The 2024 General Election is now only 48 days away. A lot has happened since our last Elect Connect event. The Primary Election may has determined which candidates we can now pick from for a range of offices up and down the ballot. Not to mention the fact that the race for President got quite a shake-up earlier this summer.

During my course of study in Bloomington and my time as a fellow here at the Chamber, I've always felt that Bloomington has been very civic-minded and engaged. It would make sense for the city hosting our state's largest institution of higher education. Yet, maybe this is a sort of tunnel vision that comes from the bubble of a university campus and working in advocacy. Nonetheless, I was surprised to see that Monroe County's turnout of 63% in the 2020 election, was lower than the state average (65%). Only 16 other counties had turnout rates at the same or lower levels than Monroe County. While the turnout rates of those 17 counties offers some interesting correlations and points for discussion, I will leave that for another time.

One our missions here at the Chamber is to foster civic engagement. As such, we want to make sure we do our part to increase our turnout. First and foremost, there is still time to register to vote. In fact, you have until Oct. 7 to do so. You can go to indianavoters.in.gov to check your voter registration status or to register to vote online. If you'd like to vote in person or have any questions, you can contact the Monroe County Election Central at 812-349-2690. Second, Monroe County Election Central has released its list of polling locations. Those can be viewed using this link. Additionally, we have set up an election page on our website to help provide information on candidates for Monroe County-specific races. Finally, we're hosting our Elect Connect event on October 9th at the John Waldron Arts Center from 3:00-4:30pm where we'll hear from candidates vying for the County Commissioner District 3 and State Representative District 62 seats. To register for this free community event, use this link.

We look forward to seeing Monroe County's increased turnout in this election.

​​On September 24th, our county's Plan Department will hold a public hearing to discuss proposed changes to the Monroe County Development Ordinance (CDO). As this document significantly impacts our community's growth and development, it's crucial to understand its history, current state, and potential future. This post aims to provide you with an overview of the CDO, with a focus on residential zoning and recent efforts to streamline zoning designations.

WHITE PAPER Response to the CDO 

The CDO is undergoing significant revisions, marking the first major update since the 1997 Comprehensive Plan. One of the most notable proposed changes is in residential density regulations. The new ordinance seeks to promote higher density in certain areas, particularly those close to existing infrastructure and public services, while preserving lower-density residential zones in more rural or environmentally sensitive areas. This shift is aimed at accommodating the county's growing population while also managing sprawl, encouraging the development of more compact, walkable communities, and making better use of public transportation options.

What is the CDO & How DO I USE IT - VIDEO 

Key Changes:

1. Streamlined Zoning: The county is reducing zoning designations from 45 to 16, making it easier for property owners to understand applicable rules.
2. Revised Land Use: Allowed uses are being reduced from 372 to 174, potentially impacting what can be built or operated in different areas.
3. Density Adjustments: Some areas, particularly north of Bloomington, will see lower density limits, while others near Bloomington and Ellettsville may allow for greater density.

​The proposed changes reflect a shift towards smart growth principles, emphasizing mixed-use development, environmental preservation, and infrastructure efficiency. However, these changes also bring challenges and potential unintended consequences that our community needs to address.
Housing and Economic Development Concerns:

• The revision proposes changing about 9,300 acres from higher-density residential to lower-density rural designation.
• Residential acreage would decrease from 9.9% to 5.8% of county land, while rural acreage would increase from 83.1% to 87%.
• Business-zoned acreage would decrease by 12%, and industrial-zoned land would fall by 1%.

These changes could exacerbate existing housing shortages and affordability issues. With Monroe County's median home price at $300,900 (compared to $180,500 in neighboring Lawrence County), we must ensure that housing remains attainable for our workforce.

