HomeMy WebLinkAboutRESOLUTION NO. 2016-24 RESOLUTION NO. 2016-24
A RESOLUTION TO ADOPT A REVISED
COMPREHENSIVE PLAN AND FUTURE LAND USE MAP FOR THE
CITY OF FAIRFAX
WHEREAS,the Fairfax Planning and Zoning Commission and Fairfax City Council have
reviewed the current Fairfax Comprehensive Plan and Future Land Use Map; and
WHEREAS,the Fairfax Planning and Zoning Commission has recommended adoption of
a revised Fairfax Comprehensive Plan Future Land Use Map; and
WHEREAS, the City of Fairfax has advertised a public hearing regarding the adoption of
a revised Fairfax Comprehensive Plan and Future Land Use Map; and
WHEREAS, the City of Fairfax has held a public hearing regarding the adoption of a
revised Fairfax Comprehensive Plan and Future Land Use Map on April 5, 2016.
NOW, THEREFORE, BE IT RESOLVED, that the City of Fairfax does hereby adopt a
revised Fairfax Comprehensive Plan and Future Land Use Map as recommended by the Fairfax
Planning and Zoning.
BE IT FURTHER RESOLVED, by the City Council of the City of Fairfax, Iowa, that
the Mayor and City Clerk are hereby directed to certify this resolution of adoption and see that
copies of the revised Comprehensive Plan and Fairfax Future Land Use Map are distributed to
other entities as required by the Code of Iowa.
Passed and approved this 5th day of April, 2016.
AYES: Beer, Daly, and Kell
NAYS: None
ABSENT: Volk and Wainwright
=,..),____—_,E.-e(j -L____-
Burnell G. Frieden, Mayor
ATTEST: 0„,,,,,,,,,,,,�
Eft(
61AC t s ,,cy)14,01,_ , f c)i QL). v. 0 i
C nth' Stimson, Casurer ->; i'" ' 4:j 4y '.
+
IINTRODUCTION CHAPTER 1
THE FAIRFAX PLAN
This plan is intended to be a guide for the City of Fairfax to coordinate growth and
development over the course of the next twenty years. The plan is focused on the area
within the current city limits and in the surrounding future growth boundary outside the
city.
The plan includes an in-depth look at the City's population, housing, economic base,
transportation, public and recreational facilities, physical infrastructure and current and
future land uses. In addition, broad citywide goals are outlined and policy guidelines are
recommended to achieve those goals. The plan, however, is not meant to be a strict
blueprint, but rather a guide for officials in their decision-making.
This document looks twenty years into the future, and offers a framework for growth and
development during that period. This plan is not a regulatory document, but a policy
document. By considering the impact of future development well into the 21st century, a
community direction can be established to guide the development of regulatory tools
such as zoning ordinances, subdivision regulations, housing and building codes and
annexation procedures.
The plan has two fundamental purposes. First, it presents a unified vision for Fairfax
articulated from the hard work and participation of the citizens who devoted their time
and effort toward creating this plan. Secondly, it provides the legal basis for land use
regulation such as zoning and subdivision ordinances.
THE PLANNING PROCESS
The Fairfax Plan is the culmination of a year-long planning process that involved
citizens in and around the community in creating a vision for the future of Fairfax. The
process was managed by the East Central Iowa Council of Governments through
monthly public work-sessions.
The first part of the process involved assessing the City's current position. This includes
the analysis of census data, population trends and housing and economic development
issues. From there, public meetings were held to establish a common vision and
reachable goals for the next twenty years. Finally, action steps and an implementation
schedule were created to achieve the stated vision.
Provisions should be made for amending this document as policies and data become
outdated. This authority should be used with discretion, however, since much of its
City of Fairfax 1
Comprehensive Plan
value can easily be lost through frequent or arbitrary changes. Amendments may be
proposed by the Planning and Zoning Commission, the City Council, or by concerned
citizens. Any proposal must always be referred to the zoning commission for
consideration and recommendation to the Council.
It is also recommended that the entire plan be carefully reviewed annually to insure that
the data and land use maps are updated. Policies may have to be updated as well. The
review may be simple if the City has not grown in the years prior to the review or it may
be more elaborate following a period of rapid growth or change. The results of the
review and revision may very well mean changes in the zoning or subdivision
ordinances or other developmental tools.
The planning process should be an ongoing endeavor. The success of this plan will
require the support of citizens as well as the City Council. Cooperation from the public
and private sectors will provide long-term benefits to the entire planning area and
ultimately the City of Fairfax.
Successful communities do not just happen. They must be continually shaped and
guided. New issues and opportunities will inevitably arise. While no plan could possibly
foresee every issue, the goals and strategies developed in the Fairfax Comprehensive
Plan will provide flexibility for city officials and area residents in successfully planning for
the future.
City of Fairfax 2
Comprehensive Plan
'ISSUES AND CONCEPTS CHAPTER 2
STRENGTHS AND CHALLENGES
Fairfax, located just southwest of the City of Cedar Rapids, had a 2010 Census
population of 2,123 residents. During the town meeting for the Comprehensive Plan,
many residents felt the community's small-town, friendly atmosphere was its best asset
along with the low crime rate and community pride.
These benefits may be challenged by infrastructure concerns brought on by age and the
ongoing population growth. Many residents felt additional growth and development was
inevitable and even necessary to maintain the City's vitality. The concern many
residents had was to properly manage future growth to maintain the small-town
atmosphere. This provides the context for the challenges the City will face over the next
20 years.
The challenges facing Fairfax are the challenges many small communities face when
confronted with new development. How can growth continue without compromising the
small-town atmosphere residents have come to expect and appreciate? This is an
overriding issue the plan will address. Details of the town meeting are located in the
Plan's Appendix.
PRESERVING A TOWN ' S SENSE OF PLACE
Maintaining Small Town Atmosphere
Assuring the quality of life for current and future residents begins with good design of
proposed developments. Beyond good schools and public services, quality of life means
pedestrian friendly neighborhoods, parks and open space, trails for biking and walking,
and appropriately designed commercial areas in suitable locations.
Good design includes development that adapts to the topography of the landscape.
Mature trees are incorporated into new developments, while woodlands and wetlands
are preserved for recreation and wildlife.
Other aspects must be involved in assuring quality development. Location, amount,
sequence and type of development all play a role in assuring new growth fits within the
existing community character.
Development Concepts
The most effective way to insure the quality of the built environment is to require that
future development maintain the same qualities Fairfax residents currently enjoy. This is
City of Fairfax 3
Comprehensive Plan
best accomplished using a Compact, Incremental Design Framework. This approach
maintains the small-town character of the area by utilizing compact, contiguous growth
to existing development.
Fairfax was originally developed on a compact, grid system. This pattern of growth
created a sense of place, by allowing short city blocks that are easily walkable. This, in
turn, created a sense of community as neighborhoods felt like part of the City. Too
often, when new subdivisions are planned today, they are pushed to the far edge of the
city and made to utilize cul-de-sacs that cut them off from the rest of the community.
When new development occurs in Fairfax, it should, wherever possible occur
incrementally, or contiguous to existing development. Growth of this nature will reduce
capital outlay and maintenance costs to the City by allowing short, economical
extensions of municipal infrastructure (sewer, water, street, sidewalk, etc.) that serve
the new neighborhoods. Incremental growth will also save open land and areas better
suited for agricultural or other uses.
The City should ensure that each new development can reasonably flow into the
existing community. This maintains street continuity as well as creating a sense of
community between the new development and the existing City.
In addition, Fairfax should focus on preserving significant natural features of the
landscape as permanent, common open space. The City's subdivision standards should
include requirements for conserving natural drainage ways, woodlands, and wetlands.
By utilizing a compact, incremental design framework and preserving significant natural
features, Fairfax can maintain the quality of life that will likely attract new residents
every year.
City of Fairfax 4
Comprehensive Plan
!COMMUNITY CHARACTER CHAPTER 3
The previous chapter provided a preferred development concept for the City. Without
specific criteria for the type and preferred character, land use controls (zoning and
subdivision ordinances) will not serve the best interest of the community. Therefore, it is
important to identify a preferred vision for the future of Fairfax. This begins with an
overriding policy statement for the City:
Fairfax will manage future growth by encouraging 1) compact, incremental
residential growth contiguous to existing neighborhoods, 2) commercial and
industrial growth in appropriate areas, all with connecting pathways and
parks to enhance the quality of life for area residents.
In protecting the quality of the built environment, the plan should provide the guiding
policies for development in the City. It is the zoning and subdivision ordinance that
implements the vision of the plan. As such, specific policies are provided here in an
effort to provide a clear and logical basis for future zoning and subdivision ordinance
revisions. Later, the plan will discuss the reasons for the policies and will offer steps to
achieve the stated goals.
OVERALL COMMUNITY DEVELOPMENT
POLICIES FOR THE CITY OF FAIRFAX
Land Use Policies:
• Utilize compact, incremental development. This development approach utilizes
compact, contiguous, growth to maintain the small town feel through traffic patterns, trails and
sidewalks. When new development occurs, it should, wherever possible occur incrementally, or
contiguous to existing development. This will have an effect of connecting parts of the older
section of the community to the new developments.
Growth of this nature will reduce capital outlay and maintenance costs to the City by allowing
short, economical extensions of municipal infrastructure (sewer, water, street, sidewalk, etc.)
which serve the new neighborhoods. Incremental growth will also save open land and areas
better suited for agricultural or other use. The City should ensure that each new development
can reasonably flow into the existing community. This maintains street continuity as well as
creating a sense of community between new development and the existing City.
Tools: Comprehensive Plan, City County Strategic Growth Plan with Linn County, Zoning
ordinance, Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission, Zoning Administrator
City of Fairfax 5
Comprehensive Plan
• Promote development which is both sustainable and livable. Maintain a proper
balance of development types (i.e. commercial, residential, industrial) and encourage
development with mixed land use types. Encourage pedestrian/bike trails and greenways
throughout the City. Encourage new recreation opportunities as well.
Tools: Zoning ordinance, Subdivision Ordinance, Economic Development Plan
Key Players: City Council, Planning and Zoning Commission, Economic Development Group
or Chamber of Commerce
• Minimize conflicts and incompatibilities between agricultural and non-
agricultural land uses. The encroachment of development into rural, agricultural areas can
threaten the viability of the agricultural economy in many ways. When development on the fringe
of a city occurs, farming can become a nuisance to the new residents although the farming
operation was there first. The City must be mindful of these issues when annexing property for
future development. The City could adopt a Right-to-Farm Ordinance as well as employing
extended setbacks between residential and agricultural uses. In addition, proper buffering
(trees, fences, berms, etc.) should be used to minimize conflicts and incompatibilities.
Tools: Comprehensive Plan, City County Strategic Growth Plan with Linn County, Zoning
ordinance, Subdivision Ordinance, Right-to-Farm Ordinance
Key Players: City Council, Planning and Zoning Commission, Zoning Administrator, County
officials
Development Character Policies:
• Conserve natural drainage ways, provide community recreational and open
space, and promote watershed protection. This will lead to the protection of open space
in and around the City as well as protecting the water supply. The City should focus on
preserving significant natural features of the landscape as permanent, common open space,
including water front park space and trails along the creek. The City's subdivision standards
should include requirements for conserving natural drainage ways, woodlands, and wetlands.
Current development patterns can obliterate the natural environment by subdividing all property
into private lots. The City should ensure that open space and recreational areas are preserved
and that future development is consistent with the small town feel of the City.
Tools: Comprehensive Plan, Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission, City Engineer
• Existing mature trees should be preserved and incorporated into new
developments. Open space and/or park dedication should be incorporated into every new
subdivision to maintain the scenic character of the area.
