Ball State University identifies 5 Village sites for potential development

MUNCIE, Ind. — Ball State University has identified five properties in The Village retail-residential district adjacent to campus as targets of future development.

The university disclosed plans at a board of trustees meeting last month to spearhead efforts to revitalize the area, where three restaurants have closed recently in addition to several already empty storefronts.

Since the meeting, the university sent a request for information to more than 50 developers that identifies five project sites as "catalyst project opportunities."

The sites, all controlled by Ball State, are:

• The entire city block at the northeast corner of McKinley and University avenues, directly south of the McKinley Avenue Parking Garage. Half of the area is greenspace, about a fourth is used as storage by the contractor constructing the new Health Professions Building, and the other fourth is parking for The Village.

• Three-fourths of the city block at the southeast corner of McKinley and University. The only property Ball State doesn't own in that block is a row of buildings including an empty one that formerly housed The Flying Tomato, The Locker Room Bar and Two Cats Cafe, which closed in recent months.

• A former branch bank office, now occupied as the leasing office for BSURentals, a property management company for student rentals, at the southwest corner of University and Martin Street, across the street from the former Scotty's Brewhouse. It takes up nearly a quarter of a block.

• Nearly the entire city block at the southeast corner of Martin and North Street, across the street from the back side of The Village Promenade student apartment complex. Some of the property is currently being used as free, two-hour parking for patrons of The Village. Ball State also controls the half block east of this site, another possible development location.

• About a quarter of a block fronting Martin Street, one block north of University Avenue and a half block north of a Jimmy John's restaurant. The property will be directly across Ashland Avenue from the new biology/chemistry building Ball State is building and a block south of the new Health Professions Building that is nearing completion. Its current use is student rental housing.

Ball State plans to replace two apartment complexes on the periphery of campus, Anthony and Scheidler, that are more than 50 years old and that accommodate upperclass single students, students with families, faculty and staff.

"We will evaluate the timing of removing these apartment units in conjunction with the selected development proposal(s), as we prefer to replace these apartments with future developments on the (five) project sites identified within this RFI," the request for information says.

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Elsewhere, the request states, "We envision these targeted sites as suitable for future commercial, residential, or mixed-used development consistent with a healthy village district. The Village should be a unique and special destination that attracts students, faculty, employees and visitors alike."

The university might not own all of the future projects, but wants to ensure they are consistent with its goals.

"If properly executed, these catalyst projects are expected to spur additional investment in this part of the city and will lead to other opportunities which help reinforce Ball State's physical connection to the rest of Muncie," the request says.

"These project sites will likely include a mix of private development projects with some public/private partnership opportunities," the request continues.

If the Ball State catalyst projects include new retail/commercial space, "they better add more parking," said Todd Donati, director of the Muncie Redevelopment Commission. The city zoning ordinance requires off-street parking for new apartment projects.

Though there are several empty storefronts on the main drag of the Village (University Avenue), Ball State's request for information notes 11 significant accomplishments in The Village district during the past four years:

BSU spearheads: Plan to revitalize The Village

• The city created a tax increment financing district that earmarks some of the property taxes generated by new development to fund public improvements in the district.

• Construction of a 311-space, city-owned parking structure within the Village Promenade apartment complex. (Most of the spaces are dedicated to Promenade tenants. Sixty or so remaining spaces are available on a daily basis but  fill up quickly every day by Village employees and nearby residents, Donati said. The city's $5 million debt on the garage is scheduled to be paid off by 2038. The city and BSU created 120 or so one-hour and two-hour free parking spaces, both on- and off-street, in connection with the Promenade project).

• Completion of the $55 million Village Promenade private development, including 20,000 square feet of commercial space and 522 beds of new student housing.

• City adoption of a Village zoning-overlay district that establishes development standards to create a walkable, bikable and sustainable neighborhood. The standards apply to signage, landscaping, building materials, green roofs, rain gardens, outdoor dining, street lights, sidewalks and other construction.

• New streetscape along University, including sidewalk upgrades and new street lights.

• Reconstruction of Martin Street between The Village and White River Greenway into a a walkable, bikable boulevard with new sidewalks, street lights and landscaping.

• Ball State's commitment to its new East Mall, a bicycle and pedestrian network that will link campus to The Village.

• Construction of two new academic buildings, to replace Cooper Science Complex, at a cost of more than $150 million one block north of The Village, bringing thousands of students closer to The Village daily.

• Completion of the new Martin street townhouses two blocks south of The Village. Phase one was completed last year, phase two will conclude this year, adding 42 beds of student housing.

• Designation of the district as an Opportunity Zone, providing long-term tax incentives to investors.

• Exploration of a university and hospital employee housing incentive program.

Contact Seth Slabaugh at (765) 213-5834 or seths@muncie.gannett.com