City Council, RDC look to future project funding

Unlike Marty McFly and Doc Brown in a souped-up DeLorean, Greencastle officials looked to the future on their own during a special joint meeting of the City Council and Redevelopment Commission.

Using Mayor Bill Dory’s draft list of potential redevelopment projects within the TIF (tax increment financing) area or serving the TIF area, city officials focused on a couple of ideas that might yield those long-sought-after additional rooftops that add to the tax base and more than likely school corporation rolls.

Two potential projects would require the city to annex land into the city to facilitate potential housing developments.

One idea would extend Zinc Mill Road south to U.S. 231 (coming out near the Lutheran church) to open new acreage for housing development while providing alternate transportation access routes as well. The road extension is actually suggested as part of the city’s proposed thoroughfare plan within the comprehensive plan.

The total property that would likely have to be annexed into the city prior to undertake the project is estimated at 4,400 feet, according to the draft document, at a cost of $3.5 million including water and sanitary sewer work.

Councilman Dave Murray seemed intrigued by the potential project, asking how many residential lots such a development might translate into.

One 80-acre parcel out there that was proposed back when Mike Harmless was mayor in the early 1990s was to be 200-250 homes, depending on lot size, Mayor Dory said.

A second potential project that would need land annexed into the city would be an extension of CR 300 East from CR 225 South to State Road 240 to open new acreage for housing development east of the present city limits.

The road extension is proposed as part of the city thoroughfare plan within the comprehensive plan. The property that would likely be annexed into the city prior to undertaking the project is approximately 3,300 feet.

The estimated cost is listed as $2.75 million, including water and sanitary sewer work.

”A big block of acreage” exists there, Mayor Dory said, “which might be attractive to developers.”

“From a practical standpoint,” the mayor added, “both are opportunities.”

Residential growth south and east, it was reasoned, might be attractive to couples in which at least one spouse commutes to Indianapolis.

“I would rather travel 231 than 240, it’s a lot safer,” Murray said, expressing his preference for the Zinc Mill Road extension idea.

“If we can afford it,” Murray added later, “I’m very intrigued by the Zinc Mill Road extension.”

Murray said the city’s investment in such a plan -- proposed as $3.5 million for infrastructure extensions -- would be equal to one year of TIF proceeds controlled by the RDC.

Another idea for potential development is a proposed extension of either Fawn View Drive or Judson Drive north to Albin Pond Road as proposed within the city’s comprehensive plan. It would be an approximately 1,900-foot extension at an estimated cost of $1.6 million for water and sanitary sewer improvements.

“The trigger has not been pulled,” Mayor Dory assured, indicating everything is still in the discussion stage but noting that “punching through” one of those roads to Albin Pond Road could possibly be done in partnership with a developer.

“A little bit of it got developed with Glenview,” Dory added, “but it stopped.”

Meanwhile, as part of providing additional parking downtown and creating more potential housing space, the an area across from the Inn at DePauw has been targeted. The site of the former Domino’s Pizza and the block containing the old Ashley Square development and DePauw security office could be turned into 50-100 units of apartments while providing parking and potentially a parking garage to aid future development of the downtown area.

City Council President Mark Hammer reminded the group that they were looking “big picture” to potential future planning.

“All of this is looking out a number of years,” Mayor Dory agreed, praising the RDC for having foresight with funding a number of projects over the years since the TIF district was first formulated to improve the Putnam County Airport with the arrival of Crown Equipment Co.

No official action was taken on the redevelopment plan Thursday night. The mayor said there is still time to add or delete to it before it becomes an official document.

That will require a declaratory resolution by the RDC to be forwarded to the City Plan Commission to assure it is in agreement with the comprehensive plan. From there, it would be passed onto the City Council by Plan Commission recommendation. The Council would then hold a public hearing before adopting the plan.

There is no pressing timeline, the mayor assured. “We’d like to keep it moving and maybe get it done the first quarter of next year.”

The current plan was last amended in 2015. The original plan was put together in 1995 with several amendments between 1995 and 2015.

Proposed projects may be removed or added to the plan, while potential projects included in the plan can be completed through 2040, Dory has said, alluding to the final year for control of TIF funds generated by the TIF district.

Projects in the plan are broken into three areas -- those being worked on now; projects that have been talked about at least a little bit, some with the likelihood of completion over the next couple of year, and new projects to be added to the plan.

“This is an initial draft,” Dory said, “a laundry list of activities we may want to consider. I’m sure in another three or four years the plan will be amended again.”

Projects under way and/or committed to by the RDC:

-- Construction of Calbert Way and related infrastructure.

-- Community Center/YMCA project.

-- Zinc Mill Road improvements (under construction - INDOT grant in place for project).

-- Locust Street improvements (under design - INDOT grant in place for project).

-- Downtown parking lot at the northeast corner of Indiana and Columbia streets (under design).

-- GMS driveway improvement (under design; intended for inclusion in 2020 sidewalk projects).

-- GHS possible new parking lot entrance from Washington Street (under design).

-- People Pathways Next Level Trails Grant match (grant application submitted; program on hold).

-- Wayfinding signage project (in fabrication).

-- 2020 payment for Ballard farm acquisition (final payment made in January).

-- Big Walnut Sports Park boys’ field parking.

Other potential plan projects over next several years:

-- Additional sidewalk segments along Indianapolis Road – Greenwood Drive (just east of Auto Zone) to Longcastle Drive; Greenwood to Judson Drive; Judson to Longcastle.

-- Construction of a frontage road for commercial sites at the Ballard farm property.

-- Fillmore Road storm drainage improvements.

-- Local match for Jackson and Washington water line. Commitment has been shared with INDOT.

The following proposed projects listed below are located in the Economic Development Area (EDA) or directly serve the EDA. The city will continue to pursue matching grant opportunities from state and federal resources and other partnerships to support the projects.

-- Financial support for the purchase of new fire trucks – two pumpers and one aerial tower -- to serve businesses located in the EDA.

-- Additional downtown parking in support of downtown mixed use and/or housing development.

-- Improvements to Big Walnut Sports Park such as additional fields, restrooms, lighting, concession stands, ADA access, sidewalks, dugouts, bleachers and other related projects to maximize use of the park and promote visitor/tourism use.

-- Improvements to Robe-Ann Park, beyond those funded by the bond issue, following the master plan for the park.

-- Installation of decorative street lighting on North Jackson Street to be installed as part of or after the U.S. 231 reconstruction project.

-- Construction of a child care center on the community center campus to help serve employees/families of major employers located in the EDA.

-- Financial support for construction of a new Area 30 Career Center on the community center campus, including an adult training center to support major employers in the EDA.

-- Financial support of partnership projects with Greencastle Community Schools to encourage students to pursue careers that could lead to jobs with employers located in the EDA.

-- Improvements to Round Barn Road from Indianapolis Road to the city limits, including storm drainage, curbs, gutters, sidewalks and other infrastructure. Road is considered an important transportation connection to the EDA.

-- Installation of sidewalks along one or both sides of Jackson Street from south of Hanna Street to Sunset Drive.

-- Installation of a 12-inch water line along Calbert Way from SR 240 to CR 200 East to provide water service for industrial zoned property north of Calbert Way and to provide a redundant water loop connection between existing water lines.

-- Financial support for the installation of a larger generator at the water treatment plant in support of water service and fire protection for businesses located in the EDA.

-- Development of a neighborhood park on the site of Jones School if a portion of the property can be acquired from the county.