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Comprehensive Land Use Plan (PDF)

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Comprehensive Land Use Plan (PDF) 2009 Peoria County Comprehensive Land Use Plan Peoria County Comprehensive Land Use Plan 2009 PEORIA COUNTY BOARD Thomas O‟Neill, Chairman William Prather, Vice Chairman Bonnie J. Hester Junior Watkins Lynn Scott Pearson Andrew Rand Bud Sous G. Allen Mayer James C. Dillon Phillip Salzer Timothy D. Riggenbach Michael Phelan Merle Widmer Robert Baietto Brian Elsasser Carol Trumpe Brad Harding Patricia Hidden PEORIA COUNTY PLANNING COMMISSION Carol Trumpe, Chairman Brian Elsasser, Vice-Chairman Chester Bishop Dick Calhoun Charles Carter Tanya Fengel Bob Fredericks Ted Harding Patricia Hidden Tom Hintz David Hurst Kevin Peterson Michael Schmied Beverly Taylor Robert Wieland PEORIA COUNTY PLANNING & ZONING DEPARTMENT Matt Wahl, Director PROJECT CONSULTANTS 2 | P a g e Peoria County Comprehensive Land Use Plan 2009 CONTENTS Executive Summary .............................................................................................. 6 I. What Does This Plan Mean to Me? ..................................................................... 7 II. Plan Impetus: Planned Quality Growth ............................................................ 9 The Planning Process ........................................................................................... 11 III. Population .................................................................................................... 12 Population Age ................................................................................................... 16 Population Trends ............................................................................................... 16 Population Summary & Implications ...................................................................... 20 IV. Themes ......................................................................................................... 22 Theme #1 – Smart Growth ................................................................................. 23 Land Use ........................................................................................................... 25 Residential Development ..................................................................................... 29 Economic Development ....................................................................................... 35 Public Services & Infrastructure ............................................................................ 41 Transportation .................................................................................................... 46 Smart Growth – Principles & Strategies ................................................................. 56 Theme #2 - Environmental Stewardship ............................................................. 68 Existing Natural Resources ................................................................................... 68 Environmental Stewardship – Principles & Strategies ............................................... 77 Theme #3 – Agricultural Preservation ................................................................ 81 Agricultural Trends .............................................................................................. 82 Agricultural Land Use Trends ................................................................................ 86 Agricultural Preservation – Principles & Strategies ................................................... 88 V. Service Delivery Study .................................................................................... 90 Fiscal Impact of Growth ....................................................................................... 90 Municipal Growth ................................................................................................ 91 School District Growth ......................................................................................... 93 Fire, Water & Sewer Districts ................................................................................ 95 Employment ....................................................................................................... 96 Expected Costs ................................................................................................... 97 3 | P a g e Peoria County Comprehensive Land Use Plan 2009 Expected Revenues ............................................................................................. 97 Municipal and County Results ............................................................................... 97 Cumulative Impacts ............................................................................................ 98 Policy Implications for Comprehensive Land Use Plan .............................................. 99 VI. Market Study............................................................................................... 101 Retail Opportunity Gap ...................................................................................... 103 Sales Tax ......................................................................................................... 108 Current Employment ......................................................................................... 111 Commercial and Industrial Growth ...................................................................... 113 Summary of Strategies from Market Study ........................................................... 114 VII. Future Land Use ........................................................................................ 115 Land Use Forms ................................................................................................ 120 Agriculture Preservation .................................................................................... 120 Agriculture ....................................................................................................... 121 Rural ............................................................................................................... 122 Unincorporated Center ...................................................................................... 122 Village ............................................................................................................. 123 Urban .............................................................................................................. 125 Interchange ..................................................................................................... 127 Environmental Corridor ...................................................................................... 129 River Freight .................................................................................................... 130 Land Uses ......................................................................................................... 132 Agriculture ....................................................................................................... 132 Open Space ..................................................................................................... 133 Rural Residential ............................................................................................... 133 Conservation Design Residential ......................................................................... 134 Conventional Residential .................................................................................... 135 Multi-Family Residential ..................................................................................... 136 Mixed-Use: Residential/Commercial .................................................................... 137 Neighborhood Commercial ................................................................................. 138 General Commercial .......................................................................................... 139 4 | P a g e Peoria County Comprehensive Land Use Plan 2009 Mixed Use: Commercial/Light Industrial ............................................................... 140 Industrial ......................................................................................................... 141 Mineral Extraction ............................................................................................. 142 Area of Special Interest .................................................................................... 144 Glossary ........................................................................................................... 146 Appendices ....................................................................................................... 148 Appendix A – Service Delivery Study ................................................................... 148 Appendix B – Market Study: Trade Area Profiles ................................................... 163 Appendix C - Village of Dunlap Growth Area ......................................................... 175 5 | P a g e Peoria County Comprehensive Land Use Plan 2009 EXECUTIVE SUMMARY This Comprehensive Plan was developed so that Peoria County could guide its future. The future will come, and elected officials will make decisions whether or not there is a plan. With the assistance of this Comprehensive Plan, the county will be able to make rational choices for a sustainable future. In 2007, the Peoria County Board undertook a strategic planning process for the County. This process identified several strategic goals; one, Planned Quality Growth, is of utmost importance to this document. By creating a new Comprehensive Plan, the County seeks to ensure that the vision for growth and development
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