Or, putting it another way, "higher" uses are always permitted in the next "lower" class. Thus, uses accumulate from the top to the bottom of the pyramid. And at the lowest level, industry is permitted in addition to residence and business uses. Starting with the second level, the next lower or business uses are permitted in addition. Most zoning ordinances today reflect this hierarchy, and some actually specify it in so many words: "The order of classification of uses from highest to lowest for the purposes of this ordinance shall be as follows."Īn essential part of the idea of high-low use classification is the "zoning pyramid." Just where this term first arose is not clear, but it has become an often-used device to explain the structure of the typical zoning ordinance.Īs the accompanying diagram shows, all those uses in the "highest" or residential class are permitted throughout the pyramid. The next step was to arrange them in a hierarchical order, from high to low. In trying to prevent a conflict between land uses, the first step was to classify and segregate the different types of uses. Both will be taken up in turn, but because certain dangers lurk in the concept of the "use buffer," we shall trace its connections with the structure of the zoning ordinance. The other - the "landscaped buffer" - is a fairly recent development. One - the "use buffer" - is an offshoot from the main branch of the zoning ordinance in its conventional historic form. The zoning buffer is an attempt to solve this ever-present problem of incompatible land uses. And indeed, the idea that the activities taking place on one piece of land may be harmful to those on a neighboring parcel is almost as old as zoning itself. Just by using the word "buffer," we assume that two or more things are antagonistic. Membership for Allied Professionals & CitizensĮducation, Work, and Experience Verificationġ313 EAST 60TH STREET - CHICAGO 37 ILLINOIS
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