Logansport Snapshot Workbook

Transcription

for the Logansport Comprehensive Plan Update
Table of Contents
1.
Introduction
2.
3.
Summary of Existing Plans
4.
Community Profile
Historical Overview
Table of Contents
Table of Contents
NOTES
1. Introduction
The Logansport Comprehensive Plan is the
principal policy and planning document for
guiding future development, enhancement
and conservation in the City. It represents
the basic policy direction on community
values, ideals and aspirations to guide
community revitalization and growth for
the next 10- to 20-years. It is the City’s
“top level” policy document, providing the
legal framework for other land use regulation and direction such as zoning standards, thoroughfare plans, and design
guidelines.
Indiana State law requires that the
Comprehensive Plan be general, internally consistent and long-term in focus.
Although required to address specific items
in State law, the Comprehensive Plan may
be organized in a way that best suits the
Introduction
City. The plan must be clearly written, available to all those concerned with the community's development, easy to administer, and
above all, visionary.
The Comprehensive Plan will address all
aspects of development including:
•
•
•
•
•
•
•
•
Downtown revitalization
Neighborhood preservation
Trails and recreation
Economic development/tourism
Historic preservation
Brownfield redevelopment
Urban design
Protection of rural areas within the city
These issues are all closely related and
impact each other, so the Comprehensive
Plan offers the opportunity to coordinate
these elements in planning for the future of
the city.
About this Workbook
This workbook is intended to provide an overview or "snapshot" of Logansport today.
including history, population and housing characterisitcs, and prior planning efforts.
for the Logansport Comprehensive Plan Update
It is the first step in identifying existing issues and opportunities, providing a starting
place for thinking about the direction of Logansport for the next 10 to 20 years.
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Introduction
Loganpsort Snapshot Workbook
PROCESS
The Logansport Comprehensive Plan will
be prepared over a 12-month period, organized into five phases:
Phase 1: The Logansport Snapshot (JuneAugust 2008) is a "snapshot," or profile,
of the community today. It includes the
community profile including a summary
of population data, employment numbers,
existing community facilities, and a review
of past community plans.
Phase 2: The Logansport Vision (JulySeptember 2008) builds upon the Snapshot
to identify opportunities for Logansport and
establish a sense of what the community
will be like in the future. It will provide
the chance for the community to create its
vision for the next 10-20 years.
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Phase 3: The Logansport Plan (October
2008-January 2009) is where the plan itself
is drafted. It will incorporate the diverse
interests and elements of the community
into a fully integrated plan. This includes
policies and programs related to the City’s
economic vitality, the physical image of the
community, its architectural identity, and
the elements that make its neighborhoods
and districts livable and unique.
Phase 4: The Implementation Plan
(December 2008-February 2009) moves on
to the practice of how plan is set in motion.
The Implementation Plan will work to
establish the framework, how to
accomplish the plan’s vision and to provide
a wide range of resources to choose from.
Phase 5: Plan Adoption (March-May 2009)
will proceed over a three-month period,
with the plan expected to be adopted by
May 2009.
Introduction
Logansport Comprehensive Plan Process
The Logansport Comprehensive Plan will be prepared over a 12-month
period, organized into five phases:
Existing Conditions
Logansport Vision
Logansport Plan
•
June-August
July-September
• Advisory Committee Meeting #2 - August
• Community Workshop - September
• Advisory Committee Meeting #3 - September
October-January
Implementation Plan
Advisory Committee Meeting #1
• Community Workshop - January
• Advisory Committee Meeting #4 - January
December-February
Adoption: March-May 2009
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Introduction
ADVISORY COMMITTEES
The overall goal of
the committees is
to help guide the
planning process,
working
with the city’s staff
and the plan’s
consulting team as a
sounding board and
review
body.
*
*
*
The CAC is
responsible for
providing input and
recommendations for
the comprehensive
plan, which is then
to be forwarded to
the Logansport Plan
Commission for
consideration.
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The plan will be guided by two
committees. The Citizens’ Advisory
Committee (CAC) will include members of
the community at large, while the Technical
Advisory Committee (TAC) will include representatives from City and County departments and agencies. The two
committees together will meet together
through the process, and together serve as
the Advisory Committee for the plan.
The overall goal of the committee is to
help guide the planning process, working
with the city’s staff and the plan’s consulting team as a sounding board and review
body. While the community and the City of
Logansport are the ultimate decision makers on the project, the committee will help
the consulting team set preliminary policies for community and Plan Commission
review. The committee will be responsible
to discuss issues, review products and generally help keep the planning process moving forward in a positive, efficient manner.
Citizens’ Advisory Committee (CAC)
The makeup of the CAC is intended to
provide a proxy for the diverse views in the
community as a whole. Interests represented on the committee include business-
es and residents, community leaders; special interest groups, recreational users and
anyone else interested in the future of the
City. The CAC is responsible for providing
input and recommendations for the comprehensive plan, which is then to be forwarded to the Logansport Plan Commission
for consideration. The CAC is an advisory
body to the Plan Commission.
Technical Advisory Committee (TAC)
The Technical Advisory Committee is comprised of City of Logansport Staff and staff
from other public organizations such as
LEDF and LMU among others. As elements
of the Comprehensive Plan are being developed, staff in related fields will be asked
to participate in discussions, and focus
groups and provide guidance for the development of the plan. The Comprehensive
Plan when adopted, will be implemented
and administered by these departments, it
is their expertise that is needed to develop
a plan that will succeed. The primary
tasks of the Technical Advisory Committee
are to assist in the development of the
Comprehensive Plan, to gather existing
data, comment on proposed strategies, provide legal and technical advise, and provide
needed information to the CAC.
Introduction
WHAT IS A COMPREHENSIVE PLAN?
A comprehensive plan is a document or
series of documents prepared by the plan
commission with input from citizens and
community leaders that sets forth policies
for the future development of the community. It is the result of in-depth study
and analysis of currently existing physical,
economic, and social characteristics, and
includes a projection of future conditions.
When adopted by a local legislative body, it
serves as a guide for public decisions relating to total physical and economic development. If a town, city, or county decides to
implement a planning process, the Indiana
Code (sec 36-7-4-501) requires that the
plan commission prepare a comprehensive
plan.
In short, a comprehensive plan:
• Serves as a guide for community growth
over a 10- to 20-year time period.
• Is sometimes called the General Plan or
“Master Plan”
• Covers the entire land area of the
jurisdiction(s) under consideration
• Covers all elements related to the physical development of the area: land use,
transportation and communications,
water and sewer, solid waste disposal,
drainage, parks and open space, school
sites and other public and institutional
activities, flood control and wetlands.
• The plan is general, not overly specific
— sets “top-level” policies
The Logansport Comprehensive Plan is the
principal policy and planning document for
guiding future development, enhancement
and conservation in the City. It represents
the basic policy direction on community
values, ideals and aspirations to guide community revitalization and growth for the
next 10- to 20-years. It is the City’s “top
level” policy document, providing the legal
framework for other land use regulation
and direction such as zoning standards,
thoroughfare plans, and design guidelines.
Indiana State law requires that the Comprehensive Plan be comprehensive, internally
consistent and long-term. Although required to address certain issues specified in
State law, the Comprehensive Plan may be
organized in a way that best suits the City.
The plan must be clearly written, available
to all those concerned with the community’s development, easy to administer, and
above all, visionary.
Logansport's existing Comprehensive
Plan was initially
adopted in 1981,
and later updated
in 1999.
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Introduction
In theory, the Comprehensive Plan is a
“top-down” planning document that sets
policies that are then implemented by the
Zoning Ordinance, Subdivision Control
Ordinance, and other plans such as area
plans, thoroughfare plans, and design
standards.
The Comprehensive
plan will cover all
elements related
to the physical
development of
the area: land use,
transportation and
communications,
water and sewer,
solid waste
disposal, drainage,
parks and open
space, school sites
and other public
and institutional
activities, flood
control and
wetlands.
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COMPPREHENSIVE PLAN:
"TOP LEVEL" POLICY DOCUMENT
COMPREHENSIVE PLAN
SUBDIVISION
CONTROL
ORDINANCE
ZONING
ORDINANCE
OTHER PLANS
Area Plans
Thoroughfare Plans
Design Standards
However in practice, cities will often create
new plans and policies before updating
their Comprehensive Plan, so part of a
Comprehensive Plan update includes
integrating elements of the more recent
plans into the new, updated Comprehensive
Plan. Logansport has a number of
important, more recently prepared plans
that may be integrated into the new
Comprehensive Plan.
IN PRACTICE:
BACK-AND-FORTH INTEGRATION
OF OTHER CITY PLANS
COMPREHENSIVE PLAN
Previous Logansport Planning Initiatives
Thoroughfare Plan
Parks & Recreation Master Plan
Logan’s Landing Design Standards
Logan’s Landing Great Streets & Gateways Plan
Comprehensive Development Plan
Little Turtle Waterway Master Plan
Strategic Planning for the Logansport Arts Community
CCHTC Business Plan
etc.
Introduction
In recent years there has also been an
evolution in Comprehensive Plans. Once
known as being dense and lackluster,
many newer Comprehensive Plans have
become highly visual, more user-friendly,
with a greater emphasis on community
vision for the future. They are designed for
everyday use, so that community members
can not only refer to the plan for guidance,
but also use the plan as a source of pride
and promotion for the community.
CHEYENNE AREA “REGIONAL ARCHITECTURAL IDENTITY”
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What is “Regionally Appropriate”
Architecture?
