zoning and development controls

8/7/2019 Zoning and Development Controls

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

ZONING AND DEVELOPMENT CONTROLS


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DEVELOPMENT CONTROLS

Land use planning and development control can be defined as 'governmentdelineation and restrictions of rights over land within specific area or zone.The development controls are necessary to control the production of builtenvironment.

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 andregulations 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 commercialneighbourhoods from encroaching development.


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ZONING

Zoning is defined as the legal regulation of the use of land. The 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, andalso 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.


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ZONING

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, recreationand 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.


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H EIG H T AND BULK

O ne of the most important aspects of zoning is the relationship between buildingsand the space around them.The need to establish this relationship is to provide:1. Adequate sunlight,

2. Ventilation,3. Sound control.4. PrivacyImportant 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 thequality of space.The importance of this zoning control lies in the fact is that it ensures the provisionof light and air not only inside the buildings but also on site.Ensures adequate distances between buildings, between building and road.


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H EIG H T AND BULK ZONING

Bulk zoning regulations restrict the density in a given area through a variety of building-specific measures, including1. Floor-area-ratios (FAR),2. Setback requirements (Zoning Envelope)3. O pen space requirements.

Zoning envelope1. 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 thetype of use permitted in a given area, such as residential, industrial, or commercial.


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H EIG H T AND BULK ZONING

FLOOR AREA RATIO1. 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 RATIOS1. 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 theopen space not be less than 7000 sqft.


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ZONING PLANS AND ZONING DISTRICTS

Zoning plan is prepared for the community and is divided into districts, in whichthe land is classified for certain restricted uses.The shape, size and location of these districts are in accordance with thecomprehensive 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 thedefined district.An area identified for single Family dwellings in comprehensive plan, can haveschools and commercial centres marked on the zoning plan to help in thed3evelopment of the area.

The zoning plans created should help in establishing balanced communitydesign.


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Different land uses are identified under the zoning district maps. The classificationdiffers 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.

2 . AGRICULTURAL LAND :

A. Permits the use of land consistent with economically feasible agriculturalenterprise.

B. In urban areas the lot sizes vary from 25 to 1 acre.


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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.

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.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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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.5 . MULTIPLE FAMILY:

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

6. 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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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 zoningordinances.Certain zoning regulations have provision of lesser economic classification in zones of greater economic intensity. Fro example single-family dwellings are permitted inmultiple dwelling districts, and both uses are permitted in commercial districts.Provisions of mixed land-use concept is not economically sound.1. For eg: 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.


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ZONING DEFICIENCIES

Zoning and planning compatibility can only be achieved by restricting the uses of landto the one it is restricted in the zoning plan.Areas of land zoned for their respective uses are generally more than required in thecities. This leads to formation of land plots with incompatible land uses, and spread of uneconomical land activities.If the land is used for activities that


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APPLICATION OF ZONING

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 and development controls

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