Allen County Zoning Ordinance

398 Pages·2017·6 MB·English

ALLEN COUNTY ZONING ORDINANCE

Title 2 - GENERAL PLANNING ........................................................................................................................... 5
Article 3 – COMPREHENSIVE PLAN .............................................................................................................. 5
Chapter 1 Title and Adoption ....................................................................................................................... 5
Chapter 2 Guidance and Consideration........................................................................................................ 5
Chapter 3 Other Allen County Land Use Policies ....................................................................................... 5
Chapter 4 Copy on File ................................................................................................................................ 5
Article 4 – TRANSPORTATION PLAN ............................................................................................................ 7
Chapter 1 Title and Adoption ....................................................................................................................... 7
Chapter 2 Guidance and Consideration........................................................................................................ 7
Chapter 3 Copy on File ................................................................................................................................ 7
Title 3 – ZONING ORDINANCE .......................................................................................................................... 1
Article 1 – GENERAL PROVISIONS................................................................................................................ 1
Chapter 1 Title ............................................................................................................................................. 1
Chapter 2 Authority ..................................................................................................................................... 1
Chapter 3 Effective Date .............................................................................................................................. 1
Chapter 4 Purpose ........................................................................................................................................ 1
Chapter 5 Jurisdiction .................................................................................................................................. 2
Chapter 6 Reserved ...................................................................................................................................... 2
Chapter 7 Applicability ................................................................................................................................ 2
Chapter 8 Compliance .................................................................................................................................. 2
Chapter 9 Reserved ...................................................................................................................................... 3
Chapter 10 Graphics, Headings, and Illustrations .......................................................................................... 3
Chapter 11 Interpretation ............................................................................................................................... 3
Chapter 12 Minimum Requirements .............................................................................................................. 3
Chapter 13 Overlay Districts .......................................................................................................................... 3
Chapter 14 Relation to Plans .......................................................................................................................... 3
Chapter 15 Relation to Other Laws and Regulations ..................................................................................... 3
Chapter 16 Saving Provision .......................................................................................................................... 4
Chapter 17 Severability .................................................................................................................................. 4
Chapter 18 Similar Uses Permitted ................................................................................................................ 4
Chapter 19 State Statute Amendments ........................................................................................................... 4
Chapter 20 Subdividing Land ........................................................................................................................ 4
Chapter 21 Transitional Provisions and Vested Rights .................................................................................. 5
Chapter 22 Zoning District Designation Conversions ................................................................................... 8

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Article 2 – ZONING DISTRICTS ...................................................................................................................... 9
Chapter 1 General Zoning District Provisions ............................................................................................. 9
Chapter 2 Permitted Uses ........................................................................................................................... 11
Chapter 3 A1 Agricultural .......................................................................................................................... 13
Chapter 4 A3 Estates .................................................................................................................................. 21
Chapter 5 Reserved .................................................................................................................................... 28
Chapter 6 R1 Single Family Residential .................................................................................................... 29
Chapter 7 R2 Two Family Residential ....................................................................................................... 35
Chapter 8 R3 Multiple Family Residential ................................................................................................ 41
Chapter 9 Reserved .................................................................................................................................... 48
Chapter 10 MHS Manufactured Home Subdivision ................................................................................... 49
Chapter 11 MHP Manufactured Home Park ................................................................................................ 55
Chapter 12 C1 Professional Office and Personal Services ......................................................................... 59
Chapter 13 C2 Limited Commercial ........................................................................................................... 65
Chapter 14 NC Neighborhood Center .......................................................................................................... 72
Chapter 15 SC Shopping Center .................................................................................................................. 81
Chapter 16 C3 General Commercial ........................................................................................................... 89
Chapter 17 C4 Intensive Commercial ......................................................................................................... 97
Chapter 18 Reserved .................................................................................................................................. 104
Chapter 19 Reserved .................................................................................................................................. 104
Chapter 20 Reserved .................................................................................................................................. 104
Chapter 21 BTI Business, Technology, and Industrial Park ..................................................................... 105
Chapter 22 I1 Limited Industrial ............................................................................................................... 110
Chapter 23 I2 General Industrial ............................................................................................................... 117
Chapter 24 I3 Intensive Industrial ............................................................................................................. 123
Article 3 – DEVELOPMENT PROCESSES AND STANDARDS ................................................................ 129
Chapter 1 Development Plans .................................................................................................................. 129
Chapter 2 Site Plan Review ..................................................................................................................... 137
Chapter 3 Subdivision Control ................................................................................................................. 141