Cheyenne has had a rich architectural history, from the false-front
saloon to the recent Community Center in Lions Park; from the
pioneer log homes and the Ca�le Baron mansions to contemporary ranch houses and suburban homes. The Cheyenne Community is proud of its heritage and desires the extension of unique,
regionally appropriate architecture in today’s construction. By
taking cues from past materials and styles, new buildings can
provide design that is both innovative yet part of the community.
New construction in the Cheyenne Area, in both existing and
new districts, should adapt to and respect the regional traditions
expressed through materials, forms, massing and architectural
detailing and respond to, but not copy, these architectural traditions. New construction should reflect the context of historic and
existing buildings, respecting regional architectural expression
while also allowing for change and new traditions.
What are Cheyenne’s Traditional
Materials?
Traditionally, materials found throughout Cheyenne’s historic
areas were locally available. Initially, the cost to import building materials was beyond the means of most people. A common
material for both commercial and residential architecture was
red brick with white trim; the trim could be wood, stone, or terra
co�a, depending on the decade of construction and desired cost.
Local sandstone, both buff and red, stucco, and in residential
houses, wood are other typical materials.
With the rise of manufacturing in the United States at the turn of
the twentieth century, building materials were shipped on the railroad. These materials are o�en associated with a distinct period
of time and architecture. During the 1900s, pressed metal and cast
iron for building embellishments was brought in from the East.
Terra Co�a was popular in Art Deco commercial buildings in the
1920s and 1930s. During the same period, entire houses could
be purchased from catalogues such as Sears Roebuck, Co. Every
part of the house was shipped, including foundation, siding, and
all interior finishes. Today, the practice continues of purchasing
building parts at Home Depot and Lowe’s that were manufactured in another region.
With active participation from city staff,
advisory committee members, and the community, the consultant team intends to
create such a dynamic plan for Logansport.
Selected Sources
• h�p://www.wyomingtalesandtrails.com/cheyenne
• Starr, Eileen F. Architecture in the Cowboy State: A Guide.
1992.
• McAlester, Virginia and Lee. A Field Guide to American
Houses. New York: 1984.
Examples of some traditional Cheyenne
building materials.
Historic Photograph Source
• Wyoming State Archives
Page 18
DESIGN PRINCIPLES for STRUCTURE PLAN ELEMENTS
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Major Vehicular Corridor
Corridors that are significant travel routes for the community,
including both the streets themselves and the immediately adjacent
landscape
District-themed lighting and site
furnishings
Landscaped walks
STRUCTURE PLAN MAP & ELEMENTS
3
Signs on bases
Structure Plan Map
Design Principles
• Incorporate landscaped medians to divide travel
lanes at intersections in high travel areas.
• Include sidewalks adequate for several people
walking, separated from the roadway with
landscaping.
• Provide safe and clearly marked pedestrian
crossings.
• Design adequate setbacks between the roadway
and adjacent uses to buffer the impacts of traffic.
• Design corridors in the character of the Districts
through which they pass.
In recent years,
Comprehensive
Plans have become
highly visual,
more user-friendly,
with a greater
emphasis on
community vision
for the future.
WHY ARE THESE PRINCIPLES IMPORTANT?
• An o�-mentioned belief during the PlanCheyenne process
is that the community should be less defined by cars–
landscaping can help make our streets more walkable.
• Safety for pedestrians is also an important objective if we are
to create a more livable community.
• By standardizing a theme along a corridor, other areas can
become distinctive districts, like Downtown Cheyenne has
become.
• Include attractive street lighting that is
standardized along a corridor, down-directional
and dark-sky friendly.
• Many residents appreciate the black light posts in the
Downtown area, and would like to see more of them in the
community.
• Enhance the visual quality of roadways by burying
overhead utilities.
• If properly designed, signs can be an a�raction, not a
distraction, for the motorist.
• Design signage that identifies businesses without
dominating the setting or skyline.
Page 31
Page 20
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Introduction
NOTES
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2. Summary of Existing Plans
While in theory the Comprehensive Plan is the top-level document from which all other city
plans originate, in practice cities will often create new plans and policies before updating
their Comprehensive Plan. Given this, part of a Comprehensive Plan update includes integrating elements of the more recent plans into the new, updated Comprehensive Plan.
Logansport has a number of important, more recently prepared plans that may be integrated
into the new Comprehensive Plan:
• Logansport Riverfront and Downtown Community Planning and Design Workshop (2005)
Comprehensive Downtown Plan (1999)
• The East End Economic Development Plan (2003)
• Little Turtle Waterway Master Plan Update (2001-2002)
• Cass County Interim Report: Indiana Historic Sites and Structures Inventory (1984)
• Logan's Landing Great Streets and Gateways Plan (2005)
• Logansport Landing District Public Art Plan (2007)
• Logansport Parks & Recreation Master Plan Update (2006-2010)
• City of Logansport Thoroughfare Plan (2002)
• Highway 35 Gateway Commerce Economic Development Plan (2007)
• Zoning Ordinance (1986-2007)
• Subdivision Control Ordinance (1987-2004)
Part of any
Comprehensive Plan
update includes the
consideration and
integration
of the City's most
recent plans into
a new, updated
Comprehensive Plan.
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structural consistency of future developments, as well as suggested upgrades and
improvements on current Logansport properties. Most of the ideas are sketched or
modeled artfully in two-dimensional color.
Some of the more significant ideas included:
Logansport Riverfront and Downtown
Community Planning and Design
Workshop
The Logansport Riverfront and Downtown
Community Planning and Design Workshop
was the product of a three day “charrette”
led by Ball State involving a variety of community residents, business owners, and
civic leaders from Logansport. The aim of
the 150 page document was to create an
“idea piece” and a record of the workshop
process.
During the course of the workshop many
ideas were presented in regards to the community's desired future development plans.
In addition, more specific design guidelines
were created to ensure the aesthetic and
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Signage and Wayfinding Systems: a variety of new signage and wayfinding possibilities are contextually sketched to show
how they might appear in Logansport. It is
suggested that a better system of signage
and wayfinding could give Logansport and
the rest of Cass County an economic boost.
Corridors and Streetscapes: some of the
ideas illustrated include biofillers, landscaped medians, bike lanes, pedestrian
oriented frontages, and street furniture.
It is recommended that city planners and
developers study these should the proposed
southern extension of US-24 be adopted.
Riverfronts and Trails: suggested
improvements to the riverfronts and trails
include bicycle parking, improved lighting,
steambank renovations, interpretive trails,
railroad bridge, and the utilization of Biddle
Island for recreational purposes.
Artisan District at the Confluence Area:
it is suggested that the scenic nature and
affordable housing of Logansport could
support a thriving arts district located at
the confluence of the Eel and Wabash rivers. Proposed stimulation of the artisan district include the creation of cottage industries, the creation of a thematic microbrewery, an addition of more bed and breakfasts
on historic Banker's Row, and the general
maintenance and preservation of Banker's
Row.
Downtown: areas focused on in the document include the Canal District, Eerie
Avenue, the creation of a waterfront amphitheater and a farmer's market, the potential
of high-end development in Logan's Square,
infilling Broadway and Market Streets, the
preservation of the theater, and the creation of niche businesses in Logansport's
downtown.
The second part of the document is
intended to serve as a series of recommendations for a Beautification Committee,
Development Review Board, developers, and
property owners.
Proposed guidelines are addressed, many of
which are quite specific:
a. building improvements
b. new construction/infill
c. storefront design
d. facades
e. doors
f. decorative elements
g. painting & color
h. awnings
i. read and side entrances
j. signage
k. masonry
l. windows
m.streetscape
Although, at the time of the workshop, parking appeared to be adequate in downtown
Logansport, the document suggests the need
for further study should the city begin to see
more considerable growth. The document
goes on to give examples of the appropriateness of different architectural styles of housing. The document ends by providing a comprehensive list of community improvement
grants and incentives available through the
state of Indiana.
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The plan contains three phases:
Phase 1: a community analysis based on
community meetings and interviews.
Phase 2: a summary of the goals and
objectives garnered from Phase 1 and previous plans.
Phase 3: a work plan for the development
of the proposed projects.
Comprehensive Downtown Plan
The Comprehensive Downtown Plan was
completed in November of 1999. The
consulting team worked closely with the
community, used existing materials and
weighed those plans and goals against current needs and conditions in order to ready
and begin implementation on the most
appropriate plan for downtown Logansport.
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Phase 1:
Through a series of community meetings,
the consulting team compiled a list of what
the residents of Logansport found to be
positive aspects of the city. As a result of
this exercise, the consultants were able to
specify three more immediately remediable
problems.
The nature of these problems coincided
appropriately with the perceived strengths
of the city, allowing for an easier time in
creating solutions. The three highlighted
problems facing downtown were the lack of
historic preservation projects, the lack of
trails and greenspace, and the lack of organized downtown events.
There was a range of more long-term downtown concerns as well related to the endangerment of downtown as a regional center.
Reasons for this concern included:
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•
•
•
•
no anchor or department stores
no outlet shopping
inadequate parking
limited shopping hours
price competitiveness
inconvenient shopping
There were also a number of design issues
said to be detracting from the downtown's vibrancy. Although these issues
have since been addressed by the 2007
Design Standards for the Logan's Landing
Overlay District, their prevalence in many
Logansport planning documents merits
their repetition. They are:
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•
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lack of signage
lack of 4-lane access to the City
confusing array of one-way streets
lack of greenspace
no town square
within flood plain
blighted and vacant structures
The plan continues with a large number of
suggested improvements that could be made
to improve the downtown. The suggestions
typically addressed one of three concerns: the
appearance, commercial usability, and community function of downtown. These ideas
come from a variety of community members
as well as from the consulting team. Ideas
range from the more conceptual (better use of
existing programs, etc.) to very specific (bed
and breakfast, teen center, downtown jail,
etc.).
