City of Greencastle, Indiana Comprehensive Plan Recommended for Adoption by the Plan Commission on October 1, 2001 Resolution No.: 2001-1 Adopted by the City Council on October 9, 2001 Resolution No.: 2001-34 Ratio Architects, Inc. 107 South Pennsylvania Street Schrader Building, Suite 100 Indianapolis, IN 46204 317.633.4040 www.ratioarchitects.com PREFACE i ii CITY OF GREENCASTLE COMPREHENSIVE PLAN Preface - Foreword & Vision Statement Foreword Vision Statement How should Greencastle manage orderly, long-term growth Through the planning process, the residents of Greencastle and development? Are community services and facilities completed a thorough evaluation of the current adequate to serve current and future populations? Where characteristics of their community and developed a vision should future residential, commercial, and industrial for its future. development locate? Are there sensitive, natural features within Greencastle that need to be protected or enhanced? The participants in the process identified the people of These are just some issues addressed in this Comprehensive Greencastle as the City’s most significant asset. They felt Plan. this asset was reflected in the commitment of individual citizens, churches, and civic clubs to solving community The act of planning reflects the community’s fundamental issues. The participants also felt that small town charm desire for a better future. By completing this update of was an important community characteristic. It was noted the current Comprehensive Plan, the City of Greencastle that this characteristic was enhanced by the location of recognizes the strategic advantage of anticipating change, the community, which allowed residents to access the “big- identifying problems, and capitalizing on opportunities. city” amenities of Indianapolis and Terre Haute but return The Plan seeks to make the most efficient use, as defined home to the small town features of Greencastle. in this document, of investments in land, utility services, Participants in the planning process created a future vision streets, and public parks for the good of the entire for Greencastle that maintained and enhanced the small community. In addition, Greencastle must balance the town character of the City. That vision was a future impact of the built environment with the protection and Greencastle that included: enhancement of the natural landscape and its agricultural heritage. • well-maintained infrastructure In January 2001, Greencastle initiated this planning effort • clean, safe, and affordable homes and neighborhoods to revise and update its 1991 Comprehensive Plan. Since • well-maintained, efficient, and safe streets and the Comprehensive Plan addresses community issues, it sidewalks was essential that citizens have a voice in shaping their • facilities and services for living, working, and community. Public input was vital to creating a plan recreating for residents of all incomes, at all stages which reflects the vision and goals of the community. To of life this end, a Steering Committee of fifteen people was • a well-balanced mix of land uses formed to serve as a sounding board for the community • a well-balanced mix of incomes throughout the planning process. In addition, two public • a system of bicycle and pedestrian routes linking the workshops and interviews with key groups were held to community together gather additional information and ideas from the residents of Greencastle. The planning process generally incorporates three separate but interrelated phases: 1) general data collection 2) public input 3) plan development and adoption This Comprehensive Plan reflects the current and anticipated needs of Greencastle. However, to be effective, this Plan should be reviewed, evaluated, and updated to reflect changing trends, outlooks, and thinking. In this way, the Plan will remain a relevant guide to the future growth and development of Greencastle. PREFACE iii iv CITY OF GREENCASTLE COMPREHENSIVE PLAN Preface - Table of Contents Contents Preface Chapter Five - Growth Management Foreword ............................................................. iii Introduction .........................................................48 Vision Statement .................................................. iii Objectives & Strategies ..........................................48 Table of Contents ....................................................v Small Area Plan Profile .........................................52 Acknowledgments ..................................................vi Infill Development Profile ......................................53 Comprehensive Plan Mandate .................................vi Annexation Evaluation Profile ................................54 How to Use this Document ....................................vii Capital Improvement Plan Profile ...........................55 Target Area Summary ...........................................56 Chapter One - Community Profile Introduction .......................................................... 2 Chapter Six - Transportation History & Setting ................................................... 3 Introduction .........................................................60 1991 Comprehensive Plan Review ............................ 5 Objectives & Strategies ..........................................60 Demographics ....................................................... 7 Airport and Railroad Systems .................................64 Public Input .........................................................13 Truck Routes ........................................................64 Summary .............................................................21 People Pathways ...................................................65 Street Conditions ..................................................66 Chapter Two - Community Goals Thoroughfare Plan Summary .................................66 Introduction .........................................................24 Health, Safety and Welfare ....................................24 Chapter Seven - Infrastructure Quality of Life ......................................................25 Introduction .........................................................72 Small Town Character ..........................................25 Objectives & Strategies ..........................................72 Managed Growth ..................................................26 Water, Sewer, & Stormwater Utilities ......................75 Managed Infrastructure .........................................26 Street Systems ......................................................75 Connectivity .........................................................27 Communication ....................................................27 Chapter Eight - Parks & Recreation Introduction .........................................................78 Chapter Three - Natural Environment Objectives & Strategies ..........................................78 Introduction .........................................................30 Park Standards Profile...........................................81 Objectives & Strategies ..........................................30 Park and Recreation Plan Summary ........................82 Riparian Area Profile ............................................33 Wetlands Profile ...................................................34 Chapter Nine - Community Facilities Natural Environment Summary ..............................34 Introduction .........................................................86 Objectives & Strategies ..........................................86 Chapter Four - Land Use Community Facilities Summary ..............................88 Introduction .........................................................38 Objectives & Strategies ..........................................38 Chapter Ten - University Relations Commercial .........................................................41 Introduction .........................................................92 Residential ...........................................................42 Objectives & Strategies ..........................................92 Industrial .............................................................43 Campus Development Summary .............................95 Institutional .........................................................43 Campus Map........................................................96 Agricultural .........................................................44 Future Land Use Summary .....................................44 Chapter Eleven - Conclusion Objectives Summary ........................................... 100 Capital Improvements Plan Summary ................... 100 Development Review Process Summary ................. 101 PREFACE v Preface - Acknowledgments/Legal Requirements Acknowledgments Comprehensive Plan Mandate The City of Greencastle Comprehensive Plan is the result This Comprehensive Plan is based on community input, of hard work and contributions from many people. A existing land uses, development trends, suitability of land plan that does not involve those it hopes to serve will not uses, economic feasibility, natural land features, and the be as successful as one that does. For this reason, the requirements of Indiana law. residents of the community put forth much effort, thoughts, ideas, goals, and visions. It is appropriate and necessary Indiana statute, Title 36, Article 7, as amended, empow- to give special recognition