Our Work

Harlem Township Overlay Zoning

The Quick Strategy Guide (QSG) identified multiple areas of Harlem Township that were recommended to add zoning overlay districts that align with the Township's vision while allowing land uses and densities required to support the incoming sewers and growth of the region. From the recommendations of the QSG, 4 overlays have been created to date.

  • A Clustered Residential Conservation Overlay District (CRCD)
  • A Mixed-Use Overlay District (MU)
  • The County Line Road Overlay District (CLR)
  • A Mixed Service-Business-Residential Overlay District (MSBR)


Each of these overlay districts contain specific design standards to maintain the characteristics of Harlem Township. The overlays also enable an extensive review of design characteristics to ensure that projects are properly integrated into the surroundings and are compatible with adjacent development. The overlays encourage unified development projects that exhibit creative planning and design in ways that cannot be achieved through a standard zoning district and are imaginative in architectural design and are consistent with applicable public plans for the area.


The CRCD Overlay offers the ability to permanently preserve and integrate open space within residential developments – requiring 50% of the tract be maintained as open space. Additionally, a 200-foot woodland buffer is required to front these developments. The CRCD serves to:

  • Offer landowners alternatives to standard tract development of their land.
  • Establish a less sprawling, more efficient use of land, streets and utilities on tracts where central water and sewer are available.
  • Protect and conserve farmland, historical, and cultural features while minimizing topographical changes and damage to existing landscapes and vegetation.
  • Create usable and accessible open spaces, recreational areas, gathering places, and green corridors for wildlife and the community.
  • Encourage creativity and environmental responsibility in design through a controlled process of review and approval of the Development Plan and related documents.
Development Plan

Example buffer


The MU Overlay offers the ability for mixed-use development that aligns with the Township’s character while expanding land uses as development pressure increases around the Township. The MU serves to:

  • Provide an opportunity for an appropriate mix of uses while protecting the rural character of the Township.
  • Create a diversity of housing options combined with commercial uses to create a more walkable community and sense of place.
  • Create usable and accessible open space, recreational areas, and gathering places.
  • Assure compatibility between proposed land uses through appropriate development controls.
  • Allow for the pairing of economic development and other tools to prevent annexation and stay competitive with surrounding communities.
  • Allow for the management of density on Harlem Township’s southern boundary.
Development Plan

Example 200-foot woodland buffer


The CLR Overlay allows for land uses that are in high demand such as advanced manufacturing and technology due to external development pressures while implementing standards that are favorable for the Township. The CLR serves to:

  • Provide an opportunity for an appropriate mix of uses while protecting the rural character of the Township.
  • Create a diversity of housing options combined with commercial uses to prevent sprawling development.
  • Assure compatibility between proposed land uses through appropriate development controls.
  • Allow for the pairing of economic development and other tools to discourage annexation and stay competitive with surrounding communities.
  • Allow for the management of density on Harlem Township’s eastern boundary.

The MSBR Overlay builds upon the previous overlays to help protect and manage the Township’s northern boundary. It creates a diversity of housing options combined with commercial uses to create a more walkable community and sense of place while providing an opportunity for a mix of uses while maintaining the rural feel of the Township. The MSBR serves to:

  • Create usable and accessible open spaces, recreational areas, and gathering places.
  • Assure compatibility of proposed land uses through appropriate development controls.
  • Require water and sewer connectivity for future development while providing the opportunity for existing developments to tie into these systems where desired.
  • Allow for the pairing of economic development and other tools to discourage annexation and stay competitive with surrounding communities.