TRAIL SIDE ON MASS AVE (http://rileyarea.org/blog/2010/07/current-projects/trail-side-on-mass-ave/)

Riley Area Development Corporation


PROJECT LOCATION The project is located at 875 Massachusetts Avenue, Indianapolis, IN 46204, in Marion County.


PROJECT & UNIT DESCRIPTION

Creates 69 units of affordable housing with common areas for services and meetings. The development is located in the heart of downtown Indianapolis.

The rent levels for the project will be as follows: thirteen (13) units set aside for households at 30% area median income (“AMI “); sixteen (16) units of 40% AMI rent level; sixteen (16) units of 50% AMI rent level, and twenty-four (24) units of 60% AMI rent level. All sixty-nine (69) unit sizes are one bedroom units. Project also includes first floor retail and office spaces.

RADC and Monument Realty and Management (“Monument”) serve as co-developers.

AMENITIES Quality components such as underground parking for building tenants, lot lighting, energy efficient appliances, and other support services were designed into the project to meet development quality issues.

The resident activity room and community services space serve as the focal point for the multitude of services. All of the services and amenities of downtown Indianapolis are within close proximity to the project site. Located within walking distance of the development are state and local government and other major employers, grocery stores, restaurants, beauty and barber shops, service stations, places of worship and community parks, the Colt’s and Pacer’s stadiums and IUPUI campus.

AREA NEEDS This project engages the Boner Center, Mental Health America of Greater Indianapolis, and the Center Township Trustee to assist residents to address barriers to their own economic well-being.

COMMUNITY DEVELOPMENT Trail Side on Mass Ave supports the economic progress already made in Marion County by creating jobs during the construction phase, in the operation of the building and in adding 69 units of quality affordable housing. The project also secures several key service providers, the Boner Center, Mental Health America of Greater Indianapolis, and the Center Township Trustee.


UNIQUE FEATURES

Location Offers the opportunity to access the exciting multitude of services and amenities of downtown Indianapolis by stepping out your front door. The new Cultural Trail is right out your front door, restaurants, shopping, entertainment, the Colt’s and Pacer’s stadiums, museums, IUPUI, grocery stores, services, restaurants, shopping are all within walking distance.


No need to rely on transportation The proximity of this downtown location, combining affordable housing and access to support services, offers a unique opportunity in this prime setting. All residents, in particular very low income residents, can access via walking or a bicycle, thousands of entry level jobs. Dependence on a car or public transportation, in arriving for an early, late, split shift, or even multiple part time jobs that many hospitability and entry level jobs require, is much easier at this location.

Partnership with the Center Township Trustee This marks the first time the Center Township Trustee, charged with helping those in dire need in Center Township, has directly partnered in developing affordable housing.

Access to the Cultural Trail Another truly unique amenity, the Cultural Trail is right out the front door of Trail Side. The City of Indianapolis is spending over $25 million to construct the Cultural Trail. This trail connects the city’s six cultural districts and the Monon Trail. People can walk, bike, and run on this trail to get anywhere in the city. The trail offers safer bike and foot travel downtown because of the creation of paths for bikes and pedestrians. It encourages exercise because of its availability and proximity.

Catalyst for Development on the Eastern portion of Mass Ave Spurs the development of this under developed eastern end of Mass Ave. Clearly the Davlan has become a vibrant center of economic and housing activity.

