2017 Le Mars, Iowa Comprehensive Plan Drafted by: SIMPCO | Siouxland Interstate Metropolitan Planning Council | www.simpco.org | 712-279-6286 Edited by: City of Le Mars | City Hall | 40 Central Avenue SE | Le Mars, IA 51031 | Phone: 712-546-7018 ACKNOWLEDGMENTS Thank you to the following elected officials, staff and community partners that participated in the development of the 2017 Le Mars Comprehensive Plan. Thank you to the community members who attended the Comprehensive Plan public meetings and workshops and provided comments. Cover Photo: Crossed Fingers by Lisa Scheitler from Le Mars L E M A R S C OMPREHENSIVE P L A N S T E E R I N G C OMMITTEE Adler, Neal Le Mars Chamber of Commerce Bollin, Dennis Planning and Zoning Eekhoff, Kevin Le Mars Business Initiative Corporation Goodchild, Clark City of Le Mars, City Council Kenaley, Pat Planning and Zoning Kirchoff, Dick City of Le Mars, Mayor Langel, Scott City of Le Mars, City Administrator Mayrose, Linda Board of Adjustment/Historic Preservation Smidt, Greg City of Le Mars, Code Enforcement/Inspection Vacura, Jason City of Le Mars, Assistant City Administrator Wilson, Ken Board of Adjustment L E M A R S C I T Y P L A N N I N G & B O A R D O F C OUNCIL Z O N I N G A DJUSTMENT Dick Kirchoff, Mayor C OMMISSION Bruce Brock Clark Goodchild, Ward 1 Dennis Bollin, Co-Chair Kathy McCrary Steve Wick, Ward 2 Pat Kenaley, Co-Chair Larry Ruchti Ken Nelson, Ward 3 Pam Floy Ken Wilson Rex E. Knapp, At Large Wayne Schipper Linda Mayrose John Rexwinkel, At Large Jim Gergeni Peggy Sitzmann Jan Wagner L E M A R S S T A F F A N D C O M M U N I T Y P ARTNERS Scott Langel, City of Le Mars City Administrator Bill Rosacker, City of Le Mars Director – EMS Jason Vacura, City of Le Mars Assistant City Brad Eppling, City of Le Mars Public Facilities-Parks Administrator Scott Kneip, City of Le Mars Street Supervisor Greg Smidt, City of Le Mars Code Enforcement Stu Dekkenga, City of Le Mars Police Department Christy Collins, City of Le Mars Administrative Assistant Shirley Taylor, Director, Le Mars Public Library James Conley, City of Le Mars GIS Mary Reynolds, Le Mars Chamber of Commerce Gayle Sitzmann, City of Le Mars Water Department Jill Renken, Plymouth County Assessor Angie Kneip, City of Le Mars Utilities David Schipper, City of Le Mars Fire-Rescue Chief SIMPCO S T A F F Kevin Randle, Regional Planner II Nicole Peterson, Regional Planner II Gabriel Appiah, Regional Planner II Joe Surdam, Regional Planner I City of Le Mars 2017 Comprehensive Plan T A B L E O F CONTENTS C H A P T E R 1 I NTRODUCTION O VERVIEW ............................................................................................. 4 P URPOSE FOR PLANNING .................................................................................................................................. 4 C OMPREHENSIVE P L A N D EFINED .............................................................................................................. 4 I O W A S M A R T P LANNING ................................................................................................................................... 5 P L A N A N D P R O C E S S O VERVIEW ................................................................................................................. 5 V I S I O N A N D G U I D I N G P RINCIPLES ......................................................................................................... 8 V I S I O N S TATEMENT .............................................................................................................................................. 9 C H A P T E R 2 C O M M U N I T Y C O N T E X T O VERVIEW ......................................................................... 10 L OCATION ..................................................................................................................................................................... 10 C I T Y O RIGINS ........................................................................................................................................................... 12 T OPOGRAPHY AND S OILS ............................................................................................................................... 13 W ATERSHEDS ............................................................................................................................................................. 18 P H Y S I C A L A SSESSMENT ................................................................................................................................... 19 G R O W T H T R E N D S A SSESSMENT ................................................................................................................ 19 C H A P T E R 3: L A N D U S E V I S I O N A N D G U I D I N G P RINCIPLES ..................................... 22 E X I S T I N G L A N D U SE........................................................................................................................................... 22 D EVELOPMENT C ONCEPTS ............................................................................................................................. 25 A NNEXATION AND G R O W T H A REAS ....................................................................................................... 28 F U T U R E L A N D U SE ............................................................................................................................................... 30 G O A L S A N D O BJECTIVES ................................................................................................................................ 32 C H A P T E R 4 H OUSING AND N EIGHBORHOODS V ISIO N ........................................................ 33 E X I S T I N G N EIGHBORHOODS AND H O U S I N G C ONDITION ................................................... 35 H O U S I N G O CCUPANCY AND T ENURE .................................................................................................... 40 H O U S I N G V ARIETY ............................................................................................................................................... 42 N EIGHBORHOOD D ESIGN ................................................................................................................................. 50 I N F I L L H OUSING AND G R O W T H A REAS ............................................................................................. 50 G O A L S A N D O BJECTIVES ................................................................................................................................ 51 C H A P T E R 5: E C O N O M I C D EVELOPMENT ........................................................................................ 53 E X I S T I N G E C O N O M I C C ONDITIONS ....................................................................................................... 53 E C O N O M I C D EVELOPMENT C ONCEPTS ................................................................................................ 61 E C O N O M I C O PPORTUNITY A REAS ........................................................................................................... 65 G O A L S A N D O BJECTIVES ................................................................................................................................ 68 City of Le Mars 2017 Comprehensive Plan T A B L E O F CONTENTS C H A P T E R 6: T RANSPORTATION V I S I O N A N D G U I D I N G P RINCIPLES .................... 70 E X I S T I N G T RANSPORTATION I NFRASTRUCTURE ........................................................................ 70 T RANSPORTATION C ONCEPTS ..................................................................................................................... 71 F U T U R E T RANSPORTATION I MPROVEMENTS ................................................................................. 73 G O A L S A N D O BJECTIVES ................................................................................................................................ 75 C H A P T E R 7: C O M M U N I T Y F A C I L I T I E S A N D S ERVICES .................................................... 76 V I S I O N A N D G U I D I N G P RINCIPLES ....................................................................................................... 76 Existing Facilities and Services ................................................................................................ 77 U t i l i t i e s ..................................................................................................................................................................... 78 Cultural Facilities and Attractions ...................................................................................... 85 E DUCATIONAL S ERVICES ................................................................................................................................ 87 F O O D S YSTEMS AND A GRICULTURE ...................................................................................................... 89 H E A L T H A N D S O C I A L S ERVICES ............................................................................................................... 90 G O V E R N M E N T B UILDINGS .............................................................................................................................. 92 P U B L I C S AFETY ......................................................................................................................................................