conceptual downtown redevelopment plan

CONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

TOWN OF

PLAINFIELDINDIANA

Prepared By:

December 11, 2017

Table of Contents

Project Credits................................................................................... 1

History and Context...............................................................................2

Inventory...............................................................................................10

Analysis................................................................................................32

Conceptual Design...............................................................................38

Proposed Conceptual Plan ..................................................................46

Implementation.....................................................................................64

i


table of contents

TABLE OF CONTENTS

Planning Credits

Town of Plainfield - Town Council Members• Robin G. Brandgard - President• BillKirchoff-VicePresident• Dan Bridget• Kent McPhail• Lance Angle

Town of Plainfield - Steering Team • Brad DuBois (Executive Director) • Kent McPhail (Council Member) • Jill Sprague (GIS Coordinator) • Scott Slavens (Plan Commission) • Jennifer Andres (Redevelopment Commission) • JeffBanning(President)

Town of Plainfield - Town Staff • Andrew Klinger - Town Manager• Tony Perona - Deputy Town Manager• Tim Belcher - Town Engineer• Joe James - Director of Planning

Town of Plainfield - Stake Holders • Bobby Williams - Owner• Kelly King - Owner• DougHuff-Owner• Brian Church - Property Owner• Neil Church- Property Owner• Julie Callis - General Manager• Rita Fiorentino - Owner• Dennis Gibbs• Luke Waltz - Urban Designer• Brett Davis - Landscape Architect• Nick Crews - Resident• Mark Todisco - School Board Member• Scott Flood - School Board Member• Bill Clendineng - Pastor • JerryVornholt-Owner• Steve Daum - Resident, Real Estate Broker• Chuck Ellis - Resident, Guilford Township Trustee• Mary Chastain - First National Bank• Brad Whicker - Builder• Linda Semler - Resident• Lana Pedigo - Resident

Planning Team • Context Design - Design Consultant

Plan Approved By:

TownofPlainfield-RedevelopmentCommissionMember-Signature

Printed Name Date


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Printed Name Date


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TownofPlainfield-TownManager-Signature

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1

PLANNING CREDITSCONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

PlannInG cReDIts anD eXecUtIVe sUMMaRY

2

HIstoRY anD conteXt

PLAiNFiELD DOWNTOWN REDEVELOPMENT PLAN

HIstoRIcal naRRatIVe anD PHotoGRaPHs 3

Plainfield Friends Meeting

NM Frazier BlackSmith Plainfield

Plainfield Carnegie Library building, Now Triangle Fraternity

the remnants of the van buren elm

Building at the Northwest Corner of Main and Vine Street Prewitt Theater, Now Village Theater

Town of Plainfield History The area now known as Guilford Township once was an unbroken wilderness along White Lick Creek and was occupied by the Delaware Indians. White settlers began to arrive in numbers after the 1818 Treaty of St. Mary’s secured the area for settlement.

The town of Plainfield came about in this way: a tract of land which included the area now known as Plainfield was obtained by Jeremiah Hadley of Preble County, Ohio, in 1822. Ten years later he sold it to his son, Elias Hadley. Levi Jessup and Elias Hadley laid out the town in 1839. Plainfield became incorporated as a town in 1839, but the incorporation charter was given up because of unsuccessful attempts at town government. Township trustees at the time felt township rule was preferable. On June 25, 1904, Plainfield was incorporated a second time as a town, and this time the incorporation stuck.

Over the years, Plainfield has become associated with the Quakers. Although they were not the first denomination of Christianity to settle in the Plainfield area, the Quakers quickly became well-established, and in 1858 when the Western Yearly Meeting of Friends was organized, their house of worship was set up on Plainfield’s Main Street. Although the original building burned down, it was replaced and the Western Yearly Meeting still takes place there. The Plainfield “Quaker” is the mascot of the high school.

Plainfield has long been associated with the national road, U.S. 40, which goes through town as “Main Street.” One incident which brought Plainfield national attention occurred in 1842 when President Martin Van Buren was spilled purposefully from his stage coach into the thick mud of the highway. The practical joke came as a result of Van Buren’s vetoing a bill from Congress to improve the highway, a move which angered Western settlers. When Van Buren came through Plainfield on a swing to shore up his popularity for the 1844 election, a group of perpetrators set up the incident. The elm tree whose roots caused the president’s carriage to topple became known as the Van Buren Elm.

By 1850, the population of Hendricks County was 14,083. The people in the county developed a strong farming empire from the rich soil available in the region. Corn, wheat, oats, and soybeans were taken to Indianapolis and Cincinnati to sell at markets. In 1914, two-thirds of the population of the county lived in the country and farmers owned more than 90 percent of the taxable property. As more people moved to the county, Plainfield, along with Danville and Brownsburg, began to grow as commercial centers.

Throughout the 20th century, Plainfield continued to grow steadily. Since the beginning of settlement in the area, Plainfield and Guilford Township have had the largest concentration of population in Hendricks County. Today, the town’s population exceeds 29,000 and its limits stretch from the Marion County line on the east into Liberty Township on the west, and from CR 100S in Washington Township on the north to south of I-70 on the south.

Source: Town of Plainfield Website (http://www.townofplainfield.com/Town-History/)

CONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN HISTORY & CONTEXT

PReVIoUs anD cURRent stUDIes 4

Previous and Active Studies(2017) Retail Analysis and Recruitment StudyThis in progress study, is an in-depth analysis of community demographics, retail trends, needs and opportunities. The project team for this study and the downtown team will closely share information to strengthen both studies and plans. The Retail Analysis and Recruitment Study is complimentary to the efforts of the Downtown Redevelopment Plan.

