Rendering: Parking garage and retail for Broad Ripple

June 13, 2011
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Broad Ripple parking garageThe city is kicking in $6.35 million toward a $15 million parking garage with first floor retail space and a police substation in Broad Ripple. The 350-space garage is planned for the southwest corner of Broad Ripple and College avenues. City officials selected the bid from Newpoint Parking, Keystone Construction, Ratio Architects and Walker Parking Consultants after an RFP process to address a shortage of parking in the neighborhood. The taxpayer's portion of the cost will come from proceeds from the privatization of parking meters. A statement from the office of Mayor Greg Ballard includes this seemingly contradictory statement: "Operators will set market rates for parking at the garage, but the city will have oversight and the ability to cap the rates." Which is it? The mayor's office promised a July public meeting to give members of the public a chance to comment on the plans. Click the rendering for a larger version.

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  • Can't Decide if Stupid or Corrupt
    Here we go again, another poorly structured and negociated parking deal for taxpayers.

    You would think just signing a anchor lease for a police substation would be enough of a public investment without throwing in any capital investment.

    It's not a public private partnership if the public gets all the losses while the politically connected private firm gets all the profits.
  • They Think Too Small
    The city would be well advised to save the $35 million proceeds from the parking meter deal to fund a multimodal hub downtown for parking, taxis, buses, limo, bikes, & light rail from the airport.
  • Tired of this....
    Really tired of this. There is NOT a parking problem in BR. And, if there really was, 350 spots wouldn't be "the fix".
    Again, the city puts its money into parking lots instead of transportation...

    If this was such a great idea, why has no entrepreneur stepped in to do a project like this themselves? Simple. It's NOT a great idea.
    • Details Details Details
      No one seems to be mentioning the ACS funding and minimum parking rate pricing restrictions on this deal.
    • Walgreens
      Looks like a Walgreens.
    • This is it?
      Happy to see Broad Ripple getting a parking garage. Crazy for anyone to think it's not needed.

      Falls short on design and mix of uses. Would have loved to see this going on a larger site with some added residential. Oh well. It's certain a big leap in the right direction for future development of the area.
      • "Need" for a parking garage
        Ivo, I understand that some people feel that it's a necessity to have a parking structure immediately adjacent to the broad ripple area. However, there is AMPLE parking in the area neighborhoods if people would just be willing to walk. And, whereas this may appear safer, people will continue to park in the neighborhoods, so you're basically just adding additional vehicle congestion to an already overcrowded area. THAT makes it LESS safe.
        I agree with you regarding the design and usage. If this WAS absolutely necessary, there are MUCH better sites for it and the design could be SO much better...
      • Design Could Be Better
        The design could be improved with awnings, art deco/retro touchs from Vogue design across street and unique public art display (ie old Osip Billboard) on second level at intersection of College/Broad Ripple Ave as a gateway to the strip.
      • neighborhoods?
        Mark,
        you obviously don't live in broad ripple. if you had people parking in front of your house every weekend night, you would probably get sick of it. I know it was thier decision to buy in that area, but I think a parking garage would alleviate their problems. I believe more people than you think would use the garage...mainly from a safety standpoint. Broad Ripple doesn't have the best reputaion for being the safest area.

        I don't know if a parking garage is the right answer for that corner, but it will be better than what is there now. Speaking from experience, I was surprised someone was able to strike a deal with Marathon. there asking number was way out of line. Drugstores have looked at it...but, again, the asking price is not reasonable. maybe Marathon came to their senses??

        As a resident of Broad Ripple and advocate of development...I am excited to see this corner getting some life back!
        • Deal Making 101
          I question the economics of this deal.

          The city is financing 43% of a proposed $15 million parking garage, which equates to $43,000 per parking space, with no return on investment?

          Certainly a small police substation with holding cells would not cost $6.3 million?

          Granted they are placing retail on the first floor, however, the tenants would typically cover their own build out.

