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In any district in which recreational vehicle parks are permitted, the following requirements shall apply.
(A) Recreational vehicle parks shall have direct access to a public highway or road with sufficient frontage for the proper construction of safe entrances and exits.
(B) Conditions of soil, groundwater level, drainage, geologic structure and topography shall not create hazards to the park site or to the health and safety of occupants, nor shall the site be subject to the hazards of objectionable smoke, odor or noise, or the possibility of subsidence, sudden flooding or severe erosion.
(C) The density of a park shall not exceed 15 recreational vehicle spaces for each acre of gross site area.
(D) The minimum area of a recreational vehicle park shall be five acres.
(E) Recreational vehicles shall be separated from each other and from other park buildings or structures by at least ten feet.
(F) All recreational vehicles and structures shall comply with the required minimum setback and yard provisions of this chapter.
(G) Where the boundary line of a recreational vehicle park coincides with that of a residential district other than along a thoroughfare or alley, a yard separation of at least 25 feet in width shall be required.
(H) At least one centrally located recreation area equal in size to 8% of the gross park area shall be provided in each recreational vehicle park. Streets, parking areas and park service facility areas shall not be included in the required recreational area.
(I) Food stores, restaurants, sporting good stores, laundromats, dry-cleaning pickup stations and similar convenience and service shops may be permitted in recreational vehicle parks containing 50 or more spaces provided that shops and the parking area required by their use shall not occupy more than 10% of the total park area. The shops shall be primarily for the use of park occupants. The shops shall be located and designed within the park to present no visible evidence of their commercial nature to persons outside the park. This section of park not allowed in Floodplain (FP) or Preservation (PV) Districts.
(Ord. passed 7-20-1992)
(A) Purpose.
(1) It is the intent of this section to encourage the provision of alternative modest income housing in general residential areas by permitting mobile homes. Mobile homes are recognized as a viable form of residential housing.
(2) Mobile home parks are permitted as a special exception in the following districts subject to prior approval of a development plan by the Plan Commission: A2, CC and CG. In considering a mobile home development plan, the Plan Commission shall ensure that the development requirements for a mobile home and a mobile home park are as specified below.
(B) Development standards (*denotes applicability to individual mobile homes and parks). The minimum area of a mobile home park shall be five acres.
(1) The park shall be located on a well drained properly graded site to ensure rapid drainage and prevent stagnant pools of water. The Plan Commission may, as part of its approval of a development plan, require curbs, gutters or catch basins, when in the opinion of the Commission, drainage mechanisms for surface water proposed by the developer are insufficient to properly carry surface water. Surface drainage as approved by the Plan Commission shall be installed and maintained by the developer or its successors in interest.
*(2) Development standards for individual mobile homes and lots shall also comply with the development standards for each district where mobile homes are allowed in this chapter.
(3) A mobile home park shall be screened continuously along all park boundary lines, except at established entrances and exits, by a landscaped strip at least five feet wide, designed and planted with evergreen trees or shrubs at least six feet high after one full growing season, and which at maturity are at least ten feet high. The vegetation should form a year round dense screen and shall be set and selected to assure 80% opacity, and maintained in good condition at all times.
(4) Each park shall provide a recreational area or areas equal in size to at least 8% of the area of the park. Streets, parking areas, drainage facilities, floodplains and park service facility areas shall not be included in the required recreational area.
(5) Coin-operated laundries, laundry and dry cleaning pick-up stations, and other commercial convenience establishments may be permitted in mobile home parks, provided that:
(a) They are subordinate to the residential character of the park;
(b) They are located, designed and intended to serve only persons living in the park;
(c) The establishments and associated parking areas shall not occupy more than 10% of the total area of the park; and
(d) The establishments shall not be visible outside the park.
(6) Each park shall provide either one central waterproof structure available to all mobile home site residents or a single waterproof structure for each mobile home site, suitable for storage of goods and the usual effects of persons occupying the park.
(7) All exterior park lights shall be located and shielded to prevent direct illumination of any areas outside of the park exceeding .01 footcandle.
(8) Mobile home sites shall be a minimum of 5,000 square feet in area and in no case shall a mobile home park exceed a density of seven units per gross acre.
(9) Each mobile home site shall have a minimum width of 50 feet.
(10) The minimum distance between a mobile home and another mobile home or structure shall be 30 feet.
