Where Do We Go? – Land Use Development Potential – Areas Adjacent to Butler

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

Introduction

Butler’s future is strongly dependent on the development and redevelopment of land both within Butler, and within those areas immediately adjacent to Butler.

There are areas within Butler’s Corporate Limits that are either currently undeveloped, or are vacant lots that were formerly the sites of houses and commercial buildings.  This section explores what incorporated and unincorporated areas may be available and feasible to develop, and what areas may not have the elements necessary for successful development.

The timeframe for projected development is ten years (2017-2027).  Future growth and extensions of Butler municipal water and sanitary sewer mains will change the development potential of several of these areas in the longer timeframe (2027-2037)

The Butler Extraterritorial Jurisdiction

Indiana Code 36-7-4-205 provides municipalities the opportunity to declare unincorporated parcels adjoining their incorporated boundaries as part of a “extraterritorial jurisdiction.”

The extraterritorial area established in the 2001 Butler Comprehensive Plan is illustrated below, with the current Butler zoning designations indicated:

ETJ Key

ETJ-2017
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The jurisdiction is basically defined by County Roads 61 and 63 on the west; County 28 on the north; County Road 71 on the east; and County Road 32 on the south.

The City of Butler and DeKalb County, as of mid-2017, are pursuing an inter-local agreement regarding zoning administration within this extra-territorial jurisdiction.

Area Reviews

The following areas, both within the Butler corporate limits and the Butler extra-territorial jurisdiction, have been reviewed for their development potential according to the following criteria:

  • Access to Butler municipal water and sanitary sewer mains.
  • Access to public streets and roads with, preferably, two points of ingress and egress from public roads.
  • Access to natural gas mains.
  • Soil types.  Explanation of the various soil types is provided by the USDA Web Soil Survey, provided by the Natural Resources Conservation Service.
  • Topography and drainage.  References to elevations are for “feet above sea level.”

The development projections for the various areas are for the years 2017-2027.


Areas 1A | 1B | 2

1a-1b-2
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These areas are at the west and northwest edge of Butler.  They are adjacent to existing Butler water and sanitary sewer mains.  Drainage for future development could be provided by the Almira Teutsch ditch.

Area 1a
Location Northwest corner of US 6 / West Main & County Road 63. Within the Butler Extra-territorial jurisdiction.
Zoning Zoned “AG-Agriculture” by the City of Butler
Roads / Streets Road access to County Road 63 to the east and US 6 / West Main to the south.
Land Use(s) Cropland.
Utilities Access to 15-inch sanitary sewer main on south side of US 6.  Access to 10-inch water main along east edge of area.  Limited gas main access, estimated 1,400 lineal feet +/- from location.
Elevations & Drainage Area is higher in elevation in the center (874-878 feet) and lower in the northeast and southeast corners (868 feet and 872 feet respectively). The Almira Teutsch ditch (County-regulated drain) runs along east side of County Road 63
Soil Types
(In order of predominance)
Short-Term
Development Potential
Moderate.

Area 1b
Location Area between County Road 63 and Basket Factory Road; north of several retail outlets fronting on US 6 / West Main Street.  Area is within the City of Butler Corporate Limits.  A new Dollar General store was built just south of this area on Baldwin Street in 2015.
Zoning City of Butler zoning designations are split between “GB-General Business” and “MFR-Multi-Family Residential.”
Roads / Streets Access is from County Road 63 and Basket Factory Road.
Land Use(s) Cropland.
Utilities Access to 8-inch sanitary main at the south edge of area. Six-inch and 10-inch  water mains skirt the east, north and west boundaries.   Access to private gas main at the southeast corner of the area.
Elevations & Drainage Elevations range from 880-feet in the center of the area, to 872-feet to the east and west.  A storm tile lies within a portion of this area.  It outfalls to the Almira Teutsch ditch that runs along the west edge of the area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Moderate to good.
Area 2
Location Lies east of Basket Factory Road and west of the Chapman Trails 2 subdivision.  It is within the Butler Corporate Limits.
Zoning Butler zoning for this area is “SFR-Single Family Residential.”
Roads / Streets Access to Basket Factory Road to the west.  Potential additional access could be provided in the future if Independence Street and West Liberty Street are extended west as part of future development.
Land Use(s) Fallow, uncultivated and undeveloped.
Utilities A 10-inch water main runs along the north edge of the area; a 6-inch water main runs along the west portion of the area.  Water mains along West Liberty and Independence streets could also be extended. Ten-inch and 8-inch sanitary mains are accessible to the east at the west current terminus of both West Liberty and Independence streets.  Access to gas main at the south end of the area.
Elevations & Drainage Elevations for this area range from 870 in the southern and mid-section, to 860-864 feet at the north.  There can be drainage access to 42-inch County tiles in east portion of area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Moderate to good.  Area would need substantial grading for development.  Moderate to good potential for future development.   Overhead powerline in west portion of area may need to be relocated underground in the event of development.