(2016) Franklin Park Master Plan The proposed master plan for Franklin Park diversifies the programming within the park and includes a mix of traditional park amenities and new amenities.

(2016) Plainfield Comprehensive Parks Master PlanThe master plan provides a framework to respond to citizens’ needs and expectations, as well as identifies priorities for the staff to work toward successful implementation.

(2016) Town of Plainfield Comprehensive PlanThe Town of Plainfield Comprehensive Plan includes recommendations at fostering a high quality of life for the Plainfield Community. The plan took an in-depth look at previous plans and included careful analysis of demographics, GIS data, field observation, community workshops, on-line outreach, internal/external data sources, and interview with local stakeholders. The process looked that whole community comprehensively but included the downtown as a focus area that provided recommendations to continue to develop “quality of life” within the downtown core.

(2011) Downtown Parking Study The Plainfield Town Planners provided an inventory of existing parking and documented opportunities for additional parking.

(2011) Sidewalk and Trail Master Plan This plan considers improving the access of its citizens and visitors to sidewalks and trailsto be a top priority. If fully implemented the plan would allow every resident or visitor to Plainfield wouldhave a readily available access to the Town’s sidewalk and trail system and would be able to use thatsystem to reach all other destinations within the community without having to get in a car. (2010) National Register of Town Center Historic DistrictThe Plainfield Town Center Historic includes 177 contributing buildings and was added to the National Registry of Historic Places in 2010. This District is approximately 64 acres in size and is roughly bounded by Lincoln Street to the north, S East Street to the east; Ash Street to the south and Mill Street to the west. The contributing buildings include a mix of residential, commercial and religious structures that show 19th century architecture, including Late Victorian Gothic, Italianate, Queen Anne, and Stick/Eastlake Design. See inventory sheets for Historical District boundary and locations of contributing buildings.

(2004) Plainfield 2025 Comprehensive PlanThe Plainfield 2025 Comprehensive plans has been guiding policy document for the Town of Plainfield for the past decade. The plan focused more on the developing areas of town that are lower density and transportation planning for adequate east-west access through town.

(2003) Plainfield Town Center PlanIn 2002, the Town initiated the Plainfield Town Center Plan to develop the vision to create a “sense of place.” The plan includes existing conditions assessments and recommendations that address downtown district organization and finance, business development, marketing and communication, and physical improvement and maintenance. The planning document also provides design guidelines and targeted action-items to fully implement the town vision. This plan became the catalysis for the National Register of Town Center Historic District and the 2005 U.S. 40 Streetscape Master Plan and improvements.


coMMUnItY DeMoGRaPHIcs 5

All Information provided by:


coMMUnItY DeMoGRaPHIcs & coMMUnItY PRofIle 6



10

InVentoRY


conteXt aeRIal 11

Van Buren Elementary

School

E Main St/US 40

E Main St/US 40

W Main St/US 40

W Krewson St

Splash Island

Whitelick Creek Park

Al and Jan Barker Sports Complex

Swinford Park

Anderson Park

Hummel Park

Indiana BoysSchool

Future FireStation

Plainfield Correctional Facility

Plainfield Community Middle School

Town Hall

focUs stUDY aRea

W Carter St E Buchanan St

S Avon A

ve

Highw

ay 267

White Lick C

reek

Moon R

d

INVENTORYCONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

0 150' 300' 600'

Scale: 1"=300' North

LEGEND:

GENERAL NOTE: GIS Information was collected from IndianaMAP, Town of Plainfield GIS and Indiana University. For reference use only.


North

DoWntoWn aeRIal 12


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail

White Lick Creek Trail

Vandalia TrailVandalia Trail

W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40


Whitelick Creek Trail Head

Franklin Park


Central Elementary

School


School


Town HallVillage Theater

Focus study AreA


0 150' 300' 600'



13sIte PHotoGRaPHY

1

1

2

3

7

11

2

6

10

5

9

4

8

3 45

67

8910

11


14sIte PHotoGRaPHY

11

23

7

11

2

6

10

5

9

4

8

3

4

56 7

8

9

10

11


15sIte PHotoGRaPHY

1

1

2

3

7

11

2

6

10

5

9

4

8

3

4

5

6

78

910

11


zonInG 16


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA


0 150' 300' 600'


LEGEND:


General CommercialNeighborhood Retail CommercialParksureR1-Low Density ResidentialR2-Low Density ResidentialR4-Medium Density ResidentialR5-High Density ResidentialR6-High Density ResidentialReligious UseSchoolsTown CenterPUD-Planned Unit Development

PRoPoseD lanD Use - coMPReHensIVe Plan 17


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA


0 150' 300' 600'


LEGEND:


Mixed Use/DowntownLocal/Corridor CommercialHistoric District ResidentialMulti-FamilySingle Family AttachedSingle Family DetachedParks & Open SpacePublic/Semi-Public

eXIstInG DIstRIcts 18


School

Lincoln Street Neighborhood

Quaker/Central School

Van Buren East

Cemetery

Plainfield Community Middle School

Center St South

Neighborhood

Buchanan South Neighborhood

Town Center Core

East Main Residential

Harlan StreetNeighborhood

VestalNeighborhood

West Main Commercial

Park/Greenway

Van Buren West

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

SchoolPlainfield Friends Meeting


Focus study AreA


0 150' 300' 600'


LEGEND:


Historic District

WATERWAYS, FLOODWAY AND WETLANDS 19


School

726.8’ Flood Elev.




