\J 4 // & ^5 ... - i 9 1955 "dPPRICH V mo.i Uah'^SGc National Housing Agency Office of the General Counsel COMPARATIVE ANALYSIS OF PRINCIPAL STATE ZONING LAW PROVISIONS RELATING TO HOUSING, SLUM CLEARANCE, AND URBAN REDEVELOPMENT 1 June 1, 1944 STATES ZONING POWERS ARE CONFERRED UPON LEGISLATIVE BODY OF 2 ZONING DISTRICTS AND REGU- ZONING ZONING DISTRICTS MAY BE ESTABLISHED A J 1 LEGISLATIVE BODY 6 TO RE ND ZONING REGl STRICT AND REC JLATTONS ULATE THE Exceptions From Regu¬ lations May be Granted to Prevent Ry Express Statutory Provision, Elimination of Nonconforming Uses, Existing Before Zon¬ ing Regulation, Is STATES LATIONS FOR TO BE RECOMM ZONING DISTRICTS iNDED TO THE JODY BY 3 REGULATIONS MUST BE BASED ON Density of Popu- --- Location and Use of Buildings and Land Construction, A1 teratlon or Repal'r of Buildings Bui k, Height and Area of Buildings Percent¬ age of Lot Occu¬ pancy Setback of Buildings 6 Zoning Commission Planning Commission "COMPREHEN¬ SIVE" PLAN 4 1atlon (for Residence, Trade, Industry and other Unnecessary Hardship 7 Authorized Prohibited 8 1 II III IV V VI VII VIII IX X XI XII XIII XIV XV X X X X X X X ALABAMA Alabama_ _ _- A - X X X X X X X -»- X 78 ARIZONA ARIZON A Anv city or town k_X X x 69 x 69 X 70 X X 79 ARKANSAS ARKANSAS Any 1st class City 9 X 60 9 x 66 X X X X CALIFORNIA CALIFORNIA 9 X 9 9 9 X 9 X X 9 v 37 X 37 X X X X X X X - COLORADO COLORADO x x X X X X X 74 rnNNRr.TTrnT X 38 51 X X X • X X X X CONNECTICUT X X X X X X X DELAWARE DISTRICT DISTRICT X 11 X X 11 X 11 X 11 X 11 X 11 X X 78 OF COLUMBIA X X X X X X X FLORIDA FLORIDA A. X X X X X X X y 53 X X X X X X GEORGIA Any 1st or and class x X X X X • X IDAHO 62 X X X X X X x ?5 ILLINOIS ILLINOIS 14 67 X X 67 67 X X X 79 Y 54 62 X X X X X INDIANA INDIANA 1 5 yl5 15 15 15 15 15 15 15 IOWA x X X X X X X X IOWA Any city 39 X X 68 X X 71 X x 78 KANSAS KANSAS Shawnee and Wyandotte Counties^’ X X 63 X X X X X X X 76 Louisville and Jefferson County*^ 17 X 17 Y* 7 X X X X X X X X 74 KENTUCKY l ft Any kind class city 18 X 18 X 18 X X N X X X X KENTUCKY Any 3rd, 4th, 5th or Gth class city 36 X X X X X X X X LOUISIANA Any city, town or village 36 X X X X X X X X LOUISIANA MAINE Any city or town X 40 X 40 X X X X X X X X X 78 MAINE MARYLAND Any city, town, village or county 1 19 x 19 X X X X X X X MARYLAND MASSACHUSETTS Anv city or town* 5 ® 41 X X X X X X X X X 77 MASSACHUSETTS Any city or village 42 X 64 X X X X X MICHIGAN MICHIGAN Any township or county 21 X X X X X X X X X 79 22 Any 1st class city X X x 68 X X X X MINNESOTA Any and, 3rd, or 4th class city or any village X X x f >8 X X X MINNESOTA Any town in Hennepin County or bordering city over 10.000 23 X 43 X X X X X X X 80 MISSISSIPPI Any city, town or village over 1,500 X 44 X X X X X X MISSISSIPPI MISSOURI Anv cltv. town or village X 52 Y Y x L X X X X MISSOURI MONTANA Anv cltv or town X Y X X X X X X MONTANA Omaha 24 X X X X X X X X X 78 NEBRASKA Lincoln 25 x 6 8 X X X NEBRASKA Any other city or village X 52 X X X X X X x 72 X • NEVADA Any city or county over 15,000 or am cltv in such a county 26 55 X X x f 18 _ X X X NEVADA Anv cltv or town X 43 X X • X X X NEW HAMPSHIRE Any city or town X X X X i X X X X X 78 NEW HAMPSHIRE NEW JERSEY Any city, town, village or borough^' X X X X X X X X X 78 NEW JERSEY NEW MEXICO Any city, town or village x 43 52 X X X X X X X NEW MEXICO Any city 28 45 46 62 X x' 8 X X X 45 NEW YORK Any town 29 X 52 X X X X X X X NEW YORK Any village 28 X 46 X X X X X X X NORTH CAROLINA Anv cltv or town X 52 X X X X X X X NORTH CAROLINA NORTH DAKOTA Any city X 52 JL X X X X X X NORTH DAKOTA OHIO Anv cltv or village X X X X X X X X OHIO OKLAHOMA Any city or village X 47 X 47 X X X X X X X 30 Anv countv over 344.000 X 30 X X X X x 79 OKLAHOMA OREGON Anv cltv or town x 56 x 66 x ( 58 X X X X 0RE00N Any 1st class city X X X X X X X X Any and class city X X X X X X X X PEVNSYT.VANT A Anv 2nd A class city X X 58 X X X X Any 3rd class city 39 X X 1 X X X X X PENNSYLVANIA Any borough or 1st or 2nd class township 31 X 57 X X X X X X X X Anv county*'*’ X 48 5fi X X X X X X X X 74 RHGDF ISLAND Any city or town X 43 X X X X X X X SOUTH CAROLINA Any city or village X 52 X X X X X X X SOUTH DAKOTA Any city or town X 43 62 X X X X X X X oUUlH CAROLINA! TENNESSEE Any city, town or village X X X X X X X SOUTH DAKOTA 1 _ 33 Any county- X 33 X X X X X X X - TENNESSEE TEXAS Unv city or village_ X 62 X X X X X X X UTAH iny city or town X Bi X X X X X X X Lny county 34 X 69 X X X X X X X X 74 _ UTAH VERMONT Lny city, town or village X X X X X X X X X 78 VIRGINIA tny city or town X ta X X X X X X X X X 76 vKHMONT iny county X 49 Afl X 66 x« R X X X X X X 81 - VIRGINIA WASHINGTON iny city, town or county X„ X X X X X X X X 73 WEST VIRGINIA » jiy city, town or village X S2 X X X X X X X WASHINGTON WISCONSIN - ny city or village X 69 X X X X X X X X 78 wKbi VIKOIHIA 1 A ny county 36 61 X x 68 ' ----IL--- X X X X X X 83 - WISCONSIN WYOMING A ny city, town or village X ea X X X _X_ X X X _X WJOMINO I Explanatory Notes Are On Attached Page. LIBRARY Wepsity of mm EXPLANATORY NOTES TO CHART ON ZONING LAW PROVISIONS 3. 