Steuben County Plan Commission members will conduct a site survey on Thursday, September 30, 2010. The site survey begins at the Community Center, 317 S. Wayne, Angola, IN, parking lot at 8:00 am. Various locations will be visited.
Steuben County Board of Zoning Appeals members will conduct a site survey on Friday, October 1, 2010. The site survey begins at the Community Center, 317 S. Wayne, Angola, IN, parking lot at 7:00 am. Various locations will be visited.
Members of the public may be present. However, no evidence or testimony may be taken on the site survey.
Monday, September 27, 2010
Saturday, September 25, 2010
BZA Agenda- October 12, 2010
Notice is hereby given that the Steuben County Board of Zoning Appeals will hold a Public Hearing on Tuesday, October 12, 2010, at 7:00 pm in the Multi-Purpose Room of the Steuben County Community Center, 317 S. Wayne, Angola, IN, for consideration of the following agenda:
1. (SE-10-02) Boat House, LLC. The Board of Zoning Appeals will review a previously approved petition for a special exception use for a marina in a General Business zoning district. This review is considered old business. Property is located at 120 LN 447 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-220-103.000-011),
2. (V-10-54ABCDE) Mark Edwards petitions for five post-construction, developmental-standard variances for a fence. Variances are for a fence erected within the public right-of-way, a road-front setback of minus three (-3) feet rather than the five (5) feet required, a height of six (6) feet in a clear-vision zone rather than the two (2) feet allowed, a road-front height of six (6) feet rather than the four (4) feet allowed, & one hundred (100) percent opaque rather than the forty-nine (49) percent solid or opaque allowed. Property is located west of 40 Ln 440 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-240-305.000-011),
3. (V-10-61) Larry & Marie Font petition for one developmental-standard variance for a new attached garage. Variance is for a road-front setback of seventeen (17) feet rather than the twenty-five (25) feet required. Property is located at 2465 S Fanning, Section 6 of Steuben Twp (Map# 76-11-06-140-110/111.000-017),
4. (V-10-62) Edison Jr & Doris Geeting petition for one developmental-standard variance for a deck. Variance is for a lakefront setback of ten (10) feet rather than the twenty (20) feet required. Property is located at 215 LN 102 Crooked Lk, Section 16 of Pleasant Twp (Map# 76-06-16-110-220.000-011),
5. (V-10-63AB) Larry & Linda Rorick & Quality Crafted Homes petition for two developmental-standard variances for a new home. Variances are for a lakefront setback of twenty (20) feet rather than traverse line required & a building-to-building setback of six and five-tenths (6.5) feet rather than the ten (10) feet required. Property is located at 415 LN 150 Crooked Lk, Section 16 of Pleasant Twp (Map# 76-06-16-240-106.000-011), &
6. (SE-10-07) James Wolf & Don & Barbara Odell petition for a special exception use for commercial, outdoor boat storage in a General Business zoning district. Commercial, outdoor boat storage is considered a special exception use in General Business zoning districts. Property is located at 2011 W 175 N, Section 16 of Pleasant Twp (Map# 76-06-16-000-002.060-011).
The above petitions are on file for public examination in the Plan Commission Office, 317 S Wayne St Ste 3L, Angola, IN. Written statements may be filed with the Steuben County Plan Director and may be considered by the BZA at the public hearing. Interested persons wishing to present their views on a petition will be given the opportunity to do so at the hearing. Hearings on particular petitions may be continued at the discretion of the BZA. Petitions requiring the consideration of the Board of Commissioners will be heard at their next regularly scheduled meeting with agenda openings.
1. (SE-10-02) Boat House, LLC. The Board of Zoning Appeals will review a previously approved petition for a special exception use for a marina in a General Business zoning district. This review is considered old business. Property is located at 120 LN 447 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-220-103.000-011),
2. (V-10-54ABCDE) Mark Edwards petitions for five post-construction, developmental-standard variances for a fence. Variances are for a fence erected within the public right-of-way, a road-front setback of minus three (-3) feet rather than the five (5) feet required, a height of six (6) feet in a clear-vision zone rather than the two (2) feet allowed, a road-front height of six (6) feet rather than the four (4) feet allowed, & one hundred (100) percent opaque rather than the forty-nine (49) percent solid or opaque allowed. Property is located west of 40 Ln 440 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-240-305.000-011),
3. (V-10-61) Larry & Marie Font petition for one developmental-standard variance for a new attached garage. Variance is for a road-front setback of seventeen (17) feet rather than the twenty-five (25) feet required. Property is located at 2465 S Fanning, Section 6 of Steuben Twp (Map# 76-11-06-140-110/111.000-017),
4. (V-10-62) Edison Jr & Doris Geeting petition for one developmental-standard variance for a deck. Variance is for a lakefront setback of ten (10) feet rather than the twenty (20) feet required. Property is located at 215 LN 102 Crooked Lk, Section 16 of Pleasant Twp (Map# 76-06-16-110-220.000-011),
5. (V-10-63AB) Larry & Linda Rorick & Quality Crafted Homes petition for two developmental-standard variances for a new home. Variances are for a lakefront setback of twenty (20) feet rather than traverse line required & a building-to-building setback of six and five-tenths (6.5) feet rather than the ten (10) feet required. Property is located at 415 LN 150 Crooked Lk, Section 16 of Pleasant Twp (Map# 76-06-16-240-106.000-011), &
6. (SE-10-07) James Wolf & Don & Barbara Odell petition for a special exception use for commercial, outdoor boat storage in a General Business zoning district. Commercial, outdoor boat storage is considered a special exception use in General Business zoning districts. Property is located at 2011 W 175 N, Section 16 of Pleasant Twp (Map# 76-06-16-000-002.060-011).
