New project at 22nd and Meridian

April 3, 2009
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New development along MeridianA developer is planning a 3,200-square-foot, two-tenant retail building at 2181 N. Meridian St. in another small sign of progress for the uptown corridor. The vacant .68-acre parcel sits at the southeast corner of Meridian and 22nd streets. Plans by SRT Holdings of Kentucky call for a one-story retail building with a Subway restaurant and another, unnamed tenant. The other three corners of the intersection have retail buildings, including the Balboa’s sub shop at the northwest corner. The plans call for the structure to be built up to the sidewalk along Meridian but set back from 22nd to allow for a drive-through. Other recent developments in the area include Bonjour Cafe & Bakery at 24th and Meridian and the Meridian at 21 residential project about a block south.

UPDATE: I'm told the developer has revised the site design, at the planning department's request, to move the building up to the corner. The building design also is being revised to include brick on all four sides up to the top of the windows.
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  • As someone who lives at 21st and Meridian, I have to say I'm pretty pleased with this. I won't quibble that it is a Subway, but it would be great if the other tenant was of the convenience store variety.
  • Um, I thought Drive-thru's were a No-No along this corridor? Further, although I am pleased with new development here, I don't like it when they canniblize from neighboring projects. This doesn't really strengthen the area.

    Finally, by eliminating the drive-thru, the project could be truely urban and built to the ROW of 22nd Street too. This is a corner lot and should not turn its back on any of the ROW's.

    Bad planning!
  • Great. The more vacant and potential brownsfield lots they cleanup the better. One correction: The northwest corner used to house a Subway. Now it is Balboa's!
  • Balboa's is pretty tasty - good NY style pizza!
  • As someone who works in this neighborhood, this is great news. However, it should be noted that though a Subway was previously on the NW corner, it has not been a Subway for about a year - it is a Balboa's cheesestake shop (excellent Philly's!) which took over when Subway moved out before.
  • Umm, if my memory serves. The Subway location on the Northwest corner is now Balboa's and has been for quite some time. Regardless, we don't need another Subway there or anywhere for that matter. One of the reasons I live in the city is to get away from the generic look of franchises and strip malls. There's lots of potential for Meridian and filling it with fast food and drugstores isn't the answer.
  • Hungry: Thanks for reminding me of the switch! I fixed it above. Can't believe I forgot that had changed to Balboa’s ... chalk it up to trusting the outdated Google street view...
  • (1) Should be built to the corner... this is not urban on an urban corner, (2) the facade really isn't bad - though the materials (EIFS and brick vernier) are AWFUL!, (3) Subway is an OK use. hopefully it draws from a completely different income group than Balboa's. Doubtful though, and this corner may cannibalize, (4) what is the other tenant? a good user (grocery, local restaurant, paycheck advance j/k) could completely change my mind on this project.

    Not great, but better than nothing. We'll take it for now, but within 3 years Subway will close, the EIFS will crack and fall apart, and we'll have another ugly abandoned suburban building on the most important urban corridor in the state.
  • I agree with Cory and S-Fish: should be built to corner, use brick at least up to the top of the windows on all four sides, no drive-thru, and the 2nd tenant should be an active postive use.

    With the re-tenanting of the WFYI and Grain Dealers buildings, and Crawford's closing, there are a lot more hungry people in the area than ever before. I think Subway will do fine.

    It's a big improvement over the last thing on the site, a Mickey's Beeper King location in a former Roselyn Bakery building.
  • That update is good news. Way to finally put your foot down, DMD.
  • Ug. Nice to see that it will be built to the corner after all, but it looks like a cheap strip mall with the EIFS and faux-arch things.
  • Glad that it will be built to the corner, but would it be too much to ask to start thinking of having at least two-stories on any new building on Meridian (maybe apartments on top). Instead of looking like an urban area, this type of development makes the entire area look like strip development is all we can do.
  • Not a terrible design or idea, but the Meridian cooridor deserves better. It truly needs a better economy and better civic leadership. BTW, F- and detention to whoever allowed the CVS to be built across from the Walgreen's on 16th and Meridian.
  • They should have rebuilt the IHOP on the corner where Roselyn's used to be.
  • I am glad to see many are concerned with development along that stretch of Meridian. This is no where near ideal, however it is still better than parking and vacant lots. I think two stories would have been more appropriate.