Areas 3 | 4 | 5

3-4-5
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These areas are north and northwest of Butler.  Existing Butler water and sanitary sewer mains are within reach, if not immediately adjacent.  Drainage for future development could be provided by the Almira Teutsch ditch and Big Run Creek.

Area 3
Location This area is located immediately west of the Mayerknoll Addition Plats 1 and 2 on Meadowmere and Westward drives.
Zoning Located in the extra-territorial jurisdiction and zoned “AG-Agriculture.”
Roads / Streets It could be accessed primarily by Meadowmere Drive. Access could also ideally be provided by a north-south street constructed in Area 2.
Land Use(s) The majority of this area is used for cropland.  There is a pond in the south-central portion.
Utilities Municipal water and sanitary sewer mains are approximately 200 lineal feet from the entrance to this area at the current west terminus of Meadowmere Drive.   A 10-inch water main also runs along the south edge of this area.  A private gas main is also located approximately 200 lineal feet to the east.
Elevations & Drainage Elevations for this area range from 874 feet to 862 feet at the Almira Teutsch ditch.  A 42-inch County tile runs along the southeast corner this area and outfalls into the Almira Teutsch Lateral 2.2.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Fair potential for development in the short-term.

Area 4
Location Located north of the Mayerknoll Addition, Plat 1 at Meadowmere drive.
Zoning Area is within the Butler corporate limits and is zoned “SFR-Single Family Residential.”
Roads / Streets Only apparent public road access is a “pipe stem”, approximately 33 feet wide, at the east end leading to State Road 1 / North Broadway.
Land Use(s) Most of this area is used for cropland.
Utilities A 10-inch water main and an 8-inch sanitary main are located in the State Road 1 right-of-way to the east of this area.  A private gas main is also located in the State Road 1 right-of-way.
Elevations & Drainage This area is relatively flat, ranging from 872 feet to 864 feet at the north.  Drainage could be provided, via an easement, to the Big Run Ditch to the north.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Low to fair development potential in the near term.

Area 5
Location This area essentially encompasses all parcels north of the Big Run Creek.  It is used predominantly for cropland and large-lot residences.  No Butler municipal utilities extend north of the creek.  Any future development in this area would appear to be limited to large lot residential developments with private wells and septic systems.
Zoning The majority of these parcel, located within the Butler Extra-Territorial Jurisdiction, are zoned “AG-Agriculture.”
Roads / Streets State Road 1 & County Road 24.
Land Use(s) Crops and large lot residential uses.
Utilities No immediate access to Butler municipal utilities.
Elevations & Drainage This area is part of the Big Run Creek watershed.   Elevations typically range from 872 feet to 852 feet.
Soil Types
Short-Term
Development Potential
No development potential, involving municipal utilities, is foreseen for this area in the near term.


