ZONING AND DEVELOPMENT CONTROLS

Z O N I N G A N D R E G U L AT I O N S

DEVELOPMENT CONTROLS

Land use planning and development control can be defined as 'government delineation and restrictions of rights over land within specific area or zone. The development controls are necessary to control the production of built environment. Development controls like zoning are important to regulate the property rights, which help in the functioning of this land and real estate markets. Development control intervenes in the process of land development, occupancy, land-use, construction to allow or reserve the transaction according to rules and regulations prescribed. Regulation is important to make the market and development more efficient. Zoning was a result of urban reform movements of the early 2oth century to prevent overcrowding and to protect existing residential and commercial neighbourhoods from encroaching development.

ZONING REGULATIONS

The relevance of zoning regulation is discernable only under COMPREHENSIVE PLANNING. Comprehensive planning encourages government to think about all aspects of community, town, city and the way in which they are interrelated. Comprehensive planning takes into consideration the following facts:
1. 2. 3. 4.

The present condition of the community (Goals Proposed And Proportions Achieved) How did the community reached this point? (Planning Strategy) What was the target end? (Restating The Aims And Goals) How it can get there? ( Redefining/Realigning The Strategy)

Zoning is one of the reforms of the planning policies, which was enforced to institutionalize comprehensive planning. In other words Zoning is a tool to achieve Comprehensive Planning.

ZONING REGULATIONS

Zoning regulation is a tool to implement the policies and goals established in a communitys plan as they relate to land use. It specifies activities allowed on each parcel of land as well as any associated standards or exceptions. It is the distribution or division of land (in town planning) into particular zones based upon some criteria or principles. Zoning was originally a method of safeguarding against incompatible land uses. The following elements of city growth are given importance while zoning an area. 1. Concentric growth : A. The growth of buildings which spread from a center in all directions is called concentric growth. B. These types of buildings usually form a ring and consists of residential buildings surrounded by commercial areas. C. This type of growth is natural and totally unplanned. D. When the population goes on increasing, the concentric circles are again surrounded by people these areas are called the suburbs of the city.

ZONING REGULATIONS
Boundary : A. Boundaries are the important element in zoning. B. Usually the boundaries between two zones can be road, railway line, river, a wall or a green belt. C. Green belt is preferred to all others. D. The existence of boundaries depends on the rule of law. Sometimes boundaries are broken and two zones seem to mix. This type of area is then called transition zone. Existing towns : A. While zoning and planning new towns, the planner must keep in mind the convenience of existing towns. B. Zoning should be done in such a way so as not to disturb the ecosystem of the already existing town. Flexibility: A. The zoning of an area should be such so as to provide maximum comfort and convenience to people. B. Zoning should also be done in such a way that in future new towns can be made and there is room for expansion of the zone. New towns: New towns should be provided room for in zoning of site

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ORIGINS OF ZONING

Zoning was originally used to regulate the location, type, and density of development within a community through the delineation of one or more zones or zoning districts, as depicted on a zoning map. During the 1920s, the authority of cities to control zoning arose from a need to control the location and proximity of uses.
1. 2. 3.

Need to control abuses of uncontrolled private development. Faith in scientific planning and administrative control. Division of city into districts with regulation within each district.

Early examples where zoning regulation was applied Village of Euclid, Ohio , was one of the first cases where zoning regulations were constitutionalized.

TYPES OF ZONING

TYPES OF ZONING

1.

EUCLIDEAN ZONING

Most prevalent, used extensively in small towns and large cities alike. Also known as "Building Block" zoning, characterized by: 1. The segregation of land uses into specified geographic districts and dimensional standards. 2. Stipulating limitations on the magnitude of development activity that is allowed to take place on lots within each type of district. Typical types of land-use districts in Euclidean zoning are: 1. Residential (single-family). 2. Residential (multi-family). 3. Commercial. 4. Industrial.

TYPES OF ZONING

2.

PERFORMANCE ZONING

Uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects in any area of a municipality.

Often uses a points-based system allowing developer to gain credits for meeting established zoning goals through selecting from a 'menu' of compliance options like
1. 2. 3.

Mitigation of environmental impacts. Providing public amenities. Building affordable housing units, etc.

TYPES OF ZONING

3.

