The Steuben County Plan Commission/Board of Zoning Appeals Year-End Report for 2010 is now available on the Home Tab of the Steuben County GIS.
It is also available for review in the Plan Commission Office or by email upon request.
Showing posts with label informational. Show all posts
Showing posts with label informational. Show all posts
Monday, March 14, 2011
Wednesday, March 9, 2011
Steuben Spring Expo- March 12, 2011
The Steuben County Plan Commission will participate in the Steuben Spring Expo 2011. We are excited about this opportunity to share information with and answer questions from the public.
The Spring Expo will be on Saturday, March 12, 2011, from 8:00am to 3:00pm. It will be held in the Angola Central Gym and the Steuben County Community Center just south of downtown Angola.
Our booth will be on the north side of the gym this year.
The Spring Expo is free to the public. Coffee and doughnuts will be served in the morning and food will available from 11:00am to 2:00pm. There will be hourly door prizes and grand prizes at the end of the day.
The Taste of Steuben, Heritage Skills, and youth tractor pull will take place again this year. New to the Spring Expo this year will cookie decorating for kids, an exotic bird exhibit, and Wii games.
The Spring Expo is sponsored by the Steuben County 4-H Fair Board and the Steuben County Purdue Extension.
The Spring Expo will be on Saturday, March 12, 2011, from 8:00am to 3:00pm. It will be held in the Angola Central Gym and the Steuben County Community Center just south of downtown Angola.
Our booth will be on the north side of the gym this year.
The Spring Expo is free to the public. Coffee and doughnuts will be served in the morning and food will available from 11:00am to 2:00pm. There will be hourly door prizes and grand prizes at the end of the day.
The Taste of Steuben, Heritage Skills, and youth tractor pull will take place again this year. New to the Spring Expo this year will cookie decorating for kids, an exotic bird exhibit, and Wii games.
The Spring Expo is sponsored by the Steuben County 4-H Fair Board and the Steuben County Purdue Extension.
Thursday, February 17, 2011
Planning Resources- February 17, 2011
There are many local, regional, and national resources available for anybody wanting to learn more about planning. Give one of them a check!
Planetizen provides links to planning-related stories, planning courses, books, editorials, and more.
The Indiana Chapter of the American Planning Association hosts training sessions and conferences for planning professionals, citizen planners, and the general public and provides educational materials.
We'll continue to add links to other resources in the future.
Planetizen provides links to planning-related stories, planning courses, books, editorials, and more.
The Indiana Chapter of the American Planning Association hosts training sessions and conferences for planning professionals, citizen planners, and the general public and provides educational materials.
We'll continue to add links to other resources in the future.
Wednesday, February 2, 2011
BANI Newsletter- February 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.
Traditional planning/zoning divides the community into different zones. In general, each community will have some variation of agricultural, residential, commercial/business, industrial, and specialty zones. The intent of creating different zones is to reduce negative impacts between uses, for example, to make sure a factory or landfill is not built next to your house.
The Steuben County Zoning Ordinance lists 13 different zoning districts: Agriculture, Environmental Control, Residence-1, Residence-2, Residence-3, Lake Residence, Manufactured Home, Local Business, General Business, Accommodation Business, Light Industry, General Industry, and Wind Energy Conversion Overlay.
Each zoning district has a table of uses which describes what uses are permitted (by right), what uses are special exceptions (permitted after a review to determine if certain criteria are met), and what uses are not permitted. Each zoning district also has developmental standards for things like setbacks, building heights, and coverage areas.
The Steuben County Zone Map, the map showing where the different districts are located, was prepared starting in 1970 and adopted in 1974. Since then, it has been amended many times in many places. Zone changes can be initiated by a couple of methods. They can be started by the Plan Commission or the County Board of Commissioners. They can be started by property owners.
Almost all of the zone changes from 1974 through 2008 were initiated by individual property owners. In the fall of 2008, the Plan Commission Office reviewed the zone maps and made a list of areas that needed rezoning. Most of these zone changes are in areas that have had subdivisions developed since the original maps were prepared. For example, the original zoning was as an agricultural district, but the area has been developed for lake homes.
Rezoning the properties to match the existing use and the future use prevents serious headaches for the property owners. For example, a lot near the lake that is zoned agriculture must meet the (larger) setbacks and (smaller) coverages for agriculture. This can make it difficult to add-on to an existing home or to replace a damaged one.
Zone change petitions are heard by the Plan Commission at a public hearing. They review the petition and evaluate it using the following criteria:
(a) Comprehensive Plan: The Comprehensive Plan and any other applicable, adopted planning studies or reports.
(b) Current Conditions: The current conditions and the character of current structures and uses in each district.
(c) Reasonable Use: The most reasonable use for which the land in each district is adapted.
(d) Property Values: The conservation of property values throughout the planning jurisdiction.
(e) Responsible Growth: Responsible growth and development.
The petition is forwarded to the County Board of Commissioners with a favorable recommendation, an unfavorable recommendation, or no recommendation. The County Commissioners consider the zone change at a public hearing and may enact the zone change.
Sunday, January 23, 2011
Why Do We Need Planning?
Here's a humorous video showing how communities benefit from planning.
It was produced by the City of Beverly Hills, California, Planning Department and is a spoof of "It's A Wonderful Life."
It was produced by the City of Beverly Hills, California, Planning Department and is a spoof of "It's A Wonderful Life."
Friday, December 17, 2010
BANI Newsletter- December 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.
As the holiday music, decorations, and store stampedes descend upon Steuben County, the Plan Commission begins to turn its thoughts to ordinance amendments. This ordinance amendment season promises to be a very busy one, perhaps the busiest since the current zoning and subdivision control ordinances were adopted in 2008. This article will cover some of the areas identified for revision.
As a reminder, the Steuben County Plan Commission reviews its ordinances every year to find improvements to better serve and protect the community. These ordinance revisions are discussed by the Plan Commission at public hearings. Once they have approved an amendment, it is forwarded to the County Board of Commissioners for their consideration.
This year, we will address a lot of grammatical and linguistic concerns. True, ordinances are not pieces of literature, but they should still be easy to read and represent their community well. Sometimes, poor grammar can cause a lot of problems with ordinance interpretation. We feel it’s best to address these areas before a problem comes up.
We’ll also be adding specific setbacks for alleys. Most counties have few alleys within their jurisdiction. Because of this, they don’t have special alley setbacks. Alleys are instead considered as streets and any structure must meet street setbacks. Steuben County has many more alleys than most counties around. This can cause problems. (Just think of Pleasant Lake!)
The current zoning ordinance requires a survey for all projects on properties of less than two acres. Staff may waive that requirement for residential projects on properties larger than two acres if the structure is at least five feet away from a required setback. We still believe the survey requirement is important and has prevented countless problems. However, there are many times where it can be difficult to justify as a property approaches two acres in size. Staff are proposing that the requirement may be waived starting at one acre rather than two.
As one might expect, we will be looking at sign standards. Sign standards are often one of the trickiest areas in ordinance language because it is easy to run into Constitutional issues. Standards are further complicated because we must comply with our comprehensive plan and federal and state laws. Our goal is to simplify and clarify that section of the ordinance while complying with the law.
