Reports published recently by the Planning Departments of both the City of Vancouver and the Greater Vancouver Regional District have referred to the suburbanization of industry and the need for an industrial land use policy for both the City and the Region. The City of Vancouver has expressed concern about the negative consequences of suburbanization of industry and adopted a policy favouring industrial development in the City. In considering the factors which influence the supply and location of industrial land, the impact of planning legislation warrants investigation. Planning legislation is the major implementation tool of urban planning. The relationship between planning legislation and residential development has received considerable attention in the literature. Significantly less interest has been expressed in the impact of legislation on industrial land. The evolution of industrial zoning in Vancouver and its impact on the supply and location of industrial land in the city are the focus of this thesis. Early zoning by-laws were established to protect residential and commercial areas from the encroachment of industry. Planning legislation in more recent times has reflected a policy toward industry in urban areas that has ranged from restrictive control to neglect. Vancouver's planning legislation as it applies to industrial areas allows office commercial uses to be developed in industrial areas. The impact of this practice on the pattern of industrial land use in Vancouver is examined. Data from the City of Vancouver's Development Permit Records was obtained and showed a concentration of applications for office and office/retail developments in the city's inner city industrial areas. Data from the city's assessment records also confirmed a concentration of office and office/retail buildings in the city's inner city industrial areas. An examination of time series land use information showed that the supply of inner city industrial land was declining significantly. The data examined therefore, supported a conclusion that Vancouver's industrial zoning regulations permitted a process of land use succession to occur by allowing industrial land to be developed for commercial use. The principal impact of this permissive feature of the legislation was found to be in the city's inner city industrial areas. The implications of the study's findings for public policy were then discussed. The arguments in favour of retaining the existing industrial zoning regulations were examined. These arguments focused on the growing importance of the service sector of the urban economy and the need to make land available for service related functions which typically are office and retail in nature. The arguments in favour of adopting legislation that is more protective of industry were also examined by exploring the unique role that Vancouver's inner city industrial areas play in providing "incubator" space for new and smaller industries. The findings of the study strongly suggest that a significant research effort needs to be undertaken to provide insight into the long term economic and social consequences for the City of Vancouver of a process of land use succession in the city's industrial areas. Planning policies for the city's industrial areas should then be established followed by changes to planning legislation. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

Regulation of land through zoning is inherently controversial as it involves individual rights and freedoms often in conflict with public goals and policy. To ensure the general rules of regulation are not dispensed in an arbitrary and capricious manner, thereby causing undue or unnecessary hardship in specific cases, the zoning board of variance has been established. This board is a quasi-judicial lay tribunal statutorially limited to resolving issues concerning individual cases of hardship, administrative misjudgment or errors of interpretation related to zoning matters. In recent years concern has been expressed over whether or not the board of variance can appropriately respond to appeals of administrative decisions which are the product of an increasingly dynamic and complex zoning and development process dependent on the discretionally judgment of professional planning staff. Correspondingly, concern has also been expressed that procedures established by these lay boards only inadequately provide for the rights of the individual. The purpose of this thesis is to document and evaluate the decision-making procedures established by the board of variance. It is hypothesized that the board system of zoning administration, as exemplified by the operation of the existing Vancouver Board of Variance, enables maximization of public benefits accruable through the exercise of discretionally zoning techniques while adequately meeting the equity requirements of a quasi-judicial appeal body. To test this hypothesis, the evolution of zoning in Canada and the United States of America was reviewed and two case study models of zoning administration, the Vancouver Board of Variance and the Seattle Hearing Examiner, introduced. Examination of their history and operation identified several administrative problems with these systems. With this background, a model with eight normative criteria of administration was established using selected socio-political and judicial elements of our society. The two case study systems were then compared with the theoretical model and the hypothesis disproved. It was concluded the Vancouver Board of Variance displayed shortcomings resulting from the local zoning process, the lack of required qualifications for Board members, and the informal procedures of the Board. It was further concluded the Seattle Hearing Examiner system, while better meeting the normative criteria, could not be adopted to the Vancouver administrative setting. It was then suggested the Vancouver Board of Variance could be modified so as to better meet the criteria of the normative model, thereby rectifying the identified shortcomings. A set of recommendations pertaining to these shortcomings was- presented and a method of implementation suggested. These recommendations included: a) eliminating those appeals concerning the use of either land or structures from the Board's jurisdiction; b) permitting the Planning Department to issue variances in certain cases; c) modifying the public hearing requirement from mandatory to discretionary in certain circumstances; d) creating a citizens' advisory committee to provide a policy overview of variance decisions for City Council; e) permitting wider judicial review of individual variance appeals by incorporating policy statements under the protection of the "Official Development Plan"; f) requiring Board members have qualifications; g) limiting the term of membership to the Board and requiring attendance of meetings; h) requiring the Chairman of the Board have a legal background, a judicial temperament and be appointed jointly by the Province and the City; i) modifying the procedures and operation of the Board so that: (i) the appeal form indicates grounds for appeal and advises of requirements for any subsequent judicial appeal, (ii) public notice is given all appeals and provision is made to involve local groups, (iii) an information pamphlet on the Board is published, (iv) information can be exchanged prior to the hearing, (v) the powers of the Chairman are specified, (vi) ex parte communication is limited, and (vii) upon request, reasons in writing are given for decisions of the Board. It was concluded the recommendations would result in the significant improvement of Board of Variance by: a) returning policy decisions to the legislature, b) expediting the handling of variance appeals, c) increasing the accountability of the Board to the legislature and the judiciary, d) re-establishing membership qualifications for Board members, and e) establishing procedures to ensure the Board conducted its deliberations with fairness, clarity and openness, free from political interference. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