1. Housing Affordability and Availability:
   • Reduced residential acreage may limit housing supply, potentially driving up costs.
   • Larger minimum lot sizes in some areas (e.g., 2.5 acres instead of 1 acre) could promote sprawl and reduce housing density.
   • The CDO should consider provisions for diverse housing types, including duplexes, townhouses, and accessory dwelling units (ADUs).
2. Economic Development:
   • Reduction in business-zoned acreage may limit opportunities for commercial growth.
   • The CDO introduces more flexible zoning categories for commercial and mixed-use developments, which could stimulate business growth if implemented effectively.
   • Industrial development may be constrained by requirements for sewer access, which is currently limited in some areas.
3. Infrastructure and Services:
   • The CDO emphasizes development near existing infrastructure, which could lead to more efficient use of public resources.
   • However, restrictions on wastewater treatment facilities may hinder growth in areas lacking sewer access.
4. Environmental Considerations:
   • The update prioritizes environmental preservation, particularly in rural and environmentally sensitive areas.
   • However, larger lot sizes in some areas could lead to increased land consumption and habitat fragmentation.
5. Community Character:
   • The CDO aims to preserve the character of rural communities while allowing for some expansion.
   • Balancing growth with preservation will be crucial for maintaining Monroe County's unique identity..

Key Considerations for the Future:

• How can we balance the need for housing affordability with environmental preservation?
• What strategies can promote economic growth while maintaining our community's character?
• How can we ensure infrastructure development keeps pace with growth?
• What provisions are needed to adapt to changing demographics and workforce needs?

​The CDO update presents an opportunity to shape a vibrant, sustainable future for Monroe County. By engaging in this process, we can work together to create a community that balances growth, affordability, and quality of life for all residents.

Remember, your voice matters in this process. Take the time to understand these changes and share your thoughts with county officials. Together, we can create a development ordinance that serves the needs of our diverse and growing community.

At last night's County Council and today's County Commissioner meeting, both the Greater Bloomington Chamber of Commence (GBCC) and the Ellettsville Chamber advocated for an alternate site to the North Park location. 

HERE are the public comments from President & CEO of the GBCC Eric Spoonmore and Ellettsvile Chamber Board President Christa Curtis made to the Monroe County Commissioners at their regularly scheduled August 14th meeting. 

Below is the joint letter than went out to County public officials from both Chambers.  

Cities must evolve, grow.  Any discussion about urban development and population management must include annexation. The goal is to create communities that benefit current residents and ensure sustainable growth.  In unincorporated areas, achieving growth becomes increasingly difficult, scattershot, slower, less defined.  Monroe County remains the definition of this difficulty. In contrast, cities typically have the vision and resources needed for long-term urban planning. 

In the heated debate on Bloomington's annexation case, much of the issues facing this community gets lost.   The Chamber has no stance on the legal matters facing the city's annexation bid.  However,  there remains a firm belief that as  Bloomington thrives, so does the region. The community is seeing the benefits in the Envision Ellettsville Plan.  A wonderful opportunity to address the housing shortage and to create the quality of life we here have come to expect. The assumption always being that we all want growth. 

The Hamilton County Success Story
The cities of Carmel, Fishers, Westfield, and Noblesville of Hamilton County, have seen remarkable success through strategic urban planning, infrastructure investment, and a commitment to creating high-quality living environments. These achievements result from initiatives led by individual municipalities, not county-level efforts. For example, Carmel is nationally recognized for its extensive roundabout system and well-planned neighborhoods. The city's focus on mixed-use developments, such as Carmel City Center and the Arts & Design District, has fostered vibrant, walkable communities admired throughout the state.
 
Carmel's annexation of the Home Place area in 2018 exemplifies this success. By expanding its boundaries, Carmel extended its high-quality municipal services and implemented consistent urban planning. This allowed Home Place to align with Carmel's vision for growth, resulting in increased property values and improved infrastructure, further solidifying the city's reputation as a desirable place to live and work.
 
Similarly, Noblesville’s annexation of land along the State Road 37 corridor shows how municipal expansion can spur development. By incorporating this strategic area, Noblesville has attracted new businesses and residential developments, boosting the tax base and commercial activity. This annexation enabled the city to manage growth along a key transportation route, ensuring it aligned with the city’s long-term plans. This careful planning has helped Noblesville maintain its momentum as a thriving community.
 