The above petitions are on file for public examination in the Plan Commission Office, 317 S Wayne St Ste 3L, Angola, IN. Written statements may be filed with the Steuben County Plan Director and may be considered by the BZA at the public hearing. Interested persons wishing to present their views on a petition will be given the opportunity to do so at the hearing. Hearings on particular petitions may be continued at the discretion of the BZA. Petitions requiring the consideration of the Board of Commissioners will be heard at their next regularly scheduled meeting with agenda openings.
Friday, September 24, 2010
BZA Voting Update- September 28, 2010
Voting on (V-10-60) John & Sue Jane Spears & Erie Haven will take place in the Steuben County Plan Commission Office, 317 S. Wayne, Suite 3L, on Tuesday, September 28, 2010, at 8:00am.
The public is welcome to attend and observe the voting. No new evidence or testimony may be given during the vote.
The public is welcome to attend and observe the voting. No new evidence or testimony may be given during the vote.
County Commissioners- October 4, 2010
The Steuben County Plan Commission has the following business before the Steuben County Commissioners on Monday, September 20, 2010.
1:00 pm
(VPW-10-03) Doden- Vacation of a eight-foot-wide public way in Shady Nook Resort Subdivision.
*Item may be heard slightly earlier or later than the above time.
1:00 pm
(VPW-10-03) Doden- Vacation of a eight-foot-wide public way in Shady Nook Resort Subdivision.
*Item may be heard slightly earlier or later than the above time.
Report of Collections- September 17/23, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: September 17 through September 23, 2010. Collections are turned over to the Steuben County Auditor.
Notes: Collections turned in on Friday, September 23, 2010.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $400.00 | $14,225.00 |
| Sign Location Permits | $0.00 | $1,579.00 |
| Fences/Retaining Walls | $0.00 | $360.00 |
| Special Meeting | $0.00 | $1,800.00 |
| Variance Applications | $0.00 | $11,200.00 |
| Special Exceptions | $0.00 | $900.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $0.00 | $4,225.00 |
| Subdivision Applications | $300.00 | $5,410.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $0.00 | $980.00 |
| Copying/Postage | $0.00 | $4,401.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $0.00 | $4,090.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $700.00 | $50,595.30 |
Notes: Collections turned in on Friday, September 23, 2010.
Monday, September 20, 2010
County Commissioners Results- September 20, 2010
The following item was heard by the Steuben County Board of Commissioners at their meeting on Monday, September 20, 2010.
(A-10-04)- APPROVED (Effective Immediately)
An amendment to the Steuben County Zoning Ordinance concerning floodplain developmental standards.
First Reading- September 20, 2010
Second Reading- September 20, 2010
Third Reading- September 20, 2010
The updated zoning ordinance will be available on the Steuben County Plan Commission page and on the home tab of the Steuben County GIS shortly. Copies of update pages are also available at the Plan Commission Office and digitally upon request.
(A-10-04)- APPROVED (Effective Immediately)
An amendment to the Steuben County Zoning Ordinance concerning floodplain developmental standards.
First Reading- September 20, 2010
Second Reading- September 20, 2010
Third Reading- September 20, 2010
The updated zoning ordinance will be available on the Steuben County Plan Commission page and on the home tab of the Steuben County GIS shortly. Copies of update pages are also available at the Plan Commission Office and digitally upon request.
BZA Opening- September 20, 2010
The Steuben County Plan Commission has an opening for a volunteer to serve on the Board of Zoning Appeals.
The Board of Zoning Appeals (BZA) is a five-member board that hears petitions concerning the use and development of property within the Steuben County Plan Commission jurisdiction. The quasi-judicial body decides land-use variances, developmental standard variances, special exception uses, and appeals of decisions. When hearing cases, members use criteria outlined in Indiana Law and the Steuben County Zoning Ordinance to make their decisions.
BZA members may be required to attend up to two meetings per month. These meetings are held on the first and second Mondays immediately following the Plan Commission hearing. All meetings are held in the Steuben County Community Center, starting at 7:00 pm. BZA members also attend a monthly site survey the last Friday of the month, starting at 7:00 am.
BZA members are appointed by the County Commissioners, the County Council, and the Plan Commission for four year terms. The current opening is for an existing appointment, which expires on December 31, 2011. The position is likely to be filled starting in January of 2011. The individual appointed to fill the term is expected to attend several BZA meetings prior to seating. Training is available to interested individuals.
BZA members must live within the Steuben County Plan Commission jurisdiction and cannot be an elected or appointed government official.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or plancommission@co.steuben.in.us for any questions or to request an application.
The Board of Zoning Appeals (BZA) is a five-member board that hears petitions concerning the use and development of property within the Steuben County Plan Commission jurisdiction. The quasi-judicial body decides land-use variances, developmental standard variances, special exception uses, and appeals of decisions. When hearing cases, members use criteria outlined in Indiana Law and the Steuben County Zoning Ordinance to make their decisions.
BZA members may be required to attend up to two meetings per month. These meetings are held on the first and second Mondays immediately following the Plan Commission hearing. All meetings are held in the Steuben County Community Center, starting at 7:00 pm. BZA members also attend a monthly site survey the last Friday of the month, starting at 7:00 am.
BZA members are appointed by the County Commissioners, the County Council, and the Plan Commission for four year terms. The current opening is for an existing appointment, which expires on December 31, 2011. The position is likely to be filled starting in January of 2011. The individual appointed to fill the term is expected to attend several BZA meetings prior to seating. Training is available to interested individuals.