          Unclear who would be covering intersection upgrades like new pedestrian sidewalks, utility infrastructure, and possible traffic light improvements.
        • Envisioning
          Right or wrong, this development has come from countless hours of community input over the 24+ months of the Envision Broad Ripple process. I am personally glad to see the city acting on the wishes of the neigborhood and bringing the BRVA representatives to the table to make the final decision.
        • @Ash
          @Ash In fact, I DO live in Broad Ripple, and I love living in Broad Ripple. I understand that people want to and will park on the streets, as is their right to do. It is not MY street. This is why I (and the vast majority of Broad Ripple residents) have a private driveway/garage.
          Let's be honest here: Do you REALLY think that 350 additional pay-to-park spots are going to stop people from parking on the streets? And, do you really think it's better to make it a resident-only parking area? We want to ATTRACT people to our area, not force them to pay to enjoy our strip, restaurants, the monon and the canal.
          I very much disagree that this project will improve life in Broad Ripple. It will only cheapen the urban fabric (if there is one anymore) by adding another ugly building.
          • And...
            Also, this is NOT the right place to do this type of project. Broad Ripple is already incredibly traffic-congested at certain times of the day, primarily at the intersection of College and Broad Ripple Avenue.
            What better place to add 350 more cars to the mix than that very same location???

            This project should have been part of a much larger project to redevelop the strip mall just west of Broad Ripple High School
          • @Mark
            Mark, just curious if you participated in any of the Envision Broad Ripple process? Not trying to accuse or insult by any means-- you are entitled to your opinion and I think you have a valid one. I'm just an outside observer to the process and am wondering.
          • More the merrier .
            Since when does Broad Ripple care about congestion? Congestion, foot traffic, a long line of cars along the strip, and crowded bars is what makes BRip great and unique. And, as far as I am concerned, putting a parking garage on the farthest western edge of the strip cheapens nothing of the vibe. For our friends in Lincoln Park, Royal Oak, Manayunk, etc, Broad Ripple is coming for you. Even great urban neighborhoods grow as a city does. Let's keep improving the best area in Indy for the young and young at heart. .
          • Urban Design Principles
            Increasing traffic to the intersection is a good thing. It slows down cars, making it safer for pedestrians.

            The location of the parking lot is a good thing. More people walking around at night will make it safer for residents and visitors.

            The mixed-use building is a good thing. Retail on the first floor is better for density than most parking garages.

            I'd like to see more development of the nearby canal, as its a very under-utilized feature. The parking lot could be an ideal location if the city permanently closed Broad Ripple Avenue to traffic. Imagine people gathering on the street for a drink, restaurants moving their tables out to the curb, and more green space for dog walkers and people-watching. Now that would be a destination!
          • Residential Permits Next
            The conversation about whether there is or isn't a parking problem in BRip has missed one key factor in this project--that Residential Permit Only parking will almost certainly come after this structure is in place. So there will be far fewer people parking on the streets due to ordinance, not due to choice.

            I agree that there is currently plenty of parking in the area (no, I don't live there, but I do frequent there), and that residents are impacted only so far as to have people parking in front of their residences. What most residents don't like is the behavior of the people parking there (fair argument), not the parking in and of itself.

            What stinks is that those who bought into a quirky, vibrant area, are going to punish those of us who make it so by forcing us to pay even more for the privilege of visiting. Progress? Hardly. Let the exodus to Fountain Square continue.

            What may stink more is the deal itself. I think more should be done to explore the dollars as some have started to do. Why can't this make better economic sense for the city's investment? Does the earlier meter deal tie the city's hands on the arrangements? All good questions that should be fully explored.
          • The Full Picture
            Mark, the parking garage is going to be combined with restrictions on street parking. You will not be able to park on residential streets without a parking medallion. The 'ample' parking on our unlit streets resulted in 2 armed robberies on my street alone last year. You obviously don't live here, but your opinions, however uninformed, are completely welcome.
            • Okay...
              @Nato I suppose you can tell where I do and don't live, but I assure you, I actually DO live in Broad Ripple. And no, I do not mean 52nd street. I live two blocks south of the strip. You too can have your own misguided opinions, but don't try to call people liars without knowing what you're talking about. It just makes you sound stupid.

              @MK Neighbor No, and shame on me for not doing so. Only so much time in the day, I guess, and it's not my top priority these days. I'm only a NIMBY on the blogs...
              • Stupid?
                Mark, let's see, you missed the last 30 years of discussion in Broad Ripple regarding parking and I'm stupid?
              • Envisioning
                @Mark, understanable that there are only so many hours in the day. I by no means fault you in not being able to be involved.

                I can't speak to BR's efforts, but from my experiences, it's difficult to get people active. Many of the greater "Midtown" areas are at one stage or another in an envisioning or planning process. As older neighborhoods go, this is a critical process to get input and make sure that everyone is happy with what development and redevelopment is going on within their neighborhood. Other than holding public meetings and ask, I am not aware of any other way to get the input. The end result will never please everyone-- that is something we can all agree on-- however, the more input the better.

