switchyard park master plan | inventory phase

IndianaUniversityCampus

BryanPark

BloomingtonCountry Club

SWITCHYARD PARK STUDY AREA

DOWNTOWNBLOOMINGTON

RCA Community Park

BloomingtonSouth Highschool

Indiana UniversityHospital

Clear Creek

Clear Creek

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NSWITCHYARD PARK MASTER PLANSWITCHYARD PARK MASTER PLAN INVENTORY PHASE

www.switchyardpark.org www.facebook.com/switchyardpark

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SWITCHYARD PARK MASTER PLAN 1/27/12

Table of ContentsINTRODUCTION Design Team....................................1 Master Planning Process................2

INVENTORY MAPS Study Area........................................8 Site Photography..............................9Site Photography............................10Site Photography............................11Figure Ground Study......................12Nearby Parks..................................13Neighborhood Associations...........14Historic Districts & Properties.......15Utilities............................................16Sidewalks & Bike Routes...............17Thoroughfare Plan.........................18Transit Routes................................19Water Bodies & Flood Plain ..........20Topographic Model........................21Natural Resources.........................22Natural Resources.........................23Habitat Inventory...........................25Invasive Species........................... 26

Tree Inventory.................................27Stream Inventory...........................28USGS Soil Survey...........................29USGS Soil Survey Information......30Environmental Assessment ..........31Environmental Impacts.................32Previous Studies............................33Land Use Themes..........................35Trade Area Demographics.............36Trade Area 1...................................37Trade Area 2...................................38Trade Area 3...................................39Economic Development Areas......40Existing Land Use Plans................42Growth Policies Plan......................43Zoning............................................44Pending Projects............................45

CASE STUDIES Südgelände Nature-Park...............46Discovery Park...............................46Circus Square Park........................47Robert Beutter Park......................47Common Elements of Success .....486

APPENDIX A | Growth Policy Districts ..........50 A | Growth Policy Districts ..........51 B | Zoning Districts.....................52 B | Zoning Districts.....................55 C | Environmental Studies.........56 C | Environmental Studies.........57 D | Growth Policy Districts.........58

R U N D E L L ERNSTBERGERA S S O C I A T E S

URBAN DESIGN + LANDSCAPE ARCHITECTURE | www.reasite.com URBAN DESIGN + LANDSCAPE ARCHITECTURE | www.reasite.com

RUNDELL ERNSTERGER ASSOCIATESPROJECT LEAD, LANDSCAPE ARCHITECTURE & URBAN DESIGN

Butler Fairman and SeufertCivil & Structural Engineering, Hyrdralics & Utilities

Bledsoe Riggert GuerrettazSurvey & Utility Coordination

Bruce Carter AssociatesEnvironmental Remediation

Eden CollaborativeRedevelopment Planning & Implementation

Green StreetMarket Feasiblity & Development Financing

Eco LogicEcological Analysis & Restoration

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CITY OF BLOOMINGTON

PREPARED FOR:

PROJECT TEAM:


DESIGN PROCESSThe process involved in the creation of the Master Plan includes four phases of work to be conducted over the course of eleven months with many opportunities for community involvement and participation.

PHASES OF MASTER PLANNING PROCESS

MASTER PLANNING PROCESS

PHASE ONE | Inventory and Assessment of Existing Conditions | October 2011- January 2012

PHASE TWO | Analysis of Opportunities and Constraints | January - April 2012

PHASE THREE | Design Charrette for Workshop | May - June 2012

PHASE FOUR | Preliminary and Final Master Plan | June - September 2012

Phase One: The Inventory ProcessAs the initial step in the master plan process, the Switch-yard Park Master Plan team conducted a thorough inven-tory of the site, its surroundings and those factors that might infl uence its development.

The purpose of the inventory phase was two-fold. First, it is essential to understand the physical, environmental, ecological, social, economic and development infl uences of the site in order to develop a concept for the park that will function effi ciently and effectively at each stage of its development and use.

Equally important is the need to understand in detail the cultural characteristics, history and signifi cance of the site. Discovering these distinctive qualities of place and cel-ebrating them through imaginative design will result in a community park that is unique to Bloomington.

During the four-month inventory phase of the master plan, the project team conducted study area assessments, re-viewed past studies and current regulations and plans, and conducted initial interviews with stakeholders. These Included:

Study Area Assessments• Historical• Land Use and Zoning• Economic Development Areas

• TIF, CRED, BEAD, Character and Enterprise Zones• Adjacent Business and Housing• Nearby Parks and Greenways• Neighborhood Associations• Local Interest Areas• Utilities• Traffi c Patterns

• Vehicular, Pedestrian, Transit• Site Conditions

• Soils• Floodway/Hydrology• Topography• Tree/Invasive Species Inventory• Habitat

Existing Studies/Reports/Plans• City of Bloomington

• Parks & Recreation Community Interest Survey• Growth Policies Plan• Unifi ed Development Ordinance (Zoning Code)• McDoel Gardens Neighborhood Plan• Broadview Neighborhood Plan• South Rogers Streetscape Identity Study

• Bicycle & Pedestrian Transportation Plan• MPO Long Range Transportation Plan• 2003 Switchyard/CSX Corridor Master Plan

• Peak Oil Task Force & Environmental Commission• Redefi ning Prosperity: Energy Descent and Commu-

nity Resilience• Comprehensive Green Space Plan

• Environmental Assessments• Phase I and II Environmental Site Assessments • B-Line Trail Remediation Completion Report• Switchyard Phytoremediation Study• Switchyard Ecological Risk Assessment

Stake holder Groups• City of Bloomington

• Utilities Department (CBU)• Utility Providers (Duke Energy and Vectren)• Transit• Parks and Recreation• Planning• Schools• Housing• Neighborhood Development• Public Works• Economic Development

• Indiana Department of Environmental Management • Indiana Department of Natural Resources• Indiana Brownfi eld Program• CSX/Arcadis

The information gathered during the inventory phase will enable the team to make informed design decisions as the master plan moves forward. The project team will explore these inventory fi ndings further in the Analysis Phase of the project in order to identify the opportunities and con-straints to park development. This next phase will include additional opportunities for stakeholder input as well as public input.

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Monon Railroad - The Hoosier LineThe railroad line associated with the McDoel Switchyard was owned by a series of companies including, initially, the New Albany and Salem Railroad Line. The original company was organized in 1847 by James Brook. Construction of the initial track north from New Albany followed an existing dirt road, and incorporated some of the road’s layout and grades. As a result, the railroad line was built for low speed operation.

Over time the line was acquired by other companies, eventually becoming the Monon Railroad and later the CSX Railroad. The railroad line operated almost entirely in Indiana, linking major communities such as New Albany, Bloomington, Lafayette, Indianapolis, and Chicago, as well as numerous smaller communities and six Indiana universities/colleges. The name “Monon” derived from a stream near Bradford Indiana. Potawatomi Indians named the stream “Monong” which means “to carry or swift running.” It is the most familiar name associated with the railroad line.

The rail line transported students to Indiana University in Bloomington, Wabash College in Crawfordsville, DePauw University in Greencastle and Purdue University in Lafayette. Colors for the locomotives and passenger trains were Red & White on Grey for Indiana University, and Gold on Black for Purdue University. However, some accounts attribute the color scheme not to I.U. and Purdue, but to Wabash College and DePauw University, respectively. Those colors were used until the Monon merged with the L & N Railroad.

McDoel SwitchyardMcDoel Yard was one of the largest facilities on the railroad line, second only to the shops in Lafayette, Indiana. Trains working locally out of McDoel trav-eled to Bedford, French Lick, Orleans, Gosport, Ellettsville and to Wallace Junc-tion to pickup or deliver freight. At its peak, McDoel yards could hold 700 rail cars which served the businesses and industries in Bloomington and other towns along the line. Cars in the yard were sorted and placed in long haul freight trains and were delivered to Lafayette, Chicago, Indianapolis, Michigan City or Louisville and other destinations.

The 105-foot diameter McDoel roundhouse had 17 bays, and a central turntable. It was tunneled with drains. Today the concrete pad that remains has several collapsed drains that may follow the pattern of those found in the 1913 and 1927 Sanborn maps. The roundhouse was surrounded by mechanics shops and a lumberyard, which no longer exist.

The neighborhood surrounding the McDoel Switchyard included a mix of residential and commercial business, including the Showers Brothers Company. For many years, the railroad was a major employer in the neighborhood, until the mid-1940’s when the automobile brought about greater mobility.

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Showers Building, date unknown. Courtesy the Dick Bowen/Tom Rankin Collection

Nothing remains of the accessory structures,and shops,visible in this early photograph from the Wiles Drug Collection.

1850 19501900 20002000 CSX Railroad begins to phase out its operations

2001 City of Bloomington begins discussions to acquire segments of abandoned rail corridor and the switchyard.

2005 City of Bloomington purchases 3.1 mile of abandoned rail corridor from Adams Street to Country Club Dr.

2008 Ground-breaking for B-Line trail

2009 City of Bloomington purchases fi ve switchyard par-cels totaling 27.7 acres.

2011 B-Line Trail construction completed.

1847 The New Albany and Salem Railroad, precursor to the Monon Railroad, is organized.

1853 The NA&S line reaches Bloomington.

1854 The line inks the Ohio River (to the Great Lakes.

1859 The railroad line is reorganized as the Louisville, New Albany, and Chicago Railroad.

1892 A ten stall roundhouse is built at the switchyard, cre-ating a south central Indiana regional hub.

1897 The line becomes The Chicago, Indianapolis and Lou-isville Railroad

1899 Controlling interest in the railroad is obtained by J.P. Morgan. W. H. McDoel is named president.

1910 McDoel retires in 1909 and the following year the switchyard is named in his honor. Yard capacity reaches 702 cars when a new roundhouse, turntable and water and coal stations are built.

1919 The Showers Brothers Company builds a new kitchen cabinet factory on the former Dodds farm west of Rogers.

1923 A new turntable is added to the switchyard.

1956 The railroad nickname “The Monon Route” leads to an offi cial corporate name change to the Monon Line

1961 New warehouse is constructed.

1967 The last passenger run occurs.

1971 The Monon merges with the L & N Railroad.

1976 Dismantling of the switchyard begins.

McDoel workers at offi ce, circa 1927. Courtesy Tanice Hinson.Switchyard roundhouse, date unknown. Courtesy Steve Dolzall.

McDoel roundhouse turntable, 1971. Courtesy Gary Dolzall.

McDoel Yard offi ce, 1960’s. Courtesy Lloyd J. Kimble B-Line Trailhead at north end of park.

The B-Line Trail crosses through the park site.

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Postcard featuring McDoel Switchyard. Courtesy MRTHS McDoel Yard, date unknown. Courtesy of Ron Marquardt

Switchyard offi ce, circa 1917. Courtesy John Stigall

Roundtable, 1971. Courtesy Gary W. Dolzall McDoel Yard, date unknown. Courtesy of Tom Rankin

Sources:The following sources were used to obtain the historical information and photographs found herein.

Monon Railroad Historical-Technical Society, Inc. http://www.monon.org

Bygone Places http://www.monon.monon.org/

Wanatah Historical Societyhttp://www.wanatah.org/railroad.php

Rick’s Monon Railroad Sitehttp://mononrr.com/

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1949 Aerial

1967 Aerial

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1975 Aerial

1998 Aerial

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IndianaUniversityCampus

BryanPark

Multi-Family Residential



(308 Acres)

Switchyard Park(58 Acres)

DOWNTOWNBLOOMINGTON


BloomingtonSouth High SchoolSingle Family

Residential

Single Family Residential

Single Family ResidentialSingle Family

Residential

BloomingtonCountry

Club

RCA Community Park

CookPharmica

Indiana UniversityHospital

Industrial

Commercial

Commercial

Commercial

Clear Creek

Clear Creek

SWITCHYARD PARK MASTER PLANSWITCHYARD PARK MASTER PLAN

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Park has Several Bridge RemnantsClear Creek Runs Along East Edge of Park Informal Trail Adjacent to Clear Creek

View SW To Adjacent Commercial Building

B-Line Bridge at Grimes Lane

View South of Switchyard Park from Bridge

Switchyard Trailhead from Bridge

View North of Trailhead and Bridge

Park Site/Downtown are Linked by B-Line

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View North from Southern End of ParkB-Line at Southern End of ParkSecond Rail bed at West Edge of Park

Commercial Building Along B-Line

Culverts at Clear Creek

Building Remnant/View Across Park

View West Across Park

East Edge of Park Near Clear Creek

Remnants of Track Adjacent to Creek

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Bloomington Transit Facility on Grimes LaneWalnut Street Commercial AreaView East Across Park from Hillside Drive

Residential Housing Typical West of Park

Clear Creek/Park Site from Country Club Dr.

Rogers Street Transit Stop and Housing

View from Park Towards Country Club Dr.

Retail Area at Country Club Dr./Walnut St.

CSX Site at SE Edge of Park

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SWITCHYARD PARK STUDY

AREA

Industrial

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SWITCHYARD PARK MASTER PLAN

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AREA

Bryan Park(33 Acres)

RCACommunity

Park(47.6 Acres)

Switchyard Park(28 Acres)B-Line Corridor (18 Acres)

Rail Corridor(12 Acres)

BroadviewPark (.75 Acres)

Frank Southern Ice Rink

The Waldron, Hill and Buskirk Park - Third Street Park (3.50 Acres)

Seminary Park (1.2 Acres)

Building and TradesPark (3.15 Acres)

Rose Hill Cemetery

(58 Acres Total)

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AREA

ProspectHill

McDoelGardens

WestPointe

BryanPark

SunnySlopes

BroadviewBroadview

SouthernPines

RockportHills

R

AutumnView

EvergreenVillage

Elm HeightsBarclay Gardens

Timber Ridge

Pinestone

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AREAWestside Historical District

Coca-Cola Building

Andrew Wylie House

House Laundry Company Building

Legg House

Old Crescent District

Seminary Park

Prospect Hill

Steele Dunn

West Side

Elm Heights

SouthDunn

EastSecondStreet

BryanPark Monon

Railroad

McDoel

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AREA

LEGEND SUMMARYSanitary

Hydrants

Water

Data

Storm

Gas

Electric

Utility service to the study area is provided by the City of Bloomington Utilities, Vectren, and Duke Energy. Each has adequate infrastructure to support existing conditions and there appears to be suffi cient capacity for further development.

• The City of Bloomington Utilities has water and sanitary sewer mains paralleling the east and west limits of the switchyard.

• Duke Energy has overhead lines surrounding the switchyard with several crossing the switchyard at Hillside Drive and south of the warehouse across from the Rogers Street substation. Duke indicted that the lines that cross the switchyard can be relocated underground. As we would anticipate, there would be a charge for Duke to perform that work.

• Vectren also has natural gas distributed surrounding the switchyard.

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AREA

LEGEND

Bike Lane Routes

Trails and Paths

Proposed Bike Lane Routes

Proposed Bike Lane Routes

Sidewalks

SUMMARYThe Bloomington Bike, Pedestrian and Greenways Plan is broken into high, medium, and low priority projects. The high priority planned projects that are within the vicinity of the Switchyard are “B-line Trail: Central City,” “Walnut Street Bike Lanes,” “Rogers Street Side-path.” The Plan also includes the near-by medium and low priority projects “Black Lumber Path” and “Rogers Street Sidepath.”

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AREA

LEGEND

Primary Collector

Primary Arterial

Proposed Secondary Arterial

Secondary Arterial

Secondary Collector

SUMMARYThe map shows the existing and anticipated roadway thoroughfares within the City. The map designates each roadway as a specifi c functional classifi cation (e.g. arterial, collector and local street).

Roadways serve two functions: facilitating through traffi c movement and providing land access. The functional classifi cation indicates the primary function of a particular roadway. The primary function of higher classifi ed roadways (arterials) is to facilitate through traffi c movement while the primary function of lower classifi ed roadways (local streets) is to provide land access.

The feasibility of a proposed Hillside Drive extension through the Switchyard Park site is under review and will be analyzed as part of the Park Master Plan.

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AREATransit Facility

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AREA

Clear Creek

Indiana Watershed Map

Lower East Fork -White River

2010 Flood Boundary

Estimated Flood Zone



2010 Flood Boundary

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Elevation Model

Aspect Model

LEGEND

LEGEND

EGEND0 - 22.5°

EGEND667 - 693’

112.5 - 157.5°

745 - 771’

247.5 - 292.5°

822 - 850’

22.5 - 67.5°

693 - 719’

157.5 - 202.5°

771 - 796’

292.5 - 337.5°

67.5 - 112.5°

719 - 745’

202.5 - 247.5°

796 - 822’

337.5 - 360°


AREA


AREA


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Wetland

Forested Riparian

Forested Floodplain

NATURAL RESOURCE INVENTORY OVERVIEWA site assessment was performed to determine the state of the natural resources at the Switchyard Prop-erty. In order to do this, an ecological inventory was conducted for both the intact and disturbed plant communities. This ecological inventory included a habitat assessment, an invasive species inventory, a tree inventory and stream erosion evaluation. The in-vasive species inventory was conducted for the entire property to catalog on site threats posed to the natu-ral systems. The tree inventory maps all canopy trees over 6 inches in diameter. A stream erosion map was created to show the varying levels of streambank ero-sion along the Clear Creek stream. The information gathered during the ecological assessment will aid in understanding both the constraints and the opportu-nities inherent with this property.

The land has been highly disturbed, and has experi-enced much invasive weed pressure, due to the rail industry and fl ooding. The greater than a century long pattern of disturbance at the Switchyard property has created an Eden like environment for invasive plants. The invasive plant inventory identifi ed over 25 spe-cies of invasive plants growing in the various habi-tats. These invasives range from small herbaceous plants like Garlic Mustard and Spotted Knapweed to a large 60 feet tall Tree of Heaven. There are inva-sive trees, shrubs, groundcovers, broadleaved herbs, grasses and vines present.

There is a healthy stand of native riparian trees run-ning most of the length of Clear Creek through the Switchyard property. In one area, the canopy trees had been cleared from the banks of Clear Creek, resulting in a major invasion of Japanese Knotweed which led to major streambank failure. This shows the impor-tance of conserving the healthy stand of trees in the riparian corridor. There are also high quality native canopy trees located in the fl oodplain forest and along the old railway towards the west end of the property. There is a fairly high quality fl oodplain forest towards the southwest part of the property with mature trees and low levels of invasive plant pressure.