Phase 2:
There are four general goals that are listed
for the Comprehensive Downtown Plan that
should be viewed as a criteria for any further
downtown planning:
a. Create an attractive and stable city environment
b. Encourage residential, commercial, industrial, and institutional coexistence.
c. Increase the quantity, quality, and types
of activities that bring people together
downtown
d. Create an attractive multiple use area
where people will prefer to work, shop,
live, recreate, and spend their leisure
time.
The suggestions for
the improvement of
downtown typically
addressed one of
three concerns:
the appearance,
commercial usability,
and the community
functionality of
downtown.
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The plan identifies a number of more specific goals that achieve the aforementioned
criteria. These goals are presented with an
explanation, a list of objectives needed to
meet the goal, and a list of projects that
could relate to the goal.
The goals are:
Employing
a downtown
coordinator, the
creation of a facade
improvement
program, and
the creation of a
streetscape program,
were given the
most intensive
consideration and
planning.
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• Enhance the environment and utility of
the downtown through careful integration and design of multiple uses.
• Provide a variety of housing opportunities in the downtown.
• Encourage preservation, restoration,
and redevelopment in the downtown.
• Maintain and expand the contribution of
the downtown to Logansport's economy
• Establish the downtown as the focal
point for tourism, community interaction, and celebration
• Provide a safe, efficient, and well maintained system of transportation and circulation for people and goods
Phase 3:
The third phase in the plan was to provide
an analysis of some of the more popular
ideas for project developments. There are six
concepts discussed in the third phase of the
plan. Attached to each concept is an overview
of the project and the effect it would have on
the city.
The six concepts presented were:
• Concept #1: Employing a downtown coordinator
• Concept #2: The creation of a facade
improvement program
• Concept #3: A plan to develop and attract
retail to downtown Logansport
• Concept #4: The promotion of downtown
housing
• Concept #5: Creation of a streetscape program
• Concept #6: Improving Tourism and
Promotion in Logansport
Concepts 1,2, and 5 were given even more
intensive consideration. The plan implements
a strategic action plan and benchmarks for
all three of these concepts. The end of the
plan also contains an appendix of maps and
examples of building scales.
as they pertain to siting, parking, massing, height, signage, and facade treatment.
These standards, drawn from the heritage of
the preexisting commercial buildings, suggests the introduction of mixed use facilities,
additional decorative components, the use of
high quality building materials, the strategic
location of shop entries, and a human scale
proportioning of building to height to street
width.
Logansport Design Standards for the
Logan's Landing Overlay District
The Logansport Design Standards for the
Logan's Landing Overlay District is a set
of standards and guidelines developed
with the purpose of developing a strong
identity for the central business district of
Logansport.
The adoption of these standards is also
projected to enhance the visual appearance and living environment, revitalize the
central business district, and encourage
smart growth. To accomplish these goals,
the design standards have been tailored
to address a few key focal points in the
Logan's Landing district. Addressed are
the necessary standards and regulations
The guidelines and standards described are
to be applied exclusively to commerce and
industry in the downtown Logan's Landing
district. These guidelines and standards
including the following:
1.
2.
3.
4.
5.
building placement
building height and massing
fenestration
local and historic character
street level uses and pedestrian-oriented
developments
6. architectural design
7. signage
8. parking standards
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tion of the plan is based on the idea that
the creation of an inviting retail and pedestrian landscape, as well as the reprioritzation of streets as a place of comfort and
pride, is an integral part of the city's long
and short range development.
Logan's Landing Great Streets and
Gateways Plan
The Logan's Landing Great Streets and
Gateways Plan was conceptualized by a
partnership between Logan's Landing, a
private non-profit organization, the city
of Logansport, and other affiliated organizations. The focus of the plan was to
ascertain the best way to create physical
improvements and business developments
through the improvement of the city's
streetscapes. The plan's primary regional
focus is downtown Logansport, specifically
the Logan's Landing district. The founda-
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The document contains an existing conditions analysis, design concepts, phasing
priorities, and a framework for implementation. The combined analysis and research
of these categories creates an important
pre-legislative step towards the creation
of an integrated signature streetscape
design. The 'vision' section of the document
contains the following bullet-points as a
method of further outlining the goals of the
project:
• multi-functional, pedestrian dominant
streets
• providing a sense of Logansport's history and unique character
• safety
• diversity
• human character and pedestrian comfort
• economic vitality
• quality civic spaces
The primary concepts in the plan include
uniform design features, high quality
materials, special considerations at key
locations, curb extensions, additional
landscaping, and scaling to pedestrians.
Furthermore, specific guidelines for the following street features are presented:
• roadways, sidewalks, crosswalks, and
curbs
• landscaping and street trees
• signage
• seating and benches, planting pots, and
trash receptacles
• kiosks
• street lighting
• banners
• utility equipment and lines
• gateways
• public art
The plan concludes with an implementation strategy that includes a list of priorities. The plan includes color sketches and
pictures that tastefully illuminate the discussed design guidelines.
The East End Economic Development
Plan
The East End
Economic
Development
Plan, adopted in
January 2008,
has the objective of increasing the economic
well-being of
Cass County
and to increase
the property
values in Logansport. The plan highlights
opportunities for gainful employment in an
economic development area already emerging through the anchors of Walmart, The
Logansport Mall, and the Holiday Inn.
The plan also contains a more specific list
of goals and objectives, including:
The overall
object of the East
End Economic
Development Plan
was to increasing the
economic well-being
of Cass County and to
increase the property
values in Logansport.
1. Construction of a new roadway near the
mall
2. To stimulate new, private commercial
development off of Mall/Yorktown Road
3. To improve the water, sewer, and storm
drainage systems
4. The provision of bike and pedestrian
connections
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Recommended improvements included:
The Little Turtle
Waterway Master
Plan Update was
created as a response
to the success
and popularity of
the Little Turtle
Waterway.
The aim of the plan
was to identify
places within
the recreational
region that should
be considered for
expansion.
2-10
Little Turtle Waterway Master Plan Update
2001-2002
The Little Turtle Waterway Master Plan
update was formulated as a result of the
successful implementation of the Little Turtle
Waterway Plaza as well as the encouraging
beginnings of construction on the pedestrian
crossing and trail segments. The aim of this
plan is to identify places within the recreational region that should be considered for
expansion. The proposed improvements are
complimented by illustrative maps and twodimensional diagrams as well as a proposed
cost of the improvements.
• Logans Point (the point of confluence
between the Eel and Wabash rivers):
lawn, stairs, rails, new trails, and trail
lighting.
• Stonewall Park: a restroom, trail development, lawn/gathering area, terrace with an overlook, fountain, and a
memorial to honor Logansport's veterans.
• Hervey Preserve (recently acquired by
the Logansport Memorial Hosptial): trail
development, additional signage, access
control, and a labyrinth.
• Railyard Recreation Complex: includes
a possible skate park, mountain bike
trails, and a soccer field.
• Little Turtle Waterway Plaza: though
already established, additional improvements such as a picnic overlook, restroom, parking, and street widening have
been recommended.
The criteria for inclusion as a historic site
in Indiana rests upon the fulfillment of one
of the following factors:
Cass County Interim Report: Indiana
Historic Sites and Structures Inventory
This survey of historic sites and structures in Cass County is a state-compiled
report published in June 1984. It is the
most recent survey of historic sites in Cass
County.
• The site has an association with events
or lives of significant individuals.
• The site contains outstanding and notable examples of architecture.
• The building contributes to an understanding of the historical, economic,
and physical development of the place.
• It is an outbuilding associated with significant structures or districts.
• Sites or locations where a significant
structure once stood or important
events occurred.
It should be noted that buildings constructed after 1940 were generally excluded.
The site's historic merits were evaluated
based on four categories: history, architecture, environment, and integrity. They
were given one of the five following ratings:
Outstanding (O), Notable (N), Contributing
(C), Reference (R), and Non-Contributing
(NC). The report also offers a user friendly
history of both Cass County and individual
history of all the significant districts and
townships.
The Cass County
Interim Report
proves Logansport
to be rich with
historical structures
and sites of
regional and
national historical
significance.
*
*
*
Logansport has four
distinct historical
districts: Banker's
Row, Riverside,
Point, and the
Eel Township/
Courthouse.
2-11
The City of Logansport has four historic districts:
In addition there were 65 additional “scattered sites” listed for Logansport.
Eel Township/Courthouse Historic
District: There were 196 sites deemed historical, many of them with varying architectural styles.
The plan includes a map of the most accessible and visible sites for public arts displays and a non-prioritized list of potential
short and long-term arts projects. This
comprehensive projects list ranges from
more specific ideas, such as “bike racks as
art” and “chess park” to broader ideas such
as an “art plaza” or “art in the alleyways.”
Riverside Historic District: There were
1283 sites designated. There were many different architectural styles found in what is
primarily a residential district.
Point Historic District: Though small,
this may be the most historic district in
Logansport as it was the place of the earliest building by white settlers. There were 67
sites listed.