Area 6

6
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Location This area is located northeast of Butler.  It is accessible to County Road 71 on the east.   It is bordered by a Norfolk Southern rail line to the west and the Big Run Creek on the south.  It lies just outside of the Butler Corporate Limits and within the Extraterritorial Jurisdiction.
Zoning “AG-Agriculture.”
Roads / Streets Road access for this area is provided by County Road 71 to the east, and US 6 to the south.
Land Use(s) Almost the entire area is used for growing crops.  There are wooded areas surrounding the Big Run Creek in the southwest portion, and the northern, triangular parcel to the north.
Utilities Although a 6-inch municipal sanitary main runs parallel along the west side of the Norfolk Southern rail track, it is not accessible to this area without extensive boring under the rail tracks.   There is a combined sanitary-storm main within the US 6 right-of-way to the south of this area, but it is not suitable for development services. A municipal 10-inch water main is within the US 6 right-of-way lies within approximately 1,400 feet west of this area.  There are no apparent private gas mains available to this area.
Elevations & Drainage Elevations for this area range from 870 feet at the north to 842 feet at Big Run Creek at the south border of the area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
The near-term development potential for this area is low given the lack of feasible access to municipal water and sanitary sewer mains.


Areas 7 | 8a | 8b

7-8a-8b
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These areas are located on the east and southeast side of Butler.  Areas 8a and 8b are the primary industrial greenspace location in Butler.

Area 7
Location Area 7 was dis-annexed from the Butler Corporate Limits in 2013.   This area was dis-annexed per a petition submitted by the property owners as a Butler municipal sanitary main had never been extended south of the Norfolk Southern rail tracks.
Zoning It remains, however, as part of Butler’s extraterritorial jurisdiction and is zoned “HI-Heavy Industry.”  This zoning designation should be re-considered given the isolated nature of this location.
Roads / Streets The only street access to this area is a narrow and steep rail crossing on South Beech Street.
Land Use(s) The six parcels comprising this area are used for large-lot residential purposes. There is no cropland.   There is a pond located in the eastern two parcels.
Utilities There is a 10-inch Butler water main running along the east edge of this area.  There is also no private gas main available to this area.
Elevations & Drainage This area is relatively flat, ranging from 866-feet to 870-feet.   The aforementioned pond is at 864-feet.  The Butler City Drain project, when completed in 2017, will run along the northeast edge of this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
It would not be feasible or cost-effective to extend services to what are essentially three residential properties, hence, this area is considered to have no development potential in the short term.

Area 8a
Location Area 8a lies immediately to the east of the Therma-Tru plant on RE Jones Road.  It is bounded by Norfolk Southern rail tracks on the north; a mid-section line on the east; RE Jones on the south and the Therma-Tru property on the west.
Zoning This area is within the Butler Corporate Limits and is zoned “HI-Heavy Industry.”
Roads / Streets This area is accessible from County Road 30 to the south and County Road 28 to the north.
Land Use(s) The majority of this area is used to grow crops.  There is a wooded area that extends north and east of a 9.1 acre parcel containing a communications tower.
Utilities A 10-inch municipal water main runs along the west and a portion of the north edge of this area.  A 12-inch municipal sanitary sewer, within the RE Jones right-of-way, lies approximately 1/4 mile west from this area.  A 12-inch private gas main lies approximately 800 to 850 feet west of this property within the RE Jones Road right-of-way.
Elevations & Drainage The elevations for this area range from 870 feet in the southern to west and northwest portions, to 858 feet in the east-central area.  The grade appears to run to one of the laterals to the Big Run Creek that is located in Area 8b to the east.
Soil Types
(In order of predominance)
Short-Term
Development Potential
The short-term development potential for this area is moderate given the proximity of the municipal water main and apparent drainage outlet, even though such drainage would require an easement across the adjoining area / parcel to the east if the parcels were developed separately and at different times.  Extending a sanitary main to serve this area would require a major industry, or a cluster of industries, to justify the expense.

Area 8b
Location Area 8b lies adjacent east of Area 8a.  It shares many of same characteristics with Area 8a except that it is not within the Butler Corporate Limits. It is bounded by County Road 28 to the north; County Road 71 to the east; County Road 30 to the south; and Area 8a / mid-section line to the west.
Zoning It is located within the Butler extraterritorial area and is zoned “HI-Heavy Industry.”
Roads / Streets Access is provided by County Road 30 to the south; County Road 71 to the east and County Road 28 to the north.
Land Use(s) Cropland covers practically this entire area.
Utilities A 12-inch Butler municipal sanitary main lies approximately 2,100 lineal feet to the west of this area within the RE Jones right-of-way.  A 12-inch Butler water main is located approximately 1,400 lineal feet from this area at the southeast corner of the Therma-Tru property within the RE Jones Road right-of-way. A 12-inch private gas main is located approximately 1,575 lineal feet to the west of this area within the RE Jones right-of-way.
Elevations & Drainage Elevations for this area range from 866 feet in the south to 860-864 feet in the center and northwest portions. Drainage appears to be to a depression leading to a lateral to the Big Run Creek which flows through the northeast corner of this area.
Soil Types
(In order of predominance)