INCENTIVE ZONING : (Implemented in Chicago and New York City) Intended to provide a reward-based system to encourage development that meets established urban development goals. Base level of prescriptive limitations on development will be provided and an extensive list of incentive criteria will be established for developers to adopt or not at their discretion. A reward scale connected to the incentive criteria provides an enticement for developers to incorporate the desired development criteria into their projects. Common examples include FAR (floor-area-ratio) bonuses for affordable housing provided onsite and height limit bonuses for the inclusion of public amenities on-site.

TYPES OF ZONING

4.

FORM-BASED ZONING

Developed and promoted by urban designers and architects, emphasizes form over function.

District standards regulate the physical aspects of development and include related design standards for structures, streets, parks, and other public and private space.

Design standards are typically described and presented graphically.

COMPONENTS OF ZONNING

COMPONENTS OF ZONING

Zoning is typically a practice of designating permitted uses of land based on mapped zones which separate one set of land uses from another. The regulations that are specified in the zoning include the use of land /property, and also a restrain on the configuration of the structure on the site. Zoning basically is composed of two parts:
1.

Ordinances: Defining the regulations. Zoning Map : Map delineating the districts in which the provision of ordinances apply.

2.

ZONING ORDINANCES

Zoning Ordinances typically do the following:

1.

Divide a city into various land use designations. List permitted uses within those designations. Provide for conditional and accessory uses. Establish development standards such as building height, setbacks, lot coverage, parking, signage and landscaping. Provide for administrative procedures for variances, conditional use permits, design review and zone changes or text amendments.

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ZONING PLANS AND DISTRICTS

Zoning plan is prepared for the community and is divided into districts, in which the land is classified for certain restricted uses. The shape, size and location of these districts are in accordance with the comprehensive plan, and should promote neighbourhood development. The zoning plans should serve as refinements to the comprehensive plans. They should detail out the area, in a manner that helps in the development of the defined district. An area identified for single Family dwellings in comprehensive plan, can have schools and commercial centres marked on the zoning plan to help in the development of the area. The zoning plans created should help in establishing balanced community design.

ZONING PLANS AND DISTRICTS

Different land uses are identified under the zoning district maps. The classification differs for different communities, according to local customs and requirements.
1.

OPEN LAND: A. There is a prohibition/ restriction of urbanisation in this area. B. Urbanisation has been restricted to protect or enhance the growth and development of the community. C. Include areas of scenic or historic importance, areas too steep to build upon, flood prone areas, where infrastructural support requires large financial backing. AGRICULTURAL LAND: A. Permits the use of land consistent with economically feasible agricultural enterprise. B. In urban areas the lot sizes vary from 25 to 1 acre.

2.

ZONING PLANS AND DISTRICTS

3.

ESTATE: A. Are residential development of large sized lots. B. Help in creating country side character in certain suburban areas. C. Some agricultural activities are also permitted in this classification, for e.g. Poultry raising. D. The lot sizes vary from 20,000 to 40,000 square feet. SINGLE FAMILY: A. In single family districts land uses are restricted to a single dwelling unit per lot. B. Minimum lot are along with lot width is specified. C. This land use classification of single family dwelling units for nuclear families is not feasible in most of the cities as it is not a very sustainable concept.

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ZONING PLANS AND DISTRICTS

4.

TWO FAMILY: 1. This district classification permits two dwelling units within single structure. 2. In this type of classification density is specified, with minimum lot area per dwelling unit. 3. Uniform density provision, allows flexibility for lots of varying size, rather than specifying two units per lot regardless of the area of the lot. MULTIPLE FAMILY: 1. A district that allows more than one single family dwelling is permitted, to occupy a single lot. This known as multiple family district. MEDIUM DENSITY: 1. Medium density provisions vary from large cities to small towns. 2. With the provisions of 20-40 dwelling units per net acre in large cities. 3. It is generally four times the density of single family district, if the lot area in single family district is 4000 sqft, then in medium density it would be 1000 sqft per dwelling.

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DIFFERENCE BETWEEN COMPREHENSIVE PLAN AND ZONING PLAN

COMPREHENSIVE PLAN/ ZONING PLAN

1.

COMPREHENSIVE PLAN : A. Have the policies for the development of the whole city. B. Policy and program for related land-use activities. C. Forms framework for urban structure. D. Standards of population density. E. Design of circulation system. F. Comprehensive plan adopted as a resolution by government body.