HABITAT INVENTORYFive habitats were determined to comprise the area within the Switchyards: Forested Floodplain, Forested Riparian, Wetland, Scrub Shrubs and Trees, and Dis-turbed Open. The Forested Riparian follows the banks of Clear Creek with the Forested Floodplain border-ing this habitat on the southern half of Clear Creek.

Another section of Forested Floodplain is located on the western side of the B-line Trail, running the en-tire length of the property with a large section drifting out of the property boundary on the southwest end toward the Broadview Neighborhood. Wetland Habi-tats are located throughout the property with the two most signifi cant of these habitats being located in the southwestern corner and in the northeast spur which goes to Rogers Street directly south of the large ware-house. Scrub Shrubs and Trees Habitats are scat-tered throughout and Disturbed Open dominates the central areas of the property. Specifi cs for each site are described below.

Habitat: Forested FloodplainThere are small fragments of fl oodplain forest through-out the Switchyard property which are not in the Clear Creek corridor. The largest forested fl oodplain parcel is located towards the southwest part of the property and is west of the park boundary in the Broadview neighborhood area. This area has some of the health-iest forest community on the entire property. The for-est overall is again maple-hackberry-sycamore as with the riparian areas. Other species such as Sassafras, Black Walnut, Wild Cherry, and Shagbark Hickory are also found. Invasive plant pressure is somewhat less here, when compared with the riparian forested ar-eas.

On either side of the gravel trail running north to south and parallel to the B-line Trail are ditches, the one on the west is long and narrow, while the area between the old trail and the B-line is a low lying wide swale with more consistent moisture. Sensitive fern and Christmas fern are established in one area, with Blackberry, Black Raspberry and woodland sedges and grasses (including Silky Rye) grow consistently through the area. There is one patch of sumac grow-ing on the very northern end.

This habitat is characterized by two soil types, Crid-er-Urbanland Complex, 2-6 percent slopes and Crid-er-Urban land complex, 6 to 12 percent slopes. The Crider-Urbanland Complex, 2-6 percent slopes “con-sists of gently sloping, deep, well drained Crider soil and areas of Urban land… The Crider soil in this unit has high available water capacicty, and permeability if moderate. Surface runoff from is medium. The organic content of the surface layer is low…” Crider-Urban land complex, 6 to 12 percent slopes soil has similar characteristics as Crider-Urbanland Complex, 2-6 percent slopes, but has greater slopes, slightly

more shallow topsoil, and deeper subsoil. Water con-ditions are the same.

Habitat: Forested RiparianThe forested areas within one hundred feet of Clear Creek are fairly mature and have a higher percent-age of native canopy trees than most areas within the switchyard. These trees are playing an important role in the health of the Clear Creek stream by stabilizing stream banks, and providing shade, both of which im-prove water quality. These trees are also providing habitat for aquatic and terrestrial organisms. Char-acteristic overstory trees are Catalpa, Silver Maple, Beech, Sycamore, Hackberry, Tulip and Red Maple. One major threat to the health of the native canopy trees is the proliferation of invasive vines, especially Japanese Honeysuckle, Oriental Bittersweet, Purple Wintercreeper and Asian Clematis.

The understory shrub layer is dominated by invasive shrubs such as Bush Honeysuckle, Privet,and Mult-fi lora Rose. The herbaceous understory consists of several aster and goldenrod species, Indian Tobacco, Boneset, and a variety or grasses and sedges. Black-berry thickets are also present in areas of open can-opy.

Both Udorthents loam and Haymond silt loam soils are identifi ed on the soil maps. Udorthents have been greatly altered by man and are associated with park-ing lots, shopping centers, and subdivisions. They are found in upland disturbed areas and fl ood plains. The water capacity is “moderate and permeability is moderate or moderately slow. Surface runoff is slow to rapid. Organic matter content of the surface layer is low. “Haymond silt loam has high water capacity with moderate permeability. Surface runoff is slow and “organic matter content of the surface layer is moderate.”

Habitat: WetlandSeveral wetland habitats are located throughout the site, and vary from open marsh-like wetlands to for-ested riparian wetlands. The wetlands would be clas-sifi ed as low to medium quality with all areas experi-encing considerable invasive plant pressure. Due to adequate hydrology and the presence of hydrophytic vegetation it is believed that the wetlands do have high potential for restoration-enhancement, but would need a long term strategy for invasive plant control.

Herbaceous species of interest found in the northern

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most wetland habitat include Blue Flag Iris, Swamp Aster, Dark Green Bulrush, Swamp Milkweed, Wool-grass, and Soft Stem Bulrush. Red Maple, Green Ash, Silver Maple and Cottonwood are the main trees found in these wetland habitats.

This habitat is characterized by Haymond silt loam soils. “The available water capacity of this Haymond soil is very high, and permeability is moderate. Sur-face runoff from cultivated areas is slow. The organ-ic matter content if the surface layer is moderate.” These soils are usually very level, deep, well drained, but are fl ood prone due to clay content. Thus, these areas are not suited for building or development.

Habitat: Scrub Shrubs and TreesThere are areas on the northern end and central sec-tion of the property that are Scrub Tree and Shrub Habitat. As in the Disturbed Open, non-native spe-cies dominate including invasive bush honeysuckle, Japanese honeysuckle, and Multifl ora Rose.

Few native understory woody plants have been noted so far, only Flowering Dogwood and Gray Dogwood. Gray Goldenrod, Aster species, Broomsedge, and sedges are the main herbaceous native species.

The Scrub Shrubs and Trees Habitats have Udorth-ents, loamy soil. Udorthents have been greatly al-tered by man and are associated with parking lots, shopping centers, and subdivisions. The water ca-pacity is “moderate and permeability is moderate or moderately slow. Surface runoff is slow to rapid. Or-ganic matter content of the surface layer is low.”

Habitat: Disturbed OpenThis is the predominant habitat of the project area and shows the legacy of industrial activity. This habitat is characterized by non-native weedy species such as Tall Fescue, Johnson Grass, Queen Anne’s Lace, Spot-ted knapweed, Teasel, Mullein and Chicory. Native herbaceous species include Wild Ryes, Broomsedge, Potentilla, Primrose, a few sedges, white Heath As-ter, and a patch of Indian hemp on the southern end. Much of the scrub type growth that occurs sporadi-cally throughout the open areas are invasive species such as Siberian Elm, Bush Honeysuckle and Multi-fl ora Rose. A few smaller caliper trees are scattered lightly throughout including Sycamore, Eastern Red Cedar, and Black Walnut.

Udorthents, loamy soil classifi es this entire area. Udorthents have been greatly altered by man and are

associated with parking lots, shopping centers, and subdivisions. The water capacity is “moderate and permeability is moderate or moderately slow. Surface runoff is slow to rapid. Organic matter content of the surface layer is low.”

INVASIVE SPECIES INVENTORYThe combination of disturbance and heavy weed pres-sure resulting from years of railway activity has cre-ated a haven for invasive plants. The transportation of seeds and roots on rail cars have brought invasive plants from far and wide.

The inventory fi nds over 25 species of invasive plants on site, some of which are just starting to become established in our area. It was no surprise to fi nd very common invasive plants such as Bush Honey-suckle, Japanese Honeysuckle and Multifl ora Rose all of which have been well established in the Bloom-ington area for decades. However, the discovery of Pampas Grass, Miscanthus Grass and Asian Clema-tis were of more interest, because they are new in-vaders. Sites with industrial disturbance such as the Switchyard are usually the fi rst points of invasion for new species. Both because the transportation net-work brings in new plants, and the site is disturbed enough to allow them to establish without competi-tion from native species.

What is an invasive species?The offi cial federal defi nition of an invasive species is, “an alien species whose introduction does or is likely to cause economic or environmental harm or harm to human health.”

• Invading alien species in the United States cause major environmental damages and losses adding up to almost $120 billion per year.• here are approximately 50,000 foreign species and the number is increasing.• About 42% of the species on the Threatened or Endangered species lists are at risk primarily be-cause of alien-invasive species.

Negative Effects on Ecosystems:Exotic invasive plants can dominate urban forests and wetlands. Invasive plants alter ecosystem structure and function by changing soil chemistry, which can suppress or even extirpate most native competitors by preventing recruitment. Evidence has shown that invasive plants can alter soil ph, and slow nutrient cy-cling. Some invasive plants are allelopathic; i.e. they

inhibit any other seeds from germinating. The change in forest structure that invasive plants cause, can ef-fectively eliminate habitat for many plants and ani-mals. Most invasive plants are also highly adaptable, which is a cause for great concern with the changing climate.

The inventory was conducted in late fall through early winter, and we suspect a few herbaceous species may have been dormant. Eco Logic will walk the property during the growing season of 2012, and will update the invasive plant inventory if any new species are found to be present.

TREE INVENTORY• The tree inventory logged all trees in the Switch-yard property over 6 inches in diameter at breast height. • Outside of park property, but within the study area only large specimen trees were inventoried. • total of 1321 trees were inventoried and ranged in size from 6” DBH to a 62” Cottonwood• A total of 22 species of native canopy trees were identifi ed in the inventory. • The trees were divided into the following catego-ries by size class.

• 6-10 “ DBH – 316 total trees• 11-15 “ DBH - 512 total trees• 16 -22” DBH - 382 total trees• 23- 32” DBH – 96 total trees• 33” + DBH – 15 total trees

• The following data fi elds were captured for each tree on the inventory-

• Common Name and Scientifi c Name• Diameter at Breast Height• Single Stem or Multi Stem• Quality Ranking (high, medium or low)• Vines – Noting trees which are threatened with

invasive vines• The canopy trees were predominately found in ei-ther the Riparian forest or Floodplain forest habitats.• In areas where canopy trees were removed from the banks of Clear Creek, invasive plants pressure is high. These areas of clearing are directly correlated with massive stream bank failure. • The very limited quantity of hard mast producing trees such as Oak and Hickory, should be addressed in future restoration planning to increase wildlife hab-itat.

Disturbed Open

Scrub Shrubs and Trees

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STREAM EROSION INVENTORYThe area surrounding the switchyard is dominated by impervious pave-ment, such as rooftops and parking lots, and turf grass, which leads to a greater volume of runoff, velocity and sediment load. The removal of trees from the riparian area has facilitated the invasion of exotic veg-etation. This has dramatically increased stream bank erosion, and sig-nifi cantly decreased the ability of the riparian area to fi lter pollutants.

The remaining riparian areas are experiencing pressure from invasive species, which will eventually degrade this important habitat so that it will no longer regulate water fl ow and temperature. Disturbance of the stream corridor and channelization have signifi cantly decreased the quality of the water in clear creek, and the quality of habitat it provides.

Protection of existing riparian areas and wetlands, and restoration plan-ning to address loss of habitat is key to the development of an effective stormwater management program and a healthy stream corridor.

Erosion: HighStable Streambank

Manmade Structure Erosion: Medium

Erosion: Low

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Indiana Physiographical Map

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BdB—Bedford silt loam2 to 6 percent slopesLandform: HillsLandform position (two-dimensional): SummitLandform position (three-dimensional): Interfl uveDown-slope shape: ConvexAcross-slope shape: LinearParent material: Loess over clayey residuumProperties and qualitiesSlope: 2 to 6 percentDepth to restrictive feature: 20 to 38 inches to fragipanDrainage class: Moderately well drainedCapacity of the most limiting layer to transmit water (Ksat): Low tomoderately high (0.01 to 0.20 in/hr)Depth to water table: About 18 to 30 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneAvailable water capacity: Low (about 4.6 inches)Typical profi le0 to 9 inches: Silt loam9 to 24 inches: Silty clay loam24 to 51 inches: Silty clay loam51 to 80 inches: ClayData Source Information

CaD—Caneyville silt loam12 to 18 percent slopesLandform: SinkholesLandform position (two-dimensional): Shoulder, backslopeLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearParent material: Clayey residuum over limestoneProperties and qualitiesSlope: 12 to 18 percentDepth to restrictive feature: 20 to 40 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high (0.20 to 0.60 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneCalcium carbonate, maximum content: 5 percentAvailable water capacity: Low (about 4.7 inches)Typical profi le0 to 6 inches: Silt loam6 to 10 inches: Silty clay loam10 to 36 inches: Clay36 to 60 inches: Unweathered bedrock

Cb—Caneyville-Hagerstown silt loam, karstLandform: HillslopesLandform position (two-dimensional): Shoulder, backslopeLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearParent material: Clayey residuum over limestoneProperties and qualitiesSlope: 6 to 18 percentDepth to restrictive feature: 20 to 40 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high (0.20 to 0.60 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneCalcium carbonate, maximum content: 5 percentAvailable water capacity: Low (about 4.7 inches)Interpretive groupsTypical profi le0 to 6 inches: Silt loam6 to 10 inches: Silty clay loam10 to 36 inches: Clay36 to 60 inches: Unweathered bedrock

Description of HagerstownSettingLandform: HillslopesLandform position (two-dimensional): Shoulder, backslopeLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearMap Unit Description: Caneyville-Hagerstown silt loam, karst–Monroe County,Parent material: Loess over clayey residuum weathered fromlimestone over limestoneProperties and qualitiesSlope: 2 to 12 percentDepth to restrictive feature: 40 to 60 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high to high (0.20 to 2.00 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneAvailable water capacity: Moderate (about 6.4 inches)Typical profi le0 to 5 inches: Silt loam5 to 16 inches: Silty clay loam16 to 44 inches: Clay44 to 60 inches: Unweathered bedrock

CoF—Corydon Variant-Caneyville Variant complex25 to 70percent slopesLandform: HillsLandform position (two-dimensional): BackslopeLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearParent material: Clayey residuum over limestoneProperties and qualitiesSlope: 25 to 70 percentDepth to restrictive feature: 10 to 20 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately low to high (0.06 to 2.00 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneCalcium carbonate, maximum content: 5 percentAvailable water capacity: Very low (about 2.3 inches)Typical profi le0 to 8 inches: Flaggy silt loam8 to 12 inches: Flaggy silty clay loam12 to 16 inches: Extremely fl aggy silty clay loam16 to 20 inches: Unweathered bedrock

Description of Caneyville VariantSettingLandform: HillsLandform position (two-dimensional): BackslopeLandform position (three-dimensional): Side slopeDown-slope shape: ConvexMap Unit Description: Corydon Variant-Caneyville Variant complex, 25 to 70percent slopes–Across-slope shape: LinearParent material: Clayey-skeletal residuum over limestoneProperties and qualitiesSlope: 25 to 50 percentDepth to restrictive feature: 20 to 40 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately low to moderately high (0.06 to 0.60 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneCalcium carbonate, maximum content: 5 percentAvailable water capacity: Low (about 3.7 inches)Typical profi le0 to 3 inches: Channery silt loam3 to 13 inches: Channery silt loam13 to 22 inches: Silty clay22 to 30 inches: Very fl aggy clay30 to 31 inches: Unweathered bedrock

CrB—Crider silt loam2 to 6 percent slopesLandform: HillsLandform position (two-dimensional): Summit, shoulderLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearParent material: Loess over clayey residuumProperties and qualitiesSlope: 2 to 6 percentDepth to restrictive feature: 60 to 120 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high to high (0.60 to 2.00 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneAvailable water capacity: High (about 9.3 inches)0 to 7 inches: Silt loam7 to 36 inches: Silty clay loam36 to 80 inches: ClayData

CrC—Crider silt loam6 to 12 percent slopesLandform: HillsLandform position (two-dimensional): Backslope, shoulderLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearParent material: Loess over clayey residuumProperties and qualitiesSlope: 6 to 12 percentDepth to restrictive feature: 60 to 120 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high to high (0.60 to 2.00 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneAvailable water capacity: High (about 9.3 inches)Typical profi le0 to 7 inches: Silt loam7 to 36 inches: Silty clay loam36 to 80 inches: ClayData Source Information

CrD—Crider silt loam12 to 18 percent slopesLandform: HillsLandform position (two-dimensional): Backslope, shoulderLandform position (three-dimensional): Side slopeDown-slope shape: ConvexAcross-slope shape: LinearParent material: Loess over clayey residuumProperties and qualitiesSlope: 12 to 18 percentDepth to restrictive feature: 60 to 120 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high to high (0.60 to 2.00 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneAvailable water capacity: High (about 9.3 inches)Interpretive groupsTypical profi le0 to 7 inches: Silt loam7 to 36 inches: Silty clay loam36 to 80 inches: ClayData Source Inform

CtB—Crider-Urban land complex2 to 6 percent slopesLandform: HillsLandform position (two-dimensional): Summit, shoulderLandform position (three-dimensional): Interfl uveDown-slope shape: ConvexAcross-slope shape: LinearParent material: Loess over clayey residuumProperties and qualitiesSlope: 2 to 6 percentDepth to restrictive feature: 60 to 120 inches to lithic bedrockDrainage class: Well drainedCapacity of the most limiting layer to transmit water(Ksat): Moderately high to high (0.60 to 2.00 in/hr)Depth to water table: More than 80 inchesFrequency of fl ooding: NoneFrequency of ponding: NoneAvailable water capacity: High (about 9.3 inches)Typical profi le0 to 7 inches: Silt loam7 to 36 inches: Silty clay loam36 to 80 inches: Clay

Description of Urban LandSettingLandform: HillsInterpretive groupsLand capability (nonirrigated): 8Map Unit Description: Crider-Urban land complex, 2 to 6 percent slopes

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Environmental AssessmentThe City of Bloomington has extensively investigated the environmental condi-tion of the switchyard property and the former CSX rail corridor. Since 2001, more than a dozen investigations and studies have been completed on the site to determine the type and extent of environmental conditions that may be pres-ent. These investigations included the collection of soil and groundwater from well over 100 locations. In addition, there have been phytoremediation and bioremediation pilot studies by IU Bloomington researchers and an ecological risk assessment.

Each of these studies and reports has been reviewed by the project team in order to gain a thorough understanding of the environmental condition of the switchyard site. As well, the project team is working with the Indiana Depart-ment of Environmental Management and Indiana Brownfi eld Program staff to determine their requirements for remediation activities, and how anticipated new standards from IDEM may impact the remediation options for the park. These new standards will most likely include specifi c requirements for a range of recreational end uses such as paved trails, athletic fi elds, children’s play ar-eas, and picnic areas.