W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail


W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA

White Lick C

reek


0 150' 300' 600'


LEGEND:


ParcelBuilding Footprint0.2% Annual Chance of Flood Hazard1% Annual Chance of Flood HazardFlood Cross Section

Freshwater Forested/ Shrub WetlandRiverine

enVIRonMental IMPacts 20


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA


0 150' 300' 600'


LEGEND:


Underground Storage Tanks

UtIlItIes 21


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA


0 150' 300' 600'


LEGEND:

GENERAL NOTE: GIS Information was collected from IndianaMAP, Town of Plainfield GIS, Indiana University. AT&T, Comcast, Vectren, and Duke Energy. All Locations need to be verified with infield locations. For reference use only.

WaterStorm WaterGasBuried Phone DataBuried FiberOverhead Comm.Electrical

tRaffIc PatteRns & RoaD conDItIons 22


School

Sidewalk on One Side

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA


0 150' 300' 600'


LEGEND:Primary ArterialSecondary ArterialCollectorSidewalksExisting Curbs Both SidesRepaved 4 and upRepaved 3Repaved 2Repaved -2Repaved -3

GeneRal note: The Pavement Surface Evaluation and Rating scale for asphalt and concrete pavements is 1-10, with “1” and “2” being the worst and indicating that the associated roadway requires total reconstruction, and with “9” and “10” being the best, indicating no corrective maintenance is needed (however preventive maintenance treatments are highly recommended).

GIS Information was collected from IndianaMAP, Town of Plainfield GIS and Indiana University. For reference use only.

tRaffIc coUnts & coRRIDoR coMPaRIsons 23

TCDS Locations

Short

Continuous

WIM

Located Short

Located Continuous

Located WIM

State Owned

TCDS Locations

Short

Continuous

WIM

Located Short

Located Continuous

Located WIM

State Owned

TCDS Locations

Short

Continuous

WIM

Located Short

Located Continuous

Located WIM

State Owned

TCDS Locations

Short

Continuous

WIM

Located Short

Located Continuous

Located WIM

State Owned

TCDS Locations

Short

Continuous

WIM

Located Short

Located Continuous

Located WIM

State Owned

TCDS Locations

Short

Continuous

WIM

Located Short

Located Continuous

Located WIM

State Owned


School

22,566 Vehicles

14,425 Vehicles

11,292 Vehicles

20,025 Vehicles

9,515 Vehicles

26,084 Vehicles

56’ 66’ 60’

66’ 80’ 98’


LEGEND:

0 150' 300' 600'


GENERAL NOTE: Information was pulled from INDOT’s Traffic Count Database System (TCDS).

PaRKInG DeManD anD InVentoRY 24

5 Minute Walk Radius

2 Minute Walk Radius


School

Stafford Rd

Vestal Rd

Harland St

1 2

43

5 6

7

8

9 10

11

12 13

14 15161718

1920 21

2223 24

2526 27

28 2930 31 32 34

3335

36

37

38

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St



Vandalia Trail

W Carter St

Fremont St

E Buchanan St

S Mill St

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

White Lick Creek

White Lick Creek

S East St

Wabash St

E Main St/US 40

W Main St/US 40



Franklin Park


Central Elementary

School


Town Hall

Village Theater

FOCuS STuDy AREA


LEGEND:


0 150' 300' 600'


PaRKInG InVentoRY Street/ Building Parking Parking Lot No. Sq. Ff. Need Provided Avon Street 00 SpacesEast Street 00 SpacesVine Street 18 SpacesCenter Street 00 SpacesMill Street 00 SpacesWest Street 00 Spaces

Spaces Needed: 448 Space Provided: 592 NOTE: Building SF is Approximate. 250 SF Per Parking Spot, Reduced 50% for Town Center District Zoning Ordinance.

Town Center Boundary 2- 5 min. walk radius

PARKING/WALKING COMPARISON 25

5 M

inut

e Walk

Radi

us

2 M

inut

e Walk

Radius

5 M

inut

e Walk

Radi

us

2 M

inut

e Walk

Radius


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St


Vandalia Trail

W Carter St

Fremont St

E Buchanan St

S Mill St

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Perry Rd

Fashion Blvd

Metropolis Ln

E Main St

Stout Heritage Pkwy

White Lick Creek

S East St

E Main St/US 40

Franklin Park


Central Elementary




LEGEND:


0 150' 300' 600'


Town Center Boundary 2- 5 min. walk radius


oWneRsHIP anD tIf DIstRIct - oVeRall 26


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St

White Lick C

reek Trail



W Carter St

Fremont St

E Buchanan St

Stafford Rd

S Mill St

Vestal Rd

Vestal Rd

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

White Lick Creek

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

Harland St

W Main St/US 40



Franklin Park


Central Elementary

School


School



Focus study AreA


0 150' 300' 600'


LEGEND:

TIF District Boundary

Parcel

Town Owned Property

State Owned Property

Multiple Property OwnerOwner Occupied PropertyMultiple Property and Owner Occupied Property

For Sale

For Rent

Potential Listings

Recently Sold

Detail Plans Break Line

GeneRal note: GIs Information was collected from IndianaMAP, Town of Plainfield GIS, Indiana University and Zillow. Information accurate as of 6/7/2017. For reference use only.