4. 5. 6 . 7. 8 . 9. 10 . 11 . 12 . 13. 14. 15. 16. 17. 18 . 19. 20 . 21 . 22 . 23. 24. 25. 26. 27. This chart is intsnded to cover the principal provisions of all general Y^afTthev relate* isted on January 1, 1944, of the 48 States and the District of Columbia insofar as ^ey relate to housing, slum clearance, and urban redevelopment. It is not intend o oncowpa P in special zoning laws or in charters, or provisions relating only agr cu .,. t r>osts or functions or to limited subject matter such as special zoning for airpo or b&968 f , , As used in this chart, the tern "zoning" moans the division of a municipality or coun y in¬ to districts for the purpose of regulating the location and use of ..uxldings an. an , building construction, through rules and regulations which constitute an e * er8 86 ° power pursuant to state statutes and which are uniform with respect to each c ass or building or land within each district but may differ between districts. Zon ng reg a ns mi.s be distinguished from the additional building and other regulations which apply un o y districts. Except as otherwise indicated in footnotes, the zoning powers conferred by stats zon ng aws up¬ on a municipality may be exercised within the corporate limits of the municipality, an zo ng Dcwers conferred upon a county may be exercised within the unincorporated areas of the coun y. With only a few exceptions which are specifically indicated in this chart, the zoning aws au¬ thorize the legislative body of the municipality or county, as the case may be, to exerc 80 ® zoning powers of the municipality or county and generally authorize the legislative °dy P ^°~ vide for the manner in which zoning districts and regulations shall be determined, amen an enforced and for the appointment of a board of appeals or adjustment to hear and dec. e appea s which may be taken from any order or decision of an officer or department enforcing zoning regu¬ lations in the municipality or county. Provision is also made for appeal to an appropria e court from any decision or order of such board. The zoning laws generally provide that the proper local officials of the municipal! y or county may institute any appropriate action or proceedings to provent, restrain, ora a e e construction, alteration or repair of any building, or the use or occupancy of any building or land, in violation of zoning regulations; and many of the zoning laws, in addition, ma e e violation of a zoning regulation a misdemeanor punishable by fine or imprisonment. Also, n municipalities or counties where an official permit is required for the construction or a ela¬ tion of a building, or for certain uses of a building, relevant zoning regulations may be @n- forced by withholding such permit if the construction, alteration or use of the building would violat.o such zoning regulations. , . ,, , .. ^ , While the plan of operations embodied in state coning legislation invariably ves-s the zoning powers directly in the legislative body of the municipality or county, provision is generally made also for either a zoning or planning commission acting as an advisory agency to t.ie egis-r lative body. Where zoning commissions are utilized, they are established under the zoning laws themselves for the specific purpose of recommending zoning districts and regulations, whereas planning commissions, while authorized to recommend zoning districts and regulations, also have other and broader purposes and functions and are usually created pursuant to state planning laws. Generally, the legislative body must obtain the recommendation of either the zoning or planning commission, as the case may be, before it establishes the original zoning districts or adopts the initial zoning regulations. However, under the zoning laws of most states, such rec- ommodations are advisory only. Also, they are not generally required with respect to changes or modifications in zoning districts or regulations after their original establishment or adop- tion. . These laws have provisions essentially the same as the followings "Regulations shall be in ac¬ cordance with a comprehensive plan and designed to lessen congestion in streets; to secure safety from fire, panic and other dangers; to promote health and the general weliare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements." Except as indicated in footnotes under column II. This column is simply intended to indicate zoning laws which have language expressly authorizing regulations with respect to the setback of buildings from streets and highways. It is not in¬ tended to indicate that zoning laws of other states do not authorize 3uch regulations under the more general provisions of their laws designated in other columns of this chart. This column is intended to indicate the zoning laws which provide specific procedures for grant¬ ing exceptions from zoning regulations to prevent unnecessary