Greencastle DePauw Master Plan

Greencastle-DePauw Master Plan

Acknowledgments

Recognition to those entities who participated in the planning process in the creation of the Greencastle-DePauw Master Plan:

Almost Home Restaurant

Big Walnut Bird Club

Breadworks by Bridges

Bridges Restaurant Castle Makers

City of Greencastle - Mayor’s Office

City of Greencastle – City Attorney’s Office

City of Greencastle - City Council

City of Greencastle - Clerk / Treasurer’s Office

City of Greencastle - Plan Commission

City of Greencastle - Parks & Recreation

City of Greencastle - Wastewater & Water Utilities

DePauw University

Don Julio Restaurant

Gobin Memorial United Methodist Church

Greencastle Arts Council

Greencastle Chamber of Commerce

Greencastle Community Schools

Greencastle Cycling Club

Heritage Preservation Society

Inn at DePauw

Lost Hollow Beer Co. Restaurant

Main Street Greencastle

Marvin’s Restaurant

Music on the Square

Prime Real Estate

Putnam County Commissioners

Putnam County Council

Putnam County Community Foundation

Putnam County Convention & Visitors Bureau

Putnam County Development Corporation

Putnam County Board of Realtors

Putnam County Playhouse

Putnam County Public Library

Putnam County Recorder’s Office

Taphouse Burgers

Tenser Hub

The Castle

The Doc’s Inn

The Whisk

Introduction

Purpose of the Greencastle-DePauw Master Plan

To provide a planning process that updates past downtown Greencastle plans and supports the City of Greencastle and DePauw University with detailed community engagement, analysis, and visioning to secure a College and Community Collaboration (CCC) grant from the Lilly Endowment to enhance the quality of life and placemaking in and around DePauw and downtown Greencastle.

Greencastle-DePauw Master Plan

What is a master plan?

A master plan is a collective vision for physical improvements and a “to do” list of actions needed to bring that vision to life.

Who is involved?

The plan is funded by a College and Community Collaboration Initiative grant from the Lilly Endowment, awarded to DePauw University and the City of Greencastle. The University and City hired a team of consultants experienced in urban planning, architecture, and development to lead the planning effort. The consultant team brings nationwide expertise and knowledge of local trends and markets. University staff, students, and community members play an important role in sharing their local knowledge, experiences, and expectations to be incorporated into the plan. Ultimately this plan will shape the next chapter of downtown Greencastle!

What is the outcome?

The goal for this master plan is to identify development projects that can move directly into funding, design, and construction. The University and the City plan to pursue future funding opportunities through the Lilly Endowment to assist in the construction of one or more projects identified by this master plan. The process of obtaining funding, design, and construction can take 3-4 years. This means ideas generated from this planning process could become a part of the Greencastle fabric by 2028!

What is the process?

This plan was executed in a fast-paced design process. The planning consultants started by collecting input from university staff, students, and community members to inform the direction and focus of this study. The Team collected existing studies and market research, and assessed the existing conditions of the built environment of Downtown Greencastle to identify opportunities and challenges for improvements. This information gathering informed concepts for new development and public space improvements. These project concepts were then shared with the public during a community meeting at the Tzounakis Intermediate School for their review and comment to help the project team refine project concepts accordingly.

What We Heard

The Planning Team began this plan-making process through an intensive session of listening to community members.

The Planning Team heard from many voices and viewpoints from the Greencastle community, but recognizes the limitations of the engagement efforts to include all perspectives. Some community members are not interested in engaging, some may not have access to the sources through which surveys and meetings were publicized, and some may not have the capacity to participate. With this understanding of the shortfalls of community engagement, the Planning Team strives to account for missing perspectives and bring solutions to address the broadest range of end users.

Community Online Survey Results

More than 108 persons participated online by completing the on-line questions and providing comments to other question prompts from the online survey. The online community survey results and comments are included in the Appendix to this plan.

How do you Identify?

Resident Non-GC Resident but Putnam Co.

“It’s a great place to meet people.”

“When new complexes are built, green space should be included in those areas.”

Community Pop-ups

The master planning team participated in a number of more impromptu events to receive less formal feedback and ideas from attendees, such as Music Fest and First Friday on the Courthouse Square and with DePauw students during the student lunch hour.

“We are currently in a housing crisis not just here but everywhere...”

“More

affordable housing needed.”

“I would love to see something specifically catered to the youth to have a safe hang out place.”

Community Open House Meeting

Our planning team held a community open house to gather informal information from attendees about downtown Greencastle, DePauw University, and the community as a whole. Over 75 persons participated in the community open house session.

One-on-One Interviews

In an effort to receive direct feedback from potentially affected individual property owners, one-on-one meetings were scheduled and held with over a dozen property owners regarding redevelopment impacts on their property, businesses and parking in particular.

Sampling of the informal feedback received during the Community Open House.

Community Meeting on Draft

GDMP

On November 9th, a community meeting was held at Tzounakis Intermediate School to receive feedback on these planning concepts, present redevelopment project concepts and public realm ideas for connectivity. Over one hundred persons participated in the community meeting. Many questions were addressed during the meeting and during the one-on-one sessions at project concept boards after the formal presentation was held. A detailed question and answer process was held to respond online to all questions received, which we were not able to answer during the community meeting Q&A session.

Community Meeting where project concepts were shared for review and comment from the community residents and businesses.

Planning Themes

Across many stakeholder meetings, survey responses, and open house conversations, four main themes arose from listening to community members:

Greencastle... needs more housing.

Greencastle...is easy to get around, walkable, close to nature.

Greencastle...has great community events.

Greencastle...feels like a small town, feels safe.

The following section analyzes each of these four themes. The analysis:

• Distills each broad topic or feeling into its activities and physical components.

• Examines the unanticipated impacts. Throughout stakeholder meetings, the Planning Team sometimes heard contrary viewpoints on the same theme. A small-town feel may serve some and leave others feeling like long-time outsiders. A situation that feels safe to some may feel unsafe or threatening to others. The analysis strives to understand these opposing experiences to mitigate the unintended impacts and elevate the experience of all.

• Establishes characteristics of physical elements that create the thematic topic or feeling. This serves as a toolkit for constructing recommendations around the four themes.

• Crafts a goal to capture each theme in an actionoriented statement to guide the recommendations of the Plan.

Greencastle needs more housing.

Most community participants voiced strong concerns about the need for more housing in Greencastle. The need for housing is thoroughly documented in other referenced studies and analytical sources.

The need for more housing encompasses:

• Units of different costs to welcome people at various earned income levels.

• Units of different sizes for individuals and families with different needs (such as: studios, 1-, 2-, or 3-bedrooms, 1-2 bathrooms).

• Different types for different styles of living (such as: detached residences, attached residences, multi-unit buildings).

• For rent and for sale options.

• New construction and renovating existing buildings for new units.

• Expanding regulations to allow for more housing types, such as carriage houses and granny flats, or large homes divided into multiple units.

Unanticipated impacts to more housing can include:

• Difficulty adjusting to an influx of new neighbors to a small town and a growing population.

• Existing home prices and values effected by bringing new units online.

• Building new homes is expensive, driving up rental and sale prices, and sometimes leaving lower earners out in the cold.

Characteristics of Housing Development:

• Subdivisions and infill development.

• Detached residences.

• Attached residences (townhouses, duplexes).

• Multi-unit buildings.

• Upper floors in mixed use buildings.

• Granny flats/carriage houses.

• Large houses divided into multiple units.

• On-site parking for residents and guests.

• Amenity spaces, services, and utilities.

• Stormwater management.

• Connections to local destinations.

• Convenience retail and food/drink nearby.

From this theme of community input, this plan establishes the goal:

Provide housing for all.

Existing Homes

Multi-Unit Buildings

Detached Houses

Attached Houses (Townhomes)

Greencastle has great community events.

Reflecting on the existing strengths of Greencastle, most participants noted the many community events hosted throughout the year. In a community that may often feel divided into those who affiliate with the university and those who do not, community events and the spaces that host them can play a critical role in building bridges across perceived divides and uniting people around shared interests in common spaces.

Hosting great community events includes:

• Participation from local businesses and organizations.

• Lots of people attend.

• Different events at different times of year.

• Something for everyone to do, spanning age range, family life, and socio-economic status.

• Reflecting the unique character of the community.

• Bringing energy and excitement to a space.

• Enlivening an everyday space to be experienced in a new way.

Unanticipated impacts to great community events can include:

• Interruptions to regular ways of getting around.

• Some people are averse to crowds or disturbed by loud noises which events might bring.

• It is hard to address all different interests; events might lean towards representing the predominant social norms, leaving others feeling excluded.

Characteristics of Spaces for Gathering:

• Flexible public spaces with electrical connections.

• Ability to divert traffic and continue operations even while hosting major events.

• A large, central gathering space.

• Smaller gathering spaces to support the central one, or offer everyday programming during special events.

• Street furnishings: benches, bike racks, trash cans.

• Durable, level surfaces.

• Flexible indoor space for inclement weather.

• Ability to restrict access and block traffic.

From this theme of community input, this plan establishes the goal: Strengthen community connections around

common spaces and interests.

Existing Street + Spaces

Flexible Green

Flexible Plaza

Festival Streets

Greencastle is easy to get around, easy to access nature and parks.

Participants shared that another strength of life in Greencastle is the ease of getting around, along with easy access to nature and recreation at DePauw Nature Center and the City’s parks. Differing opinions were voiced about the ease and safety of different forms of transportation. Some touted the walkability of downtown neighborhoods, while others noted the disconnect between downtown-campus and the other resources within the City.

Being easy to get around includes:

• Not sitting in traffic.

• Predictable traffic patterns.

• A pleasant walking experience.

• A choice of options that are all equally available.

• Conducive to people of all different ages and abilities.

• Visually attractive while walking or rolling.

• Slow in-town vehicle travel speeds.

• Destinations are nearby and navigating is clear and simple.

• Knowing the options and resources.

Unanticipated impacts of being easy to get around includes:

• Easy to drive and park discourages walking or bike.

• Creating more spaces for walking and biking can mean strategically relocating parking.

• Designing to slow car traffic can be perceived as inconvenient.

Characteristics of Safe Streets and Trails:

• Accessible sidewalks.

• Dedicated bike lanes.

• Small blocks.

• Buildings set close to the street.

• Street trees to beautify, shade, and slow traffic.

• A connected network to provide outlets to backups.

• Safe paths to walk, hike, bike to resources.

• Parking near destinations.

• Good signage and wayfinding.

From this theme of community input, this plan establishes the goal:

From this theme of community input, this plan establishes the goal:

Elevate safe and easy mobility for all modes of getting around.

Elevate safe and easy mobility for all modes of getting around.

Greencastle feels like a small town, feels safe.