oWneRsHIP anD tIf DIstRIct - noRtH DetaIl 27


School

E Main St/US 40

W Krewson St

Mill Run Dr

Park Dr

Lincoln St

N M

ill St

N C

enter St

N V

ine St

N East St

S Avon A

ve

White Lick C

reek


Franklin Park

13 4 5 6 7 8

9 10 1112

13

14 15

16 18

17 19

2030

31

32 33 34 35 36 37

3839 40 41 42

43 44

45

46 47

48

4950 51

52 5354

55 56 57 58 59 60

61

62

63

64

6566 67

68 69

7271

70

73 74 75

77

76

78 79 80 8182 83

84

85

86

87

88

89 90 9192 93 94

9596

9798 99 101 102 103

104

105

106

107

108

109110111 112

113114115

116 117

118

119 120 121

122123124

125126 127 128 129 130

131 132133

141

134

142

135 136 137

145144143

138 139 140

146 147 148

2122 23 24

2526

27 28292


PARCELS: 1- 148 LEGEND:

0 150' 300' 600'


Multiple Property OwnerParcel No. Owner Name48,49 MILL RUN APARTMENTS LLC 60,61,70,76 WERNKE APARTMENTS LLC85,87 ARNOLD PROPERTY MGT tHRee llc89,97,110 WHICKER PROPERTIES LLC119,149,150 WILLIAM R & DOROTHY M lonG ReV tRUst131,132 FAZLI, MARY M133,141 JOHNSTON, JONATHAN140,148 SMITH, BAILEY L


Parcel

Town Owned Property


Multiple Property Owner


Parcel InformationParcel No. Address PriceFor Sale 4 293 N Center St $84,000115 210 N Vine St $89,900

For Rent 61 245 N Vine St $510128 204 N Vine St $950

Recently Sold 26 282 N Vine St $78,130 28 282 N East St $92,351 30 281 N East St $70,464 44 278 N East St $136,921 50 261 N Mill St $107,322 65 238 N Mill St $124,803 75 240 N Vine St $167,979 83 232 N East St $131,664 86 240 Avon Ave $129,102118 208 N East St $123,984123 205 N Mill St $82,279

Owner Occupied PropertyMultiple Property and Owner Occupied PropertyDetail Plans Break Line

0 50' 100' 200'


oWneRsHIP anD tIf DIstRIct - centeR DetaIl 28


School

E Main St/US 40

N M

ill St

West St

S Mill St

N C

enter St

N Vine St

N East St

Lewis St


Town Hall

Village Theater

W Carter St

Fremont St

E Buchanan St

S East St

S Center St

S Vine St


149 150151 152 153 154 155 156 157 159

160

162

163

164 165

167168

169

170

166

171

172

173

174175

176

177

178

179

180

181

182

183

184

185

186

187188

189

190

197

191

198

192

193

194

195

196

199

201

202

203

204

225226

227

228 229

230231 232

233

234235

236 237

238

239240 241

242

243

244

245

246

247

248

249

250

251

260

252261

253254

262

263

255

256257 258

266

259

267268

269270

271272

273274

275276277 278

279

283

287

291295

280

284

288

292296

281

285

289

293297

282

286

290

294298

265264

205206 207

208 209 210211

212 213214

215216 217

214

218

219

220 221222

223

224171

161158


PARCELS: 149-298 LEGEND:

0 150' 300' 600'



Parcel

Town Owned Property



Multiple Property OwnerParcel No. Owner Name119,149,150 WILLIAM R & DOROTHY M lonG ReV tRUst151,33 EARLES, JAMES O159,160 JRJ PROPERTY LLC164,169,21 CHARLES FRANKLIN & JOYCE ANN ROHRER REV lIV tRUst173,174,175, MUSICK, JAMES L & MARY A 185,186,187205,206,207 AVGERINOS, PETE & DEBORA199,212,213 THOMAS L & JUDITH ANN HolzKnecHt faMIlY lIV tRUst228,229 HUFF-RECTOR ENTERPRISES llc263,264 HEALD, WILLIAM E & sUsan K 265,266 PARHAM, TERRY L JR & MelIssa281,282 HATON, ANDRIA M295,296 WALTZ, LUCAS O297,298 GAINES, DENNIS W & sHaRon l

Parcel InformationParcel No. Address PriceRecently Sold 149 403 Park Dr $135,199 171 151 West St $104,901 172 152 N Mill St $131,076 184 131 N Center St $136,497 261 202 S Center St $154,453 295 318 S Center St $140,740



0 50' 100' 200'


oWneRsHIP anD tIf DIstRIct - east DetaIl 29


School

E Main St/US 40W Krewson St

Fremont St

E Buchanan St

S Center St

S Center St

S Vine St

S Vine St

S East St

Wabash St

Shaw St

N East St

S Avon A

ve

Eastern Ave

Picket St

Village Theater

299 300 301303 304

302

305

306

309

310313

314315 316

317318

319

320

321322 323

324

325 326

327328

329

330

331

332

333

334335336

337

338

339

340341

342343

344345

346347

348

349

350351

352

353

354

355

356

357

358

359360

361

362

363

364

365

366

367368

369

370

371

372

373

374

375

376

377

378

379

380

381382

383

384

385

386

387

388

389

390

391

392393

394

395

396

397

398

399400

401402

403404

405

406407

408

409

410

411412

413

414415

416417

418

419

420421

422423

307

311

308

312



0 150' 300' 600'