Banker's Row Historic District: Named
Banker's Row because at one point four bank
presidents lived in the neighborhood. There
are 23 sites listed, mostly in the Queen Anne
Style.
2-12
Logansport Parks & Recreation Master
Plan Update 2006-2010
The Logansport Parks & Recreation
Master Plan Update is a result of focus
groups, public meetings, and work sessions with the
Parks & Recreation
Board, the
Master Planning
Task Force,
and the Parks
Administrator.
Members of the
community were
also presented
with surveys to
gage their attitudes and needs
in regardsto parks
and recreation
in the city of Logansport. The master
plan studies current conditions as well
as improvements that Logansport should
strive for. The end result of this work was
the creation of a five year action plan. The
plan is both informative and extensive.
Highlights from the action plan include:
Strategic Issues - the study finds eight
strategic areas related to the five-year master plan.
These strategies are intended to provide
further guidance over the years of the
plan. Theses strategic areas include:
•
•
•
•
•
•
•
•
administrative
connections
departmental
facilities
fiscal and revenues
marketing
partnering
programs/services
Big Picture Projects - the plan offers an
extensive list of projects that it
recommends the city of Logansport
adopt. Among them are the extension
and creation of various trails as well as
an improvement on the aquatics programming.
Communications - the master plan
advises the city to expand its community advisory group.
The plan offers
an extensive list
of projects that it
recommends the
city of Logansport
adopt. Among them
are the extension
and creation of
various trails as well
as an improvement
on the aquatics
programming.
Additional Studies - The plan recommends further studies. Some studies
suggested are economic, individual
park site master plans, consolidation
options, site specific improvements, the
consolidation of sports fields in a central location.
2-13
the analyzed “problem” intersections.
The plan also strategizes about how to
provide protection against economic
losses.
The goal of the
plan is to upgrade
and create, where
needed, a street
network
that ensures safe
and efficient
traffic flow, as
well as reducing
accidents in the
analyzed “problem”
intersections.
2-14
City of Logansport Thoroughfare Plan
The plan offers recommendations for a
five-year and a ten/twenty-year plan.
The five-year plan, or immediate plan,
is a series of suggestions, based on
collected statistical analysis, of how
to simultaneously resolve issues surrounding traffic safety and reconstruct
deteriorating roads. More reconstruction is also recommended for the longterm plan.
The City of Logansport Thoroughfare
Plan was adopted by the city in
February 2002. The plan addresses two
primary concerns: the current state and
conditions of the paths, roadways, and
trails of Logansport as well as how to
address growing concerns surrounding the Hoosier Heartland Industrial
Corridor's (HHIC) bypassing of downtown Logansport and how to counteract the potential negative effects it may
have on the economy.
Suggestions for the types of roadway
reconstruction that would also address
safety concerns include:
The goal of the plan is to upgrade and
create, where needed, a street network
that ensures safe and efficient traffic
flow, as well as reducing accidents in
The plan lists and analyzes significant
traffic corridors and signalized
intersections through their current
1. road widening
2. new signalization and striping
3. increased street lighting
4. substantial pavement redesign to
facilitate heavier traffic
The plan also considers similar allotments for bicycle and pedestrian paths.
capacity, traffic volume, predicted
future traffic networks demands, current conditions, systemic safety, and
accident occurrences. After the presentation of the conditions, the plan
prioritizes and grades, on an A-F scale,
which streets are most in need of
repairs and modifications.
Locations identified as having the most
deficiencies and in need of most urgent
tending to were:
• 6th Street at East Market St.
• 3rd, 4th, and 5th Streets, between
East Market St. to High St.
• West Market St. at Cicotti St.
•18th Street from Pottawatome Rd. to
Jefferson St.
The plan's study shows significant
growth in the eastern region and
projects (though with no time frame)
a similar growth in the south, near
Logansport Municipal Airport. The plan
suggests the further incorporation of
infrastructure, transportation, and
utilities in determining the city's capacity for long term growth in the south.
These studies are uses to suggest the
opening of new north to south corridors.
The plan is aided by an extensive
supplement of graphs, diagrams, and
maps.
Highway 35 Gateway Commerce
Economic Development Plan
The purpose of this Highway 35
Gateway Commerce Economic
Development Plan (Plan) is to designate
and declare the southernmost part of
Logansport an Economic Development
Area (Area). The
objective of the
Plan is to create a new area
for commercial
development.
The impending Hoosier
Heartland
Corridor
(HHC) connection provides
Logansport a
unique opportunity to increase
the tax base,
generate new jobs, diversity business
opportunities, and compete in a larger
marketplace.
The plan suggests the
further incorporation
of infrastructure,
transportation, and
utilities in
determining the city's
capacity for long
term growth in the
south.
The objective of the
Highway 35 Gateway
Commerce Economic
Development Plan
is to create a new
area for commercial
development centered
around the arrival
of the Hoosier
Heartland Corridor.
2-15
The Area is ideal for the Plan's purpose not only due to its close proximity
and access to the HHC but also due to
the large availability of lots for development. In the past lack of roadway
access and limited utility infrastructure
has hindered development of the area.
It is the aim of this plan to see the city
proactively install and upgrade necessary infrastructure.
The plan lists five statutory findings:
It will be necessary
to provide economic
incentives to support
infrastructure
redevelopment.
The Plan for the Area
promotes significant
opportunities for the
gainful
employment of
the citizens of
Logansport.
2-16
1. The Plan for the Area promotes significant opportunities for the gainful employment of the citizens of
Logansport.
2. It will be necessary to provide economic incentives to support infrastructure redevelopment.
3. The public health and welfare of
Logansport will be benefited by the
accomplishment of the Plan for the
Area by:
•
•
•
•
Providing sanitary sewers
Providing water services
Providing high quality roadways
Providing an infrastructure capable of sustaining growth
• Providing opportunities for new
jobs
• Providing opportunities to capture new commercial/industrial
investment creates a stronger
property tax base.
4. The accomplishment of the plan for
the area will be measured by the
attraction or retention of permanent jobs, an increase in the city tax
base, or other public benefits.
5. The plan conforms to other development or redevelopment plans for the
city of Logansport.
Other economic development strategies
listed in the Plan include:
• Providing TIF (Tax Increment
Financing) incentives for high-quality redevelopment
• Avoiding residential development in
the Area
• Participating in brownfield remediation
The plan is appended by a proposed
timeline.
Zoning Ordinance
Zoning is a means for putting the
Comprehensive Plan policies to work,
and the Zoning Ordinance contains
regulations designed to implement the
Comprehensive
Plan. It
includes but
is not limited
to land uses,
building form
standards such
as setbacks
and height,
signs, parking,
landscaping,
environmental
restrictions, and
site plan regulations. The
Logansport Zoning Ordinance dates
back to 1986, with subsequent amendments as recent 2007 when manufacturing regulations were revised.
Upon adoption of the updated
Comprehensive Plan, the Zoning
Ordinance will need to be updated to
reflect the plan’s new policies.
Subdivision
Control
Ordinance
Like the Zoning
Ordinance, the
Subdivision
Control
Ordinance is
device for implementing the
comprehensive plan. The
Subdivision
Control
Ordinance regulates the division of
land such as in new development. The
Subdivision Control Ordinance also
applies where the boundaries of an
existing lot are changed, such as when
a large lot is split into two or more lots.
The Logansport Subdivision Control
Ordinance dates back to 1987, with
subsequent amendments in 2004 and
2006. Like the Zoning Ordinance,
the Subdivision Control Ordinance
will need to be updated once the
Comprehensive Plan is updated.
The Zoning
Ordinance contains
regulations designed
to implement the
Comprehensive Plan.
*
*
*
The Subdivision
Control Ordinance
regulates the
division of land,
such as in new
developments.
2-17
NOTES
2-18
Historical Overview
3. Historical Overview
Logansport was first settled in 1826, but
for many years prior the Wabash Valley
was a popular trading spot between the
French and the Pottawatomie and Miami
tribes. The town itself was named after a
Shawnee scout, Captain Logan, who was
a casualty of the War of 1812. Logansport
was platted in 1828 and became part of the
recently-formed Cass County. The original plat lay between the Eel and Wabash
Rivers and extended east to what is now
Fifth Street.
Before Logansport's
incorporation, the
Wabash Valley was a
popular trading spot
between the French
and the Pottawatomie
and Miami tribes.
The first economic boost came only two
years after the city’s settling when the
Indian Agency, previously in Fort Wayne,
was relocated to Logansport. The move
was conducted by General John Tipton, an
important early resident of Logansport, who
was also responsible for routing Michigan
Road through the city. The move attracted
businesses and residents alike. Later that
year the clearing of heavily-wooded city lots
to make room for homes and businesses
began.
The arrival of the
Indian Agency to
Logansport in the
early 19th century
attracted both
businesses and
residents.
Photos: Cass County Historical Society.
3-
Historical Overview
Logansport has had a long-standing tradition as a transportation center. From the
time it was platted Logansport grew quickly
with improvements in transportation. The
Michigan Road, connecting Madison with
Lake Michigan, via Indianapolis, came to
Cass County in 1832. For decades this
road was the most important north-south
highway in Indiana.
The Wabash and
Eerie canal provided
Logansport with
an unprecedented
500 miles of
infrastructure from
which to receive and
send goods.
A trolley at Spencer Park. Source: Cass County
Historical Society.
Stuart & Bury Grocery. Source: Cass County Historical Society.
