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Lecture Content
1. Zoning
2. Land Use
3. Zoning and the
Environment
4. Zoning and
Disaster
Management
Maya Bandolon-Cartojano, REC, REA, REB
What is land use?
Industrial
Commercial
Residential
Parks
Institutions
Mixed Use
Transport / Parking
Vacant Lots
Maya Bandolon-Cartojano, REC, REA, REB
- To promote and protect the public health, safety and general welfare - Established height and setback controls- Separated residential areas from some non-residential uses (industrial and manufacturing)
Maya Bandolon-Cartojano, REC, REA, REB
How does zoning work?
Each zoning district regulates:
• Types of uses allowed
• Density (floor area ratio; FAR)
• Overall density
• Density of individual
uses
• Building Form
• Number of dwelling units
• Amount of open space
• Required parking (if any)
• Lot coverage
• Distance from buildings and lot
lines
Group Type of Use
1 & 2 Residential
3 & 4 Community Facilities
5 - 9 Commercial / Local retail & Services
10 - 11 Regional Shopping Centers/Amusement
12 - 15 Waterfront / Recreation
16 General Services / Heavy Automotive
17 & 18 Manufacturing
Maya Bandolon-Cartojano, REC, REA, REB
Uses are grouped based on common functional or nuisance
characteristics. Zoning text identifies which use groups are
permitted in each zoning district.
Use Groups
Zoning and Growth Controls
Zoning as Environmental Policy
Maya Bandolon-Cartojano, REC, REA, REB
R = Residential Districts
C = Commercial Districts
M = Manufacturing Districts
Zoning Districts – (example New York)
C 4 - 7
Use
Intensity
ParkingRequirements
Maya Bandolon-Cartojano, REC, REA, REB
• Every zoning district has a floor area ratio (FAR).
• The FAR reflects the ratio of building floor area to lot
area.
• Multiplying the FAR by the lot size will give you the maximum
permitted floor area (size) or square footage of a building.
50% coverage
Two stories
100% coverage
One story
25% coverage
Four Stories
MECHANICS OF
ZONING
Maya Bandolon-Cartojano, REC, REA, REB
Density Illustrated
50% coverage
Four stories
100% coverage
Two stories
25% coverage
Eight Stories
MECHANICS OF
ZONING
Maya Bandolon-Cartojano, REC, REA, REB
“Height Factor” vs. “Contextual”
Tower form
(no height limit)
Required
open space
Height limit
Street wall
Lot line
Contextual Zoning(e.g. R7A; also “Quality
Housing”)
Height Factor Zoning(e.g. R7)
Images from NYC Department of City Planning
MECHANICS OF
ZONING
Provision for Open Space
deadweight loss
Urban Growth Boundary
• The boundary is combined with a number of policies that promote rather than inhibit increases in density.
• In other words, the growth boundary is an integral part of urban planning, the set of policies that determine the spatial arrangement of activities in metropolitan
• refers to the manner of utilization of land, including its allocation, development and management.
• To direct, harmonize and influence discussions and activities of the private and public sectors relative to the use and management of lands
• To reconcile land use conflicts and proposals between and among individuals, private and government entities relative to the present and future need for the land
• To promote desirable patterns of land uses to prevent wasteful development and minimize the cost of public infrastructure and utilities and other social services
• to preserve areas of ecological, aesthetic, historical and cultural significance
Commercial Strip – extension of CBDNeighborhood Center – local sources of staple and convenience goods and services; built around supermarket with convenience stores; population served: 7,500-20,000.
REVERSIBLE USES
IRREVERSIBLE USES
CLUP Map of Maasim, Sarangani Province
CLUP Map of Gen. Santos City
• Philippines remains as one of the hottest biodiversity “hotspots” in terms of high vulnerability and high irreplaceability (Ong 2007)
• National Integrated Protected Area System Act in 1998
Environmental Zoning for Biodiversity Conservation
ENVIRONMENTAL ZONING
• Is the first of the environmental protective planning which aims to balance relationships between environment and the increase of the standard quality of life
Principles of EZ:
• The land-use and resource must be rational in all zones, subzones and units
• Protection and rehabitation of the ecosystem
• To take unforeseen circumstances into consideration if possible.
PROPOSED ZONING LAND USE PLAN FOR GENSAN