2015 International Zoning Code Crash Course
Transcript of 2015 International Zoning Code Crash Course
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October 2016
American Association of Code Enforcement
Annual Business Meeting and Educational Conference
Instructor: Tana Bryant
2015 International Zoning Code Crash Course
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Overview
AM
History of Zoning
IZC Chapter Highlights and Overview
Review
PM
Mock zoning case From Code Violation to Zoning Case Approval
Test Preparation
Review
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It's not the plan that's important, it's the
planning.
- Dr. Gramme Edwards
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Zoning • A system for the public
control of land use for the
community good
• Based on the city’s
comprehensive plan
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Zoning History
Supreme Court
The Constitutionality of Zoning:
• Landmark legal case of
Village of Euclid vs. Ambler
Realty Company
• Upheld by the U.S. Supreme
court in 1926
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Brief Fact Summary. Amber Realty Company (Appellee) challenged the enforcement of a zoning ordinance on the ground that the enforcement would constitute an unconstitutional taking by devaluing his land. Synopsis of Rule of Law. The ordinance must find its justification in some aspect of the police power, which is asserted for the public welfare. The court used the doctrine of nuisance to determine whether the zoning exclusions were proper. http://www.casebriefs.com/blog/law/property/property-law-keyed-
to-cribbet/introduction-to-the-traditional-land-use-controls/village-of-euclid-v-ambler-realty-co/
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Land Use Zoning- Historic Events
• Roman Empire –
Layout of typical
Ancient Roman City
• Massachusetts Bay
Colony separated
noxious uses from
residences
• The Residence Act
1790- Washington
DC – approved
Capital District along
Potomac River
• 1869 – Riverside, Illinois – 1st platted as
an ideal model curvilinear suburb
• 1909 – LA enacts 1st Zoning Ord.
• 1916 – NY City – 1st Comprehensive
Zoning Ord.
• 1922 –Herbert Hoover 1st Model Zoning
Enabling Act for State Gov. published
• 1924 – Standard State Zoning Enabling
Act
• 1925 – 500 Cities Adopted
• 1926 – Village of Euclid v. Ambler Realty
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Takings
Fifth Amendment to
constitution provides in
part that private property
shall not be taken for
public use without just
compensation
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Land Use Controls
ZONING used to implement
land-use plan and allow
cities to set aside specific
areas for:
• Agricultural
• Residential
• Commercial
• Industrial
• Urban Development
Sub-Division Regulations
used to ensure residential
neighborhoods are
constructed according to
• Sound Principals
• Standards
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Deed Restrictions
Private multi- party
contracts created for
the benefit of
residents of a
specific subdivision
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Deed Restrictions
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Covenant
Simply a promise from one person to another to do or
refrain from doing a particular act
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Covenant Enforcement
Promises running by and
between property owners
to maintain a certain
standard of living in
neighborhood.
These promises are only
enforceable by any
parties to the contract
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Legal Relief
Injunctions and damages are a form
of legal relief for deed restrictions and
covenants
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Policing Power
Zoning is based on policing
power, which is the right of the
municipality to protect the:
• Public Health
• Safety
• General Welfare
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CH. 1 – Scope & Administration
• Provisions for the application, enforcement and
administration of code requirements
• Buildings/Structures under its purview
• Due process law in enforcing zoning code
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CH. 1 – Scope & Administration
• Fees-set by the jurisdiction and schedules
available at the office of the code official
• Existing Buildings-Lawfully established buildings
and uses in existence at the time of the adoption
of this code shall be permitted to have their
existing use or occupancy continued, provided
such continued use is not dangerous to life
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Duties and Powers of the Zoning Official, Planning Commission, ZBA and the Hearing Examiner
– Zoning Code Official – Review/Approve Plans;
Interpretation; Make Recommendations
– Planning Commission – Develop and Recommend:
Comp. Plan; Zoning Code; Division of Land Regs;
Official Zoning Map; Review Cond. Use Permits;
– Board of Adjustment – Hear Appeals and Variances
– Hearing Examiner- Hear/consider applications for
discretionary land rezones and use decisions
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CH. 1- Section 103.3 Maintenance
All buildings whether new or existing shall be maintained.
Owner or owner’s authorized agent is responsible for the maintenance.
The Code Official shall be permitted to cause any structure or use to be inspected.