Steuben County has a large number of campgrounds. We do not have a robust campground standards section. This often means campgrounds must comply with the standards for the zoning district it’s located in. This can cause a lot of problems. We intend to develop campground specific standards similar, in structure, to mobile home park standards, for example, measuring from structure to structure rather than from property lines.
Last year we made low-impact home occupations a permitted use in all zoning districts. This year, we will be separating low-impact from regular home occupations a bit more. This will allow for less hassles for low-impact home occupations and provide an avenue for more robust home occupations, with appropriate standards.
We’ll be conducting an extensive review of the Subdivision Control Ordinance, as well. The primary focus will be on amending how minor subdivisions are processed. The current draft calls for minor subdivisions to be reviewed by the plan director with consultation of the design review committee.
As always, we welcome your suggestions and comments. Feel free to drop us a line or come speak at a meeting. The Plan Commission will be hearing the proposed ordinance amendments on Wednesday, December 1, 2010, and again on Wednesday, January 5, 2011.
As the holiday music, decorations, and store stampedes descend upon Steuben County, the Plan Commission begins to turn its thoughts to ordinance amendments. This ordinance amendment season promises to be a very busy one, perhaps the busiest since the current zoning and subdivision control ordinances were adopted in 2008. This article will cover some of the areas identified for revision.
As a reminder, the Steuben County Plan Commission reviews its ordinances every year to find improvements to better serve and protect the community. These ordinance revisions are discussed by the Plan Commission at public hearings. Once they have approved an amendment, it is forwarded to the County Board of Commissioners for their consideration.
This year, we will address a lot of grammatical and linguistic concerns. True, ordinances are not pieces of literature, but they should still be easy to read and represent their community well. Sometimes, poor grammar can cause a lot of problems with ordinance interpretation. We feel it’s best to address these areas before a problem comes up.
We’ll also be adding specific setbacks for alleys. Most counties have few alleys within their jurisdiction. Because of this, they don’t have special alley setbacks. Alleys are instead considered as streets and any structure must meet street setbacks. Steuben County has many more alleys than most counties around. This can cause problems. (Just think of Pleasant Lake!)
The current zoning ordinance requires a survey for all projects on properties of less than two acres. Staff may waive that requirement for residential projects on properties larger than two acres if the structure is at least five feet away from a required setback. We still believe the survey requirement is important and has prevented countless problems. However, there are many times where it can be difficult to justify as a property approaches two acres in size. Staff are proposing that the requirement may be waived starting at one acre rather than two.
As one might expect, we will be looking at sign standards. Sign standards are often one of the trickiest areas in ordinance language because it is easy to run into Constitutional issues. Standards are further complicated because we must comply with our comprehensive plan and federal and state laws. Our goal is to simplify and clarify that section of the ordinance while complying with the law.
Steuben County has a large number of campgrounds. We do not have a robust campground standards section. This often means campgrounds must comply with the standards for the zoning district it’s located in. This can cause a lot of problems. We intend to develop campground specific standards similar, in structure, to mobile home park standards, for example, measuring from structure to structure rather than from property lines.
Last year we made low-impact home occupations a permitted use in all zoning districts. This year, we will be separating low-impact from regular home occupations a bit more. This will allow for less hassles for low-impact home occupations and provide an avenue for more robust home occupations, with appropriate standards.
We’ll be conducting an extensive review of the Subdivision Control Ordinance, as well. The primary focus will be on amending how minor subdivisions are processed. The current draft calls for minor subdivisions to be reviewed by the plan director with consultation of the design review committee.
As always, we welcome your suggestions and comments. Feel free to drop us a line or come speak at a meeting. The Plan Commission will be hearing the proposed ordinance amendments on Wednesday, December 1, 2010, and again on Wednesday, January 5, 2011.
Thursday, November 18, 2010
Planning Quote- November 18, 2010
“Make no little plans. They have no magic to stir men's blood, and probably themselves will not be realized. Make big plans; aim high in hope and work, remembering that a noble, logical diagram once recorded will never die, but long after we are gone will be a living thing, asserting itself with ever-growing insistency. Remember that our sons and grandsons are going to do things that would stagger us. Let your watchword be order and your beacon beauty. Think big.”
-Daniel Brunham
-Daniel Brunham
Thursday, November 4, 2010
BANI Newsletter- November 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.
Happy Halloween!
In honor of this time of year, we will share some tricks and treats from the Steuben County Zoning Ordinance.
Single-family homes need to have 1 parking space for each bedroom. That’s one reason why it’s important for the Plan Commission to have building plans to examine in addition to site plans.
At-grade steps need to be set back at least 5 feet from the property line. This applies to steps of all materials.
Buildings in Lake Residential zoning districts must have gutters and drain that water to the lake.
All new residential dwellings need to have at least one deciduous tree planted in the front yard. (One tree per dwelling; a duplex would require 2 trees.) The tree can be planted in the required setback but needs to be outside of the clear-vision area. A new tree does not need to be planted if there are older trees there already.
All buildings need to be at least 10 feet away from any adjacent building. This distance is measured from the farthest edges of the buildings, usually the gutters. This standard applies to buildings on adjacent properties too. We have revised the permit application form to include this measurement. Please check to make sure your site plans show adjacent buildings if they might be close.
Steuben County does not require permits for garage sales. It does limit the total number of garage sales per property to 3 in a year. Each sale can be up to 3 days in length. A special exception is required for a longer-duration garage sale.
The height limit does not apply to chimneys, elevator bulkheads, public monuments, church spires, belfries, cupolas, or ornamental towers. Parapet walls and cornices may project up to 4 feet above the maximum building height.
Buildings damaged by fire or “Act of God” need to be repaired or removed from the property within 180 days. Nonconforming homes damaged by fire or other act of nature may be rebuilt if the existing foundation can be reused and the ground and overall square footage remains the same. If this home is in a floodplain, it would need to be rebuilt to meet the flood protection grade requirements.
When an improvement location permit is issued for a commercial or industrial property, all of the on-site lighting must be brought up to current standards.
Commercial mechanical equipment, including meters, elevator housings, tanks, hvac, etc, must be screened from public roads and adjacent properties.
Overhangs can extend up to 3 feet into the front and rear yard setbacks (excluding 5’ foot setbacks). Uncovered porches and stoops can extend up to 10 feet into the front and rear yard setbacks but cannot be closer than 20 feet to a rear property line.
A residential accessory building can be located in side yards or rear yards. If located in the side yard, it must meet the zoning district setback from the side property line. If located in the rear yard, it can be located 5 feet from the side and rear property lines, including overhangs. For lakefront properties, an accessory building can be located in the lakefront yard, but it must meet the lakefront setback and be less than 50 square feet in area. An accessory building can be located in the road-front yard of lakefront properties and can be 10 feet from the road right-of-way. Properties less than 2 acres may have 1 accessory building*; properties larger than 2 acres may have 2 accessory buildings*. (*Gazebos and agricultural accessory buildings don’t count towards this total.)
Commercial accessory buildings need to meet the same setbacks for the primary buildings.
Funeral homes are special exception uses in Agriculture, Residence-2, Residence-3, Local Business, and Accommodation Business zoning districts. The minimum area is 1 acre, and minimum width is 150 feet. An off-street vehicle assembly area needs to be provided for funeral-procession assembly.