hardships. Such exceptions are generally passed upon and granted by a special board of appeals or adjustment. See footnote 2. The zoning laws of about one-half the states do not contain express provisions with respect to the elimination of uses of property which do not conform to zoning regulations but were being lawfully exercised at the time the zoning regulations were adopted. In such states, the elimin¬ ation of such nonconforming uses is probably beyond the powers of the municipality or county. In addition to the zoning law applying only to cities and towns, the planning law of the State authorizes the planning commission of any city or county to prepare "detailed plans" based on its master plan for the future physical development of the city or county and to recommend such ( detailed plans to the legislative body of the city or county for adoption. Such detailed plans' may include proposed regulations limiting the uses of land and buildings, the location, heights and bulk of buildings, the open apace about buildings, and other matters which accomplish the purposes of the law authorizing such master plan. Except New Haven, for which a special zoning law has been enacted. With respect to towns, it is the zoning commission which is authorized to establish the zoning districts for the town (out¬ side the area within a city or borough) and adopt regulations for such districts. A zoning commission has been created by Act of Congress for the District of Columbia and it is this commission which has been authorized to establish zoning districts and adopt regulations for such districts. However, such Act of Congress does not authorize such regulations to apply to Federal public buildings. It also requires the location, height, bulk, number of stories, size and spaces around such buildings in the District to be submitted to the National Capital Park and Planning Commission for its approval. Dade, Duval and Hillsborough Counties are the only counties in the state having a population of more than 180,000. Fulton County is the only county in the State naving a population of more than 200,000. Georgia is the only State which does not have a general zoning law applying either to municipalities generally or to certain classes of municipalities. However, the General Assembly may grant the governing body of any specific city having a population of 1,000 or more the authority to pass zoning regulations, and special zoning laws for many cities have been enacted. No regulation under this law may apply to the use of land for agricultural purposes, nor to the erection or maintenance of buildings for such purposes. The planning commission of any county may prepare drafts of ordinances for the purpose of carry- ing out the master plan prepared by the commission for the physical and economic development of the county, "including zoning or land use regulations," and the legislative oody of the county is authorized to adopt such ordinances. This law applies to any county having a population of more than 70,000 and an assessed valuation of less than $150,000,000. Shawnee and Wyandotte Counties are the only two counties having a population of more than 70,000 and ail assessed valuation of less than $150,000,000. Also, see footnote 14, which is applicable to this law. Any city of the first class (Louisville is the only such city in Kentucky) and the county in which it is located (Jefferson County) may enter into an agreement to regulate the incorporated and unincorporated areas under their respective jurisdictions and to create a joint city and county planning and zoning commission. Such commission must adopt a comprehensive plan which includes both a master plan for the future physical development of the entire county and a zoning plan recommending zoning districts and zoning regulations for the entire county (except that for agricultural land such regulations may be recommended only for the location of streets, highways and setback lines for buildings). Zoning regulations may be adopted by the legislative body of the city or county, within its respective jurisdiction, after it has adopted the master plan and the zoning plan in whole or in part. Any other incorporated municipality located in the county "may avail itself of the benefits" of the law at any time with the consent of Jefferson County and the City of Louisville. Thereafter "such municipality and the territory within its bounda¬ ries" are subject to the provisions of "the law as set forth in the terms agreed upon”. The law provides that each city of the second class and the surrounding territory which bears re¬ lation to the planning and zoning of the city shall have a planning and zoning commission, whose manbers shall be appointed by the city and the county. The commission is authorized "to lay off and establish" zones or districts in such area "and to prescribe and enforce zoning regulations." Zoning regulations must be approved by the legislative body of the city, insofar as they affect property within