​​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.