Work begins on mixed-use Trail Side on Mass Ave (http://www.ibj.com/property-lines/2011/02/24/work-begins-on-10m-trail-side-on-mass-ave/PARAMS/post/25509)

IBJ.com
February 24, 2011

Construction began this week on Trail Side on Mass Ave, a four-story apartment and retail project by Riley Area Development Corp and Monument Realty. The $10-million project will feature 11,000 square feet of retail space on the first floor, and 69 one-bedroom apartments on the upper floors, along with an underground parking garage. Funding came from multiple sources including Housing and Urban Development, Indianapolis Housing Agency, Indiana Housing and Community Development Authority, National Bank of Indianapolis, Indianapolis Neighborhood Housing Partnership, Local Initiatives Support Corporation and Alliant Capital. The architect is A2SO4. The project is slated for completion by the spring of 2012.



http://a2so4.com/wp-content/gallery/trailside-at-mass-ave/w_trailside_02.jpg

http://a2so4.com/wp-content/gallery/trailside-at-mass-ave/w_trailside_03.jpg

http://a2so4.com/wp-content/gallery/trailside-at-mass-ave/w_trailside_01.jpg

https://lh4.googleusercontent.com/_weBy68KZy-I/TYDvBEafT8I/AAAAAAAAE8g/-BU2PF2DXAA/s1000/Screen%20shot%202011-03-16%20at%201.00.07%20PM.jpg

https://lh6.googleusercontent.com/_weBy68KZy-I/TUByy8-iHJI/AAAAAAAAE38/66rXzdlwOco/s1000/photo%201.JPG

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https://lh4.googleusercontent.com/_weBy68KZy-I/TYDl7u1dgGI/AAAAAAAAE74/x_ZuwZr2QBY/s1000/photo%204.JPG

https://lh5.googleusercontent.com/_weBy68KZy-I/TYDpfcG34YI/AAAAAAAAE8c/GvdGCWKIqWQ/s1000/photo%203.JPG

Some pics of the demolition for the Trailside

http://farm6.static.flickr.com/5215/5512241384_db094f0ee8.jpg

http://farm6.static.flickr.com/5020/5512246404_f465f56d50.jpg

http://farm6.static.flickr.com/5054/5512244428_f7c8874ee4.jpg

I walked the site Sunday. Not much left to demo.

That first pic looks like the sky is on fire!

https://lh4.googleusercontent.com/_weBy68KZy-I/TYExO80jU-I/AAAAAAAAE-0/0LxO2UW1M4g/s1000/photo%203.JPG

https://lh4.googleusercontent.com/_weBy68KZy-I/TYEyarskY2I/AAAAAAAAE_U/J8WI8VcXm-w/s1000/photo%204.JPG

https://lh4.googleusercontent.com/_weBy68KZy-I/TYExOp8Mr7I/AAAAAAAAE_M/f2BwCJSz8I4/s1000/photo%202.JPG

https://lh5.googleusercontent.com/_weBy68KZy-I/TYEwsR4a_HI/AAAAAAAAE_Q/xKto_phREVk/s1000/photo%205.JPG

https://lh5.googleusercontent.com/_weBy68KZy-I/TYEwrQp6jzI/AAAAAAAAE-0/KM_T_XUzdjg/s1000/photo%202.JPG

https://lh5.googleusercontent.com/-xMLci53jXhs/TigXpLL4ZhI/AAAAAAAAFDk/5HRdJiDXDqY/s1000/photo%2525204.JPG

https://lh6.googleusercontent.com/-vOjqX816zfw/TigXpV3Q7TI/AAAAAAAAFDg/hg5_UCbO9PU/s1000/photo%2525205.JPG

I haven't been to downtown Indianapolis in a few years, and I'm sure things have changed quite a bit. I'll need to get down there again this season. That Trail is looking great!

http://i156.photobucket.com/albums/t36/dcesar716/IMG_1106.jpg

They're making progress on the second floor now. You can start to see the building sticking up a little as you drive by on I-65 / I-70.

Trailside update 01/05/2011
https://lh4.googleusercontent.com/-ILXACDksE_M/TwYidHSNesI/AAAAAAAAFLM/f6hHVJTA8zw/s800/photo%2525204.JPG

https://lh6.googleusercontent.com/-pbfZW2MDdfY/TwYicshhNjI/AAAAAAAAFLM/iIEjMzftpKQ/s800/photo%2525203.JPG

https://lh4.googleusercontent.com/-Vpb2IpVhKJc/TwYibzI6_xI/AAAAAAAAFLM/c3jLou-iNDo/s800/photo%2525201.JPG

The pics really put into perspective the change that Trailside will have to that end of Mass Ave. Going to make a huge difference.

