High Density), and D5 to indicate the various types of housing that are available.

HISTORIC RESOURCESAccording to the Indiana Historical Sites and Structures Inventory, published by the Indiana Historic Landmarks Foundation, very few historic resources exist within or near the study area. Several houses along Carson Avenue have been designated as Contributing. A house located at 2414 East National Avenue was designated as Outstanding, but is no longer standing. The Beghtel Dairy Barns were designated


as Notable, and were located at 1941 East Hanna Avenue. They have since been demolished.

PARKS, RECREATION AND OPEN SPACEThere are no parks that exist within the study area boundaries. Several parks do exist nearby:

• Southside Park is located at 1941 East Hanna Avenue.• Sara Shank Golf Course is located at 2607 South Keystone Avenue.• Sara Bolton Park, in Beech Grove, is located at 160 South 13th Avenue.• Hartman Park, in Beech Grove, is located at 700 South 9th Avenue.

The University of Indianapolis does have several athletic fields that may be of use to the surrounding neighborhoods.

SEwER AND wATERThe majority of the study area is served by water and sewer. There are several areas along Carson Avenue and Rural Street where homeowners are still on a well and septic system.

COmmUNITY SERVICES A number of service and community organizations are located near the study area, and provide resources that help address the social, spiritual, mental and physical health of the population.

There are two churches located within the study area, with a third planning to relocate to the study area and build a new church building in the next year:

• South Keystone Church of Christ is located at 3802 South Keystone Avenue. • Mt. Zion General Baptist Church is located at 3565 South Keystone Avenue. • Calvary Tabernacle is located at 3639 South Keystone Avenue, and is planning

to build a new church building next to their school.

The study area is served by the Concord Community Center, which provides services for senior citizens, job skill training and a recreational facility.

There are two Boys and Girls Clubs that are located near the study area:• The Emma Donnan club is located at 1202 East Troy Avenue.• The Keenan-Stahl Club is located at 1949 East Troy Avenue.

Both of these clubs provide after school and some summer activities for area children.

Two libraries are located near the study area:• Shelby Library is located at 2502 Shelby Street, and the • Southport Library is located at 2630 East Stop 11 Road.

Several Fire stations are located near the study area:


• Indianapolis Fire Department fire station 26 is located at 1080 East Hanna Avenue.• Perry Township Fire Station 661 is located at 1108 East Thompson Avenue.• Beech Grove Fire Station 102 is located at 1202 East Albany Street.• Indianapolis Fire Station 29 is located at 602 East Pleasant Run Pkwy North.

The study area is served by the Indianapolis Metropolitan Police Department, Southeast District.


Study Conclusions / RecommendationsThese recommendations are based on a review of the current conditions, and interviews with various residents, local businesses and community stakeholders. They are intended to address the existing needs of the study area and serve as a blueprint for growth and development in the corridor, ensuring that changes which occur proceed in a comprehensive, compatible way with existing uses and surrounding areas of the city.


COmmUNITY COORDINATION: Community coordination is essential to any community for it to continue to thrive. For the South Keystone Avenue Corridor, it is critical that there is involvement from citizens, neighborhood associations, non-profits and the business community for the success of the corridor. Upon initial review of the study area, and through a series of informal interviews, city staff found that there was little organized involvement within neighborhoods, among businesses and with the University of Indianapolis. When asked about community organizations, most interviewees indicated that they were not aware of any community organizations in the area.

The following are recommendations for improving the community involvement within the South Keystone Avenue corridor study area.

NEIgHbORHOOD INVOlVEmENTCity Staff found that portions of the corridor study area are not served by neighborhood associations. Although several registered neighborhood organizations are found within the study boundaries, only one meets on a regular basis. The other organizations do not meet on a regular basis, but tend to get together on an as-needed basis.

Citizens need a vehicle that allows them to provide input towards resolving issues that affect their neighborhoods. These issues can be addressed effectively when neighborhood organizations are organized to meet on a regular basis. As the area evolves and changes, the format of meeting on an as-needed basis may become inadequate.

