In this series, the Icon presents the Bluffton Beyond Tomorrow comprehensive plan in eight segments, which can be found in full on the Village of Bluffton website HERE. The Bluffton Public Library has two print copies.
Housing
Municipalities across the nation are reviewing housing supply data as societal evolutions change requirements. The number of occupants per home is decreasing and the average home is growing in square footage. Our earliest pertinent data for Bluffton was collected in 1970. Just over 50 years ago, each resident averaged 325 square feet of living space with the mean home spanning 1,500 square feet. The most recent decennial census in 2020 identified the average home size in Bluffton as 2,465 square feet, raising the living space to resident ratio to 431 square feet to one resident (Allen County Auditor data).
Similar statistics could be tracked in most American municipalities. Denser populations are the goal because they are more efficient. Running utilities 2,000 feet to 10 homes returns less revenue than the same distance for 20 homes. Income tax on 20 homes returns far more capital to the municipality than property taxes on large lots with proportional homes.
Growing a population without increasing the footprint mitigates problems caused by sprawl, a post-war term coined for phenomena like suburbanization which pulls residents from neighborhoods once densely constructed to the homes of today built on larger lots.
Residents have identified a need for more housing in every stratification including starter homes for young people working in Bluffton who wish to live in the corporation limits. There are few housing options on the market in Bluffton. There are even fewer options for those earning the median household income for Allen County residents. As the population ages, seniors will begin to seek smaller properties that require less upkeep than traditional single-family dwellings.
High-density housing will solve both identified housing hurdles within Bluffton. Townhomes, condominiums, and apartments could provide housing at a lower cost for working-age people wishing to relocate to Bluffton. Developments of a higher density than Bluffton’s current average are a projected necessity as Bluffton grows. By 2050, Bluffton will require an additional 30% of housing space if things progress as expected according to LACRPC projections. Such an increase will require a sizable dedication of land to house new Blufftonites. (See corporation limits, p. 46) The Village has annexed over 100 acres of undeveloped land designated for residential use.
Mixed-Use Zoning
Infill development or building on parcels that are underutilized is an efficient way to maximize the land use of Bluffton’s current footprint. This may involve mixed-use zoning. Mixed-use zoning is a growing trend that contradicts the planning philosophies of yesteryear which grouped congruently zoned parcels together. Mixed-use zoning allows multiple land uses in the same development area or even the same building.
Perhaps the most common instance of mixed-use zoning is vertical mixeduse. This is where buildings with commercial use on the ground floor provide living space on the floors above, which is quite common in downtown areas. This is a common occurrence since the suburbanization of the American city drove retail and restaurant space outward. Housing and commercial uses in the same development are becoming more common as cities fight to revitalize. Mixed-use zoning maximizes vital real estate, boosting vibrancy in a given area and revenue for the Village. Bluffton’s downtown area currently boasts a significant amount of vertical mixed use, but more could be utilized. This is especially important as our historic downtown buildings age. The Council approved the Village becoming an Energy Special Improvement District to allow for Property Assessed Clean Energy (PACE) Financing PACE financing options for businesses and building owners.
Walking and Biking
Nationally, there has been a recent emphasis on increasing the linear mileage of active transportation facilities. Compliant sidewalks are required by the Americans with Disabilities Act (ADA) of 1990 and active transportation has been a priority in a county where the number of overweight and obese residents is inordinately high. Bluffton’s multi-use trail network, although incomplete, is lauded by residents calling for additional mileage in the public survey. (See p. 47 in Appendix) Aside from a splash pad, additional multi-use trail mileage was one of the most popular requests for infrastructure that stemmed from public participation. There is multi-use path construction to be completed in May of 2024 along State Route 103 to connect the residential land use to the commercial district near Interstate 75.
The Village of Bluffton has adopted a Complete Streets for All policy to optimize roadways and public rights-of-way (ROW) for cyclists and pedestrians along with automobiles, reducing inherent conflicts which result in serious injury. There is also an ADA Transition Plan underway for facilities within the ROW. In conjunction, these plans will alleviate the sidewalk concerns of the public.
Village Parks
In an active community, park space is coveted. Bluffton has a variety of facilities for people looking to exercise. The Village owns Village Park and Buckeye Park along with bodies of water large enough to kayak, as well as basketball courts, the Village pool, and well-used walking paths. Survey participants supported additional parks, which was also documented in the public participation event. Additionally, Johnny Appleseed’s Motter Park lies adjacent to the corporation limits, with hiking trails through 105 acres of restored prairie along the Little Riley Creek.
Soft Infrastructure
The softer side of infrastructure involves villageowned services, i.e. Safety Services departments of the Village of Bluffton. Bluffton offers fire protection, emergency medical services and a police department. The comprehensive planning process revealed obstacles for the Safety Services departments. The EMS department is struggling to procure an adequate number of volunteers as the baby boomer generation ages into retirement.
Airport
The Village of Bluffton owns one of two airports in Allen County. The airport is operated by Village partners, Bluffton Flying Service (BFS). BFS services include flight training, hangar rental, and aircraft maintenance. The Bluffton Airport has been an asset to locals by way of bringing tax revenue to the Village and providing facilities to the Life Flight Network. Town Hall Bluffton’s historic Town Hall was constructed nearly 140 years ago in the late 19th century. In 2007, the building was renovated at the cost of $2.5M. Today, 154 N. Main Street is home to offices for Bluffton’s administrative staff and Chamber of Commerce. The third floor hosts events like Village Council meetings and is open to Bluffton residents for rent.
Village Services
Drinking water is sourced from the neighboring Village of Ottawa. Bluffton does own its wastewater treatment plant with a current surplus of treatment capacity (Appendix pages 48-49). The Village owns other infrastructure to provide services for its residents: maintenance buildings, a brush dump, and community garden to name a few.
INFRASTRUCTURE STRATEGIES
- Encourage more quality high density housing.
- Continue status as an Energy Special Improvement District to allow for Property Assessed Clean Energy (PACE) financing to encourage property owners to maintain and revitalize existing Commercial/mixed use spaces (especially downtown).
- Explore annexation opportunities with surrounding townships.
- Add public park(s) within the corporation limits.
- Continue to increase connectivity for pedestrian travel and walkability for residents of the community.
- Continue to review and support the EMS department.
- Review current zoning districts and update where needed.