^^ ForSure ! Hopefully it removes some of the Stigma so many people seem to have about crossing College to go to that far east end of the Avenue. With the Trail pretty much done over there, and the Monon's nicely Renovated connector under the interstates, that area is finally looking up. Who knows, Maybe one day there will be something more properly suited for that Hood in the Coca Cola Building Space.

Sheetrock going in at Trailside.
https://lh3.googleusercontent.com/-IVW6f2Ikt4I/T1FKW1HebRI/AAAAAAAAFow/3uMXXSihJpA/s732/20120302_173023.jpg

https://lh3.googleusercontent.com/-6acNTu_uR14/T1FK-zKqPCI/AAAAAAAAFpA/JGwsmXJNF6g/s549/20120302_173227.jpg

From last Friday
http://farm6.staticflickr.com/5331/7060836959_f3397e669d_z.jpg

Looking Good, I'd be pissed if my windows were that small though. That seems to be a problem i've noticed a lot in recent development, perhaps people opt out for smaller ones to maximize floor plan potential ad or energy savings, but at the same time, if i was living downtown, I'd want a decent view.

The just took down the construction fence around trail side... Revealing that they screwed up the grade making the store fronts 6-8 inches above the trail level. To fix the problem they really screwed up the cultural trail by putting in a curb and raising the walking side 6-8 inches. All of the mechanical that was already installed is now 6-8in too low. Access to the store fronts is all messed up. I feel cheated.

Wife and I rode through there today and I wondered what was going on there.... Hopefully they can salvage it and make it not look so stupid.

The division between the bike and pedestrian sides of the trail look like they might be able to add something to make it look like they meant to offset the elevations, but it will take some crafty workmanship to get there.

I'd bet a gazillion dollars that the buildings elevations were built to spec, and the cultural trail contractors ignored the specs and just pushed thru. You can see similar elevation problems all over the cultural trail.

A good example: every crosswalk on Washington collects inches of water every rainfall. The crosswalk ramps were installed below sewer drain grade. It's freakin ridiculous.

screw up aside, I think that this is a very solid and attractive project that is going to really breathe a lot of life into the east-end!

I do agree with that Cory. It is quite imposing. If you take the Monon down to 10th street and jog over to the Cultural Trail, when you round that corner and see the Trailside directly in front of you, its huge. It makes a big impact on the street.

Even if they screwed something up, if the design can be salvaged, this will be a big plus for that end of Mass Ave

I'm anxious to see what this project as well as the completed 707 North and Spring Street condo projects do for the buildings/parcels bound by the inner loop, College, North and Mass Ave. It's dominated by Mayflower and a storage place (I believe) but some of the structures are really cool (especially that long brick building that fronts along Spring Stree north of North Street). This could make for a great industrial building residential neighborhood and the proximity to Mass Ave and access to 65/70 would make living right there attractive. Also, those parcels are outside of any IHPC district, so beuiling vertical would definitely be an option.

I still don't think their half-assed curb is an acceptable solution. Take a min and go walk it... It doesn't make any sense.

I'd bet a gazillion dollars that the buildings elevations were built to spec, and the cultural trail contractors ignored the specs and just pushed thru. You can see similar elevation problems all over the cultural trail.

A good example: every crosswalk on Washington collects inches of water every rainfall. The crosswalk ramps were installed below sewer drain grade. It's freakin ridiculous.

I'm not so sure. If you'll recall, there was another building there before the Cultural Trail was built. And then when the trail was put in over a year ago, it lined up with that building perfectly. (Then they tore that building down to build the new one, of course.)