Another vehicle for improving neighborhood involvement is a neighborhood crime watch group. Once a neighborhood crime watch group has been established, neighbors will begin the process of establishing lines of communication through meeting on a regular basis, establishing community expectations and getting to know each other. These lines of communication can then be used to further goals for improvement in the study area.

Once neighborhood associations are established, they should be registered with the City of Indianapolis in order to receive official public notices for issues affecting their neighborhoods.

bUSINESS INVOlVEmENTA diverse group of businesses, ranging from community commercial to light industrial are located within the study area. Initial surveys with area business owners and managers indicated that most businesses in the study area do not interact with other surrounding businesses. Several factors may cause this: competition for customers, differently targeted customer base, and different management styles. This lack of interaction within the business community may affect business growth and the corridor’s ability to effectively attract additional customers.


The majority of the study area falls with in the boundaries of the Concord Community Development Corporation. Therefore, the business community, individually or collectively, could work with the Concord Community Development Corporation located at 1310 South Meridian Street, Indianapolis, IN 46225, to help establish a business association. The Concord CDC already has an active business association for the South Meridian Street area businesses, and can help with establishing a business association for the study area. Possible benefits from establishing a business association area can be:

• Promoting the South Keystone Avenue corridor area as a comfortable, convenient and economically stable place for businesses and customers alike.

• Furthering the business interests of the members through an increased awareness of each others’ products and services.

• Influencing community projects.

• Distributing information to area businesses.

During the survey process with area businesses, one of the major concerns that was expressed was the lack of beautification efforts within the corridor area. A business association can take the lead in establishing a beatification plan for the corridor area. By having the business association take the lead in a beautification plan, then the effort becomes spread over the whole corridor, instead of relying on the individual efforts of a few businesses.

The beautification plan could focus on enhancing the physical appearance through the use of planters and plantings on business entrances and properties, landscaping parking lots, and providing decorative waste receptacles.

Examples of decorative landscaping


Since the South Keystone Avenue corridor is the front door to the University of Indianapolis, the business association could work with the university to help address the needs of the university’s visitors, students and professional staff. Visitors to the university will be looking for areas to congregate and socialize after their business is done with the university, and after university events. These visitors will need additional restaurants and entertainment facilities that they can patronize. Ideally these new facilities would be located within the South Keystone Avenue corridor. The business association could help identify new businesses that may want to locate within the corridor area, and identify possible development locations for these new businesses.

Examples of communal space and areas for socializing “Generation Y”, the next generation of consumers entering the marketplace, is predicted to be looking for residential and commercial areas that foster socializing. The new housing that will be built to accommodate this generation will tend to be located within the I-465 beltway, close-in to the city center, and have an emphasis on communal space and social interaction. These consumers will be looking for the same characteristics in the businesses that they patronize. The South Keystone Avenue corridor is positioned to take advantage of this opportunity for new consumers and residents by providing them with areas that encourage social interaction, whether in their choices for residences, employment, or shopping. A business association could help foster these choices by developing a series of design standards for new development that encourages this communal socialization. The business association could also provide design recommendations for existing businesses when they decide to renovate and/or expand.

UNIVERSITY INVOlVEmENTThe University of Indianapolis is connected to the South Keystone Avenue corridor community through the use of the corridor as the main entrance to its campus for visitors. With this relationship, the university has an interest in the viability and


appearance of the corridor.

The university has plans to be active with in its surrounding community. In the university’s Strategic Plan, it lists goal #3 as “Expand the impact of the university beyond its physical boundaries.” This shows that the university is aware of the implications of its surroundings and acknowledges the need to be involved with them. One of the university’s 5-year aspirational targets is to “establish strong partnerships in the local neighborhood, Fountain Square, and the Greater Indianapolis area.”

Cultural amenities, student housing, and university linked retirement communities are potential vehicles that can foster university/neighborhood partnerships.

