County Commissioners Adopt New Comprehensive Plan for County
Vol. III, No, 92 - New Plan Will Address Land Use for Rural Areas of Miami County
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Recently, the Board of County Commissioners here in Miami County adopted the county’s new Comprehensive Plan, entitled Miami County Tomorrow. The plan will serve as a guide for managing future growth and development across the unincorporated portions of the county. The guilding vision of the plan aims to carefully handle growth while protecting valuable farmland, offering diverse housing choices, and directing business and industrial development to specific, important areas.
The plan outlines a clear vision for keeping the county's rural feel while preparing for changes to come. Many of the principles in the plan are summarized in the plan’s chapter that discusses implementation strategies; that chapter presents itself as a great way to introduce the community to the most important elements of the document.
Short-Term Goals
In the short term, the plan focuses on ensuring that new construction happens in the right places, specifically where public services and facilities, like water and sewer utilities, already exist or are planned for the future. This means that new homes, businesses, and industrial projects should be built mostly near the major cities of Troy, Piqua, and Tipp City, which already have the necessary infrastructure. This approach prevents unplanned growth and makes the most of the county’s existing resources.
Another key immediate goal is to protect prime farmland and natural resources. The plan outlines steps such as using conservation easements, which are legal agreements to preserve land, and applying strong zoning laws to prevent development from spreading into important farming and rural areas. New housing is also guided to areas that already have water and sewer services, helping to safeguard the county’s rural landscape from unplanned neighborhoods or sprawl.
The plan also calls for better cooperation between the county and its cities, especially in areas where cities might expand their borders through annexation or where development ideas conflict. For example, in the County Road 25-A Special Planning Area, between Troy and Piqua, the county wants cities, townships, and other groups to work together on future land use decisions to avoid disagreements and ensure new growth matches a shared vision.
Medium-Term Goals
Over the next few years, the Comprehensive Plan aims to provide a wider variety of housing options. Strategies emphasize the need for more choices, such as homes for seniors, townhouses, patio homes, and affordable housing for workers. This is crucial for making housing more affordable and supporting people with different income levels. While many residents prefer large single-family homes in rural areas, there's a recognized need for more diverse housing to address rising costs.
Another medium-term focus is on the balanced growth of commercial and professional services. The plan promotes reusing existing buildings for businesses in suitable locations and grouping developments together to better serve communities. Miami County wants to support business growth and job opportunities but aims to prevent commercial sprawl, specifically focusing development along the I-75 corridor, County Road 25-A, and near the Dayton International Airport.
Improvements to roads, water, and sewer lines are also part of the medium-term plan, gradually expanding these services in areas targeted for growth. Specific strategies include upgrading intersections, creating walkable areas, and expanding trails to make new developments safer and more connected for both drivers and cyclists.
Long-Term Goals
The plan’s long-term goals center on managing growth for many years into the future while preserving Miami County’s rural heritage. The plan envisions that future development will follow clear patterns in different character areas, which are defined by transportation routes, existing cities, and natural features. It strongly discourages turning farmland into non-farming uses without proper planning and uses growth boundaries to protect open space and farmland, especially in the central and western parts of the county.
Another long-term goal is to manage annexation pressures from neighboring counties and cities. The plan stresses the importance of working with others and potentially changing laws to give townships more say in annexation cases. While many rural residents view annexation negatively, planned annexations that include infrastructure expansion can actually take development pressure off rural areas, helping to preserve farmland elsewhere.
Finally, environmental conservation is a key long-term objective. The plan calls for continued protection of rivers, streams, floodplains, and wildlife habitats, particularly in beautiful areas like the Stillwater River. By supporting recreation, expanding greenways, and promoting eco-tourism, Miami County aims to create economic benefits while safeguarding its natural beauty for future generations.
In summary, the Miami County Tomorrow Comprehensive Plan provides a clear roadmap for the county's future. It begins with immediate actions to direct growth and protect resources, moves into medium-term strategies for diverse housing and business development, and sets long-term visions for preserving farmland, managing expansion, and protecting the environment. Through these strategies, Miami County intends to keep its special qualities while addressing the opportunities and challenges that come with growth.
You can access a copy of the plan from the Miami County Tomorrow website here.
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