BZA members must live within the Steuben County Plan Commission jurisdiction and cannot be an elected or appointed government official.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or plancommission@co.steuben.in.us for any questions or to request an application.
Sunday, September 19, 2010
Report of Collections- September 10/16, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: September 10 through September 16, 2010. Collections are turned over to the Steuben County Auditor.
Notes: Collections turned in on Friday, September 17, 2010.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $650.00 | $13,825.00 |
| Sign Location Permits | $0.00 | $1,579.00 |
| Fences/Retaining Walls | $10.00 | $360.00 |
| Special Meeting | $0.00 | $900.00 |
| Variance Applications | $600.00 | $11,200.00 |
| Special Exceptions | $0.00 | $900.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $1,000.00 | $4,225.00 |
| Subdivision Applications | $200.00 | $5,110.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $60.00 | $980.00 |
| Copying/Postage | $300.00 | $4,401.00 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $0.00 | $4,090.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $2,820.00 | $49,895.30 |
Notes: Collections turned in on Friday, September 17, 2010.
Friday, September 17, 2010
Plan Commission Agenda- October 6, 2010
Notice is hereby given that the Steuben County Plan Commission will hold a Public Hearing on Wednesday, October 6, 2010, at 7:00pm in the Multi-Purpose Room of the Steuben County Community Center, 317 S. Wayne, Angola, IN, for consideration of the following agenda:
1. (Z-10-08) Ned & Judy Sullins petition for a zone change from Agriculture to Local Business. The proposed zone change will measure roughly two (2) acres. Property is located at 7050 E SR 120, Section 30 of Clear Lake Twp (Map# 76-01-30-000-013.000-001),
2. (SE-10-07) James Wolf & Don & Barbara Odell petition for a special exception use for commercial, outdoor boat storage in a General Business zoning district. Property is located at 2011 W 175 N, Section 16 of Pleasant Twp (Map# 76-06-16-000-002.060-011),
3. (P-10-15) Thomas Hanselman et al & Ruth Ann Crum petition for primary approval of the minor subdivision “Johnston Acres.” The proposed subdivision will create one (1) lot measuring roughly two (2) acres. Property is located at 2310 E Hanselman, Section 5 of Otsego Twp (Map# 76-10-05-000-007.000-009),
4. (P-10-16) Eileen Schaab petitions for primary approval of the minor subdivision “Schaab’s Aisling.” The proposed subdivision will create one (1) lot measuring roughly three and seven-tenths (3.7 acres). Property is located east of 560 LN 150A Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-000-013.000-011),
5. (VPW-10-04) Stephen Leininger petitions for vacation of a platted way. Platted way is a part of Lone Tree Point First Addition known as LN 105 Lk James. Property is located north of 1960 LN 105 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-110-134.000-011),
6. (VPW-10-05) Michael & Nicole Tomei petition for vacation of a platted way. Platted way is an eight (8) foot wide alley between lots 76 & 77 of the Glenwood Addition of Glen Eden Springs. Property is located east of 695 LN 200 Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-430-110/111.000-011), &
7. A presentation of code enforcement procedures and actions.
The above petitions are on file for public examination in the Plan Commission Office, 317 S Wayne St Ste 3L, Angola, IN. Written statements may be filed with the Steuben County Plan Director and may be considered by the Plan Commission at the public hearing. Interested persons wishing to present their views on a petition will be given the opportunity to do so at the hearing. Hearings on particular petitions may be continued at the discretion of the Plan Commission. Petitions requiring the consideration of the Board of Commissioners or the BZA will be heard at their next regularly scheduled meeting with agenda openings.
1. (Z-10-08) Ned & Judy Sullins petition for a zone change from Agriculture to Local Business. The proposed zone change will measure roughly two (2) acres. Property is located at 7050 E SR 120, Section 30 of Clear Lake Twp (Map# 76-01-30-000-013.000-001),
2. (SE-10-07) James Wolf & Don & Barbara Odell petition for a special exception use for commercial, outdoor boat storage in a General Business zoning district. Property is located at 2011 W 175 N, Section 16 of Pleasant Twp (Map# 76-06-16-000-002.060-011),
3. (P-10-15) Thomas Hanselman et al & Ruth Ann Crum petition for primary approval of the minor subdivision “Johnston Acres.” The proposed subdivision will create one (1) lot measuring roughly two (2) acres. Property is located at 2310 E Hanselman, Section 5 of Otsego Twp (Map# 76-10-05-000-007.000-009),
4. (P-10-16) Eileen Schaab petitions for primary approval of the minor subdivision “Schaab’s Aisling.” The proposed subdivision will create one (1) lot measuring roughly three and seven-tenths (3.7 acres). Property is located east of 560 LN 150A Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-000-013.000-011),
5. (VPW-10-04) Stephen Leininger petitions for vacation of a platted way. Platted way is a part of Lone Tree Point First Addition known as LN 105 Lk James. Property is located north of 1960 LN 105 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-110-134.000-011),
6. (VPW-10-05) Michael & Nicole Tomei petition for vacation of a platted way. Platted way is an eight (8) foot wide alley between lots 76 & 77 of the Glenwood Addition of Glen Eden Springs. Property is located east of 695 LN 200 Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-430-110/111.000-011), &
7. A presentation of code enforcement procedures and actions.
The above petitions are on file for public examination in the Plan Commission Office, 317 S Wayne St Ste 3L, Angola, IN. Written statements may be filed with the Steuben County Plan Director and may be considered by the Plan Commission at the public hearing. Interested persons wishing to present their views on a petition will be given the opportunity to do so at the hearing. Hearings on particular petitions may be continued at the discretion of the Plan Commission. Petitions requiring the consideration of the Board of Commissioners or the BZA will be heard at their next regularly scheduled meeting with agenda openings.