ParcelTown Owned PropertyState Owned PropertyMultiple Property Owner

Multiple Property OwnerParcel No. Owner Name299,302 DILLON, TERRY L 314,315,316 MGM OIL LLC323,324,332,333 FIRST NATIONAL BANK 326,327,328 BIBLE & STEWART InVestMents llc334,337,345 SCHROEDER, LOWELL & lInDa335,336 STUCKER, ROBERT & CAROL348,349 WESTERN YEARLY MEETINGS tRUstee352,357,359 BARBARA M BAKER ReVocable tRUst353,354,355,356,399 PLAINFIELD coMMUnItY scHool coRPoRatIon405,406 ROBERTSON, JOHN A & JACKLYN J



Parcel InformationParcel No. Address PriceFor Sale338 118 S East St $184,900

Potential Listing373 215 S Vine St $110,000408 310 Wabash St $72,000

Recently Sold340 133 S Center St $141,409342 136 S Center St $163,094371 216 S Vine St $135,046372 222 S Vine St $155,047 379 318 S Center St $140,740396 319 S East St $157,599409 316 Wabash St $78,394 410 326 Wabash St $69,720

0 50' 100' 200'


oWneRsHIP anD tIf DIstRIct - West DetaIl 30


School

424425

426427

428

429430

431

432

433434

435

436

437

438

439440

441

442443

444

445



0 150' 300' 600'



Parcel

Town Owned Property




Owner Occupied PropertyMultiple Property and Owner Occupied Property


Parcel No. Owner Name438,439 ALLEN, DANIEL B & HenRIetta

Detail Plans Break Line

0 50' 100' 200'


oWneRsHIP anD tIf DIstRIct - soUtH DetaIl 31


School

445


PARCELS: 445 LEGEND:

0 150' 300' 600'



Parcel

Town Owned Property





0 50' 100' 200'


32

analYsIs


sIte analYsIs & oPPoRtUnItIes 33


School

W Krewson St

Mill Run Dr

Lewis St

Park Dr

Lincoln St Vandalia TrailVandalia Trail

W Carter St

Fremont St

S Mill St

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40



Franklin Park


Central Elementary

School


School



FOCuS STuDy AREA

E Buchanan St

ANALYSISCONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

LEGEND:

0 100' 200' 400'


Land Use Catalysis AreaMixed Use/DowntownLocal/Corridor CommercialHistoric District ResidentialSingle Family AttachedParks & Open SpaceSports Complex Public/Semi-PublicBuffer/TransitionLand Use Shift

Transportation Primary ArterialSecondary ArterialCollectorMulti-Modal UpgradesTraffic CalmingPedestrian EnhancementsAlleyIntersection Treatments Catalysis Area Keynotes

Fire Station / Town Hall Redev.

Mill Street Redev.

Krewson Court Redev.

Eastern Ave & Main St. Redev.

Hunter Ridge Apt. Redev.

Valley Ridge Apt. Redev.

Plainfield Friends Green

Main Street & East Street

Main Street & S. Mill Street

Future Sports Complex

Creek Side / Urban Park

Main Street & Vestal Road

White Lick Creek Buffer

Nature Preserve / Neigh. Park

1

1

2

2

2

3

3

4

4

5

5

6

6

7

7

8

8

9

9

9

10

12

10

11

11

13

13

1213

14

14

sIte analYsIs - looKInG east 34


School

1

2

2

3

45

67

89

9

10

11

12

13

13

FOCuS STuDy AREA

N Center St

N Mill St

S Avon Ave

E M

ain

St/U

S 40




E Buchanan St

S Center St

S Mill St

White Lick Creek

Lincoln St


LEGEND:

12




Mill Street Redev.













1

2

3

4

5

6

7

8

9

10

11

1213

14

sIte analYsIs - looKInG noRtH 35


School

1

22 3

4

56

789

9

11

13

FOCuS STuDy AREALincoln St

W Carter St

Fre’mont St

Main Street

E Buchanan St

N Center

St

N Vine St

N E

ast S

t

S C

ente

r St

S Mill

St

N Mill St

S Vine St

S East St

S Avon A

ve


Franklin Park


Central Elementary

School

Town Hall

Village Theater


LEGEND:Land Use Catalysis AreaMixed Use/DowntownLocal/Corridor CommercialHistoric District ResidentialSingle Family AttachedParks & Open SpaceSports Complex Public/Semi-PublicBuffer/TransitionLand Use Shift



Mill Street Redev.













1

2

3

4

5

6

7

8

9

10

11

1213

14

sIte analYsIs - looKInG DoWntoWn coRe aRea 36


School

12

2

3

4

5

6 7

8

9

9

11

12

13

13

FOCuS STuDy AREA

N Center St

N Mill St

S Avon Ave

E M

ain

St/U

S 40


Town Hall Village TheaterE Buchanan St

S Center St

S Mill St

White Lick Creek

Lincoln St


LEGEND:

12




Mill Street Redev.