    BTW, F- and detention to whoever approved the CVS across from the Walgreen's on 16th and Meridian.
  • ANY activity is welcome. Like chains or not, places like Subway and Starbucks help draw foot traffic. Though I do hope locals will fill in the rest and surrounding businesses.

    Despite all the new housing on and adjacent to this stretch of Meridian, I've been disappointed to see the lack of spin-off. I hope this is a start.

    Glad it includes a nod to urbanism. Maybe it's not full-blown....but at least it's a whiff
  • Sorry, Crystal, but I think that property is too small to support an IHOP and its parking. Maybe up the street, the big empty lot across from the Bonjour? I can live with Subway, but would really like to see a nice, sit-down restaurant. And I agree with you, Go Cubbies - 2 stories would be better. Maybe we could talk the developer into it? Makes room for more tenants = more income. But maybe not enough room for the parking that would be necessary?
  • That stretch of meridian would be good for at least one sit down dine in restaurant that is not just sandwich's
  • Crystal's right. I think business people and residents in the area would support a decent everyday neighborhood place, perhaps something like Aristocrat at 52nd & College.
  • What's going on with the Grain Dealers Building? I know that there was a great hotel reuse proposed with an addition, but believe that fell victim to the economy. I have noticed work occuring inside though...an update would be welcomed...
  • Grain Dealers has been rehabed and leased as office space. Some Clarian offices will be in there I am told among a few other tenants. I do believe the building is back on the market for sale though.
  • The Grain Dealers building was sold to London Witte Group last year. They will re-brand it as One Independence Place at 1776 North Meridian. LWG occupies a good hunk of the office space themselves (vacating space at the AUL Tower). Their press release also talked about a geothermal heating/cooling system, so it's got a green angle beyond simply re-using a vacant building. Pretty cool, and definitely good for the area.
  • 0.68 acre. 3,200 square feet. Floor Area Ratio of 0.108. If these numbers are correct, this means that just over 10% of the lot area will be covered by a building. This does not promote development of a walkable, sustainable urban neighborhood, regardless of where or how the building is situated. Go free market combined with unfettered peripheral growth!
  • Idyllic, the site is 127'x135' according to recorded information. That's 17,145 square feet, so building coverage is closer to 20%.

    This location is called out for village mixed use, which is lower density than urban mixed use or urban core. The best VMU example is Broad Ripple Ave., which is mostly 1-story buildings with some surface parking to sides and behind buildings.

    Also, check Indianapolis' parking requirements for 3200 square feet of C-4 commercial, as well as its setback/landscape buffer requirements, dumpster regulations, clear-sight-triangle requirements, drive-aisle requirements, etc.
  • Cory - any new on the new asian place going in across (and caddy-cornered) from Siam Square in Fountain Square? Just saw the paper torn off the walls today.
  • The last information that I was aware of for the Grain Dealer’s building was that the accounting firm of London Witte had purchased it and would be the principal tenant. Their original intention was to occupy the building in December, 2008.

    It is a shame that the Subway building will not be built of more substantial materials.

    As an example, the building that houses the Tea’s Me café on 22nd St. was built with solid brick and house living units on the second floor. There is no drive through and the parking is at least screened behind the building.
  • j.j.

    I went to Naisa Cafe today for lunch. It was great. Their quality is just as good as Siam Square's. Only time will tell if they'll be able to produce good meals consistently like Siam Square. I'd bet they will.

    One could barely tell it had just opened. The staff was extremely attentive and friendly. The Food came out quickly. Both I and my lunchmate enjoyed our dishes. Their lunch deal comes with pre-meal munchies noodles and two sauces, choice of 1 of 3 soups, main entree and side of rice. Plenty of food for around $7.

    Another great addition to Fountain Square!

    http://naisacafe.com/
  • Thunder. Thanks for pointing out that the City's zoning ordinances need to be tossed in the White River.
  • What about this plan? It recommends office center, I think... Kinda hard to distinguish between the different shades of magenta.

    http://www.indy.gov/eGov/City/DMD/Planning/Docs/LandUse/Neighborhood/citizenskingparknp01.pdf
  • Five days on this post. Move on. How about news on the multi-
    level parking garage for Ivy Tech's North Meridian campus
    that's going up this summer. It replaces a ground-level parking lot.
  • Hello Cory,
    Any word on why AUL was drilling beside New York Street last week? Is it posible that they dried out the water table for their Geothermal HVAC system and need a new source of water? Just curious.

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