3-
In 1838 the city incorporated, and it began
to develop industries other than agriculture, enabled by the Wabash and Eerie
canal extending through Logansport in
1838. It provided access to almost 500
miles of canal extending as far away as
Toledo, Ohio and Albany, New York, making it the longest in United States history.
The canal ran along what is now Eerie
Avenue and turned north on Fifth Street.
With the canal allowing for goods to be
brought into Logansport on boats, industry and commerce were now a realistically
viable option. The heyday for the canal
coincided with the emergence of the first
railroads to the county during the 1850’s.
Railroads and mismanagement of the canal
led to its demise in 1875.
The first railroad was introduced in1852
and brought with it a new era of prosperity
for the city. By 1870, Logansport’s population boasted 12,000 residents. It was
around this time that the bank building
on Third Street and the various Italiantestyled commercial buildings were built
downtown. The railroad lines that ran
through Logansport, first the Newcastle
and Richmond line and the subsequent
Pennsylvania, Wabash, and Vandalia
trains, created a variety of railroad oriented
jobs and factories. The Wabash Depot, at
the south end of Ninth Street, was erected
and opened to the public in 1917 where it
stood for the next 71 years.
Historical Overview
The old Police Station in Downtown Logansport at the
northwest corner of Third and E. Broadway.
Source: Cass County Historical Society.
The building of all the railroads contributed
to much of the development of both city
and county. At one time Logansport was
the second city in Indiana in transportation
importance. This was due, not only to the
railroads, but also to the network of electric lines centering here. These inter-urban
lines came into general use about the
middle 1890’s and did a tremendous business until about 1915. The old inter-urban
depot was first located in a Broadway storeroom and was later moved to Third Street,
between E. Market and the Wabash River.
Barnes Hotel, Broadway & Third, 1925.
Source: Indiana State Library Picture Collection.
The railroad lines
that ran through
Logansport, first
the Newcastle and
Richmond line and
the subsequent
Pennsylvania,
Wabash, and
Vandalia trains,
created a variety of
railroad oriented jobs
and factories.
Due to its rail lines
and it's inter-urban
rails, Logansport
was, at one
point, the second
most important
transportation city in
Indiana.
3-
Historical Overview
With the rise of the
automobile came
the decline of the
railroads, and
Logansport saw
its final passenger
railroad discontinue
its service in 1970.
*
*
Revere Motor Car. Source: Cass County
Historical Society
With its agricultrual and industrial heritage, Logansport has long attracted waves
of immigrants and settlers, with each wave
coinciding with growth of industry. Earlier
waves of immigration included people of
German, Irish, English, Italian, Dutch, and
African American ancestry, each attracted
to Logansport at different periods by the
prospect of jobs and the qualites offered by
the city. In more recent years immigrants
and settlers have included those of Latino/
Hispanic ancestry from various Central
American countries, as well as Burmese
and others.
*
Logansport has long
attracted waves of
immigrants and
settlers, each wave
coinciding with
growth of industry.
The Roxy Theater. Source: Cass County
Historical Society
3-
As automobiles began to replace trains as
the primary form of passenger transportation, Logansport continued its entrepreneurial tradition. Many cars were manufactured in Indiana during the early part
of the century. Logansport produced two
models, the Bendix and the Revere. While
the Bendix only made a few vehicles, the
Revere operated in Logansport from 19171926, making more than 2600 automobiles. Logansport still maintains a variety
of automobile-related industries, although
they have since become more specialized
businesses. With the rise of the automobile came the decline of the railroads, and
Logansport saw its final passenger railroad
discontinue its service in 1970.
Community Profile
4. Community Profile
This chapter presents current demographic and labor profiles and trends in Logansport.
POPULATION TRENDS
Logansport’s proportionate share of Countywide population is similar to its share in 1970.
In 1960, Cass County had nearly 41,000
After declining as a proportion of total County
people. Forty-seven years later, in 2007, the
population in the decades of the 1970s and
population had decreased by about 1,700
1980s, the share Logansport’s population
people to almost 39,200 persons. The
comprised of the County-wide population
After declining
population reached a low in 1990 at 38,143
began to increase in the decade of the 1990s.
in the 1970s and
and increased by 2,787 persons by 2000
Logansport’s population also declined from
1980s, the share
to 40,930. The growth in the population
1960 to 1990, but experienced population
Logansport’s
of Hispanics accounts for much of the
growth between 1990 and 2000. The growth
population comprised
population increase since 1990. The Cass
in population relates primarily to an increase
of the County-wide
County Hispanic population increased from
of Logansport’s Hispanic population, which
population began
DEMOGRAPHIC
AND
LABOR
FORCE CHARACTERISTICS
AND
0.4 percent of the
total population in
1990
to represented
0.3 percent of all residents
in TRENDS
to increase in the
6.4 percent in 2000 and 10.7 percent in 2006. 1990 and 12.4 percent in 2000. The opening
decade
of the 1990s.
in 1996 of the large IBP/Tyson Foods pork
POPULATION TRENDS
Logansport comprises approximately
processing plant in Logansport attracted
49 percent of the County’s population.
Hispanic workers to the County.
Table 1 presents the population of Logansport and Cass County between 1960 and 2007.
TABLE
1
TABLE 1
Historical Population Trends for Cass County and City of Logansport: 1960 – 2007
1960
1970
1980
1990
2000
2007
Change
#
#
#
#
#
#
#
Cass County
40,931 40,456 40,936 38,143 40,930 39,193 -1,738
Logansport
20,106 19,255 17,899 17,525 19,732 19,140
-966
Logansport Share of Total
49.1% 47.6% 43.7% 45.9% 48.2% 48.8%
---County Population as Percentage
Sources: U.S. Census Bureau; Claritas; Gruen Gruen + Associates.
Change
%
-4.2
-4.8
-0.3
In 1960, Cass County had nearly 41,000 people. Forty-seven years later, in 2007, the
population had decreased by about 1,700 people to almost 39,200 persons. The population
reached a low in 1990 at 38,143 and increased by 2,787 persons by 2000 to 40,930. The
growth in the population of Hispanics accounts for much of the population increase since
1990. The Cass County Hispanic population increased from 0.4 percent of the total
4-
Community Profile
Between 1990 and
2000, the number
of households
in Logansport
increased by 780 or
11.3 percent.
TABLE 2
Population Projections for Cass County
HOUSEHOLD FORMATION AND AVERAGE
or 11.3 percent. TheProjected
growth in Projected
the number
Change
Changefor
2007
2010
2015
2020
2025
HOUSEHOLD SIZE
of Logansport households accounted
2007-2025
Estimate Projection Projection Projection Projection 2007-2025
75 percent of the growth in the base of
#
%
#
#
#
#
#
Household formation and household
households in the County.
Cass County
size (and income)39,193
are among
the basic
39,014
38,388
38,467
39,036
-157
-0.4
Population
determinants of the demand for housing
The
average
household
size
in
Cass
County
Sources: Indiana Business Research Center; Gruen Gruen + Associates.
and retail goods and services. Household
is higher than the average household size
formation
and
household
size
characteristics
forthe
Logansport.
average
household size
According to the Indiana Business Research Center,
Cass County The
population
is projected
alsoto
provide
an
indication
of
the
potential
of
2.54
persons
in
the
County
remained
decline by approximately 160 persons by 2025.
labor supply. Table 2 presents past
stable between 1990 and 2000, while the
household and household size data for both
average
household SIZE
size in Logansport slightly
HOUSEHOLD FORMATION AND AVERAGE
HOUSEHOLD
Cass County and Logansport.
decreased from 2.48 persons per household
to 2.46 persons per household. The Census
Household formation and household size (and income)
are among the basic determinants of
Between 1990 and 2000, the number of
Bureau estimates that the average household
the demand for housing and retail goods and services.
Household formation and household
households in Cass County increased
size for the State of Indiana as-a-whole
size characteristics also provide an indication of the potential labor supply. Table 3 presents
by 1,036 or 7.1 percent. The number of
approximates 2.52 persons per household.
past household and household size data for both Cass County and Logansport.
households in Logansport increased by 780
TABLE 3
TABLE 2
The growth in
the number
of Logansport
households
accounted for 75
percent of the
growth in the base
of households in the
County.
4-
Households and Persons Per Households: 1990-2000
Number Percent
1990
2000
Change
Change
#
#
#
%
Cass County
Households
14,636
15,672
1,036
7.1
Average Household Size
2.54
2.54
0.0
0.0
(persons per household)
Logansport
Households
6,875
7,655
780
11.3
Average Household Size
(persons per household)
-0.02
-0.8
2.48
2.46
1 Household population does not include persons living in group quarters.
Between 1990 and 2000, the number of households in Cass County increased by 1,036 or 7.1
percent. The number of households in Logansport increased by 780 or 11.3 percent. The
growth in the number of Logansport households accounted for 75 percent of the growth in
the base of households in the County. The average household size in Cass County is higher
than the average household size for Logansport. The average household size of 2.54
Community Profile
AGE DISTRIBUTION
The review of the age distribution data
indicates that Logansport has a higher
proportion of the population in their prime
working years than for the County as a whole.
The proportion of population above the ages
of 65 years old has declined by nearly four
percentage points to 14.4 percent in 2007 in
Logansport.