Given the fi ndings of past studies, environmental remediation will be necessary at the Switchyard Park site, and may impact some design decisions for the park. However, the extent and type of contamination at the Switchyard is generally the same as that found along the CSX rail corridor, which was successfully remedi-ated as part of the B-Line Trail project. The predominant contamination in the switchyard property is 1-6 feet of Coal, Ash and Cinder fi ll.

Using the extensive information on the site, the project team is working to de-termine appropriate environmental remediation measures, and will use this to inform future land use and design decisions for the park. The process of evalu-ating the investigation results, comparing them to the new standards, and inte-grating them with remedial options is on-going.

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CLEAR CREEK - IDEM LISTED IMPAIRED STREAM

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City of Bloomington Parks and Recreation Community Interest and Opinion SurveyCompleted: 2011

A random sample of 708 households conducted to assess com-munity attitudes about and preferences for parks and recreation.

Need for Parks and Recreation FacilitiesAt least 50% of respondent households indicated they have a need for the following parks and recreation facilities: walking and bik-ing trails (74%), small neighborhood parks (61%), large community parks (59%), and greenspace and natural areas (53%).

Most Important FacilitiesBased on the sum of their top four choices, the facilities that re-spondents indicated were most important to their households in-cluded: walking and biking trails (55%) and small neighborhood parks (31%). Youth football fi elds (1%) were least selected as im-portant to respondents.

Need for Recreation Programs and ActivitiesRespondents selected the following recreation programs or activi-ties as those for which they had the greatest need: Farmers’ Mar-ket (71%), community events, concerts, movies, etc. (52%) and adult fi tness, health and wellness programs (39%).

Most Important Recreation Programs and Activities Based on the sum of their top four choices, the recreation programs and activities that are most important to respondent households are: Farmers’ Market (62%) and community events, concerts, mov-ies, etc. (39%). The least selected recreation program and activity was “youth health and wellness programs” (3%).

Potential Switchyard Spaces and Programs At least 35% of respondents indicated their household would use the following potential spaces or programs at the Switchyard: per-formance space (44%), area for special events/festivals (42%), playground (39%), nature preserve (38%), and shelter buildings (37%). Football fi elds (4%) were selected by the fewest number of respondents.

Switchyard Spaces Respondents Would Use Most OftenBased on the sum of their top four choices, respondents indicated they would use most often use the following spaces at the Switch-yard: performance space (30%), playground (30%), nature pre-serve (28%), and area for special events/festivals (26%).

Benefi ts Most Important to Respondent Household Members. Based on the sum of their top three choices, the benefi ts that respondents indicated are most important to household mem-bers are: improving physical health and fi tness (70%) and making Bloomington a more desirable place to live (47%). Promoting tour-ism to the City (4%) is the benefi t least selected by respondents as important to their households.

MPO 2030 Long Range Transportation PlanBloomington/Monroe County MPOCompleted 2010

The MPO plan identifi es and prioritizes transportation improve-ment projects needed for the next 25 years to maintain and im-prove the transportation facilities of the Bloomington area.

Committed ProjectsThe transportation plan takes into consideration improvement proj-ects that have already been programmed for Fiscal Years 2006 through 2008 (aka committed projects). The majority of these projects are located outside of the functional study area of the McDoel Switchyard Park. The exception is the Country Club Drive and Rogers Street intersection which is planned to have left-turn lanes added.

Year 2030 Traffi c ForecastingThe MPO maintains a Travel Demand Forecast Model for the pur-poses of forecasting future traffi c volumes. The model is developed by projecting future travel patterns between the residential and non-residential areas of the MPO, designated as traffi c analysis zones (TAZ). Collected traffi c data, housing and employment data, existing roadway network confi gurations, and committed transpor-tation projects are all data inputs for the model.

The MPO forecasting model shows that Grimes Lane from Rog-ers St to Henderson St is anticipated to experience traffi c conges-tion in year 2030 based on the existing roadway confi gurations and committed projects. The plan does not outline a solution for mitigating the congestion along Grimes Lane nor does it list an improvement project in the recommended Capital Improvement Program (see below). Discussions with the City DPW indicate that a Hillside Drive extension may help alleviate the future congestion along Grimes Lane. The feasibility of a proposed Hillside Drive ex-tension through the Switchyard Park site is under review.

Long Range Transportation Capital Improvement ProgramThe plan recommends short term (2009-2019) and long term (2020-2030) projects to meet future transportation needs and the estimated future funding sources. The CSX Corridor Trail (Phase III) from Adams St to Country Club Dr is listed as a short term project for the City which is within the functional study area of the McDoel Switchyard Park. This project has since been constructed and is better known as the “B-Line Trail”.

Redefi ning Prosperity: Energy Descent and Commu-nity ResilienceCompleted: 2009

The Bloomington Peak Oil Task Force was charged with assess-ing Bloomington’s vulnerability to a decline in cheap oil and devel-oping researched and prudent strategies by which Bloomington might be made more resilient in the face of peak oil.

The Task Force examined the following community systems: munic-ipal services, transportation, land use, housing, sustenance, and the economic context. Mitigation recommendations were made for each of these community systems. Those recommendations relevant to the Switchyard Park Master Plan include the following:

Municipal Services• Explore hybrid energy (hydroelectric-solar) generation to comple-

ment existing power at the water treatment plant.• Encourage more rainwater capture by residents and the City• Develop a community compost program.• Establish waste reduction goals • Explore alternatives to asphalt.• Seek assistance with park maintenance from volunteers, neigh-

borhood associations, etc.

Bring daily necessities closer to where people live• Increase connectivity & the number of planned “lengthy corri-

dors” for bicyclists.• Work toward a regional Comprehensive Land Use and Transpor-

tation Plan involving the City of Bloomington, Monroe County, and Indiana University that fosters bicycle, pedestrian, and tran-sit-friendly changes in land use.

Land Use• Through zoning and other land management tools, encourage

the redistribution of land to bring about denser living arrange-ments, and a closer integration of residential and commercial activity, to reduce the amount of intra-city transportation.

• Target public transit routes to help shape neighborhood devel-opment.

Housing• Explore the possibility of local power generation from renewable

sources.

Sustenance • Plant edible landscapes on public property.• Organize City-led horticultural services to include the collection,

processing, and distribution of organic waste.• Dedicate public land to intensive gardening and farming.• Work toward a year-round regional farmers’ market.• Create a local, publicly-controlled seedbank.• Encourage water conservation through outreach and incentives.• Create community composting sites.

Bloomington Bike and Pedestrian Transportation and Greenways System PlanCity of BloomingtonCompleted: 2008

A strategic plan for the City of Bloomington outlining the future bi-cycle and pedestrian transportation needs. These include trails, sidewalks and bike lanes. The plan also provides design guide-lines for future bicycle and pedestrian facilities.

Planned ProjectsThe strategic plan for bike and pedestrian trial is broken into high, medium, and low priority projects. The high priority planned projects that are within the vicinity of the McDoel Switchyard are “B-line Trail: Central City,” “Walnut Street Bike Lanes,” “Rogers Street Side-path.” The Plan also includes the near-by medium and low priority projects “Black Lumber Path” and “Rogers Street Sidepath.”

Synopsis of Previous Studies and Plans(community-wide studies and plans which may impact development and design of the Switchyard Park Master Plan):

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McDoel Switchyard/CSX Rail Corridor Master PlanCompleted: 2003

The study area for the 2003 Master Plan stretched from Country Club Road on the south end to Adams Street on the north, includ-ing the McDoel Switchyard site and the CSX Railroad Corridor.

Portions of the study area were divided into ‘Character Districts’ with planning recommendations developed for each. Recommen-dations for the McDoel Switchyard Character District include:

• Create a trail profi le consisting of a single, 12 foot wide asphalt pathway with 2 foot crushed stone shoulders.

• Restore portions of the Clear Creek fl oodplain where practical.• Retain and enhance the majority of the existing riparian wood-

lands south of the former roundhouse.• Utilize the former roundhouse remnants to aid the interpretation

of the Switchyard function.• Assign priority to the development of a natural, passive park with

a restored ecology, and facilities tending toward more casual recreational uses.

• Identify and set aside areas which are practical for the develop-ment of substantial recreational and institutional facilities in the long term future. These might include art centers, an amphithe-ater, or community center.

• Encourage adjacent properties and structures to be reused and/or reconfi gured in ways that address the trail and provide trail users with direct access to shops, restaurants, and similar uses. Ensure that new adjacent uses complement the trail.

• Evaluate the potential of providing trailhead facilities at Grimes Lane, Country Club Road, and the Walnut Street frontage.

• Create connecting pathways to the neighborhoods on the west side of the Switchyard as well as to Walnut Street and the public schools to the east.

• Further evaluate vehicular access for the park. The most promis-ing access point, at this time, appears to be the point at which the Indiana Railroad line crosses Rogers Street.

• Seek opportunities to incorporate public art at strategic loca-tions along the Rail Corridor and within the Switchyard.

• Confi rm the ability to create trail underpasses for crossings with the proposed Hillside Drive connection as well as the improved Country Club Road corridor.

• Explore the feasibility of extending the Morton Street corridor south to Hillside Drive and beyond.

• Evaluate the age and condition of utility pipes during trail con-struction and upgrade as needed.

• Utilize bioremediation and phytoremediation techniques to treat environmentally contaminated areas within the Switchyard where existing contamination will be buried beneath clean fi ll.

• Establish a property acquisition process to evaluate means for buying property or development rights for the properties imme-diately adjacent to Clear Creek.

• Submit a corrected regulatory fl oodplain model to the State and to FEMA for clarifying the true extent of fl oodway limits.

South Rogers Street Identity StudyCompleted: 2009

The purpose of the South Rogers Street identity study was to pro-vide a comprehensive plan that explored potential strategies to improve the look and feel of Rogers Street. The study area extends from Hillside Drive to the south, north to Kirkwood Avenue. The study was envisioned as an opportunity to create a plan that will take advantage of funding that is available through the Housing and Neighborhood Development Department (HAND). The plan created will serve as a road map for how these future public and private investments can be utilized. As part of this study, an imple-mentation strategy was created. These strategies were created to allow the construction of big or small projects as funds are avail-able.

The end product of the South Rogers Street Identity Study is a document that can be used as a guide for each development proj-ect. The document can be referenced to understand the desired look and feel in distinct areas, proposed improvements, details of proposed elements and costs estimates for each.

Goals established for the project are the following:• Separate neighborhoods need to be clearly identifi ed as part of

the overall project in order to maintain their individuality.• From the safety aspect, the project should address accessibility

and pedestrian movement as there are currently major issues with this.

• Project materials should be reminiscent of Bloomington.• Provide outdoor spaces for people to interact and gather.• Address intersections in order to enhance pedestrian and bi-

cycle movement and safety.• Include public art in the design.• Respect the historic nature of the homes and businesses along

the corridor.• Use color and materials to create excitement and interest.

Broadview Neighborhood PlanCompleted: 2003

The Broadview Neighborhood Plan created a vision and plan for the Broadview neighborhood that focused on several goals includ-ing:

GOAL 1: TO IMPROVE PUBLIC SERVICES THAT WILL CREATE A SAFER ENVIRONMENT FOR ALL AGES AND ABILITIES• Objective A: Enhance alternative modes of transportation choic-

es with improved access and safety.• Objective B: Continually strive to improve storm water drainage

and other public facilities in the neighborhood.

GOAL 2: TO PROMOTE THE REUSE OF BROADVIEW ELEMENTA-RY SCHOOL• Objective A: Broadview Neighborhood Association (BNA) to inves-

tigate and identify desirable opportunities to reuse the school before it closes.

• Objective B: Recognize the important role that the BES functions as a neighborhood focal point and community center.

• Objective C: Regularly identify programs and/or services that can utilize the BES to better serve Broadview residents.

• Objective D: Retain the BES playground as a neighborhood park.

GOAL 3: TO STRENGTHEN THE BROADVIEW NEIGHBORHOOD AS-SOCIATION• Objective A: Increase attendance/participation at BNA meetings.• Objective B: Develop a seasonal Broadview newsletter.• Objective C: Increase leadership skills of residents in Broadview.• Objective D: Develop a neighborhood directory (services, inter-

ests, resident contact information, neighborhood watch, etc.).

GOAL 4: TO ENCOURAGE PRIDE IN HOMEOWNERSHIP• Objective A: Preserve and maintain affordable single-family

homes through home ownership.• Objective B: Annually identify and prioritize abandoned and/or

neglected properties requiring the most immediate attention.

GOAL 5: TO IMPROVE OUR PUBLIC IMAGE• Objective A: Continuously improve the general public’s percep-

tion of the Broadview Neighborhood.• Objective B: Improve the aesthetics of the Broadview Neighbor-

hood (through enhanced landscaping).

GOAL 6: TO ENCOURAGE NEW AND EXISTING SMALL BUSINESS• Objective A: Identify opportunities within the neighborhood,

which will attract a variety of locally owned small businesses.

GOAL 7: TO EDUCATE BROADVIEW RESIDENTS ABOUT AVAIL-ABLE SERVICES• Objective A: Develop working relationships with the public sec-

tor and local service providers to identify the unique needs of the neighborhood and types of services available to Broadview residents.

McDoel Gardens Neighborhood PlanCompleted: 2002

The McDoel Gardens Neighborhood Plan created a vision and ac-tion plan for the neighborhood which focused on fi ve key areas:

Preserve HomesEnsure single-family residential remains the predominant use for our neighborhood and retain it as a conservation district. Maintain a diversity of affordable homes: owner occupied and rental, while preserving scale and compatibility throughout the neighborhood.

Find a Balance with NatureDevelop natural spaces and structures that knit our community together. Enhance opportunities for the natural community and the built environment to work in harmony. Examples include the West Branch of Clear Creek and CSX switchyard, which could pro-vide green spaces for neighborhood parks and pedestrian/bicycle paths.

Establish and Maintain Relationships with Stakeholders

Foster Economic SustainabilityPromote a balanced mix of residential and commercial activities. Attract innovative businesses to and encourage reinvestment and entrepreneurship in the neighborhood that will provide employ-ment opportunities and produce living-wage salaries for residents as well as the community at large.

Enhance InterconnectivityEstablish up-to-date utility infrastructure, i.e., modern streets with curbing, sidewalks and lighting as well as good, bicycle and pedes-trian friendly, physical and transit connections within the neighbor-hood and to other parts of the Bloomington community.

Synopsis of Previous Studies and Plans(studies and plans for areas related to the study site which may impact development and design of the Switchyard Park Master Plan):

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Introduction and Summary

While the idea of the Switchyard property as a potential “grand park” for the City of Bloomington has been discussed for many years (and some formal planning has occurred to that end), from a current land use perspective it is, at this time, an old railroad switching yard site. Because of this site legacy, existing land uses generally fall into one of three categories or themes:

• RAIL-LEGACY INDUSTRIAL/COMMERCIAL: Properties that address the Switchyard because they are legacy properties that formally utilized the functions of the rail system (The Thomson Warehouses, Grimes Lane Commercial Properties, etc.)

• SOUTH WALNUT STREET COMMERCIAL: Auto-dependant commercial development that is focused on the South Walnut Corridor and has limited “address” or relationship to the Switchyard.

• RESIDENTIAL NEIGHBORHOODS: Residential Neighborhoods that were and are buffered from the Switchyard by vegetation, terrain or physical barriers (fencing, roadways, etc.) (Primarily the Broadview Neighborhood Area, yet also the McDoel Gardens Neighborhood and Bryan Park Neighborhood)

Since a stated goal of the Switchyard Park is to not only create a grand park space in the City of Bloomington, but also spur real estate development on properties that are near and adjacent, these existing land use themes are helpful organizing tools to analyze markets for redevelopment investment. Because of the Switchyard’s linear orientation and large size, it becomes apparent that a specialized approach to analyze trade areas and derive marketplace conditions is required. As the planning for the park itself evolves, this organization could then have ramifi cations about park development priorities and allocation of resources, i.e. “where might money be prioritized in certain sections of the park to match where there is investment potential for transformative real estate development?”

Three Trade Areas/Markets

• TRADE AREA #1

Relatively strong existing land use context/conditions at the north end of the park area (i.e. proximity to downtown Bloomington, the B-Line Trail and established neighborhoods) will likely create a logical trade area to assess. An analysis of the, 1, 3, and 5-mile trade areas (centered on the north end of the Switchyard and Grimes Lane) will assist to project real estate demand with a technique (concentric circles) that will be familiar to potential investors and suitable for this type of area.

• TRADE AREA #2

The South Walnut Street retail corridor is a secondary impact area that will be analyzed with a different technique that is more suitable for its retail and auto-oriented conditions. Since retail capacity is directly related to consumer spending and automobile access via roadways, this trade area will be analyzed using 5, 10, and 15-minute drive times from the corner of South Walnut Street and Country Club Drive.

• TRADE AREA #3 - RESIDENTIAL

Finally, to a large extent, residential market dynamics are dependent on larger regional trends, therefore net housing demand will be projected for the City of Bloomington using ESRI population and household growth projections. This overall demand can be “allocated” to local residential areas, including the Broadview Neighborhood and other adjacent areas that the planning process might deem suitable for residential land uses.

Thematic Land Use Categories Corresponding Trade Areas

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TRADE AREA #1MEASURED AS 1-, 3-, and 5-mile DISTANCES FROM GRIMES

Relatively strong existing land use context/conditions at the north end of the park area (i.e. proximity to downtown Bloomington, the B-Line Trail and established neighborhoods) will likely create a logical trade area to assess. An analysis of the, 1, 3, and 5-mile trade areas (centered on the north end of the Switchyard and Grimes Lane) will assist to project real estate demand with a technique (concentric circles) that will be familiar to potential investors and suitable for this type of area.