Short-Term
Development Potential
The short-term development potential for this area can be considered moderate if this parcel, along with the parcel in Area 8a, are developed as one site where water, sewer and gas mains would be extended to a service point, and the site graded and drained to the north laterals.


Areas 9 | 10 | 11

9-10-11
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These areas are located south of RE Jones Road / County Road 30 and east of South Broadway / State Road 1.  Areas 9 and 10 are unincorporated parcels located within the Butler extraterritorial jurisdiction and are zoned “AG-Agriculture.”  Area 11 is owned by the DeKalb Eastern School Corporation and is within the Butler Corporate Limits.  It is zoned “INS-Institutional & Office District.”

Area 9
Location Area 9 lies immediately south of County Road 30.  It is bounded by County Road 71 on the east and a mid-section line on the west.   The area is accessible to both county roads.
Zoning “AG-Agriculture.”
Roads / Streets Accessible to County Road 30 to the north and County Road 71 to the east.
Land Use(s) Most of the land within this area is used to grow crops. There is a wooded area surrounding the Ed Creager ditch in the western portion.
Utilities A 10-inch Butler municipal water main lies approximately 250 lineal feet from this area.  A 12-inch Butler municipal sanitary main is approximately 950 feet from the this area.    A 12-inch private gas main is within approximately 420 feet from this area.
Elevations & Drainage Elevations in this area range from 866 to 868 feet n the north to 858 to 860 in the vicinity of an unnamed lateral to the Ed Creager ditch.
Soil Types
(In order of predominance)
Short-Term
Development Potential
The short-term development potential for Area 9 is somewhat dependent on what development activity may occur to the north (Areas 8a & 8b).  If municipal utilities are extended east down County Road 30 to this area, the development potential for Area 9 will increase.  Without such activity, the potential appears to be relatively low.

Area 10
Location This area is immediately south of Area 9.  It is within the Butler Extra-territorial Jurisdiction.
Zoning “AG-Agriculture.”
Roads / Streets The only road access to this area is via County Road 71 to the east.
Land Use(s) The majority of ground in this area is used for cropland. There is a wooded area in the western section surrounding the Ed Creager ditch.
Utilities This area is farther removed from municipal utilities.   A Butler municipal water main is approximately 1,150 feet from the northwest corner of this area.  The nearest Butler municipal sanitary sewer is approximately 1,860 feet from Area 10 and a private gas main is approximately 1/4 mile from the area (1,320 feet).
Elevations & Drainage Elevations for this area range from 864 and 866 feet in the northeast and southwest corners.  Drainage appears to flow to the Ed Creager ditch, located in the central southwest portion of the area.  Elevations for this ditch range from 832 feet to 848 feet.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Due to the distance from the existing municipal water and sewer mains, there is little apparent development potential for this area in the near term other than large lot residential sites with attendant wells and septic systems.

Area 11
Location South of RE Jones Drive and east of State Road 1 / South Broadway.   This is a 79-acre parcel that is owned by the DeKalb Eastern School Corporation. Currently, a bus maintenance facility is being constructed on a portion of this parcel.  It is located within the Butler Corporate Limits.
Zoning “INS-Institutional and Office District.”
Roads / Streets Access to this area is provided by RE Jones Drive.
Land Use(s) A majority of this area is farmed for crops.   The western quarter is typically mowed.    The new school bus facility is located on the northwestern portion of this parcel.
Utilities 12-inch municipal water, sanitary sewer and private gas mains are available along the north edge of this area.
Elevations & Drainage Elevations for this area range from 872 feet at the north and western portions, to 862 feet and 854 feet along the southern and eastern edge.  Runoff from this area appears to flow to an unnamed lateral to the Ed Creager ditch at the southeast corner.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Short-term development potential for this area is good given its proximity to municipal utilities, location and drainage.