The shift upward in the 45-64 year age
The proportion of population under 18 years
category has been the largest shift in both
has declined by less than one percentage
the County
(6.1
percentage
points
to
over
in Logansport
1990
and
household. The Census Bureau estimates thatpoint
the average
householdbetween
size for the
State
of 2007,
26 percent)
andas-a-whole
Logansport
(5.5 percentage
from
nearly 27 percent to 26 percent. The
Indiana
approximates
2.52 persons per
household.
points to 22.6 percent). Consistent with the
age distribution of the population suggests
upward AGE
shift DISTRIBUTION
of the 45-64 years-old cohort,
that in the next 20 years the proportion of
the proportion of the population between the
the population in their prime working years
ages of 25and
44-years
declined
in
both
the
between
45for
and1990,
64 years
into
Table 4 presents the distribution of population
by age
2000, will
andage
2007
forthe
City andLogansport
County. This
age
cohort,
however,
typical
retirement
age
category
of
65+
and Cass County. The review of the age distribution data below indicates thatyears.
remainsLogansport
the largesthas
share
of total
population
a higher
proportion
of the population in their prime working years than for
at over 28
percent
of
the
population
in
the County as a whole.
Logansport.
TABLE 4
TABLE 3
Distribution of Population by Age of Logansport and Cass County: 1990-2007
City of Logansport
Cass County
1990
2000
2007
Change
1990
2000
20071
Change
Age
%
%
%
%
%
%
%
%
0-17
26.6
25.4
26.0
-0.6
26.7
25.8
25.4
-1.3
18-24
8.1
10.3
8.7
0.6
7.9
8.9
7.8
-0.1
25-44
29.9
29.3
28.3
-1.6
29.9
28.3
26.4
-3.5
45-64
17.0
20.1
22.6
5.5
20.2
22.6
26.4
6.1
65+
18.3
14.9
14.4
-3.9
15.2
14.4
14.1
-1.1
Total
100.0
100.0
100.0
0.0
100.0
100.0
100.0
0.0
1 Estimate for July 2006.
The County has experienced a larger shift than Logansport in the proportion of the
population from younger to older age people. The shift upward in the 45-64 year age
category has been the largest shift in both the County (6.1 percentage points to over 26
percent) and Logansport (5.5 percentage points to 22.6 percent). Consistent with the
upward shift of the 45-64 years-old cohort, the proportion of the population between the
Logansport has a
higher proportion
of the population in
their prime working
years than for the
County as a whole.
The age distribution
of the population
suggests that in
the next 20 years
the proportion of
the population in
their prime working
years between 45
and 64 years will
age into the typical
retirement age
category of 65+
years.
4-
Community Profile
ETHNIC AND RACIAL COMPOSITION
Compared to the
County as a whole,
Logansport has a
significantly higher
proportion of persons
of Hispanic origin (at
12 percent).
was comprised of persons of Hispanic
Table 4 presents estimates of the ethnic
origin. This growth relates to the IBP/
and racial composition of the population
Tyson Foods plant opening in 1996 which
of Logansport and Cass County. A
attracted Hispanics seeking employment
high proportion of the population in
opportunities. According to the book Apple
both Logansport and Cass County is
Pie & Enchiladas: Latino Newcomers in the
white. Compared to the County as a
Rural Midwest, approximately 65 percent
whole, Logansport has a significantly
of the 1,800 person workforce in 2001 at
higher proportion of persons of Hispanic
the Tyson Plant was comprised of Mexican
origin (at 12 percent). This shift has
immigrants. The City and County contain
occurred since 1990 when non-Hispanic
small proportions of African American,
whites made up nearly 98 percent of
Asians and persons of other races.
Logansport’s population. Of the 2,920
person increase in population between
ETHNIC AND RACIAL COMPOSITION
1990 and 2000, approximately 82 percent
Table 5 presents estimates of the ethnic and racial composition of the population of
Logansport and Cass County.
TABLE45
TABLE
In 2001
approximately 65
percent of the 1,800
person workforce in
at the Tyson Plant
was comprised of
Latino immigrants.
4-
Ethnic and Racial Composition of Logansport and Cass County: 1990-2000
City of Logansport
Cass County
1990
2000
Change
1990
2000
Change
Race
%
%
%
%
%
%
Caucasian
White
97.5
84.2
-13.2
97.9
90.5
-7.4
African
American
Black
1.2
1.7
0.5
0.9
0.9
0.0
Hispanic (any race)
0.3
12.4
12.1
0.4
6.9
6.5
Asian
0.2
0.7
0.5
0.3
0.6
0.3
Other
0.9
0.9
0.0
0.6
1.1
0.5
Total
100.0
100.0
0.0
100.0
100.0
0.0
Sources: U.S. Census Bureau; Gruen Gruen + Associates.
A high proportion of the population in both Logansport and Cass County is white.
Compared to the County as a whole, Logansport has a significantly higher proportion of
persons of Hispanic origin (at 12 percent). This shift has occurred since 1990 when nonHispanic whites made up nearly 98 percent of Logansport’s population. Of the 2,920 person
increase in population between 1990 and 2000, approximately 82 percent was comprised of
Community Profile
INCOME CHARACTERISTICS
Income is not only an important variable
for estimating retail demand but is itself
an indication of the vibrancy and structure
of the economic base. Table 6 shows the
estimated per capita and average household
income in Cass County and Logansport.
The figures are in 2008 dollars, or in other
words, have been adjusted to take into
account the effects of inflation.
In 1990, adjusted for inflation, the
average household income in Cass County
exceeded the average household income
for Logansport by approximately $10,000.
By 2000, the County’s average household
income had grown by 19 percent to nearly
$60,000. Logansport average household
income grew by an even larger amount to
over $52,000, although nearly 13 percent
less than for the County as a whole.
Between 2000 and 2007, Logansport's
average household income has declined
slightly by five percent, to $49,473.
According to the Census Bureau, the
average household income within the State
of Indiana currently approximates $57,600.
Income is not
only an important
variable for
estimating retail
demand but is
itself an indication
of the vibrancy
and structure of
the economic base.
TABLE 5
6
TABLE
Average Household Income and Per Capita Income: 1990-20071
Change
Change
Cass County
1990
2000
2007
1990-2000
1990-2007
Average Household Income
$50,049
$59,756
N/A
$9,707
N/A
Per Capita Income
$19,340
$23,285
N/A
$3,945
N/A
Logansport
$40,393
$52,248
$49,473
$11,855
$9,080
Per Capita Income
$16,744
$21,058
N/A
$4,314
N/A
1 Constant 2008 dollars.
Sources: U.S. Census Bureau; Claritas; Bureau of Labor Statistics; Gruen Gruen + Associates.
In 1990, adjusted for inflation, the average household income in Cass County exceeded the
average household income for Logansport by approximately $10,000. By 2000, the County’s
average household income had grown by 19 percent to nearly $60,000. Logansport average
household income grew by an even larger amount to over $52,000, although nearly 13
percent less than for the County as a whole. Between 2000 and 2007, Logansport average
household income has declined slightly by five percent to $49,473. According to the Census
Bureau, the average household income within the State of Indiana currently approximates
Between 2000 and
2007, Logansport
average household
income has
declined slightly
by five percent, to
$49,473.
4-
Community
Average Household Income and Per Capita Income: 1990-20071
Change
Change
Cass County
1990
2000
2007
1990-2000
1990-2007
SnapshotN/A
Workbook
Profile
$50,049
$59,756 Logansport
N/A
$9,707
Per Capita Income
$19,340
$23,285
N/A
$3,945
N/A
Logansport
Average
Household
Income
$40,393
$52,248
$49,473
$11,855
$9,080
DISTRIBUTION
OF HOUSEHOLD
INCOME
Per Capita Income
$16,744
$21,058
N/A
$4,314
N/A
1 Constant 2008 dollars.
points occurred so that by 2007, 19 percent
Table 6 presents estimates of distribution of
Sources:
U.S.
Census
Bureau;
Claritas;
Bureau
of
Statistics; Gruen
Gruen + Associates.
ofLabor
households
had incomes
in this income
household income, unadjusted for inflation,
of Logansport for 1990, 2000, and 2007.
Income has shifted
upward between 1990
and 2007. In 1990,
nearly 60 percent of
households had
income below $25,000.
By 2007, this
proportion had
fallen sharply to
approximately 28
percent.
Income categories
above $35,000 showed
the largest increase
in the proportion of
households in those
categories. The
largest upward shift
was in the $50,000$74,999 income
category.
4-
range. Compared to the State of Indiana,
In 1990, adjusted for inflation, the average household
incomehas
in Cass
County exceeded
the
Logansport
a relatively
small proportion
average
household
income
for Logansport
$10,000.
By 2000,incomes
the County’s
of households
with annual
above
Income
has shifted
upward
between
1990 by approximately
average
household
income
had
grown
by
19
percent
to
nearly
$60,000.
Logansport
average
$75,000 (approximately 11 percent).
and 2007. In 1990, nearly 60 percent of
household
grew
by $25,000.
an even larger amount
to over $52,000,
although
nearly 13
Approximately
one-in-four
households
households
had income
incomes
below
percent
less
than
for
the
County
as
a
whole.
Between
2000
and
2007,
Logansport
within the State are estimated toaverage
have
By 2007, this proportion had fallen
household
income
has
declined
slightly
by
five
percent
to greater
$49,473. than
According
to the Census
incomes
$75,000.
sharply to approximately 28 percent.
Bureau,
the average
income within the State of Indiana currently approximates
Income
categories
above household
$35,000 showed
$57,600.
the largest increase in the proportion of
households in those categories. The largest
DISTRIBUTION
HOUSEHOLD INCOME
upward
shift was in theOF
$50,000-$74,999
income category. A shift of 13.4 percentage
Table 7 presents estimates of distribution of household income, unadjusted for inflation, of
Logansport for 1990, 2000, and 2007.
