New Comprehensive Plan Includes Maintaining Small Town Character

A proposed new comprehensive plan for Tipp City centers on principles including maintaining a small town character along with focusing on what the community has now versus aggressive growth.

The plan – called Imagine Tipp City - has been in the works since fall 2015 and was drawn up by staff and consultants Wendy Moeller from Compass Point Planning and Paul Culter of Jacobs Advance Planning Group.

Moeller and Matt Spring, city planner, outlined the proposed plan for the Tipp City Planning Board earlier this month.

The Planning Board recommended the plan’s approval by the City Council. The council will hold a public hearing on the proposed plan Feb. 6.

Spring said the city’s last comprehensive master development plan was completed in 2003.

The plan is a “long range planning tool that identifies the city’s policies and strategies related to the physical, economic and social development of Tipp City,” Moeller said.

Input for the plan was received from residents, property owners and business owners with several opportunities for input. Those participating were asked “to imagine what Tipp City might look like in the next 10 to 20 years,” Moeller said.

In addition to traditional input sessions, consultants talked with people at the city’s Yuletide Winters Gathering and Chamber of Commerce Winter Gala in late 2015. City staff also talked with students at Tippecanoe High School and with senior citizens.

A major goal of the new plan was to simplify it and focus on things important to the community, Moeller said.

“The previous plan looked at the entire township. We decided to look at what was realistically going to ever be served by Tipp City,” she said. 

The plan was broken into three priority growth areas beginning with the first priority of ensuring the stability of neighborhoods and business activity area within the existing city boundaries.

“In the short term the city should work to ensure that the existing infrastructure is adequate to accommodate the potential growth and expansion within this area,” the proposed plan states.

The priority two growth area was identified as expansion into areas offering the best options of more land for nonresidential expansion, “thus broadening the tax base, without requiring significant investments in the expansion of infrastructure,” the plan states.

The third for long-term growth would be other areas for expansions that would require investments in infrastructure. “The boundaries of these areas are based on natural development constraints such as floodplains to the east, Dayton Airport environs to the south, topography to the west and the city of Troy to the north,” the plan states.

“Let’s concentrate on what we have now was the focus of those talked to,” Moeller said.

Planning Board Chair Stacy Wall asked Moeller to rate the level of input received during the plan’s development. “We would always want more,” Moeller said, adding, however, the input was “fairly good for a community this size.”


Five guiding principles for future of Tipp City

Source: From proposed Comprehensive Plan Update

Maintain Tipp City’s Small Town Character

Protect Neighborhoods and Activity Centers

Ensure Housing Choice

Broaden Tax Base

Ensure Adequate and Efficient Infrastructure