Condo building nears completion

January 18, 2008
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707 East NorthWorkers are putting finishing touches on the exterior of a new 17-unit condo building dubbed 707 East North on the eastern edge of downtown. The $20 million project, by locally based Beilouny Luxury Property, should be ready for occupancy by late summer. Beilouny also built the nearby 757 Mass Ave, and has sold 18 of that building's 23 units. Condos at 707 range from $400,000 to $3 million. The company has sold six of them, said spokeswoman Amy Peddycord. What do you think of the new building?
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  • It's a solid desgin and it's added great density to an area that's becoming increasingly denser. It might have been nice if they had some street level retail though.
  • solid infill, but i wish there would have been a bit of a retail presence...
  • I wish it was taller
  • Not every apartment or condo building needs, or can support, ground-floor retail. This building is currently on the edge of downtown and I can't think of any kind of retail or service that would thrive there.

    It is a solid, handsome addition to the corridor. It's also a brave leap across College.
  • This is a timely post. This board has seen frequent discussion and critiques of various projects around town, and the debaters often butt heads as to whether a building is well designed or not (see the Zipper Building discussion below). People often say that, “You either get design or you don’t.” Here, Mr. Beilouny indulges the public with an architectural parable – he used different local designers for his 757 Mass Ave building (“757”) and the new 707 E North St building (“707”), and the contrast is remarkable.

    On 757, he used a small far north-side firm known primarily for its commodity-grade multifamily work, which I hear is done well and efficiently, but I believe they would likely agree that avant-garde design is not their forte. Except for the point unit, most of the condo floor plans were adapted from existing prototypes to fit on the irregularly shaped lot. This is why the windows are not evenly spaced on the façade, something that distinguishes it from virtually every other building in downtown Indianapolis. The design is basic with punched openings above and traditional storefronts below, and has some nice elements, but candidly, it’s nothing destined to appear in Architectural Record magazine. I do think it is better than the original design, which was three stories taller and sported faux Spanish Colonial Revival styling. Aside from its skyline views, I think the best things going for it are functional: the retail spaces and the underground parking.

    Compare this to 707, designed by a better known “edgy” design house headquartered downtown, just a few blocks away from the site. This firm also happens to be very familiar with infill projects, especially in historic neighborhoods. So far, I like this building much more. According to the drawings, this building features a strong symmetrical presence, projecting roof elements, modern details (windows, doors, etc.) and a more interesting color scheme. The living units have thoughtful floor plans that were designed as part of the architecture, as opposed to 757 where the architecture appears to have been adapted to fit the condo floor plans. I have also heard that the building materials will be slightly higher in quality than those used in 757. Retail space would have made the building even better, although there is no other retail nearby on this side of the street (yet), so perhaps its absence is forgivable.

    Another note about 757, the detailing appears to be very poor. I don’t want to get into a technical debate over “contractors” vs. “(home) builders,” but I would seriously question the architect’s approval of some of the punch-list items. The skin is brick and cast stone, which should be simple enough to build. However, it is intuitively obvious to the most casual observer that there are serious problems with the detailing. Mortar joints are badly mismatched between stone panels, soldier-coursed brick headers over the 1st floor doors and windows often are installed too high (two or three brick courses over some College Ave. openings) and on the corner, the main column that was to appear at the point of the sidewalk café has disappeared completely. This doesn’t instill a sense of confidence in me, and the owner should demand that at least some of these items be fixed. I hope the 707 is better executed.
  • I know an engineer that was called in to inspect some of the problems with the 757 facade for insurance purposes. The owner must be aware of them. Who knows what will actually come of it, though.
  • 757 failed to use a great site to the best of its ability. One more building that would not be missed.
  • I like it, though I wish it had more retail. The Old German Village is really starting to boom.
  • Talk to the homeowners at 757 and you discover the building is plagued with problems. Walls have been torn out of finished units to redo substandard wiring and plumbing in the original building. Roof leaks and window leaks are aplenty. Cracks are appearing in places they shouldn't appear in a new building.
  • ^^ perhaps it should be torn down and replaced? 0_o
  • Helen....u so crazy....
  • 757 Mass Ave is actually one of the best infill buildings in Indianapolis. Now I don't think it is perfect by any means, but it is far better than the usual structure in Indy. A few things that distinguish it:

    - This is a 360 degree building, not the typical Indianapolis structure that looks good only when seen or photographed from one specific angle. Note, for example, the 360 degree brick facade.

    - Excellent site utilization with entirely enclosed parking - no surface lots. This is the maximum use that the IHPC would approve for the spot. It densifies that lot without overwhelming the neighborhood.

    - Nice details like the rounded edge with a sidewalk open under the 2nd floor at the College/Mass intersection, a pedestrian friendly feature that also provides shelter from the rain.