Tuesday, September 14, 2010
BANI Newsletter- September 2010
A version of the following article appears in "The Higher Standard," the newsletter for the Builders Association of Northeast Indiana. www.ba-ni.com.
Water attracts many people to Steuben County to live or vacation every year. While all this water is beneficial, it can also be dangerous. Flooding is the most deadly and expensive natural disaster across the world.
The Federal Emergency Management Agency (FEMA) has prepared flood maps for all of Steuben County. These maps indicate what areas are located in a special flood hazard area. These maps are available in the Plan Commission office or online through the FEMA website. If a property or portion of a property is in this area, only FEMA has the authority to officially remove it from the special flood hazard area.
Special flood hazard areas are commonly called “100 year floodplains.” What this really means that there is a 1% chance of a flood reaching that level in any given year. The name is misleading because there could be several “100 year floods” in a month or none for 150 years. (All new information from FEMA and the Indiana DNR use the term 1% flood.)
When making improvements to property located in a special flood hazard area, things can get more complicated quickly. All structures and other improvements must conform to the Floodplain Standards of Chapter 15 of the Steuben County Zoning Ordinance (a very brief recap will be at the end of this article).
Steuben County adopted these standards as required by FEMA and INDNR so that the community could be a participating member of the National Flood Insurance Program (NFIP). As a participating community, residents located in special flood hazard areas are eligible for flood insurance through the NFIP, which is necessary for any properties with a federally-backed mortgage. It also makes the County eligible for federal grants and loans in case of a flood disaster.
Failure to adopt and enforce these standards would make it impossible to receive insurance through the NFIP or for the county to receive federal aid following a flood. If the County is placed on probation, all flood insurance policies would immediately increase by $50 per month.
The Plan Commission Office has several publications available in the office explaining different floodproofing techniques and the standards. Feel free to come take a peek.
Here’s a quick reference of some floodplain standards: (Section 15:04 (a))
(1) New construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure;
(2) Manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This standard shall be in addition to and consistent with applicable state requirements for resisting wind forces;
(3) New construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage below the flood protection grade (FPG);
(4) New construction and substantial improvements shall be constructed by methods and practices that minimize flood damage;
(5) Electrical, heating, ventilation, plumbing, air conditioning equipment and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding;
(6) New and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(7) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(8) On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding;
(9) Any alteration, repair, reconstruction or improvements to a structure that is in compliance with the provisions of this Chapter shall meet the requirements of “new construction” as contained in this Chapter; and,
(10) Any alteration, repair, reconstruction or improvement to a structure that is not in compliance with the provisions of this Chapter, shall be undertaken only if the non-conformity is not further, extended, or replaced.
(11) Whenever any portion of the SFHA is authorized for use, the volume of space which will be occupied by the authorized fill or structure below the base flood elevation (BFE) shall be compensated for and balanced by an equivalent volume of excavation taken below the BFE. The excavation volume shall be at least equal to the volume of storage lost (replacement ratio of 1 to 1) due to the fill or structure.
a. The excavation shall take place in the floodplain and in the same immediate watershed in which the authorized fill or structure is located;
b. Under certain circumstances, the excavation may be allowed to take place outside of but adjacent to the floodplain provided that the excavated volume will be below the regulatory flood elevation, will be in the same immediate watershed in which the authorized fill or structure is located, will be accessible to the regulatory flood water, will not be subject to ponding when not inundated by flood water, and that it shall not be refilled;
c. The fill or structure shall not obstruct a drainage way leading to the floodplain;
d. The fill or structure shall be of a material deemed stable enough to remain firm and in place during periods of flooding and shall include provisions to protect adjacent property owners against any increased runoff or drainage resulting from its placement; and,
e. Plans depicting the areas to be excavated and filled shall be submitted prior to the actual start of construction or any site work; once site work is complete, but before the actual start of construction, the applicant shall provide to the Plan Director a certified survey of the excavation and fill sites demonstrating the fill and excavation comply with this article.
Water attracts many people to Steuben County to live or vacation every year. While all this water is beneficial, it can also be dangerous. Flooding is the most deadly and expensive natural disaster across the world.
The Federal Emergency Management Agency (FEMA) has prepared flood maps for all of Steuben County. These maps indicate what areas are located in a special flood hazard area. These maps are available in the Plan Commission office or online through the FEMA website. If a property or portion of a property is in this area, only FEMA has the authority to officially remove it from the special flood hazard area.
Special flood hazard areas are commonly called “100 year floodplains.” What this really means that there is a 1% chance of a flood reaching that level in any given year. The name is misleading because there could be several “100 year floods” in a month or none for 150 years. (All new information from FEMA and the Indiana DNR use the term 1% flood.)
When making improvements to property located in a special flood hazard area, things can get more complicated quickly. All structures and other improvements must conform to the Floodplain Standards of Chapter 15 of the Steuben County Zoning Ordinance (a very brief recap will be at the end of this article).
Steuben County adopted these standards as required by FEMA and INDNR so that the community could be a participating member of the National Flood Insurance Program (NFIP). As a participating community, residents located in special flood hazard areas are eligible for flood insurance through the NFIP, which is necessary for any properties with a federally-backed mortgage. It also makes the County eligible for federal grants and loans in case of a flood disaster.
Failure to adopt and enforce these standards would make it impossible to receive insurance through the NFIP or for the county to receive federal aid following a flood. If the County is placed on probation, all flood insurance policies would immediately increase by $50 per month.