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Moved and Temporary Buildings; Structures and Uses
• Buildings or structures moved into or within the jurisdiction shall comply with the provisions of the code for new buildings and structures.
• Temporary Buildings, structures and uses shall be permitted provided a special approval (permit) is received from the code official.
• Temporary buildings or structures shall be completely removed upon the expiration of the time limit specified in the permit.
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CH. 1- Section 103.5 Illegal Uses
• Uses and structures that were illegally established prior to the adoption of the code shall remain illegal.
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Planning Commission It shall be the duty of the commission, after holding public hearings, to create and recommend to the legislative body a comprehensive plan for the physical development of the jurisdiction, which shall be permitted to include areas outside its boundaries that bear consideration to the planning of the jurisdiction. The comprehensive plan shall include at least the following elements:
1. Official Maps
2. Growth and Land Use
3. Commercial/Industrial Uses
4. Transportation and Utilities
5. Community Facilities
6. Housing
7. Environmental
8. Geologic/Natural Hazards
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Conditional Use Permits
• It shall be the duty of the commission to review conditional-use permit applications.
• The application shall be accompanied by maps, drawings or other documentation in support of the request. The granting of the conditional-use permit shall not exempt the applicant from compliance with other relevant provisions of related ordinances.
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Zoning Board of Adjustment
Is empowered to grant relief from certain provisions of
the zoning ordinance when the literal compliance
would result in unnecessary hardship
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Purpose •Hears and determines appeals from applicants who have been refused building permits because of a violation or conflict with the zoning ordinance; •Hears and decides appeals where error is alleged in any order, requirement, decision, or determination made by an administrative official in the enforcement of the zoning ordinance; and •Has the power to permit variations from the zoning regulations in cases or situations and in accordance with the principles, conditions, and procedures specified in and subject to the limitations imposed by the zoning ordinance.
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ZBA -Jurisdiction
• Variances
• Special Exceptions
Hear appeals where it is alleged that there is an error in any order, requirement, decision, determination or interpretation by the code official.
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Board of Adjustment
The BOA does NOT have the authority to change the
zoning ordinance or zoning for a particular piece of
property
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Variance or No????
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Hearing Examiner-Section 108
• The examiner shall be appointed by the legislative body of the jurisdiction served
• The examiner shall hear and consider all applications for discretionary land rezones and use decisions as authorized by the legislative body by resolution
• Such considerations shall be set for public hearing • Shall render a decision within ten (10) working days • Notice in writing of the decision and the minutes of
record shall be given to the code official for distribution as required
• All decisions are open to the public
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Hearings, Appeals and Amendments
• Hearings: Upon receipt of an application in proper form, the code official shall arrange to advertise the time and place of the hearing.
• Use at least one publication in a newspaper of general circulation within the jurisdiction.
• Notice shall state the nature of the request, location of the property, and the time and place of the hearing.
• Reasonable effort given to property owner’s or authorized agents of the surrounding properties
• Notice posted in a conspicuous manner on the subject property.
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CH. 2 – Definitions
• Definitions alphabetical
• Meaning defined in Ch. 2 applicable throughout
code
• Additional definitions regarding signs in Ch. 10 are
not listed in Ch. 2
• Terms “italicized” are unique to this code
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CH. 3 – Use Districts
• Identifies classifications for typical zoning districts
• Provides for the application of minimum district
areas
• Regulates and restricts locations for uses
• Regulates and restricts location of buildings
• Regulates minimum areas, yards, courts and
open-areas
• Establishes criteria to classify properties into
compatible use districts
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CH. 4 – Agricultural Use Districts
• 3 Divisions
– Open Space
– Agricultural
– Public Parks
• Minimum Bulk Regulations Establish Lot Area
– Minimum Lot Area
– Structure to open space density
– Lot Dimension
– Set Back
– Building Height
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CH. 4 – Agricultural Use Districts
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CH. 5 – Residential Zones
• Defines uses
• Land compatibility
• 3 Divisions
– R1-Single Family
– R2-Two Family
– R3-Multi-Unit Residential
• Structure to Open Space Density
• Lot Dimensions
• Lot Area
• Setback
• Building Height
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CH. 5 – Residential Zones