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TRADE AREA #2MEASURED AS 5-, 10-, and 15-minute DRIVE TIMESFROM COUNTRY CLUB & SOUTH WALNUT5-MINUTE DRIVE TIME RESULTS BELOW ONLY

The South Walnut Street retail corridor is a secondary impact area that will be analyzed with a different technique that is more suitable for its retail and auto-oriented conditions. Since retail capacity is directly related to consumer spending and automobile access via roadways, this trade area will be analyzed using 5, 10, and 15-minute drive times from the corner of South Walnut Street and Country Club Drive.

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TRADE AREA #3 - RESIDENTIALCITY OF BLOOMINGTON CORPORATE LIMITS

Finally, to a large extent, residential market dynamics are dependent on larger regional trends, therefore net housing demand will be projected for the City of Bloomington using ESRI population and household growth projections. This overall demand can be “allocated” to local residential areas, including the Broadview Neighborhood and other adjacent areas that the planning process might deem suitable for residential land uses.

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The Bloomington Urban Enterprise Association (BUEA) operates the Enterprise Zone to contribute to economic development efforts in Bloomington’s urban core. Indiana offers state tax benefi ts for Zone businesses, investors and residents. Pursuant to Indiana Code, businesses and investors who claim Zone-related tax benefi ts must remit a small portion of their savings to the BUEA, which in turn operates a variety of programs and services to further economic development within the Zone: • Enterprise Zone Investment Deduction (EZID): The EZID is a 79 percent, 10-year deduction on the increased property taxes resulting from the increased property value within the following a qualifi ed investment. • Investment Cost Credit: An individual purchasing an ownership interest in a Zone business may be eligible to receive a tax credit of up to 30 percent of the purchase price. • Loan Interest Credit: A taxpayer may take a credit of 5 percent of the interest income received from a qualifi ed loan made to a Zone business or resident. The loan must apply to purposes directly related to the business or increase the assessed value of real property in the Zone.

Bloomington Urban Enterprise Zone (BUEZ)

Thomson/Walnut/Winslow Tax Increment Financing (TIF) DistrictBloomington currently has six TIF districts, which have all been established, or expanded, within the last ten years. Established in 1992 and amended in 1993, 2001 and 2002, the Thomson/Walnut/Winslow Tax Increment Financing district is the merger of three separate TIF districts within and around the Switchyard. The TIF district designation permits the City of Bloomington to fi nance the redevelopment of blighted areas and support the economic development of rapidly developing areas. Property tax revenues collected on the incremental increased assessed valuation of property in the area to be redeveloped or developed is deployed in the district to further economic development. Funds can be used for the acquisition of property for purposes of redevelopment or to fi nance infrastructure improvements to stimulate private sector investment and job creation.

Enterprise Zones

TIF Districts


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ExpandedAdams CrossingTax Increment Financing (TIF)

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ThomsonTax Increment Financing (TIF)

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Thomson-Walnut Tax Increment Financing

(TIF) District

Downtown Tax Increment Financing (TIF) District

Expanded Downtown Tax Increment Financing (TIF) District


Thomson Community Revitalization Enhancement District (CRED)

Bloomington Arts and Entertainment District (BEAD)

Bloomington Downtown Character Zone

One of two Community Revitalization Enhancement Districts designated in Bloomington, the Thomson CRED allows the City of Bloomington to capture increased sales and income tax dollars generated by new business investment within the area and to use the funds for economic development purposes within the District. By using these incremental revenues, the City undertakes projects such as the creation of new infrastructure, beautifi cation of the area or to reimburse capital investments made by businesses developing within the CRED.

The Bloomington Entertainment and Arts District seeks to bring the business and creative sectors together to advance commerce and culture, build community and spur economic development.

The Downtown Character Zone is intended to guide both new development and redevelopment activities as follows:• Ensure that new development is compatible in mass and scale with historic structures in the Downtown Core Character Area;• Draw upon the design traditions exhibited by historic commercial buildings by providing individual, detailed storefront modules that are visually interesting to pedestrians;• Promote infi ll and redevelopment of sites using residential densities and building heights that are higher in comparison to other Character Areas within the Downtown.

BEAD & CRED Districts


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Downtown Community Revitalization Enhancement District (CRED)


PLANNING DEPARTMENT

• City of Bloomington, 2002 Growth Policies Plan (Bloomington’s Comprehensive Plan)

• http://bloomington.in.gov/media/media/application/pdf/49.pdf

• Switchyard specifi cally referenced on Pages 66 and 67 as a “Critical Sub-area”

• NOTE: The City is currently planning an update to this 2002 Growth Policies Plan. It is anticipated that the Switchyard Park Master Plan will assist in crafting further detailed subarea planning for this update. Anticipated completion of this update is 2013-2014.

• City of Bloomington Unifi ed Development Ordinance (UDO) (Bloomington’s Zoning Code)

• https://bloomington.in.gov/media/media/application/pdf/5795.pdf

• Comprehensive Zoning Code Document that highlights standards for all properties that would surround the Switchyard Park area. Specifi c reference to the City Zoning Map is required to determine UDO applicability to a specifi c parcel of property. Specifi cally, fl oodplain regulations are very relevant to the Switchyard Area. The City Zoning Map can be downloaded at: http://bloomington.in.gov/media/media/application/pdf/1319.pdf

• City of Bloomington McDoel Neighborhood Plan - 2002


• Adopted Neighborhood Plan of the City of Bloomington that offers guidance about issues relevant to land use, circulation, pedestrian accommodations and housing.

• City of Bloomington Broadview Neighborhood Plan - 2003


• Adopted Neighborhood Plan of the City of Bloomington that offers guidance about issues relevant to land use, circulation, pedestrian accommodations and housing.

• City of Bloomington South Rogers Streetscape Identity Study - 2009


• City of Bloomington sponsored study of South Rogers Street streetscape and identity. Highlights potential land use and economic development opportunities in addition to potential infrastructure improvements.

Listing of City of Bloomington Adopted Plans(which mention or would affect development and land use in the Switchyard Park Master Plan Area):

PEAK OIL TASK FORCE and ENVIRONMENTAL COMMISSION

• 2009 Redefi ning Prosperity Report of the Peak Oil Task Force


• Adopted Document of the City of Bloomington as a statement about future priorities regarding environmental and fi nancial use of resources in light of a future with diminished automobile use as energy costs rise and supplies are reduced. Wide ranging implications for land use around the Switchyard from desired types of transportation access to building energy usage to environmental habitat.

• 2003 Towards a Comprehensive Greenspace Plan

• https://bloomington.in.gov/media/media/application/pdf/112.pdf

• Greenspace Plan for the City of Bloomington that highlights opportunities for greenspace development.

• 2009 Greenhouse Gas Inventory


• Report of the City of Bloomington Environmental Commission highlighting areas of potential opportunity to reduce energy and improve overall environmental conditions. Key recommendations in areas of transportation planning, energy effi ciency and building design and legislation.

TRANSPORTATION PLANNING

• City of Bloomington Platinum Bicycle Task Force

• Desire to reach platinum level (national rating by League of American Bicyclists) by 2016.

• Currently developing reports and key strategies

• 2008 Bicycle and Pedestrian Transportation & Greenways System Plan


• Currently under potential modifi cation with consultant team of Burgess and Nipple and Alta Planning in 2012 and 2013.

• MPO Long Range Transportation Plan 2005/06, update coming in 2012


• The feasibility of a proposed Hillside Drive extension through the Switchyard Park site is under review as part of the new plan update.

• Plan includes complete streets policy if a project is using federal funds thru MPO.

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EmploymentCenter

EmploymentCenter

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ResidentialCore

ResidentialCore

Parks &Recreation

Parks &Recreation

Parks &Recreation

UrbanResidential

UrbanResidential

UrbanResidential

UrbanResidential

UrbanResidential

UrbanResidential

UrbanResidential

Parks &Recreation

Parks &Recreation

Parks &Recreation

Parks &Recreation

PublicSemi-Private

PublicSemi-Private

PublicSemi-Private

NeighborhoodActivity Center

NeighborhoodActivity Center

CommunityActivity Center

PublicSemi-Private




Community Activity Center

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Refer to Appendix A for Growth Policy District descriptions.SWITCHYARD PARK MASTER PLAN 1/27/12

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Institutional

Institutional

Institutional

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IndustrialGeneral

Institutional Institutional

Institutional

Commercial Arterial

Commercial Arterial

Commercial General

Commercial ArterialCommercial Downtown

Residential Core

Residential Core

Residential Core

Medical

Medical

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ResidentialSingle Family







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ResidentialHigh-Density

ResidentialHigh-Density


Residential Multi-Family

Commercial GeneralCommercial GeneraPlanned Unit Development

Commercial Limited

Industrial General

Commercial Limited

Commercial General


Residential High-Density

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Refer to Appendix B for Zoning District descriptions.SWITCHYARD PARK MASTER PLAN 1/27/12

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Former switchyard in Berlin, Germany18 Hectares2000Initial Cost - $2.3 million - Annual Operations and Programming - $316,000Oko - Con / Planland Working Group (planner) with ODIOUS (artist / walkway designer)

The Tempelhof switchyard, was a former switchyard and one of Berlin’s busiest railyway sites. It was gradually scaled down after the Second World War and was eventually abandoned. Over thirty years without use, a species-rich natural oasis developed. Recently the site was repurposed as an ecologically and historically protected arts and leisure space, known as Nature-Park. Several buildings from the site’s previous life as a switchyard remain, including the “Brückenmeisterei“ (an administrative building) and a water tower. In the immediate vicinity is the 4,000 m2 former locomotive hall, which has been repurposed into an avant-garde arts venue with links between art, culture, education and sport, and a potential hostel. Visitors can also take part in a wide range of tours to fi nd out about the site’s fl ora and fauna and habitat value.

As a result of their efforts and fi nancing from the Allianz Environmental Foundation and the Berlin Government, Nature-Park was developed into an ecologically and historically protected arts and leisure space and is now maintained by the Grün Berlin Limited under the authority of the Administration of Nature Protection. Nature-Park is also regarded by city offi cials and residents as a project that helps compensate for the environmental damage caused in the city center by the ongoing construction of new transportation facilities and buildings.

Access to untouched nature that has overgrown an urban artifact with educational programming. Preserving switchyard’s historical structures and tracks. Minimal intrusion, an appeal to avant-garde art, cultural, artistic, and theatrical performances.

There are 50,000+ visitors per year with ticket sales contributing to the yearly budget.

www.gruen-berlin.de/parks-gardens/suedgelaende-nature-park/

Downtown Houston (set between the convention center, downtown, and two major sports venues)12 acresApril 2008$125 millionHargreaves Associates with PageSoutherlandPage (architect) and Lauren Griffi th Associates (local landscape architect)

This parks was built to change perception of downtown and seed revitalization of the surrounding urban district. It was a partnership between the City of Houston and private philanthropists. The park is operated by Discovery Green Conservancy. The design had four goals - to create a world-class, urban park, to create an amenity for con-ventions and tourism, to help reshape the east side of downtown Houston; and to involve Houstonians in the park’s planning and design. The park is intended to be an active, urban space for all ages, to be a venue for small and mid-sized arts organizations, and to be an exemplar of sustainable practices.

There is intense programming, with over 800 public and private events a year, including farmers markets, art fairs, parades, free exercise classes, concerts, movies, and festivals, ice skating, and a model boat basin. More than 150 nonprofi t organizations and corporations license space in the park for public and private events. A north/south street was converted to a park promenade and central activity spine. It links major sporting venues to the north and south. There is unique, iconic architecture, including two restaurants, a park administration building, under-ground parking for more than 600 vehicles, a bandstand, a small children’s performance space and shade struc-tures of various sizes and confi gurations. Discovery Green has achieved LEED Gold certifi cation. There are many interactive elements, 11 gardens, 4 water features, 2 hills, 2 restaurants, 2 outdoor catered-event areas, 2 outdoor market areas, a stage, 2 dog runs, 2 dog fountains, bocce ball courts, 2 outdoor library reading rooms with library services and Wi-Fi, a putting green, a playground, a jogging trail, and a shuffl eboard court

The project has resulted in $8 of downtown construction for every $1 invested. There were over 1.7 million visi-tors in fi rst two years. Since its announcement, over $530 million of development has been directly infl uenced by the park, and another $640 million has been indirectly infl uenced. There has been a broader economic impact from “signifi cant media attention... all with the theme that there is a socially sensitive, in-step with the times side of Houston that may not have been well perceived before.” An adjacent residential town has been completed, an offi ce tower is under construction, and two additional hotels will occupy the remaining open blocs next to the park. Annual expenses come to $3.5 million, with an annual operating revenue of $1.5 million from facility rentals and sponsorships. Discovery Green Conservancy is responsible for on-going fundraising , management and attracting fi nancial support.

Project for Public Spaces Economic Impact Case Study, www.worldarchitecturenews.com

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Südgelände Nature-Park | Berlin, Germany Discovery Park | Houston, Texas CA

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Bowling Green, Kentucky3.5 AcresJune 2008$2.2 MillionRundell Ernstberger Associates, LLC

Circus Square Park, located on a 3.5 acre block in downtown Bowling Green, Kentucky, was developed as a key downtown recreational activity hub outlined in the 2002 Bowling Green Revitalization Strategy. Designed as a central gathering space, the park integrates the construction of a multipurpose civic park with the adaptive reuse of historic structures in celebration of the community’s heritage and its future.

The park opened in the summer of 2008 and includes an interactive fountain, and a “Heritage Walk” which transverses the site from north to south. When fully developed, the Park will include a farmer’s market, an authentic “bowling green,” a performance plaza and green, civic gardens, and concessions in a historic Standard Oil service station.

The park serves as an entertainment venue and is home to a series of community events, festivals and summer concerts, as well as private and corporate events. The interactive fountain attracts regular visitors.

While Circus Square was under construction, the Bowling Green Area Chamber of Commerce opened a new $4 million building just one block from the park site. In April, 2009, the $28 million Bowling Green Ballpark, home of the Bowling Green Hot Rods, also opened a short distance from the park. The Southern Kentucky Performing Arts Center (SKyPAC) is the newest edition to downtown Bowling Green. Scheduled to open March 10, 2012, this facility will offer arts and education opportunities for South Central Kentucky. Featuring more than 69,000 square feet and a 1,600-seat theater, the facility’s total construction costs are $28 million. Another planned downtown redevelopment project is a private investment mixed-use building across from Circus Square Park estimated at $25 million and featuring shops, restaurants, offi ce space and condominiums.

www.reasite.com/http://southcentralky.com/

Mishawaka, IN, on the former Ball Band / Uniroyal site7 acresMay, 2005 (Phase One), Fall, 2008 (Phase Two and Three)$3.8 Million (Phase One), $3.2 Million (Phase Two and Three)Rundell Ernstberger Associates, LLC

Beutter Riverfront Park serves as the centerpiece of redevelopment at an abandoned downtown industrial site. The park’s highlight is a decorative race, a water feature which follows the route of a historic canal once used by industries. The race features a series of weirs, custom bridges, sculpture elements, and ornamental walks. Additional amenities include artwork, gardens, an outdoor performance area and event lawn, and a promenade along the river.

The park was the fi rst phase of a multi-phased riverfront improvement project that includes a pedestrian bridge and a North Shore Rivertrail System.

An abandoned industrial site was trnsformed into a park, creating a mixed-use urban development that renews the city’s relationship to the river. The highly programmed space is used for summer concerts and other community events throughout the year, typically attracting 500 to 800 people for each. Local residents view the park as a community landmark, and it is featured in local tourism and business development efforts.

Local businesses support park events and view the park as an important factor in Mishawaka’s economic health. In 2011, four new businesses remodeled existing buildings and relocated downtown. Downtown residential development includes new townhomes along the river (14 townhomes valued at +$300,000 and 11 more starting at $270,000))

www.reasite.com/


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Circus Square Park | Bowling Green, Kentucky Robert C Beutter Park | Mishawaka, Indiana CA

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Express and Include the Region’sNatural Character and Ecological Identity

Use the Site’s History and ContextIn Contemporary Ways and to Inform Contemporary Designs

Provide a World-Class Arts ExperienceConnect to and Redevelop the Park’s Surroundingsto Be Consistent with The Park’s Themes

Design Spaces That Are Inviting toAll User and Age Groups

Incorporate a Variety of Events and Activitiesto Encourage Year-Round Use

Common Elements of Success from Case Study Research CA

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DOWNTOWN DISTRICTIntentFostering a vibrant downtown area is crucial to theprinciple of compact urban form. The Downtown area is a mixed use, high intensity activity center serving regional, community-wide, and neighborhood markets. Bloomington must strive to improve downtown as a compact, walkable, and architecturally distinctive area in the traditional block pattern that serves as the heart of Bloomington while providing land use choices toaccommodate visitors, business, shoppers and residents.

Land UseA mix of offi ce, commercial, civic, high-densityresidential and cultural land uses are recommended for the downtown. New residential, retail, and offi ce growth must be redirected to the downtown if Bloomington is to slow the sprawl at the city’s edge. Several land-use policies are necessary to achieve the active and engaging downtown that is so important tothis community.• The Downtown area should be targeted for increased residential density (100 units per acre) and for intensifi ed usage of vacant and under-utilized buildings.• New surface parking areas and drive-through uses should be limited, if not forbidden, within the Downtown area.• Offi ce space along the Courthouse Square block faces should be limited at the street level and concentrated in upper stories of buildings, with retail activities preferred along the ground level of the Courthouse Square and Kirkwood Avenue between Indiana Avenue and Rogers Street.• The mix of retail goods and services must be expanded and diversifi ed at both the neighborhood and community scales of activity, including such uses as groceries, drug stores, and specialty item stores.• Multi-story parking garages should be constructed as an alternative to surface parking lots, allowing for more land to be developed as mixed-use buildings.

Urban ServicesDowntown Bloomington, as the developed core of the City, has been provided with the full range of typical urban services. It has access to all sewer and water utilities, a developed roadway network, public open spaces, and transit services. However, if downtown is to continue to fl ourish, many of these services must be enhanced or expanded. As downtown develops and redevelops, the City must take advantage of opportunities to improve the entire portfolio of public urban services to meet growing demand. The following

policies should guide such efforts.• Downtown streetscapes should be enhanced by identifying gateway corridors and developing streetscape improvement projects (i.e. the recently completed East Kirkwood Streetscapeproject).• Utilities improvement projects, especially those dealing with stormwater drainage facilities, must be coordinated with streetscape improvement projects to minimize impacts ondowntown businesses and residents.• Transit facilities (i.e. benches, shelters, and pull-offs) must be integrated into the downtown streetscape to facilitate effi cient public transit service.• Appropriate areas must be identifi ed within downtown for the expansion and development of open space, including linear greenways as well as spaces similar to People’s Park.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potential confl icts with trees and other landscaping features.

