Zoning Set Straight

The below pictures have a set of signs that are supposed to show some sort of difference in R-1 zoning. I think these signs provide some misconceptions of zoning. I would like to try to explain the various zones as they pertain to a town or a proposed development within a ½ mile of sanitary sewer. The unified zoning ordinance of Tippecanoe county R1 is broken up as the following

R1-   To provide areas for low density single-family dwellings. Minimum Lot Size 10,000 Sq. Ft

R1A- To provide areas for low and medium density single-family dwellings. Minimum lot size 7500 Sq. Ft

R1B- To provide areas for low, medium and relatively high density single-family dwellings. Minimum lot size 6000 Sq. Ft

R1U- To preserve and protect older developed parts of the community by providing areas for medium and relatively high density single-family dwellings on older platted lots in urbanized sewered areas of the cities, incorporated towns, and unincorporated towns with sewer.

As you can see by definitions there is no such thing as higher density R1

 Inaccuracy, innuendo, boogieman, and tiny signs, all in a field on Dayton Road.

Inaccuracy, innuendo, boogieman, and tiny signs, all in a field on Dayton Road.

 Example of R1A Zoning

Please take a moment to think about one of our current subdivision called Deerfield. This is a nice neighborhood with decent lot sizes and a nice addition to our town. This is zoned R1A with lot size minimums of 7500 Sq. Ft. and was built on 55 acres with 180 lots. Still a nice neighborhood that is not crowded at all, right? Think of 110 homes on 55 acres, which is the size of the proposed development. This is much lower density than what you see in Deerfield. I think it is important to have that mental picture rather depend on a conglomeration of signs that we have no idea if the lots were measured correctly and do not take into account for roads, sidewalks and various lot sizes.  

There are other residential zones such as R2, R3 and R4 but they are not pertaining to single family dwellings.

 Even more signs, which seem to be in conflict with zoning ordinances for signage on residential property. Too, the signs are not useful representations of local zoning ordinances.

Even more signs, which seem to be in conflict with zoning ordinances for signage on residential property. Too, the signs are not useful representations of local zoning ordinances.

One other type of zoning that has been given a lot of attention lately is Rural Estate Zoning, this is the type of housing you may see at Peshewa Dr. Some of our trusting residents have been told by a certain land owner in town that this is the solution. I have included the definitions below for Rural Estate subdivision and Rural Estate zoning. You can see there are a lot of restrictions but this zoning cannot be used in areas where sanitary sewer is available or areas in which more than 50% of the land is tillable.

RURAL ESTATE SUBDIVISION. A unified rural residential development zoned RE, rural estate zone, or RE and FP. (The FP-zoned portion may include tilled land, and may make up portions of residential lots.) A rural estate subdivision shall not be located within an IURC approved service area (CTA) of a sanitary sewer provider or within the service area of a municipally owned sewer system unless it is farther than ½ mile, measured radially, from the nearest sanitary sewer line or lift station having unused capacity for twelve (12) lots. Proposed RE-zoned sites, or FP-zoned portions of rural estate subdivisions may be located closer than ½ mile, measured radially, from the nearest sanitary sewer line or lift station having unused capacity if outside the IURC approved service area (CTA) of a sanitary sewer provider or outside the service area of a municipally owned sewer system. More than 50% of its acreage is either: (1) wooded and untilled, (2) non-tillable, or (3) not mechanically harvested for at least 3 of the 5 years between 1997 and 2001, or a combination of any 2 or 3 of the 3 above conditions equaling more than 50%. A rural estate subdivision has a maximum density of no more than 1 dwelling unit per 2 acres, and a minimum residential lot area of 1 acre, exclusive of any outlot containing drainage easements and/or rural estate roads, and exclusive of any public street right-ofway. (Amend 27 and 61)

RURAL ESTATE ZONE. A rural zone containing part or all of a rural estate subdivision. Proposed RE-zoned sites, or FP-zoned portions of rural estate subdivisions shall not be located within an IURC approved service area (CTA) of a sanitary sewer provider or within the service area of a municipally owned sewer system unless it is farther than ½ mile, measured radially, from the nearest sanitary sewer line or lift station having unused capacity for twelve (12) lots. Proposed RE-zoned sites, or FP-zoned portions of rural estate subdivisions may be located closer than ½ mile, measured radially, from the nearest sanitary sewer line or lift station having unused capacity if outside the IURC approved service area (CTA) of a sanitary sewer provider or outside the service area of a municipally owned sewer system. More than 50% of the acreage of the rural estate subdivision of which it is a part is either: (1) wooded and untilled, (2) non-tillable, or (3) not mechanically harvested for at least 3 of the 5 years between 1997 and 2001, or a combination of any 2 or 3 of the 3 above conditions equaling more than 50%. A rural estate zone request includes no more than 12 residential lots, and shall include no FP-zoned lands; FP-zoned land cannot be rezoned. (Amend 27 and 61) Chapter 1 UNIFIED ZONING ORDINANCE, 3rd