A small town feel and safety are grouped into one theme for their interconnectedness and as two topics that solicited the most duality of responses. Some participants extolled the virtue of small-town life Greencastle offers, while some called out this same feature for its exclusionary impacts. Similarly, the idea of safety was raised both by community members who represent the predominant culture and perceive a positive sense of safety, and by community members in more marginalized groups who feel vulnerable or unsafe.

Feeling like a small town, feeling safe includes:

• People know one another, including the whole family.

• People look out for/take care of each other.

• Local businesses and organizations.

• Historic district and distinct downtown.

• Quaint and charming – cohesive and detailed building architecture and streetscaping.

• Shared history/sense of history and civic pride.

• A sense of familiarity, predictable outcomes.

• Encountering other people you know and/or people who look like you.

• Protection from physical, mental, or emotional harm.

Unanticipated impacts of feeling like a small town, feeling safe includes:

• Newcomers feeling unwelcome.

• Sense of knowing all your neighbors creates a

natural divide between long-time residents and students who are transient to the town.

• Not having everything you need locally, from retail goods to services, particularly serving different cultural needs.

• Emphasis on the past over looking towards the future.

• People who are not a part of the predominant culture feel vulnerable or marginalized, including feeling unsafe or unwelcomed.

• Can be harder to attract young people to stay, due to the familiarity and predictability.

Characteristics of a Small Town Feel:

• A central gathering space.

• 2-4 story mixed-use buildings creating a street wall and transparency inside to out.

• Attached buildings and narrow lots.

• Gateways identifying arrival in downtown.

• Streetscape elements that create identity to downtown or other districts.

• Public art reflecting local history and culture.

• Well-lit streets from lamps.

• Clear wayfinding and signage.

• Connected networks for getting around – streets and paths for driving, walking, and biking.

• Clear sightlines from one milestone or destination to another.

• The presence of a mix of different people.

• On-street parking and limited surface parking lots in the immediate downtown.

From this theme of community input, this plan establishes the goal:

Exemplifiy a small town that is safe and welcoming to all.

Shared Civic Pride

Architectural Charm

Local Art

Analysis

Discover: Past Plans and Studies Reviewed

Our team reviewed a number of past plans and studies that presented varying goals for Greencastle overall, but also differing views on downtown redevelopment.

Stellar Community Projects – 2012

City + County Comprehensive Plans

2017 Housing Market Study Greencastle Township, Putnam County, Indiana by Terzo and Bologna, Inc. – 2017 and Summary Updated 2020

Recent development concepts near DePauw University Campus and Downtown

Regional Housing Study – 2019

West Central Indiana Regional Housing Study – 2022

DePauw Bold & Gold 2027 Five-Year Strategic Plan – 2022

DRAFT Putnam County Foundation Needs Assessment – 2023

DRAFT Parking Study – 2023

The plans and studies provided a beginning point to understanding overall housing challenges and historical trends over the past couple of decades for development in Greencastle. The most interesting recent work by the Community Foundation provided good county-wide feedback on current community social service needs, and the city’s draft parking study illustrated the demand for parking in specific locations around downtown Greencastle. These provided incite for understanding the feedback during the stakeholder meetings regarding childcare needs and the concern to maintain and expand the parking supply in and around the downtown area.

Commercial Market Analysis

An analysis of the commercial and retail markets was completed for the DePauw-Greencastle region. The region was examined at 15-, 30-, and 45-minute drive time areas. These delineated areas allowed for evaluation of the market’s dynamics, considering the varying accessibility and proximity factors for potential consumers and business types. Data in this report is sourced from Esri Business Analyst unless otherwise noted. The region of analysis with corresponding drive time areas is displayed in Exhibit 1. This geographical segmentation serves as a foundation for examination of the retail and commercial markets of the DePauw-Greencastle region, offering insights into potential opportunities that exist within each of these defined areas.

This analysis examines demographics, consumer spending, and real estate characteristics related to the commercial markets identified in Exhibit 1. Consumer spending primarily focuses on business sectors typically associated with downtown commerce including apparel and services, entertainment and recreation, and food and restaurants. These sectors were identified as areas of focus because the overall redevelopment masterplan

centers on the downtown area of Greencastle and its relationship with the northern portion of DePauw University’s campus.

Demographic Considerations

The following demographic metrics were identified for each drive-time radius within the area of analysis:

• Population and population change

• Total households and household change

• Total families and total families change

• Median age

• Median household income and median household income change

The five-year forecast for the 45-minute drive time illustrates similar trends to the 15- and 30-minute drive time regions. This includes projected increases to population, households, families, and median age over the next five-years. The increase in median household income for all areas of analysis could create more disposable income and spending potential for households in the regions of analysis by 2028, which could drive greater demand for retail goods and services.

Development that is able to create a greater regional demand and draw consumers from the 45-minute drive time areas could capitalize on the larger median household income growth in these areas. Currently, downtown Greencastle has some businesses that are regional destinations such as Bridges Craft Pizza & Wine and The Whisk, which have created atmospheres that attract and reach customers throughout West Central Indiana. New retail establishments able to create unique spaces could have similar success and capitalize on increases in spending occurring throughout the region of analysis.

Exhibit 1: 45-minute Drive-time Market Region of Analysis / Source: ESRI

Exhibit 2: Demographic Characteristics 45-Minute Drive Time / Source: ESRI

Retail Demand

Retail demand was examined at the 15-, 30, and 45- minute drive time areas for the following sectors:

• Apparel & Services

• Entertainment & Recreation

• Food & Restaurants

These sectors are integral to the vitality of downtown economies. The Apparel & Services sector contributes to diverse shopping experiences and supports local entrepreneurship, driving foot traffic and fostering community character. Entertainment & Recreation establishments attract tourists, enhance residents’ quality of life, and host events that stimulate economic activity. Meanwhile, the Food & Restaurants sector offers culinary diversity, serve as social hubs that draw people downtown, and extend the vitality of downtowns into the evening hours. Together, these sectors create a dynamic, engaging atmosphere, drawing people, fostering community, and driving multifaceted economic growth, making them essential components of thriving downtown economies. These sectors were the focus of the retail demand analysis for these reasons.

Exhibit 3 Illustrates estimated consumer spending in 2023 and 2028 on Apparel & Services, Entertainment & Recreation, and Food & Restaurants for the 30-minute drivetime area. Projected spending growth during this period is also displayed in this exhibit. Spending growth across these

three sectors is projected to increase by over $272,400,000 over this 5-year period. Food & Restaurants is expected to grow by the largest amount and likely has the greatest market potential for new business starts due to this increase. Currently, Food & Restaurants represents a $953,000,000 business sector that may grow to over $1,100,000,000 by 2028 within the 45-minute drivetime area. Consumer spending increases on Apparel & Services as well as Entertainment & Recreation are also significant in the 45-minute drivetime area as these sectors are expected to grow by $35,396,359 and $64,934,888 respectively between 2023 and 2028.

Exhibit 4 examines the average household spending per sector at each drive time area. Total average household spending for the three sectors combined is greater as each drivetime area grows. Annual spending across all sectors is nearly $2,000 greater at the 45-minute drive time region compared to the 15-minute drivetime region. This trend suggests that businesses able to draw customers from further parts of the region of analysis could tap into markets with greater spending potential. Food & Restaurants also represent the greatest household expense compared to Apparel & Services and Entertainment & Recreation, suggesting it presents the greatest market opportunity for new and exiting businesses. For this reason, regional dining characteristics are examined further in the next section.

Exhibit 3: 45-Minute Drive Time Retail Market Outlook / Source: ESRI

Exhibit 4: Household Average Spent Per Sector 2023 / Source: ESRI

Restaurant Market Potential

This section examines regional consumer trends related to restaurants and dining to better inform demand within the Food & Restaurant sector. Analysis of dining characteristics is examined along with comparison of market potential based on spending at various types of restaurants.

Exhibit 5 compares each drive time region based on the precent of adults expected to visit the following types of restaurants at 6 month and 1-month intervals:

• Went to Family Restaurant/Steak House in the Last 6 Months

• Went to Family Restaurant/Steak House 4+ Times in the Last 30 Days

• Went to Fast Food/Drive-In Restaurant in the Last 6 Months

• Went to Fast Food/Drive-In Restaurant 9+ Times in the Last 30 Days

• Went to Fine Dining Restaurant in the Last 6 Months

• Went to Fine Dining Restaurant in the Last 30 Days

The primary takeaway from this exhibit is that adults living in further drive time areas are more likely to visit any type of restaurant more frequently.

The most frequented type of restaurant at all drivetimes was fast food restaurants as 80% of adults within the 15-minute drive time region visited one of these establishments at least once every 6 months. This is compared to 91% of adults in the 45-minute drive time region for the same category.

Exhibit 5 also benchmarks regional dining characteristics for adults in all regions of analysis comparisons with the United States Average. The frequency adults visit different restaurants is lower in the 15-minute of analysis in all instances compared to the national average. The 30- and 45-minute drive time regions exceed the national average in a few instances such as:

• Went to Family Restaurant/Steak House in the Last 6 Months

• Went to Family Restaurant/Steak House 4+ Times in the Last 30 Days

The 45-minute drive time region also exceeded the national average in number of adults that went to fast food/drive-in restaurant in the last 6 months. This demonstrates that there is likely greater demand for these types of restaurants at the larger drive time regions.

Exhibit 6 examines the market potential index (MPI) which measures the relative likelihood of the adults in the specified trade area to exhibit certain consumer behavior or purchasing patterns compared to the U.S. An MPI of

Exhibit 5: Regional Dining Characteristics / Source: ESRI

Exhibit 6: Market Potential Index Comparison / Source: ESRI

100 represents the U.S. average. The 15-minute drive time does not have an MPI greater than 100 for any restaurant category. The 30-minute drive time region equals an MPI of 100 for the following categories:

• Went to Family Restaurant/Steak House in the Last 6 Months

• Went to Family Restaurant/Steak House 4+ Times in the Last 30 Days

The 45-minute drive time region exceeding an MPI of 100 for both these categories suggests adults living in this area are more likely to visit these types of restaurants compared to the national average. These metrics imply that the greatest demand and market potential for restaurants exists in the 45-minute drive time region.

Commercial Real Estate Data

This section examines commercial real estate data collected from local realtors for commercial properties located in Greencastle Township. This data is examined for 2021-2023 and is related to commercial real estate sales. Exhibit 7 demonstrates average sales data related to:

• Building Area Total

• Year Built

• Close Price

• Sale Price Per Square Foot (PSF)

Data fluctuates annually based on the total number of properties sold, the size of properties, and the year built. For example, 2022 data is skewed by the sale of larger more expensive buildings such as the Old National Bank Building, a 21,060 SF building located in downtown Greencastle as well as the Valyrian Apartment building, a 16-unit apartment building that sold for $1,120,000. Annual data shows year-to-year fluctuations in the local market. An average of the three years was also identified to illustrate the mean for

each metric between 2021-2023.

