Where We Are – Land Uses – Common Area Reviews

NOTE: This section is subject to revision based on your feedback.

Introduction

Butler has developed primarily by plats and individual developments that have occurred over the years since Butler’s founding in 1841.   These plats and areas are connected by streets, buildings and different land uses on the surface, and by water and sewer mains below the surface.

This section identifies several areas within the Butler Corporate Limits that share plats, locations, land uses and capital improvement, enforcement and development needs.  The initial installation dates for the infrastructure within these areas is assumed to coincide with the either the date of the respective plat approvals, or the dates of the initial buildings constructed within said areas.

The “Needs” section for each area will evolve as comments are provided by those who review this section.  These reviews will form the basis for the objectives and policies established in the new Butler Comprehensive Plan.

Area A – West Main Industrial Area
Area A
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Location
  • West Main / US 6, 500 & 600 blocks, south side. Bounded by CR 61 at the west and Norfolk Southern railroad tracks at the south.
Plats
  • Unplatted parcels.
Streets
  • West Main / US 6.  The Indiana Department of Transportation (INDOT) has jurisdiction for this road.
  • County Road 63.  This portion of County Road 63 is completely within the Butler Corporate Limits.  The City of Butler is responsible for its maintenance.
Development Status
  • Small crop field and single-family house.
  • Butler-Wilmington Fire Station.
  • Janus International.
  • DeKalb Molded Plastics.
  • Former Citation / Bohn Aluminum site (inactive). The build dates for the various building in this area range from 1957 (Bohn Aluminum) to 2010 (Fire Station)
Zoning Classification(s)
  • The industrial properties, and the crop field and house, are zoned “HI-Heavy Industry.”
  • The fire station is zoned “INS-Institutional & Office.”
Municipal Utilities
  • Sanitary Main – 15-inch diameter.
  • Storm Mains – 4, 6 and 12-inch storm mains were installed within the Fire Station site in 2010.  The path of these storm mains to the Teutsch ditch was re-routed during the Janus driveway project in 2016. Drainage for this area is primarily to the Teutsch ditch.
  • Water Main – 8-inch diameter.
Sidewalks
  •  There are no public sidewalks in this area.  Pedestrian traffic is along the sides of the West Main / US 6 roadway.
Needs
  • Streets – Update surface status of County Road 63 in the Butler Asset Management Plan.   Maintain and pave as needed.
  • Development – Both industries in this area, DeKalb Molded Plastics and Janus, are viable, ongoing businesses.  The Butler-Wilmington Fire Station will be a long-term institutional use at its current location.  The primary concern for this area is the former Citation / Bohn Aluminum site.  The foundry building is deteriorating, there is a pond on-site that is in an undetermined state, and which lies adjacent to a DeKalb County regulated ditch, and there is a wooded area that constitutes approximately 35% of this property.  A portion of this wooded area is listed on the “National Wetlands Inventory” website.
    The environmental status of this site will need to be clarified before it can be returned to a constructive use that will benefit the community.
  • Utilities – There are no apparent utility needs for the current land uses in this area at this time. Consideration may be given to extending the existing water and sanitary sewer mains west if a potential development occurs west of the County Road 61 overpass.

Area B – West Main Commercial Area
Area B.jpg
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Area A - Dollar General
Dollar General – new store
at 106 Baldwin – 2016    (Google Earth Image)
Location
  • West side of Butler, primarily at intersections of West Main and Basket Factory Road and West Main and Jake Street.
Plats
  • Butler Partners Plat – 2013.
  • August T. Packer Plat – Lots 10-15 – 1860.
  • Westside Commercial Plat – 2006.
  • The balance of parcels in this area are unplatted.
Streets
  • Baldwin Street, 100-block.
  • Basket Factory Road, 100-block.
  • Jake Street, 100-block.
  • West Main / US 6, 500-block.  This road/street is under the jurisdiction of INDOT.
Development Status
  • Commercial retail and service businesses, food establishments, storage buildings and one industry.
  • There is also a radio-cell tower at 508 West Main that is located just north of the Norfolk-Southern rail tracks.
  • Building dates range from 1920 to 2015.
Zoning Classification(s)
  • Industrial use (CJ Automotive) is zoned “HI-Heavy Industry.”
  • The balance of properties are zoned “GB-General Business.”
Utilities
  • Sanitary Mains – 8-inch diameter main.
  • Storm Mains – The Westside Commercial Plat pond outfalls to the Almira Teutsch ditch.  The new Dollar General and Eagles properties also drain to the Teutsch ditch to the north.There is a stormwater inlet at the intersection of West Main and Basket Factory Road that is at an 872 foot elevation, a relative low spot for this area.  It drains into a tile that flows north to a lateral of the Teutsch ditch.
  • Water Mains – 8-inch and 12-inch diameter.
Sidewalks
  • The only public sidewalk in this area is a 200 foot long sidewalk along the south side of West Main Street in front of the CR Automotive plant.  The balance of this area is typical edge highway development with no pedestrian accommodations.  Pedestrians typically have to walk along the side of the roadway, in driveways or parking lots.
Needs
  • Streets – Annually update the surface status of the City streets in the Butler Asset Management Plan.   Maintain and pave as needed.    Baldwin Street can be extended in the event of new private development north of the new Dollar General store.
  • Development – There are currently six vacant parcels and an empty building (former Dollar General Store) within the Westside Commercial Park Plat.  The parcels and store are listed for sale.  Viable commercial uses are needed for these properties.
  • Utilities – Water and sanitary mains are available to the vacant lots within the Westside Commercial Park Plat.  The existing businesses in this area do not appear to require additional municipal water and sanitary services.

