Zoning march 2013

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Zoning march 2013

  1. 1. Zoning
  2. 2. ZoningDefinitionA law that regulates the orderlydevelopment of land.• Divides areas into districts or “zones” (e.g. “zoning”).• Regulates: • Use (residential, commercial, manufacturing) (e.g. “land use”), • Form (tall, low, detached, row- house), and • Density (house - apartment building, shop - department store).• For “the public health, safety and general welfare” of a city or town• A police power of government
  3. 3. ZoningHistoryUntil the early 1900’s, land was virtuallyunregulated. Construction was generallyregulated only by:1. Building Codes (building height, floor area, lot coverage, courts, windows),2. ‘Nuisance’ laws (restricted certain objectionable uses (e.g. a slaughterhouse) within a city from being near another, ‘sensitive’ use (e.g. housing), and3. Deed restrictions (private agreements that were part of the property ownership that limited its use by its owner).
  4. 4. ZoningHistoryInitial goals of zoning:1. Protect residential areas from - ‘objectionable’ uses (i.e. industry), - overcrowding, and2. Control new building construction.
  5. 5. ZoningPurpose and Nature• “public health, safety and general welfare”,• Orderly growth,• Protect property values,• Raise or increase density,• Increase residential, commercial and manufacturing development,• Manage aesthetics,• Provide for public amenities (plazas, waterfront, open space),• Provide for different types of housing (affordable, artists), and• Protect the environment (planting requirement, bicycle facilities).
  6. 6. ZoningZoning (generally) does NOT: Regulate architecture/ aesthetics of a building, Control building materials, (typically) Spur growth/ development where there is no market demand, Preserve a building or structure, Regulate the brand of business that may use a piece of land (e.g. Walmart), and Retroactively discontinue a use (in almost all cases).
  7. 7. ZoningHow Zoning WorksZoning Text (definitions, enforcement, administration, exceptions, parking, signage)Zoning Maps (shows zoning districts over streets, generally - Residential, - Industrial/Manufacturing, - Commercial, - Agricultural and – other mixed-use districts).
  8. 8. Zoning
  9. 9. ZoningHow Zoning WorksAdministration:1. Zoning or Planning Commission, Reviews and approves changes in land use, zoning. Usually consists of appointed members (architects, planners, engineers). Decisions are reviewed by local legislative body (e.g. City Council).2. Zoning or Planning Department Studies land use and zoning issues and makes recommendations to Planning Commission and other land use decision makers.
  10. 10. ZoningHow Zoning WorksAdministration3. Zoning ‘Enforcement’ Agency, Responsible for the day-to-day enforcement of the zoning regulations. (New York City: Department of Buildings)4. Board for Zoning Appeals May allow variance or a Special Permit from the zoning of a lot (New York City: Board of Standards and Appeals (BSA)) - Variances: exceptions to the Zoning Resolution, - Special Permits: specific allowed changes.
  11. 11. ZoningHistoryFirst “Comprehensive” zoning code: New York City, 1916Controlled: - Use and - Building Heights.
  12. 12. ZoningHistoryFirst “Comprehensive” zoning code: New York City, 1916Controlled: - Use. Encroachment of factory buildings into residential areas Flatiron Loft District, Fifth Avenue Villard House, Madison Avenue
  13. 13. ZoningHistoryFirst “Comprehensive” zoning code: New York City, 1916Controlled: - Building Heights. Prevent blocking of light and air. Equitable Building, 120 Broadway, 1912-1915
  14. 14. ZoningHugh Ferris, Zoning Studies
  15. 15. Zoning1916 Zoning Resolution, Building Height Controls
  16. 16. ZoningHugh Ferris, Zoning Studies
  17. 17. ZoningHugh Ferris, Zoning Studies
  18. 18. ZoningMidtown, Hotel New Yorker Midtown, Lofts and Office Buildings
  19. 19. ZoningMidtown, 34th Street Midtown, Waldorf Astoria Hotel
  20. 20. ZoningUpper West Side, Columbus Avenue
  21. 21. ZoningLe Corbusier, The City of Tomorrow, 1929
  22. 22. Zoning Lever House, 1952 SOM/ Gordon Bunshaft,
  23. 23. Zoning Lever House, 1952 SOM/ Gordon Bunshaft,
  24. 24. ZoningSeagram Building, 1958 Mies Van Der Rohe, Philip Johnson
  25. 25. ZoningNew York City’s 1961 Zoning Resolution