Tools: Comprehensive Plan, Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission
City of Fairfax 6
Comprehensive Plan
• Protect and enhance the entrances into the community. The City should ensure
careful planning goes into developments leading into the community. Gateways into the City
should be established along the entrance at Highway 151. This may include attractive welcome
signs with appropriate landscaping. The City could coordinate signs around the community to
give directions to major attractions and activity centers, such as businesses on Main Street,
parks, the school, etc.
Tools: Design Standards, Nuisance Ordinance, Zoning Ordinance, Grant Opportunities
Key Players: City Council, Planning and Zoning Commission
• Encourage pedestrian/bike trails and greenway linkages to existing trail
systems. Providing for the quality of life of Fairfax residents should be a high priority of the
City. Not only does an attractive trail system provide recreational opportunities for existing
residents, it attracts new families as well. Fairfax could start by requiring new developments to
include trails, where appropriate, that could link up to existing trail systems in the County or a
planned trail system within the City. The planned trail system within the City should link activity
centers such as the school, parks, neighborhoods, Main Street, etc.
Tools: Design Standards, Subdivision Ordinance, Comprehensive Plan
Key Players: City Council, Planning and Zoning Commission, City Engineer, Trail Groups,
Public Works Coordinator
• Provide sidewalks in all new developments. The City should require that all new
developments provide sidewalks for safety and recreational purposes which can be extended
into any future or existing development. A sidewalk system contributes to the ease of walking
and daily interaction among neighbors. Sidewalks are also necessary to provide safe passage
for pedestrians throughout town. During the planning period, the City should strive to complete a
sidewalk system which encompasses the entire community. The City should work with property
owners and extend the system throughout any area of town currently unserved by sidewalks.
Then, focus the program on connecting activity centers and existing trails to complete the
community-wide sidewalk/trail system.
In addition, portions of existing sidewalks which are in disrepair should be brought up to code.
Tools: Design Standards, Subdivision Ordinance, Comprehensive Plan
Key Players: City Council, Planning and Zoning Commission, City Engineer, Public Works
Coordinator
• Ensure proper storm drainage in all new development. Each new development
impacts existing development with storm water run-off. The City must ensure each new
development disposes of storm water run-off though properly planned ditches, storm sewers,
culverts and/or on site drainage ponds so as to have no impact with existing developments.
Tools: Subdivision Ordinance, Design Standards
Key Players: City Council, Planning and Zoning Commission, Zoning Administrator, City
Engineer, Public Works Coordinator
City of Fairfax 7
Comprehensive Plan
Transportation Policies:
• The transportation system should connect neighborhoods to one another.
Isolated subdivisions should be avoided by encouraging the use of alternatives to cul-de-sacs.
Streets and sidewalks should connect with existing neighborhoods to maintain street continuity
as well as creating a sense of community between new development and the existing City. In
addition, convenient access to main activity centers and Main Street should be provided.
Tools: Comprehensive Plan, Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission
• Adequate opportunity for pedestrian and bicycle travel, as well as automotive
travel, should be provided. Encourage pedestrian/bike trails and greenways throughout the
City. In addition, sidewalks should be incorporated into each new development.
Tools: Comprehensive Plan, Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission, Zoning Administrator, City
Engineer
• Wherever possible, link new development on the outer edge of the community to
the Central Business District. Convenient access to Main Street should be provided in all
new developments. This can be accomplished through transportation routes with easy access
(through streets and proper signage).
Tools: Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission, City Engineer
Economic Development Policies:
• Promote a three-tiered approach to economic development
- First priority: Vanderbilt Street re-development
- Second priority: highway commercial and industrial in designated areas
- Third priority: neighborhood commercial in appropriate locations
The City's first priority for economic development should be Vanderbilt Street re-development.
Fairfax should focus on attracting appropriate service oriented businesses along Vanderbilt
Street and take steps to retain existing businesses. Work with area economic development
groups and chambers of commerce to promote Vanderbilt Street.
Any revitalization efforts along Vanderbilt Street should include adequate space for pedestrian
walkways and green space to attract residents. Small trees could be planted on Vanderbilt
Street to create a friendly environment along with appropriate street lighting and benches.
Ensure that Vanderbilt Street is user friendly and walkable.
The City's second priority for economic development should be attracting highway commercial
oriented businesses and industries in appropriately designated areas. These areas should take
advantage of the City's location along Highway 151. In addition, the City should ensure that
City of Fairfax 8
Comprehensive Plan
commercial businesses and industries of this nature do not negatively impact businesses along
Vanderbilt Street, as well as neighboring uses. Again, the City should work with area economic
development groups and chambers of commerce to promote the business opportunities along
the highway corridor.
Finally, the City should promote neighborhood commercial uses. This would include restaurants
and other small-scale service uses. Neighborhood commercial should be within walking
distance to serve a specific neighborhood. This three-tiered approach to commercial
development should provide the City with the proper balance of businesses to protect and
enhance the small town character of Fairfax. In addition, the mix of commercial types should
provide the City with a strong tax base for a healthy future.
Tools: Zoning Ordinance, City's Web Site, Economic Development Plan
Key Players: City Council, Planning and Zoning Commission, City Engineer, Economic
Development Group, Chamber of Commerce, Workforce Development, Zoning Administrator
• Mixed-use development should be encouraged. This would include single- and multi-
family uses as well as residential and neighborhood commercial uses. For commercial use,
Vanderbilt Street should be the focus of commercial use in Fairfax. However, as the central-
business district reaches capacity and the City physically grows outward, small service oriented
businesses should be encouraged to serve new developments.
Mixed-use development should be properly planned to insure compatibility between uses. They
should be at a neighborhood scale to correspond with surrounding buildings. By providing
shopping opportunities within walking distance to local neighborhoods, small-scale commercial
activity helps reduce traffic congestion, encourages pedestrian activity, and provides needed
services to newly developing areas. Neighborhood commercial is limited in size and operation to
insure compatibility with adjacent neighborhoods.
Tools: Zoning Ordinance, Subdivision Ordinance
Key Players: City Council, Planning and Zoning Commission, Economic Development Group
or Chamber of Commerce
City of Fairfax 9
Comprehensive Plan
FAIRFAX PROFILE AND ANALYSIS CHAPTER 4
POPULATION TRENDS AND PROJECTIONS
A planning program for the physical development of a community must be based upon
the requirements, both present and future, of the citizens living in the area. In order to
establish what these requirements will be, it is necessary to know as accurately as
possible how many people will be living in the area in the foreseeable future.
Precise predictions of future populations, of course, are not possible. However, a
reasonable, reliable forecast can be made on the basis of past studies, population
trends over the years, and current, observable patterns. This is essential in arriving at
reasonable goals and objectives with respect to services and overall development.
The following section will review the City of Fairfax's growing population.
Fairfax Population Quick View
2000 2005 2010 % Change 2000-2010 % Change 2005-2010
889 1,662 2,123 138.81 % 27.74%
Source:U.S.Census
POPULATION TRENDS
Fairfax has seen steady population growth since 1940 to the 2000 Census. However,
between 2000 and 2010, the City's population has really grown. For a graphic
illustration of this fact, please refer to the Chart below.
According to the U.S. Census, Fairfax saw a 14 percent increase in population from
1990 to 2000 bringing the City's population to 889 people. However, the City grew at a
138.81% rate between 2000 and 2010 bringing the population to 2,123 people. If the
City continued at this rapid pace every decade, the population would be expected to be
over 5,000 by 2020. It is unlikely the City can continue with growth at this dramatic
pace. A 45% growth rate every census is much more likely. This would bring the City's
population to 3,078 by the year 2020.
Population projections are described later in this chapter.
City of Fairfax 10
Comprehensive Plan
City of Fairfax Population Trends (1940 - 2030)
4500 4,463
4000
3500 3,078
3000
2500 I,662 2'123
2000
1500 635 683 /80 889
1000 262 335 528
500 w
item JEN0
1940 1950 1960 1970 1980 1990 2000 2005 2010 2020** 2030**
Source: U.S. Census
** Note: Years 2020 and 2030 are projected numbers(45%growth rate every decade)
Fairfax population growth during the last fifteen years may be due in part to residents
who work in the Cedar Rapids metropolitan area but want to live in a small-town setting.
The four-way Highway 30 and Highway 151 makes access to the metro area very easy.
In addition, the population growth of the region is expected to support continued Fairfax
growth during the life of the plan. See the following table for a graphic illustration of the
regional growth since 1980.
POPULATION TRENDS OF SIMILAR SIZE CITIES
There were six communities within the region that had similar populations as Fairfax.
Since 1990, all six cities have experienced varying degrees of growth. In many cases,
cities in the immediate vicinity of the Cedar Rapids metro area (Ely, Walford) have seen
incredible growth. Population trends of this nature may come with substantial negative
costs to a city, such as lack of housing space, loss of farm land, increased need for
services, and the extreme cost of those services, as well as the loss of the small-town
character.
Cities along Interstate 380 in the region (including Urbana) have also seen large
population increases, due largely to the ability to live in a small community and easily
commute into the metro area.
However, the community that most closely resembles Fairfax is Ely. Ely is
approximately two miles outside of the Cedar Rapids metro area to the Southeast. Ely
has many of the same issues as Fairfax, such as potential main street re-development,
pressure from new development on the outskirts of the community, and the need to
revitalize older housing units within the city.
City of Fairfax 11
Comprehensive Plan
Population Trends of Similar Size Cities
City 1990 2000 % Change 2010 % Change County
Central City 1,063 1,157 8.84 % 1,257 8.6 % Linn
Ely 517 1,149 122.24 % 1,776 54.6 % Linn
Lone Tree 979 1,151 17.57 % 1,300 12.9 % Johnson
Solon 1,050 1,177 12.10 % 2,037 73.1 % Johnson
Urbana 595 1,019 70.97 % 1,458 43.1 % Benton
Walford 303 1,224 303.96 % 1,463 19.5 % Linn
Fairfax 780 889 13.97 % 2,123 138.8 % Linn
Source: U.S. Census
POPULATION PROJECTIONS
As stated before, population projections can be used to plan for the appropriate level of
services for future development. When used cautiously, population projections provide
an estimate of future growth barring any unforeseen significant change in the economic
or social composition of the community.
Fairfax Population Projections
2000 Census 2010 Census 2020 2030 2040
5 % Growth rate each census 889 2,123 2,229 2,340 2,457
15 % Growth rate each census 889 2,123 2,441 2,807 3,228
25 % Growth rate each census 889 2,123 2,654 3,318 4,147
45 % Growth rate each census 889 2,123 3,078 4,463 6,472
85 % Growth rate each census 889 2,123 3,928 7,267 13,444
138 % Growth rate each census 889 2,123 5,053 12,026 28,622
The above table shows the population projections of Fairfax. Six different projections
are shown for comparison. In each projection, Fairfax realizes fairly substantial
population growth. The percentage growth rate shown in the above table is between
each census period (for example: 2010 to 2020 ).
Based on trends of the last 15 years (high residential growth surrounding the Cedar
Rapids and Iowa City metro areas), the location near the Cedar Rapids metro area, and
the location of two major transportation systems running through the City (Highway 151,
Highway 30), the population is expected to continue to increase at rates between 25
and 60 percent every ten years. In addition, the population growth of the entire region is
expected to support continued Fairfax growth during the life of the plan.