Obviously whoever planned or built the new building used a different elevation than was previously there. I just hope it was a conscious decision, not an idiotic oversight by the designer or construction crew. Hopefully that new elevation is an improvement somehow, somewhere, even though it totally shits on the Cultural Trail.

But I don't think that's the case. I think someone fucked up with the new building.

(Originally posted by EddieB317) In this one you can see how the old building lined up fine :
https://lh6.googleusercontent.com/_weBy68KZy-I/TUByy8-iHJI/AAAAAAAAE38/66rXzdlwOco/s1000/photo%201.JPG

In this one you can see how the architect imagined the new one lining up:
http://a2so4.com/wp-content/gallery/trailside-at-mass-ave/w_trailside_02.jpg

Aw man, I know exactly which brick building you're talking about.. I've been fascinated by how cool it is for over a decade now. I walked it once uears ago with a principal at the Acorn Group and he had some interesting ideas.. unfortunately he died at his desk yesterday morning. Wonderful man if you know who I'm talking about. Odd coincidence that you brought it up.

I'm anxious to see what this project as well as the completed 707 North and Spring Street condo projects do for the buildings/parcels bound by the inner loop, College, North and Mass Ave. It's dominated by Mayflower and a storage place (I believe) but some of the structures are really cool (especially that long brick building that fronts along Spring Stree north of North Street). This could make for a great industrial building residential neighborhood and the proximity to Mass Ave and access to 65/70 would make living right there attractive. Also, those parcels are outside of any IHPC district, so beuiling vertical would definitely be an option.

Damnit... who do I make the gazillion dollar check out to?

I'm not so sure. If you'll recall, there was another building there before the Cultural Trail was built. And then when the trail was put in over a year ago, it lined up with that building perfectly. (Then they tore that building down to build the new one, of course.)

Obviously whoever planned or built the new building used a different elevation than was previously there. I just hope it was a conscious decision, not an idiotic oversight by the designer or construction crew. Hopefully that new elevation is an improvement somehow, somewhere, even though it totally shits on the Cultural Trail.

But I don't think that's the case. I think someone fucked up with the new building.

(Originally posted by EddieB317) In this one you can see how the old building lined up fine :
https://lh6.googleusercontent.com/_weBy68KZy-I/TUByy8-iHJI/AAAAAAAAE38/66rXzdlwOco/s1000/photo%201.JPG

In this one you can see how the architect imagined the new one lining up:
http://a2so4.com/wp-content/gallery/trailside-at-mass-ave/w_trailside_02.jpg

Damnit... who do I make the gazillion dollar check out to?

You can just build a streetcar system downtown, a rail line to airport, rebuild all the roads to be complete streets, move all the jails, tear down the Villagio, and we're square. :)

Get rid of the DiRemini while you are at it!

Speaking of contractor screwups, they sided parts of CityWay last week, discovered they had used the wrong colors in the wrong areas, pulled it all down, and are residing today. how hard is it to read a blueprint?

As far as spending my gazillion dollars.. screw all your suggestions. 3 words: Howler Monkey Habi... nevermind.

Well, there is definitely room for all that tall grass and trees imagined in the renderings... LOL

http://farm8.staticflickr.com/7086/7174442784_b33999cd19.jpg (http://www.flickr.com/photos/k2h/7174442784/)
Indiana Trip - May 2012 120 (http://www.flickr.com/photos/k2h/7174442784/) by k2h2007 (http://www.flickr.com/people/k2h/), on Flickr

http://farm8.staticflickr.com/7219/7174443566_564b42f411.jpg (http://www.flickr.com/photos/k2h/7174443566/)
Indiana Trip - May 2012 121 (http://www.flickr.com/photos/k2h/7174443566/) by k2h2007 (http://www.flickr.com/people/k2h/), on Flickr

Here are some photos including the mismatched trail front
http://farm9.staticflickr.com/8014/7238231678_a09acbc934_z.jpg

http://farm8.staticflickr.com/7244/7238221614_a51906b2ed_z.jpg

http://farm6.staticflickr.com/5325/7238547156_be2b06db84_z.jpg

I drive by this everyday - I love this project. I think it is SOLID infill, provides a nice contrast to the other structures in the area. I look forward to seeing people out on the balconies and what businesses occupy the first floor. Do we have any idea of signed leases?