1

2

3

4

5

6

7

8

9

10

11

1213

14

38

concePtUal DesIGn


PReVIoUs concePts 39

CONCEPTUAL DESIGNCONCEPTUAL DOWNTOWN REDEVELOPMENT PLANconcePt a concePt c

concePt b

Lincoln St

W Carter St

Fremont St

S Mill St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

S East St

Shaw St

E Main St/US 40

W Main St/US 40

Franklin Park


Central Elementary


E Buchanan St

bRIDGe

13 Krewson

0 50' 100' 200'


5

5

6

6

4

4

7

23

11

12

8

910

10

8 8

8

8

1

11

1

Land Use Multi-FamilyMixed Use/DowntownMixed Use Open Space / PublicCivic / PublicSports Complex Buffer/TransitionSurface/Garage ParkingExisting Building Mass

Transportation Traffic CalmingNew Road/Pedestrian FriendlyRoad Upgrades/Multi-ModalPedestrian ConnectionIntersection Improvements /Traffic Control Catalysis Area Keynotes East Main Gateway Redev.

Civic Green

East Street and Main Redev.

Mill Street and Main Redev.

Civic Plaza

Central Green

Performing Arts Hub

Mill Street Corridor

West Gateway Redev.

Linear Greenway

Governmental Complex

Buchanan St Pedestrian Bridge

Krewson St Pedestrian Bridge

1

23456789

10111213

Krewson

Lincoln St

W Carter St

Fremont St

S Mill St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

S East St

Shaw St

E Main St/US 40

W Main St/US 40


Franklin Park


Central Elementary


E Buchanan St

0 50' 100' 200'


1

1

2

3

4

9

11

10

44

6

8

6

7

6

6


Transportation Traffic CalmingRoad Upgrades/Multi-ModalPedestrian ConnectionIntersection Improvements /Traffic Control Catalysis Area Keynotes East Main Gateway Redev.

Civic Green



Mill Street Civic Plaza


Performing Art Hub

Linear Park


Governmental ComplexPedestrian Bridge

1

23456789

10

11

Krewson

Lincoln St

W Carter St

Fremont St

S Mill St

West St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Picket St

S East St

Shaw St

E Main St/US 40

W Main St/US 40


Franklin Park


Central Elementary


Town Hall

E Buchanan St

0 50' 100' 200'



Transportation Traffic CalmingNew Road/Pedestrian FriendlyRoad Upgrades/Multi-ModalPedestrian ConnectionIntersection Improvements /Traffic Control Catalysis Area Keynotes East Main Gateway Redev.

Civic Green

Neighborhood/Nature Park




Creek Front Civic Park

Civic Plaza


West Main Gateway Redev.Pedestrian Bridge

15

5

5

5

8

24

3

7

910

11

6

6 6

6

6

6

6

1

11

1

23456789

1011

FEEDBACK RECEIVED...

Support• US 40 traffic calming• Saving and reusing the Village Theater• Performance art building or district• Creating a reason to come downtown• More housing opportunities and diverse housing• Pedestrian bridges over White Lick Creek• Provide opportunities for unique restaurants and re-tail

• Creating a Downtown District• Pivoting off Main Street for redevelopment• Using the “back of house” and alleys creatively• More park space• Connecting to the creek• Bike and pedestrian friendly• More parking

Concerns• Need more parking• Don’t want to lose “small town” character• Preserve existing quality buildings and houses• INDOT coordination and traffic calming feasibility• Keep Town Hall central to Downtown

coMbIneD concePt 40


School

Krewson St.

New St.

Elm St.

Lincoln St


Vandalia Trail

W Carter StFremont St

S Mill St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon Ave

Eastern Ave

Indiana St

Picket St

White Lick Creek

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40


Franklin Park


Central Elementary School


Town Hall

Focus study AreA

E Buchanan St

CONCEPTUAL DESIGNCONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

LEGEND:

0 100' 200' 400'


10

10

8

1211

11

11

2

4

56

7

3

9

1415

16

13

13

13

1

Land Use Redevelopment OpportunityMain Street Infill Opportunity Open Space / Public SpaceSports Complex Buffer/TransitionSurface/Garage ParkingExisting Building Mass

Transportation Traffic CalmingRoad Upgrades/Multi-ModalPedestrian ConnectionIntersection Improvements /Traffic Control Catalysis Area Keynotes

East Main Gateway Redev.

Civic Green


Avon Ave and Krewson Redev.

Hunters Ridge Redev.

Valley Ridge Redev.


Performance Center

Gateway Plaza


Mill Street Corridor Redev.

Mill Run Redev.

Linear Creek Front Park


Main and Vestal Redev.Pedestrian Bridge

1

23456789

10111213

141516

16

coMbIneD concePt - DetaIleD VIeW 41


School

Krewson St.

New St

Elm St

Lincoln St


W Carter St

Fremont St

S Mill St

N M

ill St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon Ave

Eastern Ave

Indiana St

Picket StWhite Lick Creek

S East St

Wabash St

E Main St/US 40

W Main St/US 40


Franklin Park


Central Elementary School


Town Hall

E Buchanan St


LEGEND:

0 50' 100' 200'


10

10

8

12 11

1111

11 11

11

2

4

5

6

7

3

9

14

15

13

13

13

1

Land Use Redevelopment OpportunityMain Street Infill Opportunity Open Space / Public SpaceSports Complex Buffer/TransitionSurface/Garage ParkingExisting Building Mass

Transportation Traffic CalmingRoad Upgrades/Multi-ModalPedestrian ConnectionIntersection Improvements /Traffic Control Catalysis Area Keynotes


Civic Green


Avon Ave and Krewson Redev.

Hunters Ridge Redev.

Valley Ridge Redev.


