It is not so significant whether you work in the real estate sphere or own a building, most likely, you have repeatedly suffered from zoning rules. They are frequently applied to regulate land using through the implementation of certain restrictions on private property. In particular, the height of a mansion, species and other components, which, in the final analysis, will be included in the corresponding resolution, may be limited.
History of Zoning
In order to fully imagine the situation with zoning, you should pay attention to the process of its formation. An industrial revolution of the 1800s opened the way for immigration and comprehensive urbanization. Construction of numerous plants required the attraction of labor, which needed housing. The cottage industry took adequate measures.
City authorities offered inexpensive transport, while apartment stock provided cheap housing to millions of families. True, a lot of accommodations lacked electricity and water. Typical tenements usually were seven stories high and occupied a total of about 350 square feet. Naturally, such closeness caused health problems.
The increase in density was facilitated by the appearance of elevators and steel frameworks. Often, places were built vertically and shaded nearest houses, such as the 40-stores office of the company “Fair Construction”. It was planned so unsuccessfully that it blocked the neighbors' windows and prevented the access of light.
The lack of irradiation sharply raised an issue of choosing the space for fabrication of similar structures. Trying to respond to the population’s complaints, the authorities of New York adopted the first zoning regulation formulated by the lawyer Edward M. Bassett in 1916.
The unspoken “zoning father” proposed to specify the areas of land use, norms for height and area, as well as the minimum number of stores within buildings. According to the act, an altitude of any edifice must be consistent with the parameters of adjacent streets. The effect of innovations can now be observed in New York.
Its example was followed by other cities. So, in Chicago, the construction of many skyscrapers was suspended in order to allow the air flow to reach citizens living below the building. Similar principles may be found in Austin's guidelines about the protection of watersheds and natural sites. Back in 1979, a list and a detailed plan were published, aimed at supporting ecologically vulnerable regions.
Purpose of Zoning
By the aim of it, as a rule, means achieving the balance between economic benefits and individual needs in the process of fabric high-rise houses. Zoning laws are focused on establishing a common language among homeowners, which becomes possible when implementing standards and limits.
The modern zoning ordinance includes requirements for the scale of construction, density, proportions, an availability of open space and parking as other criteria. Among the necessary conditions for zoning experts call:
- Establishment of minimum distances due to a lot line
- The right to use someone else's land parcel for specific limited goals
- The allowed percentage of the lot that can be taken under the structure
- Establishment of the area required for building’s erection
- The ratio of a total area to the selected one
- Maximum vertical elevation from ground level to the highest point of the structure.
It happens that an owner declares the refusal to adhere to zoning requirements. Such a step is not due to the customer’s personal interests, but unique challenges, for example, the transformation of physical characteristics of the earth's surface or changes in everyday life. However, the so-called “difference in zoning” should not cause damage and is allowed only with the permission of the supervisory board. In each specific case, it is necessary to submit an application with an indication of relevant reasons. There are two categories of this classification:
Dispersion of the area refers to the most common incidents. Difficulties are associated with landscape structure, diffuse landforms or inclinations that complicate work at certain points. In this case, the possessor is permitted to reduce a certain field in order to protect a building from future destruction.
Dispersion variance covers special regulations. So, in one district you can get approval to fabric only family houses, and in another quarter, you do only high-rises. It is the difference that lets the use of land generally banned through local regulations.
Consider the next situation. In their neighborhood residents decided to construct a church or a kindergarten. If an erection of the declared edifice does not pose a threat to public health and does not violate the interests, interested persons may apply for a special resolution or an exception for conditional use.
Types of Zoning
Due to zoning laws, local authorities are able to control not only the development of their territory but also to monitor an architectural appearance of their city. Such regulations include zoning maps indicating sectors and subregions. Similar graphics images show which direction your town will progress. Specialists distinguish different kinds of zoning:
- Residential
- Commercial
- Historical
- Industrial
- Agrarian
- Rural
Besides, each quarter has its own rules must be taken into account. For instance, on this land, only individual houses are allowed, while the neighboring one “agrees” with the construction of office buildings or multi-occupied high-rises. Therefore, if you are planning to “fill” an open space, most likely, it is not as free as you think. Any territory is governed by laws.
In order to be absolutely sure in further actions, carefully read local legislation or consult a zoning officer. He/she will be able to fully answer all your questions. Remember that some municipalities can create so-called “overlap zones” in a certain locality. These special districts frequently adjust the contours of already existing areas, applying strict limitations to certain properties. Among such “favorites” are listed historical streets, embankments, ecologically vulnerable or flammable quarters, steep slopes and hills.
Prohibitions may be as completely harmless like a color or facade of the residence, and more expensive. The latter include an establishment of cleaning filters, security systems, measures to combat erosion and other land disasters, which entails an increase in funds for the completion of construction or makes it impossible to continue.
Thus, the phenomenon of zoning has not only an impressive history but also a promising future. Due to the laws in this area, we cannot worry that our cities will become ugly in appearance or we will not have enough air because of the abundance of skyscrapers. Zoning is designed to find a compromise between public and individual needs.