The Plan Commission Office has several publications available in the office explaining different floodproofing techniques and the standards. Feel free to come take a peek.
Here’s a quick reference of some floodplain standards: (Section 15:04 (a))
(1) New construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure;
(2) Manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This standard shall be in addition to and consistent with applicable state requirements for resisting wind forces;
(3) New construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage below the flood protection grade (FPG);
(4) New construction and substantial improvements shall be constructed by methods and practices that minimize flood damage;
(5) Electrical, heating, ventilation, plumbing, air conditioning equipment and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding;
(6) New and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(7) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(8) On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding;
(9) Any alteration, repair, reconstruction or improvements to a structure that is in compliance with the provisions of this Chapter shall meet the requirements of “new construction” as contained in this Chapter; and,
(10) Any alteration, repair, reconstruction or improvement to a structure that is not in compliance with the provisions of this Chapter, shall be undertaken only if the non-conformity is not further, extended, or replaced.
(11) Whenever any portion of the SFHA is authorized for use, the volume of space which will be occupied by the authorized fill or structure below the base flood elevation (BFE) shall be compensated for and balanced by an equivalent volume of excavation taken below the BFE. The excavation volume shall be at least equal to the volume of storage lost (replacement ratio of 1 to 1) due to the fill or structure.
a. The excavation shall take place in the floodplain and in the same immediate watershed in which the authorized fill or structure is located;
b. Under certain circumstances, the excavation may be allowed to take place outside of but adjacent to the floodplain provided that the excavated volume will be below the regulatory flood elevation, will be in the same immediate watershed in which the authorized fill or structure is located, will be accessible to the regulatory flood water, will not be subject to ponding when not inundated by flood water, and that it shall not be refilled;
c. The fill or structure shall not obstruct a drainage way leading to the floodplain;
d. The fill or structure shall be of a material deemed stable enough to remain firm and in place during periods of flooding and shall include provisions to protect adjacent property owners against any increased runoff or drainage resulting from its placement; and,
e. Plans depicting the areas to be excavated and filled shall be submitted prior to the actual start of construction or any site work; once site work is complete, but before the actual start of construction, the applicant shall provide to the Plan Director a certified survey of the excavation and fill sites demonstrating the fill and excavation comply with this article.
BZA Results- September 13, 2010
V-10-60 John & Sue Jane Spears & Erie Haven - NO MAJORITY (2-2)
Concrete plant in an Environmental Control Zoning District where the proposed use is neither a permitted nor a special exception use.
Conditions: n/a.
Notes: The absent BZA member will review a recording of the hearing and cast a ballot. Ballot will be completed in the Plan Commission Office and will be open to the public; however, no additional testimony or evidence may be submitted. We will announce the date and time of the vote as soon as we can confirm a date.
Concrete plant in an Environmental Control Zoning District where the proposed use is neither a permitted nor a special exception use.
Conditions: n/a.
Notes: The absent BZA member will review a recording of the hearing and cast a ballot. Ballot will be completed in the Plan Commission Office and will be open to the public; however, no additional testimony or evidence may be submitted. We will announce the date and time of the vote as soon as we can confirm a date.
Monday, September 13, 2010
County Commissioners- September 20, 2010
The Steuben County Plan Commission has the following business before the Steuben County Commissioners on Monday, September 20, 2010.
11:15 am
(A-10-04) An amendment to the Steuben County Zoning Ordinance concerning floodplain standards.
*Item may be heard slightly earlier or later than the above time.
11:15 am
(A-10-04) An amendment to the Steuben County Zoning Ordinance concerning floodplain standards.
*Item may be heard slightly earlier or later than the above time.
Friday, September 10, 2010
Report of Collections- September 2/9, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: September 2 through September 9, 2010. Collections are turned over to the Steuben County Auditor.
Notes: Collections turned in on September 10, 2010.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $975.00 | $13,175.00 |
| Sign Location Permits | $0.00 | $1,579.00 |
| Fences/Retaining Walls | $10.00 | $350.00 |
| Special Meeting | $0.00 | $1,800.00 |
| Variance Applications | $650.00 | $10,600.00 |
| Special Exceptions | $150.00 | $900.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $1,000.00 | $3,225.00 |
| Subdivision Applications | $0.00 | $4,910.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $60.00 | $920.00 |
| Copying/Postage | $250.00 | $4,101.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $300.00 | $4,090.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $3,395.00 | $47,075.30 |
Notes: Collections turned in on September 10, 2010.
Thursday, September 9, 2010
BZA Reminder- September 13, 2010
The Steuben County Board of Zoning Apeals will hold a hearing on Monday, September 13, 2010. The hearing will be located in the Multi-purpose Room of the Steuben Community Center, 317 S. Wayne, Angola, IN and will begin at 7pm.
The agenda for the hearing is located earlier in this weblog or on the "Home Tab" of the Steuben County GIS site.
The staff report for the hearing is available on the "Home Tab" of the Steuben County GIS site.
The hearing will be broadcast live on the internet and recorded for later viewing. (Technical issues may interfere with the broadcast.)
Stream videos at Ustream
The agenda for the hearing is located earlier in this weblog or on the "Home Tab" of the Steuben County GIS site.
The staff report for the hearing is available on the "Home Tab" of the Steuben County GIS site.
The hearing will be broadcast live on the internet and recorded for later viewing. (Technical issues may interfere with the broadcast.)
Stream videos at Ustream
Wednesday, September 8, 2010
BZA Results- September 7, 2010
V-10-46A Anthony & Norma Viers - APPROVED with conditions (5-0)
Garage floor elevation of 956.9' NGVD rather than the 958.9' NGVD required.
