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AREA PLAN COMMISSION
EVANSVILLE- VANDERBURGH COUNTY
Room 312 Civic Center Complex
1 N.W. Martin Luther King, Jr. Blvd.
Evansville, IN 47708
2004-2025 COMPREHENSIVE PLAN COMMENTS
Date: June 9, 2004
Name: Westside Improvement Association, Inc.
Contact: Fred Padget
2345 Skyline Drive
Evansville, IN 47712
Phone: 428-2529
E-Mail: fcpadget@aol.com
Following are suggestions from Westside Improvement Association for
consideration to be included in the subject plan. Following our specific
suggestions is a more detailed discussion and rationale for each suggestion.
RECOMMENDATIONS/SUGGESTIONS
Sec 6, General Land Use
p. 6-1
p. 6-5 & 6
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We suggest supporting the purchase of development rights for farmland
preservation as appropriate and in fitting with the Comprehensive Plan.
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An impact analysis should also be required when any significant loss of farmland
is involved regardless of the project since our farms are a significant economic
benefit to the area.
Sec 7, Residential
p. 7-6
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We have serious concerns about increased traffic and the roadways to
satisfactorily accommodate the increased traffic. We are specifically concerned
with the five point intersection at Upper Mount Vernon, Tekoppel, Hogue and West
Virginia Street. We also have concerns about Hogue Road with the planned
construction of
Carpentier Creek Pavilion, Red Bank Road with the new super Wal-Mart and all of
the feeder roads that will be affected by the improvement to Route 62 Lloyd
Expressway and the elimination of many access points.
Sec 7, Residential
p. 7-14 & 15
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We feel more emphasis should be placed on completion of the Pigeon Creek
Greenway and the impetus to economic growth that the Greenway will provide.
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The subdivision approval process should be modified so that the same approval
process for all other rezoning applies to subdivisions. This can be corrected
with appropriate changes to our current zoning ordinances. Change to our zoning
ordinances require only local approval, as I understand, and the change to
rectify this major deficiency in the approval process should be of the highest
priority.
Sec 8, Commercial
p. 8-6
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The community, in conjunction with business and real estate professionals, needs
to develop a strategy for dealing with unused commercial buildings.
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We should require landscape buffering, “green” parking areas for that once or
twice a year overflow parking, perhaps permeable pavers, and architectural
requirements for the “big box” stores. Zoning ordinances should be amended to
reflect those requirements.
Sec 9, Central Business District
p. 9-7
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A comprehensive review of traffic patterns within the city, and perhaps some
outside the city, should also be a high priority.
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At the same time, let’s review our traffic lights, especially in the city. Is
there any need to have red lights when traffic is at a minimum; evenings, off
hours, etc.?
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The policy for improved signage needs to be re-classed from long term to short
term with a high emphasis for improvement.
Sec 10, Industrial
p. 10-4
Sec 11, Rural
p. 11-2
Sec 12, Economic Development
p. 12-1
p. 12-19
Sec 19, Public Utilities
p. 19-3 & 6
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One of our highest priorities as a community must be providing water and sewer
service to all of the City of Evansville.
Similarly, water and sewer services should be expanded in the county as the plan
suggests with a goal for all the county having water available and a majority of
the county having sewer service within the earliest possible time frame.
Sec 20, Plan Implementation
p. 20-8
DISCUSSION
General
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The Area Plan Commission Staff and the Executive Director are to be complimented
for putting together the 2004-2025 Comprehensive Plan and deserve a great deal
of thanks for the work and effort put into it. We know it is not an easy task.
Taken in its’ entirety and with detailed reading and study, the plan is an
excellent base to work from over the next several years. The comments and
suggestions we make are not intended to be critical of the plan nor the effort
put into it but rather to express thoughts from our perspective that we feel
should be considered when finalizing the plan.
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In that regard, our overriding concern is not the plan itself but the
implementation of the plan. The plan acknowledges that it is only a guideline
and rightfully so under state law. However, at the May 12, 2004 Public Input
Meeting many comments were made that the process should be market driven with
little or no regard to the plan. One comment went so far as to suggest that a
philosophy of laissez faire
should be maintained regarding market forces as they impact land use decisions.
Although this subject is not within the scope of the plan, it is short sighted
thinking and, in our opinion, detrimental to good economic growth and
appropriate land use in the long term. To think that government does not put
restrictions and controls on the market in many beneficial ways is simply out of
touch with reality. We will address this more specifically as we proceed with
our discussion.
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Also at the May 12th meeting, Mayor Weinzapfel expressed a concern for
additional regional planning specifically as it concerns the planned I-69
corridor and both Warrick and Gibson County. We very much agree with that and
also the continued effort toward regional planning with all bordering counties
including Henderson and Posey County. We are a regional center and if we are to
continue our leadership in that role, which helps drive our economic
development, we must continue an intense effort of regional planning.