the corporate limits of the city, and by the fiscal court of the county, insofar as they affect property in the county outside the corporate limits of the city. The legislative body or fiscal court, as the case may be, may adopt or reject the recommendations of the planning and zoning commission for zoning regulations prepared in accordance with a comprehenisve plan, be may not adopt zoning regulations differing in any material respect from those recommended by * ..s commission. Except Baltimore City and in certain counties and except as provided in special laws applicable to the Maryland-Washington Metropolitan District. Any city or town over 10,000 may utilize an alter¬ native law, which is similar to this law except that it provides for establishing a commission having zoning functions only. Except Boston, for which a special zoning law has been enacted. The zoning regulations of the legislative body of the county must be approved by the planning com¬ mission of the State before they become effective. ’Hie zoning regulations of a township apply to the unincorporated areas within its boundaries. Upon the adoption of such regulations by the legislative body of a township, any zoning regulations of the legislative body of the county be¬ come ineffective in such township. However, before the township zoning board recommends zoning districts or regulations to the legislative body of the township, such board must submit its recommendations to the county planning commission for approval, or if such commission has not been established, such recommendations must be submitted for the approval of a zoning committee established by the legislative body of the county for the purpose of coordinating the zoning regu¬ lations of the townships within the county. In addition to the powers conferred by this zoning law, the legislative body of a city of the first class is authorized upon appropriate petition, to exercise the power of eminent domain to establish districts exclusively for residential purposes and to determine and pay compensation to the owners of property in such districts damaged by the establishment of the districts. The law is applicable,inter alia , to any town within a county having a population of more than 450,000 and assessed valuation in 1935, exclusive of money and credits, of over $280,000,000. Hennepin County is the only county in the State meeting both conditions. This law applies to cities having & population of 100,000 or more. Omaha is the only city in the State having that population. The zoning powers extend 3 miles beyond the boundaries of the city J hi ! l . laW ? ppl f® 8 *° having a population of more than 40,000 and less than 100,000. Lincoln* * 8 *** city # in the State having that population. The zoning powers extend 3 miles beyond the boundaries of the city but not to any area within any other city or village. ®P pl ;f 8 c * tie8 and counties having a population of mere than 15,000 and to cities lo- ^counties having such population. Reno, Sparks and Las Vegas are the only cities and Clark and Washoe Counties are the only counties in the State within that classification. and*not Ij “felt”" 1 "* r,S ‘ UUon * ^ th * Slt ' •" * •»■=» !»•* 28 If the master plan of a county planning commission relating to the future de ™^ P “ ent 28# of the oounty conflicts with any zoning ordinance of a "local government unit, such mast©.. niftn s hall (if subsequently reaffirmed by the commission) supersede the ordinance. , .. £T,«rtnot. 23. Also, th. zoning po*r. conferred up» the to™ apply only to woh part of th. towi as is outside of the corporate limits of any city or village. . ^ . -vi Oklahoma County is the only county in the State having a population of more^ than 244, ^ • "regional" planning commission may be established for the County and it is this c i2 authorized to establish zoning districts in the unincorporated area of the County and to adoot regulations for such districts. 3 , , ._ -ii The zoning powers of a township may be exercised anywhere within its boundaries, but powers of a township of the 2nd class are effective (l) within the township, or P® ^ during the time that any zoning ordinance adopted by the legislative body of £ ® f Ltltion In effect in such township, or part thereof, or (2) anywhere within the township P® protesting the exercise of such powers is filed by taxpayers whose property valuation fo:r purposes amounts to at least 51 percent of the total property valuation for tax purposes 32. 33- The regulations adopted under this law apply to all of the area within the county ex pt ("Hies or boroughs or within townships of the 1st class. See footnote 31* , The zoning powers of the county are limited to the unincorporated area of the coun f _ 34 . 35- 36 . 37 . 38. 