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CH. 6 – Commercial/Mixed Zones
• 4 Divisions of Zones
– C1 – Minor Auto repair/Fuel Dispensing
– C2 – Light Commercial/Group Care
– C3 – Amusement Centers
– C4 – Major Automotive/ manufacturing/commercial centers
• 2 Commercial/Residential Divisions
– Light Commercial Zone
– Medium Commercial Zone
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CH. 6 – Commercial/Mixed Zones
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CH. 7 – Factory/Industrial Zones
• Light Manufacturing
– Warehouses
– Auto Body Shops
• Heavy Mfg./Industrial
– Automotive Dismantling
– Petroleum Refineries
• Lot Area
• Structure to open space density
• Lot dimensions
• Building Height requirements
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CH. 7 – Factory/Industrial Zones
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CH. 8 – General Provisions
• Elements of Common Uses
– Parking stalls
– Driveway widths
– Front yard projections
– Off street parking
– Fence height
– Accessory Buildings
– Separation Requirements
• Essential Services
– Sewer
– Potable Water
– Street Lighting
– Fire Hydrants
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CH. 8 – General Provisions
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CH. 9 – Special Regulations
• HOME OFFICE
– Maximum allowable floor area
– Storage
– Exterior Display
– Parking allowances
• ADULT USE BUSINESSES
• Conditional Use Permit
• Provisions for Locations
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CH. 9 – Special Regulations
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Learn more about zoning
and get smarter about code enforcement
Teresa Adrian
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CH. 10 – Sign Regulations
• Regulation of signs
– Types
– Figures
– Examples
– Method to calculating sign area
• General Provisions
– Placement
– Maintenance
– Repair
– Removal
– Sign Requirements • Wall
• Free-Standing
• Directional
• Temp
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CH. 10 – Sign Regulations
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CH. 10 –Sign Regulations Calculating Sign Area < 35 MPH Zone
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CH. 10 –Sign Regulations Calculating Sign Area 35 -55 MPH Zone
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CH. 10 –Sign Regulations Calculating Sign Area >55 MPH Zone
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CH. 10 General Provisions
• Signs in rights-of-way
• Projections over public ways
• Traffic Visibility
• Computation of Frontage
• Animated or Changeable Messages
• Maintenance, Repair and Removal
• Obsolete Sign Copy
• Non-Conforming Signs
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CH. 10 Specific Sign Requirements
• Wall Signs
• Free-standing Signs
• Directional Signs
• Temporary signs-real estate signs
• Development and Construction Signs
• Special promotion, event or grand opening
• Portable and Political Signs
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CH. 11 - Nonconforming Uses
Land uses that do not conform to the current zoning
ordinance and can be describe by two categories
Legal Non- Conforming
&
Illegal Non- Conforming
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CH. 11 – Non-Conforming Structures/Uses
• Ensures existing structures and current land use practices were legal prior to adoption of code to continue use
• Criteria needed to be maintained
• Discontinuance of Non-Conforming including vacant and damaged
• Restrictions on enlargements or modifications
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CH. 12 – Conditional Use
• Something not normally permitted due to
– Unique characteristics
– Service it provides to public
• Requirements
• Documentation
• Fees
• CU Permit
– Expiration
– Revocation
– Amendment
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CH. 12 –
Conditional Use
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Conditional Use
Specified use that is permitted in a designated zoning
district but has to meet certain criteria or conditions
for location and operation as outlined in the zoning
ordinance
Conditional Use Permit
The permit that would stipulate the condition of
specific controls
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CH. 13 – Planned Unit Development
• Code Requirements
• Role of Planning Commission
• Permitting
• Diversification
• Variation
• Imagination
• Uses
• Structures
• Open Spaces
• Heights of Structures
• Public Services
• Preservation of open lands
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Planned Unit Development
PUD’s are a specialized type of subdivision that describes large- scaled real estate development
project.
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CH. 13 – Planned Unit Development
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CH. 14 – Summary
Referenced Standards
• Regulation of materials
• Construction methods
• Installation requirements
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ZONING & LAND
USE
Skills Test
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a)FI- 3 b)FI –1 c)C - 3
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a)FI- 1 b)C –1 c)C - 3
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a)FI-1 b)C-2 c)C-4
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a)C-3 b)FI-1 c)C-1
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a)FI-1 b)C-3 c)C-2
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a)FI-2 b)C-3 c)FI-1
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a)R-2 b)R-3 c)R-1
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a)FI-2 b)FI-3 c)FI-1
SHALL BE LOCATED IN FI Zones and not permitted as home occupation.