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The plan speaks of “mixed use” and Ken Robinson, Executive Director - Vision
e, spoke of more development like Franklin Street. We agree with the concept
of some mixed use in appropriate areas, perhaps the downtown area or some
industrial tech centers with limited commercial or residential. We would urge
much caution that “mixed use” does not become synonymous with “spot zoning”.
Spot zoning is almost always out of context with the surrounding area and an
inappropriate land use.
Sec 6, General Land Use
p. 6-1
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Although rural land use is discussed in more depth in Section 11, we would like
to see some consideration of the agricultural industry as an economic asset and
contributor to the vitality of the area when making land use decisions. Since
almost 50% of Vanderburgh County is rural and primarily agricultural, we feel
the plan should recognize the importance of this in some manner within in the
“general themes” similar to the conservation of other community assets.
P. 6-5 & 6
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We agree with and would reemphasize many land use policies such as encouraging
higher density residential in some areas, contiguous and compact development but
not exclusively, infill when appropriate and logical, and acquiring scenic or
conservation easements as appropriate and funding is available. We would suggest
supporting the purchase of development rights for farmland preservation as
appropriate and in fitting with the Comprehensive Plan. During the past two
years,
Indiana has lost $1.76 million in federal farmland preservation aid primarily
because Indiana received no proposals. Some matching funds are required from the
state, a county or a nonprofit organization. (Refer to the
Courier Press article
dated June 7, 2004).
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Regarding impact analysis, how can you make an intelligent, quality of life,
sound economic decision in the best interest of the city and county without
knowing and evaluating the total impact on many levels; infrastructure, schools,
roads, tax revenue and associated costs and other losses. Impact analysis should
be an absolute requirement for any significant development whether it be
residential, commercial, or industrial. An impact analysis should also be
required when any significant loss of farmland is involved regardless of the
project since our farms are an economic benefit to the area. We would support an
effort to amend the appropriate ordinances to accomplish the establishment of
impact analysis requirements.
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Although not for specific inclusion in the plan, I’ve taken the liberty of
including a discussion paper concerning Impact Fees and Job Growth prepared for
The Brookings Institution Center on Urban and Metropolitan Policy dated June,
2003 as well as an analysis by one of our members, Mike Lockard.
Sec 7, Residential
p. 7-6
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With the current and projected growth in unincorporated Perry Township, we have
serious concerns about increased traffic and the roadways to satisfactorily
accommodate the increased traffic. Although this is not specifically an APC
responsibility but rather a major responsibility of other agencies and local
government, it is a major land use and a severe concern for the future vitality
of the area. We are specifically concerned with the five point intersection at
Upper Mount Vernon, Tekoppel, Hogue and West Virginia Street. We also have
concerns about Hogue Road with the planned construction of Carpentier Creek
Pavilion, Red Bank Road with the new super Wal-Mart and all of the feeder roads
that will be affected by improvement to Route 62 Lloyd Expressway and the
elimination of many access points. The proposed Red Bank interchange has the
distinct possibility of becoming a major nightmare due to limited area for
frontage road development.
p. 7-14 & 15
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We absolutely agree with excluding incompatible uses that would alter the
character of an area or neighborhood and sensitivity to protecting natural
features and open space as well as emphasizing a need for bike and pedestrian
ways. In this regard, we feel more emphasis should be placed on completion of
the Pigeon Creek Greenway and the impetus to economic growth that the Greenway
will provide. Loss of our well
educated young people is a recognized problem and, although the Greenway in and
of itself will not stop their migration from the area, it is a positive step in
that direction.
Several areas of the plan, pages 6-4, 7-14 and 20-10 to list a few, discuss the
need for public involvement and participation in the land use decision making
process. We also absolutely agree. But when a major subdivision can move forward
with no
effective input from anyone except for the Subdivision Review Board, why be
involved? The process is an affront to the citizens of the city and county and
simply a waste of the public's time to become involved. As you are aware,
proposed subdivisions satisfying the Subdivision Review Board Check List must,
by law, be approved by the Area Planning Commission. In this regard, the APC has
only a ministerial role in the process but is the final step in the process.
Beyond that no approval by either the County Commissioners or City Council is
required even though all other rezoning, no matter how small or unobtrusive,
requires their approval. Even our elected officials are cut out of the
subdivision approval process. With this being the case, why should the public
get involved? This can be corrected with changes to our current zoning
ordinances. Change to our zoning ordinances require only local approval, as I
understand, and the change to rectify this major deficiency in the approval
process should be of the highest priority.