Area C – Northwest Butler Residential Area
Area-C
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Location
  • Northwest portion of Butler west of North Broadway.
Plats
  • Chapman Trails, Phase 1 – 1998.
  • Chapman Trails, Phase 2 – 2006.
  • Mayerknoll, Plat 1 – 1963.
  • Mayerknoll, Plat 2 – 1978.
  • Mayerknoll, Plat 3 – 1996.
  • Smith Addition – 1953.
Streets
  • High – 400-block.
  • Independence – 600-block.
  • Meadowmere – 100-300 blocks.
  • North Broadway – 500-600 blocks.
  • West Liberty – 400-600 blocks.
  • Westward – 400-500.
Development Status
  • One and two story single family houses, built from the years 1948 to 2017.  There are 82 units at the time of this plan.
Zoning Classification(s)
  • All parcels in this area are zoned “SFR-Single Family Residential.”
Utilities
  • Sanitary Sewers – ranging from 8-inches to 12-inches in diameter.
  • Storm Sewers – ranging from 15-inches to 42-inches in diameter.   The Mayerknoll and Chapman Trails plat areas contain a separate storm sewer system that discharges into the Big Run Ditch through either a main along North Broadway or into a lateral of the Teutsch Ditch at the west end of West Liberty Street. The Smith’s Addition portion of this area drains toward a 24-inch storm collector in North Broadway.
  • Water Mains – ranging from 6-inches to 10-inches in diameter.
Sidewalks
  • There are no sidewalks along North Broadway or Meadowmere Drive in this area.
  • There are scattered sidewalks in front of the houses on Westward Drive.  There are no sidewalks in front of the eleven vacant lots on this street.
  • There are no sidewalks on either side of West Liberty Street from the 400 to 529 addresses.  A sidewalk is planned for north side of this street at the time of the drafting of this plan.  Funding for the sidewalk will be provided by the Indiana Department of Transportation and the City of Butler.
  • Sidewalks are being constructed on West Liberty beyond the 529 address as new houses are being constructed, as well as on Independence Street and High Street.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development(NOTE-The information in this subsection is subject to change) – As of April 2018, there are 15 available vacant lots in this area: four in Chapman Trails, Section 2; ten in Mayerknoll, Plat 3; and one in the Smith 1st Addition.  There are three other vacant lots in the Smith Addition, but there is no street access to said lots.
  • Utilities – The current utilities for this area appear to be adequate for the eventual build-out of the remaining vacant, available lots.
  • Sidewalks – Sidewalk construction should be considered and made a part of the City ongoing capital improvements planning for those streets currently without sidewalks.

Area D – West Liberty / West Washington / West Green Residential Area

Area D.jpg

Location
  • Near northwest portion of Butler.
Plats
  • All of the Bellevue plat (1905), portions of the Tomlinson’s Addition (1855) and the Tomlinson’s 2 Addition (1902).
Streets
  • Elm, 100-400 blocks.
  • James, 100-400 blocks.
  • John, 100-400 blocks.
  • West Green, 100-400 blocks.
  • West Liberty, 100-400 blocks.
  • West Washington, 100-300 blocks.
Development Status
  • Predominantly single family dwellings (58 units), built from 1850 to 2008.
Zoning Classification(s)
  • Zoning is split one-third “OTR-Old Town Residential” and two-thirds “SFR-Single Family Residential.”
Utilities
  • Sanitary Mains – 4, 8 & 12-inch mains.  There are several combined mains in this area.
  • Storm Mains –  Limited dedicated storm mains, 8 & 10-inches in diameter.
  • Water Mains – 4 & 10-inch water mains
Sidewalks
  •  Sidewalks in this area are located as follows:
    • Elm Street, North 1/2 of west side of the 400 block.
    • James Street, both sides of 100 block.  Most of the west side of the 300 block.
    • John Street, both sides of 100-200 blocks.
    • West Green, both sides of 100-400 blocks.
    • West Washington, north side of 100-200 blocks.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – As an older neighborhood, there are few, if any, vacant lots upon which to build new structures.  Properties in this area are generally well-maintained and there has been no unsafe building enforcement actions or demolitions conducted by the City.
  • Utilities – There are no apparent new water or sanitary main needs in this area beyond maintenance and replacement when required. Stormwater needs for this area are addressed in a study conducted for the City in 2013 by Donahue & Associates Engineers (“Stormwater Management Master Plan & Stormwater Utility Fee Justification”). This study should be consulted, and updated as needed, when considering stormwater capital improvements for this area.
  • Sidewalks – A sidewalk for the north side of the 100-400 blocks of West Liberty is planned for construction in 2021-2022.  It will be funded by a grant from the Indiana Department of Transportation.  It will include ADA-compatible curbramps at the street intersections.  Sidewalk construction should be considered and made a part of the City ongoing capital improvements planning for those streets currently without sidewalks.