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Article 4 – ADDITIONAL GENERAL STANDARDS ................................................................................. 155
Chapter 1 Purpose .................................................................................................................................... 155
Chapter 2 Accessory Structures and Uses ................................................................................................ 157
Chapter 3 Temporary Structures and Uses ............................................................................................... 163
Chapter 4 Development Design Standards .............................................................................................. 165
Chapter 5 Development Standards Waivers and Exceptions ................................................................... 179
Chapter 6 Home Occupations .................................................................................................................. 181
Chapter 7 Parking..................................................................................................................................... 183
Chapter 8 Landscape Standards ............................................................................................................... 189
Chapter 9 Signs ........................................................................................................................................ 207
Chapter 10 Roadway Easements ................................................................................................................ 229
Chapter 11 Airport Overlay Districts ......................................................................................................... 231
Chapter 12 Floodplain ................................................................................................................................ 243
Chapter 13 Reserved .................................................................................................................................. 263
Article 5 – ADMINISTRATION .................................................................................................................... 265
Chapter 1 Purpose .................................................................................................................................... 265
Chapter 2 Planning and Zoning Bodies ................................................................................................... 265
Chapter 3 Procedures ............................................................................................................................... 269
Chapter 4 Nonconforming Situations....................................................................................................... 293
Chapter 5 Enforcement ............................................................................................................................ 297
Chapter 6 Definitions ............................................................................................................................... 303

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TITLE 2 - GENERAL PLANNING
ARTICLE 3 – COMPREHENSIVE PLAN
Chapter 1 Title and Adoption
2-3-1-1 The Comprehensive Plan for Allen County shall be formally known as "The Comprehensive
Plan for the City of Fort Wayne and Allen County" (Plan-It Allen); it may also be cited and
referred to as the “Comprehensive Plan”. The Comprehensive Plan, containing goals,
objectives, strategies, guiding principles, maps, figures, and charts for Community Facilities,
Community Identity and Appearance, Economic Development, Environmental Stewardship,
Housing and Neighborhoods, Land Use, Transportation, and Utilities, was adopted by the
Board of Commissioners of the County of Allen on March 30, 2007.
Chapter 2 Guidance and Consideration
2-3-2-1 Each governmental entity within the planning jurisdiction of the Allen County Plan
Commission shall be guided by and give consideration to the general policy and pattern of
development set out in the Comprehensive Plan and to other land use policies adopted in this
article, including the:
(a) Authorization, acceptance, or construction of water mains, sewers, connections, facilities,
or utilities;
(b) Authorization, construction, development, alteration, or abandonment of public ways,
public places, public lands, public buildings and structures, or public utilities;
(c) Objectives and policies for future land use development; and
(d) Adoption, amendment, or repeal of zoning ordinances, (including zoning maps),
subdivision control ordinances, historic preservation ordinances, and other land use
ordinances
Chapter 3 Amendments
2-3-3-1 Amendments to the Comprehensive Plan shall be prepared and approved according to the
procedures set forth in IC 36-7-4-500 (the 500 series – Comprehensive Plan).
Chapter 4 Copy on File
2-3-4-1 A copy of the approved Comprehensive Plan, including all maps and amendments, shall be
placed and kept on file in the office of the Allen County Recorder. A copy of the approved
Plan shall also be placed and kept on file in the office of the Department of Planning Services
and shall be available for public examination during the regular business hours of said offices.

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Article 3 – Comprehensive Plan 5 Copy on File
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Article 3 – Comprehensive Plan 6 Copy on File
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ARTICLE 4 – TRANSPORTATION PLAN
Chapter 1 Title and Adoption
2-4-1-1 A Transportation Plan, prepared by the Northeastern Indiana Regional Coordinating Council
and adopted by the Board of Commissioners of the County of Allen, shall be considered the
Transportation Plan for Allen County. It may be cited and referred to as the “Transportation
Plan”.
Chapter 2 Guidance and Consideration
2-4-2-1 The Board of Commissioners and other governmental entities within the jurisdiction of the
Allen County Plan Commission shall pay reasonable regard to the general policies, objectives,
and proposed highway, transit, and pedestrian/bicycle systems improvement projects set forth
in the Transportation Plan as part of the review and approval of proposed projects; the
authorization, construction, development, and improvement of public streets and roadways;
the abandonment of public ways; and other matters relevant to the Transportation Plan.
Chapter 3 Copy on File
2-4-3-1 A copy of the Transportation Plan shall be kept on file in the office of the Board of
Commissioners. A copy of the approved Transportation Plan shall also be kept on file in the
offices of the Department of Planning Services and the Northeastern Indiana Regional
Coordinating Council (NIRCC), and shall be available for public examination during the regular
business hours of said offices.

