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2. Research - if it has been said it will be on the internet. Ignorance is no longer a justifiable reason for buying the wrong thing. Take the time to research in detail everything that you could possible want to know about
3. Testimonials - don't know anybody that has bought a Zoning? Wrong! If the Zoning is good the internet will let you know. Use the Internet as a friend and get testimonials before you buy.
4. Questions - Got a question about Zoning then search the Forums, FAQ's, Blogs etc. Don't be afraid to ask .....
5. Reputation - Never heard of the company selling Zoning? Don't worry, no reason why you should know every company in the world, but you know someone that does! Use the internet to find out what people are saying about Zoning and build up a picture of their reputation for sales, returns, customer service, delivery etc.
6. Returns - still worried that even after all of the above your Zoning wont be what you want? Check out the returns policy. There is so much competition now that someone, somewhere is bound to offer the terms that you are comfortable with.
7. Feedback - happy with your Zoning then let people know, after all you are depending on others people input in your buying decision, so why not give a little back.
8. Security - check for the yellow padlock on the Zoning site before you buy, and the s after http:/ /i.e. https:// = a secure site
9. Contact - got a question about Zoning, or want to leave a comment then check out the sites contact page. Reputable companies have them and respond.
10. Payment - ready to pay for your Zoning, then use your credit card or PayPal! Be aware of companies that don't accept them, there may be genuine reasons but given the huge amount of choice you have when buying online there is no reason at all not to buy via credit card or PayPal.
Zoning is a term used in
urban planning for a system of land use
regulation in various parts of the world, including North America, the United Kingdom, and Australia. The word is derived from the practice of designating permitted uses of land based on mapped zones which separate one set of land uses from another.
Scope
Theoretically, the primary purpose of zoning is to segregate uses that are thought to be incompatible; in practice, zoning is used as a permitting system to prevent new development from harming existing Residencys or businesses. Zoning is commonly controlled by local governments such as counties or
municipalities, though the nature of the zoning regime may be determined by state or national planning authorities. In Australia, land under the control of the Commonwealth (Federal) government is not subject to state planning controls. The
United States and other federal countries are similar.
Zoning may include regulation of the kinds of activities which will be acceptable on particular lots (such as open space, residential,
agricultural,
commerce or
Industry), the densities at which those activities can be performed (from low-density
housing such as single family homes to high-density such as
tower block), the height of buildings, the amount of space structures may occupy, the location of a building on the lot (
Building setback), the proportions of the types of space on a lot (for example, how much
landscaped space and how much pavement (roads) space), and how much parking must be provided. The details of how individual planning systems incorporate zoning into their regulatory regimes varies though the intention is always similar. For example, in the state of Victoria, Australia, Australia, land use zones are combined with a system of planning scheme overlays to account for the multiplicity of factors that impact on desirable urban outcomes in any location.
Most zoning systems have a procedure for granting
Variance (land use)s (exceptions to the zoning rules), usually because of some perceived hardship due to the particular nature of the
property in question.
Types of residential zones would be R1 for single-family homes, R2 for
two-family homes, and R3 for
Apartment buildings.
Types
Zoning codes have evolved over the years as urban planning theory has changed, legal constraints have fluctuated, and political priorities have shifted. Holm, Ivar (2006).
Ideas and Beliefs in Architecture and Industrial design: How attitudes, orientations, and underlying assumptions shape the built environment. Oslo School of Architecture and Design. ISBN 8254701741. The various approaches to zoning can be divided into four broad categories: Euclidean, Performance, Incentive, and Design-based.
Euclidean
Named for the type of zoning code adopted in the town of Euclid, Ohio, Euclidean zoning codes are by far the most prevalent in the United States, used extensively in small towns and large cities alike. Also known as "Building Block" zoning, Euclidean zoning is characterized by the segregation of land uses into specified geographic districts and dimensional standards 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: residential (single-family), residential (multi-family), commercial, and industrial. Uses within each district are usually heavily prescribed to exclude other types of uses (residential districts typically disallow commercial or industrial uses). Some "accessory" or "conditional" uses may be allowed in order to accommodate the needs of the primary uses. Dimensional standards apply to any structures built on lots within each zoning district, and typically take the form of setbacks, height limits, minimum lot sizes, lot coverage limits, and other limitations on the building envelope.
Euclidean zoning is preferred by many municipalities due to its relative effectiveness, ease of implementation (one set of explicit, prescriptive rules), long-established legal precedent, and familiarity to planners and design professionals.
However, Euclidean zoning has received heavy criticism for its lack of flexibility and institutionalization of now-outdated planning theory (see below).
