The intent of this section is to create a series
of zones of such number and character as are necessary to achieve
compatibility of uses within each zone, to implement the Official
Harristown Land Use Plan, and to complement the Official Zoning Map
of Harristown.
For the purposes of this Code, all land and
water areas within the corporate area of Harristown are hereby divided
into the following zones:
(A)
Agricultural Zone (A-1). The Agricultural Zone is
established as a zone in which agriculture and certain related uses
are encouraged as the principle uses of land. The specific intent
of the Agricultural Zone is to facilitate the long-term use of lands
best suited to agricultural production by preventing a mixture of
urban and rural uses which often create incompatibilities and conflicts
with agricultural pursuits which place unbalanced tax loads on agricultural
lands and which may result in speculative or inflated land values
which encourage the premature termination of agricultural pursuits.
(B)
Conservation Zone (C-1). The Conservation Zone is
established to prevent the construction upon or alteration of rural
or natural environments which have natural conditions of soil, slope,
susceptibility to flooding or erosion, geological condition, vegetation
or an interaction between the aforesaid, which make such lands unsuitable
for urban development. Further, this zone is established to protect
areas of the environment, that, if altered, would cause health, or
pollution problems and environmental deterioration. The Conservation
Zone will also ensure adequate areas for future conservation and recreational
pursuits. Certain agricultural uses would be permitted.
(C)
The Estate Residential Zone (RE-1). The Estate Residential
Zone is established as a low-density residential zone for families
who wish the privacy of large lot subdivisions. The zone is mainly
designed, however, for developments in areas which because of their
proximity to other area developments or appealing natural landscapes
are in demand for residential use, but where conditions of slope,
soil, vegetation, drainage, or geological features, or an interrelationship
between the aforementioned conditions makes the area in whole or part
unsuited for high-density development. For this reason the granting
of the RE-1 Zone must be conditioned upon:
(D)
The Suburban Residential Zone (R-1). The Suburban
Residential Zone is provided for low-density developments, especially
areas which are suitable for development, but which must be serviced
by individual wells and septic disposal systems because of the lack
of readily accessible community facilities. Again the exact zoning
density must relate to availability of ground water, suitability of
soil, slope, and other natural features. (Authorized density = one
to two units per acre depending on site conditions.)
(E)
Urban Residential Zone (R-2). This Urban Residential
Zone is established to provide medium-low-density developments in
areas where community water and sewer utilities or their equivalent
are readily available. (Authorized density = two to three units per
acre depending on site conditions.)
(F)
The Urban Residential Zone (R-3). This Urban Residential
Zone is established to provide medium-density development in areas
where water and sewer utilities are readily available and where municipal
services are available to handle necessary police, recreation, education,
and fire protection needs. The classification of land as an Urban
Residential Zone must depend on adequate municipal services including
streets, water and sewer facilities. (Authorized density = three to
five units per acre depending on site conditions.)
(G)
The Mixed Residential Zone (R-5). The Mixed Residential
Zone is established to provide a variety of housing types related
to the size and character of the development site or lot. This zone
is designed for older neighborhoods to allow transition of larger
houses from owner to renter occupied without creating overcrowding
or detrimental conditions to the neighborhood's environment and to
allow economical new construction in such neighborhoods and for new
areas appropriate for medium-density single-family and multifamily
housing.
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The classification of an area as a Mixed Residential
Zone must depend on adequate municipal services including streets,
water and sewer facilities. (Authorized density = five to 10 units
per acre depending on site conditions.)
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(H)
Office and Apartment Zone (O-1). The Office and Apartment
Zone is provided for the development of higher-density apartments
and office complexes. This zone is a rather low commercial classification
with restrictions that make it compatible as a buffer or peripheral
use to residential zones. Because of the intensity of use anticipated
in an Office and Apartment Zone, such zones must be located on higher
classified streets (collector or major streets) and must be supplied
with adequate water and sewer facilities. (Authorized residential
densities = 10 to 15 units per acre.)
(I)
The Neighborhood Business Zone (B-1). The Neighborhood
Business Zone is established to provide areas in which the principal
use of land is for restricted retail establishments offering goods
and services for the day to day needs of the nearby residential areas.
This zone must be restrictive to provide protection to and compatibility
with nearby residential districts. The Neighborhood Business Zone
should be located on a collector or neighborhood street and must be
serviced by adequate water and sewer utilities.