However, it is unlikely that the City will be able to maintain a growth rate over 60 percent
as done during the early 2000's. As the population increases, large percentage changes
are much more difficult. In addition, the economy, rising fuel and heating costs, the
amount of developable land and available community services (sewer, water, police,
etc.) will ultimately dictate how fast the City grows. Very large percentage growth rates
can be a substantial burden on community services. The 60 and 85 percent growth rate
City of Fairfax 12
Comprehensive Plan
projections are shown in the unlikely event that dramatic rates will continue for the long-
term.
Barring any unforeseen significant change in the economic or social composition of the
region, the population could eclipse a 45 percent growth rate every census period
through 2020. A population over 3,000 could be expected by 2020.
The Land Use portion of the plan will look at the amount of undeveloped land remaining
within the City limits and examine possible appropriate future growth areas outside of
the existing City boundaries to locate this rapid future growth.
As stated before, population projections should be used cautiously. Changes in local,
state and national economies can have a profound effect on population counts. The
rising cost of oil and natural gas could very well negatively impact the economy, making
even the smaller percentage growth rates unattainable. However, if present trends
remain, the City's population should grow at approximately the 45% growth rate every
census period through 2020.
The following is a hypothetical build-out scenario for the City of Fairfax. This projection
is based on the number of potential homes that could be built within and around the City
of Fairfax if current economic trends continue into the future.
The remaining portion to develop of Prairie Creek Estates and the remaining empty lots
in the current other developments in the NE quadrant of the City
- 70 Single-family lots
- 52 Condo units
The proposed development to the north of the City (estimated):
- 390 - 460 Single-family lots (using 400 in calculations)
- 50-150 Multi-family units (using 100 in calculations)
- 15 - 30 Commercial lots
Approximately: 622 units @ 2.50 people per household = 1,555 potential new residents
Adding 1,555 to the existing 2,123 = 3,678 people at build-out.
This build-out scenario is slightly higher than the 45% growth rate as established in the
projections. However, with rising energy costs, inflation and the deflating housing
bubble, it is possible that the City will not reach the 3,678 total by 2020. However, the
45% growth rate per census as stated in the plan (bringing the total population to just
over 3,000) would be a realistic goal for the City should past economic trends continue.
City of Fairfax 13
Comprehensive Plan
POPULATION FINDINGS
❖ Steady population increases since 1940
❖ One of the fastest growing cities in Iowa since 2000
❖ Approximately 1,224 new residents from 2000 to 2010
❖ Population increase in the 1990's was more than the average in the ECICOG region
(8 %)
❖ The population is expected to near 3,000 residents by the next census (2020)
❖ Fairfax should prepare for a population of over 4,000 residents by the year 2030.
Housing, infrastructure and land use needs throughout the plan will be based on this
projection.
HOUSING CHARACTERISTICS AND NEEDS
In addition to examining population trends, a look into the City's current housing needs
must be taken in order to establish growth management strategies for the planning
area. Housing development is crucial to a growing community. With implications in land
use and infrastructure decisions, housing trends should be studied to establish
adequate growth areas in and around the community.
HOUSING ANALYSIS
In development terms, the projected population increase (at the 45% growth rate figure)
is equivalent to approximately 885 new housing units by the year 2030. This represents
an average annual construction rate of approximately 44 new units per year. At the
current allowable density of 3 units per acre, the new units would require approximately
295 acres of land.'
In 1990, there were 313 housing units in Fairfax and in 2000 there were 347. By 2010,
the census showed 803 housing units, an increase of 131.41 percent. This is fairly
consistent with the population growth during that time. As of October of 2012, there are
approximately 874 housing units in Fairfax.
According to the 2010 Census, there were 21 vacant housing units (2.62%). Five
percent vacancy is considered healthy for a community. This allows market flexibility for
area home owners as well as an ability for the City to handle sudden population
increases.
This does not account for the rights-of-way for streets and other utilities. As a general rule, 10 percent of
developed land is consumed by rights-of-way. This makes an additional 89 acres of land to be used for
streets and other utilities to serve the projected residential needs. All told, it is projected that 384 acres of
land will be needed to account for new residential development in Fairfax over the next twenty years (See
City of Fairfax 14
Comprehensive Plan
the Land Use chapter of this plan for further explanation of this total as well as land use
needs for park, commercial and industrial land uses).
In addition, in 1990, the people per housing unit was 2.85. That number decreased for
the year 2000 to 2.81 and for 2010 to 2.64. By the year 2020, Fairfax is expected to
have approximately 2.50 people per housing unit. Based on this figure and the
population projection, Fairfax should plan on needing approximately 814 new housing
units by 2030 to bring the overall total to 1,688 units.
EXISTING HOUSING STOCK
It is important that current neighborhoods remain vital parts of the City. Fairfax should
ensure that the existing housing stock meets minimum codes for safety. As new
development occurs, existing housing must be kept up in order to ensure safe,
affordable housing options. The City should make every effort to apply for housing
programs intended to rehabilitate the current housing stock.
In 1999, the Linn County Housing Needs Assessment and Action Plan was adopted
containing vital information on every city in Linn County. A comprehensive housing
analysis and action plan was prepared for Fairfax at this time. The City should utilize the
data contained in the Needs Assessment and follow the recommendations when
maintaining the existing housing stock.
NEW HOUSING DEVELOPMENT
As stated in Chapters 2 and 3, when new housing development occurs, it should,
wherever possible occur incrementally, or contiguous to existing development. Growth
of this nature will reduce capital outlay and maintenance costs to the City by allowing
short, economical extensions of municipal infrastructure (sewer, water, street, sidewalk,
etc.) which serve the new neighborhoods. Incremental housing growth will also save
open land and areas better suited for agricultural or other use.
As residential development occurs, the City should insure that each new growth area
can reasonably flow into the existing community. Main connections to the downtown
area and to city access points should be required at the edges of each new
development.
In addition, the City should ensure that appropriate recreational opportunities grow as
new housing is developed. The number and location of neighborhood parks should
keep pace with new construction. As new housing developments are planned, the city
should ensure that common "green space" is included in each new neighborhood.
Because recreation opportunities are a major influence on a family's decision on where
to live, expanded recreation opportunities should be a priority for Fairfax. In addition,
trails and recreational opportunities were a high priority of the residents attending the
town meeting.
Recreation goals and the objectives to meet those goals will be discussed in another
Chapter (Environment and Natural Resources). The infrastructure and land use
City of Fairfax 15
Comprehensive Plan
implications of this population target and housing needs assessment will be discussed
in Chapters on Infrastructure and Land Use.
HOUSING FINDINGS
❖ People per household in 2000 was 2.81 and in 2010 it was 2.64. That number is
expected to decrease to 2.50 by 2020.
❖ A 45% growth rate every ten years is equivalent to 885 new homes between 2010
and 2030 or 44 new units per year.
❖ The number of new homes by 2030 would require 295 acres of land.
❖ There are approximately 874 housing units currently in Fairfax (10/2012).
❖ The City will require approximately 1,688 housing units by 2030.
City of Fairfax 16
Comprehensive Plan
I FAIRFAX DEVELOPMENT PLAN CHAPTER 5
This chapter of the Fairfax Plan is focused on the built environment and physical
features in and around the city. It first examines the environment and natural resources,
the very soil on which the City is built. Secondly, the Chapter focuses on Fairfax
infrastructure: water and sewer systems, storm sewer, and transportation. Finally, the
Chapter ends with describing financial tools designed for developing cities.
ENVIRONMENT AND NATURAL RESOURCES
TOPOGRAPHY AND SOILS
The majority of developed land in the City of Fairfax is located on generally flat to
slightly rolling land. There is very little rise and fall to the topography of the immediate
area. There is a substantial flood plain running through the middle of the city. The
floodplain remains mostly undeveloped. Development within a floodplain should be
limited to park, recreation and open space and should strictly follow the City's floodplain
ordinance. In addition, future growth areas should be directed away from low lying areas
near a floodplain to mitigate any damage from flooding. A floodplain map is on file at
City Hall and should be consulted during the review of potential developments.
For detailed information concerning the soils of the immediate region, please consult the
United States Department of Agriculture Soil Survey of Linn County. This is important
for several reasons. The difference between soils and their varying capabilities supply
useful information for planning and development.
Even more important, the Soil Survey provides a guide to the general suitability of an
individual soil type. Because different soils can handle a variety of different uses, such
as crop production, highway construction, and residential, commercial and industrial
development, it is important to know what is the best use for that particular soil type.
Future development activities should be accompanied by a soil conservation plan from
the Soil Conservation Service. These plans provide valuable information in determining
land use and abating potential problems including storm water management and
erosion control.
Also, according to the soil survey report, soils to the northeast and southwest of the
corporate limits afford for future development with only moderate construction problems.
By incorporating appropriate landscaping, open space and tree planting in new
developments, as well as proper storm sewer systems, stormwater drainage can be
controlled. Unfortunately, the soils to the east and to the west of the City would allow
little or no construction as severe problems would be encountered due to flooding and
poor bearing capacity and shear strength of the soils.
City of Fairfax 17
Comprehensive Plan
ENVIRONMENTALLY SENSITIVE AREAS
The City should take care to protect environmentally sensitive areas in and around the
community. These remaining areas should be protected when reviewing future
development proposals by using the City's subdivision authority to preserve prime park
and recreational land, as well as protect drainage areas, wetlands, creek beds, timber
areas, floodplains and other highly erodible lands.
Steps the City and developers could take in protecting environmentally sensitive areas
include designing lots and streets around important existing natural features,
incorporating appropriate landscaping, open space and tree planting in new
developments to control water drainage and erosion, and landscaping riparian
greenways with trees and natural vegetation.
The City's subdivision ordinance may have to be updated to reflect open space and
development policies in regard to environmentally sensitive areas.
ENTRANCES INTO THE COMMUNITY
The City should ensure careful planning and review go into developments leading into
the community. First impressions are important when entering any city, therefore,
"gateways" into the community should be established along Highway 151. This could
include attractive welcome signs with appropriate landscaping such as the current
signage at the north and south entrances. The City could coordinate signs around the
community to give directions to major attractions such as the school, the proposed trail
system, Main Street or the City's recreational parks. These informational welcome signs
should be coordinated with a theme to present a unified community. There are grant
possibilities to fund the construction of welcome signs to enhance community gateways.
Fairfax should research funding sources for this community enhancing project.
In addition, care must be taken to guide new development and preserve the attractive
nature of the land surrounding the community. Buildings, signs and poles should be
carefully planned to discourage cluttered appearances. The City's zoning and
subdivision ordinances should be carefully reviewed to ensure proper requirements.
Also, the City should enforce its nuisance ordinance for property along a gateway
corridor which is cluttered or in disrepair.
GREEN SPACE, PARK AND TRAIL SYSTEM PLAN
Parks, trails and public green space were vitally important to Fairfax residents during
the town meeting for this Plan. Parks and trails help cities enhance the overall quality of
life. They help contribute to a city's character with friendly, open environments. In
addition, they also provide important active and passive recreational resources. The
following section of the Plan examines the City's park and recreational system, including
all city-owned and operated facilities. In addition, this section will provide a vision for the
City's future green space, park and trail system.
City of Fairfax 18
Comprehensive Plan
The maintenance of these public spaces and their extension into new sections of the
community should be part of the City's future. As the Fairfax grows and takes
advantage of new development opportunities, its park system will become important to
unite the new residents with the established community.
There are currently five parks within the City in which residents can use. They range in
size from 1 acre to 22 acres. The following table lists the existing parks in the City and
their approximate size.