Area E – West Side Institutional & Multifamily Residential Area

 

Area E
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Location West portion of Butler, between West Liberty and West Main streets.
Plats The parcels within this area are unplatted.
Streets
  • High, 100-200 blocks.
  • West Liberty, 500 block.
  • There is access to the parcels within this area from West Green and Booster streets.
Development Status This area contains institutional and multi-family uses, including the Laurels of DeKalb (1973), the United Methodist Church (1973), Masonic Lodge (1974) and the Fawn Haven and Fawn Villas apartment complexes (1987-1990).
Zoning Classification(s) “INS-Institutional and Office Space” and “MFR-Multi-Family Residential.”
Utilities
  • Sanitary Mains – 8 & 10 inch sanitary mains are located in this area.
  • Storm Mains – This area is somewhat served by an 8 inch storm main in High Street.  A small expansion project for the Laurels nursing facility is to re-route downspouts and surface drainage to a storm main located at the north side of their property in West Liberty Street.
  • Water Mains – 4 & 6 inch water mains.
Sidewalks The only public sidewalks serving this area are on the west side of North Western Avenue, leading to the Masonic Lodge, and on the north side of the 400 block of West Green Street, leading to the United Methodist Church.
Needs
  • Streets – High Street is one of the few concrete surface streets in Butler.  It is cracked, drains poorly and in serious need of reconstruction.  It currently serves as the only access for the construction traffic related to new housing construction on Independence Street and West Liberty Street. Reconstruction of this street will need to wait until the remaining lots in Chapman Trails 2 are built upon.   This street is a good candidate for an INDOT “Community Crossings Fund” project in the coming years.Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – No additional development is projected for this area in the near term.
  • Utilities – Consideration should be given to determining how to improve storm runoff in this area.  Water and sanitary mains should be adequate for current and future use.
  • Sidewalks – Concurrent with the proposed High Street reconstruction project noted above, a sidewalk should be constructed on the west side of High Street between West Main and Independence streets.  This would provide a safe walkway for pedestrian traffic between the businesses on West Main and the residential developments to the north.A new sidewalk will be constructed on the north side of West Liberty, across from the Laurels nursing facility in 2021-2022.  This will provide another east-west sidewalk link across the northern portion of Butler, in addition to West and East Green streets.

Area F – West Main / West Oak / Depot Residential Area
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Location Near west side of Butler.  Bounded by West Green, Commerce and Depot streets.  Include Mason Park, a small neighborhood park at the corner of Depot and Eastern.
Plats  This area contains all or a portion of the following plats:

  • Butler (Original) Plat, 1874.
  • Highland Plat, 1910.
  • G.T. John’s Plat, 1881.
  • August T. Parker Plat, 1860.
  • Tomlinson’s Addition Plat, 1855.
Streets
  • Depot Street, 100-400 blocks.
  • Eastern Avenue, 100-200 blocks.
  • South Federal, 100-300 blocks.
  • Western Avenue, 100-200 blocks.
  • West Main, 200-400 blocks.
  • West Oak, 100-400 blocks.
Development Status This is a predominantly older residential neighborhood that includes the east-west arterial street, West Main / US 6.  It has 158 single-family structures, 6 multi-family structures, 7 commercial uses, 2 churches and 7 vacant lots.

Building dates range from 1855 to 2013.

Zoning Classification(s)
  • The zoning for this area is predominantly “OTR-Old Town Residential, and also includes “NB-Neighborhood Business,” “GB-General Business,” “MFR-Multi-Family Residential,” and an “REC-Recreational” designation for Mason Park.
Utilities
  • Sanitary Mains – 10, 12 and 15-inch combined sanitary sewer mains.
  • Storm Mains – The northeast portion of this area is served by a 15-inch storm main.  The balance of this area drains to combined sanitary mains.
  • Water Mains – 4, 6, 8 and 12-inch water mains.
Sidewalks This area is relatively well served with sidewalks.  Most of the streets have sidewalks on both sides of the street with the following exceptions:

  • Booster, 100 block.
  • Elm, 100 block.
  • South Federal, 300 block.
  • Western, 100 & 200 blocks.
  • West Oak, 400 block.
  • Depot Street has sidewalks on both sides of the 300 & 400 blocks.  Depot has a sidewalk on the north side of the 100 & 200 blocks, with no sidewalks on the south side as the City street barns and Service Steel properties extend along the entire length of both blocks.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – As with Area D, this is an older neighborhood, there are few, if any, vacant lots upon which to build new structures.  Some vacant lots are periodically listed on the County Commissioner property tax sale lists.
  • Utilities – There are no apparent new water or sanitary main needs in this area beyond maintenance and replacement when required. Stormwater needs for this area are addressed in a study conducted for the City in 2013 by Donahue & Associates Engineers (“Stormwater Management Master Plan & Stormwater Utility Fee Justification”). This study should be consulted, and updated as needed, when considering stormwater capital improvements for this area.
  • Sidewalks – Sidewalk construction should be considered and made a part of the City ongoing capital improvements planning for those streets currently without sidewalks or with sidewalks that are in poor condition.

Area G – Depot / West Erie Commercial Area
Area-G.jpg
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Location Between Depot Street and the Norfolk Southern railroad tracks, South Broadway and Commerce streets.
Plats Most of the parcels within this area are unplatted, except for the 400 block of West Erie, which contains Lots 17-32 of Mason’s Addition, 1887.
Streets
  • Depot, 100-200 blocks.
  • South Federal, 200 block.
Development Status Mixed uses, predominately City public works and industrial buildings at the east end of the area; not-for-profit recreational buildings; and commercial storage buildings and two residential structures at the west end of the area.

Building dates range from 1850 to 2006.