The average sale price per square foot (PSF) is the most comparable metric on a per year basis as this metric is less skewed by larger or more expensive buildings, and is based on the relationship between sales price and building area. This metric indicates the value that buyers were willing to pay for each square foot of property.

Exhibit 8 illustrates the increase in the average sale price per square foot from 2021 to 2023, suggesting the commercial market in Greencastle is strengthening, pushing real estate prices up. Average sale price per square foot increased by nearly $5.00 between 2021 and 2022. It is important to note that 2021 was a year marked by economic uncertainty due to the COVID-19 pandemic, and prices may have been affected by a variety of factors, including reduced demand for commercial properties and economic challenges.

By 2022, the average sale price per square foot for commercial real estate had increased to $75.84, indicating an uptick in the local real estate market.

The slight but notable rise may suggest increased demand and more stable economic conditions. Buyers were willing to pay a bit more for properties, possibly reflecting a growing confidence in the market and a desire for commercial real estate investments.

Exhibit 7: Annual Commercial Sales Metrics / Source: Prime Real Estate Group

Exhibit 8: Average Commercial Building Sale Price Per Square Foot / Source: ESRI

2023 has been marked by a significant jump with the average sale price per square foot reaching $110.51. This substantial increase suggests further strengthening demand for commercial properties. Several factors could contribute to this surge, including a growing local economy or lack of available properties, driving up prices. It’s important to keep in mind that local market conditions can vary widely, and the specific drivers of this increase might differ from one region to another. Supply of suitable commercial properties may be a major driver in cost increases as seven buildings were sold to date in 2023, compared to 10 commercial properties in 2021, and 14 commercial properties in 2022.

Housing Market Analysis

The Greencastle-Putnam County housing market is being increasingly influenced by growth trends from the western suburbs of Indianapolis. While recent housing studies look at regional trends westward to Terre Haute, it is our belief that based on net commuting patterns of existing Putnam County residents that Hendricks Co. and Marion Co. have significant influence on the existing and future of Greencastle and Putnam County’s housing market.

Exhibit 9 illustrates that more than 80% of Putnam County residents commute east to Hendricks and Marion County, home of Indianapolis. Therefore, we used a 45-minute drive time market to review housing market trends and household submarket trends, and we then created a demand model by combining population trends for Hendricks and Putnam Counties.

As indicated, the net commuting patterns for Putnam County head east toward Marion County and Hendricks County. The trends in new housing development illustrates that the most recent new housing is occurring in the western outer suburbs of Indianapolis in zip codes of Hendricks, Boone, Hamilton, and Johnson Counties. All to the east of Putnam County and Greencastle.

During the recession, Putnam County population exceeded the growth rate of the USA. This indicates an above average ability to attract and maintain existing population and workforce. Furthermore, these trends have continued with a strong employment rebound coming out of the COVID pandemic. See Exhibit 10.

Exhibit 9: Net Commuting Pattern by County for Putnam County / Source: Indiana Department of Revenue

Exhibit 10: Median Year Structure Build / Source: US Census

Between a continuing strong economy and growing population trends see Exhibit 11. It demonstrates that growth in key primary working age groups will continue for the combined area of Putnam and Hendricks County. The green line for 25–44-year-olds will be growing steadily between 2025-2035. This would generally indicate growth in the multi-family rental market and entry level for sale product for these two counties. The dark blue line indicates that over the next decade 45–64 year-olds will increase as well. While the “baby boomer” generation continues its growth of the 65 and older age groups, it is important to note that the number of children

between 0-4 years of age is growing over the next decade as well. This will continue to boost housing demand for larger rental units and single family residential units as well.

Once again, strong and robust income growth is projected for the 45min drive-time market between 2023-2028. Exhibit 13 illustrates that the number of households with annual incomes above $75,000 will continue to grow through the next five years. Again, illustrating in the near term that these households will be looking for market rate rental products where $1200-$2000 per month rent and single-family owner-occupied product with monthly mortgage payments between $1750-$2500 per month are both affordable. This is not to say that lower income bracketed households will not be in demand for housing, but will be seeking a more affordable rent rate and possibly looking for townhome or duplex projects for ownership in lieu of being able to afford a detached single-family home.

Exhibit 11: High-growth Regions Above USA Growth 2000-2022 / Source: Economic Innovation Group

Exhibit 12: Putnam County (Indianapolis-Carmel MSA) / Source: US Bureau of Labor Statistics

Exhibit 13: Population growth in next decade of Putnam and Henricks County looking east to Indianapolis / Source: STATS Indiana

Data supports significant positive demand for both single-family residential units and especially for multi-family residential units. After removing anticipated permitted SFR and MFR from demand for Putnam and Hendricks Counties, the remaining demand is positive for SFR at about 593 units and MFR at about 1,705 units. If Putnam County would only secure a modest 25% of the shared market that would generate a demand around 148 SFR units and 425 MFR units. This is a strong 5-year demand for Greencastle and Putnam County.

The City of Greencastle has an abundance of amenities that will attract or “drive” SFR buyers and MFR renters to consider the city for living. The below table illustrates some of the competitive advantage “drivers” of Greencastle in the 45-min drive-time market relative to other more sprawling suburban communities in Hendricks County.

SFR Buyer | For sale – Housing Demand Drivers

• Schools, schools, schools

• Recreational: Nature park, parks, and youth sports activities

• Downtown ambience

• DePauw University activities

MFR Renter | Housing Demand Drivers

• Walkability to restaurants, shopping, and bars

• Recreation: DePauw Nature Park and outdoor activities

• Downtown experiences

• DePauw University partnerships with new School of Business faculty and students

ESRI Tapestry Greencastle growth and demand by household type will bring new households into Greencastle specifically. Exhibit 16 denotes household submarket types within the 45-minute drive-time market for households who would be specifically attracted to Greencastle based on density of housing per square mile and having at least 500 existing

Exhibit 14: 45-minute drive-time Net Change in Households by Income Levels 2023-2028 / Source: ESRI

Exhibit 15: Combined Putnam & Hendricks Cos. Housing Demand Model / Source: ESRI, US Census, AP Development LLC

households of the submarket type in the 45-minute drive-time market.

Of the submarkets, only three Tapestry household types (“Professional Pride”, “Savvy Suburbanites”, and “Exurbanites”) earn enough annual income to afford a new single-family residence assuming a price point would likely exceed $300,000 for a newly constructed home. It is projected that there would be 198 NEW households of these upper three household types in the 45-minture drive time market between 2023-2028 who would be attracted to Greencastle.

There are three Tapestry household types (“Workday Drive”, In Style”, and “Up and Coming Families”) who may be able to afford existing homes between $200,000 to $300,000 and new townhomes or duplexes if constructed in the same price range. There are 793 NEW households of these upper mid-range household types who would be attracted to Greencastle.

Below those six are Tapestry household types (“Parks & Rec”, “Middleburg”, Bright Young Professionals”, “Midlife Constants”, “Rustbelt Traditions”, and “Front Porches”) who would likely not be able to afford newly constructed for sale product, but they would be able to afford market rate rents between $1,200 and $2,300 per month for newly constructed market rate

rental products. Greencastle only has Zinc Mills that are relatively new apartments located along Veterans Parkway, and these apartments are understood to have a lengthy waiting list at the time of this writing. There are 523 NEW households of these lower mid-range household types in the 45-minture drive time market between 2023-2028 who would be attracted to Greencastle. Indicating that the Greencastle market has a significant demand for market rate rental product.

Finally, there are four other Tapestry household types (“Old and Newcomers”, Traditional Living”, “Seek to Impress”, and “College Towns”) who earn between $32,000 and $45,000 per year. There are 128 NEW households of these lower range household types in the 45-minture drive time market between 2023-2028 who would be attracted to Greencastle. They and/or the housing developer would need significant tax credits and/ or other subsidies to build new rental products that these four submarket types could afford. These more affordable non-market rate rents would likely be affordable in a range from $800 to $1,100 per month.

Exhibit 17: Distribution of Existing Home Sales by Sale Price for 2023 (January to August) / Source: Eric Wolfe, Prime Real Estate, Greencastle, Indiana

The Sale Price of Existing Homes in Greencastle the first eight months of 2023 indicates that the median home price is in the $200,000 - $250,000 range. As of this writing, there were only 12 existing homes for sale in Greencastle with list prices ranging from $100,000 to $695,000, and only four of those existing homes were listed higher than $300,000. There is room in the single-family housing market for new homes in the $300,000 and up level as the existing supply is tight.

We’ve discussed single-family home market, but the rental and market rate apartments appear to be the most significant opportunity for new housing in Greencastle. What are the market monthly rents for GreencastlePutnam County? US Housing and Urban Development agency defines affordable rental housing starting at or below 60% Area Median Income (AMI) by Household Size. Workforce Housing is often defined in the housing development industry as rents from 80% to 120% Area Median Income by Household Size.

incomes for 80% - 120% AMI for Greencastle-Putnam County ranges for a 1-person household of $47,850 - $71,775 for a 2-person household of $54,650 - $81,975, and for a 3-person household of $61,500 - $92,250. These transition to market rents at or below 30% of the household annual gross income. The market rents by household size become for a 1-person household of $1,195 -$1,794, for a 2-person household of $1,366 - $2,049, and for a 3-person household of $1,538 - $2,306. Any rents above these levels by household size would be considered luxury market rate rents. Therefore, a housing developer would be expected to have a market rate rent for appropriately sized units ranges from a low of $1,195 for a studio/1bedroom unit to a high of $2,306 for a 3-bedroom unit.

Exhibit 18: HUD 2023 Income Limits by Household Size for Greencastle-Putnam County, Indiana / Source: US Department of Housing and Urban Development LLC

The majority of renter households of apartments have household sizes of 1-person up to 3-person per household. Exhibit 18 identifies household

Greencastle - Putnam County -- HUD 2023

Housing Market Key Takeaways

• The local Putnam County economy appears strong for employment and it sits strategically between major employment centers, but especially to the east to Hendricks County and Indianapolis.

• Greencastle has an opportunity to take advantage of its amenities in the Putnam and Hendricks County Market to attract a number of different household types to Greencastle for new single-family homes to purchase or new multi-family apartments to rent.

• There is a limited supply of existing homes in Greencastle on the market which has pushed prices up, but it leaves ample room in the market for new home construction with a projected demand over 593 in the 45-minute drive time market and specifically Greencastle could be attractive to an estimated 198 new households in the next five years.

• There is a strong multi-family demand in Greencastle for market rate rental apartment products. Recently Zinc Mills has proven the market is strong with a waiting list. It is projected that there are 523 new households in the 45-minute drive-time market who would be attracted to Greencastle between 2023-2028.

