8. Zoning and Development Controls

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ZONING AND DEVELOPMENT CONTROLS

ZONING AND REGULATIONS



Land use planning and development control can be defined as 'government delineation and

restrictions of rights over land within specific area or zone.

DEVELOPMENT CONTROLS

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.



The relevance of zoning regulation is discernable only under ‘COMPREHENSIVE PLANNING’.

Com rehensive lannin encoura es overnment to think about all as ects of communit , town,

ZONING REGULATIONS

city and the way in which they are interrelated.

Comprehensive planning takes into consideration the following facts:

1. The present condition of the community (Goals Proposed And Proportions Achieved)

2. How did the community reached this point? (Planning Strategy)

3. What was the target end? (Restating The Aims And Goals)

4. ow t can get t ere e e n ng ea gn ng e trategy

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 regulation is a tool to implement the policies and goals established in a community’s plan as they

relate to land use.

ZONING REGULATIONS

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 rowth of buildin s which s read from a center in all directions is called concentric rowth.

B. These types of buildings usually form a ring and consists of residential buildings surrounded bycommercial 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.



2. 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.

ZONING REGULATIONS

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.

3. 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.

4. 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.

5. New towns: New towns should be provided room for in zoning of site



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. Need to control abuses of uncontrolled private development.

2. Faith in scientific planning and administrative control.

3. 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 ZONIN G



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.

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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

. .

2. Providing public amenities.

3. Building affordable housing units, etc.



TYPES OF ZONING

3. INCENTIVE ZONING : (Implemented in Chicago and New York City)

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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 on- site 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.

es gn stan ar s are typ ca y escr e an presente grap ca y.



COM P ONENTS OF ZONNING



Zoning is typically a practice of designating permitted uses of land based on mapped zones

which separate one set of land uses from another.

COMPONENTS OF ZONING

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.

2. Zoning Map :

Map delineating the districts in which the provision of ordinances apply.



ZONING ORDINANCES

Zoning Ordinances typically do the following:

. .

2. List permitted uses within those designations.

3. Provide for conditional and accessory uses.

4. Establish development standards such as building height, setbacks, lot coverage, parking,

signage and landscaping.

5. Provide for administrative procedures for variances, conditional use permits, design reviewand zone changes or text amendments.



Zoning plan is prepared for the community and is divided into districts, in which the land is

classified for certain restricted uses.

ZONING PLANS AND DISTRICTS

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.



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 proneareas, where infrastructural support requires large financial backing.

2. 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.



3. ESTATE:

A. Are residential development of large sized lots.


. .

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.

4. 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.

.

feasible in most of the cities as it is not a very sustainable concept.



4. TWO FAMILY :

1. This district classification permits two dwelling units within single structure.


. , .

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.

5. MULTIPLE FAMILY:

1. A district that allows more than one single family dwelling is permitted, to occupy asingle lot. This known as multiple family district.

.

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.



DIF F ERENCE BETWEEN COM P REHENS IVE

P LAN AND ZONI NG P LAN



COMPREHENSIVE PLAN/ ZONING PLAN

1. COMPREHENSIVE PLAN :

A. Have the policies for the development of the whole city.

. - .

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 :

. .

B. Specifying the zoning for land-use, streets and highways, mass transit, recreation andconservation, 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 B ULK ZONI NG



One of the most important aspects of zoning is the relationship between buildings and the

space around them.

HEIGHT AND BULK ZONING

e nee o es a s s re a ons p s o prov e:

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

.

The importance of this zoning control lies in the fact is that it ensures the provision of light andair not only inside the buildings but also on site.

Ensures adequate distances between buildings, between building and road.



Bulk zoning regulations restrict the density in a given area through a variety of building-specific measures, including

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. ,

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 todefine the zoning envelope on the site.

2. The provision of these setbacks ensures that sunlight is available to the road or street infront of the massive structure.

Such provisions are separate from use-based zoning regulations, which restrict the type of usepermitted in a given area, such as residential, industrial, or commercial.



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


.

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 maximumportion of the lot is built upon.

2. The ground coverage has two aspects:

A. Defines the building envelope.

B. egu a es e open spaces on s e.

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 spacenot be less than 7000 sqft.



Zoning includes regulation of the

1. Compatible activities on the lot (i.e. open space, residential, agricultural, commercial or

ZONING OBJECTIVES

2. Densities at which those activities can be performed (from Low-Density housing -Singlefamily 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.

. .

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 economicfunctions.

Provisions of mixed land-use concept is not economically sound.

1. For ex: rovision of residential units in industrial areas reduces the efficienc 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.

reas o an zone or e r respec ve uses are genera y more an requ re n e c es. s ea s o

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.

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8. Zoning and Development Controls