Areas 12 | 13 | 14

12-13-14
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These areas are located south of the industries at RE Jones Road and State Road 1 / South Broadway; west of the Butler Elementary School; north of County Road 32; and east of County Road 65.  Area 12 is located within the Butler Corporate Limits and is comprised of two parcels with the northern parcel zoned “LI-Light Industry” and the southern parcel zoned “MHC-Manufactured Housing Community.”  Area 13 is located in the unincorporated portion of DeKalb County outside of the Butler extra-territorial jurisdiction.  Area 14 is located within the Butler extra-territorial jurisdiction and is zoned “AG-Agriculture.”

Area 12
Location This area, comprised of three parcels, lies between ColorMaster to the north and the South Shore manufactured housing park to the south.  The southern parcel, 20 acres is size, is owned by the same company that owns and operates South Shore.
Zoning The north parcels are zoned “LI-Light Industrial.”  The south parcel is zoned “MHC-Mobile Home Community District.”
Roads / Streets Accessible from State Road 1 / South Broadway to the east.
Land Use(s) Crops and manufactured housing units.
Utilities A 12-inch Butler municipal water main runs along the east edge of this area, providing water to the manufactured housing park.  A 12-inch municipal sanitary sewer main extends only as far south as the ColorMaster driveway, approximately 157 feet from the northeast corner of this area.  A 4-inch sanitary force main extends down the west side of State Road 1 / South Broadway to provide service to the manufactured housing park.  There is no private gas main currently accessible to this area.
Elevations & Drainage Elevations for this area range from 870 feet and 866 in the north to 864 feet in the south.   Runoff for the majority of the area appears to flow to a culvert that runs along the west side of State Road 1 in the southeast corner of the area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
For development to occur in this area, the gravity sanitary sewer would need to be extend south at least to the location of a proposed future development.   Short-term development potential is low if this main extension does not occur, and moderate if the main is extended.
Area 13
Location This area is comprised of large-lot residential properties south of County Road 32.  It is outside of both the Butler Corporate Limits and the Butler extra-territorial jurisdiction.
Zoning This area is zoned “R2-Residential” by DeKalb County.
Roads / Streets Access is provided by County Road 32 to the north and State Road 1 to the east.
Land Use(s) Large lot single family residential.
Utilities The northeast corner of the area is approximately 565 feet from a 12-inch Butler municipal water main, and approximately 630 feet from the 4-inch municipal sanitary force main.  Given the difficulty in tapping into a force main, there is little possibility for this area to acquire access to Butler utilities in the short or long term.
Elevations & Drainage Area is generally flat, running from 870-feet in the north to 862-feet in the east and south.  Run-off appears to flow to the DeKalb County-regulated Warren A. Mason ditch south of this area and an unnamed lateral to said ditch in the eastern portion of this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
No change in the current use or development status of this area is projected in the short-term.
Area 14
Location This is a triangular-shaped area that is west of Area 12, south of the Norfolk Southern rail tracks, and north of County Road 32.
Zoning This area lies within the Butler Extra-territorial Jurisdiction and is zoned “AG-Agriculture.”
Roads / Streets Access to this area can be provided by County Road 32 to the south and County Road 65 to the west.
Land Use(s) The majority of this area is currently used for cropland. There is a wooded section in the southwest corner at the intersection of County Road 32 and 65.
Utilities Depending on the route, and the availability of easements, this area is approximately 1,420 feet from Butler municipal sanitary (gravity) and water mains. There is no access to a private gas main for this area.
Elevations & Drainage Elevations for this area range from 880 feet in the south central area, to 868 feet in the northern area.  There is drop-off in elevation in the southwest corner from 880 feet to 854 feet.  The nearest DeKalb County regulated drain is the George Packer ditch that runs southwest of this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
The short-term development potential for this area is low given the distance to municipal water and sanitary sewer mains.


Areas 15a | 15b | 16

15a-15b-16
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These areas are located southwest of Butler.  Area 15a is within the Butler Corporate Limits.  Areas 15b and 16 are in the Butler Extra-territorial jurisdiction.