Cemeteries are a special exception use in Agriculture and Environmental Control zoning districts and a permitted use in Local Business and General Business zoning districts. The minimum size for a cemetery is 10 acres, all setbacks are 50 feet. Additionally, zombie proof fences and gates must be installed and a zombie action plan must be approved by the Emergency Management Director prior to internments*. (*Ok, this isn’t a requirement for cemeteries, but it should be! Safety first when dealing with the un/dead.)
Now that the leaves are down, it’s time for the Plan Commission to start the ordinance amendment process. Staff have a list of items that need attention, and we have received a couple of requests from the County Commissioners. We received a lot of input from the building community last year and would welcome further involvement this year.
Happy Halloween!
In honor of this time of year, we will share some tricks and treats from the Steuben County Zoning Ordinance.
Single-family homes need to have 1 parking space for each bedroom. That’s one reason why it’s important for the Plan Commission to have building plans to examine in addition to site plans.
At-grade steps need to be set back at least 5 feet from the property line. This applies to steps of all materials.
Buildings in Lake Residential zoning districts must have gutters and drain that water to the lake.
All new residential dwellings need to have at least one deciduous tree planted in the front yard. (One tree per dwelling; a duplex would require 2 trees.) The tree can be planted in the required setback but needs to be outside of the clear-vision area. A new tree does not need to be planted if there are older trees there already.
All buildings need to be at least 10 feet away from any adjacent building. This distance is measured from the farthest edges of the buildings, usually the gutters. This standard applies to buildings on adjacent properties too. We have revised the permit application form to include this measurement. Please check to make sure your site plans show adjacent buildings if they might be close.
Steuben County does not require permits for garage sales. It does limit the total number of garage sales per property to 3 in a year. Each sale can be up to 3 days in length. A special exception is required for a longer-duration garage sale.
The height limit does not apply to chimneys, elevator bulkheads, public monuments, church spires, belfries, cupolas, or ornamental towers. Parapet walls and cornices may project up to 4 feet above the maximum building height.
Buildings damaged by fire or “Act of God” need to be repaired or removed from the property within 180 days. Nonconforming homes damaged by fire or other act of nature may be rebuilt if the existing foundation can be reused and the ground and overall square footage remains the same. If this home is in a floodplain, it would need to be rebuilt to meet the flood protection grade requirements.
When an improvement location permit is issued for a commercial or industrial property, all of the on-site lighting must be brought up to current standards.
Commercial mechanical equipment, including meters, elevator housings, tanks, hvac, etc, must be screened from public roads and adjacent properties.
Overhangs can extend up to 3 feet into the front and rear yard setbacks (excluding 5’ foot setbacks). Uncovered porches and stoops can extend up to 10 feet into the front and rear yard setbacks but cannot be closer than 20 feet to a rear property line.
A residential accessory building can be located in side yards or rear yards. If located in the side yard, it must meet the zoning district setback from the side property line. If located in the rear yard, it can be located 5 feet from the side and rear property lines, including overhangs. For lakefront properties, an accessory building can be located in the lakefront yard, but it must meet the lakefront setback and be less than 50 square feet in area. An accessory building can be located in the road-front yard of lakefront properties and can be 10 feet from the road right-of-way. Properties less than 2 acres may have 1 accessory building*; properties larger than 2 acres may have 2 accessory buildings*. (*Gazebos and agricultural accessory buildings don’t count towards this total.)
Commercial accessory buildings need to meet the same setbacks for the primary buildings.
Funeral homes are special exception uses in Agriculture, Residence-2, Residence-3, Local Business, and Accommodation Business zoning districts. The minimum area is 1 acre, and minimum width is 150 feet. An off-street vehicle assembly area needs to be provided for funeral-procession assembly.
Cemeteries are a special exception use in Agriculture and Environmental Control zoning districts and a permitted use in Local Business and General Business zoning districts. The minimum size for a cemetery is 10 acres, all setbacks are 50 feet. Additionally, zombie proof fences and gates must be installed and a zombie action plan must be approved by the Emergency Management Director prior to internments*. (*Ok, this isn’t a requirement for cemeteries, but it should be! Safety first when dealing with the un/dead.)
Now that the leaves are down, it’s time for the Plan Commission to start the ordinance amendment process. Staff have a list of items that need attention, and we have received a couple of requests from the County Commissioners. We received a lot of input from the building community last year and would welcome further involvement this year.
Monday, October 25, 2010
Steuben County Lakes Council "Soundings"- October 2010
A version of the following article appears in "Bobber Watchin'," the newsletter for the Steuben County Lakes Council..
The Steuben County Plan Commission is happy that we have been asked to compose an article for “Soundings.” Even though we have done this in the past, we feel there is still a lot of mystery about what exactly planning is and what the Steuben County Plan Commission does.
Our goal is to shed some light on some planning tools, share some planning history, summarize the permitting process, and share some of the innovations and reforms we have been working on.
It was very easy for my family and friends to understand what I was studying as an undergraduate in an architecture program. Architecture. Got it. However, when I entered graduate school as a planning student, it took longer and longer to describe exactly what I was studying. To this day, I don’t think my grandma completely knows what I do.
Planning is a very broad field (with many specialties) that is a combination of art and science. In general, the goal of planning is to protect the health, safety, and welfare of the community now and into the future. Planning is concerned with generations, not election cycles; we take steps to make the community better and safer in the future than it is today.
Planning Tools.
The most basic-and most important-element of planning is to have a vision of what the community wants to be. This vision is documented in the comprehensive plan, sometimes called a master plan.
The material covered in comprehensive plans may vary from community to community, but they all outline what the community wants to be in 10-20 years. Comprehensive plans are developed under the direction of the Plan Commission with community input, usually at public meetings. Indiana requires a community to have a comprehensive plan before it can engage in planning and zoning.
Zoning ordinances are the main tool that communities use to reach the goals of their comprehensive plan. Zoning ordinances define what uses are permitted in different zoning districts. They define developmental standards, setbacks, height, coverage, etc, for the different zoning districts and sometimes for specific types of uses. This means that property owners may not be able to do whatever they may want to do. In exchange for this loss of some freedom, property owners gain freedom from unreasonable development or use of neighboring properties. Just like comprehensive plans, zoning ordinances are developed by the Plan Commission with community involvement.
History of Planning.
Planning may not be the oldest profession, but it dates back to the earliest human settlements in present-day Turkey and Iraq. Planning was present in the Americas even before the Pilgrims arrived in Massachusetts. The landscape of Indiana and most of the Midwest was divided according to a plan outlined in the Northwest Ordinance of 1787. This is where townships and mile roads come from.
Planning started to become more formalized in the US in the late 1800s with the City Beautiful movement. The first city-wide zoning ordinance was adopted by New York City in 1916. (It was enacted in reaction to new skyscrapers that were blocking the sun from the streets below.)
In 1935, the Indiana State Planning Board and Works Progress Administration prepared the first planning study of Steuben County. It recommended the location of future boulevards, creation of a plan commission, steps to prevent over-crowding of the lakes, development of protected game and natural areas, and adoption of a community-wide comprehensive plan and zoning ordinances.