• Market rate / Workforce rents should range from $1,195 for a 1-person household to as high as $2,306 for a 3-person household. Rents between these would be reasonable based on existing income levels in the Greencastle-Putnam County market.

Commercial Market Takeaways

• Median household incomes for all regions of analysis are forecast to increase significantly.

• The Food and Restaurant retail sector has the largest amount of consumer spending compared to other sectors examined.

• Total spending and average spending for Apparel and Services, Entertainment & Recreation, and Food & Restaurants is greater in the 45- minute drive time regions of analysis.

• 45-minute drive time regions indicate greater spending potential for specific restaurant types such as family restaurants/steak houses and fast food/drive-in restaurants.

• Spending potential in 45-minute drive time regions align with or exceed the national average MPI for family restaurants/steak houses and fast food/drive-in restaurants.

• New and existing businesses that can capture customers from further regions of analysis may be able to tap into greater spending potential.

• Average sale price per square foot for commercial real estate has been increasing since 2021, suggesting the commercial market in Greencastle is strengthening, pushing real estate prices up.

• Increases in average sale price per square foot may be driven by a decreasing stock of available commercial properties or fewer commercial properties on the market.

Connectivity + Gathering Places

The spatial analysis maps build on the input from community members, quantifying and locating the regional, local, and downtown context of Greencastle and DePauw University.

Regional Connectivity

Findings

• Many residents travel to Avon, Plainfield, or Indianapolis for shopping, services, dining, and jobs.

• In particular, residents drive farther to access food, goods, and services to fill different cultural needs. This disproportionately impacts people of color and international residents.

• Greencastle is well-positioned between larger metropolitan areas within the state and the region.

• Greencastle’s relative distance from metropolitan and suburban centers contributes to the small town feel.

• Residents are wary of experiencing the rapid growth seen by suburban communities.

Local Connectivity

Findings

• All local destinations are within a 10 minute drive from downtown and DePauw.

• Walking and biking times may not reflect the quality of the experience, biking on-street or walking a narrow sidewalk against a busy road. Generally, the quality of this nonvehicular experience changes about 1 mile from downtown/DePauw.

• Walking or biking access to food, goods, and services outside the 1-mile radius is likely more limited in winter months or inclement weather.

• People Pathways are a mix of rural recreational trails and in-town sidepaths, sidewalks, with signage of varying quality and effectiveness.

Downtown-DePauw Connectivity

Findings

• Current state-designated truck route creates a barrier between DePauw and the community to the east and bisects the downtown, limiting activity on Washington Street and around the Courthouse Square.

• Washington Street serves as the main east-west connector from downtown/DePauw to food, goods, and services east.

• Existing street network is a tightknit, square grid with an unusually compact block size of 230’ long.

• Hierarchy among the local streets is not well-defined and there is a lack of consistency across blocks and streets.

Common Spaces

Findings

• Courthouse Square is a disconnected public space. On an average day, space for vehicles takes precedence over space for people to gather.

• The Courthouse Square is only accessible from the east side.

• Greencastle has a strong presence of public art demonstrated by the Putnam County murals located downtown.

• Most special events are hosted on the Square, closing Franklin and Indiana streets to traffic.

• Existing sidewalk space on Washington Street and the Courthouse Square is diminished by trucks passing through.

• The pocket park across from the Courthouse presents an opportunity for secondary gathering space in the center of downtown.

• DePauw campus has well-defined quad spaces of varying scales and functions.

• The primary pedestrian connections serving DePauw and downtown are not well-connected or defined.

Opportunities for Development

Findings

Greencastle has a number of housing development opportunities surrounding the community and within the GDMP planning area.

• Roughly 15 locations within 0.5 mile of downtown/ DePauw present opportunities for redevelopment all within the GDMP planning area

• Several of the development opportunities are on real estate currently owned by DePauw, but may be available for redevelopment within the next 5 years.

• Possible reconfiguration of DePauw Student Housing along Jackson Street to include campus housing quads with redevelopment planned per the DePauw Study Housing Master Plan.

• The real estate located along West Walnut Street just north of the DePauw Ullem Farm should be reviewed for possible detached family housing and or townhomes that would be part of a sustainable neighborhood in cooperation with the Ullem Farm. Annexation may be required for some of the sites on the periphery of the City.

• Other subdivison development areas from conversation with realtors and stakeholders are identified in blue below. Most are on the periphery of the City of Greencastle so water and sanitary sewer access and capacity are two major issues to resolve before development could occur on these sites. There are two other locations in yellow outside of the GDMP planning area that may be appropriate for multi-family and/or townhome development. Annexation may be required for some of the sites on the periphery of the City.

• Boutique Hotel in development stages in the former Old National Bank location

• Small B&B Hotel on south side of Courthouse Square is under construction

Visioning:

Placemaking Development

Projects and Programming

Provide Housing for all.

These recommendations respond to the critical need for more housing in Greencastle and Putnam County, as heard from local stakeholders and documented through analysis. In addition to meeting the need for more housing, these recommendations respond to the other three planning goals in the following ways:

Great Community Events. New buildings at Seminary Square provide housing while shaping new public gathering spaces.

Easy to Get Around. On-site parking makes driving easy and predictable. Street parking provides options for patrons and visitors, close to destinations in Downtown and DePauw. Activated and visually interesting buildings close to the street edge invite walking.

Small Town Feel. Buildings close to the street edge continue the urban form of a traditional downtown. Businesses, amenity spaces, and units facing the streets contribute to vibrant streets and public spaces inviting residents and foot traffic to support local businesses.

Typology: Multi-Unit Residences

Multi-unit residences are buildings containing four or more dwelling units sharing walls and/or floors in common. Units can be grouped vertically and/or horizontally. Multi-unit residences share common entrances from the street, providing access to multiple units from an interior corridor, stairs, or similar common circulation space. Multi-unit residences provide shared common areas for essential functions and, often, amenities. Ground floor commercial spaces can be incorporated into a multi-unit building, but multi-unit residences may also provide units on the ground floor.

Considerations:

• Buildings should front the street and contribute to the street wall.

• Surface parking should be at the rear and/or sides of the building.

• The building should be well-connected internally and to surrounding properties by walkways and sidewalks.

• Avoid long expanses of blank walls.

• Access to parking, loading, or services along a primary frontage should be minimized.

• Buildings occupying a full block should use architectural design to present a massing relatable to the scale of the surrounding context.

Typology: Townhome Residences

Townhouse residences are buildings containing four or more dwelling units attached by shared party walls, with each unit accessed directly from the street. Townhouse residences are an efficient way to yield more housing units per acre of land, while offering a larger unit size or autonomy often associated with detached residences.

Considerations:

• Buildings lining a street should provide entrances fronting and with direct access to that street.

• Buildings not fronting a street should provide entrances from a central common area.

• Building should not front side or rear property lines.

• Garages attached to townhouse residences should be rear-loading.

• A small amount of guest or visitor parking should be provided for shared use within a townhouse development. This is best accommodated through on-street parking, where available.

• Townhouse buildings should be grouped face-to-face across a central common area or back-toback across an alley. Buildings should not be grouped front-to-back.

Typology: Detached Residences

Detached residences contain a single dwelling unit in a free-standing building. This is the predominant housing type in Greencastle, and much of the United States. Detached residences have an entrance from the street directly into the dwelling unit.

In-fill development of vacant lots in the greater downtown are envisioned as detached residences. The scale of existing vacant lots prime for in-fill development lends itself towards detached residences. However, in-fill lots may also accommodate small attached residences comprised of two or three units in one building. Such attached residential buildings containing two or three units should maintain a similar scale and form as a detached residence.

New subdivisions are primarily envisioned for detached residences. However, based on market demands, new subdivisions could also accommodate small attached residences, comprised of two or three units in one building. Such attached residences buildings containing two or three units should maintain a similar scale and form as a detached residence. New subdivisions could also offer townhouse residences, or a mix of the housing types identified here.

Considerations:

• All new subdivisions should have a complete network of sidewalks connecting to existing street networks.

• Create short, interconnected blocks. Avoid cul-de-sacs.

• Site buildings close to the street, maximum 30’ setback from property line.

• Use a porch, stoop, or similar architectural elements to transition from public to private spaces and invite neighborly interactions.

• Front-loading garages should be set back behind the main volume of the house.

• Minimize street widths. Employ a maximum 10’ travel lane width, no more than 38’ from curb to curb.

• Provide a minimum 4’ wide tree lawn, with a diversity of street trees places no more than 40’ on center.

Typology: Student Housing

In addition to the opportunities for public-private partnerships to develop market housing, DePauw University has a Housing Master Plan for optimizing its student housing stock. Currently, the university owns a diversity of housing types, ages, and sizes. The University developed, in its Housing Master Plan, a path for the future to consolidate housing into buildings that are more streamlined to maintain, shape collegial spaces, and provide positive and attractive housing for their students. The improvements envisioned in the Housing Master Plan will change some of the urban character at the edges of campus as it transitioned into the surrounding neighborhoods.

Considerations:

• New student housing buildings should hold street edges and define quad spaces.

South Quad

Ubben Quad

West Neighborhood

Seminary Square

PROPOSED LILLY PROJECT

Redevelop property at Seminary Square as multi-unit housing with ground floor retail.

Seminary Square envisions a redevelopment of the two blocks bounded by Indiana, Seminary, College, and Poplar Streets. This new development will provide housing in a mix of unit types, sizes, and price points. The development takes advantage of the existing sloping ground to tuck parking beneath the larger apartment building on the western block. This will offer covered parking with direct access for the new residents of the 3- and 4-story buildings above. East of Vine Street, new compact 3-story walk-up apartments blend with the existing neighborhood. New and long term Greencastle residents can gather for a burger at Marvin’s, where an exterior refresh will elevate the existing building’s appearance. A modest 5,000 sf of new commercial tenant space, and residential amenities, will activate the ground floor. Commercial tenants will connect activity along Indiana Street and around the corner to Seminary Street.

• 120 total residential units

• 42 walk-up apartments

• 118 parking spaces in underground garage

• 70 on-street parking spaces

• Retain Marvin’s in existing building, with facade improvements

• Existing cinema will be relocated to downtown Courthouse Square area

Seminary Square

Seminary Square

Northwest Aerial View

Southeast Aerial View

Southwest Elevation View

Northwest Elevation View

Seminary Square

Project Development Assumptions:

• Current Ownership = DePauw University

• Site Acreage = 2.0 ac (56,000 SF both building)

• Building Footprint = 56,000 SF

• Total SF = (3-4 flrs) 134,484SF

• Total Development Cost = $39,000,000

• Commercial SF= 5,000 SF office

• Residential SF = 140,000 SF

• # Housing Units = 120 Units

• # Parking Spaces = 118 Parking spaces below mixed-use development due to elevation grade change along Indiana St. allows for parking at least one level below development

• Housing Type = Mixed-Use with significant Multi-family Residential Units

• Price Point = $1,125 to $2,400/mo.

