County officers study overhaul of zoning

Adrienne Packer

Wednesday, Nov. 11, 1998 | 11:20 a.m.

Two vital Clark County entities met with a Chicago-based consultant Tuesday to discuss ways in which the county's zoning ordinance and related procedures can be improved or made more efficient.

Preliminary recommendations developed by the consultant firm Camiros Ltd. were presented to the Clark County Commission and the Planning Commission during a two-hour afternoon session.

The complex task of rewriting the zoning ordinance then gaining public approval is expected to be completed and brought before the County Commission in November 1999.

Camiros Ltd. consultant Les Pollack said four focus groups were formed to look at zoning procedures and how the ordinance relates to residential, commercial and special districts.

Because of time limitations, only residential areas and procedures were discussed Tuesday. So far, however, the commissioners appeared to be pleased with the consultant's progress.

Among the priorities the consultant suggested the county make is to reduce the number of non-conforming zone changes it allows. Non-conforming zone changes are those that conflict with a master plan or land-use guide.

The way those zone changes are handled now make land use guides seem like hurdles rather than tools helpful in developing a community, the consultant said.

A proposed change that triggered the most reaction from commissioners was the suggestion that the county scrap the residential estates designation that blankets undeveloped areas.

"Residential estates" is zoning given to property in a holding pattern; while the county's land use plan may recommend certain zoning, no official change has been made.

Clark County Commissioner Myrna Williams said people routinely come before the board and complain because they built a home in an area surrounded by residential estates zoning, then find out it has been changed to commercial.

"People think they're safe when the land is only in a holding pattern," Williams said. "We've been talking about it for four years and it's time to change the designation. It was time to change it long ago."

Pollack offered the county two options: change the zoning designation so it indicates the land is not yet zoned or label it with the designation listed in the land use guide.

One of the more significant procedural amendments discussed was to add a hearing officer that would relieve the County Commission of more mundane applications.

The hearing officer would handle minor variances and special use permits. Commissioners asked that the concept be further explored, but admitted they feared it could simply become another level of bureaucracy.

Commissioner Mary Kincaid was leery of a one-person board and said perhaps if the Planning Commission's agendas are too lengthy, it should hold another meeting each month.

"When you're making a decision, it's beneficial to have five or seven people talking about it," Kincaid said. "Often one of the other commissioners says something I didn't think about and it helps with the decision process."

Other recommendations included limiting new residents to only 50 percent turf in their yards and making town boards a more formal part of the decision-making process.

County officials discussed having their second workshop in December, although they did not set a date.