MICHIGAN CITY A downtown station area with a historic station facade and close proximity to Lake Michigan frontage could see new opportunities for infill, adaptive reuse, and increased density along prime waterfront areas. Introduction
Station Area | County Comparison
The Michigan City 11th Street TDD, as part of the Double Track project, includes a new station and parking garage that could transition to joint development over time. The 11th Street Station is thought of as the southern anchor for new investment downtown. Michigan City and NICTD are also jointly improving the 11th Street streetscape as part of the rail project. Significant road and rail infrastructure investments will improve this area’s development potential and increase demand for various land uses. The area’s walkability and anticipated increased ridership will strengthen existing small businesses and attract new employers and residents. that will work interdependently with increased ridership and investment in this area. Significant public infrastructure investment and active support of the project sends a positive message to the development community. City Economic Goals: • Support development and redevelopment of architecturally significant structures that attract good employers and increase the city’s value • Focus attention on improving older established areas of the city where it costs less to build • Bring vibrancy and pride back to neighborhoods that may have felt forgotten or neglected • Work to make Michigan City a thriving community that is able to compete globally for commerce and quality of life
38 • Northwest Indiana Transit Development Districts
Population Change
Relevant Planning: RDA TDD boundaries (ongoing), 11th Street Streetscape Plan (2020), Momentum Plan (2018), NWIN RDA Comprehensive Strategic Plan (2016), North End Plan (2007), Zoning Ordinance (2011 as amended) Zoning Ordinance Review: Michigan City has a 2011 zoning ordinance that includes a form-based code within a one quarter-mile radius of the South Shore station and a zoning overlay for Franklin Street. As the TDD district expands along the Franklin Street Corridor, this form-based overlay may require updates. It is anticipated that limited modifications are needed pertaining to new uses not contemplated within this code, employment uses, and other changes to support development. Public Engagement: To kick off the study of the Michigan City 11th Street TDD station area, a community bus tour and leadership work session were held in August 2019. An “On-YourOwn Gallery” made information available to the public to access and review throughout June 2021. In June 2021, a hybrid in-person and virtual public engagement session was held via Zoom video conferencing and Facebook Live, and 25 community members attended the session. The session was also posted to YouTube, which received 400 views. Materials from this engagement session were also posted to the project website.
What do you think are the top three economic development opportunities for the future Michigan City 11th Street station area and TDD?
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More businesses, restaurants, and things to do
Attracting new people to my community, to work, live, and visit
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Momentum: Michigan City 2040 Comprehensive Plan (2018)
Momentum: Michigan City 2040 Comprehensive Plan (2018)
Efficient access to the South Shore rail into Chicago
Proposed boundaries presented to the public with public and community leadership input.
Lake Michigan Gateway Implementation Strategy (2014)
South Shore Double Track
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Boundary Strategy
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Land Use: Community Anchors, Commercial, and Residential 12
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40 • Northwest Indiana Transit Development Districts
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City Plans and Areas of Interest Michigan City has continued to invest in its historic downtown and has planned for continued revitalization in the area. Michigan City’s waterfront has been included in previous plans such as the Lake Michigan Gateway Implementation Strategy and the Comprehensive Plan. Properties adjacent to the planned 11th Street station have also been considered for redevelopment in conjunction with the new station. Other areas of interest include additional waterfront properties, several other city-owned properties, and a southern portion of the Franklin Street corridor near Ames Field.
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Vacant, Underutilized and Publicly-owned Land Several vacant or underutilized and publicly-owned properties exist near the Trail Creek waterfront, offering great redevelopment potential for Michigan City’s waterfront. The former St. Anthony/Franciscan Hospital and associated parking lots also offer the potential for reuse. The former Memorial Hospital property is now a clear site owned by the city and is ready for redevelopment. In addition, there are numerous properties under consolidated ownership that could be aggregated and developed over time. There is ample opportunity for the TDD to strengthen downtown and catalyze TOD reinvestment south of the street.
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Land Use Existing land use patterns can inform opportunities for future investment that is compatible and complementary for the community. Major community anchors for the 11th Street station area included the Lighthouse Place Premium Outlets, the Franklin Street corridor, the YMCA and Elston Center, and Blue Chip Casino and Washington Park Marina on the north side of Trail Creek. Franklin Street is the major commercial corridor through the city. Michigan Boulevard is another commercial corridor, and the Lighthouse Place Premium Outlets is a major commercial destination. Tight, urban neighborhoods exist beyond the Franklin Street corridor and account for much of the land area to the south and east of the proposed station on 11th Street. The city sees many opportunities for walkable TOD south of the station.
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Due Diligence The analysis required for creating the boundary focused on floodplains and flood zones; land use patterns, including community anchors (destinations such as schools, parks, city halls, churches, etc.), commercial areas and corridors, residential neighborhoods near these places of activity, agricultural or preserved land, industrial land, and vacant or underutilized and publicly-owned land; TIF Districts and Opportunity Zone boundaries; and previous planned areas or other areas of interest identified by the city. Locating land uses and destinations in the station area provides a sense of where generators of economic activity, community gathering, and employment opportunities currently exist in the community. Locating vacant or underutilized and publicly-owned land and other areas of interest helps identify sites that may have a low barrier to redevelopment or have already been considered for redevelopment by the city and suggest where future development and investment could occur.
City Plans and Areas of Interest
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Washington Park Marina Trail Creek NIPSCO
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Lighthouse Place / Prime Outlet Mall
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YMCA and Elston Center
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TOTAL ACRES: 311 ACRES Boundary Summary The resulting TDD boundary for the Michigan City 11th Street TDD station area focuses on three future investment strategies: Waterfront, Infill Development, and Adaptive Land Use. The amount of underutilized and publicly-owned lots near the waterfront offers a great opportunity to establish a gateway for the city and a mixed-use district and recreation areas along Trail Creek. Several small infill sites or underutilized parking areas are available throughout the city, especially along Franklin Street, that could be redeveloped to complement the city’s existing fabric. Downtown Michigan City has numerous older structures that could be re-purposed for new uses in a way that maintains its history as a community and supports more relevant uses. Traditionally much of downtown’s investment has occurred north of 11th Street. The investment in a new station can catalyze development south of 11th Street and create opportunities to enhance the revitalization of Downtown Michigan City.
WATERFRONT
INFILL DEVELOPMENT
South Shore Double Track
ADAPTIVE LAND USE
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