    - No blank facade along the College Ave garage facade - a notorious problem with all too many Indy buildings - and even the use of nice decorative vents.

    http://theurbanophile.blogspot.com/2007/06/project-reviews-757-mass-ave-and.html

    707 E. North appears to be even better. I'll reserve complete judgment until it is finished, but it is even more efficient in its land usage. At about 10 stories, it adds height to downtown without creating a gigantic tower. This is the paradigm of development I would like to see.

    It is interesting to see that 707 is looking better, given that it is outside of the IHPC district. It is extremely difficult to get good infill approved for historic districts, though outside some of the projects are simply horrific, so I'm of two minds here. Clearly the IHPC, which is completely enthralled to neighbors, would never allow a 10 story structure.
  • A cool design, glad it was built. Such an odd location, though.
  • I hope that old church near it is restored, that would make some great condos, of course they should rebuild the steeple.
  • There is a condo or apartment project that is just finishing up at 1000 E. Ohio St., just outside of I-65 that looks just like this building. Does anyone know what it is called? Crime seems really bad right around there, however, I think it would be a good place for growth. There is really nothing extremely affordable to buy in the heart of downtown for the younger professionals.

    Here is the exact location:

    http://maps.google.com/maps?q=1000+E+Ohio+St,+Indianapolis,+IN+46202,+USA&sa=X&oi=map&ct=title
  • BigRic, I see what you are talking about, using Google Maps Street View. anyone have any idea what that project is? the neighborhood NE of there seems to be getting a little better, although there are a lot of abandoned buildings east of 65/70.
  • That neighborhood around Highland Park (south of Arsenal Technical HS to Washington) from State Ave. west to the Interstate has a lot of interesting infill. Several units were built by the Re-Development Group, but I don't know if this is their project.

    The planning/zoning info online shows zoning variances granted for this project in 2006. They were requested by Jim Lingenfelter, a local architect.
  • Spring Street condos just east of this building are a much better buy. Granite,stainless steel, all appliances, bamboo hardwoods, etc and 1350 square feet for 235K including underground parking.
  • Yes, but just type in the address to see the crime rate around there 1000 E. Ohio St. It's the worst I've seen anywhere in the downtown vicinity: http://imaps.indygov.org/cvc/

    The house I looked at over there looks like it was just taken off the market. Had a second story deck and a skyline view directly from the east.
  • BigRic, the crime stats may be skewed by the presence of the APC and Jail II facilities just a couple of blocks away.

    Some police reports list the address where they take a statement or write a report...if you look in detail, it seems like Wishard and Methodist and Community East are crime hotspots when that's just the place where the cop gets the initial victim or perp statement. So you might have to dig into the stats and see how many of the crimes are related only to APC and Jail II nearby.
  • I dont like the skin it is boring. If it's not tall enough and it is not ( about 5 to 8 stories off) at least be marvelous in appearance. I you wish to obstruct my view and use the land to build let it be an welcomed addition to the skyline and not a distraction.
  • I don't think a tall highrise would do well in that area as it is in an area of older lowrises and would look out of place in a historic area.

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  1. I am not by any means judging whether this is a good or bad project. It's pretty simple, the developers are not showing a hardship or need for this economic incentive. It is a vacant field, the easiest for development, and the developer already has the money to invest $26 million for construction. If they can afford that, they can afford to pay property taxes just like the rest of the residents do. As well, an average of $15/hour is an absolute joke in terms of economic development. Get in high paying jobs and maybe there's a different story. But that's the problem with this ask, it is speculative and users are just not known.

  2. Shouldn't this be a museum

  3. I don't have a problem with higher taxes, since it is obvious that our city is not adequately funded. And Ballard doesn't want to admit it, but he has increased taxes indirectly by 1) selling assets and spending the money, 2) letting now private entities increase user fees which were previously capped, 3) by spending reserves, and 4) by heavy dependence on TIFs. At the end, these are all indirect tax increases since someone will eventually have to pay for them. It's mathematics. You put property tax caps ("tax cut"), but you don't cut expenditures (justifiably so), so you increase taxes indirectly.

  4. Marijuana is the safest natural drug grown. Addiction is never physical. Marijuana health benefits are far more reaching then synthesized drugs. Abbott, Lilly, and the thousands of others create poisons and label them as medication. There is no current manufactured drug on the market that does not pose immediate and long term threat to the human anatomy. Certainly the potency of marijuana has increased by hybrids and growing techniques. However, Alcohol has been proven to destroy more families, relationships, cause more deaths and injuries in addition to the damage done to the body. Many confrontations such as domestic violence and other crimes can be attributed to alcohol. The criminal activities and injustices that surround marijuana exists because it is illegal in much of the world. If legalized throughout the world you would see a dramatic decrease in such activities and a savings to many countries for legal prosecutions, incarceration etc in regards to marijuana. It indeed can create wealth for the government by collecting taxes, creating jobs, etc.... I personally do not partake. I do hope it is legalized throughout the world.

  5. Build the resevoir. If built this will provide jobs and a reason to visit Anderson. The city needs to do something to differentiate itself from other cities in the area. Kudos to people with vision that are backing this project.

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