I don't know if the gradient issue is that much of a problem, I think one could actually argue that its a more proper design, and respects the right of way on the trail. With the monon being right around the corner, this part of the path could potentially see some decent cycle volume on occasions. i think this kinda defuses the entropy of added development and minimizes impact on the existing neighborhood.

Having said all that, I'd at least throw a ramp in the middle, just to appease the naysayers. Clearly there's already some criticisms.

I don't know if the gradient issue is that much of a problem, I think one could actually argue that its a more proper design, and respects the right of way on the trail. With the monon being right around the corner, this part of the path could potentially see some decent cycle volume on occasions. i think this kinda defuses the entropy of added development and minimizes impact on the existing neighborhood.

Having said all that, I'd at least throw a ramp in the middle, just to appease the naysayers. Clearly there's already some criticisms.

I have wondered if they would have placed the cycling portion of the trail at street grade and elevated the walking portion, would their be as much conflict in certain areas? Also in this specific case, it is a huge distance from one acees point to the other to get to the building from the street. It is like a superblock for the trail.

I heard a rumor about subway. I hope it's just a rumor.

'I'd bet a gazillion dollars that the buildings elevations were built to spec, and the cultural trail contractors ignored the specs and just pushed thru. You can see similar elevation problems all over the cultural trail.

A good example: every crosswalk on Washington collects inches of water every rainfall. The crosswalk ramps were installed below sewer drain grade. It's freakin ridiculous."

Cailes:
You are exactly correct.

If you look at the conceptual elevation image you will see a curb along the trail/street - next to the car's right tires. The City/CT ignored the elevation that TS had already been spec'd at and they didn't install a curb. The end result -creating a two-tiered CT to bring the level up to trailside, was designed by the CT/City engineers. Wouldn't some interim cut-throughs make sense, instead of the long, unbroken planting bed? Sure, but if those cut-throughs are ramps, they violate the CT specs that specify acceptable changes in grade (wheelchair access issue). Ok - how about some breaks with steps? - no - the CT can't have steps because steps require handrails and handrails along a bike path are too dangerous. The building design/construction wasn't "screwed up". A workable solution was implemented that was compatible with what the CT/City had already built, it complied with code, and resulted in acceptable access and a pleasing design. A lot more goes into it than some armchair observers realize.

'I'd bet a gazillion dollars that the buildings elevations were built to spec, and the cultural trail contractors ignored the specs and just pushed thru. You can see similar elevation problems all over the cultural trail.

A good example: every crosswalk on Washington collects inches of water every rainfall. The crosswalk ramps were installed below sewer drain grade. It's freakin ridiculous."

In this instance, the Cultural Trail contractors built those crosswalks exactly to spec. The specs were wrong, and no attempt was made to correct the situation. they just paved on through and ignored what they knew was going to be a problem.

In this instance, the Cultural Trail contractors built those crosswalks exactly to spec. The specs were wrong, and no attempt was made to correct the situation. they just paved on through and ignored what they knew was going to be a problem.

Today, they came out to the Northeast corner of Washington and Pennsylvania and raised the pavement and releveled some stones. Hopefully they'll be doing this in all problem areas.

http://www.indystar.com/proart/20130501/outtoeat02/305010091/yats-move-expand-mass-ave?pagerestricted=1

Yats is relocating to Trailside. They are supposed to open July first.

Can't read the article, but I assume that means the current location is closing.

This is probably good for that end of Mass. Ave. Yats is a lunch destination and a draw. Will be a bit further walk for most people working in the CBD core though.

Nice! Glad to hear that an independent has signed on!