  26. 26. ZoningNew York City Zoning ResolutionPrinciples:• Strict separation of Uses: “R” Residential, “C” Commercial and “M” Manufacturing• “Tower-in-the-Park”/“Height Factor” : Towers with no height limit allowed on 40% of lot with “open space”• “Floor Area Ratio” (F.A.R.): Limitation on density (F.A.R. X Lot Area = Total Building Floor Area)• Extra floor area for public plazas (“bonus”) in higher density districts
  27. 27. Zoning1961 Zoning Resolution, Principles: Tower-in-the-Park
  28. 28. ZoningLe Corbusier, Midtown, 6th Avenue, The City of Tomorrow, 1929 “New” Rockefeller Center
  29. 29. ZoningTower-in-the-Park: Upper West Side, Lincoln Towers
  30. 30. ZoningTower-in-the-Park : Upper West Side, Lincoln Towers
  31. 31. ZoningLe Corbusier, The City of Tomorrow, 1929
  32. 32. ZoningPrivate-Public Space: Bonus Plaza, Merrill Lynch, 53rd Street
  33. 33. ZoningPrivate-Public Space: Bonus Plaza, Park Avenue South
  34. 34. ZoningPrivate-Public Space : Bonus Plaza, Private-Public Space: Bonus SubwayPlaque, 53rd and Third Entrance, 53rd and Third
  35. 35. ZoningPrivate-Public Space: Bonus Plaza and Subway Entrance, Citicorp Building
  36. 36. ZoningPrivate-Public Space: Bonus Interior Public Space, Citicorp Building
  37. 37. ZoningPrivate-Public Space: Bonus Interior Public Space, Trump Tower
  38. 38. ZoningVision Realized: Typical Bonus Plaza , Interior Public Space, Trump Tower
  39. 39. ZoningNew York City Zoning Resolution• Special Districts Special zoning regulations for specific areas. Examples: • Height limits • Mix of uses • Urban Design (Ground-floor Use, Sidewalks, Curb Cuts) • Bonuses (e.g. Theater) Special Districts, Downtown Brooklyn
  40. 40. ZoningNew York City Zoning Resolution• Contextual Zoning Districts/ Quality Housing • Identified by ‘A’ or ‘B’ suffix (e.g. R10A, C4-6A) • Streetwall/ line-up • Base and setback • Height limit • Resident amenities (laundry, daylight in halls)
  41. 41. Zoning Height Limit Base StreetwallR6 “Height Factor”/Tower-in-the-Park R6A “Contextual”
  42. 42. ZoningNew York City Zoning Resolution• Waterfront Zoning • Public access to waterfront • Upland connection to public access • Seating, landscaping • Visual corridors from upland to water Battery Park City
  43. 43. ZoningNew York City Zoning Resolution• Waterfront Zoning • Public access to waterfront • Upland connection to public access • Seating, landscaping • Visual corridors from upland to water
  44. 44. ZoningNew York City Zoning Resolution• Mixed Use (“MX”) Zoning Districts • Residential, Commercial and light Manufacturing in same building
  45. 45. ZoningNew York City Zoning Resolution• Inclusionary Zoning Districts • Bonus for affordable housing (+33% for 20%) • New construction or preservation • Within building • Within community • Duration of life of building
  46. 46. ZoningNew York City Zoning Resolution• “EC” Enhanced Commercial Zoning Districts • Regulations for ground floors • Glazing • Retail, Community Facilitlies, Banks • Lobby size
  47. 47. ZoningNew York City Zoning Resolution• “Green” Zoning Initiatives • Indoor bicycle parking • Bonus for providing a space for a store selling fresh food • Front Yard Landscaping • Car Sharing • Parking Lot Landscaping • Street Tree Planting • “zone green” - Allowing and encouraging energy-saving features for buildings
  48. 48. ZoningHow to determine the zoning of agiven property:1. Look at zoning map2. Identify zoning district3. Look up regulations: • Use, • Density • Height, setback • Yards • Parking (cars and bikes) • Special restrictions, incentives
  49. 49. Zoning
  50. 50. Zoning
  51. 51. Zoning
  52. 52. Zoning
  53. 53. ZoningBlue Box = Zoning Change Proposal
  54. 54. Zoning
  55. 55. Zoning
  56. 56. Zoning
  57. 57. Zoning
  58. 58. Zoning
  59. 59. Zoning
  60. 60. Zoning
  61. 61. ZoningHelpful Text Bubbles
  62. 62. Zoning
  63. 63. Zoning
  64. 64. Zoning
  65. 65. ZoningNew York City Zoning Resolution New York City Zoning ResolutionOriginal Principles: • Special Districts• Strict Separation of Uses: “R” Residential, • “Contextual” Zoning Districts/ “C” Commercial and “Quality Housing” “M” Manufacturing • Waterfront Zoning• “Tower-in-the-Park”/“Height Factor” • “MX” Mixed-Use Districts• “Floor Area Ratio” (F.A.R.) • “Inclusionary Housing” Zoning• Extra/”Bonus” Floor Area for • “EC” Enhanced Commercial Public Plazas Districts • “Green” Zoning
  66. 66. Zoning

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