Introduction to Zoning

Zoning helps guide the development and growth of the Village of Warrens, ensuring that land is used appropriately, and creating a balanced environment for residential, commercial, agricultural, and recreational activities. Zoning laws establish different districts to regulate how land can be used, and this page provides information about these districts and the processes involved in zoning applications.

Download the Complete Zoning Ordinance

For a detailed overview of the zoning regulations for the Village of Warrens, including all district definitions, permitted uses, setback requirements, and more, please download the complete 2024 Zoning Ordinance document. This document includes all zoning district charts, conditions, and specific guidelines to help guide land use and development in the village.

Zoning Ordinance Overview

Zoning Districts

The Village of Warrens is divided into several zoning districts, each with its own regulations for land use, building structures, and property maintenance. The following are the main zoning districts. To view specific zoning control charts, download the full Zoning Ordinance PDF and scroll to the page numbers listed next to each district.

Residential Zoning: Includes areas designated for residential homes and structures.

R-1 Residential – Single/two-family homes, low density
R-1 Residential Zoning Control Chart – see page 22

R-2 Residential – Multi-family units, higher density
R-2 Residential Zoning Control Chart – see page 23

R-3 Residential – Residential with mixed-use transition options
R-3 Residential Zoning Control Chart – see page 24

R-4 Residential – Lodging and multi-use residential
R-4 Residential Zoning Control Chart – see page 25

Business: Areas designated for business, retail, and service operations.

B – Business – Retail, office, and commercial use
B Business Zoning Control Chart – see page 27

Commercial Zoning: Areas designated for seasonal homes, short-term lodging, and resort-style use.

CR – Commercial/Recreational – Seasonal residences, vacation lodging, and recreational facilities
CR Commercial/Recreational Zoning Chart – see page 34

Industrial Zoning: Areas for industrial and manufacturing uses.

I – Industrial – Manufacturing and industrial development
I Industrial Zoning Control Chart – see page 29

Agricultural Zoning: Areas designated for farming and agricultural purposes.

A – Agricultural – Farming and open land
A Agricultural Zoning Control Chart – see page 30

Conservancy Zoning: Areas dedicated to environmental protection and conservation.

C – Conservancy – Natural and environmentally protected areas
C Conservancy Zoning Chart – see page 32

Zoning Map

To view the zoning districts visually, please access the zoning map below. You can use this map to identify your property’s zoning district.

View Zoning Map (Link to map or PDF)

Zoning Regulations

Zoning Rules & Guidelines

All land use, construction, and development in the Village of Warrens must follow the zoning regulations established by the Village. These include:

• Specific permitted uses for each zoning district
• Rules for building placement, lot size, structure height, and land coverage
• Restrictions on structures in steep slope areas
• Special requirements for conditional uses or modifications

For full details, including charts and definitions for each zoning district, please refer to the complete zoning ordinance.

Conditional Uses and Special Permits

Certain land uses are not automatically permitted in a zoning district, but may be allowed through a Conditional Use Permit (CUP). These uses require review by the Plan Commission and may also be approved by the Village Board.

Common Conditional Uses include:

• Schools, churches, and other public facilities
• Planned residential developments
• Campgrounds and recreational facilities

To apply for a Conditional Use Permit, Click Here for the CUP Application Form.

Zoning Variances

A zoning variance is a special exception to zoning rules, granted when strict enforcement would cause unnecessary hardship due to unique conditions of a specific property. Variances are reviewed carefully to ensure they remain consistent with the overall intent of the zoning ordinance and do not negatively impact public welfare.

Standards for Granting Variances:

The Board may grant a variance only if the following conditions are met:

• Exceptional Circumstances: Unique conditions such as topography or lot configuration that don’t apply to other properties in the district.
• No Self-Created Hardship: The hardship must not be caused by the applicant’s own actions or decisions.
• Preservation of Property Rights: The variance must allow the applicant to enjoy rights typically available to other properties in the same district.
• No Harm to Public Interest: The variance will not negatively impact public health, safety, or welfare, or harm nearby properties.
• Consistent with Zoning Intent: The variance must align with the general purpose of the zoning ordinance.

Types of Variances:

1. Use Variance: Allows a land use that is not permitted in the zoning district, typically where the property cannot reasonably be used for any permitted purpose without the variance.
2. Area Variance: Allows deviations from dimensional standards (e.g., setbacks or height limits) when strict adherence would be unnecessarily burdensome.

Conditions and Expiration:

A variance may be subject to specific conditions set by the Board. If no deadline is set, a variance will expire 18 months after approval unless construction or use has begun.

How to Apply for a Variance:

To apply for a zoning variance, please fill out the Variance Application Form.

Violations and Enforcement

The Village of Warrens enforces zoning laws to ensure compliance and protect the community. Key points include:

• Violations: It’s unlawful to construct, alter, or use any property in violation of zoning regulations.
• Warnings and Penalties: Violators receive a written warning and must take corrective action within 10 days. Failure to comply may result in fines or legal action.
• Signs: Constructing signs without a permit or failing to maintain signs may lead to fines or removal at the property owner’s expense.
• Permit Expiration: Zoning permits are void if construction doesn’t begin within 180 days or is suspended for 90 consecutive days.

The Village Clerk and the Plan Commission are responsible for investigating violations and issuing notices. For more information or to report a violation, please contact the Village Clerk.

Public Hearings

Upcoming public hearings related to zoning matters will be posted here. You can attend these hearings to learn more about zoning requests or provide public comments.

Next Zoning Public Hearing:

Location: Community Building

Date: June 2, 2025

Time: 6:00 PM