Recommendations for a rural county considering zoning

[ttrsplanner]

This forum has been very helpful on past rural issues. Let's give this a try.

Does anyone have any model zoning codes they would recommend for a rural Georgia county considering adopting zoning for the first time? Also, any general (or specific) issues or recommendations for such a community.

This is a very rural community, with few resources. The regional planning council will be providing technical assistance and, if the community agrees, will be developing the ordinance. I would just like to get perspective from a broader audience of planners, and if possible, have some options to discuss in terms of model codes for a rural county.

Thanks,

Maister: moved from land use and zoning forum

[shell_waster]

You may want to speak with the Georgia Department of Community Affairs as they may be able to assist you and your RDC with funding for ordinance writing. You will want to establish a stakeholder's committee made up of property owners, business owners, elected officials and possibly outside sources. This stakeholder's committee will drive the way the ordinances are written to be adopted by the elected body. Creating zoning ordinances for the first time can be exciting, yet apprehensive as you have those that will be completely against any government intervention of what one can and cannot do on their property but once they learn that zoning protects and enhances their property value they can become an asset.

You mentioned that resources are limited so you may want present several surrounding jurisdiction's zoning ordinances to your identified stakeholder's committee and let them decide what they like vs. don't like and adopt something similar.

**Nothing against consultants, but if you decide to hire a firm to write your ordinance do not be shocked to see many things that are not taylored to your specific area. Many ordinances are boilerplate. You don't have to cut the pattern to fit the clothe.**

[Queen B]

We decided to go with all agricultural and residential zoning and then Conditional Use Permits for individual business CUP's. It is so hard to zone not knowing what might want to be there. It also takes care of Adult Super stores popping up all over.

[Linda_D]

There's probably not a lot that can be done about existing buildings in existing towns, but not allowing new building in flood plains will save a lot of heartbreak and costs in the future.

My hometown of Gowanda, NY got hammered by a nasty flood this past August. Fargo, ND, is getting hammered as we speak. These aren't one time "acts of God" things like tornadoes; floods happen in the same places over and over again.

[fringe]

ttrs,

Go to GAZA (Ga Association of Zoning Admin) website and download some of their pdfs of presentations.

Very good basic info, esp one called Zoning 101, which references state laws regarding zoning and comp plans.

[Cjryan2006]

I'd be interested to know if there are any county planning departments that have a set of development regulations but not zoning specifically. In many rural counties like our own, the "Z" word is akin to communism and socialism and must not be uttered let along discussed or adopted. So perhaps any county planning agency that uses a set of tools that could include site plan review, subdivision regulations, etc. but not zoning, please share your experiences, both good and bad. Would love to chat with you about how it works too....

Thanks,

C. Ryan
Benton County, AR

[Whose Yur Planner]

I'd be interested to know if there are any county planning departments that have a set of development regulations but not zoning specifically. In many rural counties like our own, the "Z" word is akin to communism and socialism and must not be uttered let along discussed or adopted. So perhaps any county planning agency that uses a set of tools that could include site plan review, subdivision regulations, etc. but not zoning, please share your experiences, both good and bad. Would love to chat with you about how it works too....

Thanks,

C. Ryan
Benton County, AR

Depends on what you are looking to do. Zoning is the only tool that allows you to control land use. Subdivision regs, site plan regs, storm water, etc establish guildlines and development standards. that's it. Once people get over their initial fear of zoning, they realize there is far more good that comes out of it than bad.

[ColoGI]

Aside from the actual mechanics of the zoning, you'll want to do good PR. Get out in front early, and make sure the Agenda 21-prepper nutters don't derail your efforts. You aren't taking their property rights away.

[Linda_D]

Aside from the actual mechanics of the zoning, you'll want to do good PR. Get out in front early, and make sure the Agenda 21-prepper nutters don't derail your efforts. You aren't taking their property rights away.

I think most rural people who don't like zoning object to it because they think of it in terms of restricting what they can do. I think you may find success by reminding them that zoning also protects them -- and their property values and lifestyle -- from unwanted and detrimental land uses. Some examples:

• a neighboring land owner mining gravel within a hundred feet of homes;
• a tire dump;
• subdividing a large acreage into a bunch of 1/2 acre parcels with inadequate water and sewage disposal that can drain or pollute neighbors' wells.