Introduction
Chapter 1
The City/County Strategic Growth
Plan
Coordinated land use planning
between a city and county promotes compact growth patterns in appropriate
locations, reduces public infrastructure costs, and encourages the retention of
viable agricultural operations and open space.
To forward these goals, the
2000 Linn County Rural Land Use Plan has called for adoption of City / County
Strategic Growth (CCSG) plans and intergovernmental agreements between the
County and each city in the County.
This Ely / Linn County
CCSG plan and related intergovernmental agreement will provide for coordinated
implementation of both the County and City Land Use Plans, specifically in
Ely’s fringe area. This document looks
twenty years into the future, and offers a framework for appropriate growth and
development during that period. By considering the impact of future development
well into the 21st century, a direction can be established to guide
the creation of regulatory tools such as the intergovernmental agreement,
zoning ordinances, subdivision regulations, and annexation procedures.
In
addition, overall goals are outlined and specific policy guidelines are
recommended to achieve those goals. The plan, however, is not meant to be a strict
blueprint, but rather a guide for officials in their decision-making.
The Planning Process
This Plan is the culmination of a seven month-long planning process that
involved many citizens in and around Ely in creating a vision for the area’s
future. The process was managed by the East Central Iowa Council of Governments
through monthly public work-sessions.
Public meetings were held to establish a common vision and reachable
goals for the next twenty years¹. Finally, overall goals and policies were
established to achieve the stated vision.
The planning process should be an ongoing endeavor. The success of this
plan will require the support of citizens as well as the City Council and Board
of Supervisors. While no plan could possibly foresee every issue, the goals and
strategies developed in this plan will provide flexibility for elected and
appointed officials and area residents in successfully planning for the future.
¹ Descriptions of each town
meeting are listed in Chapter 2 of this Plan.
Character and Overall
Development Goals Chapter 2
Public Participation
The crucial element in any plan is ensuring that the wishes and hopes the residents hold for their community is represented in the content of the plan. If the plan does not accurately reflect the needs and desires of area residents, the plan will have little value.
Five town meetings were held during the planning process. The first meeting was an introduction of the CCSG plan concept. The second meeting was an interactive planning session with over twenty residents taking part to identify a future vision for the area. The session involved three small groups (7-10 people per group) identifying and prioritizing positive qualities that need to be maintained, as well as future concerns of the area that need to be addressed. This exercise was held at the beginning of the process for two reasons:
• The critical elements for the future vision are
identified early in the process ensuring
that appropriate problem identification occurs at the very beginning;
• Public participation is crucial for creating an
effective and appropriate plan. By having town meetings at the beginning of the
process, every resident has an opportunity to direct a future vision for the
planning area.
Each member of each small group individually identified his or her positive qualities and future concerns on a 3x5 note card. Then, within each group, all members listed those qualities and concerns on a large sheet of paper (many replies were similar between group members and were condensed into a single quality or concern). At that point, each participant awarded points to prioritize the composite small group list of qualities and concerns using a 3 point value system. Three points were given to their highest priority; 2 points to the second highest priority and 1 point for their third highest priority. Totals were then added up to establish an overall prioritized listing for each small group’s qualities and concerns.
The following page contains a composite of all three of the small group’s prioritized positive qualities and future concerns².
²This
is only a composite of each group’s priorities. Many of the positive qualities
and future concerns were condensed into an over-all quality or concern that
were deemed equal. This was based on ECICOG staff’s interpretation and, while
reflective of the overall priorities, may or may not reflect the individual
priorities of the citizens present.
