Zoning Flashcards
First zoning ordinance
NYC 1916, Edward Bassett; cumulative approach to zoning
A Zone
High risk of flooding. AE, AH, AO, AR A-# (known elevation). Flood Insurance Required.
B & X Zone (Shaded)
100-500 year flood zone. Flood insurance not required.
B & X Zone (Unshaded)
Above 500 year flood zone. Flood insurance not required.
Cumulative zoning
Older approach to regulating land use; A hierarchical approach in which less intensive uses such as residences are allowed in areas of more intensive use, such as commercial districts
Euclidean zoning
Specifies exactly what uses will be allowed in each district and at what level of intensity; Does not allow for mix of uses
Form-based zoning
Regulates size, form, appearance and placement of buildings and parking rather than the use of the land and the density of development. Supports mixed-use neighborhoods with range of housing types Regulates size, form, appearance, and placement of building and parking rather than the use of the land and the density
How large is a Traffic Analysis Zone?
Typically the size of a census tract
Intermediate growth Boundary
Area of land where ddevelopment is channeled over time
Leapfrog development
A type of sprawl where new evelopment is not contiguous with pre-existing devleopment but occurs some distance from it
Metes and Bounds survey
Considered the oldest type of legal description Has monuments Has the words “more or less” Has POBs
Nonconforming uses
Legally established under the zoning regulations that were in effect at the time of their development
Noncumulative zoning
Allows only stated use and not less intensive uses
peak parking space factor for a hotel?
0.2 - 1.5 spaces per room
peak parking space factor for a restaurant?
5 - 25 spaces per 1,000 SF of GLA
peak parking space factor for offices?
0.5 - 3.0 spaces per 1,000 SF of GLA, or 0.1 - 0.75 spaces per employee
peak parking space factor for residential?
0.2 - 2.0 spaces per unit
peak parking space factor for shopping center?
1.0 - 5.0 spaces per 1,000 SF of GLA
PEO
- Planners for Equal Opportunity. Focused on increasing racial diversity and social awareness within the profession
Performance zoning
Focuses on intensity of development that is acceptable and its impact on the environment Does not deal with use of parcel but with impact of development on surrounding area Regulates the character of the use instead of simply just regulating the use itself
Right of way
Right granted by owner to other to building, maintain and use a road, pathway or utility line across the owner’s property
Transactive planning
Developed in the 1960s as a way to the public involved in the planning process Planning for people by the people Community meetings as principle forum Emphasis given to process of personal and organizational development, and not just the achievement of specific community objectives Plans are evaluated on improvements to the quality of life, not the delivery of services
Transect zoning
Development as a continuum of six zones from rural to urban districts Identifies different three-dimensional standards for the hierarchy of uses from rural to urban Natural Rural Suburban General Urban Urban Center Urban Core (Special Districts)
Urban Growth Boundary
Area of land available for development within 20-25 years
Urban Reserve Boundary
Area of land which remains free of development for future expansion of an urban growth boundary
Urban Service Area
Area of land targeted for new or improved infrastructure over 5-10 years
Uses compatible with airport noise-affected areas
Those that lack areas of constant human occupation. I.e. manufacturing, warehousing, distribution.
Variance is permissible when
Hardship inherent in the physical characteristics of the land (although often misconstrued as alleviation of financial hardship)
Zoning
Exercise of police power, which means government’s right to impose regulations to protect public health, safety and welfare
Zoning Board of Appeals (ZBA)
Considers request for variances; Hears appeals; Approves special use permits; Makes recommendations to city governing body.
Special districts (i.e. water, sewer)
Special-purpose governments that generally serve a single purpose and are geographically defined; May levy taxes and issue debt and employ user charges as financial mechanism
Traditional land use map colors
Purple - industry Yellow - low-density housing Brown - high-density housing Red - retail or commercial Blue - institution or public Green - recreational or natural resources Gray - utilities
Urban clusters
Densely settled territories with 2,500 people but less than 50,000 New unit in 2000 Census
Consistency Requirement
Rezonings must comply with comprehensive plan Applies to both the zoning map and the zoning ordinance Involves a detailed process of zoning conformance
Corridor Planning
Goal is to coordinate capital improvements and accessibility along a corridor May include facade improvements, setback regulations, location of traffic signals and turning lanes, and supply of parking spaces
Discretionary approvals
Process allowing government agency to use it’s judgment in deciding whether to approve a project Purpose may allow for citizen-based public evaluation of project quality and to ensure the ability of the city to approve, conditionally approve, or deny a project
Easement by necessity
Allows a landlocked landowner to access a public highway over another’s public land when no relief is available.
Gridiron
Lays out streets in a rectangular system
Incremental planning
Used to change just one aspect of a plan Change one aspect without impacting the rest of plan Decision making is a series of small, incremental steps, sometimes known as the “science of muddling through”. Charles Lindblom; The Science of Muddling Through; response to rational planning model; acknowledges that changes are made in increments
Large lot zoning
Could preserve farmland, forest, and natural areas “Large” is not defined Used in areas without public water and sewage systems
Subdivision design covers
street layouts, lots, and blocks
Subdivision requirements three elements
1) Plat (shows the location and boundaries of streets, lots/parcels, and other site info); 2) Design/construction stds to establish specifics of how improvements will be built; 3) Exactions specify subdividers responsibility for financing public improveme
Termination of Easement
Expiration Unity of Ownership/Merger Release Abandonment Condemnation
Township square
Equal to 36 square miles
Types of Easements
Negative - Conservation Appurtenant - Use another’s land Easement in Gross - personal permission Express grant - written permission Express Reservation - written permission to reserve a right Implication - reasonable and intended Prescription - adverse possession, against wishes of property owner. Must be: Open, Adverse, Continuous, Claim of Right
Urban Land Use Planning
F. Stuart Chapin, published in 1957. This book became a common textbook on land use planning.