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a)C-2 b)FI-1 c)C-3
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a)R-2 b)R-3 c)R-1 d)All of the
above
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a)FI-2 b)C-3 c)F-1
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a)R-1 b)R-2 c)R-3
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a)FI-2 b)C-3 c)F-1
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a)FI-1 b)C-3 c)C-4
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Calculating Sign Area under 35 MPH Zone
Description:
• 45’ Lineal Front Footage
• 100 Sq. Ft. Sign Area
• 25’ Overall Height
Not allowable- Sign Area exceeds sq. footage and sign is too tall
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Calculating Sign Area 35 to 55 MPH Zone
Description:
• 100’ Lineal Front Footage
• 150 sq. ft. -Sign Area
• 40’ Overall Height
Not allowable- Too Tall
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Calculating Sign Area >55 MPH Zone
Description:
• 200 Ft. Lineal Front Footage
• 225 sq. ft. -Sign Area
• 45 Ft. Overall Height
Allowable
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Calculating Sign Area under 35 MPH Zone
Description:
• 25’ Lineal Front Footage
• 35 Sq. Ft. Sign Area
• 25’ Overall Height
Not allowable- Too Tall
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Calculating Sign Area 35 to 55 MPH Zone
Description:
• 75’ Lineal Front Footage
• 100 Sq. Ft. Sign Area
• 25’ Overall Height
Allowable
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Calculating Sign Area >55 MPH Zone
Description:
• 250’ Lineal Front Footage
• 300 Sq. Ft. Sign Area
• 40’ Overall Height
Allowable
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Let’s get ready to zone!
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Welcome to the
City of Serenity
• Surrounded by a wealth of good jobs that insulated it from the worst of the recession and ignited a rapid recovery. (Hint-Jobs may be in neighboring cities)
• A one-time summer resort has the natural beauty of a more remote place. 40% of Serenity is open space and the town jewel, Lake Bravura, offers residents recreation activities. (Hint- Laid Back Community)
• The schools and diversity are big draws for families. The town has seven synagogues, nine churches, and one of state’s largest Islamic mosques. (Hint – Family Oriented Community full of churches – Churches may have a voice but are exempt from paying property taxes)
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City of Serenity
Planning & Zoning Commission
Mock Hearing
Zoning Case Agenda:
1. Adult Use Business
2. Truck Stop
3. Movie Tavern
(Dinner/Wine/Movie)
APPLICATION:
• Determine Zoning
category for proposed
use
• Sign
• Landscape
• Building
• Setbacks
• Parking
– Off Street
• Accessory Buildings
• Density
• Fence Description
Mock Hearing
CHARACTERS:
• Applicant
• Planner
• Code Official
• Planning Commission
• Council/Mayor
• Public Input
– Favorable
– Opposition
• Zoning Board of
Adjustment
• Hearing Examiner
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Let’s get ready to Test!
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Certification Test Prep/Tips
• Tab your books (Tabs permanently affixed)
• Read the books!
• Notes written in code sections must be with permanent ink and highlighters only
• Flash cards
• Study partners
• Prepare practice test questions
• Practice test within allotted time
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Prohibited Items at Test Ctr.
The following items may NOT be brought in the testing area: • Ink type pens/colored pencils/highlighters
• Purses/wallets/watches/briefcases/bags
• Calculators with print or storing formulas capabilities
• Copying, recording or photo devices
• Cell phones, beepers, radios, MP3 players and or PDA’s.
• Books without permanently affixed tabs
• Photocopies of copyrighted materials
• Reference material not listed for specific exam
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Items to Bring to Test Ctr.
REQUIRED:
• Testing confirmation number
• 2 forms of Picture Identification
• References for appropriate exam
OPTIONAL:
• Battery operated calculator –no printer/no programming or storage capability
• Foreign language/English translation dictionary if needed
• Eyeglasses, if necessary
• Architects’ scale or rule, if necessary
• Magnifying glass
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WARNING…For Best Test Result
Don’t pick the answer that applies in your
own city if your city has not adopted the IZC …..
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WARNING…For Best Test Result
If your city adopted the IZC, the TEST does not take local amendments
into consideration.
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Marking Questions
• Skip and mark questions if answers are not quickly
accessed (don’t get hung up on one question)
• Mark answered questions you may be unsure about
• Mark unanswered questions
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THE TEST
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Examination Result
You PASS 94
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Optimum Result
You Know
the material… 95
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And……
You apply what you know,
in all that you do,
every day! 96