Avon’s Struggles
In contrast, Avon, a western suburb of Indianapolis, faces significant challenges in planning and development due to its rapid growth and delayed incorporation, which only occurred in 1995. Unlike the cities in Hamilton County, Avon lacks the same level of strategic urban planning and infrastructure, making it difficult to manage growth effectively. Limited resources and fragmented governance have contributed to problems in coordinating projects. As a result, Avon struggles to provide the high-quality living environments and investment seen in its peer cities. Traffic congestion, particularly during peak hours, remains a significant issue for residents.
 
                                                                                     Part 2: The Overview

Efficient Infrastructure Use
Hamilton County demonstrates the benefits of municipal development, especially in terms of efficient infrastructure use. Concentrating growth within city limits allows essential services to be delivered more efficiently, reducing costs per capita and improving service quality. Large residential lots, however, can negate these benefits by increasing the cost of building sewer and water infrastructure. Monroe County's push for residential lots to be 2.5 acres, as proposed in changes to the CDO, places a burden on builders and complicates the provision of necessary infrastructure.
 
Annexation, which brings unincorporated areas into the city, enables municipalities to extend the advantages of city services to new regions. This results in better resource management. For example, public transportation networks can be expanded, reducing traffic congestion and pollution, thus promoting a more sustainable urban environment. Expanding transit services across multiple jurisdictions, however, can create complications. Currently, extending transit services outside Bloomington’s incorporated areas requires another layer of government approval and appropriations.
 
Environmental Sustainability
Urban sprawl is a concern for many growing communities. By focusing on municipal development, cities can help prevent sprawl and preserve the natural beauty of areas like Monroe County. Concentrating growth within city boundaries protects rural and natural areas, maintaining ecosystems that are vital to the region. Annexation also supports higher-density living and improved urban planning, leading to shorter commutes, easier transit expansion, and a smaller carbon footprint. This approach aligns with Bloomington's sustainability goals and promotes environmentally responsible growth.
 
Economic Growth and Stability
Annexation offers significant economic benefits to newly incorporated areas, making them more attractive to businesses. Under Indiana’s strong mayor system, municipal governments are more responsive and can address concerns quickly. For instance, former Carmel Mayor James Brainard achieved much more than he could have as a Hamilton County Commissioner. Cities in Indiana tend to have better infrastructure, a larger workforce, and enhanced services, which drive economic growth, increase job opportunities, and expand the tax base. Property values in annexed areas typically stabilize or increase, benefiting residents and bolstering local government revenues, which in turn allows for further investment in public services and infrastructure.
 
Stronger Governance and Planning
Effective governance and planning are essential for any growing city. Annexation gives municipalities greater control over regional planning, ensuring that growth aligns with the city’s long-term vision. This reduces conflicts between city and county regulations and fosters cohesive development strategies. Annexed areas also benefit from well-coordinated emergency services, resulting in faster and more effective responses. Additionally, residents of annexed areas gain a stronger voice in city governance, allowing them to participate in decisions and serve on boards and commissions.
 
The Challenges for County Government
While annexation brings numerous benefits to cities, it presents challenges for county governments like Monroe’s. A primary concern is the potential loss of revenue that counties rely on to fund essential services such as highways, jails, and court systems. As more areas are incorporated into cities, counties may experience a shrinking tax base, leading to budget constraints. Additionally, counties may lose control over certain areas, complicating the management of regional infrastructure and services. These challenges highlight the need for careful planning and collaboration between city and county governments to ensure that annexation benefits all stakeholders.
 
The Strategic Benefits of Annexation
Annexation should not be about merely expanding city boundaries. Critics of Bloomington's previous mayor argued that his annexation proposal focused too heavily on expansion. However, the true goal of annexation should be unifying community planning and improving service delivery. By incorporating nearby areas, cities can better manage growth, ensuring that new developments align with sustainability, economic stability, and quality-of-life goals.
 
Conclusion
Looking ahead, focusing on municipal development, managing growth, and strategically pursuing annexation are essential for ensuring thriving, sustainable cities. By concentrating growth within city limits and incorporating nearby areas, municipalities like Bloomington can make the most of their resources and continue to grow responsibly for decades to come.