                I would be curious for any ideas about how this process could be done differently to reach more people and get the most input possible.
                • Parking on unlit streets
                  Curt, are you saying that the way to prevent robberies on poorly-lit streets is to ban visitor parking? How about spending the City's $6 million dollars on attractive pedestrian-scale lighting along the neighborhood streets? It seems that would provide a benefit both to residents and visitors.

                  I'm not against some on-street parking restrictions, but there needn't be an outright ban on all visitor parking on neighborhood streets. Perhaps, something like posting of 2-hour parking, except for those with permits, and maybe just doing that on one side of the street (where parking is permitted on both sides). Just a thought. Forcing most all parkers into a garage so that the developer, who isn't even paying the full cost of building the garage, just doesn't seem quite right. And if they prohibit visitor parking on all the residential streets, they might need a lot more than 350 spaces in the garage.
                • Envisioning
                  @Cato: The nice thing about your short message is that I can ignore it. I suppose you'd like it if we put a parking deck over the canal, too...oh wait, I missed the last 30 years, so I don't know WHAT I'm talking about...

                  @MK Neighbor: I really haven't heard much from the BRVA regarding local development, which has really bothered me over the last 10-15 years. Once Rails-to-Trails came in and paved over the Monon, there have been many things that have happened in the BR area without neighborhood input. Some have been great (street and side walk improvements, etc), and some have been incredibly poor (unchecked residential development). I heard nothing from the neighborhood association(s) about hearings and whatnot, and heard nothing about this project before today (though I assumed that it was going to happen eventually).
                  I suppose that if I want my voice heard by others, complaining on the IBJ isn't the best way to do it.
                • The Little Prince
                  There have been a ton of opportunities for community input over the last few decades, but that would take up too much of your precious time. It's more fun to come in after all the decisions have been made and twist your panties because they forgot to consult you.
                  I realize I'm watering a dead plant here, so I won't even suggest you get involved. Change will go on without you, as it has before. But don't worry, you can always whine about it later.
                • Hilarious
                  I lived in Broadripple for 3 years and now live in Arlington, Virginia. I loved my time in Bripple, but it BADLY needed a project like this. Kudos to the city and Ballard for ignoring the naysayers and providing a much-needed amenity to the area.

                  Additionally, I find it extremely funny to see Indy residents roaring about paying to park will scare people away or somehow downgrade the area. Have you ever been to a city? Here it costs $20-30 for a decent place. And that's if you're lucky enough to even find a place. Chicago is the same. Indy is growing! These are good things.

                  As others have mentioned, if you want wide open fields of parking lots, head for the 'burbs. There's plenty of "free" (cost built in to every item you buy) parking for you there.
                  • finally
                    Bottom line...if this deal didn't happen...that corner would have sat like it is now for another 10 years! No single retailer would have paid what Marathon was asking. A gas station could never go there b/c Marathon will deed restrict the land.
                    2 thumbs up for urban development!
                  • finally
                    Bottom line...if this deal didn't happen...that corner would have sat like it is now for another 10 years! No single retailer would have paid what Marathon was asking. A gas station could never go there b/c Marathon will deed restrict the land.
                    2 thumbs up for urban development!
                  • Alternatives
                    Hey guys, if you truly want a muli-modal solution to these issues make sure to sign the CIRTA petition for Mass transit funding.
                    http://www.cirta.us/#
                  • Bicycle parking
                    I hope the developers have taken into consideration the number of cyclists in the Broad Ripple area by providing some spots for bicycles in the proposed parking garage.
                  • Frustrated Taxpayer
                    So we pay $6.35 million to help build a garage on which we'll have no ownership and get no income. Wow, what whiz city officials negotiated this bonehead deal? Was it Mike Huber, by chance? Oh and isn't it special how Keystone Construction, who has contributed millions to the Mayor and who hired his deputy, Paul Okeson, just happened to win the contract. What luck!
                  • Aesthetics...
                    I commend the unique design, and recognize that it's especially attractive at night with the cool interior lighting beaming from the interiors. I agree with Nick - that the design could possibly be further considered.

                    Wouldn't the building feel more approachable with design elements that are more typical of the fabric of architecture in BR? Maybe something more human tied into the design?

                    The streetscape in Broad Ripple is lovely and diverse and human scale...this concept feels somewhat cold and barren, and very foreign to the pedestrian. Would a stepped front be appropriate here, so this structure doesn't feel so towering/menacing?

                    Since most of the architecture in BR embraces the streets - this project may excite more people if it had a slightly softer touch, and especially at street level.