Zoning Classification(s)
  • “LI-Light Industrial,” “GB-General Business” and “INS-Institutional.”
Utilities
  • Sanitary Mains – 10, 12 and 15 inch combined sanitary mains.
  • Storm Mains – There are short storm pipes that feed surface water into the aforementioned combined sanitary mains.
  • Water Mains – 1, 4 and 12 inch water mains.
Sidewalks The existing sidewalks in the 400 block of West Erie essentially only serve the adjoining houses and not really serviceable as through pedestrian sidewalks.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – New City street barn buildings are projected to be built at the City property in the east end of this area in 2018.  There are vacant lots on the south side West Erie Street, adjacent to the Norfolk Southern railroad tracks, approximately one acre in size, that are zoned “LI-Light Industrial.” These lots are listed periodically on the County Commissioner’s tax sale list.  They could be developed for a suitable use.
  • Utilities – There are no apparent new water or sanitary main needs in this area beyond maintenance and replacement when required. Stormwater needs for this area are addressed in a study conducted for the City in 2013 by Donahue & Associates Engineers (“Stormwater Management Master Plan & Stormwater Utility Fee Justification”). This study should be consulted, and updated as needed, when considering stormwater capital improvements for this area.
  • Sidewalks – A sidewalk needs to be constructed on the east side of South Federal Street, south of Depot Street.   Sidewalk construction should be considered and made a part of the City ongoing capital improvements planning for those streets currently without sidewalks or with sidewalks that are in poor condition.

Area H – Downtown Area
Area-H
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Location Central Business District of Butler.  Bounded by East & West Green streets, James Street, Eastern Avenue and North Pearl Street.
Plats   This area contains all or a portion of the following plats:

  • Butler (Original) Plat, 1874.
  • Danforth’s Addition, 1855.
  • Egnew’s Addition, 1855.
  • Norris Addition, 1885…entire plat.
  • Tomlinson’s Addition Plat, 1855.
Streets
  • East Oak, 100 block.
  • East Main, 100-block…INDOT-jurisdiction.
  • North Pearl, 100 block.
  • South Broadway, 100-200 blocks…INDOT jurisdiction.
  • West Main, 100-200 blocks…INDOT jurisdiction.
Development Status The vast majority of the parcels in this area are commercial uses, or City-owned properties.  Building dates range from 1870 to 1990.

The City of Butler has spent a significant amount of money since 2011 in renovating the Thompson Block building into the new City Hall; renovating the former City Building / Fire Station into the new Police Department; and installing new sidewalks and street lights along North and South Broadway.

The Butler American Legion has also made extensive renovations to both their building and site since 2012.

At this time, the Butler Redevelopment Commission is pursuing the demolition of several buildings on the west side of the 100 block of South Broadway.    This project is planned to result in the expansion of the Dick Miller park area into a public gathering space.

Zoning Classification(s)
  • Predominately “GB-General Business,” (48 out of the 53 parcels in this area).
  • Five parcels are zoned, “INS-Institutional,” “LI-Light Industry” (City parking lot) and 3 parcels are zoned “NB-Neighborhood Business” (convenience store).
Utilities
  • Sanitary Mains – 15, 30 and 51 inch sanitary mains.
  • Storm Mains – Storm lines in this area essentially feed to combined sanitary mains.  There is a 8″ storm main in the 100 block of North Broadway that drains to the north.
  • Water Mains – 6, 8, 10, 12 inch mains.
Sidewalks This area is well served with sidewalks.  Walkways line both sides of each street.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – The City of Butler has conducted a Phase 1 review of the old Engineered Materials site at the northwest corner of East Main and North Pearl.  Ideally, a Phase II review would be conducted on this site for the purpose of determining how the site can be best redeveloped.
  • Utilities –

Area I – Northcrest Trailer Area
Area I.jpg
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5-10-2017-7
Big Run Ditch – North of Area I
Location  North side of Butler, north of East Monroe Street
Plats  The parcels within this area are unplatted.
Streets Access to the parcels within this area are from North Canal Street, North Broadway and East Monroe streets.
Development Status The primary use in this area is the Northcrest Trailer Court, dating from 1968.  This court contains seventy-nine single-wide “Type 2” manufactured housing units.   The streets, water and sanitary sewer service lines within this park are all privately owned.

A single-family dwelling, plus accessory buildings, access from North Broadway / SR 1, lies to the west of the Northcrest Trailer Court and is included in this area.  It is served by municipal water and sanitary mains within the North Broadway right-of-way.

Zoning Classification(s)
  • “MHC-Mobile Home Community” and “SFR-Single Family Residential.”
Utilities
  • Sanitary Mains – 4 inch and 10 inch mains.
  • Storm Mains – The Northcrest Trailer Court has internal storm drains that presumably drain north to the Big Run Ditch.  A 24 inch storm main in the North Broadway right-of-way drains north to the Big Run Ditch.
  • Water Mains – A 4 inch main serves the trailer court. A 10 inch main serves the parcel on North Broadway.
Sidewalks  There are no public sidewalks within this area.
Needs
  • Streets – There are no public streets under the City’s jurisdiction within this area.
  • Development – No change in the development status of this area is currently anticipated.  Any change, such as converting this area to a subdivision, would require extensive infrastructure upgrades.
  • Utilities – Without any changes in the development status, there are no projected utility needs other than maintenance and upgrades as needed.  The City may pursue a storm drain easement in this area within a 3-5 year timeframe.

Area J – Northwood / Park View Residential Area
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Location  Northeast corner of Butler.
Plats   This area contains all of the following plats:

  • Northwood Section 1, 1974.
  • Northwood Section 2, 1981.
  • Parkview Addition, 1959.
  • Parkview Section 2, 1962.
  • Parkview Section 3, 1973.
  • VanHorne’s Replat, 2001.
Streets
  • Maxton, entire street*
  • North Beech, 400 – 500 blocks.
  • North Ivy, entire street*.
  • North Park, entire street*.
  • Park, entire street*.
  • South Ivy, entire street*.
  • Springer, entire street*.