Phase I – HOUSING PROJECT for 2024-2026

• Design 2024-Q3 to 2025-Q2

• Build 2025-Q2 to 2026-Q2

• Occupancy @2026-Q2 to @2026-Q3

Target Submarkets: Professional Pride, Savvy Suburbanites, Exurbanites, Workday Drive, InStyle, Up & Coming Families, Parks & Rec, Middleburg, Bright Young Professionals, Midlife Constants, Rustbelt Traditional, Front Porches, Old & Newcomers

Seminary

Square

Provide new community gathering space with the Seminary Square mixed-use development.

Seminary Square envisions a redevelopment of the two blocks bounded by Indiana, College, Seminary, and Poplar Streets. New residential and mixed-use buildings shape common outdoor spaces to serve everyday activities, host small special events, or supplement the common spaces at Courthouse Square and DePauw campus for large events.

At the center of the two blocks, Vine Street functions as a shared street. A shared street is curbless with the driving surface at the same elevation as the sidewalks, prioritizing movement of people while still accommodating access to cars. Removeable bollards at either end can allow the street to be fully closed for events. Shared streets, as their name implies, are used equally by people in cars and those walking or rolling. By mingling users, cars are forced to defer, to slow down and yield to people.

Public green space on either side of Vine Street supports different sizes and scales of activities. The larger lawn can host outdoor yoga, casual recreation, or lounging in the sun. The smaller lawn, shaped by a grove of trees that offer a buffer from the adjacent residences and parking, provides a more intimate outdoor space. Seminary Street.

Masonic Lodge

PROPOSED LILLY PROJECT

Mason membership may be open to offering the building for condominium development if a suitable location could be found for their current needs. If developed, it could possibly create 10-12 new condominiums in downtown Greencastle.

Project Development Assumptions:

• Ownership = Masonic Temple Association of Greencastle

• Site Acreage = 0.26 ac (11,400 SF)

• Building Footprint = 4,800 SF

• Total SF = (3-flrs) 14,400 SF

• Total Development Cost = $3,500,000

• Cost/Unit = $300,000 Avg. Sale Price / Unit

• Commercial SF= NA

• Residential SF = 14,400 SF

• GLA SF = 12,600 SF (87% eff.)

• # Housing Units = 12 Units (Average 1,050 SF/unit)

• # Parking Spaces = 0 spaces on site

• Housing Type = Condominium Units – For Sale

• Price Point = $250,000 to $400,000

Target Submarkets: Professional Pride, Savvy Suburbanites, Exurbanites, Workday Drive, InStyle, Up & Coming Families, Parks & Rec, Middleburg, Bright Young Professionals, Midlife Constants, Rustbelt Traditional, Front Porches, Old & Newcomers

Masonic Lodge

Poplar Place

Poplar Place

Poplar Place

Redevelop property at Seminary

and Locust “Poplar Place” as attached or multi-unit housing.

DePauw University owns several contiguous parcels in the block bounded by College, Poplar, Locust, and Seminary streets. Currently, the properties are used for surface parking and Greek society housing. The properties present great potential to provide new general market housing units as DePauw University relocates existing users. Either townhouses or small multi-unit residences will fit on the sites while blending in scale with their surrounding neighborhood. Design considerations and imagery can be found in Typology: Townhouse Residences and Typology: Multi-unit Residences.

Project Development Assumptions:

• Ownership = DePauw University

• Site Acreage = 0.96 ac (41,818 SF)

• Building Footprint = 8,863 SF

• Total SF = (3-flrs) 25,090 SF

• Total Development Cost = $6,000,000

• Cost/Unit = $250,000

• Commercial SF= NA

• Residential SF = 21,076 SF

• GLA SF = 21,076 SF (84% eff.)

• # Housing Units = 24 Units (900 SF/unit)

• # Parking Spaces = 36 spaces on site (1.5/1-unit ratio)

• Housing Type = MFR

• Price Point = $1,125 to $2,750/mo.

Target Submarkets: Workday Drive, InStyle, Up & Coming Families, Parks & Rec, Middleburg, Bright Young Professionals, Midlife Constants, Rustbelt Traditional, Front Porches, Old & Newcomers

Precedent imagery

The Crossings

The Crossings

The Crossings

Redevelop property at Anderson and Bloomington “The Crossings” as attached or multi-unit housing.

The intersection of Anderson Street and Bloomington Street (US 231) sits at the eastern edge of DePauw University as it transitions to greater Greencastle. The two parcels on the east side of Bloomington have redevelopment potential. The south parcel is currently vacant land, while the north parcel contains a former sorority house used by DePauw University for housing students while undertaking renovations in other on-campus housing. The properties present great potential to provide new general market housing units, either townhomes, multi-unit residences, or a mix of both. The angular geometry of the sites presents a challenge when considering how new buildings can form a street edge to contribute to walkability and small town feel. Further design considerations and imagery can be found in Typology: Townhouse Residences and Typology: Multi-unit Residences.

Precedent imagery

Project Development Assumptions:

• Ownership = DePauw University

• Site Acreage = 2.1 ac (91,476 SF)

• Building Footprint = 18,295 SF

• Total SF = (3-flrs) 54,885 SF

• Total Development Cost = $14,300,000

• Cost/Unit = $260,000

• Commercial SF= NA

• Residential SF = 54,885 SF

• GLA SF = 46,103 SF (84% eff.)

• # Housing Units = 54 Units (850 SF/unit)

• # Parking Spaces = 81 spaces on site (1.5/1-unit ratio)

• Housing Type = MFR

• Price Point = $1,125 to $2,750/mo.

Target Submarkets: Workday Drive, InStyle, Up & Coming Families, Parks & Rec, Middleburg, Bright Young Professionals, Midlife Constants, Rustbelt Traditional, Front Porches, Old & Newcomers

PROPOSED

Policies for Consideration

Facilitate the development of new subdivisions at the periphery of incorporated Greencastle.

This plan identifies several locations at the periphery of incorporated Greencastle for potential new subdivisions. These properties are privately owned, so interested developers need to obtain control of the property as well as possibly consolidate ownership from multiple owners. New subdivisions offer an opportunity to provide different housing types, primarily Detached Residence units, though units attached as duplexes or townhomes could also be appropriate. Typically, new subdivisions provide more land per unit than found in-town, whether distributed to each individual owner or shared as common space. Design considerations and imagery can be found in Typology: Detached Residences.

New subdivisions require considerable costs to establish utilities and infrastructure. The City of Greencastle should consider offering financial incentives or streamlining approval processes to facilitate development of new housing.

Establish a Downtown Area Housing Loan Fund to modernize existing dwelling units, particularly those on upper floors of existing commercial buildings around Courthouse Square. Many existing buildings in downtown, and particularly around Courthouse Square, have the potential to provide housing units in a very traditional form of upper floor or accessory housing units. However, modernizing older buildings to meet contemporary building codes or market expectations can be costly. A Downtown Area Housing Load Fund would serve to assist property owners in undertaking renovations to bring online the potential housing units that exist within the downtown building stock. Best practices require a third-party organization to operate the loan, establishing a charter and clear criteria for applications, disbursement, and terms and conditions for grantees.

Establish a Neighborhood Housing Loan Fund to modernize existing homes within greater downtown Greencastle.

Greencastle boasts many beautiful historic homes in its greater downtown area. However, older homes come at a higher cost of ongoing maintenance and for many, these costs are outside of a household operating budget, leading to houses falling into disrepair or decline. Providing housing for all must incorporate not only new housing units, but also investment in existing housing and support for long-time residents. A Neighborhood Housing Loan Fund would provide lowinterest loans for home improvements to property owners located in the area indicated on the adjacent map. Best practices require a third-party organization to operate the loan, establishing a charter and clear criteria for applications, disbursement, and terms and conditions for grantees.

Facilitate the construction of in-fill housing.

Undeveloped lots throughout the greater downtown area are excellent opportunities for new housing units. Such in-fill housing can be cost effective because access to city utilities and infrastructure are already in place, and an established neighborhood can be attractive to new residents. The City of Greencastle should consider streamlining approval processes to facilitate development of in-fill housing. Design considerations and imagery can be found in Typology: Detached Residences.

Review and establish by ordinance an accessory dwelling units (aka coach houses, granny flats, in-law apartments).

Known commonly as coach houses, granny flats, or in-law apartments, accessory dwelling units are a discreet way to add more housing. These units can be attached to the main house, above a garage, or free-standing in the rear yard. ADU's are a great solution for aging-in-place and provide flexibility across different phases of life. By legalizing accessory dwelling units, the City of Greencastle can unlock the potential for more smallscale housing units in the existing urban context.

Redevelopment Projects for Future Consideration

• Moose Lodge should be reviewed for future redevelopment, if Moose members were to consider it at a future time.

• Elks Lodge should be reviewed for future redevelopment, if Elk members were to consider it at a future time.

• DePauw University should review how best to reconfigure their existing student housing along Jackson St. that would be consistent with the recent DePauw Housing Study and the goals of the Greencastle DePauw Master Plan.

• DePauw consider for review possible housing development on its property adjacent to its sports parking lots just west of Jackson Street.

• DePauw consider for review possible housing development on its facilities building site along south Jackson Street if the adjacent VFW Hall could be included in the development.

• DePauw consider housing for single-family and townhomes north of Ullem Farm to follow rigorous sustainable design and energy principles.

Common Spaces

Strengthen Community Connections Around Common Spaces and Interests.

Overview

Greencastle is home to people of many different belief systems and backgrounds. Some residents are rooted in Greencastle going back generations, and others spend only a few impactful years as they grow into adulthood at DePauw University. Hosting great community events, and sharing common interests in common spaces grows community, can bring together different people in a shared experience. These next recommendations propose ways that Greencastle and DePauw University can share space, continue to host great events, and strengthen community in common.

In addition, these recommendations respond to the other planning goals in the following ways:

Easy to Get Around. A consistent layout of on-street parking improves safety for walking, rolling, and driving and makes parking more predictable. Public spaces – visible-well-defined...draw people in walking...

Small Town Feel. Buildings close to the street edge continue the urban form of a traditional downtown. Businesses, amenity spaces, and units facing the streets contribute to vibrant streets and public spaces inviting many people. New downtown residents and foot traffic supports local businesses.

Courthouse Square

Refashion Courthouse Square to balance space for people with space for parking and provide flexibility for hosting community great events.

a. Phase 1: Franklin and Indiana Street Improvements.

b. Phase 2: Jackson and Washington Street Improvements, including a new automated and integrated traffic signal at Jackson and Franklin.