Park Name Size (acres)
Driftwood Lane Park 1
Fairfax City Park 6
Prairie Creek Park 6
Hawks Ridge Park 4
The Fairfax Regional Sports and Park Complex 22
Official Park Totals 39 acres
Trail from East Cemetery Road to Front Street 5
Detention Pond with Trail 4
Grand Total of Park Use Type of Land 48 acres
Source: City of Fairfax
There is a total of 39 acres of official existing park land within the City, with an additional
9 acres of park use type of land. Based on the current number of housing units in
Fairfax (874) and the city's targeted park dedication standard of 0.05 acres per unit, the
City should have over 43.70 acres of park space.
As Fairfax grows, there will be a substantial need to expand public recreational activities
within the City limits and outside of the community. Families in Fairfax will look to the
City to provide safe and accessible services for both children and adults. The City
should greatly expand the park area available to residents during the planning period.
This can be accomplished through provisions in the City's subdivision ordinance
requiring park or open space in each new subdivision. The development of recreational
facilities should include large park and open space areas with active recreational
opportunities.
The City should focus on two different types of park space: neighborhood parks and
regional parks. Neighborhood parks should be required within every new subdivision.
These parks could be anywhere from 1/2 acre to a full acre. The parks should be
designed to accommodate the residents living in the new subdivision with playgrounds
and small areas to run around.
The City should also establish several regional sized parks within the community. These
parks should be located in strategic places around the City and designed to draw
people from the entire community. Playgrounds, large ball fields, pavilions and other
items of interest should be designed into these regional parks.
City of Fairfax 19
Comprehensive Plan
The development of extensive recreational facilities, such as swimming pools, would
likely be inappropriate for the size of Fairfax and may prove to be too costly for serious
consideration by residents. In addition, this type of recreation is available in nearby
Cedar Rapids. Additional recreational opportunities which are appropriate for the size of
Fairfax include hiking trails, bike lanes, and outdoor exercise areas including ballfields
which can be incorporated into the proposed regional and neighborhood park system.
For new recreation and park needs, the Fairfax Comprehensive Plan projects the City's
future population at over 3,000 residents in 2020. This represents about 357 additional
housing units during the planning period. Based on a park dedication standard of 0.05
acres per unit, future growth will require the dedication of 17.85 additional acres of park
and recreational space in the next eight years just for the new residents. This should be
a minimum number.
As the City physically grows outward, small neighborhood parks should be placed in all
new subdivisions for new residents to enjoy and larger regional parks should be
strategically located for more active recreation purposes for the entire community (see
the Future Park and Open Space Map). All told, by 2020, there should be about 62
acres of park and recreation land within the City of Fairfax.
PARK SYSTEM VISION
One of the major issues to come out of the town meeting was trails, or the current lack
of trails in the community. A goal for the Fairfax park system should be a network of
open spaces which impact all parts of the community, connecting old and new
neighborhoods with one another and with major activity centers. This vision would
bridge barriers that otherwise might separate parts of the City from one another.
To accomplish this, the City should create a networked system of open spaces. This
system would link parks and activity centers by a continuous system of trails and
environmental corridors. As the City grows, new neighborhoods should be linked to this
trail system. The trail network could include on-street bikeways, trails through parks and
school grounds, designated City sidewalks, trails along the floodplain, and any
abandoned railroad right-of-way. Also, during the platting process, potential trails should
be provided through easements between neighboring subdivisions.
Because recreational trails are heavily used and involve only moderate costs to develop
and maintain, they are one of the most cost efficient recreational investments a
community can make. The City of Fairfax, Linn County, the state Departments of
Natural Resources, Transportation and Economic Development, along with private
sponsors could each play a role in creating a community-wide network of trails.
In addition to linking parks and activity centers with trails, the City should also integrate
new parks and open space into each new neighborhood. By using the City's planning
and subdivision authority, open space should be included in all new neighborhoods.
Then, the new neighborhood green spaces should be linked to the existing City's trail
system which could ultimately be linked to trails in the County and beyond. The concept
City of Fairfax 20
Comprehensive Plan
of a linked pedestrian system, connecting neighborhoods, natural areas and parks, and
neighboring cities (Walford, Cedar Rapids) would establish a unified community.
PARK AND TRAIL SYSTEM SUMMARY
Currently, the City's park system is just sufficient for actual acres of recreation areas.
The recent additions of walking and bike trails are seeing tremendous use. This
demonstrates residents' desire for trails. As Fairfax grows, new park space and
recreational activities must be established to keep pace with development. Where
appropriate, parks and open space should be included with every new subdivision.
Then, the new parks should be linked to the traditional sections of town by trails and/or
sidewalks.
Due to the growing use of the city's current recreational spaces, the city should continue
to consider the future needs of the community and form additional recreational areas.
Expanded recreation opportunities should be a top priority for Fairfax during the life of
this Plan.
Trail system recommendations:
❖ Extend the current trail running from Drainage Ditch 1 to the new proposed
annexation area north of the current city limits.
❖ In connection with IDOT's plans to replace the Prairie Creek bridge, the bridge over
Drainage Ditch 1, and the railroad overpass on Highway 151 in 2019, have them
place a trail access under the Drainage Ditch 1 to enable a trail connecting both
sides of Highway 151.
❖ Establish a trail running from the Drainage Ditch 1 under cross to the new proposed
annexation area north of the current city limits, between Morgan Bridge Road and
80th Street.
❖ Establish a trail from Front Street, south through the community towards Southview
Road which would ultimately connect with the proposed trail linking the City of
Walford and the Amanas.
❖ Establish a trail running north and south along Fairfax Road to Southview Road.
❖ Establish a trail running west off of Fairfax Road along Southview Road towards
Highway 151 which would link up to the City of Walford and the Amanas.
Connecting the 80th Street Trail to the Fairfax Road Trail will require a substantial
investment for the community. However, this will act as a connection between the two
separated parts of the City and should be a high priority. The trail should be completed
as a part of the larger project involving the 80th Street Extension to connect Fairfax
Road.
City of Fairfax 21
Comprehensive Plan
Another regional priority should include the trail linking Fairfax with the City of Walford
and the Amanas. This trail linkage should boost tourism within Fairfax and offer
substantial recreation opportunities for Fairfax residents.
Regional park system recommendations:
❖ Establish a park near the proposed pedestrian bridge along the 80th Street and
Fairfax Road Trail.
❖ Establish a park north of Vanderbilt Road and east of Highway 151 near the
proposed trail off of Cemetery Road.
❖ Establish a park near the cemetery along Cemetery Road on the northwest side of
Fairfax.
❖ Establish a park off of Highway 151 on the northeast side of Fairfax.
INFRASTRUCTURE AND PUBLIC FACILITIES
This section of the Plan presents an inventory and evaluation of the City's infrastructure
facilities. The primary infrastructure for Fairfax includes the systems for water
distribution, sanitary sewer, storm sewer collection, and transportation. This Plan should
not be construed to replace the day-to-day maintenance and operation of the City's
infrastructure. It is intended to provide a framework for the future growth of the overall
system.
The City should encourage the preservation of viable existing infrastructure and
promote the economical extension of new infrastructure and services. It is wise to
conserve limited public funds by promoting efficient growth patterns. A community
benefits from compact growth. When development occurs incrementally, contiguous to
the edge of existing development, the town grows in a unified way.
A compact urban form helps accomplish this goal by using existing public facilities and
infrastructure. For example, new developments should utilize existing water and sewer
lines with short incremental extensions of public utilities. This reduces development
costs and long-term maintenance and capital expenses.
To implement specific goals in this section of the plan, the City should not only rely on
municipal funds, but utilize the development tools listed in the plan to fund
infrastructure, re-development and economic development projects. After describing
each type of infrastructure, there is a list of recommended policies/projects. At the end
of this section, there is a list of prioritized infrastructure projects for inclusion in a capital
improvements plan.
City of Fairfax 22
Comprehensive Plan
WATER SYSTEM, SANITARY SEWER SYSTEM AND STORM SEWER SYSTEM
As the City grows, Fairfax must allow for growth in the capacity of its major
infrastructure systems. The City should follow the advice of its engineer when it comes
to the planning, maintenance, and expansion of these systems.
A second water tower will be required as the population reaches 2,500. Additional wells
will also be required as the population increases. The number and location of these
additional wells and the water tower will be determined as the development occurs.
Servicing more development area will require reviewing lift station capacity. Where
possible, the sanitary sewer system should be designed to operate with as few a
possible lift stations. The current sewer treatment plant is rated to be able to service a
population of approximately 4,000. As the population reaches this point,
updates/expansions, such as an additional clarifier and aeration basin, to the sewer
treatment plant will be required.
STREET SYSTEM
A well-planned road system will be cost effective, as well as provide for the efficient
movement of pedestrian and emergency traffic. The improvements to existing streets
and the structure of proposed streets should be determined by addressing such issues
as parking needs, sub-base soil types, traffic volumes and types, required speeds to
reduce congestion and land use of adjacent properties.
For Fairfax to grow successfully, new development, including new transportation routes,
must be directed to achieve land use goals and improve cross-community mobility. The
City must maintain street continuity and convenient access to new neighborhoods, as
well. To do so, the City should discourage the use of cul-de-sacs within new
subdivisions.
Because cul-de-sacs interrupt the pattern of connecting streets, they decrease
accessibility between adjacent neighborhoods (for residents, emergency vehicles, snow
plows, garbage trucks, school buses, etc.). To stem the further erosion of inter-
neighborhood accessibility, the City should require all future residential streets to
connect with other streets either existing or planned.
Exceptions to discouraging cul-de-sacs could be made if such through connections
were possible only by destroying environmentally sensitive land, or if such a connection
would create a shortcut attracting a significant volume of through traffic for the
subdivision. The City should update their subdivision ordinance to reflect the need for
interconnected neighborhoods.
In addition, because new development will occur farther from the traditional center of
the community, the City must also seek ways to link this growth to the existing
City of Fairfax 23
Comprehensive Plan
community. Main connections to activity centers (parks, schools, Main Street, etc.) and
to city access points should be required at the edge of each new development.
TRANSPORTATION PLANNING GUIDELINES
Fairfax should provide a roadway system consisting of a hierarchy of streets designed
to facilitate the movement of traffic to, from, and through the City. The following
functional use of streets are standards to be applied as development occurs:
Arterial streets provide a continuous route for the movement of large volumes of all
types of through-traffic across and beyond the city and between high traffic generation
points. The following streets are, or are planned to be, arterials:
• Highway 151
Planning & Design standards:
1) Local street access should not be allowed.
2) Direct access from abutting properties should only be permitted at higher traffic
generation points through the use of frontage roads or shared access points
(based on IDOT standards).
Collector streets provide movement of traffic between arterial routes as well as
providing limited access to abutting property. The following streets are, or are planned
to be, collectors:
• Cemetery Road
• 80th Street / Fairfax Road
Planning & Design standards:
1) Local street access should be limited.
2) Direct access from abutting properties should be permitted at higher traffic
generation points through the use of frontage roads or shared access points
(based on IDOT standards).
Local Streets serve as a means of access to abutting property. They are low speed
and designed for short trip routes, with less than 500 vehicles per day. All streets
serving only neighborhoods are local streets.
Planning & Design standards:
1) Local streets should be proposed during the platting process.
2) Included with local streets should be residential sub-collectors to move vehicular
and pedestrian traffic between neighborhoods at slow speeds. This would lessen
congestion on high-volume arterial and collector streets.
3) Cul-de-sacs should be encouraged only when used to preserve natural features
of the landscape. Local through streets are encouraged to preserve a coherent
traffic circulation system.
City of Fairfax 24
Comprehensive Plan
Street System Recommendations:
❖ Extend 80th Street south to connect with Fairfax Road. This will require a large
bridge over Prairie Creek and the railroad tracks. The 80th Street extension should
incorporate a pedestrian trail as well.