*House numbering for these street does not follow the house number system established for Butler.

Development Status This area is predominately comprised of single-family residential dwellings (164 units) typical of post-World War 2 subdivisions (one-story ranch houses with attached one vehicle garages).  There are also seven multi-family structures and a church.

Lots 59-71 of the Northwood Section 2 plat are undeveloped and are currently projected to remain undeveloped as they have a lower elevation, are adjacent to a flood plain, and do not have either water or sanitary sewer mains installed.

Building dates range from 1951 to 2012.

Zoning Classification(s)
  • “SFR-Single Family Residential,” “MFR-Multi Family Residential,” and “INS-Institutional” (church).
Utilities
  • Sanitary Mains – 8 inch sanitary mains.
  • Storm Mains – This area does have a separate storm drainage system.   The Northwood plats drain to a 24 inch main that runs essentially in the center of the plats.  This main outfalls to a main in North Beech Street that runs to the Big Run Ditch.  The Parkview Additions run to 24 and 27 inch storm mains that drain to a storm pipe in the Eastside Junior-Senior High School parking lot.
  • Water Mains – 6 inch water mains are looped within all of the streets within this Area.
Sidewalks There are no public sidewalks in this entire area.
Needs
  • Streets – Annually update the surface status of the City streets in this Area in the City Asset Management Plan.   Maintain and pave as needed.
  • Development – Little to no future development activity is projected for this area.  There have only been two new houses built since 2000.  There is one vacant residential lot in the Northwood Section 1 plat due to a City unsafe building demolition.  There are two parcels in Northwood Section 2 that are owned by the adjoining apartment complex.
  • Utilities – Without any changes in the development status, there are no projected utility needs other than maintenance and upgrades as needed.
  • Sidewalks – Installing public sidewalks in this area would be problematic given the slope of many of the lots.   The City should explore with the residents of this area as to how it could best be served with pedestrian walkways.

Area K – East Side Residential Area
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Location  East & North Central portion of Butler.
Plats  All of the following plats:

  • Egnew’s 2nd Addition, 1863.
  • Lingenhelter’s Addition, 1887.
  • Lingehhelter’s 2nd Addition, 1889.
  • Janke Replat, 1956.
  • Wannamaker Addition, 1952.

Parts of these plats:

  • Danforth Addition, 1855.
  • Egnew’s Addition, 1855.
  • Egnew’s 3rd Addition, 1874.
Streets
  • East Green, 100-400 blocks.
  • East Liberty, 100-400 blocks.
  • East Main, 200-600 blocks.
  • East Monroe, 100-400 blocks.
  • East Oak, 100-500 blocks.
  • East Washington, 100-400 blocks.
  • Janke, 400-block.
  • Maple Street, 100 block.
  • North Ash, 100-400 blocks.
  • North Broadway, 200-500 blocks.
  • North Beech, 100-500 blocks.
  • North Canal, 100-400 blocks.
  • Short Street, 100 block.
  • South Ash, 100-200 blocks.
  • South Beech, 100-200 blocks.
  • South Canal, 100-200 blocks.
  • West Green, 100-block.
  • West Liberty, 100-block.
  • West Monroe, 100-block.
  • West Washington, 100-block.
Development Status Primarily an older residential neighborhood, with 202 addresses being single family residential dwellings.    One-hundred, sixteen of these dwellings are 1.5 or 2 stories in height.  Some vacant lots are periodically listed on the County Commissioner property tax sale lists.

Building dates range from 1850 to 2008.

Zoning Classification(s)
  • Zoning for this area reflects its residential nature as it is predominately zoned  “OTR-Old Town Residential” or “SFR-Single Family Residential.”
Utilities
  • Sanitary Mains – 8, 10, 12, 15, 24 & 51 inch sanitary sewer mains.  Other than for the North Broadway storm main, and the area south of East Main Street, these mains are combined sanitary-storm mains.
  • Storm Mains – There are separate 15 and 18 inch stormwater collector mains in the southern portion of this area that are routed under the Norfolk Southern railroad tracks and outfall into the Butler City Drain.  The area north of East Main Street is under-served by storm mains other than the storm main within North Broadway that runs north to the Big Run Ditch.
  • Water Mains – 4, 6, 8 & 10 inch water mains.
Sidewalks This area is relatively well-served with sidewalks on both sides of most streets.  There are gaps on East Monroe, East Liberty, North Ash, North Beech and North Canal.   Plans are in the works to address the sidewalk gaps on North Beech and East Liberty with the assistance of INDOT grants.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – Little to no future development activity is projected for this area.  There have been two new dwellings in this area since 2000, with 13 dwelling demolitions.
  • Utilities – Stormwater needs for this area are addressed in a study conducted for the City in 2013 by Donahue & Associates Engineers (“Stormwater Management Master Plan & Stormwater Utility Fee Justification”). This study should be consulted, and updated as needed, when considering stormwater capital improvements for this area.
  • Sidewalks –  Sidewalk construction should be considered and made a part of the City ongoing capital improvements planning for those streets currently without sidewalks or with sidewalks that are in poor condition.