It took us a little while, but Steuben County adopted its first master plan in 1970 and its first county zoning ordinance in 1972. A new comprehensive plan was adopted in 2006, and we hope to have the funds to review it rigorously again in 2011. A new zoning ordinance was adopted in 2008 and has been amended annually.
Permit Process.
Comprehensive plans, zoning ordinances, and permitting requirements can and do change through time and vary greatly from one community to another. It can be confusing for Steuben residents to know what projects might need a permit and what the standards are because these have changed from the past and because we have a high number of seasonal and new residents.
Permits are required for most improvements to property within the Steuben County Plan Commission jurisdiction. The typical process will take the applicant through the highway department (if any driveways are planned), a sewer district, the health department, the surveyor’s office, the plan commission, and the building department. Each department has a specialty and will view projects through different perspectives. A project might be of no concern to the sewer district but might not meet building or planning standards.
Having to go to multiple places and wait for a review can be annoying and frustrating. We are all working to make the process as painless and swift as possible. Sometimes a more in-depth review may be necessary. This can be extremely annoying at the time, but it can save tremendous amounts of money and time in the future. We highly recommend that individuals contact the Plan Commission, and other agencies, as early as possible when starting a project. This action will help avoid delays and additional costs.
Permits should be displayed on the site within 24 hours of being issued and should remain visible through the completion of the project. If somebody is building something and you cannot see a permit, he probably did not obtain one. Perhaps he did not know one was necessary. If you are comfortable, feel free to remind the individual to contact the plan commission. If not, you can contact the Plan Commission, and we will investigate the matter further.
Innovations and Reforms.
We are aware that the Plan Commission may not have a sterling reputation. To better serve the citizens, we have begun some minor and major reforms.
We are making efforts to improve transparency and accessibility. Signs are now placed on all properties with petitions before the Plan Commission or Board of Zoning Appeals. We have begun a weblog to share information about planning, agendas, results, code enforcement, and more. We have begun posting staff reports online. All of our meetings are streamed online and recorded for later viewing, pending technical issues. We have worked with the GIS coordinator to develop a Citizen Input feature to allow citizens to report code violations or request information about properties from the county. We have also been working to develop an online permitting system!
We are making efforts to improve understanding of planning and developmental standards. We have developed several informational pamphlets and will continue to develop more. We have written articles for various newsletters and presented before several community groups. (We would be extremely happy to speak to any group that wants us!) Together with the Purdue Extension, we have hosted educational webinars.
Less exciting, but extremely important, we have been reviewing many of our processes, from the permitting at the counter to code enforcement to auditing how much an application really costs the county. Many of these processes have not been rigorously examined for a long time, if ever. We are very excited because this reviewing will allow us to better serve the community in a more efficient manner and will reduce errors.
Conclusion.
This article has covered a lot of material. We hope it has helped you to better understand planning what the Steuben County Plan Commission is doing.
We have been going through many changes these past couple of years. Change can be difficult, but we firmly believe the results will be worth the short-term difficulties.
Please contact us if you have questions about a specific project or planning in general, or suggestions about areas we can improve. Thank you for your attention. We hope to work together to ensure an even better future for Steuben County.
The Steuben County Plan Commission is happy that we have been asked to compose an article for “Soundings.” Even though we have done this in the past, we feel there is still a lot of mystery about what exactly planning is and what the Steuben County Plan Commission does.
Our goal is to shed some light on some planning tools, share some planning history, summarize the permitting process, and share some of the innovations and reforms we have been working on.
It was very easy for my family and friends to understand what I was studying as an undergraduate in an architecture program. Architecture. Got it. However, when I entered graduate school as a planning student, it took longer and longer to describe exactly what I was studying. To this day, I don’t think my grandma completely knows what I do.
Planning is a very broad field (with many specialties) that is a combination of art and science. In general, the goal of planning is to protect the health, safety, and welfare of the community now and into the future. Planning is concerned with generations, not election cycles; we take steps to make the community better and safer in the future than it is today.
Planning Tools.
The most basic-and most important-element of planning is to have a vision of what the community wants to be. This vision is documented in the comprehensive plan, sometimes called a master plan.
The material covered in comprehensive plans may vary from community to community, but they all outline what the community wants to be in 10-20 years. Comprehensive plans are developed under the direction of the Plan Commission with community input, usually at public meetings. Indiana requires a community to have a comprehensive plan before it can engage in planning and zoning.
Zoning ordinances are the main tool that communities use to reach the goals of their comprehensive plan. Zoning ordinances define what uses are permitted in different zoning districts. They define developmental standards, setbacks, height, coverage, etc, for the different zoning districts and sometimes for specific types of uses. This means that property owners may not be able to do whatever they may want to do. In exchange for this loss of some freedom, property owners gain freedom from unreasonable development or use of neighboring properties. Just like comprehensive plans, zoning ordinances are developed by the Plan Commission with community involvement.
History of Planning.
Planning may not be the oldest profession, but it dates back to the earliest human settlements in present-day Turkey and Iraq. Planning was present in the Americas even before the Pilgrims arrived in Massachusetts. The landscape of Indiana and most of the Midwest was divided according to a plan outlined in the Northwest Ordinance of 1787. This is where townships and mile roads come from.
Planning started to become more formalized in the US in the late 1800s with the City Beautiful movement. The first city-wide zoning ordinance was adopted by New York City in 1916. (It was enacted in reaction to new skyscrapers that were blocking the sun from the streets below.)
In 1935, the Indiana State Planning Board and Works Progress Administration prepared the first planning study of Steuben County. It recommended the location of future boulevards, creation of a plan commission, steps to prevent over-crowding of the lakes, development of protected game and natural areas, and adoption of a community-wide comprehensive plan and zoning ordinances.
It took us a little while, but Steuben County adopted its first master plan in 1970 and its first county zoning ordinance in 1972. A new comprehensive plan was adopted in 2006, and we hope to have the funds to review it rigorously again in 2011. A new zoning ordinance was adopted in 2008 and has been amended annually.
Permit Process.
Comprehensive plans, zoning ordinances, and permitting requirements can and do change through time and vary greatly from one community to another. It can be confusing for Steuben residents to know what projects might need a permit and what the standards are because these have changed from the past and because we have a high number of seasonal and new residents.
Permits are required for most improvements to property within the Steuben County Plan Commission jurisdiction. The typical process will take the applicant through the highway department (if any driveways are planned), a sewer district, the health department, the surveyor’s office, the plan commission, and the building department. Each department has a specialty and will view projects through different perspectives. A project might be of no concern to the sewer district but might not meet building or planning standards.
Having to go to multiple places and wait for a review can be annoying and frustrating. We are all working to make the process as painless and swift as possible. Sometimes a more in-depth review may be necessary. This can be extremely annoying at the time, but it can save tremendous amounts of money and time in the future. We highly recommend that individuals contact the Plan Commission, and other agencies, as early as possible when starting a project. This action will help avoid delays and additional costs.
Permits should be displayed on the site within 24 hours of being issued and should remain visible through the completion of the project. If somebody is building something and you cannot see a permit, he probably did not obtain one. Perhaps he did not know one was necessary. If you are comfortable, feel free to remind the individual to contact the plan commission. If not, you can contact the Plan Commission, and we will investigate the matter further.