Site DesignConsistent site planning is crucial to maintaining the urban look and feel of the existing downtown as it is complemented by compatible future development. However, site planning standards must ensure the integration of retail, offi ce, institutional, and residential uses that are compatible in scale and design to existingstructures. Parking must be dealt with in a manner to not discourage or harm the pedestrian nature of the downtown while at the same time providing suffi cient parking to support the diverse land use mix of the downtown.• Downtown must continue to be developed at a human scale, with pedestrian amenities such as street trees, sidewalks, and lighting. Existing amenities should be targeted for improvementwhere necessary.• Design standards must be developed that incorporate a broad spectrum of economic, architectural, engineering, aesthetic, and historic preservation considerations. For example, thesedesign standards would address such elements as building setback, height, roof orientation and blank wall control.• New construction in the downtown should conform to historic patterns of building mass, scale, and placement within a given site.• Buildings must be constructed to match established setbacks from public streets, typically along the edge of the public right-of-way.• In order for higher residential densities to be developed downtown, increased building heights should be encouraged beyond the Courthouse Square.

• Blank wall controls must be enacted to prevent large stretches of walls without architectural features (such as windows, doors, or other elements) along street frontages. • Curb cuts along downtown streets are strongly discouraged. Rather, site access should be primarily from sidewalks for pedestrians or alleys for vehicles.• Downtown greenspace should be improved by encouraging plazas and common streetscape themes, in coordination with new development and redevelopment.• Develop revised parking requirements for the Downtown Commercial zoning district in order to provide appropriate levels of parking for high density residential development projects.

CORE RESIDENTIALIntentThis category encompasses those neighborhoodssurrounding Bloomington’s downtown and IndianaUniversity. These areas are neighborhoods of cottages and bungalows (some architecturally and historically distinctive) built at higher densities than more recent residential development. Core Residential areas are characterized by a grid-like street system, alley access to garages, small street setbacks, and a mixture of owner occupants and rental tenants. The unique character, urban form and land use pattern of the near-downtown residential areas must be protected and enhanced.

Land UseThe predominant land use for this category is single family residential; however, redevelopment has introduced several uncharacteristic uses such as surface automobile parking, apartments, offi ces, retail space and institutional activities. This district is designed primarily for higher density single family residential use. The existing single family housing stock and development pattern should be maintained with an emphasis onlimiting the conversion of dwellings to multi-family or commercial uses, and on encouraging ongoingmaintenance and rehabilitation of single family structures. Multi-family (medium and high-density) residential and neighborhood-serving commercial uses may be appropriate for this district when compatibly designed and properly located to respect and compliment single family dwellings. Neighborhood-serving commercial uses, and possibly even offi ce uses, may be mostappropriate at the edge of Core Residential areas that front arterial street locations. More specifi c land use policies include:• Allow multi-family redevelopment along designated major streets, in transition areas between the downtown and existing single family

residential areas, and when appropriately integrated with adjacent uses per adopted form district requirements.• Explore opportunities to introduce nodes of appropriately designed, neighborhood scaled commercial uses within the core neighborhoods.• Discourage the conversion of single family homes to apartments.• Utilize targeted tax abatements and grant programs in specifi c neighborhoods to provide incentives for increased owner occupancy and affordable housing construction.ading defi cient utilities in core neighborhoods.

Urban ServicesCore Residential Areas have full accessibility tonecessary urban services. Therefore, the main objective for these areas is to maintain adequate levels of urban service and where possible to improve the capacity and aesthetics of all urban services. In some core neighborhood areas, existing utilities infrastructure is outdated and defi cient, and must be upgraded, with assistance from the City, as a component of infi ll development.• Promote neighborhood enhancements of public improvements such as sidewalks, streetlights, street trees and landscaping, and playgrounds and play areas.• Opportunities to repair and upgrade underground utilities must be pursued in order to preserve the capacity of aging utilities in the urban core.• When major utilities projects are required, other urban amenities (sidewalks, landscaping, etc.) should be upgraded simultaneously to reduce the need for multiple construction processes.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potential confl icts with trees and other landscaping features.• The City should reduce cost barriers for affordable housing providers by upgrading defi cient utilities in core neighborhoods.

Site DesignThe majority of core neighborhoods have been built out, so major changes will occur with redevelopment and property turnover. Redevelopment and rehabilitation of existing structures should respect the unique characterand development pattern of the Core Residential areas. Core Residential development should emphasize building and site compatibility with existing densities, intensities, building types, landscaping and other site planningfeatures.• The Zoning Ordinance should include new site planning standards that refl ect existing patterns of development in core neighborhoods (Form Districts).• Residential parking should be encouraged to

utilize garages accessed by alleys to the rear of properties, while front yard parking be prohibited.

URBAN RESIDENTIALIntentUrban Residential areas include those parts of the city developed after the Core Residential areas were built-out. Some minor development is still taking place in these areas. This category identifi es existing residential areas, with densities generally ranging from 2 units per acre to 15 units per acre. Additionally, this category also includes some large underdeveloped parcels, known as new urban growth areas as well as individual vacant lots and smaller acreages, known as neighborhood conservation areas. Urban Residential areas have good access to roads, public water and sewer, and other public services. When development occurs in new urban growth areas, the goal should be to encourage higher densities, ensure street connectivity, and protect existing residentialfabric. For particularly large parcels such as theRamsey Farm (corner of Sare Road and Moores Pike), zoning incentives to allow for a mixed-use development pattern should be established.Neighborhood conservation areas encompassneighborhoods with established and stable residential environments. The vast majority of these areas are fully developed or expected to be developed in a relatively short timeframe. The fundamental goal for these areas is to encourage the maintenance of residential desirability and stability. Where new infi ll development is proposed,it should be consistent and compatible with preexisting developments.

Land UseSingle family residential development is the primary land use activity for this category with some additional uses such as places of religious assembly, schools, home occupations, and multifamily housing. For development in new urban growth areas, the GPP recommends:• Develop sites for predominantly residential uses; however, incorporate mixed residential densities, housing types, and nonresidential services where supported by adjacent land use.

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SWITCHYARD PARK MASTER PLAN A

Urban ServicesUrban Residential Areas have full accessibility to allmodern urban services. Thus, the main objectives for these areas are to maintain adequate levels of service and when possible improve the capacity and aesthetics of all urban services. Examples of new infrastructure projects include the provision of new sidewalk links, the construction of new bike paths, and the replacement of utility infrastructure. In addition, participation in programs such as the City’s Council of Neighborhood Improvements Grant Program can allow neighborhoods to upgrade street lighting, signage, and landscaping.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potential

Site DesignUrban Residential Areas contain a mixture of densities, housing types (single family vs. multifamily), and street networks (grid-based vs. curvilinear). The site design goals for development in urban growth areas and neighborhood conservation areas are different. Site design goals for future development in new urbangrowth areas include:• Optimize street, bicycle, and pedestrian connectivity to adjacent neighborhoods as well as to commercial activity centers.• Ensure that each new neighborhood has a defi ned center or focal point. This center could include such elements as a small pocket park, formal square with landscaping, or a neighborhoodserving land use.• Ensure that new common open space is truly usable and accessible. Provide linkages between such open space and other public spaces.• Provide for marginally higher development densities while ensuring the preservation of sensitive environmental features and taking into consideration infrastructure capacity as well asthe relationship between the new development and adjacent existing neighborhoods. Site design goals for neighborhood conservation areas acknowledge that the majority of these neighborhoods have been built out and that changes will probably occurwith redevelopment or rehabilitation. Redevelopment or rehabilitation of existing structures or development of single lots or small parcels should respect the unique character and development pattern of the neighborhood. The development should emphasize building and sitecompatibility with existing densities, intensities, building types, landscaping and other site planning features.

NEIGHBORHOOD ACTIVITY CENTER (NAC)IntentThe Neighborhood Activity Center (NAC) is a mixedcommercial node that serves as the central focus of each neighborhood. The NAC must be designed so that it serves the neighborhood adequately without attracting an infl ux of usage from surrounding areas. It must also be located so that it is easily accessible by pedestrians, minimizing automotive traffi c throughout the neighborhood. The Neighborhood Activity Center will provide small-scale retail and business services withinthe context of neighborhoods while maintainingcompatibility within the existing fabric of development. It should be noted that while several NACs have been identifi ed on the land use map, more could be designated in the future as further study is done and appropriate locations have been identifi ed.

Land UseA NAC should contain a mix of neighborhood scale retail and offi ce space, as well as services such as day care and higher density housing. Housing elements are ideally integrated with nonresidential elements such that housing units are situated above commercial and offi ce space. In some cases, a NAC can be located within the centerof a Core Residential or Urban Residential area, most probably through the redevelopment of an existing nonresidential use (i.e. the K & S Country Market on East 2nd Street). In other cases, a NAC will need to be located closer to the neighborhood edge in order to ensure greater compatibility and fi nancial viability.• The main focus of the NAC should be commercial uses at a scale that serves the immediate neighborhood, including such services as small food stores, video rental, or small cafes.• Offi ce uses and public/semi-public uses are acceptable when built to generate minimal traffi c attraction to the neighborhood.• Residential uses should be limited to multifamily development, ideally on fl oors above street level commercial uses.• Commercial uses should be restricted to ensure their neighborhood focus.

Urban ServicesA Neighborhood Activity Center will be placed in adeveloped neighborhood, where most urban serviceshave been previously provided. This includes access to sewer, water, electricity, and gas lines that shouldalready be serving the existing neighborhood. This type of development is intended as an alternative to new commercial growth in areas where such

utilities do not already exist.• Public Transit as an urban service must be a key element in the location of the NAC, providing access to people outside the neighborhood without the need for personal vehicles. All newly developed NAC’s must be located within walking distance (5- 10 minutes) of a major public transit stop.• The roadways that a NAC is developed around should be Collectors (Secondary or Primary) as designated on the City’s Master Thoroughfare Plan.• The development of an NAC should include coordination on the completion of an adequate sidewalk network throughout the immediate neighborhood it serves, if no such network exists atthe time of development.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potentia

Site DesignCompatibility with surrounding establishedneighborhoods is one of the most important factors in the development of a Neighborhood Activity Center. Although it represents the smallest scale of commercial land use, the NAC is a high-density node of activity that will affect a neighborhood. The introduction of a commercial node into a primarily residential area requires great sensitivity to the design and scale of the existing structures, as well as responsiveness to the needs of the surrounding residents. NAC’s must relate to surrounding residential neighborhoods and not adverselyaffect the livability of these neighborhoods throughtraffi c, lighting, noise, litter or other impacts. Thecareful combination of pedestrian facilities and structural features will help to defi ne the streetscape of the NAC.• The height of new commercial structures in a NAC shall be limited to three stories in order to minimize the impact of such uses on surrounding residents.• Sidewalks, street trees, pedestrian-scale lighting and other decorative features must be standard elements of the NAC streetscape.• Bus stops, bus pull-offs, or shelters shall be incorporated to maximize transit trips to the NAC.• In order to defi ne the center, buildings should be pushed to the front edge of the site, framing the four corners of the commercial node at the street intersection.• Any parking that is provided for a NAC should be primarily serving any residential units that are a part of the development rather than used as an attractor for commercial users.• Parking should be located in the side or rear of buildings, and can be made accessible from an improved alley system in order to minimize street cuts in front of buildings.

• All parking areas should also be heavily landscaped in order to soften their impact on the neighborhood.

COMMUNITY ACTIVITY CENTER (CAC)IntentThe Community Activity Center is designed to providecommunity-serving commercial opportunities in thecontext of a high density, mixed use development. The CAC must be designed to serve not only the pedestrian traffi c from nearby neighborhoods, but also a community-wide group of users that may drive a personal vehicle to the CAC. Parking will become more important in this area than the NAC, but should still be kept to reasonable levels and skillfully designed to avoid large open areas of asphalt.

Land UseThe Community Activity Center is a mixed commercialnode, larger in scale and higher in intensity than theNeighborhood Activity Center. The CAC will incorporate a balance of land uses to take advantage of the proximity to goods and services. Rather thanserving a single neighborhood, commercial uses in and surrounding the CAC will be developed so as to be accessible to multiple neighborhoods by non-motorized means, without becoming a major destination for the entire City and/or region. As the central commercial node of the surrounding area, public gathering space is an ideal addition to the mix of uses. Residents will need outdoor space to access, and public open space can provide a valuable amenity to customers of the commercial units. In accordance with their greater scale, commercial uses in a Community Activity Centerwill have more intense site development. Average square footages of commercial spaces should be greater than those of the Neighborhood Activity Center.• The primary land use in the CAC should be medium scaled commercial retail and service uses• Residential units may also be developed as a component of the CAC, and would be most appropriate when uses are arrangedas a central node rather than along a corridor.• Provision of public spaces should be used as an incentive to allow additional residential units or commercial space to be developed as part of the planning approval process.

Urban ServicesLike Neighborhood Activity Centers, CommunityActivity Centers should be located within or very near to existing developed neighborhoods. This is essential in reducing the need for extensions of sewer, water, and road facilities. The City may consider upgrading utilities in areas designated for

Community Activity Centers in order to provide an incentive to develop or redevelop these locations.• Public Transit access should be a major component of the urban services provided for any Community Activity Center.• Community Activity Centers should be connected to a future city-wide greenway system in order to create adequate public recreation space as well as an alternative means to access the development.• A Community Activity Center should be located at an intersection which is made up of designated Collector or Arterial streets, in order to provide automobile access without overwhelming thepedestrian aspects of the development.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potential confl icts with trees and other landscaping features.

Site DesignCommunity Activity Centers will be integrated intoexisting development, and CAC design should besensitive to the surrounding context. As with similarland use districts defi ned in this plan, an increasedemphasis must be placed on urban design and thecreation of a distinctive design style in each area. Aformal streetscape will help to defi ne a CommunityActivity Center as a distinct node of activity serving a group of neighborhoods. The CAC should take on the form of an urban center, with a pedestrian focus and several fl oors of usable space, both commercial and residential.• Buildings should be developed with minimal street setbacks to increase pedestrian and transit accessibility. • Parking should be located and designed with an emphasis on minimizing pedestrian obstacles to accessing businesses.• Street cuts should be limited as much as possible to reduce interruptions of the streetscape.• Incentives should be created to encourage the inclusion of second-story residential units in the development of Community Activity Centers.

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• In order to buffer pedestrians on busy corridors as well as reduce off-street parking needs, on-street parking and tree plots should be encouraged in new developments and maintained on built roadways.

EMPLOYMENT CENTERIntentThe Employment Center district should contain a mix of offi ce and industrial uses providing large-scale employment opportunities for the Bloomington community and the surrounding region. Bloomington must continue to stress job creation as the community grows, and the provision of well-planned employment centers will allow Bloomington to keep pace with the new economy. These centers must be carefully designed to provide essential services such as sewer, water, and fi ber optic connections to the internet, as wellas aesthetic amenities like landscaping and bicycle/walking paths. These elements will work together to create high quality development sites where large-scale employers may locate their facilities and offi ces.

Land UseEmployment Center land uses should focus on corporate headquarters and industrial uses, which will provide a stable employment base for the greater Bloomington community. The concept is similar to the traditional business or industrial park, but with the inclusion of supporting commercial uses and a higher degree of planning for the entire development. The commercial uses integrated within an employment center must be ata scale that serves the employment center but does not generate signifi cant additional business from the community at large. Land use goals for Employment Centers include:• Development phasing must emphasize the creation of the offi ce and industrial base before the commercial areas are developed to serve them.• Employment Centers should be located in close proximity or contain commercial and housing opportunities to minimize the traffi c generated by their employee base.• Locations with easy access to State Road 37 should be emphasized in efforts to recruit Employment Center site users. Development of employment center sites shall be consistentwith the policies outlined in the State Road 37 Corridor Plan, which is referenced in this document.

Urban ServicesThe provision of urban services is essential to thedevelopment of Employment Center sites. Large

conglomerations of corporate headquarters and industrial buildings will need a high level of service from utilities and roadways. Likewise, businesses must have access to new technologies such as fi ber optic connections in order to be successful in developing markets. The City must take a proactive role in extending such services to high profi le, high priority Employment Center sites as an incentive for recruitment.• The City must continue its policy of including fi ber optic conduit with roadway projects, as well as build upon the initial fi ber optic ring that has been installed in the community.• Utilities must be judiciously extended to important employment sites to remove a portion of the cost barrier to the development of new Employment Centers.• Employment Center developments must not have an undue impact on existing local roadway networks, and should also have carefully planned internal roadway systems to create effi cient fl ows of traffi c.• Coordination with Public Transit as well as providing support for bicyclists and pedestrians will create a wider employee base as well as reduce the traffi c impacts of an EmploymentCenter.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potential

Site DesignCompatibility for employment centers refers as much to a consistent design theme throughout the center as to its compatibility with surrounding land uses. With the exception of high-intensity, mixed-use sites in and around the downtown area, employment centers will require large tracts of land in order to be usefully developed. Many of the areas designated have not had signifi cant development in their vicinity at this time, sooff-site impacts on surrounding uses will be measured over time. A signifi cant focus of these developments must then be internal planning and design.• Recreational trails should be incorporated in order to provide open space as well as an alternative means of travel to work ifconnected to a city-wide system of trails.• Common space serving the various areas of the development should also be provided to allow employees to eat meals or take a brief break.• Landscaped, boulevard style entrances should be incorporated to provide distinctive entry features and provide site users with a means to identify the development.• Where Employment Center sites have exposure to multiple street frontages, a 360 degree building

profi le should be utilized. Building architectural themes should be replicated throughout the Employment Center site.

PUBLIC/SEMI PRIVATE/INSTITUTIONALIntentThe intent of the Public/Semi-Public/Institutional area is to provide adequate land to support compatible government, non-profi t and social service land use activities. These uses are distributed community-wide, and special attention should be paid to how these uses interact with adjacent properties, especially residential uses.