❖ Establish a systematic plan for street improvements and sidewalk replacements.
This should be in conjunction with the City's Capital Improvements Plan.
❖ Street improvement plan should include a phased plan for upgrading existing chip
seal streets with concrete, curb and gutter.
❖ Maintain street continuity and convenient access to new neighborhoods.
❖ Link new growth and development to the existing community and Vanderbilt Street.
❖ Limit local access off collector and arterial roads.
❖ Discourage the use of cul-de-sacs within new subdivisions.
❖ Update subdivision ordinance to further restrict cul-de-sacs
FUTURE STREET MAP
The future street map of Fairfax is a conceptual plan for the logical extension of the
street system around the community. The map (contained on the Future Land Use Map)
is intended to be a guide for development and not a strict blueprint.
As development occurs, the City should ensure that planned street extensions are
included in the respective development. Note that only new collector/arterial streets and
major extensions of current streets are shown on the Future Land Use Map. Minor
collector and local streets should be planned to coordinate with the new major routes as
development occurs.
The major street project within the City of Fairfax includes extending 80th Street south to
connect with Fairfax Road. This will require substantial investment as a large bridge will
be required to cross Prairie Creek and the railroad tracks. However, this will act as a
connection between the two separated parts of the community and will improve cross-
community mobility. The 80th Street— Fairfax Road connection should be planned in
conjunction with the pedestrian trail proposed for this area. This project should be a high
priority for the City.
Again, it should be the responsibility of the City to ensure that future developers include
the planned street extensions in any proposed developments.
City of Fairfax 25
Comprehensive Plan
SIDEWALKS
A sidewalk system contributes to the ease of walking and daily interaction among
neighbors. Sidewalks are also necessary to provide safe passage for pedestrians
throughout the City. During the planning period, Fairfax should strive to complete a
sidewalk system which encompasses the entire community. It should be the goal of the
City to establish a sidewalk or trail system so everyone has a safe path to walk to
school, work or for recreation purposes.
The sidewalk program should start with all new neighborhoods being required to have a
system which can be extended with any future development. Requirements should be
placed in the City's subdivision ordinance which require sidewalks in new subdivisions.
Over time, the City should work with property owners and extend the system throughout
any area of town currently unserved by sidewalks. Then, focus the program on
connecting activity centers and existing trails to complete the community-wide sidewalk
/trail system.
In addition, portions of existing sidewalks which are in disrepair should be brought up to
code. Again, the City should work with property owners to repair dilapidated sidewalks.
Besides being a nuisance, unkempt sidewalks are a health and safety issue.
Sidewalk recommendations:
❖ Require sidewalks in all new developments.
❖ Meet all ADA requirements in sidewalk construction.
❖ Undertake a sidewalk installation and improvement program which encompasses
the entire community.
❖ Focus new sidewalks in areas to connect activity centers and existing trails.
INFRASTRUCTURE ANALYSIS
There are a variety of funding sources to assist and finance the development and
improvement of the City's infrastructure system. For sewer and water projects, there are
several grant and loan programs from the Iowa Departments of Economic Development
and Natural Resources, including the CDBG, PFSA and SRF. For the transportation
system, these sources would include: the Road Use Tax fund, TEA-21 funding for
eligible routes (formally ISTEA), RISE grant and loan funds for economic development
projects, and other categorical grant programs. The City should explore grant and loan
programs to meet local needs. These funding tools are described in the Fiscal Context
Section of the plan.
In addition, to systematically evaluate potential infrastructure projects, the City should
adopt and utilize a five-year Capital Improvements Plan (CIP). The CIP is described in
City of Fairfax 26
Comprehensive Plan
the Fiscal Context section of this plan. The CIP helps coordinate capital costs and
financing while working towards the long term goals of the community.
FISCAL CONTEXT
The City should implement the goals and objectives presented by the Plan through a
realistic program that is in step with the resources of the community. The City must
place development goals listed in the Comprehensive Plan within the context of
financial constraints.
Therefore, to implement specific goals in the Plan, the City should not only rely on
municipal funds, but utilize the following development tools to fund infrastructure, re-
development and economic development projects.
TAX INCREMENT FINANCING
Tax increment financing freezes the property tax valuations in the TIF district at the level
of January 1 of the preceding year. When the value of property within the district
increases, the difference between the new and frozen valuations is the increment.
Taxes on this amount are diverted from other taxing entities, such as counties and
school districts, and enter a special fund for financing any debt incurred by the city for
improvements in the TIF district. This continues until all debts are paid. If no debt has
been incurred by the city in this area, tax revenue is distributed per usual percentages.
The City currently uses tax increment financing.
GRANT AND LOAN PROGRAMS
The Community Development Block Grant (CDBG), Economic Development Set-Aside
(EDSA), and Public Facilities Set-Aside (PFSA) programs are offered through the Iowa
Department of Economic Development. These programs are to primarily assist
communities with public facilities improvements (including but not limited to sewer and
water) to benefit low to moderate income individuals. In addition, the EDSA and PFSA
are for economic development purposes to be utilized by new or expanding businesses
or industries.
The Iowa Department of Economic Development also offers CDBG funding for housing
programs, as well. These programs include but are not limited to housing needs
assessments, housing rehabilitation grants, and new construction programs.
Other popular grant programs offered by the State include the Revitalize Iowa's Sound
Economy (RISE) grant. This program, offered through the Iowa Department of
Transportation, is used for extending streets for economic development purposes for
new and expanding businesses or industries. As with the EDSA and PFSA grants, RISE
grants are contingent on job creation.
City of Fairfax 27
Comprehensive Plan
In addition, there are several other categorical grant programs, such as the Iowa
Community Cultural Grant program (ICCG), the Resource Enhancement and Protection
(REAP) program, Historical Resource and Development Program (HRDP), the
Revitalization Assistance for Community Improvement (RACI) program, among others.
The City should contact the various regional, state and federal agencies assisting with
grant writing for more detailed analysis of programs which meet a specific community
goal.
PRIVATE FINANCING
There are thousands of private foundations and corporations throughout the country
which fund community development projects. Many support specific interests such as
rural development, neighborhood programs or economic development. Others may only
grant funds to a specific region or location.
Many times a local business or industry is willing to contribute to a worthwhile
community development project. Because the project would likely enhance the livability
of the community, a local business or industry may fund a portion of the project to retain
or attract new residents.
The City should study each foundation or corporation to determine the nature of the
grant maker's interest before requesting funding of this sort.
GENERAL REVENUES AND USER AND HOOK-UP FEES
Money from general revenues could be used for any number of infrastructure
improvements, as well as park land development projects.
User fees are used to operate and maintain City infrastructure systems such as sewer
and water systems. This is a funding tool where those that benefit directly from a
particular service pay for all or part of the cost. Similarly, hook-up fees are a funding tool
to help off-set the cost of a service such as water or sewer. New users would be
required to pay a fee to "hook-up" to the city's water or sewer system.
IMPACT FEES
Impact fees are fees imposed on new development to help finance the cost of
improvements or services such as schools, parks, fire stations, libraries, roads and
other public facilities. Where impact fees are permitted by law, they must be specific, be
based on a reasonable formula, and be uniformly applied. It is advisable to consult with
the City Attorney when creating a fee of this type.
BONDING CAPACITY
The general obligation debt limit for a city in Iowa is five percent of the actual value of
taxable property within the corporate limits. The City of Fairfax has a policy to try and
not to exceed 80 percent of its bonding capacity. The remaining 20 percent would then
be saved for emergency purposes.
City of Fairfax 28
Comprehensive Plan
The City should continue to use its bonding capacity for large capital improvement type
projects. The amount available to bond for should go up each year as the City pays off
current debt and assessed values rise.
CAPITAL IMPROVEMENTS PLANNING
A capital improvements plan (CIP) is a legal document for the planning, scheduling and
financing of large construction projects and the purchasing of major pieces of equipment
by the City. The CIP describes in detail the projects that are to be accomplished; then
provides the blueprint that is needed to select those projects and lists the funds that will
be authorized in the City's annual budget.
There are several differences between a comprehensive plan and a CIP. A
comprehensive plan looks twenty years into the future and lists possible improvement
projects for the community. A comprehensive plan contains very broad policy
statements on the direction the City wishes to take.
A CIP, on the other hand, is shorter in range (5 years) and is very focused in nature. It
will list each project the city wishes to accomplish during the time-period and list the
funding that will be authorized to implement that project. The CIP is then updated every
year.
The City of Fairfax should utilize a Capital Improvements Plan for the following reasons:
❖ Systematic evaluation of potential projects
❖ Stabilize the volume of expenditures
❖ Coordinate capital costs and financing
❖ Improve economic development efforts
❖ Encourage more efficient government
❖ Work towards long term goals and vision of the community
IMPLICATIONS OF GROWTH ON THE COMMUNITY
Growth and development will come with a cost to Fairfax. With each new neighborhood,
the City must provide a higher level of service. Sewer, water, street maintenance,
garbage pick-up, parks and recreation, and police and fire protection are all services
residents will require with any new development. The City's capacity to provide these
services in an efficient manner will ultimately effect the location, dimension and timing of
future developments.
During the life of this plan, the City will need substantial new park space which requires
maintenance; improvements to the infrastructure systems, including the storm sewer
and street system which will continue to require maintenance and upgrades, all of which
will require large financial commitments from the City.
City of Fairfax 29
Comprehensive Plan
Therefore, the City should implement the goals presented by this Plan through a
realistic program that does not overextend the resources of the community. To do this
efficiently, the City should explore the possibility of hiring a full-time city administrator.
Based on the projected population increases, Fairfax will likely need an administrator to
efficiently coordinate infrastructure improvements, complete the annual budgeting
process, provide public employee oversight and ensure that the day to day business of
running the City is accomplished.
Many times, a city administrator can "pay for itself" through the ability to go after the
myriad of grant opportunities that are available to cities for various community projects.
A city administrator can be a useful asset to a community in order to meet the needs of
a growing population.
ANALYSIS
To implement the Plan, Fairfax will face a number of major capital facility demands that
will stretch or exceed its financing capabilities without outside assistance. For this
reason, the City should utilize a Capital Improvements Plan and use the above financial
tools to assist in the development of the City.
In addition, Fairfax should contact the various regional, state and federal agencies
assisting economic growth in and around the City for more detailed analysis of specific
programs.
City of Fairfax 30
Comprehensive Plan
I FAIRFAX LAND USE PLAN CHAPTER 6
This chapter of the Plan is focused on land use, both existing and future, within and
around the City of Fairfax. The intent is to provide a framework to guide and direct new
development in the planning area. This should ensure that future development is
consistent with the goals of the plan and paced in such a way as to not outstrip the
City's ability to provide proper services.
The Land Use Plan is divided into two sections. The first describes useful tools for
managing land use; the final section describes future policy directions in land use
including the official Fairfax Future Land Use Map.
LAND USE TOOLS
Zoning and subdivision ordinances are two common regulatory land use tools for cities
and counties to enforce community standards. Ordinances of this nature enable the
implementation and enforcement of the policies and provisions contained in a
comprehensive plan.
In any growing region, development pressures are usually the strongest at the edge of
an already developed area. When allowed to go unregulated, this development
pressure often causes undesirable results. The City, however, can utilize this plan to
logically identify where appropriate growth areas should be planned for and use zoning
and subdivision controls to guarantee the sound development of the City. The Land Use
Chapter of the Fairfax Plan will serve as a guide for future revisions of the City's
development tools.
ZONING
Zoning is the most important tool to implement a comprehensive plan. This method
works by regulating various aspects of how land may be used. Zoning's name is derived
from dividing areas of a city into zones, or districts. Certain uses of land are permitted in
each zone according to specific standards set by the planning and zoning commission
and adopted by the City Council.