The Christel DeHann Center on the university campus provides cultural activities that range from lectures and visual arts to musical and theatrical performances. These cultural activities are an asset to the surrounding community and its residents. They also act as a regional destination and draw a large number of patrons from a wider geographic area. The South Keystone Avenue corridor is in a good position to provide opportunities for dining and other types of entertainment in conjunction to the cultural activities. The university, working with the Concord CDC and the proposed business association for South Keystone Avenue, could foster the development of these amenities

Dining opportunities

The university’s involvement with the South Keystone Avenue corridor could also include residential housing. Future housing for university students may need to be developed off campus within the surrounding community. It will be important to make sure that these developments have a positive effect on the surrounding community.

A growing trend nationwide is to locate retirement communities near university campuses. By locating these communities near campuses and affiliating them with

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universities, the residents have an opportunity to remain physically and mentally active. The location of these communities allows for the residents to have more opportunities for social interaction, through traditional university students, university faculty, and the ability to enhance learning by registering for classes. In addition, residents will have access to university recreational facilities, cultural facilities and other campus amenities. In turn, these retirement communities can offer a source of volunteers for university related events and activities. As these relationships grow, the residents of these communities will become more involved with the university and its surrounding communities. Area residents can benefit from the retirement communities as well, by having an option to remain near their established neighborhoods when the time comes for them to enter a retirement community.

A university-related retirement community could benefit the university and the South Keystone Avenue corridor area and help strengthen their relationship.

Mixed uses, apartments with green roof and retail on the first floor

Gathering Areas

Possible layouts for student and senior housing

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CORRIDOR ImPROVEmENTSThe South Keystone Avenue corridor is a suburban commuter corridor, built to accommodate high volume traffic to and from employment centers. The physical and functional characteristics of the street make it unlikely to develop into a traditional “Main Street”. However, goals can be set to help achieve a sense of place for the study area:

SENSE Of PlACEKeystone Avenue can achieve a sense of place through a holistic approach to the corridor. Creating specific design guidelines for architecture, urban design, environmental graphics, transportation, and landscape architecture will enhance the physical appearance while creating a unique and economically vital corridor.

PUblIC SPACESNew developments, building arrangements, uses, natural features, and landscaping should contribute where feasible, to create exterior spaces where people can interact. Redevelopment of properties should enhance the existing streetscapes and create an engaging public realm. The focus should be the design of people-gathering places with amenities such as mini-plazas, courtyards, outdoor eating areas, benches, bike racks, public art, and visual amenities, which draw and maintain people’s attention.

Examples of public space amenities and socialization areas

Examples of public space amenities and socialization areas


Possible layout for public space amenities

lIgHTINg

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The visual aesthetics of the corridor would be enhanced by providing decorative light poles along Keystone Avenue, from the I-65 interchange to Hanna Avenue. This will create for a coordinated look through the commercial area, and connect to the improvements scheduled for the Hanna Avenue Street Design Project.

New developments should add decorative lighting to their projects as well. The decorative lighting will add character and identity to the area. This will allow for facilities which are more attractive to potential consumers.

Examples of decorative lighting

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gATEwAYSInterstate exits are the gateways into a community, and have the potential to establish a community identity. The South Keystone Avenue corridor acts as a front door to the University of Indianapolis and is an entry point to the city for those visitors exiting Interstate I-65. The South Keystone Avenue corridor has an opportunity to welcome visitors to Indianapolis and to promote community assets such as the University of Indianapolis, and the Christel DeHann Fine Arts Center through the use of gateway signage.

One example of gateway signage might be the university’s mascot. Sculptures of running greyhounds placed within the median of Keystone Avenue, and turning down Hanna Avenue, could lead visitors to the campus. Other examples of gateway signage might include pole banners and decorative fencing.

It is possible that the business association can apply for future grant funding that will help enhance the image of the corridor to visitors, area residents, and local businesses.

Gateway signage example

In addition to signage, the I-65 interstate underpass should be made less of a barrier and more of an entry to heighten the sense of arrival to the South Keystone Avenue Corridor. This can be done through roadside planting areas at the on-and off ramps, design treatments on the bridge, wall murals and other art under the overpass.