39- 40. The 41 42 43 44 45 49 50 53 54 55 a zoning plan (including recommendations for zoning districts and regulations) has been made and coSfifd to too leglslitiyj body of th. oounty by th. regional (oounty or int.r^omty) planning commission of the "region" including such area. See also footnote 14, which is app. ... No regulation under this law may apply to the erection or maintenance of buildings for agricul N^zoning^eguiation of the legislative body of a county may be effective within any town until +he town board has approved such regulation. . If there is no planning commission, a zoning commission may be established to function until su h time as a planning commission is established. „ A planning commission created for a city or town not having a zoning law in force and e.fe t prior to 1929 , has the powers otherwise prescribed for the zoning commission of the ci y Except as provided by special laws applicable to designated cities, towns or boroughs. If there is no city planning commission, the legislative body may appoint a commit ee or sion specifically to make zoning recommendations. M \ legislative body of a city or town (town meeting in case of a town) may establ e V > a planning board to prepare both a master plan for the future physical development of -ho city or tom and a zoning plan to divide the city or town into districts and to recommend regulations for such districts or ( 2 ) a zoning committee simply to prepare and recommend a zoning dj. - the city or tom. , , , . A city or town without a planning board may establish a zoning board, or the boar- cu se of th© town may act in lieu of such zoning board. . , In a city having a population of 25,000 or more, a zoning commission must be established or me plan commission of the city must be designated to perform the functions of a zoning commission. In a city of less than 25,000 or in a village, the legislative body performs the functions o. a zoning commission, except that the plan commission of a city may be designated uo perform the functions of a zoning commission. _ In contrast to most zoning laws which require the establishment of zoning commissions, trn.s iaw simply provides that a zoning commission may be established. _ . The specific provision is that the legislative body of the city, town or village may utilize the city engineering department or an advisory committee of citizens to recommend zoning districts and regulations for such districts. , ^ . The legislative body of the city is authorized to determine by whom, in what manner, and saoje-t to what conditions the powers conferred by this law shall be exercised. 46 . A zoning commission must be established by any village exercising powers under this law, unless, prior to its enactment, such village had adopted a zoning ordinance pursuant to another law. 47 . If a planning commission exists before a zoning commission is established for the city or village, the planning commission must be appointed as the zoning commission. 48. The legislative bodies of 2 or more counties may provide for a joint or common zoning commission which shall be deemed the zoning commission of each of such counties. In counties which do not have a population of more than 500 per square mile or do not adjoin a city of 100,000 or more, the county planning commission, instead of the county zoning commission, racomnends the zoning districts and regulations. ■}\j. If a planning commission is established. Also, see footnote 9* 51. The commission on the city plan or other planning board may be appointed as the zoning commission. 52. If the planning commission exists before a zoning commission is established for the city or town and is designated as the zoning commission. The legislative body of the county may appoint a county planning board to recommend zoning dis¬ tricts and regulations for such districts. The legislative body of a city may require the city plan commission to recommend zoning districts for the city and regulations for such districts. Zoning regulations must be made in accordance with a "master plan for land use" prepared by the planning commission. 56 . If a planning commission i 3 established. 57. Where a borough plan commission already exists, it m ay be appointed as the zoning commission. 58 . If a planning board is established for the county, the legislative body of the county may, in lieu of establishing a zoning commission, authorize each board to serve as the county zoning commission, 59. Before establishing any zoning districts or regulations, the legislative body of the county must establish a county planning commission to recommend zoning districts and regulations for all or part of the unincorporated area of the county; provided that (whether or not a county planning commission has been established) the legislative body may, upon petition of real property owners within any unincorporated area or district of the county, establish a "district planning commis¬ sion" which shall act in lieu of a county planning commission with respect to such district. If a county planning commission has been established, it must approve the zoning recommendations of the district planning commission before they are submitted to the legislative body of the county. 