Performance
Also known as "Effects-based planning", Performance Zoning uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects in any area of a municipality. Performance zoning often utilizes a "points-based" system whereby a property developer can apply credits toward meeting established zoning goals through selecting from a 'menu' of compliance options (some examples include: mitigation of environmental impacts, providing public amenities, building affordable housing units, etc.). Additional discretionary criteria may also be established as part of the review process.
The appeal of Performance Zoning lies in its high level of flexibility, rationality, transparency and accountability. Performance Zoning avoids the arbitrary nature of the Euclidian approach, and better accommodates market principles and private property rights with environmental protection. However, performance zoning can be extremely difficult to implement and can require a high level of discretionary activity on the part of the supervising authority.
Incentive
First implemented in Chicago and New York City, incentive zoning is intended to provide a reward-based system to encourage development that meets established urban development goals. Typically, a base level of prescriptive limitations on development will be established 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.
Incentive zoning allows for a high degree of flexibility, but can be complex to administer. The more a proposed development takes advantage of incentive criteria, the more closely it has to be reviewed on a discretionary basis. The initial creation of the incentive structure in order to best serve planning priorities can also be challenging and often requires extensive ongoing revision to maintain balance between incentive magnitude and value given to developers.
Form-based
Form-based zoning relies on rules applied to development sites according to both prescriptive and potentially discretionary criteria. These criteria are typically dependent on lot size, location, proximity, and other various site- and use-specific characteristics.
Form based codes offer considerably more flexibility in building uses than do Euclidean codes, but, as they are comparatively new, may be more challenging to create. When form-based codes do not contain appropriate illustrations and diagrams, they have been criticized as being difficult to interpret.
One example of a recently adopted code with design-based features is the Land Development Code adopted by
Louisville, Kentucky in 2003. This zoning code creates "form districts" for Louisville Metro. Each form district intends to recognize that some areas of the city are more suburban in nature, while others are more urban. Building setbacks, heights, and design features vary according to the form district. As an example, in a "traditional neighborhood" form district, a maximum setback might be 15 feet from the property line, while in a suburban "neighborhood" there may be no maximum setback.
Zoning in UK
Zoning in Australia
Zoning in New Zealand
New Zealand's planning system is grounded in effects-based Performance Zoning under the
Resource Management Act 1991.
Zoning in USA
Zoning regulations fall under the
police power rights state governments may exercise over private
real property.
Origins and history
Special laws and regulations were long made, restricting the places where particular businesses should be carried on. In the 1860s a specific State statute prohibited all commercial activities along Eastern Parkway (Brooklyn), setting a trend for future decades.
In 1916,
New York City adopted the 1916 Zoning Resolution to apply city-wide as a reaction to construction of The Equitable Building (Manhattan) (which still stands at 120 Broadway). The building towered over the neighboring residences, completely covering all available land area within the property boundary, blocking windows of neighboring buildings and diminishing the availability of sunshine for the people in the affected area. 1916 Zoning Resolution, written by a Government agency headed by
Edward Bassett and signed by Mayor John Purroy Mitchel, became the
blueprint for zoning in the rest of the country, partly because Bassett headed the group of planning lawyers which wrote The Standard State Zoning Enabling Act that was accepted almost without change by most states. The effect of these zoning regulations on the shape of skyscrapers was famously illustrated by architect and illustrator Hugh Ferriss.
The constitutionality of zoning ordinances was upheld in 1926. The zoning ordinance of Euclid, Ohio was challenged in court by a local land owner on the basis that restricting use of property violated the
Fourteenth Amendment to the United States Constitution. Though initially ruled unconstitutional by lower courts, the zoning ordinance was upheld by the U.S. Supreme Court.
Village of Euclid, Ohio v. Ambler Realty Co. (1926).
By the late 1920s most of the nation had developed a set of zoning regulations that met the needs of the locality.
New York City went on to develop ever more complex set of zoning regulations, including
floor area ratio regulations,
air rights and others according to the density-specific
needs of the neighborhoods.
Among large populated cities in the United States, Houston is unique in having no zoning
local ordinance. Houston voters have rejected efforts to implement zoning in 1948, 1962 and 1993.
See also
References
Further reading
- Bassett, E.M. The master plan, with a discussion of the theory of community land planning legislation. New York: Russell Sage foundation, 1938.
- Bassett, E. M. Zoning. New York: Russell Sage Foundation, 1940
External links
- New York City Department of City Planning - Zoning History
- Zoning and land use discussion forum on Cyburbia
- Schindler's Land Use Page (Michigan State University Extension Land Use Team)
- Land Policy Institute at Michigan State University
Zoning is a term used in urban planning for a system of land use
regulation in various parts of the world, including North America, the United Kingdom, and Australia. The word is derived from the practice of designating permitted uses of land based on mapped zones which separate one set of land uses from another.