Area L – Eastside School / Maxton Park Area
Area L.jpg
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Maple-Street
Maple Street Reconstruction of 2013 – (Google Earth Image)
Location  East and Northeast area of Butler
Plats The majority of parcels within this area, owned solely by the City of Butler and the DeKalb Eastern School Corporation, are unplatted.  There are several lots within the Egnew’s 3rd Addition (1874), fronting on East Main Street, that were purchased by DeKalb Eastern in 2013. The trailer court that was located on these lots was removed and the site was turned into open space area.
Streets
  • East Green, 500-700 blocks.
  • East Main, 600 block (INDOT jurisdiction).
  • Maple, 100 block.
Development Status The area is the location of the Eastside Junior-Senior High School and related facilities, the City of Butler Wastewater Treatment Plant, and Maxton Park, the largest community park in Butler.
Zoning Classification(s)
  • The DeKalb Eastern parcels are zoned “INS-Institutional and Office Space; the City of Butler parcels are zoned “REC-Open Space & Recreational.
Utilities
  • Sanitary Mains – 8 and 18 inch mains feeding the Wastewater Treatment Plant from the northwest and southwest.
  • Storm Mains – Primary storm main is a 30 inch pipe across the north edge of the Eastside Junior-Senior High School parking lot.
  • Water Mains – 6, 8 and 10 inch mains.
Sidewalks There are sidewalks on both sides of the 500 block of East Green Street and on Maple Street.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – Non-building areas on the school property are primarily taken up with athletic fields and parking lots.  The open area on East Main Street allows for viewing the school from the arterial street. A majority of Maxton Park is wooded area.  There is some vacant ground at the Wastewater Treatment Plant for expansion or maintenance structures.
  • Utilities – Maintenance and upgrading of existing facilities as needed.
  • Sidewalks – A sidewalk along the east side of North Beech Street is currently being planned with INDOT grant assistance.  The City could explore creating a pedestrian walkway along East Green Street to Maxton Park.
Area M – Forest River Manufacturing Area
Area M
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Location East side of Butler, east of Norfolk Southern railroad tracks.
Plats  The two parcels within this area are unplatted.
Streets These parcels have sole ingress-egress to East Main Street / US 6.
Development Status The larger parcel within this area (20.25 acres) was the long-time location of a locally-owned trucking company. It is now the proposed new location for Forest River Manufacturing, LLC.

Approximately 4.13 acres of the northern portion of this parcel are within a flood zone, thus limiting amount of ground that be developed or redeveloped.

The smaller parcel (0.41 acre) was the longtime location of a restaurant, now demolished.

The initial building on the former trucking site dates from 1973.  Forest River proposes to construct a 95,000+ square foot building on this site in 2018.

Zoning Classification(s)
  • “HI-Heavy Industry.”
Utilities
  • Sanitary Mains – The current status of the sanitary sewer service line to this property is undetermined. Anecdotal evidence that the service line lies under the adjoining Norfolk Southern tracks.  The location of the service will need to be documented for any subsequent development.
  • Storm Mains – There is no dedicated storm main serving this area.  A six-inch storm lateral, located at the south end of the property, is attached to a 51 inch combined sewer in East Main Street.  Any subsequent redevelopment of this site will need to explore following the apparent existing grade of the property and drain north to the adjacent Big Run Ditch.
  • Water Mains – This area is served by a 10 inch water main, with 8 inch service lines on site.
Sidewalks There is no pedestrian access along public rights-of-way to this site.
Needs
  • Streets – The sole point of access to this area, East Main Street / US 6, is under the jurisdiction of the Indiana Department of Natural Resources.  This road was last paved in 2014.
  • Development – At the time of this writing, this property is in a state of flux, and may be near the process of being redeveloped.
  • Utilities – An eventual new use for this property may require a change in the provision of utilities, depending on the proposed use.

Area N – Railroad Street Commercial Area
Area N.jpg
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Location  East-central area of Butler
Plats Portions of the Danforth Addition plat (1855) and the Egnew’s 3rd Addition plat (1874).
Streets
  • East Oak, 500 block.
  • Railroad, 100-300 blocks.
  • South Ash, 200 block.
  • South Beech, 200 block.
  • South Canal, 200 block.
Development Status This is primarily a commercial – industrial area centered around Railroad Street.   The buildings date from 1900 to 1974.  There is one single-family dwelling in this area. There is one vacant lot that is zoned “LI-Light Industrial.”
Zoning Classification(s)
  • “HI-Heavy Industrial.”
  • “LI-Light Industrial.”
  • “OTR-Old Town Residential.”
Utilities
  • Sanitary Mains – 10 and 12 inch sanitary mains.
  • Storm Mains – This area is served by separate storm sewer mains, 10 to 15 inches in diameter.  This main outfalls under the Norfolk Southern railroad track to the Butler City Drain.
  • Water Mains – 6, 8 and 10 inch water mains.
Sidewalks  There are no sidewalks in this area.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.
  • Development – No additional development is projected for this area other than for the one vacant (former residential dwelling) lot at the corner of South Canal and Railroad.
  • Utilities – No new or additional utility needs are projected.  Maintenance and upgrading of existing facilities as needed.
  • Sidewalks –  The City could consider a walkway along the south portion of the Railroad Street right-of-way.   This walkway could serve as a link in providing pedestrian access from the south side of Butler to the Eastside Junior-Senior High School.

Area O – Hathaway / Hendrickson / Susie Parks Area
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Location South Central portion of Butler, covering three City parks and the Butler Public Library.
Plats Predominately unplatted parcels except for the two parcels that constitute the Butler Public Library site (Butler Plat, 1874).
Streets
  • Eastern, 400 block.
  • South Broadway, 300 block.
  • South Federal, 300 block.
  • Walnut, 400 block.
  • West Willow, 100 block.
Development Status The majority of this area is taken up by three City parks. Hendrickson and Susie parks are essentially undeveloped parks accessible from South Federal Street.  Hathaway Park contains a ball diamond, a basketball court and playground equipment and is accessible from South Broadway and West Willow Street.