Land UseThe Public/Semi-Public/Institutional designationencompasses properties controlled by public and private institutions and developed for: 1) schools (including Indiana University), 2) non-profi t facilities, 3) government facilities, and 4) hospitals, medical parks, and assisted care facilities. In order to better address land use impacts that result from institutional uses, the following strategies should be utilized:• City Planning Department staff should meet regularly with institutional organizations such as Indiana University, Monroe County Community School Corporation (MCCSC), Monroe County government, and Bloomington Hospital to coordinate future facilities needs in advance of land acquisition/construction.• Non-profi t land uses should be located in every sector of the community to provide a balanced distribution of services.• Bloomington Hospital and its ancillary medical district are encouraged to expand without ncroachment into established residential neighborhoods such as McDoel Gardens andProspect Hill.

Urban ServicesNo Public, Semi-Public, or Institutional use should be allowed to locate at a site which does not already have adequate public services to support the use. In particular, it is critical that new schools developed by MCCSC as well as new medical and assisted care facilities be easily accessible via all modes of transportation. Additionally, the City should emphasize the construction of greenways and sidewalks to ensure that existing and proposed MCCSC facilities are easily accessed by bicyclists and pedestrians.• In new development or redevelopment projects, utilities should be placed underground and located so as to minimize potential

Site DesignAll uses in this category should respect and

compliment the existing character of their surrounding land uses. Inparticular, the following site design guidelines should be incorporated into facility development.• Uses in this category should provide measures to mitigate undesirable operational impacts such as light and noise pollution, traffi c congestion, and spillover parking.• Assisted care facilities should contain suffi cient room for parking expansion and recreational space to ensure the possibility of future conversions to multi-family use.

PARKS, RECREATIONAL OPEN SPACEIntentParks/Open Space areas should provide opportunities for both active and passive recreation activities, as well as be accessible to people throughout the community. This requires a system of parks of various sizes at convenientlocations. There should be large community parksaccessible on a community scale, as well as smaller neighborhood sized parks that are focused more on serving their immediate surroundings. The intent of this land use category is to maintain and expand the inventory of public/private open spaces and recreational opportunities for the citizens of Bloomington.

Land UseThe Parks/Open Space land use category encompasses both public and private open spaces and recreational areas. On the public side, it includes all parks and recreational facilities owned and operated by the City of Bloomington. In the private realm, it includes fl oodways, areas designated in developments as large conservancy easements, and private golf courses. The City of Bloomington Parks Department has a masterdevelopment plan for its facilities which should berecognized as a guiding force for future Parks/Open Space development. Land use goals for future Parks/ Open Space development include:• Create a large neighborhood or even community-scale park facility in the eastern portion of the Planning jurisdiction. A potential location for such a facility is the northeast corner of Smith Road and Moores Pike.• Increase the size of the existing Southeast Park by requiring land dedication at the northwest corner of the Ramsey Farm (Property located at the southwest corner of Moores Pike and Sare Road).• Link existing and future City Parks with greenway trail facilities through the implementation of the Alternative Transportation & Greenways System Plan.• Expand the acreage of the Twin Lakes Park facility through additional land dedication or conservation easements on the Brown and Ooley properties (north

and west of the Park).• In coordination with the City Parks Department, analyze the proximity of park facilities to existing and future residential development. Use this analysis to establish possible ParksDepartment priorities for future facility revelopment.• Require new subdivisions and land developments to set aside easily accessible and usable common open space.• Increase the amount of preserved land for parks and open space in the southwest portion of the City where there are large portions of greenspace. This may be done by requiring developments todedicate land or use conservation easements for preservation.

Urban ServicesWhile most urban services are not necessary for the use of land as parks or open space, there are several issues that must still be considered. Urban services relating to accessibility of park spaces as well as on-site convenience facilities are important to the development of successful parks.• All Parks/Open Space areas should be made accessible for public use through the provision of sidewalk or greenway facilities.• Parks planning should coordinate closely with existing and future transit routes so that people without access to cars can reach community-scale parks.• Because restroom facilities are typically provided in larger parks, availability of City sewer and water services is important.

Site DesignTraditionally, parks and open spaces have not had to struggle with issues of compatibility with surrounding uses. The vast majority of community residents are very accepting of such facilities, and would gladly live in close proximity to a park or other open space. The key in developing such sites is to maximize accessibility by creating them at the proper scale in convenient locations relative to neighborhoods.• Park facilities should be designed to provide a mixture of both passive and active recreation experiences.• Common open space which is set aside as part of new development should be easily accessible to pedestrians and bicyclists, should feature both passive and active amenities, and should be centrally located within development areas.• During the development review process, fl oodways and other environmentally constrained areas should be placed in conservancy easements in order to protect these environmentallysensitive features.

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Commercial downtown (CD)—District intent.The CD (commercial downtown) district is intended to be used as follows: Protect and enhance the central business district, which contains many unique and historic structures. Promote high density development of mixed uses with storefront retail, professional offi ce, and residential dwelling uses. Promote a diversity of residential housing for all income groups and ages. Development should incorporate pedestrian-oriented design (scale and massing) and accommodate alternative means of transportation.

Plan commission/board of zoning appeals guidance: The downtown is targeted for intensifi ed usage of vacant and under utilized buildings and sites. Space on the fi rst fl oor of downtown buildings should be commercial with residential uses on the second fl oor and above. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.380 - Commercial downtown (CD)—Permitted uses: Amusements, indoor, Antique sales, Apparel and shoe sales, Art gallery, Artist studio, Arts/crafts/hobby store, Assisted living facility, Bank/credit union, Bar/dance club, Barber/beauty shop, Bed and breakfast, Bicycle sales/repair, Billiard/arcade room, Bookstore, Brewpub, Business/professional offi ce, Cellular phone/pager services, Coin laundry, Community center, Computer sales, Convenience store (with gas or alternative fuels)*, Convenience store (without gas), Copy center, Day-care center, adult, Day-care center, child, Department store Drugstore, Dry-cleaning service, Dwelling, multifamily*, Dwelling, single-family (detached)*,Equipment/party/event rental (indoor), Fitness center/gym, Fitness/training studio, Florist, Furniture store, Garden shop, Gift shop/boutique, Government offi ce, Government operations (non-offi ce), Grocery/supermarket, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Hardware store, Health spa, Home electronics/appliance sales, Hotel/motel, Jewelry shop, Library, License branch, Liquor/tobacco sales, Lodge, Medical care clinic, immediate, Medical clinic, Museum, Music/media sales, Musical instrument sales, Offi ce supply sales, Park, Parking garage/structure, Pawn shop, Pet grooming, Pet store, Photographic studio, Place of worship, Police, fi re or rescue station, Post offi ce, Radio/TV station, Recreation center, Research center*, Restaurant, Restaurant, limited service, Retail, low intensity, School, preschool, School,

primary/secondary, School, trade or business, Shoe repair, Social service, Sporting goods sales, Tailor/seamstress shop, Tanning salon, Tattoo/piercing parlor, Theater, indoor, Transportation terminal, Utility substation and transmission facility*, Veterinarian clinic, Video rental

Editor’s note— * Additional requirements refer to Chapter 20.05, SC: Special Conditions Standards.

20.02.390 - Commercial downtown (CD)—Conditional uses.Communication facility*, Historic adaptive reuse*Homeless shelter, Jail*, Juvenile detention facility*, Light manufacturing, Rehabilitation clinic

Editor’s note— * Additional requirements refer to Chapter 20.05, CU: Conditional Use Standards.

20.02.400 - Commercial downtown (CD)—Development standards.Cross reference: See Chapter 20.03, Overlay Districts for development standards applicable to the site’s specifi c downtown design overlay.

Maximum structure height: Primary structure: See Chapter 20.03, Downtown Design Overlays. Accessory structure: 25 feet.

Commercial arterial (CA)—District intent.The CA (commercial arterial) district is intended to be used as follows: Identify locations for higher intensity commercial developments along major thoroughfares. Ensure that new developments and redevelopment opportunities incorporate a balanced mix of retail, offi ce and multifamily residential uses.

Plan commission/board of zoning appeals guidance: Site plan design of retail centers should ensure access to all modes of transportation. Redevelopment and expansion of commercial uses should incorporate improvements to access management, signage, and landscaping. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.340 - Commercial arterial (CA)—Permitted uses: Amusements, indoor, Antique sales, Apparel and shoe sales, Art gallery, Atist studio, Arts/crafts/hobby store, Assisted living facility, Auto body shop*, Auto parts sales, Bank/credit union, Banquet hall, Bar/dance club, Barber/beauty shop, Bed and breakfast, Bicycle sales/repair, Billiard/arcade room, Boat sales, Bookstore, Bowling alley, Brewpub, Building supply store, Building trade

shop, Business/professional offi ce, Car wash*, Cellular phone/pager services, Check cashing, Coin laundry, Community center, Computer sales, Convenience store (with gas or alternative fuels), Convenience store (without gas), Copy center, Country club, Day-care center, adult, Day-care center, child, Department store, Drive-through, Drugstore, Dry-cleaning service, Dwelling, single-family (detached)*, Dwelling, upper fl oor units, Equipment/party/event rental, indoor, Equipment rental, outdoor, Fitness center/gym, Fitness/training studio, Florist, Furniture store, Garden shop, Gas station, Gift shop/boutique, Golf driving range, outdoor, Government offi ce, Government operations (non-offi ce), Grocery/supermarket, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Hardware store, Health spa, Home electronics/appliance sales, Hotel/motel, Jewelry shop, Library, License branch, Liquor/tobacco sales, Lodge, Medical care clinic, immediate, Medical clinic, Miniature golf, Mini-warehouse facility, Mortuary, Museum, Music/media sales, Musical instrument sales, Nursing/convalescent home, Offi ce supply sales, Oil change facility, Park, Parking garage/structure, Pawn shop, Pet grooming, Pet store, Photographic studio, Place of worship, Plant nursery/greenhouse, Police, fi re or rescue station, Radio/TV station, Recreation center, Research center, Restaurant, Restaurant, limited service, Retail, low-intensity, Retail, outdoor, Rooming house, School, preschool, School, primary/secondary, School, trade or business, Sexually oriented business, Shoe repair, Skating rink, Social service, Sporting goods sales, Tailor/seamstress shop, Tanning salon, Tattoo/piercing parlor, Theater, indoor, Transportation terminal, Utility substation and transmission facility*, Vehicle accessory installation, Vehicle repair*, Vehicle sales/rental, Veterinarian clinic, Video rental


20.02.350 - Commercial arterial (CA)—Conditional uses.Amusements, outdoor, Communication facility*, Crematory, Historic adaptive reuse*, Homeless shelter, Impound vehicle storage, Kennel*, Manufactured home sales, Rehabilitation clinic, Theater, drive-in

Editor’s note— * Additional requirements refer to Chapter 20.05, CU: Conditional Use Standards. 20.02.360 - Commercial arterial (CA)—Development standards.Minimum lot area for subdivision: 32,670 square feet. Minimum lot width: 130 feet. Minimum front

building setback: 15 feet from the proposed right-of-way indicated on the thoroughfare plan; or the average of the front setbacks of the existing primary structures on the same block face, whichever is less. Minimum side building setback: 7 feet. Minimum rear building setback: 7 feet. Maximum impervious surface coverage: 60% of the lot area.

Maximum density: 15 units/acre (2,904 square feet per dwelling unit). Dwelling unit equivalents:Five-bedroom unit = 2 units; Four-bedroom unit = 1.5 units; Three-bedroom unit = 1.0 unit; Two-bedroom unit with less than 950 square feet = 0.66 of a unit; One-bedroom unit with less than 700 square feet = 0.25 of a unit; Effi ciency or studio unit with less than 550 square feet = 0.20 of a unit.

Minimum parking setback:Front: 20 feet behind primary structure’s front building wall. For through lots, this required setback shall only be located on the street with the highest thoroughfare plan classifi cation.Side: 7 feet adjacent to nonresidential zoning districts; 15 feet adjacent to residential zoning districts.Rear: 7 feet adjacent to nonresidential zoning districts; 15 feet adjacent to residential zoning districts.

Maximum structure height: Primary structure: 50 feet. Accessory structure: 30 feet

Commercial general (CG)—District intent. The CG (commercial general) district is intended to be used as follows: Provide areas within the city where medium scale commercial services can be located without creating detrimental impacts to surrounding uses. Promote the development of medium-scaled urban projects with a mix of storefront retail, professional offi ce, and/or residential dwelling units creating a synergy between uses where stand-alone uses have traditionally dominated.

Plan commission/board of zoning appeals guidance: Site plan design should incorporate residential and commercial uses utilizing shared parking in order to ease the transition to residential districts. Street cuts should be minimized in order to enhance streetscape and improve access management. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.300 - Commercial general (CG)—Permitted uses: Amusements, indoor, Antique sales, Apparel and shoe sales, Art gallery, Artist studio, Arts/

crafts/hobby store, Assisted living facility, Auto parts sales, Bank/credit union, Banquet hall, Bar/dance club, Barber/beauty shop, Bed and breakfast, Bicycle sales/repair, Billiard/arcade room, Bookstore, Bowling alley, Brewpub*, Business/professional offi ce, Car wash*, Cellular phone/pager services, Coin laundry, Community center, Computer sales, Convenience store (with gas or alternative fuels)*, Convenience store (without gas), Copy center, Day-care center, adult, Day-care center, child, Drive-through*, Drugstore, Dry-cleaning service, Dwelling, single-family (detached)*, Dwelling, upper fl oor units, Equipment/party/event rental (indoor), Fitness center/gym, Fitness/training studio, Florist, Furniture store, Garden shop, Gas station*, Gift shop/boutique, Government offi ce, Government operations (non-offi ce), Grocery/supermarket, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Hardware store, Health spa, Home electronics/appliance sales, Jewelry shop, Library, License branch, Liquor/tobacco sales, Lodge, Medical care clinic, immediate, Medical clinic, Mortuary, Museum, Music/media sales, Musical instrument sales, Nursing/convalescent home, Offi ce supply sales, Oil change facility, Park, Parking garage/structure, Pawn shop, Pet grooming, Pet store, Photographic studio, Place of worship, Plant nursery/greenhouse, Police, fi re or rescue station, Recreation center, Restaurant, Restaurant, limited service, Retail, low intensity, Rooming house, School, preschool, School, primary/secondary, School, trade or business, Shoe repair, Skating rink, Social service, Sporting goods sales, Tailor/seamstress shop, Tanning salon, Tattoo/piercing parlor, Transportation terminal, Utility substation and transmission facility*, Vehicle accessory installation, Veterinarian clinic, Video rental


20.02.310 - Commercial general (CG)—Conditional uses.Historic adaptive reuse*, Homeless shelter, Rehabilitation clinic


20.02.320 - Commercial general (CG)—Development standards. Minimum lot area for subdivision: 21,780 square feet.

Maximum density: 15 units/acre (2,904 square feet per dwelling unit). Dwelling unit equivalents:

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SWITCHYARD PARK MASTER PLAN B

Five-bedroom unit = 2 units; Four-bedroom unit = 1.5 units; Three-bedroom unit = 1.0 unit; Two-bedroom unit with less than 950 square feet = 0.66 of a unit; One-bedroom unit with less than 700 square feet = 0.25 of a unit; Effi ciency or studio unit with less than 550 square feet = 0.20 of a unit. Minimum lot width: 85 feet. Maximum impervious surface coverage: 60% of the lot area.

Minimum parking setback:Front: 20 feet behind primary structure’s front building wall. For through lots, this required setback shall only be located on the street with the highest thoroughfare plan classifi cation. Side: 7 feet adjacent to nonresidential zoning districts; 15 feet adjacent to residential zoning districts. Rear: 7 feet adjacent to nonresidential zoning districts; 15 feet adjacent to residential zoning districts.

Maximum structure height: Primary structure: 50 feet. Accessory structure: 30 feet.

Commercial limited (CL)—District intent. The CL (commercial limited) district is intended to be used as follows: Provide small scale retail goods and services required for regular or daily convenience of adjacent residential neighborhoods. Create an environment of well-planned, visually appealing commercial developments that are quiet and well buffered from adjacent residential areas. Preserve existing neighborhood serving commercial uses with context sensitive regulations where other more intensive or permissive commercial zoning districts (e.g., CG, CA, CD) are not appropriate or desired. Promote the development of small scale, mixed use urban villages with storefront retail, professional offi ce, and residential dwelling uses. Development should incorporate pedestrian oriented design (scale and massing) and accommodate alternative means of transportation.

Plan commission/board of zoning appeals guidance: Commercial and offi ce uses should be at a scale that serves the immediate neighborhood. Residential uses should be limited to multifamily development on fl oors above the street level commercial uses. Pedestrian scale lighting, building forward design, transit accessibility, and reduced parking should be incorporated into the site plan design. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.260 - Commercial limited (CL)—Permitted uses: Antique sales, Apparel and shoe sales, Art gallery, Artist studio, Arts/crafts/hobby store, Barber/beauty shop, Bed and breakfast, Bicycle sales/repair, Bookstore, Brewpub*, Business/professional offi ce, Coin laundry, Community center, Computer sales, Convenience store (without gas), Copy center, Day care center, adult, Day care center, child, Drugstore, Dry-cleaning service, Dwelling, single-family (detached)*, Dwelling, upper fl oor units, Fitness/training studio, Florist, Garden shop, Gift shop/boutique, Government offi ce, Grocery/supermarket, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Hardware store, Health spa, Jewelry shop, Medical clinic, Music/media sales, Musical instrument sales, Park, Pet grooming, Pet store, Photographic studio, Restaurant, Restaurant, limited service, Retail, low-intensity, Shoe repair, Social service, Sporting goods sales, Tailor/seamstress shop, Tanning salon, Utility substation and transmission facility*, Video rental


20.02.270 - Commercial limited (CL)—Conditional uses.Billiard/arcade room, Historic adaptive reuse*, Library, Museum. Place of worship, Police, fi re or rescue station, Recreation center, School, preschool, School, primary/secondary, Veterinarian clinic


20.02.280 - Commercial limited (CL)—Development standards.Minimum lot area for subdivision: 5,000 square feet.