Conditions: Concrete block or concrete to extend up to the Flood Protection Grade (958.9' NGVD).
Notes: Petition tabled on the August 7, 2010, BZA Hearing.
V-10-46B Anthony & Norma Viers - APPROVED with conditions (3-2)
Accessory structure height of two (2) stories rather than the one (1) story allowed.
Conditions: 1) Concrete block or concrete to extend up to the Flood Protection Grade (958.9' NGVD) & 2) Building to be used for storage purposes only.
Notes: Petition tabled on the August 7, 2010, BZA Hearing.
V-10-53 James Aikman & Christine Burke - APPROVED as presented (4-0)
Road-front setback of ten (10) feet rather than the twenty-five (25) feet required for a deck-roof addition.
Conditions: As presented.
Notes: Petition was presented as an unenclosed roof addition. Setback is measured from the platted roadway easement. Schmidt recused himself from hearing this petition.
V-10-54ABCDE Mark Edwards - POSTPONED until October
Conditions: n/a
Notes: Petition postponed by petitioner's request.
V-10-55 Greg Tipsord - APPROVED with conditions (5-0)
Side-yard setback of three (3) feet rather than the five (5) feet required for an uncovered deck stairway.
Conditions: Steps not to be covered in the future.
Notes: Post-construction variance.
V-10-56 Donald & Laura Shively - APPROVED with conditions (5-0)
Accessory structure height of two (2) stories and twenty-one (21) feet rather than the one (1) story and eighteen (18) feet allowed.
Conditions: No living quarters in the building.
Notes: Garage to be built into a hillside with access from both the north and south sides.
V-10-57 Larry & Linda Rorick & Quality Crafted Homes - DENIED (0-5)
Lakefront setback of thirteen (13) feet three (3) inches rather than the minimum twenty (20) feet required.
Conditions: n/a
Notes: Existing home is setback 14 feet.
V-10-58 Charles, Keith, & Joyce Oberlin - APPROVED with conditions (4-1)
Road-front setback of twelve (12) feet rather than the twenty-five (25) feet required.
Conditions: Property owners must sign a Highway Department damage waiver.
Notes: None.
V-10-59 Robert Vannatta - APPROVED (4-1)
Lakefront setback of thirty-two and eight tenths (32.8) feet rather than the traverse line required.
Conditions: None.
Notes: None.
Garage floor elevation of 956.9' NGVD rather than the 958.9' NGVD required.
Conditions: Concrete block or concrete to extend up to the Flood Protection Grade (958.9' NGVD).
Notes: Petition tabled on the August 7, 2010, BZA Hearing.
V-10-46B Anthony & Norma Viers - APPROVED with conditions (3-2)
Accessory structure height of two (2) stories rather than the one (1) story allowed.
Conditions: 1) Concrete block or concrete to extend up to the Flood Protection Grade (958.9' NGVD) & 2) Building to be used for storage purposes only.
Notes: Petition tabled on the August 7, 2010, BZA Hearing.
V-10-53 James Aikman & Christine Burke - APPROVED as presented (4-0)
Road-front setback of ten (10) feet rather than the twenty-five (25) feet required for a deck-roof addition.
Conditions: As presented.
Notes: Petition was presented as an unenclosed roof addition. Setback is measured from the platted roadway easement. Schmidt recused himself from hearing this petition.
V-10-54ABCDE Mark Edwards - POSTPONED until October
Conditions: n/a
Notes: Petition postponed by petitioner's request.
V-10-55 Greg Tipsord - APPROVED with conditions (5-0)
Side-yard setback of three (3) feet rather than the five (5) feet required for an uncovered deck stairway.
Conditions: Steps not to be covered in the future.
Notes: Post-construction variance.
V-10-56 Donald & Laura Shively - APPROVED with conditions (5-0)
Accessory structure height of two (2) stories and twenty-one (21) feet rather than the one (1) story and eighteen (18) feet allowed.
Conditions: No living quarters in the building.
Notes: Garage to be built into a hillside with access from both the north and south sides.
V-10-57 Larry & Linda Rorick & Quality Crafted Homes - DENIED (0-5)
Lakefront setback of thirteen (13) feet three (3) inches rather than the minimum twenty (20) feet required.
Conditions: n/a
Notes: Existing home is setback 14 feet.
V-10-58 Charles, Keith, & Joyce Oberlin - APPROVED with conditions (4-1)
Road-front setback of twelve (12) feet rather than the twenty-five (25) feet required.
Conditions: Property owners must sign a Highway Department damage waiver.
Notes: None.
V-10-59 Robert Vannatta - APPROVED (4-1)
Lakefront setback of thirty-two and eight tenths (32.8) feet rather than the traverse line required.
Conditions: None.
Notes: None.
Tuesday, September 7, 2010
Code Enforcement Update- August 2010
Here is an update of the Steuben County Plan Commission's code enforcement actions.
Previous updates are still available for review.
January/February 2010
March/April 2010
May/June 2010
Environmental Nuisance. (Ordinance 658)
The Plan Commission has received 16 new environmental nuisance complaints in July & August, 2010. During the same period of 2009, a total of 4 new environmental nuisance complaints were received. For 2010, the Plan Commission has received a total of 46 new complaints.
The following graph shows the new environmental nuisance complaints received by the Steuben County Plan Commission per month since January 2009.
Abandoned Vehicles. (Ordinance 771)
The Plan Commission has received 3 new abandoned vehicle complaints in July & August, 2010. During the same period of 2009, a total of 0 new abandoned vehicle complaints were received. For 2010, the Plan Commission has received a total of 18 new complaints.
