City of Jasper hears options for Truman Road property

The Jasper Board of Public Works and Safety heard a presentation on options for an 11-acre city-owned property adjacent to Truman Road.

The presentation was developed by Matt Doukakis, an MBA candidate with Indiana University’s Kelley School of Business, who presented four development options with pathways that balance maintenance costs with community benefits.

The property, located on Truman Road and St. Charles Street, consists of 7 acres of grassland and 4 acres of woodland, with approximately 60% of the property within a 500-year floodplain. The city currently maintains the property by mowing it eight times per year at a cost of around $3,500 annually.

The property’s strategic location offers advantages, including road access on the southern portion, partial utility access, and future connectivity to the multimodal pathway system planned for the area.

“The purpose of this presentation is not to give a single recommendation on the pathway forward, but more so to kind of present an outline of the four main avenues that are most viable for this parcel,” Doukakis said.

The first option involves converting the parcel into a naturalized open space by hiring a local ecological consultant to plant native wildflower seeds and reducing mowing frequency. This approach would lower maintenance costs to approximately $600 per year Doukakis estimated and offers flexibility for future development decisions.

However, Doukakis noted potential public perception challenges with this option. “The local community may misinterpret the intent by the city if there was not a clear communication that it was intentful,” he said, adding that naturalized spaces take about three years to reach full maturity.

The second option builds upon the first by adding a pathway to create a more defined community amenity. This would involve constructing a quarter-mile loop trail connecting to the planned multimodal pathway along St. Charles Street.

While this option would likely generate a positive community response, it requires a significant initial investment of over $100,000 for pathway construction using grass, asphalt or gravel materials. The high upfront cost would also reduce future flexibility for alternative uses of the property.

The third option involves converting the parcel into a wetland, taking advantage of the property’s natural characteristics. Two flowing streams already collect at a basin capable of supporting aquatic life, and the soil composition is suitable for wetland development.

“Wetlands are great concentrations of biodiversity, so it would make a significant impact,” Dukakis explained. This option would reduce long-term maintenance costs to around $2,100 per year and provide enhanced stormwater retention capabilities.

A significant financial incentive exists for the wetland option through a Department of Natural Resources grant program that covers 80% of construction costs up to $100,000. This could reduce the city’s investment to $16,000-$20,000 instead of the full $80,000-$90,000 construction cost.

However, wetlands are highly regulated areas that would permanently limit future development options. “After being formed into a wetland, it would be a major hassle to try and upend that forward,” Dukakis noted.

The fourth option involves selling the property, which would generate short-term revenue and eliminate ongoing maintenance responsibilities. The sale process would cost approximately $18,000 for appraisals, public notices and auction house services.

Finding a willing buyer presents challenges due to the property’s size and floodplain constraints.

Commercial buyers find the property less attractive due to floodplain development restrictions, which increase construction costs and complexity.

Doukakis emphasized that each option serves different priorities of the city. “If the city is mostly concerned about just lowering the maintenance costs of the property, then naturalized open space probably the best option,” he said. For community amenities, the recreational pathway would be ideal, while the wetland option best serves ecological improvement goals.

An incoming class of 12 students from IU’s School of Public and Environmental Affairs will continue the research over the coming weeks. Their work will focus on confirming city priorities, investigating grant eligibility for wetland construction, and conducting community listening sessions to gauge resident preferences.

“With all these factors being considered in depth by that incoming SPIA class, the city will be able to have the best information possible to really make an informed decision that will lead to success long term,” Doukakis concluded.

City officials expressed interest in the wetland-banking potential, though Doukakis noted that becoming a wetland bank involves a complex process that may not be practical given the relatively small acreage involved. However, opportunities exist to coordinate wetland creation with other city projects that impact existing wetlands.

The city has previously attempted to sell the property, including efforts around 2016 when it was offered at auction alongside the Park Place Estates property, but was unable to find buyers due to the maintenance requirements and development constraints.