*(11) Each mobile home site shall be provided with a stand consisting of either a solid concrete slab or two concrete ribbons adequate to support the maximum anticipated loads during all seasons. When concrete ribbons are used, the area between the ribbons shall be filled with a layer of crushed rock. Each stand shall be provided with an anchoring for each corner of its mobile home able to sustain a minimum tensile strength of 2,800 pounds.
(12) No mobile home shall be located closer to any mobile home park boundary line than 50 feet. In the event that the park shall abut a public street or highway, the standard setback lines for the road as established for conventional housing in the district shall prevail.
*(13) Foundation skirting shall completely enclose the undercarriage of each mobile home with a non-decaying, non-corroding material extending at least six inches into the ground or into impervious material.
*(14) Each mobile home site shall be provided with two adjacent parking spaces which shall have unobstructed access to a mobile home park street. No on-street parking shall be permitted on streets built to non-dedication standards.
(15) Common walks at least four feet wide shall be provided around all recreational and service facility areas. No required walks shall be used as drainageways. All mobile home stands shall be connected to common walks, paved streets or paved driveways or parking spaces connecting to a paved street. Individual walks shall be at least three feet wide.
(16) Street construction within the park shall comply with street construction standards of the governmental unit in which the mobile home park is located.
(17) No individual mobile home within a mobile home park shall have direct vehicular access to any public street. All access shall be from an improved street or driveway within the park.
(18) All entrances to mobile home parks shall be constructed in an attractive manner as specified in county subdivision regulations The name of the park shall be adequately designated in an aesthetically pleasing manner. Street names and addresses be clearly visible and adequate facilities for mail of the park’s residents shall be provided.
(C) Limitations on use.
(1) All mobile homes located in a mobile home park shall only be used for residential purposes.
(2) No mobile home site shall be rented in any mobile home park except for periods of 30 days or longer.
(Ord. passed 7-20-1992)
(A) Purpose.
(1) This section is adopted for the protection of farming interest and to promote and protect the public health, safety and welfare by regulating confined animal feeding operations. It is intended to protect property values, and minimize conflicts between farmers and rural residential uses while enhancing and protecting the physical and scenic appearance of the county as outlined in the Comprehensive Plan.
(2) Confined feeding is defined as the feeding of animals in a confined area according to the following state regulations:
(a) Three hundred or more cattle;
(b) Six hundred or more swine or sheep; and
(c) Thirty thousand or more fowl.
(B) Development standards.
(1) All confined feeding operations must conform to I.C. 13-18-10 including all amendments.
(2) All non-farm residential uses and confined feeding operations must also meet the following standards.
(a) All structures and confined lots designed to house or contain livestock should be set back 500 feet from any existing residence except that of the confined feeding operator.
(b) All structures and confined lots designed to house or contain livestock should be set back 1,000 feet from any church, business, school, recreational area (public or private) or public buildings, and 1,300 feet from any area zoned residential or any area that has a recorded residential plot.
(c) 1. All structures should be setback from a public road right-of-way as stated in divisions (B)(2)(a) and (B)(2)(b).
2. If the waste handling facility of an operation is an open earthen pit, the setback distance should be increased to 1,000 feet in division (B)(2)(a) above; 1,500 and 2,000 feet respectively in division (B)(2)(a) above; and no less than 50 feet in division (B)(2)(c)1.
(4) No residential structures except that of the confined feeding operation may be constructed within 500 feet of an existing or granted (permit or otherwise) confined feeding operation.
(5) No church, business, school, recreational area (public or private) or public building may be constructed or operated within 1,000 feet of an existing or granted (permit or otherwise) confined livestock or poultry feeding operation.
(Ord. passed 7-20-1992)
ADMINISTRATION AND ENFORCEMENT
(A) The Planning Director is hereby designated and authorized to enforce this zoning chapter and receive applications, issue permits and furnish the required certificates. The Planning Director will inspect sites and structures for compliance with applicable provisions of the law under the authority of this chapter.
(B) (1) The Plan Director shall keep records of all correspondence, applications, permits, inspections and certificates or notices issued.
(2) All papers that relate to buildings that are regulated under this chapter shall be retained on file and will be open for public inspection during regular business hours.
(Ord. passed 7-20-1992)
(A) An improvement location permit shall be required for any alteration to the condition of the land or structures thereon within the jurisdiction of this chapter. The proposed use shall also meet all other requirements set forth in this chapter and applicable state law prior to issuance of the improvement location permit.