Scope
Theoretically, the primary purpose of zoning is to segregate uses that are thought to be incompatible; in practice, zoning is used as a permitting system to prevent new development from harming existing Residencys or
businesses. Zoning is commonly controlled by local governments such as counties or municipalities, though the nature of the zoning regime may be determined by state or national planning authorities. In Australia, land under the control of the Commonwealth (Federal) government is not subject to state planning controls. The United States and other federal countries are similar.
Zoning may include regulation of the kinds of activities which will be acceptable on particular lots (such as open space, residential, agricultural,
commerce or
Industry), the densities at which those activities can be performed (from low-density housing such as single family homes to high-density such as
tower block), the height of buildings, the amount of space structures may occupy, the location of a building on the lot (Building setback), the proportions of the types of space on a lot (for example, how much
landscaped space and how much
pavement (roads) space), and how much
parking must be provided. The details of how individual planning systems incorporate zoning into their regulatory regimes varies though the intention is always similar. For example, in the state of
Victoria, Australia, Australia, land use zones are combined with a system of planning scheme overlays to account for the multiplicity of factors that impact on desirable urban outcomes in any location.
Most zoning systems have a procedure for granting
Variance (land use)s (exceptions to the zoning rules), usually because of some perceived hardship due to the particular nature of the
property in question.
Types of residential zones would be R1 for single-family homes, R2 for
two-family homes, and R3 for Apartment buildings.
Types
Zoning codes have evolved over the years as urban planning theory has changed, legal constraints have fluctuated, and political priorities have shifted. Holm, Ivar (2006).
Ideas and Beliefs in Architecture and Industrial design: How attitudes, orientations, and underlying assumptions shape the built environment. Oslo School of Architecture and Design. ISBN 8254701741. The various approaches to zoning can be divided into four broad categories: Euclidean, Performance, Incentive, and Design-based.
Euclidean
Named for the type of zoning code adopted in the town of Euclid, Ohio, Euclidean zoning codes are by far the most prevalent in the United States, used extensively in small towns and large cities alike. Also known as "Building Block" zoning, Euclidean zoning is characterized by the segregation of land uses into specified geographic districts and dimensional standards 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: residential (single-family), residential (multi-family), commercial, and industrial. Uses within each district are usually heavily prescribed to exclude other types of uses (residential districts typically disallow commercial or industrial uses). Some "accessory" or "conditional" uses may be allowed in order to accommodate the needs of the primary uses. Dimensional standards apply to any structures built on lots within each zoning district, and typically take the form of setbacks, height limits, minimum lot sizes, lot coverage limits, and other limitations on the building envelope.
Euclidean zoning is preferred by many municipalities due to its relative effectiveness, ease of implementation (one set of explicit, prescriptive rules), long-established legal precedent, and familiarity to planners and design professionals.
However, Euclidean zoning has received heavy criticism for its lack of flexibility and institutionalization of now-outdated planning theory (see below).
Performance
Also known as "Effects-based planning", Performance Zoning uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects in any area of a municipality. Performance zoning often utilizes a "points-based" system whereby a property developer can apply credits toward meeting established zoning goals through selecting from a 'menu' of compliance options (some examples include: mitigation of environmental impacts, providing public amenities, building affordable housing units, etc.). Additional discretionary criteria may also be established as part of the review process.
The appeal of Performance Zoning lies in its high level of flexibility, rationality, transparency and accountability. Performance Zoning avoids the arbitrary nature of the Euclidian approach, and better accommodates market principles and private property rights with environmental protection. However, performance zoning can be extremely difficult to implement and can require a high level of discretionary activity on the part of the supervising authority.
Incentive
First implemented in Chicago and New York City, incentive zoning is intended to provide a reward-based system to encourage development that meets established urban development goals. Typically, a base level of prescriptive limitations on development will be established 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.
Incentive zoning allows for a high degree of flexibility, but can be complex to administer. The more a proposed development takes advantage of incentive criteria, the more closely it has to be reviewed on a discretionary basis. The initial creation of the incentive structure in order to best serve planning priorities can also be challenging and often requires extensive ongoing revision to maintain balance between incentive magnitude and value given to developers.
Form-based
Form-based zoning relies on rules applied to development sites according to both prescriptive and potentially discretionary criteria. These criteria are typically dependent on lot size, location, proximity, and other various site- and use-specific characteristics.
