​​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.

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 and grow, and 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 for future generations. In unincorporated areas, achieving growth becomes increasingly difficult, scattershot, slower, less defined.  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 issues facing this community get lost.  The assumption being that we all want growth.  Those against that goal, should stop reading. 

The Hamilton County Success Story
Hamilton County, particularly the cities of Carmel, Fishers, Westfield, and Noblesville, has experienced remarkable success in development and growth. This success stems from strategic urban planning, infrastructure investment, and a focus on high-quality living environments. These achievements are the result of municipal initiatives, not county-led efforts. For instance, Carmel is nationally recognized for its extensive roundabout system and thoughtfully planned neighborhoods. The city’s emphasis on mixed-use developments, such as Carmel City Center and the Arts & Design District, has created vibrant, walkable communities. 

Carmel's annexation of the Home Place area in 2018 symbolizes this success. By expanding its boundaries, Carmel was able to extend its high-quality municipal services and implement consistent, comprehensive urban planning. This ensured that development in Home Place aligned with Carmel's vision for growth. The results are increased property values and improved infrastructure, further enhancing Carmel's reputation as a desirable place to live and work.

​Similarly, Noblesville’s annexation of land along the State Road 37 corridor demonstrates how municipal expansion can drive development. By incorporating this strategically located area, Noblesville attracted new businesses and residential developments, boosting the tax base and commercial activity. The annexation allowed the city to manage growth along this key transportation route, ensuring that development was coordinated with the city’s long-term plans. This strategic expansion has helped Noblesville maintain its momentum as a growing community.

The Avon Struggles
Avon, a western suburb of Indianapolis, did not incorporate until 1995.  It still faces challenges in planning and development due to its rapid growth without the same level of strategic urban planning. Unlike the Hamilton County city examples, Avon lacks a well-established infrastructure and cohesive vision, making it harder to manage growth effectively. The town's more limited resources and fragmented governance have contributed to difficulties in coordinating projects. As a result, Avon struggles to create the same high-quality living environments and level of investment that many of their peer cities have seen. 

Part 2:  The Overview 

Efficient Infrastructure Use
As shown by Hamilton County, a major advantage of municipal development is the efficient use of existing infrastructure. Concentrating growth within city limits allows essential services to be delivered more efficiently, reducing costs per capita and improving service quality. Large residential lots can negate this benefit by increasing the cost of sewer and water construction.

Annexation, adding nearby unincorporated areas into the city, allows municipalities to extend these benefits to new regions. Newly incorporated areas gain access to the city’s infrastructure and services, resulting in better resource management. Public transportation networks, for example, can be expanded to reduce traffic congestion and pollution, promoting a more sustainable urban environment.  Working an expanded transit system within the framework of multiple jurisdiction creates unnecessary complications.  

Environmental Sustainability
Urban sprawl is a significant concern for many growing communities. By focusing on municipal development and annexation, cities can help prevent sprawl and preserve the natural beauty of counties like Monroe. Concentrating growth within city boundaries protects rural and natural areas, maintaining vital ecosystems and agricultural lands.
Annexation also supports higher-density living and better urban planning, leading to shorter commutes, easier expansion of public transportation systems, and a smaller carbon footprint. This approach aligns with Bloomington's commitment to sustainability and ensures environmentally responsible growth.

Economic Growth and Stability
Annexation offers significant advantages to newly incorporated areas, making them more attractive to businesses. In Indiana’s strong mayor system, municipal governments are more responsive and can quickly address concerns. Former Mayor of Carmel James Brainard would have accomplished 10 percent of what  he did as a Hamilton County Commissioner.  Cities in Indiana have better infrastructure, access to a larger workforce, and enhanced services, driving economic growth, increasing job opportunities, and broadening the city’s tax base. Property values in annexed areas tend to stabilize or increase due to their proximity to amenities and services, benefiting residents and enhancing 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 for sustainable development. This reduces conflicts between city and county regulations and promotes cohesive development strategies. Annexed areas also benefit from well-coordinated emergency services, leading to faster and more effective responses in times of need. Additionally, residents of annexed areas gain a stronger voice in city governance, allowing them to participate in decisions, including serving on municipal boards and commissions.

