<strong>Thibodaux</strong> <strong>Zoning</strong> <strong>Review</strong> 2010Ruston Article IIISec. 21-32. Definitions.Abandoned vehicle means a motor vehicle that is left for more than three days in any <strong>of</strong> the following circumstances:(a) Unattended on public property(b) on the shoulder or within the right-<strong>of</strong>-way <strong>of</strong> an interstate, four-lane highway, two-lane highway, or any road, street or thoroughfarewithin the corporate limits <strong>of</strong> Ruston.(c) Illegally on public property(d) On private property without the consent <strong>of</strong> the owner or person in control <strong>of</strong> the property.Nuisance vehicle means a motor vehicle where any one or more <strong>of</strong> the following factors are present and which, in the aggregate,evidence that the motor vehicle is not being used and maintained as an operating motor vehicle and the condition <strong>of</strong> the motorvehicle or the surrounding area does not indicate that active on-going efforts are underway to return the motor vehicle to operatingcondition within the immediate future. The factors which may indicate that a motor vehicle is a nuisance vehicle include one ormore <strong>of</strong> the following:(a) The motor vehicle is partially dismantled, partially disassembled or wrecked, or lacks major mechanical or body parts;(b) The motor vehicle is not capable <strong>of</strong> movement under its own power in the manner in which it was originally intended, or isotherwise inoperable for use as a motor vehicle;(c) Based upon the records <strong>of</strong> the city or from the condition <strong>of</strong> the motor vehicle, it is readily apparent that it is and has remainedinoperable for a period in excess <strong>of</strong> 30 days;(d) The motor vehicle has one or more tires missing ……;(e) The motor vehicle does not have a current license plate, registration, motor vehicle inspection sticker and/or it is evident thatthe motor vehicle is not currently operable in a legal manner;(f ) The motor vehicle is located in an area <strong>of</strong> a growth <strong>of</strong> weeds, grass or other noxious vegetation over six inches in height;……Sec. 21-34. Right to enter property.(a) In the enforcement <strong>of</strong> this article, such persons charged with its administration and enforcement may enter upon private orpublic property at reasonable times to examine the vehicle or parts there<strong>of</strong>, or to obtain information as to the identity <strong>of</strong> avehicle and to remove or cause the removal <strong>of</strong> a vehicle or parts there<strong>of</strong>, in accordance with the provisions <strong>of</strong> this article.(b) Contractors or permittees who have been contracted by the city to remove an abandoned or nuisance vehicle, or parts <strong>of</strong>abandoned or nuisance vehicle, shall be authorized to enter upon private or public property to cause such removal.Sec. 21-51. Abatement <strong>of</strong> nuisance vehicles.(a) Whenever any motor vehicle is found to be a nuisance vehicle, a notice shall be posted on the windshield <strong>of</strong> the vehicledirecting that the vehicle is to be removed within five days, not to include weekends or legal holidays, and shall direct that thefailure to remove the vehicle from within the corporate limits <strong>of</strong> the city may result in the vehicle being removed by the city,or by a tow truck operator on behalf <strong>of</strong> the city.(b) If the nuisance vehicle is not removed within five days, not to include weekends or legal holidays, from date <strong>of</strong> posting thenotice, the nuisance vehicle may be removed and disposed <strong>of</strong> by a tow truck operator on behalf <strong>of</strong> the city, with all costs <strong>of</strong>towing and storage to be collected from the property owner, vehicle owner or lien holder retrieving the vehicle, or from thesale or disposition <strong>of</strong> the vehicle, as otherwise provided by law. If the nuisance vehicle is found again at another locationwithin the corporate limits <strong>of</strong> the city after the initial posting <strong>of</strong> notice, the vehicle may be removed by the city, or by a towtruck operator on behalf <strong>of</strong> the city, without further notice being required.(c) In addition to the notice to be placed upon the windshield <strong>of</strong> the nuisance vehicle, as provided above, notice shall also beprovided to the property owner at the address reflected on the most recent tax roll (if such owner can be reasonably determined)or registered owner <strong>of</strong> the motor vehicle and any registered lien holders (if such owner and/or lien holders can bereasonably determined) at the address reflected by the records <strong>of</strong> the Louisiana Office <strong>of</strong> Motor Vehicles, by certified U.S.Mail or by personal service through city marshal personnel or city police personnel. If service by certified mail or personalservice is unsuccessful, publication one time in the <strong>of</strong>ficial journal <strong>of</strong> the city shall be deemed sufficient.46
