The following item was heard by the Steuben County Board of Commissioners at their meeting on Monday, September 20, 2010.
(A-10-04)- APPROVED (Effective Immediately)
An amendment to the Steuben County Zoning Ordinance concerning floodplain developmental standards.
First Reading- September 20, 2010
Second Reading- September 20, 2010
Third Reading- September 20, 2010
The updated zoning ordinance will be available on the Steuben County Plan Commission page and on the home tab of the Steuben County GIS shortly. Copies of update pages are also available at the Plan Commission Office and digitally upon request.
Monday, September 20, 2010
BZA Opening- September 20, 2010
The Steuben County Plan Commission has an opening for a volunteer to serve on the Board of Zoning Appeals.
The Board of Zoning Appeals (BZA) is a five-member board that hears petitions concerning the use and development of property within the Steuben County Plan Commission jurisdiction. The quasi-judicial body decides land-use variances, developmental standard variances, special exception uses, and appeals of decisions. When hearing cases, members use criteria outlined in Indiana Law and the Steuben County Zoning Ordinance to make their decisions.
BZA members may be required to attend up to two meetings per month. These meetings are held on the first and second Mondays immediately following the Plan Commission hearing. All meetings are held in the Steuben County Community Center, starting at 7:00 pm. BZA members also attend a monthly site survey the last Friday of the month, starting at 7:00 am.
BZA members are appointed by the County Commissioners, the County Council, and the Plan Commission for four year terms. The current opening is for an existing appointment, which expires on December 31, 2011. The position is likely to be filled starting in January of 2011. The individual appointed to fill the term is expected to attend several BZA meetings prior to seating. Training is available to interested individuals.
BZA members must live within the Steuben County Plan Commission jurisdiction and cannot be an elected or appointed government official.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or plancommission@co.steuben.in.us for any questions or to request an application.
The Board of Zoning Appeals (BZA) is a five-member board that hears petitions concerning the use and development of property within the Steuben County Plan Commission jurisdiction. The quasi-judicial body decides land-use variances, developmental standard variances, special exception uses, and appeals of decisions. When hearing cases, members use criteria outlined in Indiana Law and the Steuben County Zoning Ordinance to make their decisions.
BZA members may be required to attend up to two meetings per month. These meetings are held on the first and second Mondays immediately following the Plan Commission hearing. All meetings are held in the Steuben County Community Center, starting at 7:00 pm. BZA members also attend a monthly site survey the last Friday of the month, starting at 7:00 am.
BZA members are appointed by the County Commissioners, the County Council, and the Plan Commission for four year terms. The current opening is for an existing appointment, which expires on December 31, 2011. The position is likely to be filled starting in January of 2011. The individual appointed to fill the term is expected to attend several BZA meetings prior to seating. Training is available to interested individuals.
BZA members must live within the Steuben County Plan Commission jurisdiction and cannot be an elected or appointed government official.
Please contact the Steuben County Plan Commission at 260 668.1000 x1600 or plancommission@co.steuben.in.us for any questions or to request an application.
Sunday, September 19, 2010
Report of Collections- September 10/16, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: September 10 through September 16, 2010. Collections are turned over to the Steuben County Auditor.
Notes: Collections turned in on Friday, September 17, 2010.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $650.00 | $13,825.00 |
| Sign Location Permits | $0.00 | $1,579.00 |
| Fences/Retaining Walls | $10.00 | $360.00 |
| Special Meeting | $0.00 | $900.00 |
| Variance Applications | $600.00 | $11,200.00 |
| Special Exceptions | $0.00 | $900.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $1,000.00 | $4,225.00 |
| Subdivision Applications | $200.00 | $5,110.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $60.00 | $980.00 |
| Copying/Postage | $300.00 | $4,401.00 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $0.00 | $4,090.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $2,820.00 | $49,895.30 |
Notes: Collections turned in on Friday, September 17, 2010.