Examples of decorative elements for the I-65 Interstate overpass.

mAINTENANCEKeeping properties clean on an ongoing basis, ground maintenance, picking up litter, paint-up/fix-up graffiti removal and improving the appearance of store facades will help with the overall appearance and sense of place for the corridor.

PEDESTRIAN, bICYClE AND TRANSIT ACCOmmODATIONEfficient and safe pedestrian movement is important to the corridor area. While primarily a suburban commuter corridor, some pedestrian activity takes place in the study area. Sidewalks are important for transit users, who are customers and employees of businesses in the area. In addition, with the increasing cost of fuel, and other associated vehicle costs, a safe pedestrian network should be included in all future development as an alternative to motor vehicle usage.

Sidewalks exist within subdivisions as required by the subdivision control ordinance. However, there are no sidewalks requirements along major arterials, such as Keystone Avenue, impeding pedestrian access to shopping centers, employment centers, restaurants, and recreation facilities. A city ordinance is pending for citywide sidewalk requirements for all new development and significant additions to existing development.

New sidewalks are recommended along Keystone Avenue between National and Hanna Avenues. The new sidewalks should link existing sidewalks and provide continuous pedestrian access through the corridor.

The Hanna Avenue Street Design Project will bring new sidewalks to the intersection of Hanna and Carson Avenues. These should be connected to the proposed sidewalks along Keystone Avenue. This will connect the university to the commercial district. Adequate buffering should be provided between the sidewalks and the auto traffic. This can be accomplished by providing a line of tree plantings. Businesses along the


existing and proposed sidewalks should be encouraged to provide pedestrian-scale features such as shaded sitting areas, fountains, arcades, awnings, and customized signage.

New crosswalks should be installed across Keystone Avenue at both National and Hanna Avenues. This will allow for easy connections for pedestrians that have destination on both sides of Keystone Avenue.

The study area should be bicycle friendly to provide for transportation as well as recreation without a fear of heavy traffic. The Indianapolis Bicycle Plan recommends secondary bicycle routes on Keystone and Carson Avenues south of Hanna Avenue. It is recommended that the Bicycle Plan be updated to allow for a bike lane along South Keystone Avenue from Hanna Avenue north through the study area. This can be in conjunction or separate from the proposed sidewalk in the same location. Bike lanes would allow for easier connections among the residential neighborhoods, the University of Indianapolis and the businesses along Keystone Avenue.

Additional transit bus shelters and a new route that serves the residential neighborhoods to the south of Hanna Avenue would also benefit the area.

lANDSCAPINgGood landscaping will make an immediate visual impact that will increase the interest and desire to shop in the area. The increase in landscaping can add value to properties and the surrounding corridor area. Visitors to the area will shop more in areas that look nice on the outside, and that are well maintained on the inside.

Landscaping examples

Street trees can greatly improve the appearance of an area, provide increased shade in warmer months and increase safety and reduce traffic speeds by narrowing the


perception of a road’s width. The density of trees can be reduced in areas where business visibility is desirable. More dense plantings can be located in residential areas and in front of parking lots.

Trees are already planted on Keystone Avenue in front of the Wal-Mart grocery store. Planting additional trees along the west side of Keystone Avenue, south of National Avenue will create a visual match to the trees already in place. This symmetry of trees on each side of the corridor will provide for a continuous tree-lined stretch that will add to the visual presence of South Keystone Avenue as an important street and entrance corridor to the city and the University of Indianapolis.

Parking areas should be shielded by landscape berms, trees, shrubs and low walls. The interiors of parking lots should be planted with large trees to provide shade.

Street tree examples Existing trees along Keystone Avenue

A coordinated effort from the South Keystone Avenue community to implement these corridor improvements will help to create a sense of place and establish Keystone Avenue as a gateway to several designations on the south side of Indianapolis.

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COmmERCIAl DEVElOPmENTThe recently completed Perry Township Comprehensive Plan 2006, combined with the Concord Community Plan 2000, is the land use plan of record for the South Keystone Avenue Study area. Over time, development pressure may lead to recommendations that are not consistent with these plans.