​Stormwater management is crucial for urban planning and environmental conservation. With expanding urban areas and climate change bringing more frequent and intense rainfall, managing stormwater effectively is vital.  Planning must prevent flooding, protect water quality, and maintain sustainable development. Local governments play a pivotal role in implementing and overseeing stormwater management practices.

As of July 1st, Indiana introduced new guidelines requiring local governments to enhance their stormwater management practices. These regulations mandate stricter controls on stormwater runoff, emphasizing the use of green infrastructure and improved water quality standards. Implementation must include a management plans, focusing on reducing pollutants and managing flood risks. The guidelines also increase the accountability of municipalities to ensure that stormwater systems are maintained and effective in mitigating environmental impacts.

On July 17th the BEDC and BASCI hosted an event provided significant insights into the current state of stormwater policies and practices in Monroe County. With roughly 100 guests in attendance, the event underscored the high level of interest and concern surrounding this topic. Here, we explore the key takeaways from the event, including positive feedback, concerns raised, and opportunities for improvement.

Positive Feedback 
The event was a success, drawing a maximum-capacity crowd and facilitating meaningful discussions between the public and representatives from three different local governments. Attendees appreciated the collaborative spirit, seeing various government entities come together to address stormwater management issues. The panelists dedicated nearly two hours to presenting information and answering questions, highlighting their commitment to transparency and public engagement.

Numerous guests expressed gratitude for the event, noting the importance of such forums in fostering understanding and cooperation between the public and government officials. The high turnout and positive reception indicate a strong community interest in stormwater management and a willingness to engage in dialogue about potential solutions.

​Concerns Raised by Attendees
Despite the positive reception, several concerns were voiced by attendees, reflecting the complexities and challenges inherent in stormwater management:

1. Increased Costs and Complexities: Some guests expressed worries that the updated stormwater management processes add costs, time delays, and complexities to an already challenging system for navigating local government approvals, particularly in the City and County. This, they argued, could increase housing costs and development expenses, furthering the perception that Monroe County is a difficult place to do business. Additionally, the intricate requirements may create barriers for new or outside firms, deterring them from engaging in local projects.
2. Burden on Local Governments: The shift from planning to stormwater management, coupled with potential changes in enforcement, places additional burdens on local governments. Attendees questioned whether local governments have the necessary staff and resources to manage this increased workload effectively. Supporting local governments in this transition is critical to ensure that they can handle the demands of enhanced stormwater management policies.
3. Challenges for HOAs: Homeowners' associations (HOAs) face significant challenges under the new stormwater management requirements. Concerns were raised about the expectations placed on HOAs, the handling of responsibilities when properties are sold, and the management of stormwater systems in the absence of an HOA. Addressing these issues is essential to prevent overburdening homeowners and ensure effective stormwater management at the community level.
4. General Frustration with Government Processes: The event highlighted a broader frustration with local government processes, with some attendees fearing retaliation for voicing their concerns. This underscores the need for a more streamlined and transparent system that encourages open communication and collaboration between the public and government entities.

Opportunities for Improvement
The July 17th event also presented several opportunities for improving stormwater management practices and fostering better collaboration between stakeholders:

1. Support for HOAs: Organizations like BASCI and BEDC can compile a list of contractors to assist HOAs in navigating the new requirements. This resource can be presented at the County's August 15th HOA event, helping homeowners manage their stormwater systems more effectively. Additionally, local governments are open to suggestions for improving the HOA-management system, recognizing that homeowners may not have the expertise to handle these responsibilities independently.
2. Quantifying Costs and Impacts: One attendee suggested that local governments quantify the time and monetary costs associated with the new stormwater management changes. This information could help assess the impact on affordable housing development and guide future policy decisions. Tracking these costs and impacts will provide valuable data for refining stormwater management practices and ensuring they do not disproportionately burden specific sectors.
3. Follow-up Events: Hosting a follow-up event in six months would allow stakeholders to review progress, discuss updates, and identify areas for continued improvement. Regular events can foster ongoing dialogue and collaboration, ensuring that stormwater management practices evolve in response to community needs and feedback.