Maximum density: 15 units/acre (2,904 square feet per dwelling unit). Dwelling unit equivalents: Five-bedroom unit = 2 units; Four-bedroom unit = 1.5 units; Three-bedroom unit = 1.0 unit; Two-bedroom unit with less than 950 square feet = 0.66 of a unit; One-bedroom unit with less than 700 square feet = 0.25 of a unit; Effi ciency or studio unit with less than 550 square feet = 0.20 of a unit. Minimum lot width: 50 feet. Minimum front building setback: 15 feet from the proposed right-of-way indicated on the thoroughfare plan; or the average of the front setbacks of the existing primary structures on the same block face, whichever is less. Minimum side building setback: 7 feet. Minimum rear building setback: 10 feet. Maximum impervious surface coverage: 50% of the

lot area.

Minimum parking setback:Front: 20 feet behind primary structure’s front building wall.Side: 7 feet.Rear: 7 feet.Maximum area of any individual commercial tenant: 5,000 square feet gross fl oor area.


Industrial general (IG)—District intent.The IG (industrial general) district is intended to be used as follows: Accommodate existing and future industrial uses that provide basic employment needs for Bloomington and the surrounding region. Ensure that industrial uses mitigate the potential negative impacts to surrounding properties in terms of noise, vibration, outdoor storage, and harmful air or water quality.

Plan commission/board of zoning appeals guidance: Provide for appropriate lot sizes, setbacks, buffering, and loading/storage area designs to ensure compatibility between industrial uses and surrounding properties. New industrial land uses should have adequate access to arterial level streets and should avoid locations adjoining residentially zoned properties. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.420 - Industrial general (IG)—Permitted uses: Auto body shop, Beverage bottling, Bottled gas storage/distribution, Building trade shop, Business/professional offi ce, Communication facility, Convenience store (with gas or alternative fuels)*, Distribution facility, Equipment rental, outdoor, Gas station*, Government operations (non-offi ce), Heavy equipment sales/rental, Impound vehicle storage*, Light manufacturing, Manufactured home sales, Outdoor storage*, Police, fi re or rescue station. Print shop, Radio/TV station, Research center, School, trade or business, Sexually oriented business, Testing lab, Tool and die shop, Utility substation and transmission facility*, Warehouse, Welding


20.02.430 - Industrial general (IG)—Conditional uses.Amusements, outdoor, Crematory, Food

production/processing, Gravel/sand/cement production, Heavy manufacturing, Historic adaptive reuse*, Juvenile detention facility*, Kennel*, Salvage/scrap yard


20.02.440 - Industrial general (IG)—Development standards.Minimum lot area: 21,780 square feet. Minimum lot width: 100 feet. Minimum front building setback: 25 feet from the proposed right-of-way indicated on the thoroughfare plan. Minimum side building setback: 20 feet. Minimum rear building setback: 20 feet. Maximum impervious surface coverage: 70% of the lot area.

Minimum parking setback:Front: 25 feet from the proposed right-of-way or ingress/egress easement. Side: 10 feet.Rear: 10 feet.


Institutional (IN)—District intent.The IN (institutional) district is intended to be used as follows: Provide regulations for properties owned by state, county, city, and quasi-public institutions; including but not limited to parks, schools, cemeteries, golf courses, and other facilities.

Plan commission/board of zoning appeals guidance: Ensure that institutional uses are adequately distributed throughout the community to prevent segments from being under served. Institutional uses should be located in areas that contain adequate public services. In particular, educational uses must be accessible via all modes of transportation. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.500 - Institutional (IN)—Permitted uses: Cemetery/mausoleum, Communication facility, Community center, Fraternity house/sorority house, Golf course, Government offi ce, Government operations (non-offi ce), Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Library, License branch, Museum, Outdoor Storage*, Park, Parking structure, Place of worship, Police, fi re or rescue station, Post offi ce, Recreation center, School, preschool, School, primary/secondary, School, trade or business, Transportation terminal, University or

college, Utility substation and transmission facility*


20.02.510 - Institutional (IN)—Conditional uses.Crematory, Day-care center, adult*, Day-care center, child*, Historic adaptive reuse*, Homeless shelter jail*, Jail*, Juvenile detention facility*, Prison*, Rehabilitation clinic


20.02.520 - Institutional (IN)—Development standards.Minimum lot area: 21,780 square feet. Minimum lot width: 50 feet. Minimum front building setback: 15 feet from the proposed right-of-way indicated on the thoroughfare plan. Minimum side building setback: 10 feet. Minimum rear building setback: 10 feet. Maximum impervious surface coverage: 60% of the lot area.

Minimum parking setback:Front: 20 feet behind primary structure’s front building wall.Side: 10 feet.Rear: 10 feet.


Planned Unit Development (PUD)—District intent.The purpose of the planned unit development (PUD) is to encourage fl exibility in the development of land in order to promote its most appropriate use; to improve the design, character and quality of new developments; to encourage a harmonious and appropriate mixture of uses; to facilitate the adequate and economic provision of streets, utilities, and city services; to preserve the natural, environmental and scenic features of the site; to encourage and provide a mechanism for arranging improvements on sites so as to preserve desirable features; and to mitigate the problems which may be presented by specifi c site conditions. It is anticipated that planned unit developments will offer one or more of the following advantages:

(a) Implement the guiding principles and land use policies of the growth policies plan; specifi cally refl ect the policies of the growth policies plan specifi c to the neighborhood in which the planned unit development is to be located;(b) Buffer land uses proposed for the PUD so as to minimize any adverse impact which new development may have on surrounding properties;

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additionally proved buffers and transitions of density within the PUD itself to distinguish between different land use areas;(c) Enhance the appearance of neighborhoods by conserving areas of natural beauty, and natural green spaces;(d) Counteract urban monotony and congestion on streets;(e) Promote architecture that is compatible with the surroundings;(f) Promote and protect the environmental integrity of the site and its surroundings and provide suitable design responses to the specifi c environmental constraints of the site and surrounding area; and(g) Provide a public benefi t that would not occur without deviation from the standards of the Unifi ed Development Ordinance.

20.04.020 - Planned Unit Development (PUD)—Permitted Uses: The permitted uses in a PUD district ordinance are subject to the discretion and approval of the plan commission and common council. The permitted uses shall be determined in consideration of the growth policies plan, the existing zoning district designation of the area being rezoned to a planned unit development, the land uses contiguous to the area being rezoned to a planned unit development, and the development standards and design standards of the Unifi ed Development Ordinance.

20.04.020 - Planned Unit Development (PUD)—Development Standards:The development standards in a PUD district ordinance are subject to the discretion and approval of the plan commission and common council. The development standards shall be determined in consideration of the growth policies plan, the existing zoning district designation of the area being rezoned to a planned unit development, and the development and design standards of the Unifi ed Development Ordinance.

20.04.030 - Planned Unit Development (PUD)—Qualifying Standards:The area designated in the PUD map must be a tract of land under single ownership or control. Single control of property under multiple ownership may be accomplished through the use of enforceable covenants or commitments that run to the benefi t of the zoning jurisdiction. The minimum gross area required for a planned unit development is fi ve acres. The minimum gross area may be waived by the plan commission if it is demonstrated that granting such waiver is consistent with the district intent as specifi ed in Section 20.04.010, District intent. A planned unit

development may be established in any district except for the commercial downtown (CD) zoning district.

20.04.040 - Planned Unit Development (PUD)—General Standards:Any qualifying parcel may be rezoned to a planned unit development zoning district after compliance with this chapter, plan commission review, and common council approval. The requirements of Chapters 20.05, Development Standards and 20.07, Design Standards of the Unifi ed Development Ordinance shall apply to planned unit developments unless alternate standards are deemed appropriate by the plan commission and common council. Any lessening of the required standards of the Unifi ed Development Ordinance shall be directly linked to the intent of planned unit developments, specifi ed in Section 20.04.010, District intent, as determined by the plan commission and common council. The PUD district ordinance shall indicate the land uses, development requirements, and other applicable specifi cations that shall govern the planned unit development. If the PUD district ordinance is silent on a particular land use, development requirement, or other specifi cation, the standard of the zoning district specifi ed in the PUD district ordinance or the applicable regulations shall apply. The development requirements that apply to the specifi ed zoning district shall apply to the planned unit development zoning district unless the PUD district ordinance specifi es an alternate standard. The PUD district ordinance may set land use, development requirement, or other specifi cations for aspects of the development on which the Unifi ed Development Ordinance is otherwise silent, but may specify alternatives only to the standards of the provisions listed below, and may not specify alternatives to any requirement of this UDO that is not listed below:(1) Chapter 20.02, Zoning Districts; and(2) Chapter 20.05, Development Standards.The preliminary plan shall show the conceptual location of all proposed improvements.

Medical (MD)—District intent.The MD (medical) district is intended to be used as follows: Provide for the location and regulation of hospital uses and associated medical facilities. Ensure that medical land uses do not negatively impact adjoining residential land uses through control of lighting, noise, traffi c congestion, and spill-over parking. Encourage the continuation of Bloomington Hospital’s medical care and related services to the entire community, regardless of ability to pay, by ensuring that Bloomington Hospital meets its long-term space utilization needs.

Plan commission/board of zoning appeals guidance: Bloomington Hospital is encouraged to expand without encroachment into established neighborhoods such as McDoel Gardens and Prospect Hill. Proposals for new or expanded medical facilities should be scrutinized in recognition of community interest, public heath needs, and impacts on Bloomington Hospital so long as Bloomington Hospital continues to provide its current level of community service. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.540 - Medical (MD)—Permitted uses: Day-care center, adult, Dwelling, single-family (detached), Dwelling, upper fl oor units, Fitness center/gym*, Fitness/training studio*, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Medical care clinic, immediate, Medical clinic, Nursing/convalescent home, Police, fi re or rescue station, Testing lab*, Utility substation and transmission facility*


20.02.550 - Medical (MD)—Conditional uses.Ambulatory surgical care, Communication facility*, Day-care center, child*, Drugstore, Florist, Gift shop/boutique, Historic adaptive reuse*, Homeless shelter, Hospital, Outpatient care facility, Parking garage/structure, Place of worship, Rehabilitation clinic, Research center


20.02.560 - Medical (MD)—Development standards.Minimum lot area: 10,890 square feet. Minimum lot width: 65 feet. Minimum front building setback: 25 feet from the proposed right-of-way indicated on the thoroughfare plan. Minimum side building setback: 10 feet, plus an additional 4 feet for every story over two (2) stories if abutting a residential zoning district. Minimum rear building setback: 10 feet, plus an additional 4 feet for every story over two (2) stories if abutting a residential zoning district. Maximum impervious surface coverage: 60% of the lot area.

Maximum density: 15 units/acre (2,904 square feet per dwelling unit). Dwelling unit equivalents:Five-bedroom unit = 2 units; Four-bedroom unit = 1.5 units; Three-bedroom unit = 1.0 unit; Two-

bedroom unit with less than 950 square feet = 0.66 of a unit; One-bedroom unit with less than 700 square feet = 0.25 of a unit; Effi ciency or studio unit with less than 550 square feet = 0.20 of a unit.



Residential single-family (RS)—District intent. The RS (residential single-family) district is intended to be used as follows: Provide for the development of single-family neighborhoods while ensuring compatibility with existing patterns of development.

Plan commission/board of zoning appeals guidance: On vacant tracts, develop sites for predominantly single-family residential uses; however, consider mixed residential densities, varied housing types, and nonresidential services where supported by adjacent land use patterns. Ensure new developments contain a high level of street connectivity and are supported by adequate public services.

20.02.060 - Residential single-family (RS)—Permitted uses: Accessory chicken fl ocks*, Community garden*, Dwelling, single-family (attached)*, Dwelling, single-family (detached), Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Park, Urban architecture, Utility substation and transmission facility*


20.02.070 - Residential single-family (RS)—Conditional uses.Bed and breakfast*, Community center, Historic adaptive reuse*, Museum, Place of worship, Police, fi re or rescue station, Recreation center, School, preschool, School, primary/secondary


20.02.080 - Residential single-family (RS)—Development standards.Minimum lot area for subdivision: 8,400 square feet. Minimum lot width: 60 feet. Minimum front building setback: 15 feet from the proposed right-of-way indicated on the thoroughfare plan; or the block face average setback of the existing primary

structures on the same block face, whichever is more. Attached front-loading garage or carport, 25 feet from the proposed right-of-way indicated on the thoroughfare plan. Minimum side building setback: 8 feet, plus 4 feet for each story above the ground fl oor. Lots of record that are less than 60 feet in width may reduce the required setback up to 2 feet. Additions to existing structures may utilize the existing side setbacks, provided that the gross fl oor area of the existing structure is not increased by more than 50%. In no case shall the setback be less than 4 feet. Minimum rear building setback: 25 feet. Additions to existing structures may utilize the existing rear setback, provided that the gross fl oor area of the existing structure is not increased by more than 50%. In no case shall the setback be less than 10 feet. Maximum impervious surface coverage: 40% of the lot area

Maximum number of primary structures: One (1).Maximum structure height: Primary structure: 40 feet. Accessory structure: 20 feet.

Residential multifamily (RM)—District intent.The RM (residential multifamily) district is intended to be used as follows: Allow medium density residential development to ensure an adequate mix of housing types throughout the community. Facilitate compact development patterns in locations where there are high levels of public infrastructure capacity.

Plan commission/board of zoning appeals guidance: Discourage the location of student-oriented housing distant from the main Indiana University Bloomington Campus. Restrict the location of new multifamily development to areas serviced by public transportation. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.140 - Residential multifamily (RM)—Permitted uses: Artist studio, Community center*, Community garden*, Dwelling, multifamily, Dwelling, single-family (attached), Dwelling, single-family (detached)*, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Park, Recreation center*, Rooming house*, Urban architecture, Utility substation and transmission facility*


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20.02.150 - Residential multifamily (RM)—Conditional uses.Bed and breakfast*, Day-care center, adult*, Day-care center, child*, Historic adaptive reuse*, Library, Museum, Place of worship, Police, fi re or rescue station, Restaurant, limited service*, Retail, low intensity*, School, preschool, School, primary/secondary


20.02.160 - Residential multifamily (RM)—Development standards.Minimum lot area for subdivision: 21,780 square feet. Minimum lot width: 85 feet. Minimum front building setback: 15 feet from the proposed right-of-way indicated on the thoroughfare plan; or the block face average setback of the existing primary structures on the same block face, whichever is more. Minimum side building setback: 15 feet. Minimum rear building setback: 15 feet. Maximum impervious surface coverage: 40% of the lot area.

Maximum density: 7 units/acre (6,223 square feet per dwelling unit). 21 units/acre (2,074 square feet per dwelling unit) for the total net acreage (gross acreage minus acres set aside due to environmen-tal constraints) provided that the maximum gross density does not exceed 7 units per acre (6,223 square feet per dwelling unit) over the entire devel-opment. Dwelling unit equivalents:Five-bedroom unit = 2 units; Four-bedroom unit = 1.5 units; Three-bedroom unit = 1.0 unit; Two-bedroom unit with less than 950 square feet = 0.66 of a unit; One-bedroom unit with less than 700 square feet = 0.25 of a unit; Effi ciency or studio unit with less than 550 square feet = 0.20 of a unit.



Residential high-density multifamily (RH)—District intent.The RH (high density multifamily) district is intended to be used as follows: Allow high-density residential development to ensure an adequate mix of housing types throughout the community. Continue the viability of existing high-density residential developments surrounding Indiana University and the downtown.

Plan commission/board of zoning appeals guidance: Discourage the location of student oriented housing distant from the main Indiana University Bloomington Campus. Restrict the location of new multifamily development to areas serviced by public transportation. Encourage proposals that further the growth policies plan goal of sustainable development design featuring conservation of open space, mixed uses, pervious pavement surfaces, and reductions in energy and resource consumption.

20.02.180 - Residential high-density multifamily (RH)—Permitted uses: Assisted living facility, Bed and breakfast, Community center*, Community garden*, Dwelling, multifamily, Dwelling, single-family (attached), Dwelling, single-family (detached)*, Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Nursing/convalescent home, Park, Rooming house*, Urban architecture, Utility substation and transmission facility*


20.02.190 - Residential high-density multifamily (RH)—Conditional uses.Day-care center, adult*, Day-care center, child*, Historic adaptive reuse*, Library, Museum, Place of worship, Police, fi re or rescue station, Recreation center, Rehabilitation clinic, Restaurant, limited service*, Retail, low intensity*, School, preschool, School, primary/secondary


20.02.200 - Residential high-density multifamily (RH)—Development standards.Minimum lot area for subdivision: 21,780 square feet. Minimum lot width: 85 feet. Minimum front building setback: 15 feet from the proposed right-of-way indicated on the thoroughfare plan; or the block face average setback of the existing primary structures on the same block face, whichever is more. Minimum side building setback: 15 feet. Minimum rear building setback: 15 feet. Maximum impervious surface coverage: 50% of the lot area.

Maximum density: 15 units/acre (2,904 square feet per dwelling unit). 30 units/acre (1,452 square feet per dwelling unit) for the total net acreage (gross acreage minus acres set aside due to environmental constraints) provided that the maximum gross density does not exceed 15 units per acre (2,904 square feet per dwelling unit) over the entire development. Dwelling unit equivalents:

Five-bedroom unit = 2 units; Four-bedroom unit = 1.5 units; Three-bedroom unit = 1.0 unit; Two-bedroom unit with less than 950 square feet = 0.66 of a unit; One-bedroom unit with less than 700 square feet = 0.25 of a unit; Effi ciency or studio unit with less than 550 square feet = 0.20 of a unit.



Residential core (RC)—District intent.The RC (residential core) district is intended to be used as follows: Protect and enhance the core residential areas with emphasis on discouraging the conversion of dwellings to multifamily or commercial uses. Increase the viability of owner-occupied and affordable dwelling units through the use of small-lot subdivisions, accessory dwelling units, and compatible property improvements.

Plan commission/board of zoning appeals guidance: Explore multifamily redevelopment opportunities along designated arterial streets, in transition areas between the downtown and existing single-family residential areas, and when supported by adjoining land use patterns. Neighborhood-serving commercial and offi ce uses may be appropriate at the edge of core residential areas that front arterial streets.

