County Development Ordinance (CDO) Set for Overhaul

​​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.

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