City staff has identified four locations as priority sites for new commercial development. These priority sites were designated due to their perceived development pressure, high visibility, and ability to promote further growth along the corridor. When new developments are considered for these sites that would lead to a deviation from the land use plan, then the following development scenarios should be a priority.

Potential Redevelopment Site A:

SOUTH wEST CORNER Of KEYSTONE AVENUE AND wERgES AVENUE

This site is located at the southwest corner of Keystone Avenue and Werges Avenue, and consists of 3.18 acres. On the southern edge of the site is the northbound on-ramp for the I-65 interchange. This site is acknowledged to be a redevelopment site due to the number of vacant parcels, its proximity to the interstate, and its potential to

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attract interstate users, commuters and area residents.

The current Comprehensive Plan land use recommendation for this site is 3.5 to 5 Residential units per acre. Community Commercial currently exists to the east of this site, and higher density residential exists to the west of the site that would act as a buffer to any nearby lower-density residential areas. To the north, there is a Special Use parcel and several single family residential parcels. There is some concern that these residential parcels to the north could convert to commercial as well. Several single family residences currently exist on the site, as well as several vacant lots. It is anticipated that additional single family residential infill may be difficult at this site due to the availability of new and existing housing nearby, and to its proximity of heavily traveled Interstate I-65 and Keystone Avenue. Although a residential land use is the preferred recommendation for this site, a Community Commercial land use is an acceptable alternative if the following issues are addressed.

Based on preliminary market research done for this study, the most likely commercial uses to consider for this location are hotel or motel, a sit down restaurant/diner, or a small hardware store with limited outdoor storage. A commercial business site such as a distributor or a manufacture’s representative office would also be suitable as long as any outdoor storage is limited and screened. An Office Commercial, or medical building development would be suitable and help in preserving the large trees that exist on the site, however adequate parking may be a limiting factor for that use.

Access to the site for any new development should be on Werges Avenue, due to the right-of-way for the interstate interchange on-ramp. Signage along Werges Avenue should be ground level. A landscaped buffer will be required along Keystone Avenue, and should be incorporated with new sidewalks. Depending on the intensity of the new development, an additional landscaped buffer along the western edge of the site may be required to help buffer the adjoining residential. Under no exception would billboard advertising signage be allowable. This site is suitable as a location for a landmark or gateway sign that identifies the entrance to the South Keystone Avenue corridor.

To improve the pedestrian accessibility and connections in the area, sidewalks shall be required along Werges and Keystone Avenues to connect existing sidewalks that abut this site, and to provide pedestrian access to the commercial areas south of I-65. Internal sidewalks may be required as well to help area residents reach the new development. Two IndyGo bus routes pass this site, and would benefit from a sheltered bus stop on Keystone Avenue as long as the right-of-way for the interchange on-ramp is not compromised.

The site is notable for its large oak and ash trees. These trees appear in 1940’s aerial photographs, indicating that they are over 70 years old. Due to the age and diversity of these trees, they should be preserved. Any new development should make every effort to make their buildings and parking work around these existing trees. By maintaining


these trees on site, the inherent value of any new development would increase with the trees as an amenity. Maintaining the trees would also help reduce energy costs by providing shading for the parking lots, where non-shaded parking lots contribute to the heat-island effect and increase the need for heating and cooling demands in surrounding buildings. Additional benefits derived from maintaining the trees include a reduction in storm-water run-off and the possible reduction in storm-water utility fees.

Potential Redevelopment Site B:

SOUTH wEST CORNER Of KEYSTONE AVENUE AND NATIONAl AVENUE

This site is located on the southwest corner of Keystone Avenue and National Avenue, and consists of 6.9 acres. This site is acknowledged to be a redevelopment site due to its highly visible location, its potential to act as a gateway to the University of Indianapolis and its being a relatively large parcel with one owner. Two smaller parcels are included that are owned by a separate owner.

The Concord Community Plan land use recommendation for this site is Special Use – Church, with no secondary recommendation. Community Commercial currently


exists to the south, east and north of this site. The parcel to the west is undeveloped, but is recommended by the comprehensive plan for Community Commercial land use, and it is zoned as CID for Commercial Industrial District.