This area also contains the Butler Municipal Water Treatment facility and the water tower.  The Butler Public Library fronts on South Broadway and is accessible from both South Broadway and West Willow.

Two industrial structures are centered on Eastern Avenue and West Cherry.

Building dates range from 1922 to 2008.

Zoning Classification(s)
  • The three City parks are zoned “REC-Open Space & Recreation.”
  • The Library and the Sea Breeze Ministries properties are zoned “INS-Institution and Office District.”
  • The Hendrickson Manufacturing and Rubu industrial buildings are zoned “HI-Heavy Industry.”
Utilities
  • Sanitary Mains – 10 and 12 inch combined sewers serve the properties in this area.
  • Storm Mains – The primary storm main infrastructure in this area is the Butler City Drain that runs along the south side of the Norfolk Southern railroad tracks.  A small storm pipe has been installed along the south side of Susie Park that drains east to a culvert along the east side of South Federal Street.  This culvert outfalls into the Butler City Drain.
  • Water Mains – 4, 6, 8 and 10 inch water mains serve the properties in this area.
Sidewalks There are public sidewalks along both sides of the Butler Library on South Broadway and West Willow.  The balance of this area has no public sidewalks.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Street paving may be delayed in this area for several years due to the need to install a separate storm sewer system.
  • Development – Since this area is primarily public land, no additional development is anticipated in the near term.
  • Utilities – The overarching utility need for the south side of Butler is a separate storm sewer system.  At the time of the writing of this plan, a new Butler City Drain is planned to be installed from an area just west of South Federal east to the Big Run Ditch.  The reconstruction and enlargement of this drain will provide a sufficient outlet for a new storm system on the south side of Butler.
  • Sidewalks The City could explore how to better connect the three City parks in this area with pedestrian walkways.  Such walkways could take the form of sidewalks along streets and/or pathways within the parks.   Additional rights-of-way or easements may be required.

Area P – Southside Residential Area
Area-P
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Location South side of Butler between the two Norfolk Southern railroad tracks.
Plats
  • Butler Plat, 1874.
  • C.R. Sawyer’s Plat, 1890.
  • Heller’s Plat, 1901.
  • Hubbell’s Plat, 1889.
  • Sawyer’s Plat, 1889.
Streets
  • Eastern Avenue, 400-500 blocks.
  • East Cherry, 100 block.
  • South Broadway, 400-500 blocks.
  • South Federal, 400-600 blocks.
  • Walnut, 100-400 blocks.
  • Western Avenue, 500 block.
  • West Cherry, 100-200 blocks.
Development Status This is an older residential area, among the first developed in Butler, with structures built in the years ranging from 1836 to 2015.  Eight houses have been demolished in this area since the year 2000, with six new dwellings constructed.

This area also includes Southside Park, which was constructed in 2002.

Zoning Classification(s)
  • Zoning for this area reflects its residential nature. Out of 119 area addressses, ninety-nine are zoned “OTR-Old Town Residential,” and thirteen addresses are zoned “SFR-Single Family Residential.”
  • Southside Park is zoned “REC-Open Space and Recreation.”
  • The I&M substation in the 400-block of Walnut Street is zoned “HI-Heavy Industry.”
Utilities
  • Sanitary Mains – This area is served with 12, 15, 18, 24 & 30 inch combined sewer mains.
  • Storm Mains  This area has no dedicated storm sewer system.  There are short storm laterals that feed into combined sewer mains.
  • Water Mains – This area is served by 4, 6 & 8 inch water mains.
Sidewalks
  • As an older residential neighborhood, most of the streets in this area have sidewalks.   Most intersection have new curbramps that were installed in 2017.  There are no sidewalks along South Federal Street, and the existing sidewalks in the 300 Walnut Street block need upgraded.
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Street paving may be delayed in this area for several years due to the need to install a separate storm sewer system.
  • Development – There are several platted vacant lots in this area, but they are not readily accessible to the existing water and sanitary mains.  New development in this area is not projected until a separate storm sewer system is installed.
  • Utilities – This area requires a separate storm sewer system that would drain to the north to a newly-constructed City drain.  This project will take several years and may be done during several phases based on local funding and grant availability.
  • Sidewalks  Sidewalk improvements for South Federal and Walnut streets should be made a part of the City’s capital improvement program.   The City should also explore connecting Southside Park with the other three parks on the south side of Butler with pedestrian walkways.

