In the News

from the e-Truth, Elkhart, IN, 6.16.04

Land-use issues addressed
Suggestions include zoning rules update, development goals


Truth Staff

DUNLAP -- Planning for the future isn't easy work, and it won't be finished tomorrow.

Elkhart County officials dealing with land-use issues may be under a little more pressure to act following Tuesday's brainstorming session sponsored by the Economic Development Corp., with significant involvement from the Horizon Project.

Presenters made it clear that the county needs to update its zoning rules, some more than 40 years old, to set the course for residential and business growth -- and once that's done, review the plan regularly to make sure development goals have been met.

But land-use issues rarely bring consensus because of clashes between long-held beliefs about property rights and the role of government in development matters. A balance has not been found between a landowner's ability to sell 3-acre lots and the potential disruption of the drainage systems, wildlife patterns and traffic.

The day's keynote speaker, former Maryland Gov. Parris Glendening, urged local officials to set aside differences and consider the impact of today's decisions on future generations.

"My state is at the center of the anti-sprawl movement, and proof you can have a vibrant economy without sacrificing all the land," said Glendening, a Democrat and founder of the Smart Growth Leadership Institute. "We decided we would be pro-growth, but we would not support growth at any cost."

Development brings additional tax base into the community, creating jobs and giving workers places to live. Residential growth can take place on 3 acres or more without most of the government's regulations, but has the potential to create driveways every 200 feet on county roads. With subdivisions, closer lots mean more septic systems in a smaller area.

Both of those issues, and many more discussed Tuesday, have to be resolved by local government using taxpayers' money.

"There's nothing more expensive than having to go back and fix problems after the fact," said Bob Watkins, the county's environmental health director.

Mike Yoder, a dairy farmer and Republican candidate for county commissioner, added, "Sprawl is, simply, tax-subsidized development. ... Part of what is holding us back is the political leadership in this county. Now, it seems, we may have the critical mass to make these changes."

The commissioners would have to give their advisory plan commission direction on updating the comprehensive plans and making ordinance changes. One planner said the process could take up to two years, but the effort will be necessary.

Land-use policy shouldn't be made -- and cannot be successful -- without the input of the farming community, according to Elkhart County Councilman Jim Hartman.

"Those folks are controlling a lot of the future, because they have probably 70 percent of the land attractive for development," Hartman said. "You're talking about changes here that are playing with his future finances, and yet that group is barely represented here. ...

"A lot of what I have heard here today is nonsense," Hartman said. "You're telling people what they can do with their property -- is that the American way?"
Watkins insisted the zoning issues aren't about being restrictive, but rather making all developments adhere to county rules. Uniformity makes business easier for both the planners and developers, according to retired attorney Bob Pfaff, a member of the Horizon Project.

"I wish we could all accept the possibility that we do not have heaven on earth here and we can do better," Pfaff said.

Horizon Project
In 2003, a group of community leaders unveiled a comprehensive plan to improve the economy, education and quality of life in Elkhart County. The Horizon Project is directed by Bill Johnson, the retired chief executive of Goshen Rubber, and includes businessmen and elected officials.

Specifically on land use, Horizon advocates countywide planning with uniform standards. Developments should be encouraged to locate within sewer service boundaries, and all development plans should be reviewed by an appointed or elected board -- essentially eliminating the practice of building one home on 3 acres or more of land with few regulations.

More information about the plan, as well as a list of participating members, is available on the Internet at www.elkhartcountyhorizonproject.org.