(A) Purpose.
(1) A study of land use is necessary to properly understand the social, economic and physical forces, which direct a community or region's development. The existing land use pattern is a major factor when considering the intensity and location of future development, public facilities and transportation routes.
(2) This section of the comprehensive plan describes the existing land use pattern in the county, land development problems and likely trends of future development pressures.
(B) Land use categories.
(1) The land use plan depicted herein shows the land proposed in the several use categories over the next 20 years. Areas have been set aside for the various land use activities as they are expected to be developed in future years. Although the proposed areas may not be fully utilized during the next 20 years, these areas should be retained for their ultimate designated usage.
(2) Retaining the land for the uses designated will in effect, throughout future years, establish creditability to the comprehensive plan. Residences can be built with a trust that adjoining properties will be developed as shown on the Land Use Plan, and commercial and industrial uses can be established with an assurance that residential encroachments will not occur.
(3) The existing land use for the county is summarized in § 153.03(D). As indicated previously, farmland dominates the overall county landscape. The categories used in the land use plan are discussed as follows:
(a) Residential.
1. The primary purpose of land development is the creation of stable residential areas, which contain pleasant homes served by adequate street systems, and which are properly related to commercial areas, employment centers and open space.
2. Generally, residential growth areas have been indicated throughout the county to provide for additional dwelling unit development. Residential use areas are also designed to maintain existing development at its current level of quality.
3. The areas of residential land use as illustrated on the Land Use Plan are intended to be the desired areas of future development. Within each part of the county, requests for varying housing types may be expected. As higher density uses are proposed, it will be the responsibility of the Planning Committee to evaluate such requests in relationship to the capacity of the supporting services (streets, utilities, schools and parks) to meet expected demands.
4. Generally, the plan proposes residential development in those areas not devoted to commercial, industrial and agricultural. Most of the expected residential development is shown to occur just northeast of Vincennes. There is some residential growth, however, located southeast along S.R. 61 and some spot growth around Edwardsport, Westphalia, Freelandville, Monroe City and Sandborn.
(b) Commercial.
1. Conveniently located business areas of sufficient size to offer an adequate range of goods and services are as important to good community development as schools, parks and utilities. The need for a full range of business and commercial development is recognized and should include neighborhood, community and central business centers and other general commercial concentrations performing special functions in order to insure sound, balanced development of new commercial areas and the improvement of existing ones. The total amount of land allocated for all business and commercial uses should be scaled to demonstrate demands and needs
2. After reviewing several resources, including economic development considerations, commercial development was proposed to occur between Bicknell and Sandborn on S.R. 67, along Hart Street and Sixth Street in Vincennes, with spot growth occurring around some of the incorporated towns.
(c) Industrial.
1. Modern industrial plants range in quality of design from generally fair to a few true architectural masterpieces, but they are seldom the eyesores of the past. The industrial park is both efficient and aesthetic. Furthermore, the use of modern industrial zoning codes, enable counties to protect themselves against the undesirable characteristics of some plants. The things that modern industries do need are space and utilities.
2. With keeping these two factors in mind, growth is expected to occur south of Vincennes along U.S. 41, east of Vincennes along U.S. 50, and some spot development around Bicknell, Sandborn and Vincennes.
3. Another resource that was used in determining proper industrial development site locations was the County Development Corporation Industrial Site Selection and Feasibility Study.
(d) Agricultural.
1. The county consists of primarily agricultural land, with portions of commercial, industrial and residential land uses throughout. Increasingly, new scattered residential development is occurring throughout the county for residents seeking to experience the rural way of life. The pattern of agriculture is also interrupted adjacent to incorporated areas of the county with expanding commercial and industrial development.
2. An issue in agricultural development is the preservation of existing farmland. As mentioned previously, it was determined that although the county has experienced a decrease in "farmland" acres, the county has experienced little change in actual "cropland" acres since 1987. Aggressive regulation for the preservation of prime farmland in the county does not seem practical at this time. However, this issue should be carefully addressed during future studies and updates to the comprehensive plan and supporting ordinances.
3. A presumption is that mining operations will continue to encroach upon agricultural areas in the county. Research reveals that only underground mined areas are still considered farmland acres. Surface mined areas are not counted as farmland acres until they are reclaimed. Both federal and state reclamation laws ensure that if mined land was previously used for agriculture, once the coal mining is complete, the land that supported that mine is put back into prime farmland standards.
(Res. 2004-8, passed - -2004; Res. 5-2008, passed 12-15-2008)