A local firm plans to break ground soon on two new infill buildings in Fletcher Place. The $1.7-million
development, called Fletcher Place Terrace, will be built on lots at 419 College Ave. and 725 Fletcher Ave. The College Avenue
building, shown at top, will have six apartments over about 2,000 square feet of commercial space. The blue building, on Fletcher
Avenue, will have three townhomes and two apartments. Architect Craig Von Deylen is developing both projects and his firm,
Perkins Von Deylen Architects, is the designer. The firm designed the nearby Fletcher Place Lofts and already has won zoning
approval for the new buildings. Von Deylen said he hopes to start work in 30 days.
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Welcome to Property Lines, Indy's source for neighborhood real estate news. Your host is Scott Olson, IBJ's real estate beat
reporter. Edited by Cory Schouten.
A local firm plans to break ground soon on two new infill buildings in Fletcher Place. The $1.7-million
development, called Fletcher Place Terrace, will be built on lots at 419 College Ave. and 725 Fletcher Ave. The College Avenue
building, shown at top, will have six apartments over about 2,000 square feet of commercial space. The blue building, on Fletcher
Avenue, will have three townhomes and two apartments. Architect Craig Von Deylen is developing both projects and his firm,
Perkins Von Deylen Architects, is the designer. The firm designed the nearby Fletcher Place Lofts and already has won zoning
approval for the new buildings. Von Deylen said he hopes to start work in 30 days.
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It's also across the street from Fogo de Chao and Morton's....
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Yep, the haters are trying to make good news bad. I guess it is hard to get people to believe the series is dying when they are gaining new sponsors.
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David Copperfield! I remember watching his specials on TV when I was little.
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Don't forget this is next to an MMA gym, a pawn shop, and some abandoned spaces.
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Good project for Zionsville - A group who has owned the property for many years has waited and worked patiently to bring highest and best use development to a major corridor, and mix that in with the great downtown you have. Win Win. All the Best to Pittman Partners and Zionsville.
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However, the high-density I do find attractive. I like the way they have the sort of townhouse look with the shops one floor and up to the sidewalk, like many home businesses from the 1930's.
Mr. Schouten, do you know who will be occupying the commercial space?
I would like to see a grocer in this location to serve the neighborhood.
Now if they could have more development like this filling in the empty lots here and there it would make a dramatic change.
Too many empty lots I say! ;)
When are they going to renovate that old church and school in Fletcher Place?
Google Maps streetview puts the top building on the site of the old gas station. There's really no where else it could go except across the street in the car lot. I'm glad this is going in, but I'd always hoped someone would get creative with the gas station and convert it into a home or business.
socrates#1fan,
Just a niggle, but the development you refer to as high-density is far, far from it. It is mixed use, but that's still a low density develoment. It's not even close to medium density. I just want to make sure we're all using correct terminology when we discuss projects.
That being said, the top rendering is making my head hurt. Is the perspective off, or is my mind just having trouble reconciling the strange house-retail concept? It looks like the houses are not perpendicular to the front facade, but angled a bit?
I'm very glad that it's coming right up to the curb. It's a whimsical design that should add a much needed breath of life into that intersection. I can't wait to see the car lot developed next.
In no way do I mean this is high density when compared to something such as downtown Hong Kong or even Boston's Beacon Hill.
However, for Fletcher Place this is pretty dense development.
I only hope it gets denser. ;)
SE Guy-
That's a buzzkill.
Honestly I don't understand the phoabia of neighborhood grocery stores.
Do they expect everyone to shop at Kroger forever?
A petition (2008VHP005) was recently approved for the site and it could contain conditions and commitments about the kinds of stores that will be allowed that are not apparent from the online information.
Agreed. It is a good density for the neighborhood and one can only hope the trend continues. :-)
So they can place a grocer there?
Well if it is in the hands of the IHPC then it might as well be dead now.
God, don't we have enough NIMBYS?
Grocery(and hardware) stores are needed in neighborhoods in order to make them 'self reliant' to an extant. I hope that a grocer tries to occupy the space and IHPC( Along with the Historical District.) approves.
If Fletcher Place had an affordable grocer they would be years ahead all of the other downtown neighborhoods.
I'm no constitutional lawyer so give me a break on this thought (I'm a planner)...recently with the 2nd Amendment debate in SCOTUS and the removing of the ability to do a takings of the right to bear arms; maybe you could infer from this debate that Euclid vs Ambler is no longer valid because it is a takings (and seizure...) of the ability to build whatever you like on a piece of property. Just like requiring a person not bring their handgun into D.C. or Chicago is a takings of the right to bring handguns into the city and an infringment of their 2nd Amendment rights.
So therefore, maybe a grocery store could be built despite it being a C-2 zoning and projects don't need to be required to have parking spaces (increasing density and decreasing costs -- and making more affordable units downtown).
Anyone have any planning jobs for me? Look at the logic I can bring to projects...
Marsh and Kroger often offer less products than local grocers and charge more for them. I find this the reverse of economies of scale and it seems as though they are acting like they are a niche market because they have forced to consumer to shop at their stores.
Here, we have one of the most competitive grocery markets in the US. Meijer, Super Target, Super Wal-Mart, Sam's Club, and Costco all compete with Marsh and Kroger. So do Walgreen's and CVS and about half the gas stations.
Our (relatively low) density, along with all that competition, doesn't currently support a network of small local grocers. With $4 gas, those extra trips of several miles to the grocery start to add up, though, and I think there will be a shift over time. But right now, we don't really have independent groceries.
With regard to this specific space: if construction costs run $100-200, lease rates will not be in the low range. That means the monthly nut for the business owner will be pretty high, and will dictate the kind of retail that has to be there: high-margin, or high-volume. Lack of parking and low density won't support a high-volume grocery, but it will support a high-margin one.
Good luck in Cincy. You will hate the city, the crime and the sporadic development. Indy has blocks of blight, Cincy has miles of blight. I have had three seperate friends and there spouses move to Cincy right out of College and they are now finding jobs back in Indy because they hate Cincy. I guess to each-his-own, but they are moving back to Indy because they like the constant development taking place. They like the growing arts scene and they like the focus on the downtown.
Have fun in the Nasty Nati.
I don't understand the desire to compare cities. I've been to both and they are both oh so different and both city problems are cuased by different reasons.
It was a very nice day today :-)
As for Matt's comments, I know that many people don't care for one place verses another, and I find Cincy to be a very interesting city, but to say Indy is a mess and then to follow it up that you are moving to Cincy doesn't do much for your arguement.
Face it, we live in the midwest and Chicago aside, really all of the major cities are pretty similar in terms of demographics, development and overall mindset. If you have been to Louisville, Cincinnati, Columbus, Indianapolis, Kansas City, etc, you really have been to very similiar places.
Now Matt, had you said, I am moving to San Fransisco or Portland, then your arguement may have been take a bit more seriously.