Innovations and Reforms.
We are aware that the Plan Commission may not have a sterling reputation. To better serve the citizens, we have begun some minor and major reforms.
We are making efforts to improve transparency and accessibility. Signs are now placed on all properties with petitions before the Plan Commission or Board of Zoning Appeals. We have begun a weblog to share information about planning, agendas, results, code enforcement, and more. We have begun posting staff reports online. All of our meetings are streamed online and recorded for later viewing, pending technical issues. We have worked with the GIS coordinator to develop a Citizen Input feature to allow citizens to report code violations or request information about properties from the county. We have also been working to develop an online permitting system!
We are making efforts to improve understanding of planning and developmental standards. We have developed several informational pamphlets and will continue to develop more. We have written articles for various newsletters and presented before several community groups. (We would be extremely happy to speak to any group that wants us!) Together with the Purdue Extension, we have hosted educational webinars.
Less exciting, but extremely important, we have been reviewing many of our processes, from the permitting at the counter to code enforcement to auditing how much an application really costs the county. Many of these processes have not been rigorously examined for a long time, if ever. We are very excited because this reviewing will allow us to better serve the community in a more efficient manner and will reduce errors.
Conclusion.
This article has covered a lot of material. We hope it has helped you to better understand planning what the Steuben County Plan Commission is doing.
We have been going through many changes these past couple of years. Change can be difficult, but we firmly believe the results will be worth the short-term difficulties.
Please contact us if you have questions about a specific project or planning in general, or suggestions about areas we can improve. Thank you for your attention. We hope to work together to ensure an even better future for Steuben County.
Monday, October 18, 2010
Political Signs
With the November elections quickly approaching, the Steuben County Plan Commission would like to remind everybody that political signs are considered “temporary signs” and must meet certain standards that the community has adopted.
Political signs need to be located 10 feet back from the road right-of-way. Usually, the telephone poles or other utilities are located at the edge of the right-of-way. The online Steuben County GIS can also be used to estimate the right-of-way location. See illustration below.
Political signs need to be located outside of a clear-vision area. The clear-vision area is a triangle that extends 25 feet along the road right-of-way from intersections. See illustration below.
Political signs should only be placed on property with the owner’s permission. There is no maximum number of political signs that can be placed on a property.
Political signs do not require permits but should be removed in a timely manner following the election.
These standards apply equally to all candidates and parties. Signs in violation of these standards may be removed by Plan Commission staff. If the Plan Commission notices a large number of violations or signs that may be a safety hazard, we will begin removing signs the week of October 18th.
Please make sure that your signs meet our community standards. If you notice neighbors might have a sign that does not comply, please inform them of the standards if you are comfortable doing so; they may not be aware.
The above standards are for the Steuben County Plan Commission jurisdiction only. Angola, Ashley, Clear Lake, Fremont, Hamilton, Hudson, or Orland may have different standards. Please contact them directly with any questions.
There may be additional restrictions for signs located near polling locations. Please contact local election officials for details.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or plancommission@co.steuben.in.us with any questions.
Thank you in advance for your cooperation, and good luck to all the candidates.
Political signs need to be located 10 feet back from the road right-of-way. Usually, the telephone poles or other utilities are located at the edge of the right-of-way. The online Steuben County GIS can also be used to estimate the right-of-way location. See illustration below.
Political signs need to be located outside of a clear-vision area. The clear-vision area is a triangle that extends 25 feet along the road right-of-way from intersections. See illustration below.
Political signs should only be placed on property with the owner’s permission. There is no maximum number of political signs that can be placed on a property.
Political signs do not require permits but should be removed in a timely manner following the election.
These standards apply equally to all candidates and parties. Signs in violation of these standards may be removed by Plan Commission staff. If the Plan Commission notices a large number of violations or signs that may be a safety hazard, we will begin removing signs the week of October 18th.
Please make sure that your signs meet our community standards. If you notice neighbors might have a sign that does not comply, please inform them of the standards if you are comfortable doing so; they may not be aware.
The above standards are for the Steuben County Plan Commission jurisdiction only. Angola, Ashley, Clear Lake, Fremont, Hamilton, Hudson, or Orland may have different standards. Please contact them directly with any questions.
There may be additional restrictions for signs located near polling locations. Please contact local election officials for details.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or plancommission@co.steuben.in.us with any questions.
Thank you in advance for your cooperation, and good luck to all the candidates.
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.
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, August 27, 2010
Land-Use Video Seminar (Smart Growth) - September 9, 2010
The Steuben County Plan Commission and Steuben County Purdue Extension will host a Purdue Extension video seminar on Thursday, September 9, 2010, from 7:00 pm to 9:00 pm. The topic for this seminar is “Practice Good Planning: Get Ready to Grow Smart.”
The interactive program will help communities learn about good planning and smart growth. It will help individuals assess where their community is with good planning and how to improve planning and growth management.
The program will include:
• What is good planning and smart growth.
• Where is Indiana in good planning and smart growth efforts.
• How to assess the level of good planning and smart growth in your community.
• What can you do now to improve planning and introduce smarter growth to your community.
KK Gerhart-Fritz, AICP, of The Planning Workshop will be the main presenter.
The video seminar is open to all local officials and the general public. Refreshments and snacks will be provided.
Steuben County is one of only fourteen sites hosting the event across Indiana.
The video seminar will take place in the Steuben County Purdue Extension conference room in the basement of the Steuben County Community Center, 317 S Wayne, Angola, IN.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or the Steuben County Purdue Extension at 260 668.1000 x1400 with any questions or to reserve your space.
Future land-use video seminars will take place on January 26, March 7, June 16, and September 8.
The interactive program will help communities learn about good planning and smart growth. It will help individuals assess where their community is with good planning and how to improve planning and growth management.
The program will include:
• What is good planning and smart growth.
• Where is Indiana in good planning and smart growth efforts.
• How to assess the level of good planning and smart growth in your community.
• What can you do now to improve planning and introduce smarter growth to your community.
KK Gerhart-Fritz, AICP, of The Planning Workshop will be the main presenter.
The video seminar is open to all local officials and the general public. Refreshments and snacks will be provided.
Steuben County is one of only fourteen sites hosting the event across Indiana.
The video seminar will take place in the Steuben County Purdue Extension conference room in the basement of the Steuben County Community Center, 317 S Wayne, Angola, IN.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or the Steuben County Purdue Extension at 260 668.1000 x1400 with any questions or to reserve your space.
Future land-use video seminars will take place on January 26, March 7, June 16, and September 8.
Report of Collections- August 16/25, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: August 16 to August 25, 2010. Collections are turned over to the Steuben County Auditor.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $825.00 | $11,500.00 |
| Sign Location Permits | $634.00 | $1,579.00 |
| Fences/Retaining Walls | $10.00 | $340.00 |
| Special Meeting | $0.00 | $900.00 |
| Variance Applications | $0.00 | $9,650.00 |
| Special Exceptions | $0.00 | $750.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $0.00 | $2,225.00 |
| Subdivision Applications | $150.00 | $4,910.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $0.00 | $840.00 |
| Copying/Postage | $0.00 | $3,751.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $170.00 | $3,690.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $1,789.00 | $41,560.30 |
Notes: Collections turned in on August 27, 2010.