Building a Collaborative Approach to Stormwater Management
The overarching theme of the July 17th event was the desire to be good partners in advancing the community. Effective stormwater management requires a collaborative approach that involves local governments, businesses, homeowners, and community organizations. By working together, stakeholders can develop solutions that balance environmental protection with economic growth and community well-being.

Recommendations for Moving Forward
To achieve a more effective and collaborative stormwater management system, the following recommendations should be considered:

1. Streamlining Processes: Simplifying the approval processes and reducing bureaucratic hurdles can make it easier for developers and businesses to comply with stormwater management requirements. This can help attract new firms and promote sustainable development in Monroe County.
2. Providing Adequate Resources: Ensuring that local governments have the necessary staff, training, and resources to manage stormwater policies effectively is crucial. This may involve increasing funding, offering professional development opportunities, and leveraging technology to streamline operations.
3. Enhancing Public Engagement: Encouraging open communication and transparency between the public and government officials can build trust and reduce frustration. Creating platforms for residents to voice their concerns without fear of retaliation is essential for fostering a positive and collaborative environment.
4. Supporting Homeowners and HOAs: Providing resources and support to HOAs and homeowners will help them navigate the complexities of stormwater management. This includes offering educational materials, connecting them with contractors, and developing clear guidelines for property transfers and stormwater responsibilities.
5. Monitoring and Evaluation: Regularly assessing the impact of stormwater management policies on development costs, environmental outcomes, and community satisfaction will help identify areas for improvement. This data-driven approach can guide policy adjustments and ensure that stormwater management practices remain effective and equitable.

Conclusion
Stormwater management is a critical issue that requires the concerted efforts of local governments, businesses, and communities. The July 17th event highlighted the importance of collaboration and dialogue in addressing the challenges and opportunities associated with stormwater policies. By working together and implementing the recommendations outlined above, Monroe County can develop a stormwater management system that protects the environment, supports sustainable development, and enhances the quality of life for all residents.

Economic development over the last three decades has evolved. No longer is the basic strategy of lavishing corporations with incentives to move or expand enough or even the best use of resources. Low taxes and little regulation can only push the economy so much. Mississippi prides itself on low corporate taxes and little regulation, yet it's hard to find its success story. US News ranks their economy dead last.

Right now, skilled labor is at a premium. At no time in this country’s history has labor been more mobile. Workers can choose where to live. Quality of place takes center stage. Communities need to provide the amenities young professionals and families are looking for.  Parks, trails, safety, a vibrant downtown take center stage.

One area of quality of life where the Greater Bloomington Chamber of Commerce (GBCC) was ahead of the curve is its investment in K–12 public education agencies. In 1999, the Chamber formed its 501-C3 foundation, or “feel-good” arm, called the Franklin Initiative. Since 2019, it has been known as the Success School. While Indiana has blindly moved its focus toward charter schools and vouchers, the Chamber has doubled down on partnering with our two award-winning school districts in the county. GBCC understood that families probe, “How are the schools?” when contemplating a move into a community.  Both MCCSC and RBB  provide a sense of identify and civic pride. 

The Success School is a vehicle for the GBCC to provide a community benefit that uniquely fits our mission with the resources only the Chamber can provide. It connects students’ learning to real-world experiences to motivate them to gain the knowledge, skills, and abilities necessary to achieve. It facilitates partnerships and programs between the education and business communities that increase student engagement. The Chamber’s 850+ members across multiple sectors enjoy sharing their passion with our local youth. These volunteer opportunities also help retain employees by building a connection to the community and its future.

While the Success School has had its peaks and valleys, the 2023-2024 school year proved to have one of our largest impacts.  See Below:  

For the past several years, the Greater Bloomington Chamber of Commerce has advocated for policies and solutions designed to harness the potential of existing vacant commercial property in Bloomington. In 2021, the Chamber partnered with MPA students from IU's O'Neill School for a capstone project to analyze revitalization efforts in other cities and to provide recommendations for both the Chamber and the City to consider going forward. That report can be found here.