Form based codes offer considerably more flexibility in building uses than do Euclidean codes, but, as they are comparatively new, may be more challenging to create. When form-based codes do not contain appropriate illustrations and diagrams, they have been criticized as being difficult to interpret.
One example of a recently adopted code with design-based features is the Land Development Code adopted by
Louisville, Kentucky in 2003. This zoning code creates "form districts" for Louisville Metro. Each form district intends to recognize that some areas of the city are more suburban in nature, while others are more urban. Building setbacks, heights, and design features vary according to the form district. As an example, in a "traditional neighborhood" form district, a maximum setback might be 15 feet from the property line, while in a suburban "neighborhood" there may be no maximum setback.
Zoning in UK
Zoning in Australia
Zoning in New Zealand
New Zealand's planning system is grounded in effects-based Performance Zoning under the Resource Management Act 1991.
Zoning in USA
Zoning regulations fall under the
police power rights state governments may exercise over private
real property.
Origins and history
Special laws and regulations were long made, restricting the places where particular businesses should be carried on. In the 1860s a specific State statute prohibited all commercial activities along Eastern Parkway (Brooklyn), setting a trend for future decades.
In 1916,
New York City adopted the 1916 Zoning Resolution to apply city-wide as a reaction to construction of The Equitable Building (Manhattan) (which still stands at 120 Broadway). The building towered over the neighboring residences, completely covering all available land area within the property boundary, blocking windows of neighboring buildings and diminishing the availability of sunshine for the people in the affected area. 1916 Zoning Resolution, written by a Government agency headed by
Edward Bassett and signed by
Mayor John Purroy Mitchel, became the
blueprint for zoning in the rest of the country, partly because Bassett headed the group of planning lawyers which wrote The Standard State Zoning Enabling Act that was accepted almost without change by most states. The effect of these zoning regulations on the shape of skyscrapers was famously illustrated by architect and illustrator Hugh Ferriss.
The constitutionality of zoning ordinances was upheld in 1926. The zoning ordinance of Euclid, Ohio was challenged in court by a local land owner on the basis that restricting use of property violated the Fourteenth Amendment to the United States Constitution. Though initially ruled unconstitutional by lower courts, the zoning ordinance was upheld by the U.S. Supreme Court.
Village of Euclid, Ohio v. Ambler Realty Co. (1926).
By the late 1920s most of the nation had developed a set of zoning regulations that met the needs of the locality.
New York City went on to develop ever more complex set of zoning regulations, including
floor area ratio regulations, air rights and others according to the density-specific needs of the neighborhoods.
Among large populated cities in the United States,
Houston is unique in having no zoning
local ordinance. Houston voters have rejected efforts to implement zoning in 1948, 1962 and 1993.
See also
References
Further reading
- Bassett, E.M. The master plan, with a discussion of the theory of community land planning legislation. New York: Russell Sage foundation, 1938.
- Bassett, E. M. Zoning. New York: Russell Sage Foundation, 1940
External links
- New York City Department of City Planning - Zoning History
- Zoning and land use discussion forum on Cyburbia
- Schindler's Land Use Page (Michigan State University Extension Land Use Team)
- Land Policy Institute at Michigan State University
Zoning - Wikipedia, the free encyclopedia
Zoning is a term used in urban planning for a system of land-use regulation in various parts of the world, including North America, the United Kingdom, [1] and Australia.
Definition: zoning from Online Medical Dictionary
The Online Medical Dictionary is a searchable dictionary of definitions from medicine, science and technology.
Statutory register - zoning
City of Durham Council is a district authority in the North East of England within the County of Durham
Statutory register - zoning
Zoning is an instrument of the local planning authority to guide and control permissible developments or land use for each parcel of land (or parts thereof)
Under Construction
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Statutory register - zoning
West Wiltshire District Council Bradley Road Trowbridge Wiltshire, England BA14 ORD Tel. 01225 776655
Statutory register - zoning
Statutory register - zoning ... For information relating to statutory zoning please contact our Planning Policy section.
Great Barrier Reef Marine Park Authority :: Zoning
Contingency Plan Plans of Management Site-specific Management Summary of GBRWHA Management Onboard - Tourism Operator's Handbook Who Participates? Zoning * Information Services ...
Zoning Home Page
Planning Policy & Environment Derbyshire Dales Local Plan The Derbyshire Dales Local Plan (DDLP) sets out the Council's land use planning policies and proposals for the area ...
Zoning
Land zones in the Forest Heath district ... Zoning is an instrument of the local planning authority to guide and control permissible developments or land use for each parcel of ...