Monday, August 23, 2010
Importance of Planning
Here is an example of why transportation and land-use planning are so important.
Traffic jam extends 60 miles in China.
Traffic jam extends 60 miles in China.
Thursday, August 19, 2010
Staff Training- Floodplains
Steuben County participates in the National Flood Insurance Program (NFIP). As a participating community, residents located in floodplains 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.
In order to be a participating community, the County must adopt and enforce the minimum floodplain management standards required by FEMA and the State of Indiana.
The Steuben County Plan Commission has several FEMA publications in the office available for review at any time by members of the public. Many publications are available digitally or by order from the FEMA NFIP website.
Two members of the Steuben County Plan Commission Staff, Plan Director Michels and Code Enforcement Technician Essenberg, attended a floodplain management course from August 10-13 in Indianapolis. The course was limited to 30 state, county, and city officials across Indiana.
The course, L-273, was taught by officials from FEMA Region V. Below is a description of the training course.
This is the field deployed version of the EMI E273 course. This course is designed to provide an organized training opportunity for local officials responsible for administering their local floodplain management ordinance. The course will focus on the NFIP and concepts of floodplain management, maps and studies, ordinance administration, and the relationship between floodplain management and flood insurance.
Last year was such a success that FEMA has again agreed to state-deploy the “E273—Managing Floodplain Development through the National Flood Insurance Program” in Indiana. The course is typically offered only a few times each year at FEMA’s Emergency Management Institute in Emmitsburg, MD. FEMA Region V (Chicago) staff will be conducting the in-depth training course.\
This course is designed to provide an organized training opportunity for local officials responsible for administering their local floodplain management ordinance. The course will focus on the NFIP and concepts of floodplain management, maps and studies, ordinance administration, and the relationship between floodplain management and flood insurance. Hands-on exercises are included to allow
participants to better apply the information in their communities.
Local officials responsible for administering local floodplain management ordinances, including but not limited to floodplain management administrators, building inspectors, code enforcement/zoning officers, planners, city/county managers, attorneys, engineers, and public works officials. Federal/state/regional floodplain managers also are encouraged to attend.
In order to be a participating community, the County must adopt and enforce the minimum floodplain management standards required by FEMA and the State of Indiana.
The Steuben County Plan Commission has several FEMA publications in the office available for review at any time by members of the public. Many publications are available digitally or by order from the FEMA NFIP website.
Two members of the Steuben County Plan Commission Staff, Plan Director Michels and Code Enforcement Technician Essenberg, attended a floodplain management course from August 10-13 in Indianapolis. The course was limited to 30 state, county, and city officials across Indiana.
The course, L-273, was taught by officials from FEMA Region V. Below is a description of the training course.
This is the field deployed version of the EMI E273 course. This course is designed to provide an organized training opportunity for local officials responsible for administering their local floodplain management ordinance. The course will focus on the NFIP and concepts of floodplain management, maps and studies, ordinance administration, and the relationship between floodplain management and flood insurance.
Last year was such a success that FEMA has again agreed to state-deploy the “E273—Managing Floodplain Development through the National Flood Insurance Program” in Indiana. The course is typically offered only a few times each year at FEMA’s Emergency Management Institute in Emmitsburg, MD. FEMA Region V (Chicago) staff will be conducting the in-depth training course.\
This course is designed to provide an organized training opportunity for local officials responsible for administering their local floodplain management ordinance. The course will focus on the NFIP and concepts of floodplain management, maps and studies, ordinance administration, and the relationship between floodplain management and flood insurance. Hands-on exercises are included to allow
participants to better apply the information in their communities.
Local officials responsible for administering local floodplain management ordinances, including but not limited to floodplain management administrators, building inspectors, code enforcement/zoning officers, planners, city/county managers, attorneys, engineers, and public works officials. Federal/state/regional floodplain managers also are encouraged to attend.
Friday, August 6, 2010
Report of Collections- August 4/5, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: August 4, 2010, through August, 5, 2010. Collections are turned over to the Steuben County Auditor.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $100.00 | $9,975.00 |
| Sign Location Permits | $0.00 | $945.00 |
| Fences/Retaining Walls | $10.00 | $300.00 |
| Special Meeting | $0.00 | $900.00 |
| Variance Applications | $700.00 | $9,050.00 |
| Special Exceptions | $0.00 | $750.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $0.00 | $1,225.00 |
| Subdivision Applications | $450.00 | $4,360.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $40.00 | $770.00 |
| Copying/Postage | $200.00 | $3,400.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $1,100.00 | $3,500.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $2,600.00 | $36,600.30 |
Notes: Collections turned in on Friday, August 6, 2010.
Thursday, August 5, 2010
Report of Collections- July23/August 3, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: July 23, 2010, through August 3, 2010. Collections are turned over to the Steuben County Auditor.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $700.00 | $9,875.00 |
| Sign Location Permits | $50.00 | $945.00 |
| Fences/Retaining Walls | $20.00 | $290.00 |
| Special Meeting | $0.00 | $900.00 |
| Variance Applications | $150.00 | $8,350.00 |
| Special Exceptions | $0.00 | $750.00 |
| Zone Chane Applications | $370.00 | $1,160.00 |
| Vacations | $0.00 | $1,225.00 |
| Subdivision Applications | $200.00 | $3,910.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $30.00 | $730.00 |
| Copying/Postage | $150.00 | $3,200.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $0.00 | $2,400.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $1,670.00 | $34,000.30 |
Notes: Collections turned into Auditor on Wednesday, August 4, 2010.
Friday, July 23, 2010
Report of Collections- July 15/22, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: July 15, 2010, to July 22, 2010. Collections are turned over to the Steuben County Auditor.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $350.00 | $9,175.00 |
| Sign Location Permits | $0.00 | $895.00 |
| Fences/Retaining Walls | $10.00 | $270.00 |
| Special Meeting | $0.00 | $900.00 |
| Variance Applications | $0.00 | $8,200.00 |
| Special Exceptions | $0.00 | $750.00 |
| Zone Chane Applications | $0.00 | $790.00 |
| Vacations | $0.00 | $1,225.00 |
| Subdivision Applications | $0.00 | $3,710.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $0.00 | $700.00 |
| Copying/Postage | $1.00 | $3,050.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $15.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $0.00 | $2,400.00 |
| Abandoned/Junk Vehicles | $250.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $626.00 | $32,330.30 |
Notes: Collections submitted on Friday, July 22, 2010. Abandoned/Junk Vehicle collection does not go into the County General Fund; money goes to a dedicated vehicle fund.
Tuesday, July 20, 2010
Proposed Sign Compliance Program (Draft 3)
Introduction.
This document is a draft guide to a proposed Sign Compliance Program. The Plan Commission does not intend to act on the plan as outlined in this document at this time. This document is intended to provide further discussion with interested parties throughout the county and within the Plan Commission membership. The draft document may be adopted with some minor changes or with some very major changes. Those wishing to affect the Sign Compliance Program should know that their input will be considered. They should contact the Plan Commission Office and attend Plan Commission Hearings to make their opinions known.