The Challenges for County Government
While annexation brings numerous benefits to cities, it poses challenges for county governments like Monroe’s. A primary concern is the potential loss of revenue that counties rely on to fund essential services like highways, jails, and court systems. As more areas are incorporated into cities, counties may see a reduction in their tax base, leading to budget constraints. Additionally, counties may lose control over certain areas, complicating the management of regional infrastructure and services. These issues underscore the importance of careful planning and collaboration between city and county governments to ensure that annexation benefits all parties involved.
​
The Strategic Benefits of Annexation
Annexation should not be about merely expanding city boundaries. Critics might argue that Bloomington's former mayor pursued just that during his annexation proposal. However, the focus should be on unifying community planning and improving service delivery. By incorporating nearby areas, cities can better manage growth, ensuring that new developments align with goals for sustainability, economic stability, and quality of life.

Conclusion
Looking to the future, focusing on municipal development, managing population growth, and strategically pursuing annexation are key to ensuring a thriving, sustainable city. By concentrating growth within city limits and incorporating nearby areas into the fold, municipalities like Bloomington can make the most of its resources, grow responsibility 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.

Indiana's 2024 whirlwind legislative session drew to a close on Friday, March 8th. Leadership in both chambers had signaled an intent to keep this year's session short--presumably to allow members maximum time to campaign in an election year. While brief, this session still had its fair share of fireworks (particularly around dedicated bus lanes, wetlands, child labor, higher education, and antisemitism) and a number of bills have been sent to Governor Holcomb for his signature.

Two bills that the Chamber tracked and publicly took a stance on met different fates. HB 1108, authored by Rep. Dave Hall, passed both chambers and was signed into law by the Governor. This bill eases slope restrictions for residential development, expanding the amount of usable land for housing in Monroe County. Given Monroe County's extreme housing shortage, the Chamber supports a variety of housing options to help ease the pressure on the market. Check out our previous Advocacy Matters post for the Chamber's testimony on this bill.

SB 52, which would have prohibited dedicated bus lanes, looked as if it was on course to pass both chambers before falling at the 11th hour. While this bill was nominally intended to target Indianapolis' Blue Line, the Chamber raised concerns about the impact such legislation could have on planned transit projects in Monroe County and the way in which federal funding for future projects could be jeopardized. A deal between the City of Indianapolis, statehouse leaders, and IndyGo means this bill did come for a final vote in the House. IndyGo-related legislation has become somewhat of a theme in recent statehouse sessions so don't be surprised if this issue comes up again next session.

Other bills that got a lot of attention included:

• HB 1383 which critics claim strips protections for the state's few remaining wetlands--signed by the governor
• HB 1093 repeals some restrictions on working hours for 16-18 year olds and provides exemptions for 16-18 year olds to work on hazardous farm jobs--signed by the governor
• SB 202 links university tenure and promotions to the encouragement of free expression and intellectual/political diversity--signed by the governor
• A number of bills such as SB 2 and HB 1102 were passed in an attempt to address Indiana's ongoing childcare shortages--both bills were signed by the governor
• HB 1002 aimed to define antisemitism as discrimination in educational settings. This bill attracted a large amount of controversy due the very specific definitions of antisemitism used by the International Holocaust Remembrance Alliance. A compromise definition was reached but the bill was vetoed by Gov. Holcomb who expressed concerns that the compromise language may be confusing and not adequate enough
• Two local legislators, Sen. Shelli Yoder and Rep. Peggy Mayfield, collaborated to try and repeal the sales tax for menstrual products. Rep. Mayfield was able to get a provision added to SB 256 when it was heard in the House. However, this provision was struck in the final compromise version of the bill agreed upon by the House and Senate.

Having worked as a legislative assistant in the two legislative sessions prior this one, it was a strange feeling not being at the Statehouse every day getting intimately involved with the various pieces of legislation. Session, whether long or short, is often chaotic but I have fond memories of my time there and encourage everyone to watch session (either online or in-person in the gallery) and committee hearings. I firmly believe in civic engagement and that it is important for residents across our state to understand how the legislative process works.