The current owner of this site is a church congregation, which has given no indication that they are preparing to sell or move from this location. If the current owner does sell or move from this location, this study is recommending that this site be redeveloped with a Community Commercial land use, with the possibility of a mixed use development component as well. Based on preliminary market research done for this study, there are several commercial uses to consider for this location. One use is an integrated commercial retail strip center containing several businesses that are suitable to the needs of the area neighborhoods and the university visitors. The strip center would need to have large internal walkways that have some canopy and coverage from the elements when visitors walk between the stores. Additional amenities would include sitting areas, planters, and landscaping at interval points. If the strip center includes a sit down restaurant, then patio dining would be appropriate as well. Other possible commercial uses for this site could incorporate several stand-alone uses such as: a drug store/pharmacy, a sit down restaurant, or a small hardware store with limited outdoor storage. An office commercial or medical building development would be suitable for a portion of this location as well. A mixed use scenario that would incorporate any of these commercial uses with some residential would be appropriate for this site as well. One scenario would allow for apartments on the second floor, with retail on the ground floor. Another scenario would allow for the stand-alone businesses to situate along Keystone for visibility, and have the higher density residential component along the southern and western portion of the parcel to act as a buffer.

A sit-down style restaurant, not necessarily a national chain, but similar to Applebee’s, Chili’s, Panera, Texas Roadhouse, or Café Patachou, should be located on this site either integrated or independent of any other development. One possible location on the site would be placing the building up along Keystone Avenue, with entry and patio seating along the western edge of the building. Incorporating the restaurant within the strip mall format would be appropriate as well.

To help improve the pedestrian accessibility and connections in the area, sidewalks shall be required along National and Keystone Avenues. Adjoining parcels do not yet have sidewalk stubs to hook up to, but this should not keep this site from installing sidewalks for future hook-ups to adjoining parcels as they are developed. It is anticipated that after this location is developed, it would draw a significant number of University of Indianapolis students and visitors adding an additional need for the sidewalks. Internal sidewalks from the street to the development may be required as well to help visitors reach the new development. Two IndyGo bus routes pass this site, and would benefit from a sheltered bus stop on Keystone Avenue.


Potential Redevelopment Site C:

NORTH EAST CORNER Of HANNA AVENUE AND CARSON AVENUE

This site is located on the northeast corner of Hanna Avenue and Carson Avenue, and consists of 5.18 acres. This site is acknowledged as a site with redevelopment potential due to two relatively large parcels, traffic volume on Hanna Avenue, and its potential to act as a gateway to the University of Indianapolis. The current Comprehensive Plan land use recommendation for this site is Low Density Residential 2 to 5 units per acre. Community Commercial currently exists to the south and east of this site. Special Use with a recommendation to be redeveloped into Community Commercial exists to the north, and the parcels to the west are single family residential. It is anticipated that a low-density single family residential development may be difficult at this site due to the proximity of the adjoining commercial land use. Although a residential land use is the preferred recommendation for this site, a Community Commercial land use is an acceptable alternative if the following issues are addressed.

The first recommendation is to redevelop this site with a higher density residential to act as a buffer between the single family residential to the west and the Community Commercial to the east along Keystone Avenue. A recommendation of 5 to 8 Residential units per acre would allow for various types of housing. One option at that


density would allow for independent senior housing. The proximity to the University of Indianapolis would allow for greater community interaction with the university, and provide a source of activities for the seniors that might live in these units. A second option at the 5 to 8 Residential units per acre would be low scale apartments for the area workforce and students attending the university. A recommendation of 8 to 15 Residential units per acre would allow for a larger mix of housing options, and could accommodate suburban-style apartments that would help serve the university needs, as well as those that work in the area and wish to be close to their jobs. An increase in the neighborhood population at this density would help support and attract new businesses to the area.