(J)
The Community Business Zone (B-2). The Community Business Zone is established to provide areas for the general community wide commercial needs of the Village and is a zone in which office, general commercial, and wholesale trades are located. No community business zoning shall be granted to any parcel of land or several parcels of land held in the same or joint ownership of five acres or more, unless the petition is submitted in accordance with the planned unit development procedures, Article V, Sections 40-5-3 through 40-5-6 of this Code. The Community Business Zone, because of the intensity of use, is generally associated with major street intersections, large-size water, storm, and sanitary utilities as well as governmental centers and public parking areas.
(K)
Highway Commercial Zone (B-3). The Highway Commercial Zone is created to provide locations for businesses that cater specifically to the needs of the motorist. The Highway Commercial Zone must be located on major streets and highways. Because of its intensity of use and the potential hazard that unrestricted highway developments create for safe and convenient traffic flow, this zone will be restricted by access control regulations of the Village. No Highway Commercial Zoning application shall be granted on any parcel of land or parcels of land held in single or joint ownership of five acres or more, unless the petition is submitted in accordance with planned unit development procedures as provided in Article V, Sections 40-5-3 through 40-5-6 of this Code. It should be noted, that apartments and other residential uses other than motels, hotels and similar transient facilities shall be excluded from this zone.
(L)
Limited Industrial Zone (M-1). The Limited Industrial Zone is created to provide areas in which light industrial uses, office, research, administrative uses, limited warehousing, wholesaling, and other similar uses may locate. This zone shall be located so as to be as compatible as possible with surrounding districts. No M-1 Zone shall be established on any parcel of land or parcels of land held in single or joint ownership totaling five acres or more in size, which is intended for further subdivision or division, unless submitted in accordance with the industrial planned unit development procedures contained in Article V, Sections 40-5-3 through 40-5-6 of this Code. (NOTE: It should be noted that no living quarters except those expressly designed for caretakers or watchmen shall be allowed.)
(M)
General Industrial Zone (M-2). This Industrial Zone
is established to provide areas for manufacturing and related commercial
uses which by their very nature cannot be operated at the same high
performance standards of those in the Limited Industrial Zones. Generally,
industrial zones should not be located next to residential areas.
(NOTE: It should be noted that no living quarters except those expressly
designed for caretakers or watchmen shall be allowed in this zone.)
The boundaries of these districts are shown
on the District Map which accompanies and which is hereby made a part
of this Code. The original of this map is properly attested and on
file with the Village Clerk, and said map and all the information
shown thereon shall have the same force and effect as if, fully set
forth or described herein.
(A)
Annexation. All territories which may hereafter be
annexed to the Village shall be automatically classified as an A-1
Agricultural Zone, unless such land is shown in the officially adopted
Advisory Map of Outlying Lands and Lots as shown in this Code.[1] If a parcel of land is shown on this map, it may be brought
into the Village with the zoning classification shown on the Official
Advisory Map of Outlying Lands and Lots.
[1]
Editor's Note: The Official Advisory Map of Outlying Lands
and Lots is on file in the Village offices.
(B)
Vacation. Whenever any street, alley, or other public
way is vacated, the zoning district adjoining each side of each street,
alley, or public way shall be automatically extended to the center
of the vacated area; and all areas included in the vacation shall
then and henceforth be subject to all appropriate regulations of the
extended districts.
(C)
Interpretations of zone boundaries. When uncertainty
exists with respect to the boundaries of the various districts as
shown on the Zoning District Map, the following rules shall apply:
(1)
District boundary lines are either the center
lines of railroads, highways, streets, alleys, easements, lot and
tract lines, or such lines extended unless otherwise indicated.
(2)
Wherever a district is indicated as a strip
adjacent to and paralleling a railroad, highway, street, the depth
of such strips shall be in accordance with dimensions shown on the
Zoning Map measured at right angles from the center line of a railroad,
street or highway, and the length of frontage shall be in accordance
with dimensions shown on the Zoning Map measured along the center
line of the railroad, highway or street unless otherwise indicated.
(3)
Where a district boundary line divides a lot
in single ownership, the regulations for either portion of the lot
may, at the owner's discretion, extend to the entire lot, but not
more than 25 feet beyond the boundary line of the district.
Zoning district regulations shall be set forth
in the following table, Parts I and II.[1]
[1]
Editor's Note: The Schedule of Zone Regulations, Parts I and II, is included at the end of this chapter.
