Development Plans: 2.2.2. Land-Use Planning 2.2.3. Zoning Byelaws 2.2.4. Development of LP

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Development Plans

2.2.2. Land-Use Planning


2.2.3. Zoning Byelaws
2.2.4. Development of LP
Land Use Planning

• Series of purposefully organized activities intended to bring


about a built environment that corresponds as closely as
possible to community needs and wants.
• The process of identifying and analyzing problems and
exploring and accessing options open to community in the
pursuit of general goals and specific land development
objectives.
• It includes both
• Land use design aspect (built and natural environment)
• Guidance system planning aspect (the means by which the
built social and natural environment can be attached)
Land use planning in non-urban
context

• Non urban context>> land use>> resource use


context
• Emphasizes the productive potential of land
for non-urban activities
• Agriculture, fisheries, forest, mining
Land use planning in urban
context

• Focuses on use potential of land in terms of


locating(guiding) various activities
• Industries, housing, recreational, commercial,
industries, etc.
• Measurements are made in terms of ground
and floor areas and densities
• Focus of urban land use>> location of these
activities and their spatial relationships with
one another
Density

• The number of occupants per hectare


• A city >> 360,000>> area 9000 hect
• Average density>> 40 p/hect
• Ratio of building floor area to land area
• Frequency of distribution>> varies
• Concentration of density>> influences land uses
• Office work/ commercials>> high density
• Factories>> low density
• Effects>> transportation, other amenities
landuses

• Residential
• Commercial
• Industrial
• Educational
• Institutional
• Educational
• Road and highway
• Parks, open spaces>> public spaces
• Vacant land
• Under water>> River, Lakes
Land use priority

• Efficiency
• Fiscal profit
• Comfort
• Avoiding conflict
• Heritage conservation
• Environment protection, etc
Rationale of Land Use Planning

• Land use plan is intended as an important means of reaching


various goals: Physical, Economic, Social
• The plan through its effect on public and private decisions
and investments can be a powerful influence on growth rate,
character, quality, pattern of city’s physical environment.
• Identification of land capabilities and constrains
• Consideration to location of private-public development
• Land use plan>> for up gradation and preservation of the
existing city
• Orderly efficient and logical extension of urban development
Comprehensive Land-use Plan

• Blueprint for the growth and development of the community


for certain time frame
• Current situation and future vision
• It encompasses:
a. Land uses of an administrative or geographical area
b. Socioeconomic construct of the population
c. Estimated future growth
d. Vision and goals of the community
Sub division and zoning by-laws

Subdivision
• Is the process by which a strip of land is split in parcels,
building sites, etc.
• Method to carry urban planning program
• Must be integrated with other plans, policies,
comprehensive plan, zoning, etc.
• Earlier function of the sub-division was to govern the
voluntary recording of plots and to ensure proper land
records
• Later they developed as development
control>Incorporated design standards for sub division
improvements
Propose of sub division
regulation
• Major propose: means of determining responsibility and
right of the improvement needed to serve new growth
• Helps to ensure creation and preservation of adequate
land records
• Subdivision helps to ensure proper designing of the
neighborhoods
• Subdivisions are properly equipped and their
maintenance is the responsibility of the private or
public party
• Subdivision plan makes economical and easier
improvements of the sub division while the developer
still controls land
Zoning Ordinance

• Strategic tools to implement comprehensive land-


use plan
• basic means of land use control by governments
• Division of city into different areas according to
the different land use that are allocated for each
zone
• Each zone has control on intensity and density
(FAR, GCR, ROW) of such uses
• Legal regulation for the use of land
• Limits the use of land and the amount of built up
spaces in it
• Zoning law comprises of two parts:
• Ordinance>> regulations that are defined
• Zoning map>> areas of city where zoning applies
• Zoning helps to achieve goals to put forward in
comprehensive plan
• Originated as the means of protecting health and
safety of inhabitants and economic concerns of
homeowners and merchants
• While large cities have problems with
congestion> tenements housing
• Smaller groups of cities have problems with
neighboring industries
Zoning for different purposes

• Down zoning:
• Type of zoning intended to reduce the ultimate
holding capacity of an area in terms of number of
residences or land available for business expansion
• Objective is to reduce the pace of population or
economic growth
• Up zoning:
• Zoning intended to increase the ultimate holding
capacity of an area
• Can attract development
Intensity or density

• Intensity and density of development is


generally controlled by limiting it with built up
area in a site
• Example: specification of minimum plot size
for a single family house is the most common
and simple form of regulation for intensity or
density of development
• Introduction of FAR to impose limits on
development intensity
Bulk

• Bulk requirements are design requirements


• Traditional bulk requirements specified shape
of the plot and three dimensional area into
which a building had to be fitted
• Helps to predict upcoming development
• Setback for the front, for the back, for side
and building height limits
Amendment in zoning

• General consensus
• Changes are made only when it still confirms
to the objective of the comprehensive plan
• There should be public hearing before zoning
changes such that the decision will be
acceptable to everyone
Uses and limitation of zoning

• If properly used zoning can help to guide community


growth and development
• Although zoning should be effective in planning a
particular community, different decisions by the
individuals or the property developers affect the area
• Zoning is not a particularly effective to change the
overall pattern of development in a community
• Zoning rather reinforce the basic pattern of community
development in ways that benefit the community
• Zoning can keep heavy industries out from undesired
places large shopping areas from residential
neighborhoods, etc.
• Zoning is the useful tool but it should be exercised in
the context of some economical and political forces that
shape the community
Steps of Land use considerations in LP

1. Identification of objectives and principles pertaining to


residential, commercial, industrial etc. uses>> enumerate
standards
2. Focus on the nature and pattern of development within the
existing city boundaries through descriptive data and information
3. Detail at the area of predominantly undeveloped land
surrounding the city “area of influence”> existing use> factors
affecting land suitability> standards for suture development
4. Bring together analysis of above and makes efforts to “manage”
growth and development by formulation of comprehensive
land-use plan> focuses on community desires and expectations
of future growth can be physically and financially accommodated
5. Explores and identifies tools that could be used to implement
the proposed plan
General steps of preparing>implementing
Comprehensive land-use plan

1. Decision to plan – willingness and commitment


2. Information gathering (planners, stakeholders, citizens,
local gov.)
3. Problem identification
4. Analysis of problems
5. Development of goals and objectives
6. Identification of alternative solutions
7. Selection of an action plan
8. Implementation
9. Monitoring and Evaluation
10. Adjustments in the solutions

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