Sec 8, Commercial
p. 8-6
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An emphasis on use of vacant commercial buildings, which the plan does address,
is very important. But hard to make happen. The United Neighborhoods Of
Evansville attempted to impact this problem a couple of years ago. We could hear
the yawns for miles. The problem is mainly one of money and markets. We have no
good solution but from a policy standpoint, the community, in conjunction with
business and real estate professionals, needs to develop a strategy for dealing
with unused commercial buildings. Otherwise the blight continues to grow and, in
the long run, can hurt economic development.
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We also agree that our zoning codes should be enhanced with requirements for
landscaped strips but think we need to go further and require landscape
buffering, “green” parking areas for that once- or twice-a-year overflow parking,
perhaps permeable pavers, and architectural requirements for the “big box”
stores. Many contend this would drive economic development away but the big
stores will still come when the market demands it and quality of life is
enhanced which, in turn, draws good economic development. It’s a choice we have
of being a mediocre and run-of-the mill area or being someplace special.
Sec 9, Central Business District
p. 9-7
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We agree that conversion of most one-way streets should be a high priority. At
the same time a comprehensive review of traffic patterns within the city, and
perhaps some outside the city, should also be a high priority.
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Also let’s review our traffic lights, especially in the city. Is there any need
to have red lights when traffic is at a minimum; evenings, off hours, etc.? Many
evenings coming home from the Civic Center I’ve encountered no less than eight
full, not
flashing, red lights and not a single car crossed any of the eight intersections
while I waited. I know my time may not be that valuable but think of the out-of-town visitor on a business trip here when that happens. Does this deter economic
growth? Why don’t we convert the system to blinkers during low traffic times on
more occasions?
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Improved signage is another “hot button” issue. We do need much effort on
improved signage. Again the out-of-town visitor is astonished by our lack of
good signage. When I moved here in the 70’s, most everyone who relocated with my
company were lost most of the time. Lack of signage was a major obstacle for
those of us from out of town. When I moved back here in 1998, signage was not
appreciably improved. The policy for improved signage needs to be re-classed
from long term to short term with a high emphasis for improvement, at least to
the extent we know if we are inside Evansville or outside Evansville.
Sec 10, Industrial
p. 10-4
Sec 11, Rural
p. 11-2
Sec 12, Economic Development
p. 12-1
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Even though the Pigeon Creek Greenway is not complete, we feel it has progressed
to the point it should be listed as an attribute of the Evansville area.
Especially with the completion of the river front portion and the approval for
Warrick County to connect at Angel Mounds. Of course this is a project that will
continue under construction for many years. But being recognized as part of the
National Recreation Trails System, the Greenway provides a quality of life asset
and can only help with our
economic development and ability to attract good businesses which, in turn, is a
major step to keeping our young people in the area.
Sec 12, Economic Development
p. 12-19
Sec 19, Public Utilities
p. 19-3 & 6
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One of our highest priorities as a community must be providing water and sewer
service to all of the City of Evansville. We should not have a single household
or business in the city without the availability of these services. In this day
and age to not have those services within the city is unacceptable and hurts us,
as a community, in so many ways.
Similarly, water and sewer services should be expanded in the county as the plan
suggests with a goal for all the county having water available and a majority of
the county having sewer service within the earliest possible time frame.
Sec 20, Plan Implementation
p. 20-8
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If some of our suggestions are added to the plan this chart should, of course,
be updated to include them as appropriate.
More importantly, the status of performance in achieving the identified goals in
the chart on page 20-8 should be reported on some regular basis if not already
being done. In whatever manner it is reported, it should be publicized. There
may be those that would not want progress, or lack of progress, reported but the
public should be kept informed. In fact, the public should demand to be
informed.
Sec 20, Plan Implementation
General
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In our opening statements, we expressed concern about implementation of the
plan. For the most part, we feel it is a good, through and well thought out
plan. We know much time and effort went into it. It is an expensive piece of
work. With that said, if the plan is not substantially implemented, it is wasted
effort and, perhaps, the staff should put their talents and efforts into some
other project where it could be effective.
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I certainly would not presume to try and convince any APC member how to perform
their responsibilities other than by remonstrating about specific petitions.
However, the city and county deserve the very best decisions in the sole
interest of the citizens and future of the city and county. Of course this
involves many facets, both tangible and intangible. For any organization,
including cities and counties, to succeed and reach their full potential, they
start with a plan, they implement the plan and they
work the plan. Sometimes, but only rarely, the plan is adjusted. The plan leads
to success and we have a sound Comprehensive Plan. If we don’t like the plan,
let’s work at changing it prior to adoption. Once adopted, let’s use it and
abide by it unless deviation is clearly needed in an unbiased manner. The
Comprehensive Plan should be the foundation for land use decisions in Evansville
and Vanderburgh County. It should always be a serious consideration by APC
Members and our elected officials in making land use decisions. Deviation from
the plan should be rare.
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