20.02.100 - Residential core (RC)—Permitted uses: Artist studio*, Community garden*, Dwelling, single-family (detached), Group care home for developmentally disabled*, Group care home for mentally ill*, Group/residential care home*, Park, Urban architecture, Utility substation and transmission facility*


20.02.110 - Residential core (RC)—Conditional uses.Bed and breakfast*, Community center, Historic adaptive reuse*, Museum, Place of worship, Police, fi re or rescue station, Recreation center*, School, preschool, School, primary/secondary


20.02.120 - Residential core (RC)—Development standards.Minimum lot area for subdivision: 7,200 square feet. Minimum lot width: 55 feet. Build-to line:15 feet from the proposed right-of-way indicated on the thoroughfare plan; or the block face average setback of the existing primary structures on the same block face, whichever is less. Additions to existing structures may utilize the existing front setback. Attached front-loading garage or carport, 25 feet from the proposed right-of-way indicated on the thoroughfare plan. Minimum side building setback: 6 feet, plus 4 feet for each story above the ground fl oor. Minimum rear building setback:25 feet. Additions to existing structures may utilize the existing rear setback, provided that the gross fl oor area of the existing structure is not increased by more than 40%. In no case shall the setback be less than 10 feet. Maximum impervious surface coverage: 45% of the lot area.


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2001-2003 Phase I ESA’sA Phase I ESA was conducted by BCA (BCA 2001, BCA 2003a, BCA 2003b, BCA 2003c) on the CSX Railroad Corridor, McDoel Yard, former Indiana Creosoting and related adjoining sites in Blooming-ton in 2001-2003.

Within the area of the switchyard, the following areas of envi-ronmental concern were identifi ed:

1. Some areas of the railroad ballast had visible CA&C base. 2. Minor oil staining was present on the ties and rail ballast throughout the length of the rail line.3. A 150,000 gallon AST containing fuel oil was documented on the switchyard property. Although no known releases were found, the tank was apparently situated within earthen containment, and complete records of its use and decommissioning are unavailable. Release from the tank and the associated piping would have di-rectly impacted soil and possibly groundwater. In addition, former employees reported that routine small releases occurred.4. Releases in the form of oils, solvents, and fuels are possible from the turntable, roundhouse, machine shops, and outbuildings associated with the roundhouse. Because of the long history or railroad use and locomotive maintenance, the report states that it is likely that at least some residual soil and/or groundwater con-tamination remains.5. A potential exists for at least small releases of contaminants to the soil and/or groundwater from open dumping and burning as well as chemical dumping.6. Coal, ash, and cinders were present in the McDoel Yard. Coal combustion byproducts often have high levels of metals and PAHs. The leachability of these contaminants is usually low.7. Electrical transformers were found on the switchyard property and appeared to be old. These transformers likely belonged to the local power company.

Potential for impact from adjoining sites, including:• Creosoting plant site adjoining to the southeast• K&W Products, 227-241 W Grimes Lane – It is likely that con-tamination exists on the switchyard property near this site. Con-tamination was found on this site, and evidence indicated that the source was the rail yard according to the owner’s consultant. The nature of the contamination is unknown.• IU Bus Garage, 120 W Grimes – Potential exists for contami-nation from waste oil handled on this site which adjoins the switch-yard• South Walnut Street Businesses – There is limited potential that contamination from these sites would impact the switchyard. Extent of contamination from these sites, if any, is unknown.• Clear Creek – This adjoins the switchyard to the east. Records were found indicating numerous releases have occurred and may impact the switchyard, and Monroe County Health Department re-cords indicate that Clear Creek has received PCB contamination.

2003 Phase II ESAA Phase II ESA (BCA 2003d) was conducted by BCA dated Novem-ber 25, 2003 to confi rm the presence or absence of the Recog-nized Environmental Conditions (REC’s) identifi ed in the Phase I ESA throughout the Corridor and McDoel yard.

The following environmental conditions were investigated as a part of this report:

Fuel oil AST – SwitchyardA 150,000 gallon above ground fuel oil tank (AST) was located in the switchyard from at least 1915 until 1973. Total Petroleum Hy-drocarbons (TPH) were detected in soil and groundwater samples around the AST area. Since the completion of the Phase II, IDEM rules have changed. TPH is no longer a chemical of concern ac-cording to current IDEM guidance. In addition, no benzene, tolu-ene, ethylbenzene, and zylenes (BTEX) was found in any of the groundwater samples; therefore, the sample results in the area of the fuel oil AST are not a concern. The absence of signifi cant BTEX or PAHs in the groundwater suggests that the diesel has degraded over time and the residual has relatively low toxicity.

Roundhouse, turntable, oil house, maintenance buildings – SwitchyardThe results of the investigation in this area indicate that the only concern is related to coal, ash, and cinders. No other chemicals of concern were identifi ed exceeding closure levels.

Yard offi ce fueling area and fl oor tile – SwitchyardThe results of the investigation in this area indicate that no chemi-cals of concern were identifi ed exceeding closure levels related to petroleum. Floor tiles in the building were tested and found to contain asbestos. It was recommended that an Asbestos Mainte-nance Plan be prepared for the yard offi ce or the fl oor tile be re-moved from the facility.

K&W Products, 227-241 W GrimesThe site was a manufacturer of chemicals for the automobile in-dustry for many years and stored chemicals in underground tanks. No fi eld evidence of contamination was observed in two probes on the CSX property adjacent to the site. No VOCs, diesel or gasoline range TPH was detected in samples from this location.

MJ Dallas, 1710 S WalnutThe site has been a car lot since at least 1986 and is an active low priority Leaking Underground Storage Tank (LUST) site. No fi eld or laboratory evidence of petroleum was observed in soil samples from two probes along the property.

Wee Willie’s spill report, 1724 S WalnutA 1992 spill report in the Monroe County Health Department fi les indicates that containers were found on the CSX property behind Wee Willies Restaurant. The report indicated that a bucket of Tex-aco fl uid (trichloroethylene) was found with its top rusted open, an open 5 gallon bucket of paint-like material was on bare ground, and a 55-gallon drum labeled regular gasoline was fond with other trash. No indication of the exact location of the materials was giv-en, and no indication of what was done was provided. The health

department report does not give evidence for release to the envi-ronment. A monitoring well was found on the CSX property behind Wee Willies, but CSX has no knowledge of its origin.

A sample from the well was found to contain 8.8 ppb trichloro-ethylene (TCE) which is above the RISC default residential limit of 5 ppb. No signifi cant PID readings were obtained from a limited soil gas survey of the area and no VOCs were detected in the soil or groundwater adjacent to the monitoring well. The presence of TCE in the groundwater could be a residual from minor spillage in 1992. However, no apparent continuing source in the soil was found. The TCE could also be due an upgradient source (there are present and former automotive sites located upgradient).

Coal, Ash & Cinders – Switchyard and rail corridorCoal ash and cinders was used extensively as fi ll in the McDoel Yard and along the CSX corridor. Cinder fi ll is typically present to a depth of two to six feet in the switchyard in layers of cinder and gravel. Cinders were placed on the surface throughout the switch-yard, but in many areas a topsoil has developed above the cinder fi ll.

Arsenic, lead, and Polycyclic Aromatic Hydrocarbon (PAH) contami-nation was found throughout the switchyard and rail corridor.

Indiana University Bus Garage, 120 W GrimesThe oil staining observed in the Phase I was investigated. No fi eld evidence of contamination was observed. No contamination was found in shallow soils or groundwater associated with this area of concern.

Amoco Oil Bulk Storage Site, 29 W 1stThe site has been an active bulk site since at least 1927. Pipes were still present on the CSX RoW that were probably part of a rack that was used prior to the 1970s to off-load petroleum prod-ucts from rail cars. Field evidence of the petroleum was observed in probes adjacent to the pipes at depths of 9.5 to 12 feet. Gaso-line range TPH was detected in one of three probes at 8-12 feet at 2,200 ppm, well above the IDEM limit. Evidence of contamination was observed at a depth of 8 to 12 feet, but no evidence of con-tamination was found in more shallow intervals.

Based on the absence of evidence of shallow contamination, it is likely that the petroleum observed at 8-12 feet migrated laterally from the adjoining bulk plant and probably did not originate from surface spills during off-loading of fuel from rail cars.

Bloomington Hospital Maintenance Facility, S MortonBulk petroleum storage plants and an auto repair shop formerly occupied this site and were situated across Morton Street from the railroad. Field evidence of petroleum was observed in one of two probes at 10-12 and 16-20 feet. No BTEX was detected in the groundwater sample collected from this location.

Petroleum detected at this location likely originated from an off-site petroleum source located upgradient. Because BTEX was not found in any of the groundwater samples, the results in this area are not a concern per current IDEM guidance. The absence

of signifi cant BTEX or PAHs in the groundwater suggests that the diesel has degraded over time and the residual has relatively low toxicity.

Clear Creek SedimentClear Creek acts as the receiving water for the West and East Forks of Clear Creek and surface and subsurface releases from north Walnut Street south through Country Club Drive. Informa-tion from the Monroe County Health Department indicates that Clear Creek has received PCB contamination. With the excep-tion of a single set of pole-mounted transformers near the round-house, no use or disposal of PCBs on the site has been identifi ed.

Three sediment samples from the bank of the Clear and two sediment samples from upstream locations on the West Fork of Clear Creek were tested for PCBs and SVOCs. Low levels of SVOC and PCBs were detected in all of the samples, but were below RISC default residential limits. No PCBs were detected in sam-ples containing waste oil from the maintenance shed area. The source of PCBs detected in the sediment is likely runoff from up-stream sources.

Indiana Woodtreating Site, Country ClubNo additional investigation of the former creosoting site was per-formed for this Phase II assessment. On-going investigation is being conducted by CSX.

2005 Phase II ESA – CSX Railroad CorridorA Phase II ESA (BCA 2005) was conducted by BCA dated Septem-ber 15, 2005 to confi rm the presence or absence of the Recog-nized Environmental Conditions (REC’s) identifi ed in the Phase I ESA throughout the CSX railroad corridor.

The following environmental condition was investigated as a part of this report:

Coal ash and cinders was used extensively as fi ll along the CSX corridor. Cinder fi ll is typically present to a depth of one to three feet in the switchyard in layers of cinder and gravel. Cinders were placed on the surface throughout the switchyard, but in many ar-eas a topsoil has developed above the cinder fi ll.

Arsenic, lead, and Polycyclic Aromatic Hydrocarbon (PAH) contam-ination was found throughout the rail corridor

2006 Supplemental Phase II ESAA Supplemental Phase II ESA (BCA 2006) was conducted by BCA in 2006 to evaluate the potential for migration of Chemicals of Concern (CoC’s) to groundwater and their impact on the ground-water, weather Coal, Ash, and Cinders (CA&C) was present in all locations along the corridor, what, if any, existing surface materi-als are below RDCL’s and where acceptable surface materials are thick enough to prevent direct exposure to CA&C.

Although some metals (antimony, arsenic, lead and thallium) were found in the CA&C at this site (or commonly on similar sites) in excess of the RISC RCL-migration, the metals were generally

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found not to have the potential to migrate based on SPLP extrac-tion and analysis. Where a single metal (antimony) was found to have the potential to migrate, no actual migration was observed in deeper samples. Although groundwater was generally not en-countered in this investigation, where present, testing generally indicated that it was not impacted by dissolved phase migration of CoCs.

A total of 40 soil samples were taken within 12 inches of the sur-face and analyzed. Arsenic exceeded the RCL-direct in 21 sam-ples and lead exceeded the RCL-direct in two. Benzo(a)pyrene (BaP) exceeded the RCL-direct in 18 samples and Benzo(b)fl uor-anthene, Ideno(1,2,3-cd)pyrene and/or Dibenzo(a,h)anthracene exceeded the RCL-direct in 11 samples.

Soil probes in this investigation confi rmed that the CA&C was present at most locations along the length of the corridor and to the limits of the property at most locations as well. Several ar-eas along the corridor were identifi ed as having suffi cient cover (≥12”) to prevent direct exposure to CA&C and include areas re-cently landscaped between 7th Street and Rogers Street as well some areas between the Convention Center Crossing (CCC) and 2nd Street.

The recommended remedial action was to either cover all areas where shallow soil (0-12”) exceeded RCL-direct for one or more analytes with a walking/biking trail of pavement or an alternate impervious surface, or to cover the impacted area with 12 inches of topsoil with vegetative cover. Since existing grade had to be maintained, an equivalent amount of impacted fi ll would be re-moved and disposed at a landfi ll prior to placement of the pave-ment and soil cover.

2008 Limited Subsurface Investigation – Former CSX Rail CorridorATC Associates completed a Limited Subsurface Investigation on the CSX rail corridor property from 2nd Street to Grimes Lane in August 2008. This investigation was conducted to address the areas of concern identifi ed in previous investigation reports.

Based on the soil analytical data, twenty-nine of the thirty near surface soil samples collected during this investigation exhib-ited levels of one or more constituents of concern that exceed the IDEM RISC DCL for commercial land use. The near surface soil samples were collected at a depth of one to two feet below ground surface (ft-bgs).

Based on the groundwater analytical data collected, groundwater samples collected from all six boring locations exhibited levels of one or more constituents of the IDEM RISC RDCLs.

2009 Site Investigation Report

AECOM completed a Phase II ESA on the switchyard property in July 2009. Soil samples were collected from 60 locations on the property. Fourty-four subsurface samples were collected on the site and a surface soil sample was collected from all 60 lo-cations. Metals were found to be prevalent in the surfi cial soils throughout the switchyard and PAHs were also detected across the site in surface soil material. In addition, TPH exceeded the IDEM RISC Residential Default Closure Level (RDCL) in nearly all sample locations.

In subsurfi cial soils, metals, PAHs, and TPHs were detected at higher than RISC RDCLs.

2009 Preliminary Conceptual Site Model and Environmental Data Gap Analysis

AECOM completed a conceptual site model and environmental data gap analysis for the site in 2009. In general, few chemicals are present at concentrations exceeding IDEM risk based default closure levels for human receptors. A screening of data against residential, industrial, and draft recreational closure levels show fewer exceedances of the recreational criteria thereby suggesting that closure of the site according to a recreational land use may be favorable. In the case of ecological receptors, several chemi-cals detected at concentrations that exceed default USEPA eco-logical screening levels. It should be noted that such exceedanc-es do not categorically mean that ecological receptors are at risk of adverse effects but rather that additional evaluation of risk to this receptor group may be warranted.

8-2009 Remediation Completion Report – B-Line Trail Phase 1BCA completed the design, engineering and remediation over-sight of the Phase 1 of the B-Line Trail which extended from Rog-ers Street to 2nd Street in downtown Bloomington. The report documented the remediation conducted for the B-Line Phase 1 remediation project. Per the design, the existing site grade was generally maintained. Surface soil was removed from areas of surface exceedances and replaced by topsoil, pavement, or alter-nate impervious material such as pavers. All impacted soil re-moved from the site was disposed at a licensed landfi ll. The cor-ridor was subdivided into four areas based on surface impacts:

• Area A - Surface exceeded the RCL-direct and was removed and replaced.• Area B - Clean surface cover soil was already placed over im-pacted materials (south of Rogers Street).• Area C - Existing surface materials do not exceed the RCL-Direct.• Area D - Less than 12 inches of impacted fi ll overlies native soils (between 2nd Street and Convention Center Crossing).

Remediation requirements per the approved plan were met throughout the Phase 1 portion of the B-Line Trail. Site closure for the B-Line Trail Phase 1 was requested. A Site Status Letter was received dated October 5, 2010 and included an Environ-mental Restrictive Covenant (ERC) on the site limiting the use of the land. The ERC was recorded in the Monroe County, IN Re-corder’s offi ce on November 8, 2010. The limitations in the ERC include restrictions on excavating the site, prohibiting the use of the site for residential or agricultural purposes, and requiring the site cover to be maintained.

09-2011 McDoel Switchyard Phytoremediation StudyA Phytoremediation Study was conducted by Indiana University professors Heather Reynolds and Lauren Smith, both of the De-partment of Biology. The study included microcosms with soil from the McDoel site and plant species known to accumulate lead, arsenic and PAHs. The study did not demonstrate potential for phytoremediation of lead, arsenic, and PAHs under the ex-perimental conditions. However, the concentrations of lead and arsenic in the soil used for the study were well below the con-centrations found at many locations on the site (and below likely closure goals), making plant uptake less likely. Further, some laboratory testing results suggest experimental error and require additional study to troubleshoot.

2010 McDoel Switchyard Ecological Risk Assess-mentAn ecological risk assessment was completed by Indiana Uni-versity students Emily Kerr, Katie Mauldin, Nancy Rachlis, and Shaun Ziegler. The report concluded that, in its current condi-tion, the switchyard poses a signifi cant ecological risk. Further-more, the risk would be mitigated with the use of a soil cover on the site.

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SWITCHYARD PARKNon-native Herbaceous Plants

Non-native species noted with an asterix *Non-native invasives noted with two asterix **

Alliaria petiolata** Garlic MustardAndropogon virginicus BroomsedgeApoycynum cannabinum Indian HempArctium minus * Common BurdockAsclepias incarnata Swamp MilkweedAster falcatus White Prairie AsterAster puniceus Swamp AsterAster sp.Brassica sp.Campanulastrum americana American Bellfl owerCarex sp.Centaurea maculosa* Spotted KnapweedChicorium intybus* ChicoryDaucus carota* Queen Anne’s LaceDipsacus fullonum* TeaselElymus canadensis Canada Wild RyeElymus villosus Silky Wild RyeEupatorium perfoliatum BonesetFestuca arundinacea* FescueIris virginica Blue Flag IrisLobelia infl ata Indian TobaccoOenothera biennis Common PrimroseOnocloa sensibilis Sensitive FernPerilla frutescens* Beefstake PlantPhytolacca americana PokeweedPolygonum sp.Polystichum acrosticoides Christmas fernPotentilla sp.Ranunculus sp.Rubus allegheniensis BlackberryRubus occidentalis Black RaspberryScirpus atrovirens Dark Green BulrushScirpus cyperinus WoolgrassScirpus validus Soft Stem BulrushSolidago canadensis Canada GoldenrodSolidago nemoralis Gray GoldenrodSorghum halapense* Johnson GrassVerbascum thapsus* Mullein

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