60. Upon request of the legislative body of the city or village, the city plan commission or board of public land commissioners, or if the city or village has neither, a plan committee of the leg¬ islative body, recommends zoning districts for the city or village and regulations for such districts. ’61. If the county has a county park commission or a rural planning board, such commission or board re¬ commends zoning districts and regulations for unincorporated areas of the county. 62. Zoning regulations must be for the purpose of securing safety from fire and other dangers, and to promote the public health and welfare, including provision for adequate light and air. 63* Regulations under this law must be made in accordance with a "comprehensive" plan, but the purposes of such plan are not specified. 64« Zoning regulations must be made in accordance with a plan designed to lessen congestion cm the public streets and to promote public health, safety and welfare. 65 . Applies only to counties which have a population of more than 500 per square mile or adjoin a city of 100,000 or more. 66 . The legislative body of the city or town may regulate the area of yards and other open spaces and the location of apartment or tenement houses, club houses, group residences, and Single and two family dwellings. 67. The legislative body of the county may regulate the "intensity" of the use of buildings and land. Also, see footnote 14. 68 . The legislative body is authorized to regulate the location and usa of buildings, but is not other¬ wise authorized to regulate the use of land, except for the specific purposes indicated in other columns of this chart. 69. May regulate and restrict the height and "character" of buildings erected. 70. Only on major streets. 71. Only on major streets in first class cities. 72. Only in residential areas. Applies only to cities and towns. Zoning regulations under this law may contain reasonable provisions for the eventual termination of non-conforming uses either by specifying the period or periods in which nonconforming uses shall be required to cease, or by providing formulae whereby the compulsory termination of nonconform¬ ing uses may be 30 reasonably fixed as to allow for the amortisation of the then existing invest¬ ment in the nonconforming property or use. While the law states that no zoning regulation adopted under this law may deprive the owner of any existing property of its use or maintenance for the purpose to which it is then lawfully de¬ voted, it authorizes provisions to he made for the gradual elimination of uses ard structures "which are incompatible with the character of the districts in which they are made or located" including provision for ( 1 ) the elimination of such uses of unimproved lands when the existing rights of the persons in possession thereof are terminated; ( 2 ) the elimination o' u se3 +0 whi'-h such structures are devoted, if they are adaptable for permitted uses; and (3) the elimination' of such structures when they are destroyed or damage** in major part, or when they have reached the age determined to be the normal useful life of such structures. 76 . Zoning regulations adopted under this law may contain reasonable provisions for the gradual elim¬ ination of uses of land and buildings that do not conform to such regulations. g Zoning regulations under this law "may regulate non-use of nonconforming buildings and structures so as not to unduly prolong the life of nonconforming uses," No zoning regulation adopted under this law may affect an existing structure or the rirht to Hs continued use for the purpose used at the time such regulation takes effect, and fcfe, bSldin* used for such purpose may be repaired (to a specified extent) even though such repairs do not cenfom to zoning regulations. No zoning regulation adopted under this law may deprive the owner of any existing property of its use or maintenance for the purpose to which it is then lawfully devoted. J 80. No zoning regulation adopted 'under this law may prohibit the continuance of the use of a buildinw for any trade or industry for which such building was used at the time the regulation takes St nor prohibit the alteration of or addition to such building, ^ 8 1. This i aw provides thatin counties which have a population of more than 500 per square mile or adjoin a city of 100,000 or more, no zoning regulation adopted thereunder may iaSir any "vested right , m other counties, no zoning regulation adopted under this law may prohibit the continued the P^P 88 U8ed at the time such regulation takes effect, but prohibited^ addition “X existing structure in conflict with the toning regulations may be 82. No zoning regulation adopted under this law may prohibit the continued use of any buildin* for any trade or industry for which the building was used at the time such regulation takes Effect, but u^?.^: terati0Q ° r addiUcn “y building in conflict with the zoning regulations may be prohibited* * 55035 Bev. 6/1/44 73- 74° 75. 77. 78. 79. ■ \