Fairfax has a zoning ordinance currently in place. After the Comprehensive Plan is
adopted, the zoning ordinance should be thoroughly reviewed and updated annually to
ensure the standards are working in conjunction with the goals and objectives contained
in this Plan.
City of Fairfax 31
Comprehensive Plan
Specific issues the City should address in the zoning ordinance update include:
❖ Open space requirements
❖ Compact, contiguous subdivision design requirements
LAND SUBDIVISION
A subdivision ordinance is a tool the City uses to enforce standards so that land
subdivision occurs in a beneficial manner. The platting requirements in the Fairfax
subdivision ordinance specify the criteria for subdividing land throughout the community.
Simply put, subdivision is a process in which land is legally described and is converted
into building lots. It involves the division of a tract of land into smaller parcels and
usually involves the creation of streets and other infrastructure improvements such as
water and sewer systems, sidewalks, and street lighting. The subdivision ordinance is a
very effective tool for enforcing growth policies.
The subdivision ordinance is also the tool cities use to require open space and park
dedications in new developments. By including the requirement to devote open space in
the ordinance, developers must include open space in any plans for new development.
The open space could then be maintained by the neighborhood or home owner
association or the City.
Fairfax should update its subdivision ordinance to be consistent with the goals and
objectives contained in this Plan. Specific issues the City should address in the
subdivision ordinance update include:
❖ Open space and park dedication requirements
❖ Compact, contiguous subdivision design requirements
❖ Requirements for sidewalks and pedestrian or bike trails
❖ Revise City cul-de-sac policies
❖ Language to protect existing mature trees and unique natural features
❖ Enhance City storm drainage requirements
ADDITIONAL PLANNING TOOLS
In addition to the zoning and subdivision ordinances, the City has other options when
planning for future growth. A fringe-area agreement with the county is another very
important tool a city can use to coordinate growth management policies and manage
future development. In addition, a growing city such as Fairfax should have annexation
policies in place to facilitate the annexation process when the need arises. The following
describe fringe-area agreements and annexation policies.
City of Fairfax 32
Comprehensive Plan
FRINGE-AREA AGREEMENTS
With an adopted subdivision ordinance, a municipality has the right to review plats
within two miles of its boundaries. A fringe-area agreement with the county is necessary
if the city wanted to coordinate its standards in the fringe area with the county. This
would lead to cooperative planning for the sound development of the entire region.
It is recommended that once the Plan is adopted, the City begin working with Linn
County in establishing a fringe-area agreement to maximize the planning benefit to the
City and surrounding areas.
Within the agreement, there should be areas around the City that are agreed upon
which indicate future city growth outside of the existing City limits as well as areas which
should be protected, such as prime farm land or environmentally sensitive land.
Then, within each area, the City and county would agree on which development
standards (city or county) should be used. For example, in an established future growth
area of the City, it might be appropriate to allow City zoning and subdivision standards
to be used when reviewing proposed developments. Since it is very likely that future
development in the City's growth area would eventually be annexed into Fairfax, the
development should occur with City standards.
Having a fringe-area agreement in place assists in the planning process and allows
potential developers to understand what is required of them. The fringe-area agreement
planning process should include several public hearings to maximize the input received
from City and county residents.
ANNEXATION
Cities generally annex land to provide areas for growth, or for a particular public benefit
such as managing land development around the city. For example, the city may desire
to annex land at major entrances into the community to manage and/or influence the
type of land uses that may develop there. Annexation may also occur if a municipality
desires to prepare the area for development. The annexation process generally occurs
when it is in the public interest to maintain local management over a parcel or tract of
land. Annexation may be achieved voluntarily or involuntarily (with or without the explicit
consent or request of the land owner).
Annexation for the City of Fairfax will likely be needed during the life of this plan due to
the projected growth. When annexation becomes necessary, a comprehensive study
should be completed. The City must be able to pay for the services required by the
residents in the new territory. Because residential land does not "pay for itself," meaning
the money received through property taxes does not necessarily pay for the services
required, the fiscal context of annexation should be carefully examined. Services may
include sewer, water, snow removal, road maintenance, police, and fire protection,
garbage removal, and other costs generally associated with city services.
City of Fairfax 33
Comprehensive Plan
The benefits of properly planned annexation include coherence and efficiency in the
development of a community. Through orderly planned annexation, growth would then
be encouraged in areas where services could be most readily extended, therefore
minimizing costs.
In addition, proper public input from citizens of the City and the areas to be annexed
must be sought. The City should establish an annexation committee to foster
communication with landowners located within the growth areas. This committee would
work with neighboring property owners to ensure that the owner's plans for the property
are being met and that voluntary annexation will occur within the scope of the
comprehensive plan.
The following are general policies of Fairfax with respect to annexation:
❖ To gather proper public input and seek only the use of voluntary annexations.
❖ To only annex areas of land within the designated Future Growth Areas.
❖ To annex areas where it is clearly desirable to square out boundaries for the
purpose of greater efficiency or economy in providing municipal services.
❖ To annex areas where annexation is determined to be in the best interest of the City
and the owners of the annexed property.
❖ To consider topography, water and drainage conditions, current land use, cost to
City, and other features such as prime agricultural land when annexation is
proposed.
FUTURE DIRECTIONS IN LAND USE
This section of the Comprehensive Plan will focus on the land use characteristics
needed to support the projected population increase through the year 2020. In addition,
it will project the community's probable housing demand and land requirements during
the planning period.
For Fairfax to accommodate growth successfully, it must determine the character of that
growth and assure that it enhances rather than alters the sense of the community. In
addition, the City must have adequate land available for the projected growth. Land use
projections should anticipate future growth needs and permit a reasonable amount of
flexibility to accommodate possible changes in trends.
As mentioned before, a community benefits from compact growth. When development
occurs incrementally, contiguous to the edge of existing development, a town grows in a
unified way. This method of incremental growth reduces costs associated with public
infrastructure extensions (sewer, water, transportation), and allows for the efficient
movement of pedestrians and emergency vehicles.
City of Fairfax 34
Comprehensive Plan
LAND USE PROJECTIONS
Past trends in land development rates provide guidance in determining how much land
will be needed to accommodate future growth in Fairfax (see the following table).
Projecting population, housing, and development trends of the last twenty years to the
next fifteen would suggest 350 acres of additional residential land would be needed.
This additional land would accommodate the community's anticipated housing needs up
to the year 2030.
Commercial and industrial land needs are more difficult to project. If the City
aggressively pursues commercial or industrial development, possible projections could
be skewed. Commercial and industrial development supplies cities with the resources
necessary to provide services to the city's residents. It is important to provide a proper
amount of land for business uses to serve the expected population. This includes
promoting appropriate areas for commercial and industrial development. The City
should strive for approximately 60 acres of new commercial and industrial land by 2030.
Because of opportunities mentioned in previous planning processes, the city should
move towards the goal of a minimum of 85 acres of park space by 2030.
As a general rule, 10 percent of developed land is consumed by rights-of-way, this
includes space for the public utilities and infrastructure needed to serve each new
development. This makes an additional 50 acres of land to be used for streets and other
utilities in future developments.
Projected Twenty-Year Additional Land Use Needs, City of Fairfax
Land Use Projected Additional Needs
(Acres)
Residential 280
Commercial 100
Industrial 75
Park/natural areas and open 42
space
Projected rights-of-way for streets 50
and other utilities
Total Land Needs 547 acres
Source: East Central Iowa Council of Governments
The table displays the projected land use needs for Fairfax for the next fifteen years.
The total suggests 500 acres of additional land will be needed to support the projected
population increase. Currently, there are approximately 218 undeveloped acres within
the existing boundaries of the City. This leaves a deficit of available land, necessitating
future annexation.
City of Fairfax 35
Comprehensive Plan
Future development outside the current City limits should be directed into the Future
Growth Area as shown on the Future Land Use Map, using compact, contiguous
development patterns. This approach will help to ensure cost-effective, efficient
development that benefits the entire region.
FUTURE GROWTH AREAS
The future growth area for the City of Fairfax is designated on the Future Land Use
Map. This area should be used as the starting point for planning during the fringe-area
agreement process with Linn County. This corridor includes the likely growth area of the
City during and after the life of this plan. It also defines the geographical limit of
government-supplied public facilities and services. It can be generally described as
where future development around the City should be directed.
It is likely that the City will need to utilize the future growth areas to accommodate
appropriate future development during the life of this Plan. Therefore, all land to be
annexed for future growth should be located within this corridor, as shown on the Future
Land Use Map.
If, during the life of this plan, trends or priorities change, the City should update its future
growth area to include new annexation possibilities. The change should also be made to
fringe-area agreement with Linn County, as well. By staying within the corridor, the City
will protect valuable environmentally sensitive ground and prime farm land from
unwanted development, while meeting projected land use needs.
FUTURE LAND USE RECOMMENDATIONS
The following recommendations are listed in no particular order, and are presented as a
guide for City officials in making decisions about future land use in Fairfax. These
recommendations correspond to the Future Land Use Map.
1) Single-family residential use will continue to be the dominant type of residential use
in Fairfax. Single-family use should be directed towards the future growth areas to
the NW, N and NE of the City, as well as in-fill development throughout the City.
Multi-family use should be integrated throughout the community and future growth
areas, creating a mix of residential uses. Proper landscaping and buffering should
occur to insure compatibility with adjacent uses. Condominiums and other higher
density residential uses could be located along Highway 151.
2) Commercial development should occur in three general areas of the City as shown
on the Future Land Use Map.
1) Vanderbilt Street: The primary focus of commercial uses should be along
Vanderbilt Street in the Central Business District. Uses of this nature should
generally be smaller, service oriented (professional offices, restaurants, etc.)
2) Along and near Highway 151: This development should be larger, service
oriented commercial use tailored toward the automobile. Local access roads and
City of Fairfax 36
Comprehensive Plan
shared entrances should be used to limit access points along the highway and 80th
Street.
3) Appropriate Neighborhood Commercial: Neighborhood scale business
should be promoted within the context of mixed-use development throughout the
community. This development should be limited in size and operation to insure
compatibility with adjacent neighborhoods.
3) Industrial development should be located in areas as shown on the Future Land
Use Map. The City should ensure through appropriate zoning standards that
existing and future industrial use does not negatively impact surrounding areas.
4) Future development should utilize incremental design (compact and contiguous
growth) to protect natural features and preserve open space.
5) Proposed streets as shown on the Future Street Map should be incorporated into
all future development plans.
6) The development of new activity centers such as parks and recreation areas
should be encouraged. Trails or sidewalks should link each activity center for
pedestrian use. Future trails and parks shown on the Future Park and Trails Map
should be incorporated into all future development plans.
7) Future neighborhoods should connect to existing neighborhoods to improve cross-
community mobility. Cul-de-sacs should be discouraged whenever possible.
LAND USE PLAN ANALYSIS
Based on the information gathered in the Comprehensive Plan, the planning and zoning
commission established the Future Land Use Map for the City of Fairfax. The future
land use map is generalized, but indicates the relative size, location and densities of
land required to accommodate future growth.
This map should be consulted prior to any decision regarding a proposed development
or a request for a change in zoning. Doing so adds validity to the Planning and Zoning
Commission's and City Council's decisions when considering planning requests. This
review, along with adopted procedural requirements of the Commission and Council,
and those in the Code of Iowa, should assist the City when faced with a legal
confrontation about zoning and land use decisions.