                    In any case, diverse parking options should enhance outsider's attraction to the area. If the design and cost cannot be made comfortable to the community at large, maybe some other sites are better suited?

                    An interesting approach and concept...probably worth discovering whether it's viable and to be tweaked some more. Nice work in the development of what might be able to be done...an open mind is a wonderful thing to expand upon!
                  • There is absolutely a parking problem!
                    Anyone who thinks there is not a parking problem in Broad Ripple clearly does not live in or frequent the area.

                    I live just north of Kessler and Winthrop and struggle to find parking every Thursday, Friday and Saturday evening and night. It is incredibly frustrating to have to walk blocks to get to my own front door at night, in adverse weather conditions, while carrying my son in his car seat, carrying groceries, etc. I am glad that the city is finally doing something about this and hope to see residential parking permits for those who live on the side streets of Broad Ripple.
                  • No problem?
                    To echo the comment about 'it's not the parking...as much as it's the conduct of the people' - you've got that right. Every Saturday and Sunday morning, and the mornings after a big event or holiday, it means cleaning up the beer bottles, cans, McDonald's bags, cigarette butts, anything else that can be tossed out a car window, and sometimes the treat of vomit on my sidewalk. Last week my post light was broken by some drunk who probably staggered into it on the way to find his or her car. Anything it takes to get people to park nearer to the village is wonderful.
                  • Aesthetics
                    I agree with Eileen on aesthetics. I really don't want this corner to look like the corner of Meridian and 16th with CVS on one side and Walgreens on the other side. It's not an ugly design (at least per the rendering), but it could be improved. I am also curious to see what kind of tenants they will be able to attract.

                    The next step is to get more out of the Canal -- possibly promenade? (something like Cultural Trail) Although this will likely never happen, I would love for promenade to stretch along Canal from Monon to Kessler (although that might require making part of Westfield one-way to make more room). In my opinion, the stretch of Canal trail from BR to IMA is one of the best little known "secrets" of living in Broad Ripple.
                  • Trouble in Broad Ripple
                    Broad Ripple Parking Deal Partner Paid By City To Prepare Parking Study

                    The study suggested a parking garage of this size would cost approximately $4.5 million excluding land acquisition and demolition costs as opposed to the $15 million structure being proposed today. Andrews summarizes:

                    COST OF CONSTRUCTION - the study noted the rising cost of concrete and cost of construction of parking garages over the previous 4 years, rising about 17% over that time span. They concluded that it would cost $4.5 million to construct a 4 story, 300 space, parking garage. They note that additional spaces would cost $21,878 per space. Using that figure, a 350 space garage would come to $5.6 million - not including acquisition of land or demolition costs.

                    http://advanceindiana.blogspot.com/
                  • Finally!
                    I can't think of the times I've wanted to do something in BR and didn't because of the parking situation. This is overdue.
                  • Aesthetics
                    Please keep in mind this an artist's 'rendering', not the final product. There will plenty of bike parking as well and possibly a police sub-station (bike patrol?). Listen to BRGUY and Melanie and stop pretending there's no problem because YOU don't have one. Three assaults on the Monon Trail in the last few weeks, which is 3 too many. I'm not crazy about all the elements this Village attracts, but I can't very well stop it, can I? The best we can hope for is to corral the folks parking on neighborhood streets closer to the commercial district. Anyone who thinks the BRVA rubber-stamps every bar and development has never attended a meeting. Your ignorance of the process is telling. PS Light rail (the opiate of the left) is God's way of telling you you've got too much money.

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                  3. In the first sentance "As a resident of one of these new Carmel Apartments the issue the local governments need to discuss are build quality & price." need a way to edit

                  4. As a resident of one of these new Carmel Apartments the issue the local governments need to discuss is build quality & price. First none of these places is worth $1100 for a one bedroom. Downtown Carmel or Keystone at the Crossing in Indy. It doesn't matter. All require you to get in your car to get just about anywhere you need to go. I'm in one of the Carmel apartments now where after just 2.5 short years one of the kitchen cabinet doors is crooked and lawn and property maintenance seems to be lacking my old Indianapolis apartment which cost $300 less. This is one of the new star apartments. As they keep building throughout the area "deals" will start popping up creating shoppers. If your property is falling apart after year 3 what will it look like after year 5 or 10??? Why would one stay here if they could move to a new Broad Ripple in 2 to 3 years or another part of the Far Northside?? The complexes aren't going to let the "poor" move in without local permission so that's not that problem, but it the occupancy rate drops suddenly because the "Young" people moved back to Indy then look out.

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