TABLE 6
7
TABLE
Distribution of Household Income in Logansport: 1990-2007
1990
2000
2007
Shift 1990-2007
Annual Household Income1
%
%
%
%
Below $25,000
59.0
33.5
28.5
-30.5
$25,000-$34,999
19.5
18.7
16.9
-2.6
$35,000-$49,999
13.8
19.2
19.7
5.9
$50,000-$74,999
5.8
17.2
19.2
13.4
$75,000-$99,999
0.9
7.0
8.3
7.4
$100,000+
0.9
4.4
7.4
6.5
Total
100.0
100.0
100.0
0.0
1 Income presented in actual dollars and not adjusted for inflation.
1121 Lake Cook Rd Suite A, Deerfield, IL 60015 847-317-0634 Fax 847-317-0643
MIDWEST@GGASSOC.COM
PAGE 7
Income has shifted upward between 1990 and 2007. In 1990, nearly 60 percent of
households had incomes below $25,000. By 2007, this proportion had fallen sharply to
approximately 28 percent. Income categories above $35,000 showedCommunity
the largest increaseProfile
in
the proportion of households in those categories. The largest upward shift was in the
$50,000-$74,999 income category. A shift of 13.4 percentage points occurred so that by
2007, 19 percent of households had incomes in this income range. Compared to the State of
EDUCATIONAL ATTAINMENT
Indiana, Logansport has a relatively small proportion of households with annual incomes
above $75,000 (approximately
percent). Approximately
one-in-four households within
Table 7 presents for Logansport, Cass
Traditionally11Logansport's
local job market
the State are estimated
to have incomes
greater
thanof
$75,000.
County, and Indiana the educational
has included
a large
number
jobs in the
attainment of residents 25 years or older.
service and production industries that do
The relatively small
share
of annual
household
incomes over $75,000 in Logansport reflects
not
require
college
degrees.
the
relatively
low
levels
of
educational
attainment,
the availability of low-priced housing, the
Based on 2000 Census data, nearly 31
high
share
of
workers
in
lower-skilled
occupations,
and the high share of younger-aged
percent of Logansport residents over age 25
2
households
.
have some college education beyond
high
school. Nearly 10 percent have Bachelor's
EDUCATIONAL ATTAINMENT
Degrees.
Table 8 presents for Logansport, Cass County, and Indiana the educational attainment of
residents 25 years or older.
TABLE78
TABLE
Educational Attainment of Population 25-Years or Older: 2000
City of Logansport
Cass County
State of Indiana
%
%
%
Less than 9th Grade
6.9
4.6
5.3
High School, no Diploma
17.8
13.6
12.6
High School Graduate
44.3
45.5
37.2
Some College, no Degree
17.3
19.4
19.7
Associate’s Degree
3.7
4.9
5.8
Bachelor’s Degree
6.0
7.1
12.2
Graduate/Professional Degree
3.9
4.9
7.2
Total
100.0
100.0
100.0
Nearly 10 percent of
Logansport and 12
percent of Cass County
residents hold a
Bachelor's Degree
Note: The statisitcs refer to the highest level of education attained. Those with Graduate/Professional
Residents
of Logansport
have
lower
levels of
educational
attainment
residents
of Cass
Degrees
are assumed
to have also
attained
Bachelor's
Degrees,
so the total
proportionthan
of the
population
having
attained
Bachelor's
Degrees
with Graduate/Professional
County
and even
more
so theincludes
State those
of Indiana.
Based on 2000 Degrees.
Census data, 44 percent of
Logansport residents over age 25 did not complete any education beyond high school.
LABOR FORCE CHARACTERISTICS
Table 9 presents the occupational characteristics of the Logansport and Cass County labor
force in 1990 and 2000.
2
According to the Census, more than 60 percent of Logansport households were headed by a person
4-
Community Profile
LABOR FORCE CHARACTERISTICS
The proportion
of the labor force
engaged in farming
occupations has
declined to less than
one percent of the
total labor force.
Table 8 presents the occupational
characteristics of the Logansport and Cass
County labor force in 1990 and 2000.
Compared to Cass County, Logansport
experienced a larger upward shift in
more “blue collar” occupations such as
construction, production, transportation
and material moving type occupations. The
County experienced a larger upward shift in
its proportion of residents in “white collar”
occupations such as management and
professional related. In 1990, Logansport
and Cass County only had a two percent
differential in terms of proportion of
residents in “white collar” occupations. By
2000, this spread was larger at six percent.
The household, income, educational and
occupational data suggest the movement
of some better educated, higher-income
households in "white collar" occupations to
locations outside the City jurisdiction.
The proportion of the labor force engaged in
farming occupations has declined significantly
in both the County and City to less than one
percent of the total labor force. This likely
reflects the trend described below of the
consolidation of farms into fewer and larger
operations that are more mechanized and
which operate much more efficiently than
smaller-sized farms. The interviews suggest
some owners of farms maintain non-farm jobs.
TABLE 9
TABLE 8
1990 and 2000.
Compared to Cass
County, Logansport
experienced a larger
upward shift in
more “blue collar”
occupations such
as construction,
production,
transportation and
material moving type
occupations.
4-
Distribution of Logansport and Cass County Labor Force by Occupation: 1990-2000
City of Logansport
Cass County
1990
2000
Shift
1990
2000
Shift
%
%
%
%
%
%
Occupation
Management,
Professional and
15.1
16.6
1.5
17.2
22.6
5.4
Related
Service
20.2
18.1
-2.1
16.1
15.0
-1.1
Sales and Office
24.1
22.0
-2.1
23.4
20.8
-2.6
Farming, Fishing and
1.1
0.5
-0.6
4.4
0.8
-3.6
Forestry
Construction,
9.8
9.9
Extraction and
Maintenance1
39.5
3.3
38.9
1.9
Production,
33.0
30.9
Transportation and
Materials Moving1
1 Occupational classifications between the 1990 and 2000 Census changed such that construction, production
and materials moving-related groups are not individually comparable.
Compared to Cass County, Logansport experienced a larger upward shift in more “blue
collar” occupations such as construction, production, transportation and material moving
type occupations. The County experienced a larger upward shift in its proportion of
residents in “white collar” occupations such as management and professional related. In
1990, Logansport and Cass County only had a two percent differential in terms of
proportion of residents in “white collar” occupations. By 2000, this spread was larger at six
Community Profile
PROPORTION OF RESIDENTS WHICH
WORK OUTSIDE CASS COUNTY
Table 9 indicates that approximately 82
percent of the employed labor force in Cass
County (i.e., Cass County residents which
hold jobs) worked within the County in
2000.
This finding is consistent with Interviews
which indicate a very high proportion of
employees of businesses located in the
County have short commutes of less than
15 minutes and almost all have commutes
less than 30 minutes.
Interviews indicate
a majority
of employees
businesses located
in the County have
short commutes
of less than 15
minutes and almost
all have commutes
less than 30
minutes.
TABLE
TABLE10
9
Proportion of Cass County Resident Labor Force that Leave County to Work
2006
2006
#
%
Number of Persons Who Live and Work in Cass County
21,173
82.4
Number of Persons Who Live in Cass County but Work Elsewhere
4,510
17.6
Cass County Resident Labor Force
(persons who reside in the County and are in the workforce)
25,683
100.0
Sources: Indiana Department of Revenue, STATS Indiana; Gruen Gruen + Associates.
This finding is consistent with our interviews which indicate a very high proportion of
employees of businesses located in the County have short commutes of less than 15 minutes
and almost all have commutes less than 30 minutes.
HOUSING CHARACTERISTICS
Approximately
82 percent of the
employed labor
force in Cass
County worked
within the
County in 2000.
4-
Community Profile
TABLE 10
Proportion of Cass County Resident Labor Force that Leave County to Work
2006
2006
The type of housing in a community
#
%
or
region
relate
to
the
demographic
Number of Persons Who Live and Work in Cass County
21,173
82.4
of the
population
labor
Numbercharacteristics
of Persons Who Live
in Cass
County butand
Work
Elsewhere
4,510
17.6
force characteristics.
Table
10Force
summarizes
Cass County Resident
Labor
the
housing
characteristics
for
1990
and
(persons who reside in the County and are in the workforce)
25,683
100.0
2000
in Logansport.
Sources:
Indiana
Department of Revenue, STATS Indiana; Gruen Gruen + Associates.
two to 19 units has decreased by 123 units,
Between 1990 and
Between
1990
and
2000,
the
supply
of
1,710
in 1990
is consistent with our interviews which indicate from
a very
high units
proportion
of to 1,587 units
2000, the supply This finding
housing
units
in
Logansport
increased
by
in
2000.
Multi-family
housing
of two to 19
employees of businesses located in the County have short commutes of less than 15 minutes
of housing units
709allunits
or approximately
10minutes.
percent to
units have declined from over 23 percent
and almost
have commutes
less than 30
in Logansport
8,065 units. The share of detached single
to under 20 percent of the total housing
increased by
family
units
comprise
of
the
total
housing
supply. Multi-family housing containing
709 units or
supply has remained essentially stable
more than 20 units increased by nearly
approximately 10
at over 72 percent of total supply. Single
300 units to comprise approximately five
The type of housing in a community or region relate to the demographic
characteristics of
family attached units have remained stable
percent to 8,065
percent of total supply. The number of
the population and labor force characteristics.
as a proportion of total supply at only 15
mobile home and other housing units has
units.
percent of the total supply of housing. The
increased by 44 units to 108 units, or 1.3
Table 11 summarizes the housing characteristics for 1990 and 2000 in Logansport.
supply of multi-family housing containing
percent of total supply.
