ID-235

What Is thePlan Commission& How Does
It Work?
Val Slack, Ag & Natural
Resources Educator

ZoningOrdinances

The plan commission is in a uniqueposition in local government. It is anindependent commission made up of
private citizens with neither legislative
nor administrative authority. It is anadvisor to a governing body. It also
advises local governmental departments and officials, public agencies,
private developers, and other individuals on matters related to thecommunity’s development.
The plan commission’s position in thestructure of local government greatly
enhances its ability to carry out thisadvisory function. It is placed in themiddle of the flow of information
throughout the community. This
central coordination function can be
extremely valuable to the community
and to its elected and appointed
officials. Plans and proposals fromindividuals and groups who help
develop the community pass throughthe plan commission.

Subdivisions

Education

SpecialStudies

Introduction

What Is thePlan Commission?

ComprehensivePlans

The plan commission is a legally
mandated group of people who draft acomprehensive plan, a zoning ordinance, and a subdivision ordinance.
They also make recommendations toelected officials on proposed changes.
Plan commissions have the authority
to approve or deny subdivisions ofland based on the subdivision control
ordinance.
The planning legislation found in the
Indiana Code encourages each city,
town, and county in the state to createa plan commission. Once established,
this body becomes the unit of local
government with the responsibility forcomprehensive planning and zoning.

Hearings

The legislature carefully defined theresponsibilities and duties of the plancommission. They are to createplanning that is comprehensive, doneon a continuing basis, and free frompartisan pressures.

What Does thePlan Commission Do?
As the advisory arm of local government on planning issues, the plan
commission has many important
responsibilities. Some of the mostcommon include the following.
1) Prepare and recommend to thelegislative body a comprehensive
plan for the physical developmentof the jurisdiction it serves and othertools useful for implementing thecomprehensive plan.
2) Prepare and recommend zoning
and subdivision control ordinances
to the legislative body.
3) Review all petitions for amendments to the zoning ordinance andmap, and recommend their approval or disapproval to thelegislative body.
4) Review and approve or disapprovesubdivision plats.
5) Do special studies as requested by
the local legislative body.
6) Hold public hearings, as necessary,
to receive comments from the publicconcerning changes to the plan,zoning ordinance, and other land
use control regulations.
7) Review and revise the comprehensive plan, zoning ordinance, subdivision regulations, and capital
improvement programs to keepthem up to date and adjusted tochanging conditions.
8) Carry on a continuing program forcitizen education in planning andgood public relations in thecommunity.
9) Provide day-to-day advice andguidance to individuals regarding
physical development, zoning,subdividing, and code regulations.

Communities on Course
Land Use
Purdue University Cooperative Extension Service ¥ West Lafayette INdrme
nfo lvedIt
Ge InvotGeWhat Happens at a Hearing?
The commission conducts many
hearings for the purpose of considering subdivision applications andrezoning proposals. The hearings
should be businesslike and fair to allparties concerned. Often there arethree interests represented. There is
the petitioner who proposes somekind of development, people representing the neighborhood interests
who may want to support or oppose
the development, and the commission
itself, representing broad community
interests. Here is a typical hearing
procedure, including a suggested
order of testimony.
A. Chairman opens meeting and reads
agenda statement.
B. Oath to witnesses is administered.
C. Plan director reviews the protocol
with the audience. Each speakermust be recognized by the chair
before speaking, and each muststate his or her name and address.
The director also reviews the orderof testimony. Here is a suggested
order of testimony.
1. Persons wishing to speak pro orcon are required to register.
2. Petitioner or representative appears
before the plan commission torequest change.
3. Secretary or plan director reads
application and locates the area on
the county map.
4. Plan director presents the staff
report.
5. Petitioner presents evidence orfacts relating to the case.
6. Chairman recognizes those whohave registered who are in favorof the proposal.
7. Those in favor present evidence.
8. Chairman recognizes those whohave registered who are against
the proposal (remonstrators).
9. Remonstrators present theirevidence.
10. Petitioners provide rebuttal.
11. Petitioner and remonstrator may
be questioned by the commission
members.
12. The chairman officially closes thepublic hearing on that petition.
13. Chairman calls for a motion.
14. Plan commission members
discuss the motion.
15. Plan commission members vote.

D. Commission repeats this procedure
for each petition.
E. After all advertised petitions havebeen heard, the commission may
hear advisories or take care of otherprocedural business.

References &Additional Resources
Chase, R. 1999. Agricultural Land Protectionin Indiana. ID-225. Purdue Extension.

F. Meeting is adjourned.

Chase, R. & Hutcheson, S. 1998. The Rural/Urban Conflict. ID-221. Purdue Extension.

What Are the
Responsibilities ofPlan Commission Members?

The Community Planning Handbook. 1993.
Indianapolis, Indiana. A joint publicationof Indiana Association of Cities and Towns,
Association of Indiana Counties, andIndiana Planning Association.

Plan commission members need to beprepared for the business to be
discussed at the meetings. They
should take time to review each
proposal in light of the comprehensive
plan and applicable land use control
several days in advance. If a major
development is involved, they can talkto the city or county engineer (orsurveyor) or to others for a technicalreview. They should share any findings with other commission members.
Members should be prepared to act at
the plan commission meetings. They
should avoid spending so much timeon the technicalities and procedural
distractions that they miss the bigissues. They should not vote on arequest until they are satisfied that theproposal and its probable impact on
the community are understood.
Effective plan commission members
serve the public interest and are fairand unbiased. They conduct publicbusiness in public meetings, disclose
any personal interests, and avoid
abusing the power of public office.
They should also attend meetings
regularly, communicate openly, review
staff reports, listen, give citizens ameaningful opportunity to participate,and seek solutions.

Daniels, T. & Bowers, D. 1997. Holding Our
Ground: Protecting America’ s Farms andFarmland. Washington, DC. Island Press.
Indiana Planning and Zoning Laws Annotated1995 Edition. 1995. Charlottesville, VA:
Michie Company. (Published under theauspices of Indiana Continuing Legal
Education Forum, Indiana Bar Association
Governmental Practices Section, andIndiana Planning Association, Inc.)
Slack, V. 1999. The ABC’ s of P & Z—A
Planning & Zoning Glossary. ID-228. Purdue
Extension.
Slack, V. 1999. Citizen Participation in Land
Use Planning. ID-226. Purdue Extension.
Slack, V. 1999. How Good Is Your Comprehensive Plan? ID-227. Purdue Extension.
Slack, V. 2000. Zoning—What Does It Meanto Your Community? ID-233. Purdue
Extension.
Slack, V. 2000. The Comprehensive Plan. ID234. Purdue Extension.
Zoning for Farming: A Guidebook for
Pennsylvania Municipalities on How toProtect Valuable Agricultural Lands. 1995.
Harrisburg, PA. Center for the Rural
Pennsylvania.

Conclusion
Communities on Course

Plan commissions prepare communities for growth and change. Theirreview helps citizens have input andhelps county governing boards makeinformed decisions. The impact ofgood planning may take some years to
be recognized. An orderly growth
pattern takes time as well as input
from people who care about theircommunity.

Learn more about communities, land use, growth, andhow you can be involved from your local office ofPurdue Extension.

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