Friday, September 17, 2010
Plan Commission Agenda- October 6, 2010
Notice is hereby given that the Steuben County Plan Commission will hold a Public Hearing on Wednesday, October 6, 2010, at 7:00pm in the Multi-Purpose Room of the Steuben County Community Center, 317 S. Wayne, Angola, IN, for consideration of the following agenda:
1. (Z-10-08) Ned & Judy Sullins petition for a zone change from Agriculture to Local Business. The proposed zone change will measure roughly two (2) acres. Property is located at 7050 E SR 120, Section 30 of Clear Lake Twp (Map# 76-01-30-000-013.000-001),
2. (SE-10-07) James Wolf & Don & Barbara Odell petition for a special exception use for commercial, outdoor boat storage in a General Business zoning district. Property is located at 2011 W 175 N, Section 16 of Pleasant Twp (Map# 76-06-16-000-002.060-011),
3. (P-10-15) Thomas Hanselman et al & Ruth Ann Crum petition for primary approval of the minor subdivision “Johnston Acres.” The proposed subdivision will create one (1) lot measuring roughly two (2) acres. Property is located at 2310 E Hanselman, Section 5 of Otsego Twp (Map# 76-10-05-000-007.000-009),
4. (P-10-16) Eileen Schaab petitions for primary approval of the minor subdivision “Schaab’s Aisling.” The proposed subdivision will create one (1) lot measuring roughly three and seven-tenths (3.7 acres). Property is located east of 560 LN 150A Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-000-013.000-011),
5. (VPW-10-04) Stephen Leininger petitions for vacation of a platted way. Platted way is a part of Lone Tree Point First Addition known as LN 105 Lk James. Property is located north of 1960 LN 105 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-110-134.000-011),
6. (VPW-10-05) Michael & Nicole Tomei petition for vacation of a platted way. Platted way is an eight (8) foot wide alley between lots 76 & 77 of the Glenwood Addition of Glen Eden Springs. Property is located east of 695 LN 200 Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-430-110/111.000-011), &
7. A presentation of code enforcement procedures and actions.
The above petitions are on file for public examination in the Plan Commission Office, 317 S Wayne St Ste 3L, Angola, IN. Written statements may be filed with the Steuben County Plan Director and may be considered by the Plan Commission at the public hearing. Interested persons wishing to present their views on a petition will be given the opportunity to do so at the hearing. Hearings on particular petitions may be continued at the discretion of the Plan Commission. Petitions requiring the consideration of the Board of Commissioners or the BZA will be heard at their next regularly scheduled meeting with agenda openings.
1. (Z-10-08) Ned & Judy Sullins petition for a zone change from Agriculture to Local Business. The proposed zone change will measure roughly two (2) acres. Property is located at 7050 E SR 120, Section 30 of Clear Lake Twp (Map# 76-01-30-000-013.000-001),
2. (SE-10-07) James Wolf & Don & Barbara Odell petition for a special exception use for commercial, outdoor boat storage in a General Business zoning district. Property is located at 2011 W 175 N, Section 16 of Pleasant Twp (Map# 76-06-16-000-002.060-011),
3. (P-10-15) Thomas Hanselman et al & Ruth Ann Crum petition for primary approval of the minor subdivision “Johnston Acres.” The proposed subdivision will create one (1) lot measuring roughly two (2) acres. Property is located at 2310 E Hanselman, Section 5 of Otsego Twp (Map# 76-10-05-000-007.000-009),
4. (P-10-16) Eileen Schaab petitions for primary approval of the minor subdivision “Schaab’s Aisling.” The proposed subdivision will create one (1) lot measuring roughly three and seven-tenths (3.7 acres). Property is located east of 560 LN 150A Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-000-013.000-011),
5. (VPW-10-04) Stephen Leininger petitions for vacation of a platted way. Platted way is a part of Lone Tree Point First Addition known as LN 105 Lk James. Property is located north of 1960 LN 105 Lk James, Section 4 of Pleasant Twp (Map# 76-06-04-110-134.000-011),
6. (VPW-10-05) Michael & Nicole Tomei petition for vacation of a platted way. Platted way is an eight (8) foot wide alley between lots 76 & 77 of the Glenwood Addition of Glen Eden Springs. Property is located east of 695 LN 200 Lk James, Section 3 of Pleasant Twp (Map# 76-06-03-430-110/111.000-011), &
