Zoning refers to the collection of laws and regulations that are applied to various land uses. A zoning ordinance may also be called a “land use regulation” or something similar. It is a tool for protection of the public health, safety and general welfare by limiting what land owners can build upon or do with their properties. Zoning is a tool as a tool in the hands of the land planners is employed in order that the responsible leaders of the community can make some intelligent decision as to where the new subdivisions, schools factories and shopping centres are going to be located.
Zoning regulations create different types of zones, according to their primary uses, such as residential, industrial, commercial, or rural. Other types of zones include airports, historical zones, and mixed uses among different types. To obtain a building permit, change of occupancy, or a subdivision approval, the zoning regulations must be followed. Within each geographically defined zone the regulations will define the permitted uses, conditional uses, special exceptions, and sometimes even specific unpermitted (prohibited) uses. For example, a heavy industry may be prohibited in a residential zone and its buffer areas.
Types of zoning refer to the permitted uses allowed in a particular geographic location. The zoning regulations may place restrictions on every use or “occupancy” of land and structures, according to the zoning type, although certain conditions or special exceptions may be permitted upon grant of an appeal to the proper board or commission. Common zoning types (which may each contain sub-types) include:
- Residential (dwellings and related uses)
- Commercial (businesses, health care, public offices, etc)
- Industrial (manufacturing, recycling, mining, etc)
- Rural (farming, woods, camps, recreation, other scattered uses)
- Zoning is the process whereby public authorities use whatever powers they have of controlling land-use in order to separate and concentrate different economic functions. Typically, they create residential, industrial, commercial, retail, and agricultural zones. Public authorities with powers over land-use almost invariably practise zoning in the belief that such policies produce better aggregate effects than an un-zoned free market in land. For example, the belief that factories and dwellings should be kept apart is almost universal and has its roots in the traumas of early industrialisation. Before the construction of any type of property on a particular site at any point in time, there is need to seek the consent of the town/city planners.
- Modern zoning regulations divide land use into three types: residential, commercial, and industrial. Within each designation, more specific aspects of development (e.g., building proximity, height, and type) are also determined. Zoning is often used to maintain the distinctive character of a town or city; an adverse consequence of such zoning is economic segregation.
- Zoning ordinances divide a town, city, village, or county into separate residential, commercial, and industrial districts, thereby preserving the desirable characteristics of each type of setting. These laws generally limit dimensions in each zone. Many regulations require certain building features and limit the number and location of parking and loading areas and the use of signs. Other regulations provide space for schools, parks, or other public facilities.
- Zoning helps city planners bring about orderly growth and change. It controls population density and helps create attractive, healthful residential areas. In addition, zoning helps assure property owners and residents that the characteristics of nearby areas will remain stable.
- Zoning is not merely the division of a city into districts and the regulation of the structural and architectural designs of buildings within each district. It also requires consideration of future growth and development, adequacy of drainage and storm sewers, public streets, pedestrian walkways, density of population, and many other factors that are within legislative competence.
- Building codes, which govern the safety and structure of buildings, do not contradict zoning ordinances, but exist side by side with them. Both rest on the police power: zoning stabilizes the use of property, and building codes ensure the safety and structure of buildings. Zoning is intended to have a relative permanency, whereas building codes are much more flexible because they must keep abreast of new materials and other technological advances.