Courthouse Square is the iconic center of Downtown Greencastle and, naturally, is the venue of many of Greencastle’s great community events. Courthouse Square, however, does not have a central gathering space. Rather, the activity happens at the edges, along the streets that define the square. Special events close the streets and occupy the entire public realm, but in daily use, more space is designated to cars than to people. This recommendation proposes to rethink that space allocation. In the street, narrowed travel lanes and parallel parking on both sides reduces the total street width, allowing for increased sidewalks in front of the Square’s businesses and a new formal walkway around the Courthouse itself- a feature that existed dating back to the early 1900’s.

The recommendation to refashion Courthouse Square results in a new 10’-wide sidewalk around the courthouse; an 8’-wide parking lane and 10’-wide travel lane in each direction; and 24’ of sidewalk along the buildings flanking the square. These wide sidewalks can accommodate robust landscaping and street trees, both of which can serve to beautify the space, absorb stormwater, and cool the square. Wider sidewalks will provide plenty of space for outdoor dining or retail displays, public art, and

furniture to lock a bike, collect refuse, and invite residents and visitors to linger and enjoy Greencastle. The refashioned layout of the Square can still close the streets to accommodate special events throughout the year, and host small activities on the sidewalk.

The improvements to Courthouse Square can be executed in two phases to manage procuring funds and approvals. Franklin and Indiana Streets, which are not a part of the US 231 truck route, can undergo improvements sooner, while Jackson and Washington Streets can follow.

Proposed Lilly Project Street Improvements

Phase 1: Franklin and Indiana Street Improvements

Phase 1: Washington to Seminary, with Seminary Square improvements

Phase 1: Indiana to College, with Seminary Square improvements

Phase 1: Poplar to Seminary, with Seminary Square improvements

Phase 1: Poplar to Seminary, with Seminary and Locust improvements

Getting Around

Elevate Safe and Easy Mobility for all Modes of Getting Around.

Overview

Recommendations related to the idea of getting around fall into several different categories. This section includes project recommendations for streets, Trails, Gateways, and Parking.

Projects: Streets

Streets comprise the largest amount of public land in any city or town. They move people and goods, connect destinations, host critical infrastructure, and offer spaces to connect with neighbors. This Plan groups city streets into two categories: Connectors and Corridors. Connectors link people and provide access to destinations while Corridors emphasize movement through its setting in addition to serving locations along it.

There are two types of connectors: Gateway Streets and Service Streets.

Gateway streets provide the primary links between existing activity centers. In this plan, that is most focused on connecting Downtown and DePauw University. Gateway streets are highly active with most properties along the Gateway streets fronting that thoroughfare. Gateway streets support a concentration of people and businesses. The intersection of two Gateway streets should have an enhanced crosswalk to facilitate safe crossings at these higher activity streets.

Service streets are the secondary connections between activity centers. These support the activity of Gateway streets by providing access to parking lots and driveways. Fewer businesses front service streets and there may be a

mix of residential and commercial uses. Many Service streets end at existing terminuses. Intersections with Service streets should have standard sidewalk treatments with fully striped crosswalks on all legs of the intersection. This Plan includes two types of Corridors: Boulevard and Complete Street.

A Boulevard is defined by a planted median that divides the travel lanes. The center median supports pedestrian refuge islands at cross walks providing safer crossings. The median can also slow traffic moving along the Boulevard by reducing the perceived lane width. An effective Boulevard has limited driveways accessing the street where left turns would be restricted by the median.

A Complete Street considers and provides dedicated space for all modes of travel – people in cars, people on bikes or scooters, and people walking. A Complete Street uses narrowed travel lanes to slow vehicular traffic, elevating safety for all road users. Street crossings are well-marked and signaled so that people crossing can do so easily and safely.

These next recommendations propose ways to enhance and improve upon the existing street and trail network that serves Greencastle today. The recommendations elevate all modes of travel – walking, biking, and driving- to provide equal and safe access to these options, and propose new connections from downtown and DePauw to the wonderful natural resources and parks.

Gateway Streets

Elevate Indiana Street as a Gateway Street.

a. Phase 1: Washington to Seminary, with Seminary Square redevelopment.

b. Phase 2: Seminary to Hanna.

As it exists, Indiana Street is a primary connector. From north of Courthouse Square to DePauw campus, many businesses front Indiana and its small gathering spaces build and attract energy and activity. These recommended adjustments can maximize the street’s potential as a Gateway Street. The proposed improvements to Courthouse Square, Seminary Square, and DePauw University rely on Indiana Street to form a continuous spine of activity and link the centers. Wider sidewalks will invite more walking and offer space for outdoor seating, like that currently seen by Scoops. Street trees in grates will offer summer shade and on-street parking will buffer the sidewalk from the street while providing easy access to many destinations. New lamp posts will illuminate the street, contributing to safety and charm. Furnishings including benches, bike racks, and trash receptacles will support people coming, going, passing through, or staying a while.

Elevate Seminary Street as a Gateway Street.

a. Phase 1: Indiana to College, with Seminary Square redevelopment.

b. Phase 2: College to Locust, with Seminary and Locust redevelopment

c. Phase 3: Market to Indiana, with Jackson Street improvements.

Like Indiana Street, Seminary Street is categorized as a Gateway Street and is envisioned with similar enhancements. Responding to the existing urban context and land uses, Seminary Street will provide parking only on the westbound side of the street.

Refine Locust as a Gateway Street.

Locust Street defines the eastern edge of the campus core. Private residences, Greek houses, and residential quads line the eastern side of the street. Locust can also serve as a Gateway Street. Wide sidewalks and on-street parking provide easy access to the many residences. Rather than trees in grates found on the more commercial Indiana Street, planted tree lawns along Locust can reflect the more residential nature. All streetscape improvements would be requried to coordinate with existing underground and overhead utilities.

Gateway Street: Campus Approach

Reimagine College Street as a Gateway Street – Campus Approach.

a. Phase 1: Poplar to Seminary, with Seminary Square redevelopment.

b. Phase 2: Washington to Poplar.

College Street is also a Gateway Street, but takes on a different character as an axial approach to DePauw University. In this way, College Street is envisioned to replicate the character of Anderson Street. With its narrow width, brick sidewalks, and tree lawn inside of the sidewalk, Anderson Street creates an intimate feel as one approaches a campus gateway. College Street is envisioned with this same special quality.

Service Street

Redefine Poplar Street as a Service Street.

a. Phase 1: Indiana to College, with Seminary Square redevelopment.

b. Phase 2: College to Locust with Seminary and Locust redevelopment.

c. Phase 3: Market to Indiana, with Jackson Street improvements.

Poplar Street exemplifies the Service Street. Many parking lots front the street and the curb cuts punctuate the right-of-way. Greencastle’s Service Streets are wide enough to support parking on only one side of the street. Currently, the on-street parking is inconsistent and tends to alternate between blocks. To provide greater consistency, predictability, and safety each Service Street will have parking on only one side. In the greater street network this offers parking on alternating sides of the street from one block to the next. This configuration also allows any one way streets, such as Poplar, to have travel lanes in both directions. On-street parking for Poplar Street should be on the eastbound side. Where parking lots line the street, plantings and low walls should be used to gently screen the parked cars and provide a street edge. These plants and walls should not be greater than 42” high to provide sightlines for safety.

Redefine Vine Street as a Service Street.

a. Phase 1: Poplar to Seminary as a shared street, with Seminary Square redevelopment.

b. Phase 2: Columbia to Poplar.

Vine Street will be a Service Street from Columbia (W County Road 125 S) to Poplar Street, with on-street parking on the northbound side. At Poplar Street, Vine Street will become a shared street flanked by the two halves of the Seminary Square development. Read more about this under Recommendation 2.2.

Redefine Spring Street as a Service Street.

a. Phase 1: Poplar to Seminary, with Seminary and Locust redevelopment.

b. Phase 2: Franklin to Poplar.

Spring Street will be a Service Street from Franklin Street to Seminary Street with on-street parking on the southbound side.

Redefine

Walnut

Street as a Service Street.

a. Market to Locust.

Walnut Street is envisioned as a Service Street from Market to Locust with on-street parking on the westbound side.

Boulevard: Jackson

Additional Projects for Future Consideration

Transform Jackson Street into a Boulevard from Washington to Hanna.

Jackson Street separates the core of DePauw campus from its athletic complex. At the same time, Jackson Street is a corridor that moves traffic through Greencastle. The volume and speed of traffic in the corridor challenges students, residents, and visitors trying to safely cross Jackson Street. In particular, operating as a detour for truck traffic without the infrastructure to facilitate safe crossing has challenged anyone trying to cross Jackson.

This Plan imagines a bold new manifestation of Jackson Street. Jackson Street is imagined as a Boulevard, stretching from Hanna Street to Washington Street. A new center median will divide the two travel lanes. The median will slow through-traffic, beautify the corridor that serves as a gateway to both the campus and downtown, and provide safer crossings via refuge islands in the median. With or without the truck traffic (as proposed in Recommendation 2-19), this proposed design will better serve the university, residents, and visitors. The design should accommodate the movement of farm equipment on this primary north-south corridor.

Install an automated signal at Jackson and Hanna.

Hanna Street is a primary east-west connector serving the campus, and a transition point for Jackson Street. At Hanna Street, Jackson transitions from a rural road to a more urban cross-section.

This is a prime place for an automated traffic signal. The automated traffic signal will allow for safe and predictable pedestrian crossings and by stopping at an automated, regular interval, will help slow vehicular traffic that might otherwise pick up speed as it heads into downtown.

Complete Street: Bloomington (231)

Convert Bloomington Street to a complete street from Washington to Veterans Memorial Highway.

At the time of this study, the State of Indiana is investing significant dollars into a thorough reconstruction of Bloomington Street and US 231 as it weaves through downtown Greencastle. This Plan recognizes those investments and this recommendation to convert Bloomington Street builds on the on-going investments.

Bloomington is a major corridor and as such also functions as a barrier between downtownDePauw and greater Greencastle to the east. Both truck traffic and passenger vehicles rely on this corridor and it lacks adequate infrastructure for people to cross or traverse the corridor. This reimagines the corridor as a Complete Street. Using the existing, brand new road infrastructure, the road can be restriped to narrow travel lanes and provide an on-street bike lane. Behind the curb, improvements to street trees and tree lawn, sidewalk, and lighting will complete the transformation from a vehicle thoroughfare to a road shared by all. Bike lanes assumes truck route has been removed from Bloomington St.

Install an automated signal at Bloomington and Anderson.

The stretch of Bloomington (US 231) from Veteran’s Memorial Highway to Washington Street is approximately 0.75 miles long, uninterrupted by any traffic controls. This allows vehicles to flow freely, picking up speed and creating a barrier to anyone trying to cross the street. A new automated traffic light or pedestrian controlled crossing signal at Bloomington and Anderson streets will be appropriately distanced from existing signals and elevates this intersection that serves as a primary east-west connector for DePauw students.