7. A presentation of code enforcement procedures and actions.
The above petitions are on file for public examination in the Plan Commission Office, 317 S Wayne St Ste 3L, Angola, IN. Written statements may be filed with the Steuben County Plan Director and may be considered by the Plan Commission at the public hearing. Interested persons wishing to present their views on a petition will be given the opportunity to do so at the hearing. Hearings on particular petitions may be continued at the discretion of the Plan Commission. Petitions requiring the consideration of the Board of Commissioners or the BZA will be heard at their next regularly scheduled meeting with agenda openings.
Tuesday, September 14, 2010
BANI Newsletter- September 2010
A version of the following article appears in "The Higher Standard," the newsletter for the Builders Association of Northeast Indiana. www.ba-ni.com.
Water attracts many people to Steuben County to live or vacation every year. While all this water is beneficial, it can also be dangerous. Flooding is the most deadly and expensive natural disaster across the world.
The Federal Emergency Management Agency (FEMA) has prepared flood maps for all of Steuben County. These maps indicate what areas are located in a special flood hazard area. These maps are available in the Plan Commission office or online through the FEMA website. If a property or portion of a property is in this area, only FEMA has the authority to officially remove it from the special flood hazard area.
Special flood hazard areas are commonly called “100 year floodplains.” What this really means that there is a 1% chance of a flood reaching that level in any given year. The name is misleading because there could be several “100 year floods” in a month or none for 150 years. (All new information from FEMA and the Indiana DNR use the term 1% flood.)
When making improvements to property located in a special flood hazard area, things can get more complicated quickly. All structures and other improvements must conform to the Floodplain Standards of Chapter 15 of the Steuben County Zoning Ordinance (a very brief recap will be at the end of this article).
Steuben County adopted these standards as required by FEMA and INDNR so that the community could be a participating member of the National Flood Insurance Program (NFIP). As a participating community, residents located in special flood hazard areas are eligible for flood insurance through the NFIP, which is necessary for any properties with a federally-backed mortgage. It also makes the County eligible for federal grants and loans in case of a flood disaster.
Failure to adopt and enforce these standards would make it impossible to receive insurance through the NFIP or for the county to receive federal aid following a flood. If the County is placed on probation, all flood insurance policies would immediately increase by $50 per month.
The Plan Commission Office has several publications available in the office explaining different floodproofing techniques and the standards. Feel free to come take a peek.
Here’s a quick reference of some floodplain standards: (Section 15:04 (a))
(1) New construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure;
(2) Manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This standard shall be in addition to and consistent with applicable state requirements for resisting wind forces;
(3) New construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage below the flood protection grade (FPG);
(4) New construction and substantial improvements shall be constructed by methods and practices that minimize flood damage;
(5) Electrical, heating, ventilation, plumbing, air conditioning equipment and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding;
(6) New and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(7) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(8) On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding;
(9) Any alteration, repair, reconstruction or improvements to a structure that is in compliance with the provisions of this Chapter shall meet the requirements of “new construction” as contained in this Chapter; and,
(10) Any alteration, repair, reconstruction or improvement to a structure that is not in compliance with the provisions of this Chapter, shall be undertaken only if the non-conformity is not further, extended, or replaced.