2010 <strong>Thibodaux</strong> <strong>Zoning</strong> <strong>Review</strong>Variance RequirementsMany states have modeled their enabling zoning legislationon the “Standard State <strong>Zoning</strong> Enabling Act” first draftedin the 1920’s by the U. S. Department <strong>of</strong> Commerce. Most statesincluding Louisiana used this model in drafting state laws enablingcities and parishes/counties to adopt local zoning ordinances. The“Standard State <strong>Zoning</strong> Enabling Act” provides for the creation<strong>of</strong> a board <strong>of</strong> adjustment but it is not a required element. The sameis true <strong>of</strong> Louisiana Law, which is based on the 1920’s model. Inboth the 1920’s model and Louisiana Law, the board, although notmandatory, is set foreseen as an integral part <strong>of</strong> the administrativeprocess and great detail is provided about the board, its terms <strong>of</strong><strong>of</strong>fice, meetings, public hearings, records, etc. The reason may bethat an administrative appeal board was a new idea in the 1920’s. 4La. Revised Statutes 33:4727 provides for the board <strong>of</strong> adjustmentfor municipalities. The statute begins with the opening statement“The local legislative body may provide for the appointment <strong>of</strong> aboard <strong>of</strong> adjustment…..” In fact in some small towns, there is noboard and appeals are forwarded to the town council. The boardis an appeal body that hears testimony and decides if the requirements<strong>of</strong> the zoning ordinance should be lessened to avoid unduehardship and grant a waiver or variance. Decisions must be madewithin the context <strong>of</strong> the zoning ordinance. A classic example<strong>of</strong> a variance would be the lessening <strong>of</strong> setback requirements onpreexisting lots that are smaller than the standard lot size <strong>of</strong> thenewer zoning ordinance. Another might be to allow a use that isin harmony with surrounding properties and upholds the intent <strong>of</strong>the ordinance, for example a school or church in a residential areawhere such is normally prohibited. Any rule adopted by the boardmust be approved by the governing authority prior to its beingused. A new law requiring four (4) hours <strong>of</strong> training for planningcommissioners also applies to members <strong>of</strong> a board <strong>of</strong> adjustments.<strong>City</strong> <strong>of</strong> <strong>Thibodaux</strong>The <strong>Thibodaux</strong> zoning ordinance is based upon La. RevisedStatutes 33:4727 with the exception that it distinguishes between“special exceptions” or uses and “variances” which are specific tothe property (setbacks, heights, etc.) According to the city’s staff,there has been confusion over specific language in the <strong>Thibodaux</strong>ordinance that refers to the content <strong>of</strong> applications for variances.Understanding the submitted variance requirements Section1003.1 has been the source <strong>of</strong> much confusion particularly paragraphs(c) and (d). The administration advised that most citizenssimply do not understand what it means.Section 1003.1(c) That the special conditions and circumstances do not result fromthe actions <strong>of</strong> the applicant;(d) That granting the variance requested will not confer on theapplicant any special privilege that is denied by this ordinance toother lands, structures, or buildings in the same district;or:That there are special conditions and circumstancesconcerning the particular application for which the board <strong>of</strong>adjustment feels that the interest <strong>of</strong> zoning and the city aswell as the neighborhood would best be served by grantingthe variance.No nonconforming use <strong>of</strong> neighboring lands, structures, or buildingsin the same district, and no permitted or nonconforming use<strong>of</strong> lands, structures, or buildings in other districts shall be consideredgrounds for the issuance <strong>of</strong> a variance.Excerpts from La. R.S. 33:4727. Board <strong>of</strong> adjustment; membership; powers and procedures; appeals from decisionsA.(1) The local legislative body may provide for the appointment <strong>of</strong> a board <strong>of</strong> adjustment, and in the regulations and restrictionadopted pursuant to the authority <strong>of</strong> R.S. 33:4721 through R.S. 33:4729 may provide that the board may determine and vary theirapplication in harmony with their general purpose and intent and in accordance with general or specific rules contained therein….(5) The board shall adopt rules in accordance with the provisions <strong>of</strong> any ordinance adopted pursuant to R.S. 33:4721 through33:4729; however, any rules adopted by a board <strong>of</strong> adjustment, zoning administrator, or other <strong>of</strong>ficial or <strong>of</strong>ficial body appointedby the governing authority shall not be effective until approved in writing by the governing authority…C. (3) The board <strong>of</strong> adjustment shall have the following powers:(a) To hear and decide appeals where it is alleged there is error in any order, requirement, decision, or determination made by anadministrative <strong>of</strong>ficial in the enforcement <strong>of</strong> R.S. 33:4721 through R.S. 33:4729 or <strong>of</strong> any ordinance adopted thereto.(b) To hear and decide all matters referred to it or upon which it is required to pass under the ordinance.(c) In passing upon appeals, where there are practical difficulties or unnecessary hardships in the way <strong>of</strong> carrying out the strictletter <strong>of</strong> the ordinance, to vary or modify the application <strong>of</strong> any <strong>of</strong> the regulations or provisions <strong>of</strong> the ordinance relating to theuse, construction, or alteration <strong>of</strong> buildings or structures or the use <strong>of</strong> land so that the spirit <strong>of</strong> the ordinance shall be observed,public safety and welfare secured, and substantial justice done….4Anderson’s American Law <strong>of</strong> <strong>Zoning</strong>, Fourth Edition, Volume 1, Section 2.26. - Administration; board <strong>of</strong> adjustment47