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Article 4 – Transportation Plan 7 Title and Adoption
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Article 4 – Transportation Plan 8 Title and Adoption
ALLEN COUNTY ZONING ORDINANCE

TITLE 3 – ZONING ORDINANCE
ARTICLE 1 – GENERAL PROVISIONS
Chapter 1 Title
3-1-1-1 This ordinance shall be formally known as the “Allen County Zoning Ordinance”; the Allen
County Zoning Ordinance may also be cited and referred to as the “Zoning Ordinance” or
“ordinance”. This ordinance is codified as Title 3 to the Allen County Code. Citations to this
ordinance shall be by Title, Article, Chapter and Section of the Allen County Code; for
example, A.C.C. 3-1-1-1.
Chapter 2 Authority
3-1-2-1 This ordinance is adopted by the Board of Commissioners of the County of Allen pursuant to
its authority under the laws of the State of Indiana, including the 600 Series of Indiana Code (IC
36-7-4-600).
Chapter 3 Effective Date
3-1-3-1 This ordinance and any subsequent amendments shall be in full force and effect as of the
designated effective date noted in the ordinance adopted by the Board of Commissioners; if
there is no designated effective date, the ordinance shall be in effect as of the date of the
Commissioners approval.
Chapter 4 Purpose
3-1-4-1 The purpose of this ordinance is to promote carefully planned, orderly growth and development
and the efficient use of land resources within the County’s planning jurisdiction, and to carry
out the land use objectives and strategies of the Comprehensive Plan, and in doing so to:
(a) Carry out the purposes of IC 36-7-4-201(b) and the IC 36-7-4-600 Series, including, but
not limited to the following:
(1) Promote the health, safety, convenience, and welfare of the citizens of the
community;
(2) Secure adequate light, air, and convenience of access;
(3) Provide safety from fire, flood, and other danger;
(4) Reduce or avoid congestion and provide for the safe and efficient movement of
vehicles and pedestrians along public ways;
(5) Encourage that the growth of the community is commensurate with and promotive
of the efficient and economical use of public funds;
(6) Set forth the uses permitted in the County’s residential, commercial, and industrial
districts; and establish other permitted and prohibited land uses;
(7) Establish uses that the Board of Zoning Appeals may permit as contingent uses
and special uses, along with the zoning districts where special uses will be
allowed;
(8) Regulate both the use and the intensity of use of land for commercial, community,
industrial, institutional, residential, and other purposes and activities;
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Article 1 – General Provisions 1 Title
ALLEN COUNTY ZONING ORDINANCE

(9) Establish minimum standards for lot areas and sizes, yard requirements, and
residential building sizes;
(10) Establish maximum building and structure heights;
(11) Establish standards for accessory construction such as fences, garages, sheds,
swimming pools, and similar buildings, structures and uses; and
(12) Provide consistent subdivision control provisions, standards, and policies;
(b) Provide for the enforcement of this ordinance, including recourse for violations and other
noncompliance with these provisions; and
(c) Define terms used in this title.
Chapter 5 Jurisdiction
3-1-5-1 This ordinance shall apply to all land within the planning jurisdiction of the County. A map
showing the boundaries of the County’s planning jurisdiction shall be available for public
inspection in the office of the Department of Planning Services. This ordinance does not
revoke any previously-granted extra-territorial planning jurisdiction. Any requests for a city
or town to exercise jurisdiction over any part of the unincorporated area beyond the city or
town’s corporate limits shall be prepared and considered as set forth in IC 36-7-4-205(e). DPS
staff shall maintain a map showing all areas of extra-territorial jurisdiction.
Chapter 6 Reserved
Chapter 7 Applicability
3-1-7-1 Except as noted below, this ordinance shall be applicable to all structures, land, and uses on
property located within the planning jurisdiction of the County, including private primary
uses on otherwise-exempt property. Any applicant or property owner who feels that their
property or proposed building, structure or use is expressly exempted from this ordinance (as
in the case of express field implied pre-emption, or pre-emption under IC 36-7-4-1104 (b)) shall
be required to furnish documentation supporting such an exemption. A project that may
otherwise be deemed exempt may be voluntarily submitted for review. Projects or properties
which are exempt within the County’s planning jurisdiction shall not automatically be exempt
outside of the County’s planning jurisdiction.
However, this ordinance does not apply to, and does not regulate or restrict, the County’s
public use of any lot or parcel within the Commission’s planning jurisdiction that is only
owned and occupied for County purposes by the Board of Commissioners. In the event the
Board of Commissioners cease to own or occupy the lot or parcel for a County public use,
then this ordinance shall apply, and shall regulate and restrict, any other use of the lot or
parcel-. Any prior use of a lot or parcel by the Board of Commissioners that was exempt
from this ordinance shall not be deemed a nonconforming use when the Board of
Commissioners cease to own or occupy the lot or parcel for a County public use.
Chapter 8 Compliance
3-1-8-1 After the effective date of this ordinance, no building, structure or land shall be used, and no
building or structure shall be altered, converted, enlarged, erected, moved, reconstructed, or
reused except in conformance with the provisions of this ordinance, including the issuance of
any required permits. No lot or parcel shall hereafter be established or divided except in
conformance with the provisions of this ordinance. Existing buildings, structures and uses
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Article 1 – General Provisions 2 Jurisdiction