(11) Whenever any portion of the SFHA is authorized for use, the volume of space which will be occupied by the authorized fill or structure below the base flood elevation (BFE) shall be compensated for and balanced by an equivalent volume of excavation taken below the BFE. The excavation volume shall be at least equal to the volume of storage lost (replacement ratio of 1 to 1) due to the fill or structure.
a. The excavation shall take place in the floodplain and in the same immediate watershed in which the authorized fill or structure is located;
b. Under certain circumstances, the excavation may be allowed to take place outside of but adjacent to the floodplain provided that the excavated volume will be below the regulatory flood elevation, will be in the same immediate watershed in which the authorized fill or structure is located, will be accessible to the regulatory flood water, will not be subject to ponding when not inundated by flood water, and that it shall not be refilled;
c. The fill or structure shall not obstruct a drainage way leading to the floodplain;
d. The fill or structure shall be of a material deemed stable enough to remain firm and in place during periods of flooding and shall include provisions to protect adjacent property owners against any increased runoff or drainage resulting from its placement; and,
e. Plans depicting the areas to be excavated and filled shall be submitted prior to the actual start of construction or any site work; once site work is complete, but before the actual start of construction, the applicant shall provide to the Plan Director a certified survey of the excavation and fill sites demonstrating the fill and excavation comply with this article.
Water attracts many people to Steuben County to live or vacation every year. While all this water is beneficial, it can also be dangerous. Flooding is the most deadly and expensive natural disaster across the world.
The Federal Emergency Management Agency (FEMA) has prepared flood maps for all of Steuben County. These maps indicate what areas are located in a special flood hazard area. These maps are available in the Plan Commission office or online through the FEMA website. If a property or portion of a property is in this area, only FEMA has the authority to officially remove it from the special flood hazard area.
Special flood hazard areas are commonly called “100 year floodplains.” What this really means that there is a 1% chance of a flood reaching that level in any given year. The name is misleading because there could be several “100 year floods” in a month or none for 150 years. (All new information from FEMA and the Indiana DNR use the term 1% flood.)
When making improvements to property located in a special flood hazard area, things can get more complicated quickly. All structures and other improvements must conform to the Floodplain Standards of Chapter 15 of the Steuben County Zoning Ordinance (a very brief recap will be at the end of this article).
Steuben County adopted these standards as required by FEMA and INDNR so that the community could be a participating member of the National Flood Insurance Program (NFIP). As a participating community, residents located in special flood hazard areas are eligible for flood insurance through the NFIP, which is necessary for any properties with a federally-backed mortgage. It also makes the County eligible for federal grants and loans in case of a flood disaster.
Failure to adopt and enforce these standards would make it impossible to receive insurance through the NFIP or for the county to receive federal aid following a flood. If the County is placed on probation, all flood insurance policies would immediately increase by $50 per month.
The Plan Commission Office has several publications available in the office explaining different floodproofing techniques and the standards. Feel free to come take a peek.
Here’s a quick reference of some floodplain standards: (Section 15:04 (a))
(1) New construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure;
(2) Manufactured homes shall be anchored to prevent flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This standard shall be in addition to and consistent with applicable state requirements for resisting wind forces;
(3) New construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage below the flood protection grade (FPG);
(4) New construction and substantial improvements shall be constructed by methods and practices that minimize flood damage;
(5) Electrical, heating, ventilation, plumbing, air conditioning equipment and other service facilities shall be designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding;
(6) New and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(7) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system;
(8) On-site waste disposal systems shall be located and constructed to avoid impairment to them or contamination from them during flooding;
(9) Any alteration, repair, reconstruction or improvements to a structure that is in compliance with the provisions of this Chapter shall meet the requirements of “new construction” as contained in this Chapter; and,
(10) Any alteration, repair, reconstruction or improvement to a structure that is not in compliance with the provisions of this Chapter, shall be undertaken only if the non-conformity is not further, extended, or replaced.