In order to function effectively and properly, the Plan Commission should have a clear, rational, and equitable program in place. This program should identify how areas will be prioritized for investigation, how that investigation will proceed, who will be notified and how notification will take place, how remonstrators may demonstrate their signs are either legal or legally nonconforming, how they may appeal the decision, and how illegal signs will be removed. The process should be designed to allow a robust level of due process to all affected individuals.
The purpose of this program is to set the guidelines and procedures for an orderly and equitable review and resolution of existing, off-premise signs within the Steuben County Plan Commission’s jurisdiction.
The Plan Commission only intends to remove signs that were never legally installed and signs that were legally installed but have since been modified to increase their nonconformity.
This program is intended for permanent (non-temporary), off-premise signs.
Background.
Before getting into the core of the Sign Compliance Program, it is important to have an understanding of sign regulation legislation and existing conditions.
In 1965, the United States Congress passed the “Highway Beautification Act of 1965.” The act required all states to adopt provisions to control outdoor advertising within 660 feet of the right-of-way of primary-aid roadways or lose up to ten (10) percent of federal funding for roadways.
The Indiana General Assembly authorized an Agreement for Outdoor Advertising with the federal government in 1971.
Since January 3, 1972, all signs erected within the County’s jurisdiction have required a permit.
In 1974, the area covered by the Highway Beautification Act was extended from 660’ feet to the “view-shed,” the area visible from the roadway.
On June 1, 2000, the Steuben County Zoning Ordinance was amended, severely restricting all off-premise signs.
On August 1, 2008, the Steuben County Zoning Ordinance was amended, limiting off-premise signs to billboards along I-69 and the Tollroad.
Signs located along interstates and state roads require approval by INDOT or its predecessor, the Department of Highways.
Many signs have been erected at intersections throughout Steuben County. Some have received valid permits, and some have not.
The Steuben County Plan Commission identified “Improving the Image and Identity of Steuben County” as the third highest priority of all the goals identified in the Steuben County Comprehensive Plan of 2006.
Nonconforming or legally nonconforming signs were legally installed and complied with the regulations at that time. Since then, the regulations have changed which would make it impossible to install the signs as erected.
Illegal signs were never legally installed.
Legal signs were legally installed and comply with the present sign regulations.
Prioritization.
The program will identify how areas will be prioritized for investigation before other areas. Areas that meet more criteria will receive attention before areas that meet fewer criteria. However, areas meeting fewer criteria may be placed higher on the list due to the criteria they do meet (public safety, for example).
Staff recommends the following priorities:
1. Areas with signs that create a public hazard as determined by the Steuben County Highway Department or the Plan Commission,
2. Areas with signs located within the road right-of-way,
3. Areas with signs located along Major Arterials, Minor Arterials, Major Collectors, and Minor Collectors, as defined in the Transportation Plan Map of the 2006 Steuben County Comprehensive Plan,
4. Areas with a larger number of signs,
5. Areas of importance to the community as a gateway or similar, &
6. Areas with signs identified by INDOT as not having received proper approval.
The Plan Commission will develop an inventory of signs throughout the county and evaluate them using the above criteria. Enforcement action can begin prior to a total inventory being completed. The areas already inventoried will be prioritized with new areas being evaluated and added as time allows.
Contact/Notification.
The Plan Commission will document existing conditions, including sign characteristics such as size, location, and height. During inspections, Plan Commission staff will identify and note any INDOT and Steuben County sign identification tags. Along state roads, INDOT will be contacted to determine if the sign received proper permits, if the sign did not/does not require permits, or if the sign is considered to be illegal.
(Documentation may be conducted as part of the county-wide sign inventory. If sufficient documentation exists through the sign inventory, no additional documentation may be necessary.)
For signs located on private property:
The property owner and advertised business will be contacted. Notice will be mailed to the property owner’s address, as maintained by the Steuben County Auditor, and to the advertised business’ place of business. If it is impossible to identify an address for the advertised business, notice to the property owner shall be considered sufficient.
For signs located within road right-of-way or on public property:
The advertised business will be contacted. Notice will be mailed to the advertised business’ place of business. If it is impossible to identify an address for or to contact the advertised business, the sign shall be considered to be abandoned.
The notice will include the following:
1. Identify the purpose of the notice,
2. Describe why the Plan Commission believes the sign may be illegal,
3. Identify the appeal process and deadlines, &
4. Describe the potential consequences (removal, fines).
Review/Appeal Process.
Property owners and/or advertised businesses will be given the opportunity to contest a decision that their sign should be removed. All individuals wishing to contest the decision should contact the Plan Commission within twenty-one (21) days after the notice was mailed.
Property owners or advertised businesses may provide copies of permits, sign tags, previous surveys, photographic proof, and other materials to the Plan Director. If the Plan Director determines there is sufficient evidence to suggest that the sign in question was legally installed and has not been significantly altered, it will be declared to be legally nonconforming and allowed to remain. (Signs allowed to remain in place may only be repaired or maintained in a manner consistent with the Steuben County Zoning Ordinance.)
The Plan Director will provide a letter, describing the outcome of the review process and the reasons why the conclusion was reached, to the petitioner.
Individuals who dispute the Plan Director’s determination may appeal the decision to the Steuben County Board of Zoning Appeals, as outlined in the Steuben County Zoning Ordinance. The appeal must be filed within ten (10) days.
A disputed sign will not be removed while its status is reviewed by the Plan Director and/or the Board of Zoning Appeals.
Individuals who do not contact the Plan Commission before the deadlines will be considered to be in agreement with the Plan Commission’s determination that the sign is illegal and should be removed.
Removal.
Property or sign owners may remove signs at their convenience at any time.
Illegal signs will be removed by the Plan Commission in a cost-effective manner, following the outlined review process.
Whenever possible, the Plan Commission will work with the Steuben County Highway Department to remove signs at no cost to the property or sign owner.
When it is necessary to hire a contractor for removal or to recover costs to the county, the costs will be billed to the property owner. An invoice will be sent to the property owner’s address of record, as maintained by the Steuben County Auditor. If the invoice is not paid within 90 days, the cost may be recovered by adding it to the tax bill or by placing it as a lien against the property.
Additional Information.
Concurrent with the Sign Compliance Program, the Plan Commission is developing an Integrated Sign Program to allow directional signs on both county and state roads. This program will require approval by the Steuben County Board of Commissioners, the County Highway Department, and INDOT.
Signs will not be removed until the Integrated Sign Program is in place. (Signs that pose an immediate threat to public health, safety, or welfare may still be removed as outlined in the Steuben County Zoning Ordinance.)
Individuals or businesses who voluntarily remove all of their off-premise signs will receive a reduced fee schedule for signs installed as part of the Integrated Sign Program.
Individuals or business are ineligible for the Integrated Sign Program if they have any off-premise signs (excluding legal billboards).
Individuals or business are ineligible for the Integrated Sign Program if they owe the County money for sign removal.