A second land use recommendation for redeveloping this site would be to add a third parcel by incorporating the commercial strip center property located to the immediate east at 3940 South Keystone Avenue, which would add an additional 2.07 acres for a total of 7.25 acres. That additional acreage along with the frontage on Keystone Avenue would allow for a larger scale commercial development. This development could contain a stand alone large format grocery store or a smaller grocery store along with several secondary shops. A large pharmacy / drug store would be appropriate for this site in addition to several other smaller stand alone businesses as well. A sit-down style restaurant would situate well at this location, due to its proximity to the South Keystone Avenue corridor and the University of Indianapolis.

A third recommendation would be to combine Redevelopment Site B with Redevelopment Site C along with the additional parcel located at 3940 South Keystone Avenue for a total of 14.15 acres. This larger redevelopment site would allow for an even greater range of options and services that are currently lacking in the area, and are unable to locate on the smaller 6 and 7 acre parcels.

If the two parcels in the first recommendation for this site are developed separately without any additional parcels, then commercial retail would be inappropriate for this location. The sightlines to Keystone Avenue would be blocked by already existing commercial development. If the second or third alternative recommendation for this site is viable and commercial redevelopment does occur on this site, there are several commercial uses to consider for this location. One use is an integrated commercial retail strip center containing several businesses that are suitable to the needs of the area neighborhoods and the university visitors. The strip center would need to have large internal walkways that have some canopy and coverage from the elements when visitors walk between the stores. Additional amenities would include sitting areas, planters, and landscaping at interval points. If the strip center includes a sit down restaurant, then patio dining would be appropriate as well. Other possible commercial uses for this site could incorporate several stand-alone uses such as: a drug store/pharmacy, a sit down restaurant, or a small hardware store with limited outdoor storage. A mixed use scenario that would incorporate any of these commercial uses with some residential would be appropriate for this site as well. One scenario would allow for apartments on the second floor, with retail on the ground floor. Another scenario


would allow for the stand-alone businesses to situate along Keystone for visibility, and have the residential component along the southern and western portion of the parcel to act as a buffer. A sit-down style restaurant, not necessarily a national chain, but similar to Applebee’s, Chili’s, Panera, Texas Roadhouse, or Café Patachou, could be located on this site either integrated or independent of any other development. One possible location on the site would be placing the building up along Keystone or Hanna Avenues, with entry and patio seating along the western or northern edge of the building. Incorporating the restaurant within the strip mall format would be appropriate as well. Any redevelopment proposal that contains a commercial land use for the two parcels should also provide for the required amount of transitional yard. No reduction in the required transitional yard is recommended. The existing trees located along the western boundary of 3955 Carson Avenue should be preserved for any redevelopment proposal. This will provide for the buffering of the adjoining residences to the west.

To help improve the pedestrian accessibility and connections in the area, sidewalks shall be required along Carson and Hanna Avenues for all three site recommendation scenarios. Sidewalks shall be required along Keystone for the second and third site recommendation scenario as well. Adjoining parcels do not yet have sidewalk stubs to hook up to, but this should not keep this site from installing sidewalks for future hook-ups to adjoining parcels as they are developed. It is anticipated that after this location is developed, it would draw a significant number of University of Indianapolis students, visitors and area residents, adding an additional need for the sidewalks. Internal sidewalks from the street to the development may be required as well to help visitors reach the new development. New sidewalks shall connect and be compatible with those in the Hanna Avenue road improvement project that will bring new sidewalks through the adjoining parcel to the west, along Hanna Avenue.


Potential Redevelopment Site D:

SOUTH wEST CORNER Of KEYSTONE, HANNA AND CARSON AVENUES

This site is located at the southwest corner of Keystone Avenue, Hanna Avenue and Carson Avenue, and consists of 5.87 acres. This site is acknowledged to be a redevelopment site due to its highly visible location and its potential to act as a gateway to the University of Indianapolis.

The current Comprehensive Plan land use recommendation for this site is Community Commercial. Community Commercial and Office Commercial currently exists to the east of this site. Community Commercial and Low Density Residential currently exists to the north of this site, with a recommendation that the low density residential be changed to a higher density or to Community Commercial as well. To the west of this site is a recommendation of 5-8 Residential units per acre. This study continues to recommend the Community Commercial land use recommendation for this site. A 1970’s era strip center exists on the site. The existing building could be renovated, or new redevelopment could occur on this site to allow for more current retail opportunities that would provide needed services to the area neighborhoods and the University of Indianapolis.