Walnut Street Multi-Use Sidepath to Nature Park

4’ parkway

8’ multi-use sidepath

Hanna Street Multi-Use Path to Nature Park

4’ walkway striped or painted

Trail Project for Future Consideration

Provide safe and easily-identifiable non-vehicular connections to DePauw Nature Park.

a. Construct a new multi-use sidepath along Walnut Street/County Road 125 S.

b. Create a multi-use path from Hanna and Jackson Streets, using existing parking lot roads.

DePauw Nature Park is an awesome local resource for Greencastle, but many people are confused by how to access it, especially if not in a car.

Two new non-vehicular connections to the Nature Park can augment Greencastle’s ease of getting around and access to nature.

The first proposed trail is a multi-use sidepath along Walnut Street (W County Road 125 S) stretching from the western edge of downtown to the entrance of the Nature Park. The multi-use sidepath can be constructed within the existing right-of-way. Careful design should

identify any conflicts with utilities, stormwater drainage, and private property encroachments in the right-of-way. The trail may best be located on the north side of the street, due to grade changes and swales along the south side. A highly visible trail crossing will facilitate safe crossings into the Nature Park. New trail signage will inform users with direction, destination, and distance.

The second proposed trail is a multi-use path utilizing existing driveways on DePauw campus. Currently, driveways to access parking around the athletic complex navigate the grade changes from Jackson Street west to the University Farm. This driveway can accommodate vehicle movement while also dedicating 4’ to demarcate a new trail. Painted asphalt and trail signage can create this new non-vehicular connection into a secondary entrance to the Nature Park.

Gateway

Gateway Project for Future Consideration

Gateways signify a sense of arrival. This can be experienced while passing through the gateway, or as a point of arrival. For visitors, gateways build excitement and provide wayfinding. For residents, gateways signify a return home. The following recommendations consider gateways that serve the DePauw University campus, the City of Greencastle, and downtown.

Create a campus gateway at Hamilton Park.

Hamilton Park sits at the southwest corner of Jackson and Hanna Streets. The wooded plot is known for its labyrinth. The intersection of Hanna and Jackson is a primary entrance to DePauw University and begins the formal approach to Downtown Greencastle. Transforming Jackson Street into a Boulevard will celebrate this entrance experience and define a sense of place (Recommendation 2-9.) To further signify a sense of arrival, this Plan recommends a new campus gateway feature at the northeast corner of Hamilton Park. Design features such as a low brick wall and columns will replicate the gateway features found at College Street and Anderson Street. The university’s Housing Master Plan envisions an expanded visitor parking lot west of Jackson Street, further solidifying this intersection as a primary entry point to campus.

Enhance the campus gateway at Anderson and Bloomington to also serve as a downtown gateway.

Anderson and Bloomington functions as a gateway both to DePauw campus and to Downtown Greencastle. Whether passing through the intersection on either street, the nexus presents a sense of arrival and a change in the urban character. The existing intersection is elevated by stamped and stained asphalt and a formal gateway to the campus on the west side. Redevelopment of the properties on the east side will anchor this gateway with development that frames the street. The design of new development should incorporate aspects of the gateway feel, whether through materials, form, or site features. The campus gateway can be further enhanced through landscape design to shape space that invites students and residents to linger at this intersection of campus and community.

Elevate the “mousehole” CSX viaduct to create a regional gateway. Greencastle boasts many beautiful murals. On the south side of the City, the painted grain silos signify arrival to Greencastle, demarking a gateway for those arriving from I-70. When arriving from the north, all pass through an opening in a rail viaduct, locally referred to as the “mousehole.” This feature already serves as a natural gateway into Greencastle. A beautiful mural on the viaduct can further elevate the gateway and relate to the local identity of Greencastle. With a strong arts culture among local residents and students at the University, this project could be completed in partnership between campus and greater community.

Conduct a design study for the intersection of Washington Street, Indianapolis Street, and Franklin Street to create, pilot, and implement a safer intersection for pedestrians and drivers.

When arriving into Downtown from the east, one passes through the intersection of Washington Street, Indianapolis Street, and Franklin Street. This intersection serves as a gateway for its unique form, however that form is created by the atypical junction of multiple streets. The intersection presents a gap in nonvehicular access from downtown and DePauw to the goods and services further east along Indianapolis Road. Redesign of this intersection should investigate safe, predictable movements for people in cars, on bike, or on foot. Along with a redesign, the intersection could be imagined as a gateway, incorporating art – vertically or horizontally- or other features that convey the eastern entrance to downtown Greencastle.

Policies for Consideration

Reroute truck traffic from Bloomington Street to Jackson Street.

For the duration of the planning process, the US 231 truck route through Greencastle has been diverted off Bloomington Street to Jackson Street. Typically, 231 follows Bloomington to Washington where trucks roar through Courthouse Square, turning right to head north on Jackson out of town. The noise and fumes from the trucks deters use of the public space around Courthouse Square and Washington Street. Rerouting the trucks to Jackson Street minimizes the disruption in Downtown and provides a straight shot through the Courthouse Square, eliminating a turn that invites noisy braking. The recommended improvements to Jackson Street will mitigate the impacts of trucks heavily using Jackson Street. Connected and automated traffic signals on Jackson at Washington and at Franklin will control the speed of traffic, facilitate safe crossings, and provide smooth movements through Downtown.

Adopt Best Practices to enhance People Pathways.

The People Pathways reflect Greencastle’s efforts and aspirations for interconnectivity and access to recreation. Some of the Pathways provide great recreational opportunities while other rely more heavily on signing and offer less physical infrastructure. As the People Pathways continue implementation of their vision, they should strive to implement the following best practices:

• Provide a minimum of 5’-wide durable, level, and protected surface for all designated pathways. Pathways intended for multi-use (walking and biking) should be a minimum of 8’ wide.

• Recommended materials include concrete, asphalt, or compacted decomposed granite.

• Pathways can be protected using a curb and a minimum 3’ separation from the edge of curb to the pathway. Pathways sharing the surface with vehicles can be protected using flexi-posts, paint, and reflective signage.

• Pathways should be well-lit to ensure visibility for users and passing vehicles.

• Provide “3-D” signage that shows Destination, Direction, and Distance.

Additional information like a map of the network are beneficial.

• Provide crosswalks for all intersections within the People Pathways system.

Adopt On-Street Parking Best Practices

Greencastle offers ample on-street parking, but it is often unclear where this is available. The street recommendations use design to clarify on-street parking and to lend consistency which makes the experience more predictable. In addition to the specific improvements recommended in this section, the following best practices should be implemented throughout the downtown:

a. Reduce yellow curbs. Maintaining painted curbs can be costly year over year. Instead, the same information can be conveyed using design and signage. Yellow striping indicates areas where parking is not allowed. At intersections, curb extensions can define the extents of on-street parking while supporting landscaping, street furniture, and minimizing crossing distances. At alleys, “No Parking” signs with an arrow can establish the edge of the parking zone with less required on-going maintenance.

b. Welcoming more residents to the Downtown will require overnight parking. Consider implementing a parking permit to allow residents living around Courthouse Square to park on the street or for longer periods of time than the average daily visitor is allowed.

c. Implement consistent standards throughout the greater downtown area. Rather than alternating on-street parking by block, provide parking consistently on one side of the street for its entire length and provide parking on the opposite side for the next street. Provide curb extensions and space striping to indicate where parking is allowed.

d. Enact strict enforcement of parking rules in popular areas to ensure that anticipated turnover yields availability for a multitude of visitors. Parking should be limited to 2-3 hours around the Courthouse Square so that all businesses can rely on the shared infrastructure.

e. Designate 15-minute parking spaces in key locations to support businesses

with a lot of grab-and-go activity. Most commonly this is beneficial to restaurants where patrons drop in briefly to pick up orders. Strict enforcement of the 15-minute parking is critical to achieving the intended function.

Adopt Off-Street Parking Best Practices

Off-street parking provides individual businesses with dedicated spaces and offers shared parking in City-owned lots. The following best practices should be implemented throughout the downtown:

a. Parking lots should be accessed from Service Street, with curb cuts on Gateway Streets minimized. As possible, contain parking lot circulation within the lot and reduce curb cuts punctuating the sidewalks.

b. Screen parking from the sidewalk, using landscaping and low fences and walls to create a street edge and soften the visual impact of parking. These plants and walls should not be greater than 42” high to provide sightlines for safety.

c. Provide adequate lighting for parking areas to ensure visibility and safety.

d. Several businesses and institutions in the downtown have individual parking lots. It is possible that the use times are compatible such that parking could be shared. Encourage shared parking agreements between private owners to minimize the need for new businesses to individually meet parking requirements. Encourage the use of shared City-owned facilities to increase downtown foot traffic.

e. Above grade parking garages should be designed to blend in with its context, using exterior cladding to minimize the visual impacts.

Consider opportunities to provide more transit.

a. Expand Rural Transit to better serve residents.

b. Consider commuter bus services to Indianapolis.

Currently, Putnam County Rural Transit provides very limited bus service through Greencastle. The frequency and speed of service limits its

effectiveness in providing a reliable option for residents. Consider working with Putnam County to expand the Rural Transit services to offer more frequency during hours of operations and to expand service to nights and weekends.

Metropolitan Indianapolis is a destination from Greencastle for access to jobs, goods, and services. Regular commuter bus service could elevate the quality of life by providing regular reliable access to downtown Indianapolis. DePauw students could benefit from access to cultural resources not available in Greencastle proper. Valparaiso is a model of a suburban community using commuter bus service to harness the benefits of proximity to Chicago.

Identify ways to welcome residents onto campus at DePauw.

During stakeholder engagement meetings, community members shared which activities and events bring them to DePauw’s campus, as well as sharing additional ways they would like to tie into the assets of the university. This might be simple policy changes like allowing community members to access the DePauw recreation centers, or collaborating with local information outlets to better publicize events on-campus that welcome the community. This Plan encourages DePauw University to consider ways that it can increase its interactions with the larger community and take action to implement new ideas.

Identify ways to welcome and encourage more students to engage in local community.

During stakeholder engagement meetings, community members shared about activities and events that bring DePauw students and faculty into the greater Greencastle community, including several events that are no longer in practice. Examples include an international dinner to showcase the many cultures of DePauw students and faculty, and pairing international students with local families to host students during breaks. This Plan encourages the City of Greencastle to consider ways that it can increase its interactions with DePauw students and faculty and take action to implement new ideas.

Exemplify a Small Town that is Safe and Welcoming to all.

Additional Projects for Future Consideration

Work with Gobin Church to complete planned renovations, including a social services hub.

Greencastle is home to people of many walks of life. This includes persons struggling to make ends meet, battling addiction, and reentering the community after incarceration. Putnam County and many private non-profit organizations provide resources to support individuals enduring one or several of these challenges. However, access to services can be spread across the County adding a burden to anyone seeking services. Gobin Church currently provides some functions as a hub for partnering social services and those in need. With a planned expansion, the church could itself become a physical hub for social service providers. This would reduce the many trips between services for recipients and amplify the small town characteristic of caring for one another.

