Planning and Zoning - PowerPoint PPT Presentation

1 / 53
About This Presentation
Title:

Planning and Zoning

Description:

Planning and Zoning Strategies for Protecting Indiana s Farmland Local Planning Brad Buening Planning degree BSU 15 years local government Land Use Specialist ... – PowerPoint PPT presentation

Number of Views:60
Avg rating:3.0/5.0
Slides: 54
Provided by: cesPurdu
Category:
Tags: planning | zoning

less

Transcript and Presenter's Notes

Title: Planning and Zoning


1
Planning and Zoning
  • Strategies for Protecting
  • Indianas Farmland

2
Local Planning
  • Brad Buening
  • Planning degreeBSU
  • 15 yearslocal government
  • Land Use Specialist, IFB
  • Bridge gap between political/ag

3
Local Planning
  • Initial charge
  • Work with ISDA
  • Research existing ag ordinances
  • Compile list
  • Create model zoning ordinances
  • Allow locals to pick and choose

4
Local Planning
  • Not self-proclaimed expert
  • Work experience in planning/local govt
  • Agriculture background
  • Opportunity to visit and review local ord

5
Local Planning
  • Visited ½ counties with P Z
  • Reviewed approx. 30 proposed ordinances
  • Have seen the good, bad, and ugly of zoning

6
Local Planning
  • The counties that are proactive are working
  • 70 of job has been reactive, but effective

7
Local Planning
  • Quick refresher course on
  • Indiana Zoning

8
Local Planning
  • Types of Plan Commissions
  • Metro (1)
  • Area (32)
  • Advisory (46)
  • None (13)

9
Local Planning
  • Zoning Ordinance
  • Actual law/enforceable
  • Various zoning districts (ag, res, com,ind)
  • Permitted by rightNo public hearings
  • Special exceptionmeet specific criteria
  • Developmental standards (setbacks, coverage,
    density, height, or area)

10
Local Planning
  • Local Government Process
  • Zoning districts are created
  • Residential
  • Commercial
  • Agricultural
  • Industrial
  • Open space

11
Local Planning
  • Local Government Process
  • Uses are pigeon-holed in districts
  • K.I.S.S. may not apply
  • Ethanol plant
  • Bio-diesel plant
  • Better separation needed
  • Need sub-districts
  • Residential is good example

12
Local Planning
  • Local Government Process
  • Special exceptions are created
  • Unique uses
  • Not needed if sub-districts are created

13
Local Planning
  • Local Government Process
  • Developmental Standards established
  • Setbacks (front, side, rear)
  • Height
  • Area
  • Density

14
Local Planning
  • Local Government Process
  • Public Hearings
  • Petition
  • Advertise
  • Notify
  • Hearing
  • Adopt
  • Record

15
Local Planning
  • Planning and Zoning Issues (that I see)
  • Farm vs. Non-farm conflicts
  • Burden on farmer vs. residents
  • SE for farmer (backwards)
  • Agricultural clausefor homes in ag area
  • Livelihood vs. recreational (choice)

16
Local Planning
  • I want to keep ag uses from SE (BZA)
  • Emotional
  • Time consuming
  • Expensive
  • Based on subjective criteria
  • Noise, odor, property values, water usage
  • Hard to measure, expensive, staff, time
  • Ag zones should allow Ag uses

17
Local Planning
  • What is AG land?
  • Anything Goes
  • Agriculture

18
Local Planning
  • Model Zoning Ordinance
  • Not one size fits all concept
  • Sliding-scale development (2 versions)
  • Multiple agricultural districts
  • Farm preservation
  • Other methods being used

19
Local Planning
  • Researched several zoning concepts
  • Reviewed pros and cons
  • Created hybrids by combining concepts

20
Local Planning
  • Sliding-scale (version I)
  • Larger lots are allowed more development
  • Larger remainder for viable farmland
  • Residential (2ac max)
  • Ag clause
  • Contiguous to one another

21
Local Planning
22
Local Planning
23
Local Planning
24
Local Planning
25
Local Planning
26
Local Planning
27
Local Planning
  • If you add language that say contiguous