Area 15a
Location This area lies immediately west of the Heller’s Addition plat, approximately 425-feet from the South Federal Street right-of-way.  It is bounded on the north by a 100-foot wide parcel that is owned by the State of Indiana, and on the south by a mid-section line.  It currently has no street access to South Federal Street to the east.
Zoning “LI-Light Industry.”
Roads / Streets There is a platted section of Hickory Street running east-west from South Federal to this area but the street was never constructed.
Land Use(s) The area is primarily wooded; it has no structures.
Utilities A 4-inch Butler municipal water main is located approximately 460 feet from this area.  A 10-inch combined storm-sanitary sewer is located approximately the same distance.   There is an apparent 2-inch private natural gas main running along the eastern edge of this area.  Indiana and Michigan Power has obtained an easement that traverses the eastern edge of this area, approximately 30 to 100 feet wide.  This easement is depicted in purple on the above aerial.
Elevations & Drainage This area is relatively flat, ranging from 874 to 878 feet elevation.  There is no apparent DeKalb County regulated drain or ditch near this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
This area is isolated and currently inaccessible.  It has practically no short-term development potential.
Area 15b
Location This area is immediately south of the Butler Corporate Limits where South Federal Street becomes County Road 65.  It is bounded to the south by a Norfolk Southern rail line.  The aforementioned I&M easement also traverses the western portion of this area in a relative north-south direction (see aerial above).
Zoning This area is located within the Butler Extra-territorial Jurisdiction and is zoned “AG-Agriculture.”
Roads / Streets Access is provided to this area by County Road 65.
Land Use(s) This area is primarily used for crops, large lot residential uses, or is fallow.
Utilities A 4-inch Butler municipal water main is located approximately 75-feet from the northern edge of this area. This size of main may not be adequate for any larger developments that could occur in this area.  A 10-inch combined sanitary and storm main is located approximately 270-feet from this area.  A 10-inch private natural gas main extends to the northern boundary.
Elevations & Drainage Elevations for this area range from 878 feet to 868 feet. There is an unnamed drain running parallel to the north side of the Norfolk Southern rail tracks.
Soil Types
(In order of predominance)
Short-Term
Development Potential
There is low short-term development potential for this area due to the distance to and lack of capacity of the adjoining Butler municipal utilities.  Future development may be limited to large-lot residential uses with on-site wells and septic systems.

Area 16
Location This area appears to have been intended for a residential development at some point in the past.  A gravel street bed leading to a cul-de-sac bubble has been laid leading east from County Road 63.
Zoning This area is within the Butler Extra-territorial Jurisdiction and is zoned “SFR-Single Family Residential.”
Roads / Streets Access is from County Road 63 to the west.
Land Use(s) The ground appears to be fallow; though it may be suitable for crops.
Utilities This area is farther removed from Butler municipal water and sewer mains than Areas 15a and 15b.
Elevations & Drainage Elevations range from 882 feet to 876 feet.  An unnamed lateral to the George Packer ditch runs through the northwest corner of this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
This area appears to have limited development potential in the short-term other than large lot residential uses with on-site wells and septic systems.


Areas 17a | 17b | 18

17a-17b-18
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These areas are located south of Norfolk Southern railroad tracks, west and north of quarter-section lines, and east of County Road 61.  They are within the Butler extra-territorial jurisdiction.

Area 17a
Location Area 17a lies west of County Road 63 and south of the Norfolk Southern railroad tracks.
Zoning This area is within the Butler Extra-territorial Jurisdiction. It is zoned “HI-Heavy Industry.”
Roads / Streets Road access is provided solely from County Road 63.
Land Use(s) Crops are typically grown in almost the entirety of this area.  Only a small wooded strip exists along the north edge of the area at the railroad tracks.
Utilities This area is separated from the nearest available Butler municipal water and sanitary sewer mains by the rail tracks.  The northeast corner is approximately 1,010 feet from the mains; the northwest corner is approximately 925 feet from the mains.  A private natural gas main is a substantial distance: approximately 2,425 feet from the northeast corner following established rights-of-way.
Elevations & Drainage Elevations for this area range from 884 feet to 880 feet in the south and central portions, and 878 feet and 876 feet in the north.  The Almira Teutsch Ditch runs along the northwest portion of the area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Without ready access to Butler municipal utilities, there appears to be low to moderate potential for development in the near term.