TABLE
TABLE1110
Number and Proportion of Housing Units by Type in Logansport: 1990-2000
1990
2000
Share of Total
Share of Total Change Change
1990
2000
# Units
%
# Units
%
# Units
%
Unit Type
Single Family Detached
5,369
73.0
5,839
72.4
470
8.8
Single Family Attached
103
1.4
122
1.5
19
18.4
Multi Family (2-19 units)
1,710
23.2
1,587
19.7
-123
-7.2
Multi Family (20+ units)
110
1.5
409
5.1
299
271.8
Mobile Home and Other
64
0.9
108
1.3
44
68.8
Total
7,356
100.0
8,065
100.0
709
9.6
4-10
Change
Share of Total
%
-0.6
0.1
-3.6
3.6
0.5
0.0
Between 1990 and 2000, the supply of housing units in Logansport increased by 709 units or
approximately 10 percent to 8,065 units. The share detached single family units comprise of
the total housing supply has remained essentially table at over 72 percent of total supply.
Single family attached units have remained stable as a proportion of total supply at only 15
percent of the total supply of housing. The supply of multi-family housing containing two
Community Profile
Table 11 summarizes the housing
characteristics for Cass County for 1990
and 2000. Relative to Logansport, Cass
County includes a higher share of single
family detached housing at 78.5 percent of
total supply. Cass County also includes
a higher but decreasing proportion of
mobile home and other housing units at 65
The increase in
percent (1,086 units in 2000, down from
comprised 48.5 percent of the total housing
the
housing stock
1,254 units in 1990). Overall, Cass County
supply in Cass County in 2000, compared
in Logansport
housing supply increased by 987 units, or
to 47 percent in 1990. Approximately
accounted
for 72
6.3 percent, from 15,633 units in 1990 to
75 percent of growth in multi-family
percent of the
16,620 units in 2000. The increase in the
units occurred in Logansport. A smaller
growth in Cass
housing stock in Logansport accounted for
proportion or a 55 percent change in the
72 percent of the growth in Cass County
County housing
number of single family units occurred in
number of mobile home and other housing units has increased by 44 units to 108 units, or
housing supply. Logansport housing
Logansport.
supply.
1.3 percent of total supply.
Table 12 summarizes the housing characteristics for Cass County for 1990 and 2000.
TABLE 12
TABLE
11
Number and Proportion of Housing Units by Type in Cass County: 1990-2000
1990
2000
Share of Total
Share of Total Change Change
1990
2000
# Units
%
# Units
%
# Units
%
Unit Type
Single Family Detached
12,187
78.0
13,042
78.5
855
7.0
Single Family Attached
145
0.9
187
1.1
42
30.0
Multi Family (2-19 units)
1,937
12.4
1,792
10.8
-145
-7.5
Multi Family (20+ units)
110
0.7
514
3.1
404
367.3
Mobile Home and Other
1,254
8.0
1,085
6.5
-169
-13.5
Total
15,633
100.0
16,620
100.0
987
6.3
Change
Share of Total
%
0.5
0.2
-1.6
2.4
-1.5
0.0
Relative to Logansport, Cass County includes a higher share of single family detached
housing at 78.5 percent of total supply. Cass County also includes a higher but decreasing
proportion of mobile home and other housing units at 65 percent (1,086 units in 2000, down
from 1,254 units in 1990). Overall, Cass County housing supply increased by 987 units, or
6.3 percent, from 15,633 units in 1990 to 16,620 units in 2000. The increase in the housing
stock in Logansport accounted for 72 percent of the growth in Cass County housing supply.
4-11
Community Profile
AGE OF HOUSING STOCK
48 percent of the
housing stock in
Logansport was
built before 1940.
Consistent with
limited population
growth trends, nearly
13 percent of housing
unit in Logansport
have been built since
1980, while a greater
proportion of 18
percent of the total
units in Cass County
1980.
4-12
Table 12 shows the number of housing
units by the year built in Logansport and
Cass County. 48 percent of the housing
stock in Logansport and 39 percent of the
housing stock in Cass County was built
before 1940. Another nearly 24 percent of
Logansport housing units and nearly 19
percent in Cass County was built in the
decades of the 1940s and 1950s. Nearly
25 percent of the housing units in Cass
County were constructed in the decades of
the 1960s and 1970s, while 15.5 percent
of Logansport units were constructed in
this time interval. Consistent with limited
population growth trends, nearly 13 percent
of housing units in Logansport have been
built since 1980, while a greater proportion
of 18 percent of the total units in Cass
County have been built since 1980.
TABLE 13
TABLE 12
Number of Housing Units by Year Built in Logansport and Cass County
Logansport
Cass County
Year Built
# Units
% Units
# Units1
% Units
1999-2006
353
4.4
901
5.2
1995-1998
191
2.4
698
4.0
1990-1994
81
1.0
439
2.5
1980-1989
410
5.1
1,081
6.3
1960-1979
1,239
15.5
4,255
24.7
1940-1959
1,903
23.8
3,233
18.7
1939 or Earlier
3,805
47.7
6,645
38.5
Total
7,982
100.0
17,252
100.0
1 As of July 2006 according to the United States Census Bureau’s housing unit estimates program.
Table 13 shows that 48 percent of the housing stock in Logansport and 39 percent of the
housing stock in Cass County was built before 1940. Another nearly 24 percent of
Logansport housing units and nearly 19 percent in Cass County was built in the decades of
the 1940s and 1950s.
Nearly 25 percent of the housing units in Cass County were
constructed in the decades of the 1960s and 1970s, while 15.5 percent of Logansport units
were constructed in this time interval. Consistent with limited population growth trends,
Logansport
Cass County
Year Built
# Units
% Units
# Units1
% Units
1999-2006
353
4.4
901
5.2
1995-1998
191
2.4
698
4.0
Logansport
Snapshot
Workbook
1990-1994
81
1.0
439
2.5
1980-1989
410
5.1
1,081
6.3
1960-1979
1,239
15.5
4,255
24.7
HOUSING VALUES
1940-1959
1,903
23.8
3,233
18.7
1939 or Earlier
3,805
47.7
6,645
38.5
Consistent with
Totala lower proportion
7,982 of
100.0
17,252
100.0
older housing
units,
Table to
14theshows,
1 As of July
2006 as
according
United States Census Bureau’s housing unit estimates program.
the median value of housing
units
in Bureau; Claritas; Gruen Gruen + Associates.
Sources: U.S. Census
Cass County exceeds the median value of
housing in Logansport in 1990 and 2000.
Table 13 shows that 48 percent of the housing stock in Logansport and 39 percent of the
housing stock in Cass County was built before 1940. Another nearly 24 percent of
In real terms, or taking into account the
Logansport housing units and nearly 19 percent in Cass County was built in the decades of
effects of inflation, the median value of
the 1940s and 1950s.
Nearly 25 percent of the housing units in Cass County were
Cass County housing increased by nearly
constructed in the decades of the 1960s and 1970s, while 15.5 percent of Logansport units
$21,000 from approximately $66,000 to
were constructed in this time interval. Consistent with limited population growth trends,
over $87,000 in 2000. This equates to
only nearly 13 percent of housing unit in Logansport have been built since 1980, while a
average annual appreciation of 2.8 percent.
in Logansport indicate that the relatively
greatervalue
proportion
of 18 in
percent
of the total less
unitsexpensive
in Cass County
The median
of housing
Logansport
housing suggested by the
1980.
increased at a higher real annual rate of
median value data in Table 14 holds down
3.1 percent or nearly $19,000, from about
Housing
$53,600
in 1990Values
to about $72,500 in 2000.
the cost of living and therefore wage and
salary requirements. Affordable housing
is an inducement to those industries that
Consistent
with
a
lower
proportion
of
older
housing
units,
as Tableof 14
shows thehousing
median a
The interviews conducted with
consider
a supply
affordable
value
of
housing
units
in
Cass
County
exceeds
the
median
value
of
housing
in
Logansport
in
representative of businesses operating
means to obtain and hold a work force.
1990 and 2000.
TABLE
TABLE 14
13
Median Value of Owner-Occupied Housing Units: 1990-20001
Real Annual
Growth Rate
1990
2000
Change
$
$
$
%
Logansport
53,646
72,516
18,870
3.1
Cass County
66,317
87,288
20,971
2.8
1 2008 constant dollars. Adjusted for inflation based on the Consumer Price Index (CPI) for
housing in Midwestern cities with fewer than 50,000 residents.
Sources: U.S. Census Bureau; Bureau of Labor Statistics; Gruen Gruen + Associates.
1121 Lake Cook Rd Suite A, Deerfield, IL 60015 847-317-0634 Fax 847-317-0643
MIDWEST@GGASSOC.COM
Community Profile
The relatively less
expensive housing
in Logansport holds
down the cost of
living and therefore
wage and salary
requirements — an
inducement to those
industries that
consider a supply of
affordable housing a
means to obtain and
hold a work force.
The median
value of housing
in Logansport
increased at a
higher real annual
rate of 3.1 percent
between 1990 and
2000.
4-13
PAGE 12
Community Profile
NOTES
4-14

Logansport Snapshot Workbook

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