Area Q – Butler Company / Norfolk Southern Railroad Area
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Area-Q2-Google-Aerial-4-13-2016-after-fire
Butler Company Site after March 2015 Fire (Google Earth Image)
Location  Southeast portion of Butler.
Plats  The parcels within this area are unplatted.
Streets
  • East Cherry, 100 block.
  • East Willow, 100 block.
  • South Broadway, 300 block, 500 block.
Development Status This is a triangular area located between the two Norfolk Southern railroad tracks that traverse through Butler.
The Butler Company site currently contains debris from a 2015 fire that destroyed most of the buildings.  The City is currently pursuing grant assistance in determining what environmental issues may exist with this site.There are two commercial businesses that front on South Broadway.The balance of the property in this area is owned by Norfolk Southern and remain undeveloped. There is an above-ground oil storage area on the railroad property just east of the Butler Company site.The remaining building dates for this area range from 1920 to 1983.
Zoning Classification(s)
  • The Butler Company property is zoned “GB-General Business.”
  • The balance of parcels in this area, including the Norfolk-Southern property, Sebert Oil and Brent’s Garage, are zoned “HI-Heavy Industry.”
Municipal Utilities
  • Sanitary Mains – The utility users in this area are served by 24 & 30 inch combined sanitary mains.
  • Storm Mains – There are no separate storm mains in this area.  The Butler City Drain lies on the south side of the north Norfolk Southern railroad tracks.  This drain is scheduled to be reconstructed in 2017-2018.
  • Water Mains – This area is served by 4, 8 &12 inch water mains.
Sidewalks There is a sidewalk on the east side of South Broadway adjoining the Butler Company site and a short stretch of sidewalk in the 500 block of South Broadway (east side).
Needs
  • Streets – Annually update the surface status of the City streets in Asset Management Plan.   Maintain and pave as needed.  East Cherry Street was paved in 2017.  East Willow also received a layer of milled asphalt in 2017.
  • Development –  The obvious need in this area is the clean-up and possible redevelopment of the Butler Company site.  The City will pursue state and federal funding as available to assist in this process.The City could also explore with Norfolk Southern the development potential for their ground in this area.
  • Utilities – Storm mains for this area will need to be installed to serve any future development.  Said mains can flow to the newly reconstructed Butler City drain that is located along the south side of the Norfolk Southern railroad tracks.Future water and sanitary main needs for this area will depend on what, if any, development may occur in the near future.
  • Sidewalks – As with the utilities, additional public walkways in this area will be dependent on any future development.

Area R – Southside Industrial Area

Area-R

Location Industrial area south of the southern Norfolk Southern railroad tracks.
Plats The parcels within this area are unplatted.
Streets
  • RE Jones, 100-600 blocks.
  • South Broadway / State Road 1, 1000 block.
Development Status This area contains three industries, 3 single-family dwellings, plus accessory buildings, and a cell tower.  The building dates range from 1880 to 1999.
Zoning Classification(s)
  • Color Master, Multimatic, ThermaTru and the cell tower are zoned “HI-Heavy Industry.”
  • The two dwellings on the west side of South Broadway are zoned “SFR-Single Family Residential.”
  • The dwelling on the DeKalb Eastern property on the east side of South Broadway is zoned “INS-Institutional and Office Space.”
Utilities
  • Sanitary Mains – This area is served by 12 & 18 inch combined sanitary mains.
  • Storm Mains – As with the rest of the south side of Butler, there is no dedicated storm sewer system in this area.   The ThermaTru and Color Master sites do have on site detention ponds for internal drainage.
  • Water Mains – 10 & 12 inch water mains serve this area.
Sidewalks There is a walkway extending down the west side of South Broadway to a point approximately 240 feet past the centerline of the South Broadway / RE Jones intersection, where it then crosses over to the east side of South Broadway and continues south to the Butler Elementary School.
Needs
  • Streets – South Broadway / State Road 1 is under the jurisdiction of the Indiana Department of Transportation.  INDOT widened the intersection of South Broadway and RE Jones in 2017 to accommodate truck traffic serving Multimatic and ThermaTru.The City of Butler Annually update the surface status of RE Jones Road in the City Asset Management Plan. Maintain and pave as needed.
  • Development – There may be minimal ground for the existing industries in this Area to expand. Expansion activities in the past several years have been essentially equipment expansions.
  • Utilities – A separate storm main system will eventually need to be installed and tied into the aforementioned storm main installation north of the Norfolk Southern railroad tracks.
  • Sidewalks – The City should explore with INDOT and the DeKalb Eastern Schools installing a pedestrian crossing signal at the sidewalk crossing on South Broadway.  The City should also explore extending the sidewalk on the west side of South Broadway at least to the south edge of the Color Master property.
Area S – Butler Elementary School – 

Area-S

Location South edge of Butler.
Plats The parcels within this area are unplatted.
Streets
  • South Broadway / State Road 1, 1000 block.  INDOT jurisdiction.
  • West South Shore Drive, 100-200 blocks.
Development Status The area contains the Butler Elementary School, constructed in 2004, and the South Shore Manufactured Housing park, which was established in 1999.  It was planned to have 258 lots, of which only 26 +/- lots contain manufactured housing units.
Zoning Classification(s)
  • The Butler Elementary School is zoned “INS-Institutional and Office Space.”
  • The South Shore Manufactured Housing Park is zone “MHC-Mobile Home Community District.”
Utilities
  • Sanitary Mains – Both properties are served by a 4 inch sanitary force main.
  • Storm Mains – There is no municipal storm sewer system serving this area.  The South Shore park contains a detention pond.  Both the park pond and the school property appear to drain south to an unnamed lateral to the E.D. Creager Ditch.
  • Water Mains – Both properties are served by a 12 inch water main.
Sidewalks The only sidewalks in this area are within the Butler Elementary School parcel.
Needs
  • Streets – Annually update the surface status South Shore Drive / CR 32 in the Asset Management Plan.   This street was paved in 2017.
  • Development – The area north of the Butler Elementary School will be discussed in the “Where Do We Go?” section.  The DeKalb Eastern School Corporation has extensive land at this location for future use.The South Shore manufactured home development has contained only twenty-six units since at least 2003.  The parcel north of the existing park area is also zoned MHC.
  • Utilities – Future utility needs for this area will be dictated by future development, primarily the parcels located north of the South Shore Park.
  • Sidewalks – The City should explore extending a public walkway to the South Shore community. Residents currently often walk in the State Road 1 roadway to access the rest of the community.

COMMENTS

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