Based on preliminary market research done for this study, there are several commercial


uses to consider for this location. One use is maintaining the integrated commercial retail strip center containing several businesses that are suitable to the needs of the area neighborhoods and the university visitors. The strip center would need to be updated to include internal walkways that have some canopy and coverage from the elements when visitors walk between the stores. Additional amenities should include sitting areas, planters, and landscaping at interval points. If the strip center includes a new sit down restaurant, then patio dining could be appropriate as well. Other possible commercial uses for this site could incorporate several stand-alone uses such as: a drug store/pharmacy, a sit down restaurant, or a small hardware store with limited outdoor storage. Currently an art film theatre is located within the existing commercial building. This is one of only two of this type of theatre in the city. Also, a long term pharmacy currently exists on this site as well. Every effort should be made to help retain these uses, which would add to the variety of commercial establishments that are needed in the area. Another possible use for this site that is missing from the immediate area is a sit-down style restaurant, not necessarily a national chain, but similar to Applebee’s, Chili’s, Panera, Texas Roadhouse, would be suitable for this area. One possible location for the new restaurant would be placing the building up along Keystone, with entry and patio seating along the western edge of the building.

To help improve the pedestrian accessibility and connections in the area, sidewalks shall be required along Keystone and Hanna Avenues to connect existing sidewalks that abut this site, and to provide pedestrian access to the residential neighborhoods to the south and the university district to the west. It is anticipated that if this location were re-developed, it would draw a significant number of University of Indianapolis students, visitors and area residents, adding an additional need for the sidewalks. Internal sidewalks from the street to the development may be required as well to help area residents reach the new development. New sidewalks should be compatible with those in the Hanna Avenue road improvement project that will bring new sidewalks through the adjoining parcel to the west, along Hanna Avenue.

An additional redevelopment opportunity in the vicinity is located to the north of this site at 2202 Hanna Avenue, which is on the northwest corner of Hanna and Carson Avenues. The site is a former Village Panty convenience store which has been vacant for several years. This ½ acre parcel would be a good way to introduce a small locally-owned retail enterprise into the area. Possible uses would be a coffee shop, pizzeria, retro diner, bakery or a florist. The significance of redeveloping this site is that it is located along the main entrance into the University of Indianapolis. All students, parents, alumni and visitors to the university would pass this site. The reuse of this site will provide a stopping space on the way into campus, as well as help provide a gathering place for university students, visitors and area residents. This site is suitable as a location for a landmark sign that identifies the entrance to the university or the Hanna Avenue corridor. New sidewalks will connect to this site from the Hanna Avenue Road Improvement Project. Several environmental issues may hinder redevelopment of this site due to gas tanks from a previous use remaining in the ground.


City of IndianapolisGregory A. Ballard, Mayor

Department of Metropolitan Development:Maury Plambeck, AICP, Director

Division of Planning:Michael Peoni, AICP, AdministratorKeith Holdsworth, Principal Planner IIRobert Uhlenhake, Senior PlannerGina Bush Hayes, PlannerAlice Gatewood, PlannerPhil Roth, Master Planner Amy Inman, Senior PlannerBob Wilch, Principal Planner II

Division of Neighborhood Services:Emily Mack, Neighborhood Liaison

Division of Compliance:Danny Hayes, Manager, Zoning Inspections

Department of Public Works:Bob Harris, Senior Project Manager, Design

Community Members:Jeff Cardwell, Gateway Business AllianceMark Flanary, Concord Community Development Corporation Jack Gerhardt, University of IndianapolisJoe Gilliland, Sheet Metal ModelsMatthew Hunt, Holiday Inn ExpressRon Keedy, Key CinemaDr. William Mason, South Keystone Animal ClinicTeneille Smith, Denny’s RestaurantDr. David Wantz, University of Indianapolis

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