This plan is intended to guide new development well into the 21st century. Its broad
goals and objectives reflect the consensus of the Planning and Zoning Commission,
City Council, and the citizens in and around Fairfax. The policy directions are to serve
as a general guideline for more specific action undertaken by the residents and
government of the City. These recommendations look twenty years into the future with
the expectation that periodic updates will need to be done to reflect changes in the City
and the region.
City of Fairfax 37
Comprehensive Plan
The success of this plan will require the support of City residents as well as the City
Council. Cooperation from the public and private sectors will allow implementation of the
recommendations that will provide long-term benefits to the entire region.
FUTURE LAND USE MAP WILL BE INSERTED HERE
City of Fairfax 38
Comprehensive Plan
IMPLEMENTATION CHAPTER 7
PLAN IMPLEMENTATION SCHEDULE
The City should be reminded that this plan does not establish any new ordinance or
legislative mandate. The goals and policies contained in the plan are to be used as a
guide for local officials in decision making and implementing specific developmental
tools, such as the zoning and subdivision ordinances. While adoption of this plan does
not commit the City to any specific recommendations, it should commit the City to
actions that are consistent with the policy guidelines and the plan itself.
This section of the plan presents an implementation schedule for the recommendations,
summarizing the actions proposed by the plan. Each action is listed generally in the
order presented in the plan. The action is then given a specific time frame for
implementation. Each dot is representative of a completion date. However, the schedule
does not list ongoing policies or day-to-day actions the City should continuously
undertake (i.e. maintenance of the City's water or sewer system).
In this way, the schedule can be used to monitor the progress of the plan. This is a very
important role of the update process that will be necessary to keep this document
dynamic and up-to-date.
The implementation schedule is on the following page.
A WORD OF CAUTION...
Once the plan has been adopted, the City should make every attempt to put the plan to
work. However, no plan could possibly foresee every issue that will arise during the
planning period. Therefore, the plan should be used as a guide for growth and
development. Some developments will inevitably differ from the vision of the plan.
However, if properly used, the policies and goals contained in the plan should provide
the City with the flexibility to ensure each development fits with the overall vision of the
community.
City of Fairfax 39
Comprehensive Plan
IMPLEMENTATION SCHEDULE
Action Within Within Within Within Within Funding options
2 5 10 15 20
Years Years years Years Years
Plan for a population of nearly 3,078 •
Review and update City's zoning and • General Funds
subdivision ordinances to conform
with the Comprehensive Plan
Develop"Gateways" into the City at • Grants, General
major entrance points with Funds, Private
coordinated welcome!informational Donations
signs at the future sites of additional
development
Integrate a network of sidewalks, trails • Developers, Grants,
and open spaces throughout the City G.O. Bonds, TIF,
(see below for more details) General Funds,
Private Donations,
Homeowners (for
sidewalks)
Establish new park and recreation • Developers, General
space in the City (for a total of 55 new Funds, User Fees,
acres of park and recreation space— Grants, G.O. Bonds,
see below for more details) TIF, Private
Donations
Establish a Capital Improvements • General Funds
Plan for detailed schedule of major
infrastructure projects, repairs and
maintenance
• Sidewalk
Repair/Replacement in the
Core District
• Storm Sewer upgrades in the
Core District
Complete Sidewalk • Homeowner's,
Repair/Replacement in the Core General Funds, or
District LOST Funds
Complete Storm Sewer upgrades in • General Funds
the Core District
Establish a phased plan for upgrading • General Funds
existing chip seal streets with
concrete, curb and gutter.
City of Fairfax 40
Comprehensive Plan
Establish a trail running north and • Developers, General
south along 80th Street or another Funds, User Fees,
designated area. Grants, G.O. Bonds,
TIF, Private
Donations
IMPLEMENTATION SCHEDULE (CONTINUED)
Action Within Within Within Within Within Funding options
2 5 10 15 20
Years Years years Years Years
Establish a trail along Cemetery Road Developers, General
to connect with the Prairie Creek Trail Funds, User Fees,
in Cedar Rapids. Grants, G.O. Bonds,
TIF, Private
Donations
Establish a trail on the north side of • Developers, General
Prairie Creek through Fairfax and into Funds, User Fees,
Cedar Rapids to connect with the Grants, G.O. Bonds,
Prairie Creek Trail. TIF, Private
Donations
Establish a trail connecting the newly • Developers, General
developed residential areas with the Funds, User Fees,
recreational area along Linn Street. Grants, G.O. Bonds,
TIF, Private
Donations
Establish a trail running north of Front • Developers, General
Street to connect East Cemetery Funds, User Fees,
Road. This will require a bridge over Grants, G.O. Bonds,
Prairie Creek. TIF, Private
Donations
Establish a trail running west off of Developers, General
Fairfax Road towards Highway 151 Funds, User Fees,
which would link up to Walford and Grants, G.O. Bonds,
the Amanas. TIF, Private
Donations
Establish a park near the proposed • Developers, General
Fairfax Road Trail and the trail linking Funds, User Fees,
Walford and the Amanas. Grants, G.O. Bonds,
TIF, Private
Donations
Establish a park north of Vanderbilt • Developers, General
Street and east of Highway 151 in the Funds, User Fees,
floodplain. Grants, G.O. Bonds,
TIF, Private
Donations
Establish a park near the cemetery • Developers, General
along Cemetery Road on the Funds, User Fees,
northwest side of Fairfax. Grants, G.O. Bonds,
City of Fairfax 41
Comprehensive Plan
TIF, Private
Donations
Establish a park off of Highway 151 • Developers, General
on the northeast side of Fairfax. Funds, User Fees,
Grants, G.O. Bonds,
TIF, Private
Donations
IMPLEMENTATION SCHEDULE (CONTINUED)
Action Within Within Within Within Within Funding options
2 5 10 15 20
Years Years years Years Years
Extend 80th Street south around • Developers, Grants,
existing buildings to connect with G.O. Bonds, TIF,
Fairfax Road. This will require a large General Funds,
bridge over Prairie Creek and the
railroad tracks.
Explore hiring a city administrator • General Funds
Review and update this plan at least General Funds
every five years
City of Fairfax 42
Comprehensive Plan
THE FAIRFAX PLAN APPENDIX
GLOSSARY OF TERMS
Affordable Housing: Housing is considered affordable when a household pays less
than 30 percent of its gross monthly income for housing cost, including utilities.
Aesthetic: The perception of elements in the natural or created environment that are
pleasing to the eye.
Amenity: A natural or created feature that enhances the aesthetic quality, visual appeal
or makes more attractive a particular property, place or area.
Annexation: To incorporate a land area currently outside of the existing city limits into a
municipality, with a resulting expansion in the boundaries of the municipality.
Arterial Street: See Street System Hierarchy
Buffering: The Plan calls for buffering between different land uses to minimize negative
impacts. Buffering can include open space, landscaped areas, fences, walls, berms or
any combination thereof to physically separate or screen one use or property from
another. In designing buffers, the City's zoning ordinance should allow flexibility for the
type and size of the buffer.
Built Environment: Artificially created fixed elements, such as buildings, structures,
devices and surfaces, which together create the physical character of an area.
Capital Improvements Plan: A local government's timetable or schedule of all future
capital improvements to be carried out during a specific period and generally listed in
order of priority, with cost estimates and sources of financing each project. A typical
capital improvements plan is a five-year program. A capital improvement is generally a
major construction project or the acquisition of large, expensive equipment.
Circulation: Systems and structures for the movement of people, goods, water,
sewage, air or power by such means as sidewalks, trails, streets, highways, waterways,
towers, pipes and conduits.
Collector Street: See Street System Hierarchy
Contiguous: Having a common boundary, next to, abutting or touching an adjoining
property.
Density: The number of housing units or structures allowed per unit of land. In Fairfax,
current allowable density is approximately 3 housing units per acre.
Design Standards: A set of guidelines defining parameters to be followed in site and/or
building design and development. Can also be used to define standards for
infrastructure improvements as well.
City of Fairfax 43
Comprehensive Plan
Development: The physical construction of buildings and/or the preparation of land.
Development activities include: subdivision of land; construction or alternation of
structures, roads, utilities and other facilities; installation of septic systems; grading; and
clearing of natural vegetative cover (with the exception of agricultural activities).
Environmentally Sensitive Land: An area with one or more of the following
characteristics: (1) steep slopes, (2) flood plain, (3) soils with high water tables including
wetlands and wetlands transition areas, (4) soils that are highly erodible or subject to
erosion, (5) land incapable of meeting percolation requirements, (6) stream or river
corridor, (7) mature stands of native vegetation, and (8) habitats of endangered species.
Floodplain: The land area on either side of the banks of a waterway subject to flooding.
Fringe-area agreements: See Intergovernmental Agreement
Future Growth Area: The corridors that define the potential growth area for the City.
The corridors, as shown on the Future Land Use Map, can be generally described as
where development outside of the City limits should be directed. Also called Urban
Service Areas or areas that define the geographical limit of government-supplied public
facilities and services.
Goal: Description of a desired state of affairs for the community in the future. Goals are
the broad public purposes toward which policies and programs are directed. Generally,
more than one set of actions (objectives) may be required to achieve each goal.
Green Space: See Open Space
Growth Management: A wide-range of techniques used in combination to manage or
influence the amount, type, location, density, timing and/or rate of growth. Growth
management objectives often form the backbone of a comprehensive plan. Techniques
used to execute growth management policies may include: zoning and subdivision
ordinances, capital improvements, and designation of future growth or urban service
boundaries.
IDED: The Iowa Department Of Economic Development
IDNR: The Iowa Department Of Natural Resources
IDOT: The Iowa Department of Transportation
Incremental Design: Method of development to maintain small town atmosphere and
reducing sprawl by utilizing compact, contiguous growth to existing development.
Infrastructure: Public services and facilities needed to sustain residential, commercial,
industrial and all other types of development activities. Infrastructure includes, but is not
limited to sewage disposal systems, water supply systems, drainage systems, roads,
parks, sidewalks, trails, schools, libraries, fire, police, emergency, medical facilities and
public works facilities.
City of Fairfax 44
Comprehensive Plan
Intergovernmental Agreement: (28E Agreement) A legal document binding two or
more governmental units or agencies to act in certain, cooperative ways. The term is
most often used in a planning context to refer to shared or delegated responsibility to
review development proposals and/or to recognize adopted plans and policies of the
governmental units or agencies. For example, the City of Springville and Linn County
have created and adopted a City/ County Strategic Growth Plan and resulting
intergovernmental agreement which requires each entity to provide materials on
development proposals within certain geographic areas for the other entity to review
and comment upon. Also called fringe-area agreements.
Issues: Points of debate, discussion or dispute in the community that are identified in
the plan and are dealt with by the plan's goals, policies and objectives.
Land Use: A description of how land is occupied or utilized. Land use types typically
include: various types of residential, commercial, industrial, agricultural, and public
uses.
Local Street: See Street System Hierarchy
Mixed-Use District: The development of a tract of land with a variety of complementary
and integrated uses in a compact urban form. Mixed use within Fairfax could include a
combination of properly planned single- and multi-family residential and light,
neighborhood commercial uses to ensure compatibility between each use.
Neighborhood: An area of a community with characteristics that distinguish it from
other areas that may include distinct ethnic or economic characteristics, housing types,
or boundaries defined by physical barriers such as a major highway or river.
Neighborhood Commercial: Small-scale business activity that is limited in size and
operation to insure compatibility with adjacent neighborhoods and uses. It is generally
within walking distance to local residential neighborhoods.
Objective: Individual accomplishments which, taken together, will enable the city to
achieve stated goals.
