Rural Zoning in Miami County

A deeper dive in how unincorporated areas treat land use here in Miami County

One of the more interesting aspects of the Miami County Fair is that it provides an interesting look at how the rural lifestyle, which is especially dominated by the agricultural sector, plays such a critical role in our county’s history and culture. Most people in our county live within one of our county’s cities or villages, but the annual fair puts the rural lifestyle front and center in the county’s consciousness for the entire week. It’s in that spirit, that we are going to dive into one of the most interesting aspects of local governance in Miami County — rural zoning.

Zoning is probably one of the more impactful and consequential pieces of work that happen in local government, and our rural local governments are no exception. Broadly speaking, zoning is handled differently in some of our county’s townships than in others. Our county employs a dual system of zoning administration, with some townships falling under county jurisdiction while others maintain independent control over their zoning regulations. Today we are going to dive into the differences between county-administered and township-administered zoning in Miami County, highlighting the implications for land use, development, and local governance.

County-Administered Zoning

The Miami County Planning & Zoning Department oversees zoning for eight of the twelve townships in the county: Concord, Monroe, Newberry, Newton, Springcreek, Staunton, Union, and Washington Townships. This centralized approach to zoning administration offers several advantages and unique characteristics.

Under county administration, these eight townships benefit from a unified zoning code outlined in the Miami County Zoning Resolution. This comprehensive document covers a wide range of zoning aspects, from residential and commercial districts to agricultural zones and special overlay districts. The county's zoning resolution provides a consistent framework for land use across a significant portion of Miami County, notably the central and western portions of the township, potentially leading to a more cohesive regionally uniform approach to zoning in the county’s rural areas.

For citizens and landowners, this approach can help simplify and professionalize the rezoning approach. For example, the county maintains a GIS Zoning Map Application, allowing residents and developers to easily access zoning information for parcels under county jurisdiction. This centralized resource can streamline the process of researching and understanding zoning regulations for properties in the county-administered townships.

Furthermore, the Miami County Department of Development handles zoning permits for these townships. The department provides clear guidelines on what is required to apply for a zoning permit and maintains a fee schedule for various zoning-related services.

Township-Administered Zoning

In contrast to the county-administered system, four townships in Miami County - Bethel, Brown, Elizabeth, and Lostcreek - manage their own zoning independently. This decentralized approach to zoning administration offers a different set of characteristics and potential advantages.

Township-administered zoning allows for more localized control over land use and development regulations. Each of these four townships can tailor their zoning codes to address specific local needs, concerns, and development goals. This can be particularly beneficial in areas with unique geographical features, historical significance, or distinct community preferences.

Under township administration, zoning decisions are made closer to the affected communities. Local township trustees and zoning boards, who are often more intimately familiar with the area's characteristics and residents' concerns, have greater influence over zoning policies and their implementation.

However, township-administered zoning may face challenges in terms of resources and expertise. Smaller townships might have limited staff and financial resources to dedicate to zoning administration, potentially affecting the comprehensiveness and enforcement of zoning regulations.

Implications, Comparisons and Similarities

The coexistence of county and township-administered zoning in Miami County creates an interesting dynamic in regional planning and development. While the county-administered system promotes consistency across a larger area, the township-administered approach allows for more localized control and potentially quicker responses to community-specific issues.

The availability of resources and expertise may also differ between the two systems. The county, with its larger scale and centralized administration, might be better equipped to handle complex zoning issues, maintain up-to-date GIS mapping, and provide comprehensive services to residents and developers. On the other hand, township-administered zoning might offer more personalized service and a deeper understanding of local contexts.

One notable similarity is that regardless how each township handles zoning, rather through a township based zoning code or a county based zoning code, all the planning decisions come from the County Planning Commission and this board makes its decisions through the County’s Comprehensive Plan. Individuals townships are more than welcome to create their own comprehensive land-use plans, but these plans must also have the approval of the County Planning Commission.

Rural zoning, again regardless of how their zoning codes are administered, must also adhere to the decisions of a Rural Zoning Commission. For those townships under the county zoning code, there is a County Zoning Commission and for those townships with their own zoning resolution, each township has their own Township Zoning Commission. In both instances, the final approval of all zoning amendments are held by either the Board of County Commissioners or the Board of Township Trustees.

It's worth noting that despite the differences in zoning administration, all unincorporated areas within Miami County are subject to the county's Subdivision Regulations and Flood Damage Reduction Resolution. This ensures some level of consistency in these critical areas of land use regulation across the county.

The Miami County Comprehensive Plan, last updated in 2006, provides overarching guidance for land-use and development-related decisions throughout the county. This plan likely influences zoning decisions in both county and township-administered areas, helping to ensure that local development aligns with broader county goals and strategies.

Brining it All Together

The dual system of zoning administration in Miami County offers a unique perspective on local governance and land use regulation. While county-administered zoning provides consistency and centralized resources for a majority of the townships, township-administered zoning allows for more localized control in select areas. Both approaches have their merits and challenges, reflecting the complex balance between regional coordination and local autonomy in land use planning and development. As Miami County continues to grow and evolve, this hybrid system of zoning administration will play a crucial role in shaping the county's future landscape and communities.

What Do You Think?

Do you live in an area with township zoning or county zoning? How do you feel about it? Is it an advantage to have more local control over land use, as is provided by a township zoning code? It is better to have a more centralized approach that county zoning provides? Our paid subscribers are more than welcome to leave their ideas and insights in the comment section!

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