This document is a draft guide to a proposed Sign Compliance Program. The Plan Commission does not intend to act on the plan as outlined in this document at this time. This document is intended to provide further discussion with interested parties throughout the county and within the Plan Commission membership. The draft document may be adopted with some minor changes or with some very major changes. Those wishing to affect the Sign Compliance Program should know that their input will be considered. They should contact the Plan Commission Office and attend Plan Commission Hearings to make their opinions known.
In order to function effectively and properly, the Plan Commission should have a clear, rational, and equitable program in place. This program should identify how areas will be prioritized for investigation, how that investigation will proceed, who will be notified and how notification will take place, how remonstrators may demonstrate their signs are either legal or legally nonconforming, how they may appeal the decision, and how illegal signs will be removed. The process should be designed to allow a robust level of due process to all affected individuals.
The purpose of this program is to set the guidelines and procedures for an orderly and equitable review and resolution of existing, off-premise signs within the Steuben County Plan Commission’s jurisdiction.
The Plan Commission only intends to remove signs that were never legally installed and signs that were legally installed but have since been modified to increase their nonconformity.
This program is intended for permanent (non-temporary), off-premise signs.
Background.
Before getting into the core of the Sign Compliance Program, it is important to have an understanding of sign regulation legislation and existing conditions.
In 1965, the United States Congress passed the “Highway Beautification Act of 1965.” The act required all states to adopt provisions to control outdoor advertising within 660 feet of the right-of-way of primary-aid roadways or lose up to ten (10) percent of federal funding for roadways.
The Indiana General Assembly authorized an Agreement for Outdoor Advertising with the federal government in 1971.
Since January 3, 1972, all signs erected within the County’s jurisdiction have required a permit.
In 1974, the area covered by the Highway Beautification Act was extended from 660’ feet to the “view-shed,” the area visible from the roadway.
On June 1, 2000, the Steuben County Zoning Ordinance was amended, severely restricting all off-premise signs.
On August 1, 2008, the Steuben County Zoning Ordinance was amended, limiting off-premise signs to billboards along I-69 and the Tollroad.
Signs located along interstates and state roads require approval by INDOT or its predecessor, the Department of Highways.
Many signs have been erected at intersections throughout Steuben County. Some have received valid permits, and some have not.
The Steuben County Plan Commission identified “Improving the Image and Identity of Steuben County” as the third highest priority of all the goals identified in the Steuben County Comprehensive Plan of 2006.
Nonconforming or legally nonconforming signs were legally installed and complied with the regulations at that time. Since then, the regulations have changed which would make it impossible to install the signs as erected.
Illegal signs were never legally installed.
Legal signs were legally installed and comply with the present sign regulations.
Prioritization.
The program will identify how areas will be prioritized for investigation before other areas. Areas that meet more criteria will receive attention before areas that meet fewer criteria. However, areas meeting fewer criteria may be placed higher on the list due to the criteria they do meet (public safety, for example).
Staff recommends the following priorities:
1. Areas with signs that create a public hazard as determined by the Steuben County Highway Department or the Plan Commission,
2. Areas with signs located within the road right-of-way,
3. Areas with signs located along Major Arterials, Minor Arterials, Major Collectors, and Minor Collectors, as defined in the Transportation Plan Map of the 2006 Steuben County Comprehensive Plan,
4. Areas with a larger number of signs,
5. Areas of importance to the community as a gateway or similar, &
6. Areas with signs identified by INDOT as not having received proper approval.
The Plan Commission will develop an inventory of signs throughout the county and evaluate them using the above criteria. Enforcement action can begin prior to a total inventory being completed. The areas already inventoried will be prioritized with new areas being evaluated and added as time allows.
Contact/Notification.
The Plan Commission will document existing conditions, including sign characteristics such as size, location, and height. During inspections, Plan Commission staff will identify and note any INDOT and Steuben County sign identification tags. Along state roads, INDOT will be contacted to determine if the sign received proper permits, if the sign did not/does not require permits, or if the sign is considered to be illegal.
(Documentation may be conducted as part of the county-wide sign inventory. If sufficient documentation exists through the sign inventory, no additional documentation may be necessary.)
For signs located on private property:
The property owner and advertised business will be contacted. Notice will be mailed to the property owner’s address, as maintained by the Steuben County Auditor, and to the advertised business’ place of business. If it is impossible to identify an address for the advertised business, notice to the property owner shall be considered sufficient.
For signs located within road right-of-way or on public property:
The advertised business will be contacted. Notice will be mailed to the advertised business’ place of business. If it is impossible to identify an address for or to contact the advertised business, the sign shall be considered to be abandoned.
The notice will include the following:
1. Identify the purpose of the notice,
2. Describe why the Plan Commission believes the sign may be illegal,
3. Identify the appeal process and deadlines, &
4. Describe the potential consequences (removal, fines).
Review/Appeal Process.
Property owners and/or advertised businesses will be given the opportunity to contest a decision that their sign should be removed. All individuals wishing to contest the decision should contact the Plan Commission within twenty-one (21) days after the notice was mailed.
Property owners or advertised businesses may provide copies of permits, sign tags, previous surveys, photographic proof, and other materials to the Plan Director. If the Plan Director determines there is sufficient evidence to suggest that the sign in question was legally installed and has not been significantly altered, it will be declared to be legally nonconforming and allowed to remain. (Signs allowed to remain in place may only be repaired or maintained in a manner consistent with the Steuben County Zoning Ordinance.)
The Plan Director will provide a letter, describing the outcome of the review process and the reasons why the conclusion was reached, to the petitioner.
Individuals who dispute the Plan Director’s determination may appeal the decision to the Steuben County Board of Zoning Appeals, as outlined in the Steuben County Zoning Ordinance. The appeal must be filed within ten (10) days.
A disputed sign will not be removed while its status is reviewed by the Plan Director and/or the Board of Zoning Appeals.
Individuals who do not contact the Plan Commission before the deadlines will be considered to be in agreement with the Plan Commission’s determination that the sign is illegal and should be removed.
Removal.
Property or sign owners may remove signs at their convenience at any time.
Illegal signs will be removed by the Plan Commission in a cost-effective manner, following the outlined review process.
Whenever possible, the Plan Commission will work with the Steuben County Highway Department to remove signs at no cost to the property or sign owner.
When it is necessary to hire a contractor for removal or to recover costs to the county, the costs will be billed to the property owner. An invoice will be sent to the property owner’s address of record, as maintained by the Steuben County Auditor. If the invoice is not paid within 90 days, the cost may be recovered by adding it to the tax bill or by placing it as a lien against the property.
Additional Information.
Concurrent with the Sign Compliance Program, the Plan Commission is developing an Integrated Sign Program to allow directional signs on both county and state roads. This program will require approval by the Steuben County Board of Commissioners, the County Highway Department, and INDOT.
Signs will not be removed until the Integrated Sign Program is in place. (Signs that pose an immediate threat to public health, safety, or welfare may still be removed as outlined in the Steuben County Zoning Ordinance.)
Individuals or businesses who voluntarily remove all of their off-premise signs will receive a reduced fee schedule for signs installed as part of the Integrated Sign Program.
Individuals or business are ineligible for the Integrated Sign Program if they have any off-premise signs (excluding legal billboards).
Individuals or business are ineligible for the Integrated Sign Program if they owe the County money for sign removal.
Subscribe to:
Posts (Atom)
Posts