Performance Center

Gateway Plaza


Mill Street Corridor Redev.

Mill Run Redev.

Linear Creek Front Park


Main and Vestal Redev.Pedestrian Bridge

1

23456789

10111213

141516

16

WHat WIll PlaInfIelD looK lIKe? 42

ACTIVATED GREENSPACE

PEDESTRIAN ORIENTED

HISTORIC CHARACTER

HOUSING DIVERSITY



GOOD FOOD

LIVE MUSIC

PERFORMING ARTS

PUBLIC ART



COMMUNITY BRANDING

FESTIVALS

SOCIAL MEDIA

POP-UP EVENTS


46

PRoPoseD concePtUal Plan

PROPOSED CONCEPTUAL PLANCONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

PRoPoseD concePtUal DIstRIcts 47


School

Krewson St.

Elm St.

Lincoln StVandalia Trail

W Carter St

Fremont St

S Mill St

N M

ill St

N. W

est Street

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Indiana St

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40

Franklin Park


Central Elementary


Town Hall

FOCuS STuDy AREA

E Buchanan St


leGenD:Main Street District

Neighborhood District

Village District

Parks / Open Space District

oVeRall PRoPoseD concePtUal Plan 48


School

Krewson St.

Elm St.

Lincoln St

W Carter St

Fremont St

S Mill St

N M

ill St

N. W

est Street

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Indiana St

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40

Town Hall

E Buchanan St

Vandalia TrailFranklin Park


Central Elementary

School

FOCuS STuDy AREA



LEGEND:1

1

1

2

2

3

3

4

44

5

5

8

8

8

13

13

14

14

6

6

7

7

9

9

10

10

11

11

15

15

16

16

17

17

17

18

1818

18

18

19

19

20

20

21

21

22

22

22

22

23

23

23

24

24

24

12

12

Main Street District Redev. Civic GreenNeighborhood/Nature ParkRedevelopment OpportunityEast Street and Main Redev.Infill Dev. / GarageTheater Redev.Neighborhood RevitalizationPerformance Center 2-3 Stories Shared Civic RoomsTown Hall ExpansionGateway PlazaWest Main Gateway Dev Mixed-Use 3-5 Stories Garage Parking Commercial along Mill St.South Town Green Dev. Mixed Use 3-4 Stories Garage Parking Commercial along Krewson North Town Green Dev. Mixed Use 3-4 Stories Garage Parking Commercial along Krewson Mill Street Dev. Housing / Relocated 2-3 Stories Apts and Studio Courtyard Apartments 1-2 Stories Apartments and condosCottage Homes 1-2 StoriesMultiplex / Flexible Housing 2-3 Stories Town-homes, Brownstones Live/work units Pedestrian Rd / Enhanced AlleyTown GreenKrewson Enhancement TrailheadPedestrian BridgeRelocated Historic Structures

DetaIleD PRoPoseD concePtUal Plan - noRtH 49


School

Lincoln St

New St

Lewis St

W Carter St

W Fremont St

S Mill St

N M

ill St

N W

est St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

S East St

E Main St/US 40

W Main St/US 40

Franklin Park

Krewson


Town Hall



LEGEND:

Dog Park

NaturePark

NaturePark

Adventure / Nature Play (Future Franklin Park

Improvements)

Adventure / Nature Play (Future Franklin Park

Improvements)

Park Room

Park Room

Park Room

Grand Lawn

1

1

1

1

2

2

3

3

4

4

4

4

5

5

8

8

8

8

8

13

13

14

14

6

6

7

9

9

10

10

11

1111

15

15

16

16

17

17 17

17

18

18

18

18

18

19

1919

19

20

20

21

2121

22

22

22

22

23

23

24

24

24

12

12


DetaIleD PRoPoseD concePtUal Plan - lanD Use 50


School

Lincoln St

W Carter St

W Fremont St

S Mill St

N M

ill St

N W

est St

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

S East St

E Main St/US 40

W Main St/US 40

Franklin Park

Krewson


Town Hall



LEGEND:Keynotes

R2 Low Density Residential Relocated historic bldgs

R2 Low Density Residential Cottage Homes Clusters 1-2 Stories

R4 Med-Density Residential Courtyard Apartments Town Homes / Condos Walk-up Units 1-2 Stories Some pull-in parking

R5 High-Density Residential 2-3 Stories Apartments and Studio Potential Workforce Housing

R6 High-Density Residential & Mixed-Use 3-5 Stories Apartments and Studios Walk-up Units Potential Workforce Housing GroundfloorCommercial Structured Parking Potential

Civic / Special Use 2-3 Stories Town Hall Expansion Performance Art Center

Transition / Mixed-Use 2-3 Stories Town Homes / Brownstones Pull-in Parking Potential Live/work Units Business Incubators