Install history walk signage panels.

A trait of a small town feel is a shared sense of history. The Heritage Wall at Washington and Vine Streets proudly displays a summary of Greencastle’s history. This can be expanded and celebrated through a series of panels situated as a DIY walking tour throughout the downtown. Panels should be located on Gateway Streets.

Policies for Consideration

Update the Greencastle Comprehensive Plan.

Many thoughtful observations and suggested shared by community members through this planning process indicate the need for an update to the Comprehensive Plan. An update to the Comprehensive Plan will consider the integrated systems that shape and sustain the City of Greencastle and account for contemporary challenges. An updated plan can guide operations and development for the next 15-20 years.

Update the Greencastle Zoning Ordinance.

In order to facilitate the envisioned future of Greencastle, the City should undertake an update to the Zoning Ordinance. Ideally coming on the heels of a Comprehensive Plan update, a zoning ordinance update should consider current and emerging challenges and opportunities and craft regulations that maximize the positive outcomes of Greencastle’s built environment.

Consider completing a corridor study for Jackson Street north of downtown to the boundary of incorporated Greencastle.

The Plan focuses on Downtown Greencastle and DePauw University. The Planning Team observed that Jackson Street north of Downtown lacks a cohesive land use planning and sense of place. A corridor study would examine infrastructure, land use, and urban design to recommend physical improvements and economic development strategies.

*image not Greencastle

Implementation Action Plan

Implementation Action Plan

The following projects represent best efforts to provide quality of place projects consistent with the Lilly CCC Initiative and that will meet goals of the City of Greencastle, DePauw University, and the community at large around;

• More Housing

• Enhance Community Events

• Increase Connectivity for Safe and Easy Mobility

All of it should fit and blend into the small town that feels safe, welcoming and authentically Greencastle.

The following projects represent significant private development projects of $45 million to leverage $22 million in Lilly funding. These five private development projects more than 200 new housing

units would be constructed. There are several significant streetscape upgrades for around the Courthouse Square south along Indiana Street connecting to the new Seminary Square project. These $6.9 million of public projects would leverage an additional $2.5 million from the Lilly Endowment. These two sets of projects when combined would create a seamless high quality of place for Greencastle from a reinvigorated Courthouse Square to a new Seminary Square near DePauw University that would create an enhanced quality of place for existing residents and attract new people to Greencastle and DePauw University.

Seminary Square

Excellent opportunity to redevelopment almost two-blocks in the immediate downtown area while addressing keeping Marvin’s business and relocating cinema to another location in the downtown vicinity.

Phase I – HOUSING PROJECT for 2024-2026

• Design 2024-Q3 to 2025-Q2

• Build 2025-Q2 to 2026-Q2

• Occupancy @2026-Q2 to @2026-Q3

Masonic Lodge

Mason membership may be open to offering the building for condominium development if a suitable location could be found for their current needs. If developed, it could possibly create 10-12 new condominiums in downtown Greencastle.

Phase I – HOUSING PROJECT for 2024-2026

• Acquisition 2024-Q4

• Design 2024-Q4 to 2025-Q2

• Build 2025-Q2 to 2026-Q2

• Occupancy 2026-Q2 to 2026-Q3

Poplar Place

DePauw owned real estate would require working with existing DePauw uses to find better location in and about the existing DePauw campus, but could be redeveloped for multi-family and/or townhomes.

Phase II - HOUSING PROJECT for 2025-2027

• Design 2025-Q2 to 2026-Q1

• Build 2026-Q2 to2027-Q2

• Occupancy @2027-Q2 to @2027-Q3

Precedent imagery

The Crossings

key DePauw owned real estate currently being used as temporary student housing while other DePauw student housing is being renovated, but would likely be available for redevelopment in three to five years. This location titled “The Crossing” at Anderson and Bloomington streets could accommodate townhomes or multi-family development.

Phase III - HOUSING PROJECT for 2027-2029

• Design 2027-Q3 to 2028-Q2

• Build 2028-Q2 to 2029-Q2

• Occupancy 2029-Q2 to 2029-Q3

Precedent imagery

Cinema relocation to Courthouse Square/Downtown

Cinema could be relocated to new location in the immediate Courthouse Square / Downtown area which could be in single use cinema facility or in a multi-use event space that would be flexible for movies as well as other gatherings such as weddings or corporate events. Location to be determine through further review in 1st Quarter of 2024.

Construction Phase (2024-2025)

• Design 2024-Q3 to 2024-Q4

• Build 2025-Q1 to 2025-Q2

• Occupancy 2025-Q3

Precedent imagery

Downtown Upper Floor Housing Fund

Provide low interest or no interest loans to downtown property owners to renovate and modernize the electrical, HVAC, structural, foundation, roof, and wall systems for upper floor housing and to save their historical buildings from further deterioration.

Construction Phase (2024-2027)

• Create Funding Process Review and Approval 2024-Q3

• Receive Applications 2024-Q4

• Begin Upper Floor Modernization for Housing Renovation Fund projects 2025-Q1 to 2025-Q2

• Occupancy 2025-Q3 to 2027-Q4

Historic Greencastle upper floor housing

Public Realm: Streetscape & Public Space Improvements

Improvements: Public Spaces

Courthouse Square: Franklin Street

New curbs, curb extensions, and parking striping on both sides of street, narrowing asphalt to 36’ wide

New 10’ wide concrete promenade sidewalk,south side

New 24’ wide concrete sidewalks, north side

New (10) 3” caliper trees in 4’ x 8’ grates, both sides

New: (6) 12’-tall streetlamps (remove/replace existing)

New street furnishings (4 benches, 6 inverted-U bike racks, 4 receptacles)

New raised crosswalk at Franklin and Indiana: level with sidewalk, stamped and stained concrete

Courthouse Square: Jackson Street

Existing to Remain

New (2) curb extensions on east side to end new

interior 8’ wide promenade sidewalk

New tactical painted curb extensions, west side

New street furnishings (2 benches, 4 inverted-U bike racks, 4 receptacles)

New (3) 12’-tall streetlamps on west side (remove/replace existing)

Courthouse Square: Washington Street

New curb extensions at Indiana

New curbs and curb extensions north side at Courthouse

New 10’ wide concrete promenade sidewalk, north side

New (5) 3” caliper trees in 4’ x 8’ grates, north side

New: (3) 12’-tall streetlamps (remove/replace existing)

New street furnishings (2 benches, 2 inverted-U bike racks, 4 receptacles)

New tactical painted curb extensions, south side

New tactical enhanced crosswalk, stamped and stained existing asphalt including center fill

Courthouse Square

Streetscape & Public Spaces

Budget Estimate

$1,900,000

Courthouse Square: Indiana Street

New curbs, curb extensions, and parking striping on both sides of street, narrowing asphalt to 36’ wide

New 10’ wide concrete promenade sidewalk, west side

New 24’ wide concrete sidewalks, east side

New (9) 3” caliper trees in 4’ x 8’ grates, both sides

New: (6) 12’-tall streetlamps (remove/replace existing)

New street furnishings (4 benches, 6 inverted-U bike racks, 4 receptacles, 1 history walk sign)

Connectivity Streetscape from Courthouse Square to Seminary Square

Budget Estimate $1,600,000

Intersections along Poplar

New standard striped crosswalk

New curb extensions, all 4 corners New standard striped crosswalk New curb extensions, all 4 corners

Intersection: Indiana and Seminary

New enhanced crosswalk (stamped and stained)

New curb extensions, all 4 corners

Washington to Walnut

Existing to Remain

New: (2) 3”-caliper street trees in 4’ x 8’ grates

New: tree grates sized to fit existing (4) planters

New: street furnishings (2 benches, 4 inverted-U bike racks, 4 receptacles, 1 history walk sign)

New: (6) 12’-tall streetlamps (remove/replace (3) existing)

Intersection: Indiana and Walnut

New enhanced crosswalk (stamped and stained)

New curb extensions, all 4 corners

Walnut to Poplar

Existing to Remain

New: (6) 3”-caliper street trees in 4’ x 8’ grates

New: tree grates sized to fit existing (2) planters

New: curb and sidewalk around Fire Station entrance, +/- 30’ long

New: street furnishings (2 benches, 4 inverted-U bike racks, 4 receptacles, 1 history walk sign)

New: (6) 12’-tall streetlamps (remove/replace (3) existing)

Intersection: College and Seminary

New enhanced crosswalk (stamped and stained)

New curb extensions, all 4 corners

Intersection: Vine and Seminary

Seminary Square: Indiana Street

New curbs, curb extensions, and parking space striping on east side of street

New (4) 3”-caliper street trees in 4’ x 8’ grates

New 8’ wide concrete sidewalks, east side of street

New (6) 12’-tall streetlamps, 3 per side of street (remove/replace existing)

New street furnishings (2 benches, 4 inverted-U bike racks, 4 receptacles, 1 history walk sign)

Seminary Square: Public Greens

Provide allowance for furnishings

Turf grass, irrigated

New (12) 10’ tall decorative light fixtures

Seminary Square: Vine Street

New flush granite curbs both sides

New unit paving

New (4) removeable bollards and fittings

New 6’ concrete sidewalks

New (6) 12’-tall streetlamps, 3 per side of street

New street furnishings (2 receptacles)

Seminary Square: Seminary Street

New curbs, curb extensions, and parking space striping on north side of street

New (12) 3”-caliper street trees in 4’ x 8’ grates

New 6’ wide concrete sidewalks, north side of street

New (12) 12’-tall streetlamps, 6 per side of street (remove/replace existing)

New street furnishings (4 benches, 8 inverted-U bike racks, 4 receptacles, 1 history walk sign)

Seminary Square: Poplar Street

New curbs, curb extensions, and parking space striping on north side of street

New 4’ wide tree lawn, both sides of street

New (20) 3” caliper trees

New 6’ wide concrete sidewalks, south side of street

Retain existing concrete sidewalks, north side of street; patch and repair as needed

New (12) 12’-tall streetlamps, 6 per side of street (remove/replace existing)

New street furnishings (4 inverted-U bike racks)

Seminary Square Streetscape & Public Spaces

Budget Estimate $3,400,000

Seminary Square: College Street

New curbs on both sides of street, removing 10’ of pavement width

New 3’ wide parkway lawn, both sides of street

New 4’ wide brick sidewalks with granite paver edging, both sides of street

New 4’ wide tree lawn, inside of sidewalk

New (9) 3” caliper trees

New (6) 12’-tall gooseneck streetlamps to match Anderson Street (remove/replace existing)

Summary of Private Development Projects

Summary of Public Realm - Streetscape and Public Space Improvements

LILLY CCC