Greater East Side rezoning gets initial OK from City Council

Monday, March 22, 2021

A measure to lessen some building requirements and create a Greater East Side zoning district has earned its initial approval from the Greencastle City Council.

Acting at its March meeting, the Council unanimously approved Ordinance 2021-6 on first reading, setting up the potential for adoption on second reading at the Council’s April meeting (7 p.m. Thursday, April 8).

The zoning change comes to the Council with a favorable recommendation from the City Plan Commission, creating an entirely new district with standards not as cumbersome as those already in place in areas zoned Traditional Neighborhood.

City Planner Scott Zimmerman noted that ”a handful of developers” have approached the city about potentially building new homes on lots in the area bound by the centerline of Avenue B on the north, Avenue F on the south, the centerline of Percy Julian Drive on the west and 10th Street/Warren Drive on the east.

Zimmerman said there is the potential for 50 buildable lots along The Avenues, “although it’s not likely to be that number (that’s built),” he said.

Setbacks, lot sizes, ability to provide off-street parking and more make developing many of the current East Side lots unfeasible.

“If every time you try to develop something, you have to go get variances, maybe you need to look at your standards,” City Attorney Laurie Hardwick suggested.

The new zoning district, Zimmerman said, would help promote new construction in the area. For example, the ordinance reduces the minimum size for as single-family structure to 850 square feet on the Greater East Side.

However, the ordinance does not change requirements for multi-family residential construction, discouraging a higher density residential area.

“We don’t want to encourage that out there,” Zimmerman said of the area also known as Commercial Place.

The new zoning district, once adopted, will give city officials a stronger level of review for setbacks, parking and drainage, Zimmerman suggested.

Meanwhile, the changes will not affect current property owners in the district.

“We’ve taken the stance that on any project that comes forward, we’ll look at the drainage,” Mayor Bill Dory interjected.

“Hopefully over time, we can make some improvements out there,” the mayor added.

Dory said that once the new zoning district is in place he expects to see, “one, two or three houses a year (built) for the next several years.”

Zimmerman explained to the Council that he had contacted 220 property owners who live within 250 feet of the district in question when the matter was due to go before the City Plan Commission.

”We had two phone calls and seven people (came to the meeting) with questions about stormwater and parking,” he noted.

Drainage was a major discussion point that night. And Councilman Dave Murray brought it up again at the City Council session.

“So we’re going to allow development without fixing the drainage issues, is that what I’m hearing?” he asked.

City Attorney Hardwick was quick with an answer.

“Development can occur out there right now without it (attention to the overall drainage issue),” she said.

Councilor Veronica Pejril called the East Side “uniquely situated” between industrial and education areas of Greencastle.

The new district, Pejril said, “could be a solution to the housing inventory, especially for new families looking for starter homes.”

Ordinance 2021-6 was passed unanimously on a motion from Murray and a Pejril second.

In other business, the Council:

-- Heard City Clerk-Treasurer Lynda Dunbar announce that April 24 will be Greencastle Dumpster Day with large trash items being collected in the Greencastle High School parking lot from 8 a.m. to noon. Flyers with full details will be sent to city residents in early April. Mayor Dory noted that since the labor that day is volunteer help, he expects those who bring large loads to assist in the unloading process.

-- Heard Councilor Stacie Langdon ask about the timeline on seeing wayfinding signs along U.S. 231, noting that she “keeps hearing positive comments” about the wayfinding signs already in place. Mayor Dory said he is awaiting INDOT approval and some easements before the main entry signs are installed.

-- Passed Resolution 2021-3, amending the Economic Development Plan for the Greencastle Economic Development Area. A Redevelopment Commission public hearing is scheduled on March 31 “to keep the process moving forward,” the mayor said.

Councilors Pejril, Langdon and Murray were joined for the 90-minute meeting by Adam Cohen, Jacob Widner and Cody Eckert. Council President Mark Hammer was absent.

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