BIRD’S EYE VIEW 51


School

Lincoln St

W Carter St

S Mill St

N M

ill St

N W

est St

N Center St

S Center St

S Vine St

N Vine St

N East St

S Avon Ave

E Main St/US 40

W Main St/US 40

Franklin Park

Krewson

Town Hall

Grand Lawn


LEGEND:1

1

2

3

3

4

4

4

4 5

8

8

8

13

13

14

14

6

7

9

9

10

10

11

11

11

15

15

16

16

17

17 17

18

18

1818

18

19

20

20

21

21

21

22

22

23

23

24

24

12

12


eXaMPle IMaGeRY 52


eXaMPle IMaGeRY 53


PRoPoseD concePtUal Plan - Plan eleMents 54


STREET iMPROVEMENTS SIDEWALK IMPROVEMENTS

All roads improvements include upgrading or

adding a 5’ min sidewalk and 6’ sidewalk where

room allows

iNTERSECTiON iMPROVEMENTS

Intersections to receive updated curbs, ADA

curb ramps, pedestrian landing areas, specialty

pavement and crosswalks, where applicable

TRAFFiC CONTROLS

Existing Traffic Lights - Maintained

Street upgrades

Optional Future Traffic Light

One Way Converted to Two-Way

Krewson Avenue Enhancements

Street with Cycle-Track

Mill Street Enhancements

West Street Enhancements (Includes Cycle-Track)

Woonerf / Shared Street

Traffic Control

PRoPoseD concePtUal Plan - Plan eleMents 55


ALLEy iMPROVEMENTS CONNECTIVITY / CYCLE-TRACK

STREET PARKING West St.: 55 Parking Spaces

Mill St.: 152 Parking Spaces

Vine St.: 92 Parking Spaces

East St.: 77 Parking Spaces

Lincoln St.: 72 Parking Spaces

Elm St.: 25 Parking Spaces

Krewson St.: 80 Parking Spaces

STREET TREES

Alley upgrades / green alley

Parallel Parking

Cycle Track

Vacated/ Dead-end Alley

Angled Parking

Bicycle Friendly Street

Pedestrian Connection

Woonerf / Shared Street Parking

Bicycle Friendly Alley

Trail / Greenway

aVon aVenUe anD east stReet sectIons 56


VIne stReet sectIons 57


centeR stReet sectIons 58


MIll stReet sectIons 59


West stReet sectIons 60


lIncoln stReet anD KReWson stReet sectIons 61


caRteR stReet anD fReMont stReet sectIons 62


bUcHanan stReet sectIons 63


64

IMPleMentatIon

IMPLEMENTATIONCONCEPTUAL DOWNTOWN REDEVELOPMENT PLAN

PHASE ONE (1-3 YEARS) 65


School

Krewson St.

Elm St.

Lincoln StVandalia Trail

W Carter St

Fremont St

S Mill St

N M

ill St

N. W

est Street

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Indiana St

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40

Franklin Park


Central Elementary



FOCuS STuDy AREA

E Buchanan St


0 150' 300' 600'


PHASE 1 (1-3 Years)

Mixed-Use Bldg w/Garage

Village Theater Reuse

Performance Arts Bldg

Theater Renovation

Begin Krewson St. Improv.

Lincoln Street Improv.

Buchanan Street Improv.

Begin Mill Street Improv.

PHase tWo 66


Central Elementary


Town Hall


School

Krewson St.

Elm St.

Lincoln St

W Carter St

Fremont St

S Mill St

N M

ill St

N. W

est Street

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Indiana St

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40

E Buchanan St

Vandalia TrailFranklin ParkFOCuS STuDy AREA


0 150' 300' 600'


PHASE 2


Finish Krewson St. Impro.

Mill Street Improv.

West Street Improv.

Lewis Street Improv.

Avon Avenue Improv.

Grand Lawn Park

Overlook Park

Town Green

Pedestrian Bridge

Buchanan Street Bridge

PHase tHRee 67


School

Krewson St.

Elm St.

Lincoln St

W Carter St

Fremont St

S Mill St

N M

ill St

N. W

est Street

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Indiana St

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40

E Buchanan St


Central Elementary


Town Hall



0 150' 300' 600'


PHASE 3


Multi-family Development

Pedestrian Alley

West Street Improv.

Complete Mill St. Improv.

Center Street Improv.

East Street Improv.

PHase foUR 68


School

Krewson St.

Elm St.

Lincoln St

W Carter St

Fremont St

S Mill St

N M

ill St

N. W

est Street

N C

enter St

S Center St

S Vine St

N V

ine St

N East St

S Avon A

ve

Eastern Ave

Indiana St

Picket St

S East St

Wabash St

Shaw St

E Main St/US 40

W Main St/US 40


Central Elementary


Town Hall

E Buchanan St



0 150' 300' 600'


PHASE 4

Courtyard Apartments

Cottage Homes


East & Main Development

Future Park Development

Vine Street Improv.

Main Street Improv.

Alley Improv.

Future Infill Development

Neighborhood Renewal

Plan PHasInG 69


PHASE 1 (1-3 years)Mixed-Use Building w/Garage

Village Theater Reuse

Performance Arts Building

Theater Renovation

Start Krewson Street Improvements

Lincoln Street Improvements

Buchanan Street Improvements

Begin Mill Street Improvements

PHASE 2Gateway Mixed-Use Building w/Garage

Finish Krewson Street Improvements

Mill Street Improvements

West Street Improvements

Lewis Street Improvements

Avon Avenue Improvements

Grand Lawn Park

Overlook Park

Town Green

Pedestrian Bridge

Buchanan Street Bridge

PHASE 3Mixed-Use Building w/Garage


Pedestrian Alley

West Street Improvements

Complete Mill Street Improvements

Center Street Improvements

East Street Improvements

PHASE 4Courtyard Apartments

Cottage Homes


East and Main Development

Future Park Development

Vine Street Improvements

Main Street Improvements

Alley Improvements

Future Infill Development

Neighborhood Renewal

Prepared By:

conceptual downtown redevelopment plan

Documents