28
Local Planning
29
Local Planning
  • Sliding-scale (version II)
  • Target smaller tracts
  • Under 20 acres (already ruined)
  • These tracts can be subdivided aggressively
  • Residential (2ac max)
  • Ag clause
  • Contiguous to one another

30
Local Planning
  • These lots were created by earlier methods
  • Counties thought 15-20 ac would preserve
  • It only converted faster

31
Local Planning
  • 20-acre minimum
  • Does not work
  • Drives price/acre up
  • Takes land out of production faster
  • Leaves weeds and mess
  • Farmer wont come in for 10-12 acres
  • Max acreage works better

32
Local Planning
33
Local Planning
  • 3 highlighted lots could net 9-10 lots
  • Reduced pressure from viable farmland
  • Allowed housing in country setting
  • Made the best of a bad situation

34
Local Planning
  • Another hybrid would be a flat rate
  • Allow X of splits for each parent tract
  • Can incorporate ag clause/contiguous
  • Can control amount of growth

35
Local Planning
  • Multiple agricultural districts
  • Row crop farming (A-1)
  • CAFO/CFO (A-2)
  • Agri-business (A-3)
  • Residential-ag (A-4)
  • Ag park (A-5)

36
Local Planning
  • Reduce land use conflicts
  • Maintain property rights
  • Efficient use of infrastructure

37
Local Planning
  • Another simple variation is an A-2
  • Housing only on small lot (2ac max)
  • Need rezone/SE
  • Prove to APC/BZA wont harm A-1
  • Personally did this last week
  • Point system
  • Land use, density, soil types, etc.

38
Local Planning
  • Farm preservation
  • PDR/TDR/LDR
  • Infill incentives
  • Mitigation (developers 21)
  • Cluster development
  • Conservation easements (vol)
  • Bargain Sale

39
Local Planning
  • PDR/TDR/LDR
  • Great theory
  • Farmer gets 401K
  • Young farmer able to purchase at farm rate
  • Infrastructure not taxed
  • Control growth areas
  • Hard to track administratively
  • GIS makes it easier

40
Local Planning
  • Infill incentive
  • Tax abatement on skipped over land
  • Higher densities
  • Adjacent to infrastructure
  • Lessen pressure on farm land

41
Local Planning
  • Developer mitigation
  • Incentivizing development near city
  • Penalize for hop-scotching around
  • Trip-generation causing pollution
  • Closer, less pollution
  • Put a monetary figure to it

42
Local Planning
  • Cluster development (Open Space)
  • Keeping adjacent/contiguous
  • Not hop-scotching
  • Higher density
  • Preserve farm land
  • Sensitive area

43
Local Planning
44
Local Planning
45
Local Planning
46
Local Planning
  • Conservation easements
  • Voluntary action by land owner
  • Preserves in perpetuity
  • Tax incentive
  • Young farmer encouragement
  • Long runcreate larger tracts

47
Local Planning
  • Bargain sales
  • Selling land below fair market value
  • Difference is charitable contribution
  • Great way to initiate a land trust

48
Local Planning
  • Other options
  • Ag clause
  • BMP/additional DS
  • Point system
  • Fences, septics, wells, mailboxes, driveways,

49
Local Planning
  • Most of these options are still just band-aids
  • Multiple zones TDR/PDR are broader
  • Separate land uses
  • Longevity (create trends)
  • Others will face again with more houses/CAFO

50
Local Planning
  • Local flavor and politics will determine
  • What to use
  • When to use it
  • Where to use it
  • How to use it

51
Local Planning
  • Biggest concern
  • Multiple zone adoption
  • No new zones created
  • Have to rezone 1 by 1

52
Local Planning
  • Glad to review wording
  • Assist in ordinance revisions
  • Compile other county language

53
Local Planning
  • Brad Buening
  • Land Use Specialist
  • 317.692.7886 office
  • 317.460.3785 cell
  • bbuening_at_infarmbureau.org
Write a Comment
User Comments (0)
About PowerShow.com