The
plan’s appendix contains a listing of each small group’s identified qualities
and concerns.
|
Overall Positive Qualities |
Points |
|
Friendly,
small town feel / sense of community / quiet / country living |
30 |
|
Rural,
scenic setting / large open spaces / natural / clean air / wildlife |
27 |
|
Good
location / close to CR, Iowa City, airport, highways, parks |
24 |
|
Good
school system, including Kirkwood |
17 |
|
Low
crime / safe community |
10 |
|
9 |
|
|
Clean,
well maintained city |
5 |
|
Good
fire department |
4 |
|
Historic
preservation |
3 |
|
Affordable
housing options available |
2 |
|
Cooperative
spirit / work ethic |
2 |
|
Good
library |
2 |
|
Citizens
interested in town |
1 |
|
Good
agriculture |
1 |
|
Low
traffic |
1 |
|
Sparsely
populated |
1 |
|
Trails |
1 |
|
Walking
distance from everything |
1 |
|
Overall Concerns and Challenges |
Points |
|
Uncontrolled
growth / loss of farmland due to growth / losing small town atmosphere due to
growth |
31 |
|
Lack
of commercial and industrial development / need for tax base |
25 |
|
Pollution
on Hoosier Creek watershed |
9 |
|
Water
quality / sewer system adequacy |
9 |
|
Zoning
and plan development |
8 |
|
Traffic
– congestion / safety, bikes and autos |
7 |
|
Ely
will be surrounded and consumed by CR / cut off from Highway 30 and 380 |
6 |
|
6 |
|
|
Poor
and certain municipal budget |
6 |
|
Lack
of recreation facilities for children and youth |
5 |
|
Cost
of utilities / curbs and sidewalks |
4 |
|
High
taxes |
4 |
|
Junkyards
/ trash |
3 |
|
Land
owner rights / eminent domain |
3 |
|
Crime
in certain areas |
2 |
|
Maintenance
of public areas |
2 |
|
Cost
of gas to commute is very high |
1 |
|
Indistinguishable
neighborhood identity |
1 |
|
Lack
of destination amenities |
1 |
|
Resistance
to change |
1 |
|
Rural
roads |
1 |
In addition to identifying qualities and
concerns, citizens at the second meeting also participated in a mapping
exercise. The mapping was intended to identify resident’s preferred areas for
future growth or for protection from future development.
Staff
then created a composite map of each small group’s preferred agricultural/open
space areas, preferred residential areas and preferred commercial areas. These
composite maps were referenced to establish the overall Future Land Use map for
the Ely two-mile planning area.
The plan and agreement
will ultimately be adopted by the City Council and the Board of Supervisors and
filed with the Secretary of the State of Iowa and with the Linn County Recorder
in compliance with Chapter 28E of the Code of Iowa.
Positive Qualities and Future Concerns
Ely’s location just minutes southeast of the Cedar Rapids metro area helps define how area residents perceive their community. Many residents live in the area to take advantage of the amenities of a large population center while living in a smaller, rural-setting. During the second town meeting, many residents felt the community’s small-town, friendly atmosphere was its best asset along with the attractive, scenic area.
Concerns expressed at this meeting included several planning related issues. Many residents were concerned about sprawling, unplanned development around their community. The benefits of a small-town and rural-like settings are being challenged by increased development and population growth. As a result of these forces, many area residents are concerned that the growing population could have negative impacts on the area. This provides the context for the challenges the area will face over the next 20 years:
• How can the expected growth continue without compromising the small-town, rural atmosphere residents have come to value so highly?
Assuring the quality of life for current and future residents begins with good design of proposed developments. Beyond good schools and public services, quality of life means pedestrian friendly neighborhoods, parks, trails and open space, and appropriately designed commercial areas in suitable locations.
Good design includes development that adapts to the topography of the landscape. Mature trees are incorporated into new developments, while woodlands and wetlands are preserved for recreation, wildlife and watershed protection.
Other aspects must be involved in assuring quality development. Location, amount, sequence and type of development all play a role in assuring new growth fits within the existing community character.
This plan and intergovernmental agreement should be used when reviewing proposed developments within the planning-area. Chapter 3 of the plan establishes areas where future development should be encouraged and areas to be preserved, as well as what development standards should be used in reviewing development proposals. Development standards may include, but are not limited to the County’s Rural Land Use Plan and applicable Development Ordinances, the County’s Land Evaluation and Site Assessment (LESA) system and Ely’s Comprehensive Plan and zoning and subdivision ordinances.