The following graph shows the new abandoned vehicle complaints received by the Steuben County Plan Commission per month since January 2009.
Sign Violations.
The Plan Commission has opened 6 new cases for sign violations in July & August, 2010. No tracking data is available to compare this period to the same period of 2009. For 2010, the Plan Commission has opened a total of 30 new sign violation complaints.
Prior to January 2010, sign violations were included in the "other ordinance violations" category. It was created as its own category to improve tracking abilities. These numbers do not include temporary signs that have been removed.
The following graph shows the sign violation cases opened by the Steuben County Plan Commission per month since January 2010.
Other Ordinance Violations.
The Plan Commission has opened 28 new cases for other ordinance violations in July & August, 2010. During the same period of 2009, a total of 28 new cases were opened. For 2010, the Plan Commission has opened a total of 65 new complaints.
The most typical "other ordinance" violation is building without a permit. It can also include un-permitted uses of property. Starting in January 2010, the Plan Commission began a separate tracking category for illegal signs/signs installed without a permit. Previously, signs had been included in this category.
The following graph shows the new other ordinance violation cases opened by the Steuben County Plan Commission per month since January 2009.
Resolved Violations.
The Plan Commission has closed 84 violation cases in July & August, 2010. During the same period in 2009, a total of 41 open cases were closed. For 2010, the Plan Commission has resolved a total of 226 violation cases.
Reforms are underway that will reduce the length of time that complaints are open to no more than 90 days. We are pleased to note that since January 2009, the Plan Commission has closed more cases than it received in 14 of the previous 19 months.
The following graph shows the cases closed by the Steuben County Plan Commission per month since January 2009.
Previous updates are still available for review.
January/February 2010
March/April 2010
May/June 2010
Environmental Nuisance. (Ordinance 658)
The Plan Commission has received 16 new environmental nuisance complaints in July & August, 2010. During the same period of 2009, a total of 4 new environmental nuisance complaints were received. For 2010, the Plan Commission has received a total of 46 new complaints.
The following graph shows the new environmental nuisance complaints received by the Steuben County Plan Commission per month since January 2009.
Abandoned Vehicles. (Ordinance 771)
The Plan Commission has received 3 new abandoned vehicle complaints in July & August, 2010. During the same period of 2009, a total of 0 new abandoned vehicle complaints were received. For 2010, the Plan Commission has received a total of 18 new complaints.
The following graph shows the new abandoned vehicle complaints received by the Steuben County Plan Commission per month since January 2009.
Sign Violations.
The Plan Commission has opened 6 new cases for sign violations in July & August, 2010. No tracking data is available to compare this period to the same period of 2009. For 2010, the Plan Commission has opened a total of 30 new sign violation complaints.
Prior to January 2010, sign violations were included in the "other ordinance violations" category. It was created as its own category to improve tracking abilities. These numbers do not include temporary signs that have been removed.
The following graph shows the sign violation cases opened by the Steuben County Plan Commission per month since January 2010.
Other Ordinance Violations.
The Plan Commission has opened 28 new cases for other ordinance violations in July & August, 2010. During the same period of 2009, a total of 28 new cases were opened. For 2010, the Plan Commission has opened a total of 65 new complaints.
The most typical "other ordinance" violation is building without a permit. It can also include un-permitted uses of property. Starting in January 2010, the Plan Commission began a separate tracking category for illegal signs/signs installed without a permit. Previously, signs had been included in this category.
The following graph shows the new other ordinance violation cases opened by the Steuben County Plan Commission per month since January 2009.
Resolved Violations.
The Plan Commission has closed 84 violation cases in July & August, 2010. During the same period in 2009, a total of 41 open cases were closed. For 2010, the Plan Commission has resolved a total of 226 violation cases.
Reforms are underway that will reduce the length of time that complaints are open to no more than 90 days. We are pleased to note that since January 2009, the Plan Commission has closed more cases than it received in 14 of the previous 19 months.
The following graph shows the cases closed by the Steuben County Plan Commission per month since January 2009.
Friday, September 3, 2010
Report of Collections- August 25/September 1, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: August 25, 2010 to September 1, 2010. Collections are turned over to the Steuben County Auditor.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $700.00 | $12,200.00 |
| Sign Location Permits | $0.00 | $1,579.00 |
| Fences/Retaining Walls | $0.00 | $340.00 |
| Special Meeting | $900.00 | $1,800.00 |
| Variance Applications | $300.00 | $9,950.00 |
| Special Exceptions | $0.00 | $750.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $0.00 | $2,225.00 |
| Subdivision Applications | $0.00 | $4,910.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $20.00 | $860.00 |
| Copying/Postage | $100.00 | $15.00 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $3,851.30 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $100.00 | $3,790.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $2,120.00 | $43,680.30 |
Notes: Collections turned in on Thursday, September 2, 2010.
Thursday, September 2, 2010
BZA Reminder- September 7, 2010
The Steuben County Board of Zoning Apeals will hold a hearing on TUESDAY, September 7, 2010. The hearing will be located in the Multi-purpose Room of the Steuben Community Center, 317 S. Wayne, Angola, IN and will begin at 7pm.
The agenda for the hearing is located earlier in this weblog or on the "Home Tab" of the Steuben County GIS site.
The staff report for the hearing is available on the "Home Tab" of the Steuben County GIS site.
The hearing will be broadcast live on the internet and recorded for later viewing. (Technical issues may interfere with the broadcast.)
Stream videos at Ustream
The agenda for the hearing is located earlier in this weblog or on the "Home Tab" of the Steuben County GIS site.
