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When a county or township rones (township zoning is permitted in some of the states), it first appoints a planning or zoning board of citizens to make the necessary studies and serve as a study >r recommending agency. Taking into account existing property uses, the resources of the area, trends of development, and other pertinent facts, the board then proposes a plan for future developments, and indicates the zoning districts into which it recommends the county or township be dividFollowing
public hearings, the proposals are submitted to the
adoption or^/ejection. Provision is also usually made at some point for either a mandatory or optional vote by the electorate.
Although zoning districts customarily take their name from the chief use of property — such as residential or agricultural — each district is really a combination oi association of compatible uses.
Residential districts, for example, include schools, churches, libraries and other property uses, as well as homes. Similarly, agricultural districts are not limited to farming, but also usually provide for nonfarm homes, some types of commercial enterprises, and other activities considered desirable for the district. Existing Property Use Continues
Zoning is not retroactive. It “stops” no existing use of property. Any legitimate activity being carried on when an ordinance becomes effective may be continued indefinitely at the pleasure of the property owner, even though it may not be in harmony with the purpose of the district.
However, any new uses of this nature may be restricted; otherwise the primary purpose of zoning would be defeated. This does not necessarily mean, though, that all such uses are entirely exed.
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