2.

ZONING PLAN : A. Translates the general framework into precise plans. B. Specifying the zoning for land-use, streets and highways, mass transit, recreation and conservation, sub-division expansion etc. and other urban redevelopments. C. Zoning plan is adopted as legal ordinance, with penalties associated with violation.

Zoning is not a substitute neither a an alternative to the comprehensive planning procedure.

HEIGHT AND BULK ZONING

HEIGHT AND BULK ZONING

One of the most important aspects of zoning is the relationship between buildings and the space around them. The need to establish this relationship is to provide: 1. Adequate sunlight, 2. Ventilation, 3. Sound control. 4. Privacy Important to establish a link between amount of building floor space and exterior circulation including streets, sidewalks, parks. Also this would help in providing car parking space, green spaces, thus enriching the quality of space. The importance of this zoning control lies in the fact is that it ensures the provision of light and air not only inside the buildings but also on site. Ensures adequate distances between buildings, between building and road.

HEIGHT AND BULK ZONING

Bulk zoning regulations restrict the density in a given area through a variety of buildingspecific measures, including 1. Floor-area-ratios (FAR), 2. Setback requirements (Zoning Envelope) 3. Open space requirements. Zoning envelope 1. Is an important aspect of bulk zoning, in which front, side and rear setbacks are used to define the zoning envelope on the site. 2. The provision of these setbacks ensures that sunlight is available to the road or street in front of the massive structure. Such provisions are separate from use-based zoning regulations, which restrict the type of use permitted in a given area, such as residential, industrial, or commercial.

HEIGHT AND BULK ZONING

FLOOR AREA RATIO 1. FAR refers to the ratio of built floor area in a building to the size of the lot on which it stands. 2. Method for controlling density of lots. 3. This is the most flexible zoning control. OPEN SPACE AND LOT COVERAGE RATIOS 1. Ensure that a minimum portion of a given lot is left open to the sky or that a maximum portion of the lot is built upon. 2. The ground coverage has two aspects: A. Defines the building envelope. B. Regulates the open spaces on site. 3. Example : Site Area = 10,000 sqft, Ground Coverage = 30% This ensures that the building footprint would not exceed 3000 sqft, and that the open space not be less than 7000 sqft.

ZONING OBJECTIVES

Zoning includes regulation of the 1. Compatible activities on the lot (i.e. open space, residential, agricultural, commercial or industrial). 2. Densities at which those activities can be performed (from Low-Density housing -Single family homes to high-density -high-rise apartment buildings). 3. Height of buildings, amount of space occupied, the location of a building on the lot (setbacks), the proportions of the types of space on a lot, such as how much landscaped space, impervious surface, traffic lanes, and parking must be provided. Zoning is used to regulate the location, type, and density of development within a community, through the delineation of one or more zones or zoning districts, as depicted on a zoning map. Zoning criteria and methods are not fixed, but vary with the communities adopting, these regulations.

ZONING DEFICIENCIES

Objectives Of Zoning : 1. Controlling the growth of cities. 2. Provision of livable conditions in and around the built environment. 3. Establishes urban development norms or standards. The above mentioned goals have not been completely fulfilled in any of the zoning ordinances. Certain zoning regulations have provisions of lesser economic classification in zones of greater economic intensity. For example single-family dwellings are permitted in multiple dwelling districts, and both uses are permitted in commercial districts, which have incompatible economic functions. Provisions of mixed land-use concept is not economically sound. 1. For ex: provision of residential units in industrial areas reduces the efficiency of services for industrial operations. 2. Reduces the safety and conveniences of the residential community scattered throughout the industrial districts.

ZONING DEFICIENCIES
Zoning and planning compatibility can only be achieved by restricting the uses of land to the one, which is designated in the zoning plan. Areas of land zoned for their respective uses are generally more than required in the cities. This leads to formation of land plots with incompatible land uses, and spread of uneconomical land activities. If the land is used for activities designated in the zonal plans, the growth of unsustainable economic activities would be discouraged. Saturation point of land development has been reached because of high permissible zoning volume, resulting in lesser opportunities for neighbors. This physical deficiency results in economic malfunctioning, affecting both over built and under built properties. Unplanned mixture of different land uses are detrimental to the quality of physical environment. Thus compatibility instead of similarity should be achieved in land uses.