SRC Approves Main Street Analysis

(posted Dec 17)

The decision to hire Browning Day Mullins Dierdorf to conduct a Main Street analysis for $36,500 created a division among the Speedway Redevelopment Commissioners at their December 15 meeting. The decision ended in a 3-2 vote, with Commissioners Ron Fisher and Benny Grove dissenting.

Mansur Real Estate Services President Chuck Cagann recommended hiring the firm as an "extra set of eyes" to examine Main Street buildings for preservation or demolition. The Urban Land Institute and the Old Speedway City Neighborhood Association recommended preserving more buildings that what is shown in the master plan, designed by American Structurepoint.

Fisher thought hiring the firm was like "switching canoes in the middle of the stream." Cagann disagreed and said it is needed as a marketing tool so the SRC can make the "best possible decisions."

Fisher wanted to wait 30 days to have more time to review the Main Street analysis proposal, saying "I don't think we need another analysis on the fish store." Fisher thinks personal observation is sufficient because some of the buildings are in poor condition.

SRC Executive Director Scott Harris said that American Structurepoint has done a "phenomenal job", but he had concerns because "the reality is that their plan essentially suggested that most buildings on Main Street be demolished. I think if you get them involved in this and they come back and say, 'well these four need to be demolished,' some people will say that is what they wanted to do all along."

Harris thinks a need for analysis is becoming more critical for the 1500 and 1600 blocks of Main Street if the commission continues to work with the assumption "that the round about is to be completed by May 1, 2010."

Commissioner Steve Bishop said he first thought the idea to perform the analysis was a duplication of services. He said he changed his mind after listening to Cagann's presentation. Bishop thought it would be an advantage to have a third party analysis rather than giving the SRC's opinion, even when observation shows that a structure is beyond repair.

Grove voted no, stating he felt the proposal's steps four, five and six were duplication. He wanted the option to review those steps later and requested adding that option to Commissioner Bill Jones' motion to accept the contract.

Jones declined to withdraw his motion, suggesting that Grove make a motion for a separate vote. Grove did not take any further action.

As far as Cagann was concerned, the analysis "can't be done too early" because Mansur Real Estate is engaged in talking with investors about Main Street. He was also concerned about parking since it is a major component of plan. He said a surface lot takes up too much land.

He said a more detailed building design plan is needed than what was created for Speed Zone 1 and 2 development standards. "SRC needs to cast the images of what Main Street is really going to be," he said. He emphasized that the design guidelines will help protect property values.

Cagann described the southern and east side of Main Street as lacking any type of architectural nomenclature except for 1201 and 1255 Main Street.

Cagann said the SRC is now looking at the opportunity of having its first major frontage if Praxair sells the green space at 1501 Main Street.

Mansur also discussed a time line, saying the centennial at the IMS is not directly tied to the project, serving only as a target date, but they need to deliver the first phase of the program by 2011. He also discussed plans for the IMS to host the final Super Bowl party, but indicated he was not fully aware of all of the logistics.

His goal is to have "a series of the uses that have made an indication to us that they would be interested in moving into Speedway in here at that time so they can celebrate that along with the town." He would also like to have ten commitments by 2011 in order to make announcements about those groups moving into the Speed Zone. He expected the educational component of the redevelopment to occupy about 70,000 square feet.

The one hour forty minute meeting ended with no claims to be paid.