Growth pattern of towns Natural and Planned, Types of zoning and importance, various road networks(Grid iron pattern, shoe string development, Surveys for data collection, physical survey, social survey, economic survey, civic survey, Town aesthetics, landscape architecture, Rehabilitation of slum and urban renewal,

1. Transportation Engineering – II (Town Planning)
1/7/2018
Prof. S.K. Patil, www.skpatil.com 1
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Course Learning Outcomes:
• At the end of this session, the student will be able to explain
importance of zones in town planning
Zoning

2. Prof. (Dr.) Sachin Kishor Patil
B.E. Civil, M.E. Civil Environmental Engineering, Ph.D. (IIT, Bombay)
❑ Professor & Head of Department
❑ Department of Civil Engineering
❑ AMGOI, Vathar, Kolhapur, MH, India.
1/7/2018
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3. Zoning
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 Process of regulating/preventing (by law) misuse of lands and buildings
 Division of a community into zones (e.g. Commercial, Residential, Industrial,
Institutional, etc) according to present and potential uses of land to
maximize, regulate and direct their use and development in accordance
with the Comprehensive Land Use Plan (CLUP) of the community.
 Drafted as rules and regulation which informs about uses allowed or
disallowed in each zone, conditions for allowing them, and deviations
legally allowed from the requirements of the law.
 Zoning is concerned primarily with the use of land and there of control of
population density through imposition of building heights, open space
and density provisions in a given area.

4. Importance/Benefits of zoning
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 Optimum use of land based on suitability/capability, e.g. use
of prime agricultural land for agricultural purposes.
 Promotion of public health and safety through compatible
arrangement of various lands uses; e.g. residential area
should maintain considerable distance from industries.
 Preservation of desirable character and real estate values
of the zone.
 Promotion of the rational and orderly growth of the
community.
o Prevent encroachment
o Isolation of residential area
o Height control
o Reservation for Recreational area
o Effective use of amenities

5. Classification of Zoning
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Zoning
Zoning by Use
Residential
Commercial
Industrial
Civic
Institutional
Recreational
Zoning by Height Zoning by Density

6. Zoning by Use
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1.Residential Zone
 40-50 % area of Town
 Most imp
 Ideal location ?
 Peace, Distant, Privacy,
 Greenery, Transportation
2. Commercial Zone
 2-5% area of town
 Ideal location ?
 Centre of Traffic, Road Side
3.Industrial Zone
 5-20%
 Sub classification
 Ideal location ?
 Leeward side
 Depending on Industry type
4.Civic Zone
 2-3 % area of Town
 Public buildings
 Ideal location ?
 ???
5. Institutional Zone
 1-2% area of town
 Schools etc
 ???.
6.Recreational Zone
 15-20%
ADVATAGES of USE ZONING

7. 2. Zoning by Height
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 Small tree cannot grow in
shade of big one
 Use of tall buildings
 Narrow Streets Road
congestion
 Rule 45 and 63.5 degrees
Advantages
 Chance to develop
 Establishment of Min. std. for
 Light, Air and space
 Control on set back distance
 Uniform height- Aesthetics

8. 3. Zoning by Density (DENSITY ZONING)
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 The density zoning is mainly related to population density, Gross density & net
density; where,
 population density is population / unit area or acres of land,
 gross density is average density of population / unit area of residential zone
including open spaces, schools, shops & institutions;
 Net density is average density / unit area of housing & roads.
 The objective of density zoning is to control the overcrowding & concentration of
population in some particular Area.
 In density zoning a town planner fixes certain standards of gross & net densities for
various areas which prohibit the increase of population in any particular zone.
 This control of population is achieved in three ways.
 Fixing minimum size of plot for each house.
 Specifying nos. of houses per unit area.
 Fixing the ratio of total plot area v/s total buildup area. (FSI/FAR)

9. DENSITY ZONING
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10. Zoning Power
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 Rules updated from time to time depending on
 Development Plans
 Master Plan
 Exceptional Uses
 Zoning powers can be reverted in 3 catagories
1. Uses permitted under “Non confirming” types
 Eg. Industry (Non affecting in Residential area)
2. Uses permitted by special approval
3. Uses under strictly prohibitted

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