3 pp. / Originally published: 2011 / Zoning is the mechanism by which government protects public health, safety and welfare in addition to minimizing impacts to neighboring properties. This fact sheet informs the reader on where to go to find out about the zoning of their rural property in Arizona and what limitations and opportunities their zoning calls for. Revised 9/2016; Originally published 1/2011

No description available.

Cameron's Line in western Connecticut and its equivalents in western Massachusetts and Vermont mark a major tectonic boundary in the New England Appalachians and are considered by many to delineate the trace of the Taconian suture zone. The Cambro-Ordovician Ratlum Mountain and Rowe Formations lie to the east of Cameron's Line in western Connecticut. Mineral equilibria and compositional zoning studies for pelitic units of the Ratlum Mountain and Rowe Formations indicate that garnet porphyroblast rims equilibrated with matrix minerals at P-T conditions that are consistent with an Acadian (Devonian) metamorphic field gradient for this area. P-T conditions were calculated by simultaneously solving for a geothermometer and a geothermobarometer in low-variance assemblages. All of the possible equilibria for each sample were then calculated using an internally consistent thermodynamic database with the software TWEEQU (thermobarometry with estimations of equilibria). Both of these methods produced consistent results with peak P-T conditions of 575-650 °C and 6-9 kbars. Wavelength dispersive X-ray compositional images (WDS images) along with quantitative traverses for major (Fe, Mg, Mn and Ca) elements were collected for garnet porphyroblasts in each of the samples. Trace (Y, P, Sc, Ti and Cr) element WDS images and quantitative traverses were then collected for representative samples. Petrographic observations coupled with WDS compositional imaging show that early garnet porphyroblasts have been modified either by overgrowths of biotite and chlorite or by a second phase of garnet growth. For those garnets that show two phases of growth, compositional images reveal patchy Ca content in rounded overgrowths surrounding more homogeneous euhedral cores. This is consistent with a second phase of growth of garnet at higher pressure accompanied by anorthite breakdown. Yttrium compositional images for these sample show a very narrow band of Y enrichment that lies just inside these high-Ca overgrowths. Garnets that have been overgrown by biotite have compositional images and quantitative traverses indicative of continuous prograde growth with minor resetting of chemistry along garnet rims. These overgrowths are thought to be the result of the compositionally complex continuous reaction, Grt + Ms -> An + Bt. Although Y images for these samples show a similar narrow band of Y enrichment, in these samples this band of enrichment lies within a few microns of the garnet rim. Biotite overgrowths truncate compositional zoning for both major and trace elements and therefore postdates porphyroblast growth. Compositional images for these samples generally show euhedral zoning patterns suggesting that diffusion was very limited both during and after growth. Peak P-T conditions are consistent with previously documented conditions for this region in that they suggest a predominantly Acadian metamorphic signature. There is strong evidence that garnet porphyroblast cores predate these overgrowth textures and thus may represent a resetting of Taconian garnet cores with matrix minerals during the Acadian. Maximum P-T conditions (600 ° C and 9 kbars) were obtained from a sample collected in close proximity to Cameron's Line. If these P-T conditions represent the thermal maximum accompanying Acadian metamorphism then there is likely also some resetting of mineral assemblages to the west of Cameron's Line. / Master of Science

Thesis (M. Arch.)--University of Hong Kong, 2002. / Includes bibliographical references (leaves 75-77).

Thesis (Ph. D.)--University of Wisconsin--Madison, 1970. / Typescript. Vita. eContent provider-neutral record in process. Description based on print version record. Includes bibliographical references.

Thesis (M.Arch.)--University of Hong Kong, 2002. / Includes bibliographical references (leaves 75-77) Also available in print.