(B) A site plan shall be submitted at time of application for an improvement location permit and shall comply with the site plan requirements set forth in § 155.067.
(C) No improvement location permit shall be issued unless the lot for which the improvement location permit is sought is located on a public way or on a recorded ingress/egress.
(D) No improvement location permit shall be issued until the appropriate fees have been paid to the Plan Director in accordance with those established in this chapter.
(E) Improvement location permits shall expire 12 months after date of issuance if construction has not commenced.
(Ord. passed 7-20-1992; Ord. 1994-6-20-2, passed 6-20-1994)
(A) No permit for the construction, exterior alteration, relocation occupancy or change in use of any building or land shall be given and no existing use shall be established or expanded in floor area except in conformity with a site plan approved by the Plan Director, Zoning Administrator or an authorized designee. A site plan review shall also be required for the resumption of any use discontinued for more than one year or for the expansion of any existing use. Required approval includes proposals for commercial, residential, manufacturing, office, multiple dwelling residential developments, municipal, institutional, utility, fraternal or recreational purposes in all zoning districts established under this chapter.
(B) A site plan shall include the following elements as determined by the Plan Director in order to properly evaluate a particular project in accordance with the development standards set forth by this chapter and specifically adopted by the Plan Commission:
(1) The name and address of the owner, developer, engineer, landscape architect and architect;
(2) The location of the project by public way, township and section;
(3) The legal description of the property including bearing notations and lengths;
(4) The date, scale of map and north arrow;
(5) The location, size, capacity and use of all existing and proposed structures and buildings to be placed on the site.
(6) The site layout of the project including the location, size, arrangement and capacity of the area to be used for yards, setbacks, buildings, vehicular access, parking and loading and unloading;
(7) The existing and proposed sewage, water, gas, electricity and storm drainage facilities;
(8) The existing and proposed elevations of the building site with finished floor elevations of all proposed buildings and contours showing directions of stormwater runoff and the limits of any regulated floodplain and floodway;
(9) The names and locations of all adjacent public streets including existing and proposed easements for future widening;
(10) The location, widths and names of utility or other easements;
(11) The layout, names, widths and rights-of-ways of proposed streets;
(12) The description and use of adjacent property;
(13) The location, dimensions and design of all signage for the project;
(14) The location of all lighting for the project;
(15) A landscape plan showing all natural land features, trees, forest cover and water sources, and all proposed changes to those features including size and type of plant material and areas devoted to landscaping;
(16) The layouts of proposed lots with their numbers and dimensions;
(17) Land use density factors; and
(18) The outside storage and display area, if allowed.
(Ord. passed 7-20-1992)
(A) The County Plan Commission shall establish a schedule of fees, charges and expenses, and a collection procedure for the administration and enforcement of this chapter. The schedule of fees shall be posted in the Zoning Administrator’s office and may be altered or amended only by the County Commissioners. No action shall be taken on any application or appeal until all fees, charges and expenses have been paid in full.
(B) This section hereby establishes the following fees, charges and expenses.
Table D: Fees and Time Tables for Requests for Permits or Hearings Request | |||
Request | Fees | Procedure | Filing Time |
Table D: Fees and Time Tables for Requests for Permits or Hearings Request | |||
Request | Fees | Procedure | Filing Time |
Improvement location permit | $50 | ||
Like use determination | $35 | 1 public hearing before the Board of Zoning Appeals (BZA) | Received by the Planning Director/Zoning Admin, office 30 days prior to next regularly scheduled Plan Commission meeting |
Sign permit | $50 | ||
Sketch plat | None | 1 meeting with the Technical Review Committee | Documentation received in Plan Commission’s office 30 days prior to next regularly scheduled Plan Commission meeting |
Special exception/ development standard land use variance | $150 | 1 public hearing before the Board of Zoning Appeals (BZA) | Received by the Planning Director/Zoning Admin. office 30 days prior to next regularly scheduled BZA meeting |
Temporary use or structure | $25 | ||
Zoning petitions (rezoning) | $500/for 2 acres, $25 more for each additional acre | 1 public hearing before Plan Commission | Received by the Planning Director/Zoning Admin. office 30 days prior to next regularly scheduled Plan Commission meeting |
(Ord. passed 7-20-1992; Ord. 2005-7-18, passed 7-18-2005)
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