The staff report for the hearing is available on the "Home Tab" of the Steuben County GIS site.
The hearing will be broadcast live on the internet and recorded for later viewing. (Technical issues may interfere with the broadcast.)
Stream videos at Ustream
County Commissioners- September 7, 2010
The Steuben County Plan Commission has the following business before the Steuben County Commissioners on Tuesday, September 7, 2010.
11:00 am
Jim Wolfe- Plan Commission Permitting Requirements
11:15 am
Discussion of the Steuben County Subdivision Control Ordinance, Zoning Ordinance, Signs, and Permitting Requirements
*Items may be heard slightly earlier or later than the above time.
11:00 am
Jim Wolfe- Plan Commission Permitting Requirements
11:15 am
Discussion of the Steuben County Subdivision Control Ordinance, Zoning Ordinance, Signs, and Permitting Requirements
*Items may be heard slightly earlier or later than the above time.
Office Closing- September 6, 2010
The Steuben County Plan Commission and the Steuben County Offices will be closed on Monday, September 6, 2010, in observance of Labor Day.
Have a safe and fun holiday everybody!
Have a safe and fun holiday everybody!
Plan Commission Results- September 1, 2010
Z-10-08 Ned & Judy Sullins - TABLED (7-0)
Zone change from Agriculture to Local Business of an area measuring roughly two (2) acres.
Conditions: n/a.
Notes: Plan Commission wanted more information from the petitioners. Zone changes are forwarded to the County Board of Commissioners following the Plan Commission hearing.
VPW-10-03 Brenda Doden - NO RECOMMENDATION (4-2-1)
Vacation of a public way.
Conditions: n/a.
Notes: Motion to forward the petition with a Favorable Recommendation did not receive the necessary five (5) votes to pass. Petition is forwarded to the Steuben County Board of Commissioners. Crowl abstained.
P-10-11 Richard Emerick et al - APPROVED (7-0)
Primary approval of the minor subdivision "Emerick Acres."
Conditions: None.
Notes: Secondary approval of minor subdivisions is conducted by the Plan Director.
P-10-12 Richard & Rorie Senger - APPROVED (7-0)
Primary approval of the minor subdivision "Senger Farm."
Conditions: None.
Notes: Secondary approval of minor subdivisions is conducted by the Plan Director.
P-10-13 Dusty & Stephanie Feller - APPROVED (7-0)
Primary approval of the minor subdivision "Feller Ranch."
Conditions: As presented.
Notes: Secondary approval of minor subdivisions is conducted by the Plan Director.
P-10-14 Alan & Jody Steury & Michael & Jonathon Berry - APPROVED (7-0)
Amend the minor plat of "Hollywood Landing."
Conditions: None.
Notes: An amendment to an existing minor subdivision.
A-10-04 - FAVORABLE Recommendation (7-0)
An amendment to the Steuben County Plan Commission concerning floodplain standards.
Conditions: As presented.
Notes: Ordinance amendment is forwarded to the Steuben County Board of Commissioners.
Sign Compliance Program
A program to outline the process for identifying and removing illegal signs within the Steuben County Plan Commission Jurisdiction.
Conditions: None.
Notes: Plan Commission had no changes to the proposed program.
Integrated Sign Program
A program to outline a wayfinding and attraction sign system within the Steuben County Plan Commission Jurisdiction.
Conditions: n/a.
Notes: Robust discussion was delayed so the County can work with other entities to create a County-wide program.
Zone change from Agriculture to Local Business of an area measuring roughly two (2) acres.
Conditions: n/a.
Notes: Plan Commission wanted more information from the petitioners. Zone changes are forwarded to the County Board of Commissioners following the Plan Commission hearing.
VPW-10-03 Brenda Doden - NO RECOMMENDATION (4-2-1)
Vacation of a public way.
Conditions: n/a.
Notes: Motion to forward the petition with a Favorable Recommendation did not receive the necessary five (5) votes to pass. Petition is forwarded to the Steuben County Board of Commissioners. Crowl abstained.
P-10-11 Richard Emerick et al - APPROVED (7-0)
Primary approval of the minor subdivision "Emerick Acres."
Conditions: None.
Notes: Secondary approval of minor subdivisions is conducted by the Plan Director.
P-10-12 Richard & Rorie Senger - APPROVED (7-0)
Primary approval of the minor subdivision "Senger Farm."
Conditions: None.
Notes: Secondary approval of minor subdivisions is conducted by the Plan Director.
P-10-13 Dusty & Stephanie Feller - APPROVED (7-0)
Primary approval of the minor subdivision "Feller Ranch."
Conditions: As presented.
Notes: Secondary approval of minor subdivisions is conducted by the Plan Director.
P-10-14 Alan & Jody Steury & Michael & Jonathon Berry - APPROVED (7-0)
Amend the minor plat of "Hollywood Landing."
Conditions: None.
Notes: An amendment to an existing minor subdivision.
A-10-04 - FAVORABLE Recommendation (7-0)
An amendment to the Steuben County Plan Commission concerning floodplain standards.
Conditions: As presented.
Notes: Ordinance amendment is forwarded to the Steuben County Board of Commissioners.
Sign Compliance Program
A program to outline the process for identifying and removing illegal signs within the Steuben County Plan Commission Jurisdiction.
Conditions: None.
Notes: Plan Commission had no changes to the proposed program.
Integrated Sign Program
A program to outline a wayfinding and attraction sign system within the Steuben County Plan Commission Jurisdiction.
Conditions: n/a.
Notes: Robust discussion was delayed so the County can work with other entities to create a County-wide program.
Subscribe to:
Posts (Atom)
Posts