Written just as the pandemic was beginning to wane and the world was returning to some sense of normalcy, this report provided a number of recommendations to help Bloomington bounce back from the difficulties of the pandemic. Nearly three years later, many of these recommendations still ring true. Time has also given us the opportunity to analyze new proposals, analyze data on established proposals, and determine which proposals have risen to the top as "best practices". Below are some proposals designed to activate vacant properties that have caught our eye and could be a basis for further consideration going forward.

• Temporary Activation Strategies
  • Create regulatory flexibility for pop-up uses through temporary use permits
    • ​Austin, TX created a Pop-Up Retail Ordinance in 2011 (25-1-364) that allows for the issuance of temporary Certificates of Occupancy. Occupants must comply with underlying zoning regulations. Permits can be issued for up to 45 days and renewed once for a maximum of 90 days
• ​Covington, KY's "Vacant Property Incentive"
  • ​Developers who turn vacant, historic buildings into move-in commercial space would be reimbursed a portion of payroll taxes created by future tenants
    • ​Wouldn't kick in until tenants are moved in an operating, creating an incentive for developers to ensure properties are occupied
      • ​This program could be narrowly re-tooled to target first-floor vacant spaces
• ​California's AB 68
  • Permits accessory dwelling units (ADUs) within existing multifamily residential structures
    • Could be used to convert vacant retail space already within multifamily residential structures into ADUs

An interesting proposal could also see the creation of a Makers Collective. This proposal would bring a food hall setup to non-culinary uses. This would allow smaller startups to gain traction in the local community while operating in a low-cost system. Under this system, a master tenant or building management company can lease a large space & subdivide it into smaller units. Given Bloomington's unique profile as a university town with a fantastic business school and strong research capabilities, this Makers Collective model could also be re-tooled into a grant-supported start-up program in coordination with IU Ventures or the Bloomington Urban Enterprise Association. A great model for this is Berlin Technical University's EINS start-up space.

Whether proposed as part of the O'Neill capstone project or showcased as examples in this post, it is clear that there are a lot of ways that the vacant first-floor commercial space in Bloomington can be reactivated to help boost and diversify our city's economy. It's now up to city administrators and business leaders to find a model that best fits for Bloomington and to bring it forward.

Above is a  short video from Eric Spoonmore, President/CEO of the Greater Chamber of Commerce.  Here,  he outlines the mathematics on why voting in the Democratic Primary on May 7th is in your best interest.  He will also take the time to explain myths associated with party alignment in the state of Indiana.   

While Bloomington and the surrounding area is known more for its lakes than rivers, there has, nonetheless, been a proposal to create a riverfront district in Bloomington. Per Indiana code, a "river" is defined as any flowing body of water (or even a part of a body of water) and adjacent land. This broad definition gives communities wide latitude when setting up a riverfront district. The Bloomington proposal would see Miller-Showers Park (with its flowing canal) and the surrounding area designated as such a district.

But what is a riverfront district and why is it important? In Indiana, businesses within a riverfront district may apply for an alcohol permit through the state's Alcohol & Tobacco Commission, regardless of the quota allotted to their municipality. This could also help to free up permits currently being used in Bloomington if a permit holder decided to relaunch in the riverfront district. While a recent sale of a three-way liquor license garnered up to $275,000 here in Bloomington, recipients of the riverfront liquor licenses pay an annual fee of $1,000. The north side of Bloomington is seeing rapid residential growth and encounters a lot of tourists coming to Bloomington for sports events. Yet the northside also lacks an anchor. A Miller-Showers riverfront district could be such an anchor and would be a huge boon for economic development and revitalization efforts on the north side of town. Furthermore, such a district would help to increase visitors to the park and enhance the Bicentennial Gateway area.

Many cities like Carmel, South Bend, Columbus, Madison, Kokomo, and more have successfully implemented a riverfront district. Is it time for Bloomington to get in the game as well? The "river" at Miller-Showers Park might be small, but its economic impact could be mighty if the city were to adopt a riverfront district there.