Open Space: Any parcel or area of land or water that is essentially unimproved and
devoted to an open space use for the purposes of(1) the preservation of natural
resources, (2) outdoor recreation (active or passive), or (3) public health or safety. Land
used for the managed production of resources (farming, etc.) is not considered open
space for the purpose of this plan.
Plan: The formulation and graphic representation of the means to reach a desired end,
as well as the act of preparing a plan (community input, research and analysis). The
Fairfax Plan is a written and graphic analysis of a desirable and feasible pattern of
growth with goals and objectives to best serve the residents of the community. This plan
is based on the input of the community and upon data and extensive research.
Planning Area: The area specifically shown on the Future Land Use Map contained in
this plan. It can be generally described as all the land within the corporate boundaries of
Fairfax, as well as all the land within two miles surrounding the community. This is the
City of Fairfax 45
Comprehensive Plan
area that directly influences the character, services and facilities of the City of Fairfax.
This area may be amended from time to time as the city physically grows.
Planning Period: The period for which the projections and the goals and objectives of
this plan were made (from the year 2006 to 2026).
Policy: Statements of government intent for which individual actions and decisions are
evaluated.
Region: The region designated by the Iowa Legislature as State Planning Area 10. This
region consists of six contiguous counties in eastern Iowa, including: Benton, Iowa,
Linn, Jones, Linn, and Washington, which are served by the planning agency East
Central Iowa Council of Governments (ECICOG).
Sense of Place: The characteristics of a location that make it readily recognizable as
being unique and different from its surroundings.
Setback: The distance between the permitted structure and the lot line. In Fairfax, the
setback is regulated for the front, rear and side yards of principal and accessory uses.
Strategy: Tasks that may be taken to achieve stated goals and policies.
Streetscape: All the elements that constitute the physical makeup of a street and that,
as a group, define its character, including building frontage, paving, street furniture,
landscaping (trees and other plantings), awnings and marquees, signs and lighting.
Street System Hierarchy: The Fairfax street system generally consists of three
functional uses of streets: Arterial, Collector and Local streets. Arterial Streets provide a
continuous route for the movement of large volumes of through-traffic across and
beyond the City and between high traffic generation points. Collector Streets provide
movement of traffic between arterial streets as well as providing limited access to
abutting property. Local streets serve as a means of access to abutting property.
Urban Design: The process of organizing the contextual elements of the built
environment such that the end result will be a place with its own character or identity.
Also, urban design can be described as planning the development of the built
environment in a comprehensive manner to achieve a unified, functional, efficient and
appealing physical setting.
Urban Service Area: See Future Growth Area.
Urban Sprawl: Uncontrolled growth, usually low-density in nature, in previously rural
areas and some distance from existing development and infrastructure.
Use: The purpose for which a lot or structure is or may be leased, occupied,
maintained, arranged, designed, intended, constructed, moved, altered, and/or enlarged
in accordance with the zoning ordinance and the Comprehensive Plan's Future Land
Use categories.
Zoning: The delineation of districts and the establishment of regulations governing the
use, placement, spacing and size of land and buildings.
City of Fairfax 46
Comprehensive Plan
THE FAIRFAX PLAN APPENDIX
TOWN MEETING RESULTS
The crucial element in any plan is ensuring that the wishes and hopes the residents
hold for their community is represented in the content of the plan. If the plan does not
accurately reflect the needs and desires of area residents, it will have little value.
This town meeting was an interactive planning session with ten residents taking part to
identify a future vision for the area. The session involved two small groups (5 people per
group) identifying and prioritizing positive qualities that need to be maintained, as well
as future concerns of the city that need to be addressed. This exercise was held at the
beginning of the process for two reasons:
• The critical elements for the future vision are identified early in the process
ensuring that appropriate problem identification occurs at the very beginning;
• Public participation is crucial for creating an effective and appropriate plan. By
having a town meeting at the beginning of the process, every resident has an
opportunity to direct a future vision for the planning area.
Each member of each small group individually identified his or her positive qualities and
future concerns on a 3x5 note card. Then, within each group, all members listed those
qualities and concerns on a large sheet of paper (many replies were similar between
group members and were condensed into a single quality or concern). At that point,
each participant awarded points to prioritize the composite small group list of qualities
and concerns using a 3-point value system. Three points were given to their highest
priority; 2 points to the second highest priority and 1 point for their third highest priority.
Totals were then added up to establish an overall prioritized listing for each small
group's qualities and concerns.
Group #1: Positive Qualities to be Maintained
Small town lifestyle 12 points
Low crime rate 7
Good utilities 3
Clean community 1
Neighborly 1
Close to everything
Fairfax USA Days
City of Fairfax 47
Comprehensive Plan
Group #1 (continued)
Group #1: Future Challenges/Concerns to be Addressed
Stay a small town 12 points
80th Street to go through (80th Street extension) 4
More citizen input 3
Maintaining low crime rate 2
Maintaining roads, parks, utilities, etc. 2
Connect old/new community 1
Need parks in new development area
Traffic (151)
Group #2: Positive Qualities to be Maintained
Small town (security/seclusion) 7 points
Community pride 5
Low crime rate 4
Quite atmosphere 3
Close to strong urban center (jobs, shopping, culture) 2
Taxes lower 2
Good school district 1
All required services
Clean town
Forward thinking
Friendliness
Group #2: Future Challenges/Concerns to be Addressed
Highway 151 traffic 8 points
Handling growth properly 6
Railroad / creek divide community 5
Maintaining small town atmosphere 3
Planning for more children (recreation, parks, etc.) 1
Recreation opportunities /facilities 1
Infrastructure
Integrating new people
Keeping family ownership
Law enforcement
More commercial businesses (community service businesses —
doctors, drug stores, etc.)
Provide for elderly needs
City of Fairfax 48
Comprehensive Plan
The following is a composite of all the group's prioritized positive qualities and future
concerns. This is only a composite of each group's priorities. Many of the positive
qualities and future concerns were condensed into an over-all quality or concern that
were deemed equal. This was based on ECICOG staffs interpretation and, while
reflective of the overall priorities, may or may not reflect the individual priorities of the
citizens present.
Positive Qualities to be Maintained Points
Small town lifestyle /quite atmosphere 22
Low crime rates 11
Community pride 5
Good utilities/ all required services 3
Close to strong urban center (jobs, shopping, culture) 2
Taxes lower 2
Clean community 1
Good school district 1
Neighborly/ Friendliness 1
Fairfax USA Days
Forward thinking
Future Concerns/Challenges to be Addressed Points
Maintaining small town atmosphere 15
Highway 151 traffic 8
Connect old / new community (railroad / creek divide community) 6
Handling growth properly 6
80th Street to go through (80th Street extension) 4
More citizen input 3
Maintaining low crime rate 2
Maintaining roads, parks, utilities, infrastructure 2
Recreation, parks opportunities /facilities (especially in new development 2
area)
Integrating new people
Keeping family ownership
More commercial businesses (community service businesses —
doctors, drug stores, etc.)
Provide for elderly needs
City of Fairfax 49
Comprehensive Plan
THE FAIRFAX PLAN APPENDIX
NOTES
City of Fairfax 50
Comprehensive Plan
DATE PREPARED: 4/18/2007 '1
DATE REVISED: 4/09/2013
DATE REVISED: 2/10/2015
City of Fairfax Comprehensive Plan DATE REVISED: 5/12/2015
DATE REVISED: 11/10/2015 E
DATE REVISED: 3/08/2016 0
0
1 1 y - tt ccs ._ - - ,,,
a
•
f 0
1 1 111,; (1 �,
�� 1---1 1 1, I j I rt r i ,Y -__. 1 Ii...'� coC
y
I
III } ! ++
_______4__________,1 el
1 II I 1BEVERLY Q � �•'+�- t
-m + -_-.it-----_4----_11 '----*---t- ----
I
o° �.'.Fy y�� `r�-••••�• 11 r -TV'° ''-` .I .,_:_is,_,, L
+ �— °=^1i I Y, _ Future Land Use Map
:It_ --II-- --T+ "-if ---T* rr 5%:l•` S• T ' t�+1r+C• ,_r a
111I ----+ I :,� � � ��•• n _,. ���� ,--- r'L LL
'- }, I I' I _- ,I ..,__ � Er`''..-- i..1---W {7 1 '-�.�..r1i1� i_{� _ 0
ll-
„� UN
4 LOCAL ROADS
„ I
' ( { 1. EEE - - - '� �- � a
:11-
TR
, ' �•••• f r LINN COUNTY HIGHWAYS
+ � ______A-------11.---,_--_-1--1-4--....-- ;+.4.„..i. E ��yy rr -- EXTENSIONS
�� + + b, ASS C KY A1,
T T`_Y_t _.� T ^T y�l-
METRY RAD --Y'� l DV., I I i r \�
POTENTIAL STREET 0
�. I 111 �:+' I,' C
I .1. *-.lr�+ i� POTENTIAL TRAILS 0
" "i <---- f YY POTENTIAL REGIONAL PARK SITES
T._r
+ PRAIRIE CRE ; w ,,..a RAILROADS .QI .n ��iMA. .,"`"" ,,,•.l.•-1•+• T RIVERS AND STREAMS 0
•
,. .ti,. . 1..«�^ � _.. `"-".«""""""""•'„M"'„»"..,•' ,-.�•:r.• •- - _i�,' I �. CURRENT FAIRFAX CITY LIMITS -0
r ,a....i. •r6N..
1 z
�""" RAIL,OAD «v '"` - --- T A RAPIDS
'- PACIFIC I +--- E WITH CEDAR
-' - - ..UNION{ 1 IS !.11111 �s5; +y „ FUTURE PUBLICN PEN SPACE 0
? � CURRENT CEDAR RAPIDS CITY LIMITS �
I t
• - r Y 1 ANNEXATION AG
N AGREEMENT LIN
El 1 TI "" .,w,. ..� � � _ T -+ +-- -
FUTURE COMMERCIAL �
_1_i-1 t- -- + FUTURE INDUSTRIAL C
i -------4----------7-----7--� -- y TIAL
1 FUTURE RESIDEN
I `� 1 ti CEDAR RAPIDS y
S 1{1 ___. +'r +--- - ----- -- I I LINN COUNTY
1 I
----il +---- +- _. '---- i j CO
11 I This is to certify that this Future Land Use Map supersedes .�
Ii I .jy; i I T and replaces the Original Land Use Mop doted 4/18/2007. 0
FI 11 -
L
II $ ATTEST: c0
_._I . . - .. __ _�___ .--__-� of h_- -}_
_ 1-T--T-___ ._____ it co
_ I
1
a 1 I
i �i II SIF --------i L Cynthia Stimson, City Clerk `O
11
—I' -a--- -4--- !�-----------°------ ---1-- - iL T
C t
I __ 11.
---+ + t----- )d 1; I m11 11 F
= v 1 rat �!' 1 +1 co
.,:.,r'�" -$-- +----*�- +"-'--!'----�------�;-- -'4" -----III----i--------t---I '-� Jason Robe. Mayor IE
---+ f � � I � 1I I 7 � ( E -f � 0
���� ^_� `� Jr r .i { HALL 8 HALL ENGINEERS, INC.
-N---Fir 1 F WROliT BROTHERS BLVD. ac aarteidns.ebpma�rsmue1933 N
`_+-, ,, '-_,_ i _I f .,,n. ,ii0 BONBON ROAD HIAWATHA IOWA 52233 (..1
A , , �, {V 1I. t A ,cNE.(3191 362 9 548 FAX 1319)362-7595 D
CIVIL ENGINEERING•LANDSCAPE ARCHITECTURE 0
LAND SURVEY ING•LAND DEVELOPMENT PLANNING www hallen9: >"