Without specific
criteria for the preferred character and type of development, land use tools
(intergovernmental agreements, zoning and subdivision ordinances) may not fully
achieve the vision for the area. Therefore, it is important to identify the
preferred vision. This begins with an overriding vision statement:
Ely and Linn
County will manage future growth in the fringe-area by encouraging:
1) Compact,
incremental residential growth in the Urban Service Area
2) Commercial growth
in appropriate areas
3)
Rural-residential growth in appropriate areas
4) The
protection of farming operations, environmentally sensitive land and
the quality of
life area residents have come to expect.
The establishment of goals and policies provides the opportunity to pursue growth and development where appropriate and to limit growth as necessary to achieve the vision. It is the intergovernmental agreement (contained herein) and specific development ordinances that implement the vision of the plan. As such, specific goals and policies are established in an effort to provide a clear and logical basis for future growth.
Overall Goals and Policies
for the Ely Fringe-Area
• Allow compact, incremental development in
appropriate locations.
1.1 Establish an Urban Service Area to provide
sufficient land for orderly future City development.
1.2 Direct new residential and commercial growth to areas as shown in the Future Land Use map within the Urban Service Area. These areas should have the natural and man-made capacity to support development.
1.3 Direct low-density rural residential
development to areas designated on the Future Land Use map. This type of development may be allowed in areas
adequately served by public facilities, near existing rural residential
development, meeting appropriate LESA thresholds and will not infringe on
neighboring agricultural activities.
1.4 Encourage the appropriate use of conservation subdivision/cluster design within the Rural Residential district to better address open space needs and maintain the rural character of the area.
1.5 Require adequate facilities and services
at the time of development.
1.6 Encourage a land use pattern which efficiently utilizes the capacity of the existing transportation system.
• Protect prime farmland and viable agricultural
uses.
2.1 Retain prime agricultural land, as
designated on the Future Land Use Map.
2.2 Direct new growth away from agricultural
areas, as designated on the Future Land Use Map.
2.3 Minimize conflicts and incompatibilities
between agricultural and non-agricultural land uses.
• Conserve natural areas and promote watershed
protection.
3.1 Protect fragile and critical natural
resource areas, including flood plain areas, wetlands, natural prairies, wooded
areas and other environmentally sensitive areas.
3.2 Protect and enhance the quantity and
quality of potable groundwater
and surface water supplies through watershed planning and best-management
practices.
3.3 Address drainage and stormwater management
as a regional issue through best-management practices such as rain gardens,
wetlands, and green infrastructure.
3.4 Preserve and incorporate existing mature
trees into proposed developments and design streets and lots around important
natural features.
• Provide and protect community recreational and
open space and quality of life.
4.1 Encourage pedestrian/bike trails and
greenway linkages to existing trail systems.
4.2 Encourage the appropriate use of
conservation subdivision/cluster design to better address open space needs and
maintain the rural character of the area.
4.3 Ensure new developments minimize light
pollution through updated zoning standards.
• Protect private property rights.
5.1 Ensure that development regulations are
reflective of and proportional to a real need.
5.2 Equitably balance the rights of property
owners with responsibilities to adjacent property owners and the community at
large.
Plan Review and Revision
private development, through the year 2027. As local and regional
conditions change,
accordant changes to the policies and the Future Land Use Map will be
required to keep the plan current.
It is recommended that the entire plan and
intergovernmental agreement be carefully reviewed annually to insure that the
policies and land use maps are consistent with current trends. The result of the
annual review may be to recommend revisions to the policies, the Future Land
Use Map, or the implementation program.
The Planning and Zoning Commission from the City and County (as well as
staff) shall review the plan and identify recommended revisions and forward
recommendations to the Council and Board of Supervisors respectively, which
shall then make the final decision on any changes. This authority should be used with
discretion, however, since much of the value of the plan can easily be lost
through frequent or arbitrary changes.
Intergovernmental Agreement
The fringe-area agreement between the City of Ely and Linn County, on the following pages, establishes the framework for orderly growth and development and the maintenance of the positive qualities within the planning area. By utilizing the agreement, the vision contained in this CCSG plan can be realized.