Area 17b
Location This area lies east across County Road 63 from Area 17a. The area is split diagonally (northeast to southwest) by a parcel that is owned by the State of Indiana.  This parcel was once the site of an “inter-urban” rail line.
Zoning This area is within the Butler Extra-territorial Jurisdiction. It is zoned “HI-Heavy Industry.”
Roads / Streets Road access for this area is provided solely from County Road 63.
Land Use(s) Over half of this area is covered with trees.  The northern third is a field that has traditionally been used for crops.
Utilities The northwest corner of this area is the same distance from existing water and sanitary sewer mains as the northeast corner of Area 17a, approximately 1,010 feet. The same distance also applies for the private natural gas main, approximately 2,425 feet.    Municipal water and sanitary mains are located due north of the central portion of this area, however, they could only be accessible to this area through boring under the railroad tracks…a costly procedure.
Elevations & Drainage Elevations for this area range from 882 feet in the southwest corner to 872 feet in the central portion.  An unnamed lateral to the George Packer ditch runs to the south-central portion of this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
The development potential for this area is the same as for Area 17a, low to moderate without ready access to municipal utilities.

Area 18
Location This area is bounded by Norfolk Southern railroad tracks to the north, quarter-section lines to the east and south, and County Road 61 to the west.
Zoning This area was rezoned by the City of Butler from “HI-Heavy Industry” to “AG-Agriculture” in 2013 per a petition submitted by the property owner.
Roads / Streets Access to this area is solely from County Road 61 to the west.
Land Use(s) Agricultural.
Utilities This area is separated from Butler municipal water and sanitary sewer mains by the Norfolk Southern railroad tracks running along the north side of the area.  A sanitary sewer main is located approximately 870 feet north of this area.  A water main is located approximately 670 feet to the north.  A private gas main is over 4,000 to the east.   A 10-inch sanitary sewer force main runs along the north edge and along the west side of County Road 61. This main collects sewer effluent from the SDI industrial area three miles south of Butler and pumps it to the Butler wastewater treatment plant.  Force mains are typically not designed to be tapped.
Elevations & Drainage This area is relatively flat, ranging from 880 to 882 feet.  It drains north to the Almira Teutsch ditch, south to the George Packer ditch, and west, under County Road 61, to an unnamed lateral.
Soil Types
(In order of predominance)
Short-Term
Development Potential
The City made a determination at that time of rezoning that this area would be a “legacy farm” for a substantial period of time and that it was too far removed from Butler municipal utilities to have any development potential. The smaller parcel at the south end of this area is owned by an heir of the larger parcel and is considered a “legacy agricultural parcel” as defined by the Butler Zoning Ordinance.  As such, no development activity is projected for this area.


Area 19

19
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Location This area lies south of US 6 and immediately west of County Road 61.   Norfolk Southern rail tracks form the southern border.  It is a relatively flat parcel that is outside of both the Butler Corporate Limits and the Butler Extra-territorial jurisdiction.
Zoning Zoned “I3-Industrial” by DeKalb County.
Roads / Streets Access is provided solely by US 6 to the north.
Land Use(s) Cropland.
Utilities An 8-inch Butler municipal water main is approximately 1,025 feet to the east; a 15-inch Butler municipal sanitary sewer main is approximately 1,070 feet to the east. A 4-inch private gas main is considerably farther away to the east at approximately 4,175 feet.
Elevations & Drainage Elevations for this relatively flat parcel range from 880 feet to the south to 878 feet to the north at the Parley Palmerton, Lateral 1 ditch, which runs along the northern edge of this area.  The elevated County Road 61, at the eastern border, appears to drain onto this area.
Soil Types
(In order of predominance)
Short-Term
Development Potential
Short-term development potential for this area is dependent on development activity that may occur to the east and that would result in the westward extension of the municipal water and sanitary sewer mains.

COMMENTS

Where do you think Butler should go in the future?  How should we get there? Please provide any comments, ideas or additional information via our Comments form.

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We appreciate your participation and input.

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