(11) Whenever any portion of the SFHA is authorized for use, the volume of space which will be occupied by the authorized fill or structure below the base flood elevation (BFE) shall be compensated for and balanced by an equivalent volume of excavation taken below the BFE. The excavation volume shall be at least equal to the volume of storage lost (replacement ratio of 1 to 1) due to the fill or structure.
a. The excavation shall take place in the floodplain and in the same immediate watershed in which the authorized fill or structure is located;
b. Under certain circumstances, the excavation may be allowed to take place outside of but adjacent to the floodplain provided that the excavated volume will be below the regulatory flood elevation, will be in the same immediate watershed in which the authorized fill or structure is located, will be accessible to the regulatory flood water, will not be subject to ponding when not inundated by flood water, and that it shall not be refilled;
c. The fill or structure shall not obstruct a drainage way leading to the floodplain;
d. The fill or structure shall be of a material deemed stable enough to remain firm and in place during periods of flooding and shall include provisions to protect adjacent property owners against any increased runoff or drainage resulting from its placement; and,
e. Plans depicting the areas to be excavated and filled shall be submitted prior to the actual start of construction or any site work; once site work is complete, but before the actual start of construction, the applicant shall provide to the Plan Director a certified survey of the excavation and fill sites demonstrating the fill and excavation comply with this article.
BZA Results- September 13, 2010
V-10-60 John & Sue Jane Spears & Erie Haven - NO MAJORITY (2-2)
Concrete plant in an Environmental Control Zoning District where the proposed use is neither a permitted nor a special exception use.
Conditions: n/a.
Notes: The absent BZA member will review a recording of the hearing and cast a ballot. Ballot will be completed in the Plan Commission Office and will be open to the public; however, no additional testimony or evidence may be submitted. We will announce the date and time of the vote as soon as we can confirm a date.
Concrete plant in an Environmental Control Zoning District where the proposed use is neither a permitted nor a special exception use.
Conditions: n/a.
Notes: The absent BZA member will review a recording of the hearing and cast a ballot. Ballot will be completed in the Plan Commission Office and will be open to the public; however, no additional testimony or evidence may be submitted. We will announce the date and time of the vote as soon as we can confirm a date.
Monday, September 13, 2010
County Commissioners- September 20, 2010
The Steuben County Plan Commission has the following business before the Steuben County Commissioners on Monday, September 20, 2010.
11:15 am
(A-10-04) An amendment to the Steuben County Zoning Ordinance concerning floodplain standards.
*Item may be heard slightly earlier or later than the above time.
11:15 am
(A-10-04) An amendment to the Steuben County Zoning Ordinance concerning floodplain standards.
*Item may be heard slightly earlier or later than the above time.
Friday, September 10, 2010
Report of Collections- September 2/9, 2010
Following is the Steuben County Plan Commission Report of Collections for the period: September 2 through September 9, 2010. Collections are turned over to the Steuben County Auditor.
Notes: Collections turned in on September 10, 2010.
| DESCRIPTION | THIS PERIOD | YEAR TO DATE |
|---|---|---|
| Improvement Location Permits | $975.00 | $13,175.00 |
| Sign Location Permits | $0.00 | $1,579.00 |
| Fences/Retaining Walls | $10.00 | $350.00 |
| Special Meeting | $0.00 | $1,800.00 |
| Variance Applications | $650.00 | $10,600.00 |
| Special Exceptions | $150.00 | $900.00 |
| Zone Chane Applications | $0.00 | $1,160.00 |
| Vacations | $1,000.00 | $3,225.00 |
| Subdivision Applications | $0.00 | $4,910.00 |
| Planned Unit Developments | $0.00 | $0.00 |
| Legal Ads | $60.00 | $920.00 |
| Copying/Postage | $250.00 | $4,101.30 |
| Copy of Zoning Ordinance or Comprehensive Plan | $0.00 | $15.00 |
| Lake Map Directory | $0.00 | $0.00 |
| Fines | $300.00 | $4,090.00 |
| Abandoned/Junk Vehicles | $0.00 | $250.00 |
| TOTAL AMOUNT COLLECTED | $3,395.00 | $47,075.30 |
Notes: Collections turned in on September 10, 2010.
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