Between
The City of Ely, Iowa and Linn County, Iowa
_______________ ___, 2007
This Agreement is entered into pursuant to Chapter 28E of the Code
of Iowa, by and between the City of Ely, Iowa, hereinafter referred to as
“City” and Linn County, Iowa, hereinafter referred to as “County” to-wit:
Whereas, Chapter 354, Code of Iowa, allows the
City to establish a fringe-area within two miles of the city for the purpose of
reviewing and approving subdivisions, and Chapter 354 further grants the City
the authority to require subdivisions within the fringe- area to adhere to the
City’s subdivision standards and conditions unless the City establishes
alternative standards and conditions for subdivisions by means of a 28E
Fringe-Area Agreement with the County; and
Whereas, it is in the interest of the
City and the County to establish policies for the orderly growth and development
within the two-mile extraterritorial jurisdiction of the City; and
Whereas, the City and County mutually
agree that such policies are necessary to effectively and economically provide
appropriate services for future growth and development.
Now, Therefore, the parties hereto, do
agree for themselves and their respective successors as follows:
SECTION 1. Statement of Intent
The purpose of this
agreement is to provide for the orderly and coordinated development of land, as
well as to preserve the availability and use of land for agricultural
production and the protection of environmentally sensitive land.
SECTION 2. Development Policies for the Fringe Area
As provided in Chapter
28E in the Code of Iowa, the City and County agree that each area shall
have applied to it the following development policies. The areas are within the
two-mile jurisdiction of the City. The policies will affect growth patterns,
annexation, zoning and subdivision review, and coordination of land use
regulations between the City and County. The areas are as follows:
Area
1: Agricultural Area
Area 2:
Rural-Residential Development Area
Area 3: Urban Service
Area
Area 4: Rural
Commercial Area (two different options)
Area 1: Agricultural
Area (AA)
Location: All properties
located outside of the corporate boundaries of the City of Ely as shown on the
Future Land Use Map as AA.
Policy: To enhance and protect the viability of agricultural operations in such areas by restricting the proliferation of non-compatible uses as established in the County’s Rural Land Use Plan.
Recommended Agricultural
Land Uses: Agricultural Commercial
Limited Rural Residential
Park, Recreation and Open Space
Exclusive Uses (as defined in the
County’s Rural Land Use Plan)
Justification: This area is not included in the City’s
long-range growth plan. Land in this area is best suited for agricultural uses.
Zoning Procedure: Rezoning and Conditional Use Permit applications shall be
sent to both the City and County. Review and comment by the City is required
before final action by the County.
Subdivision Subdivision applications shall be sent to both the City
and County.
Procedure: Final
action by the City is required before final action by the County.
Of Service: Agricultural
Areas (AA).
Other Design Follow the County’s Rural Land Use Plan and all
applicable
Standards: development
ordinances and standards.
Area 2: Rural-Residential
Development
Area
(RRDA)
Location: All properties
located outside of the corporate boundaries of the City of Ely as shown on the
Intergovernmental Agreement map as RRDA.
Policy: To allow for low density, rural character
residential development as established in the County’s Rural Land Use Plan.
(RRD2 as defined)
Recommended Rural-Residential
Land Uses: Agricultural
Justification: This area is not included in the City’s
long-range growth plan. Land in this area is best suited for low density, rural
residential development.
Zoning Procedure: Rezoning and Conditional Use Permit applications shall be
sent to both the City and County. Review and comment by the City is required
before final action by the County.
Subdivision
Subdivision applications shall be
sent to both the City and County.
Procedure: Final
action by the City is required before final action by the County.
Of
Service: Rura- Residential Development Areas
(RRDA).
Other Design Follow the County’s Rural Land Use Plan and all
applicable
Standards: development
ordinances and standards.
Area 3: Urban Service Area
(USA)
Location: All properties located outside of the corporate boundaries
of the City of Ely as shown on the Intergovernmental Agreement map lying within
the proposed Urban Service Area (USA) boundary.
Policy: To provide sufficient land for orderly future City development.