The Deccan Trap basalts are the remnants of a massive series of lava flows that erupted at the K/T boundary and covered 1-2 million km2 of west-central India. This eruptive event is of global interest because of its possible link to the major mass extinction event, and there is much debate about the duration of this massive volcanic event. In contrast to isotopic or paleomagnetic dating methods, I explore an alternative approach to determine the lifecycle of the magma chambers that supplied the lavas, and extend the concept to obtain a tighter constraint on Deccan’s duration. My method relies on extracting time information from elemental and isotopic diffusion across zone boundary in an individual crystal. I determined elemental and Sr-isotopic variations across abnormally large (2-5 cm) plagioclase crystals from the Thalghat and Kashele “Giant Plagioclase Basalts” from the lowermost Jawhar and Igatpuri Formations respectively in the thickest Western Ghats section near Mumbai. I also obtained bulk rock major, trace and rare earth element chemistry of each lava flow from the two formations. Thalghat flows contain only 12% zoned crystals, with 87Sr/86Sr ratios of 0.7096 in the core and 0.7106 in the rim, separated by a sharp boundary. In contrast, all Kashele crystals have a wider range of 87Sr/86Sr values, with multiple zones. Geochemical modeling of the data suggests that the two types of crystals grew in distinct magmatic environments. Modeling intracrystalline diffusive equilibration between the core and rim of Thalghat crystals led me to obtain a crystal growth rate of 2.03x10-10 cm/s and a residence time of 780 years for the crystals in the magma chamber(s). Employing some assumptions based on field and geochronologic evidence, I extrapolated this residence time to the entire Western Ghats and obtained an estimate of 25,000 – 35,000 years for the duration of Western Ghats volcanism. This gave an eruptive rate of 30 – 40 km3/yr, which is much higher than any presently erupting volcano. This result will remain speculative until a similarly detailed analytical-modeling study is performed for the rest of the Western Ghats formations.

Zoning is a municipal land use control adopted to protect the public health, safety, general welfare and to provide the economic, social and aesthetic advantages resulting from the orderly planned use of available land» The concept of zoning has changed from a simple restriction to certain uses of land, to a key technique in the implementation of municipal planning policy. Logically the progress of a municipal plan would depend on how strictly its zoning by-law and other regulations are enforced; however, in some instances the strict enforcement of these regulations may cause undue or unnecessary hardship to the owner of a property. Just as the Chancellor's Courts arose in England in order to provide individual justice in cases where the harsh and universal mandates of the common law caused obvious hardship, the Zoning Board of Appeal has been created in order to provide flexibility in the administration of the zoning by-law, where its strict enforcement would cause undue or unnecessary hardship. Zoning enabling legislation provides some standards which are intended to guide a Zoning Board of Appeal in its operation; however the statutory standards specified under the enabling legislation for determination of "undue or unnecessary hardship" and the directions for issuance of the "Notice of Hearing" are vague. The enabling legislation does not indicate the details to be included in the "Notice of Hearing" or the details of information required in a "Notice of Appeal". In addition to the deficiencies of the legislation there generally exists an inadequate relationship between a Zoning Board of Appeal and its respective municipal planning department. The members of the Board are not supplied with adequate information about the zoning and planning objectives of the municipality. They do not feel concerned about such information and tend to confine themselves to the zoning by-law and to make decisions without full understand of the planning context; as such, their decisions tend to be inconsistent with the zoning and planning objectives of the municipality. The hypothesis is advanced that "a positive statement of zoning objectives and planning principles together with a uniform set of procedures to be followed by the Zoning Board of Appeal is necessary for effective implementation of municipal planning policy". Following a review of the traditional and contemporary concepts of zoning and planning, a Case Study is conducted to explore reasons for inconsistencies in the decisions of the Zoning Board of Appeal. For the Case Study three Zoning Boards of Appeal in the Vancouver Metropolitan Area of British Columbia are selected. The conclusions drawn from the Case Study together with observations based on a review of the contemporary experience provide evidence that members of the Zoning Boards of Appeal are not provided with a positive statement of zoning objectives and planning principles. Because of ambiguities in the enabling legislation and lack of definition of standards and format, every Zoning Board of Appeal tends to follow inconsistent procedure in its operation. It is also observed that the members of the Zoning Boards of Appeal are not appraised of the potential impact of their decisions, a situation which can work both ways, that is, it may help in the implementation of municipal planning policy or alternatively it may cause obstructions by granting incompatible relaxations. Investigation of the hypothesis has provided a needed focus in reviewing the position of the Zoning Board of Appeal in the implementation of municipal planning policy. It is concluded that the hypothesis appears to be a reasonable and practical solution for making the Zoning Board of Appeal an effective tool in the implementation of municipal planning policy. Certain feasible legislative and administrative improvements are recommended and a method of implementation of these recommendations at the provincial and municipal levels of government is suggested. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate