The changes to the British Columbia Municipal Act repealing land use contracts in 1978 by Bill 42, and the subsequent amendments leading up to Bill 62 in 1985 and Bill 30 in 1987 have been both dramatic and comprehensive in their effect on land development and the approval process. Since the repealing of land use contracts and in spite of the new amendments, B.C. planning legislation has been increasingly criticized among developers, planners, and local governments for the lack of development agreement provisions and adequate flexibility in the municipal approval process. This thesis investigates the possibility of reintroducing land use contracts as a development agreement control in the context of current planning practices. A literature review of the evolution of municipal planning control in B.C. is conducted to provide background information for a theoretical and practical evaluation of the current system of controls in comparison to the former system of land use contracts. The theoretical evaluation is based on measuring both systems against normative criteria, whereas the practical evaluation is comprised of a local government/development industry survey and several case studies. The following conclusions are made in this research: - Land use contracts were introduced in response to a growing need among local governments for some legitimate legislative means of entering into development agreements with developers to require developers to assist in providing the municipal services associated with their development. - Local government support for the land use contract was based on the ability to regulate design, ensure regulation performance, and to enter into off-site servicing and amenity agreements. - The development industry was initially supportive of land use contracts because they offered unlimited flexibility during negotiations and the certainty of a legal contract immune to future zoning changes. Developers eventually withdrew their support for land use contracts complaining of large scale downzoning, lengthy approval delays and excessive impost fees. Many of these allegations are dispelled in this research, but the real weakness of the land use contract was that it was difficult to amend and could be used extensively to replace zoning, effectively "fettering" future council's planning powers. - In the absence of the land use contract, many municipal governments are continuing with a land use contract practice, but without a legislative or in some instances legal basis. - The theoretical analysis, survey and case studies determine that the current planning legislation is adequate for the most part. There is a need however, for a land use contract mechanism to accommodate mixed use, comprehensive or complicated developments. This type of control was determined to be superior in accommodating these types of projects to the current approach of using a variety of planning mechanisms. Generally there is support among local governments and the development industry in B.C. for new land use contract legislation as long as it is more clearly defined to avoid the mistakes of its use in the 1970's. On the basis of this analysis, the study recommends that land use contract reintroduced but in a much more controlled and limited way. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

This analysis is based on a situation which has evolved in Electoral Area "G" within the Regional District of Okanagan-Similkameen located in the south central sector of the Province of British Columbia. The spread of urbanization into this unzoned rural area in the form of a large block subdivision created a land use conflict with existing agricultural uses. The Regional District responded by proposing to zone the entire electoral area with a standard zoning by-law. Rural residents reacted to oppose this idea saying the standard zoning by-law is too stringent. The Regional District eventually spot zoned the property in question which limited the development to that which was initially proposed. While this measure solved the immediate problem, it did little to prevent future land use conflicts. The situation just described highlights the two issues which form the purpose of this study. First, that some form of land use control is necessary in rural areas because existing residents and land users should be protected from possible conflicting or undesirable land uses; and second, an alternative land use control should be developed to replace the standard zoning by-law which residents are so strongly opposed to. To obtain more information on what the main participants in rural land use planning think about the standard zoning by-law; Regional Planners were asked why they felt the implementation of the standard zoning by-law was important; and residents were asked why it should not be implemented? The statements by both groups were analyzed for their validity. Research showed that most of the planners statements were true but that existing provincial land use controls have more of an effect on development than is realized. Analysis of residents statements showed that some are based on rumours and emotions rather than fact. However, regardless of fact the way in which the public perceive a situation is important and must be considered. An investigation of the Development Permit, Flood Plain Zones, Spot Zones, Contract Zones and Conditional Zones as alternatives to the standard zoning by-law revealed their positive and negative aspects along with their suitability for implementation in Electoral Area "G". Incorporating what had been learned in previous chapters, a Rural Maintenance By-law proposes two important differences. First, is a list of prohibited uses rather than the usual permitted uses. A list of prohibited uses is felt to better suit the two zoning district concept being proposed. It also presents a more positive image of a land use regulation to the public. Second, flexibility is built into the concept by way of a conditional zoning technique. In this way, developments will not be restricted by the stringent regulations found in a standard zoning by-law. It will also encourage resident participation in the development process of their area. And finally, it will require the planner to work at the grass roots level with developers and residents to negotiate the best possible development for future generations. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

The purpose of this thesis is twofold. First, to examine mixed-use development outside of the downtown core as a means to increase the housing stock of Vancouver by determining why this form of development is occurring and to assess the habitability of the housing provided in these projects. Secondly, the survey methodology utilized in the study was designed to obtain information in an exploratory manner, to both assist in the future design and management of mixed-use projects, and to provide the basis for speculating on the potential role for mixed-use projects in commercial districts outside of the Central Business District. Chapter One outlines the scope of the study. Four objectives are established for the thesis: to determine why mixed-use projects are being developed; to derive a profile of mixed-use building residents; to evaluate the level of housing satisfaction expressed by these residents; and, to discuss the implications for commercial districts if mixed-use development was to be encouraged. Two hypotheses are presented to explain why this form of development is occurring: first, there is likely an excess of commercially zoned land relative to market demand for space above the ground floor; and second, a mixed-use building possibly offers investment diversification by combining two different uses in a single building. As well, the study sought to test hypotheses regarding mixed-use residential rent levels, building security and the type of residents attracted to this form of housing. The second chapter traces the practice of land use separation from its initial emphasis on segregating non-compatible activities through to the recent reassessment of strictly separating uses with the widening acceptance of permitting and encouraging mixed-use. Based on a review of land development trends and planning policies implemented in Vancouver, the study finds that while the inducement of a floorspace bonus offered in certain areas of the downtown core has met with limited success, mixed-use development has occurred for some time in many of the commercial districts outside of the CBD. The survey-questionnaire methodology utilized in the study is described in Chapter Three. Of the 144 mixed-use projects built in the study area between January 1, 1974 and June 1, 1983, 50 were randomly selected for the two-stage sampling procedure. Questionnaires were first distributed to the developer/owners of the sample group. With the permission of those owner respondents participating in the survey, a second questionnaire was then delivered to the residential occupants. Both questionnaires were pre-tested through a pilot survey. The survey-questionnaire methodology was found to be difficult and time-consuming, but the only means available to obtain the data necessary to address the research objectives of the study. The results of the two survey-questionnaires are presented in Chapter Four. The study hypotheses are re-examined in light of the research findings discussed in Chapter Five. The results of the developer/owner survey are found to validate the two hypotheses suggested to explain the occurrence of mixed-use development outside of the downtown. Developer/owner respondents reported few problems in either developing or managing a mixed-use building and stressed the importance of careful design, quality construction, and good management practices in ensuring the success of these projects. The resident survey indicated that combining residential with commercial uses appears to provide a satisfactory housing environment. Athough the residents surveyed indentified several problems with living in a mixed-use building (noise, inadequate security, lack of parking), the overall level of satisfaction reported was high and corresponds closely with the findings of other medium density housing evaluation studies. The resident survey group was found to be similar demographically to an apartment comparison sub-population, though the sample group contained proportionately fewer residents in the elderly age cohorts. The study found little support for the assumption that mixed-use building rents would be discounted due to location and combination of uses. The hypothesis that combined uses would enhance building security due to mutual surveillance was likewise rejected. In the concluding chapter the implications of the research findings are discussed. Conclusions drawing upon the results of the two survey-questionnaires are presented to assist in future mixed-use project design and development. It is suggested that mixed-use, in addition to being a viable form of development as demonstrated through the developer/owner survey, may offer several public benefits: the more intensive use of scarce urban land; a broadened choice of housing; and, increased market support and added diversity in existing commercial districts. The need to critically examine these various arguments in favour of mixed-use is emphasized. Lastly, the role of the public sector vis-a-vis mixed-use development is discussed and the need for further research is identified. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

Public involvement in planning processes is increasingly expected and demanded by members of the local community and it is also a key method that the planner can use to gain insight into a community. The challenge which professional planners face is in finding effective methods for involving the public in complicated and technical decisions which planners have traditionally made in isolation. Specifically, technical zoning law can be overwhelmingly complicated for members of the public. Today's planners are challenged with establishing processes which are inclusive and which generate consensus-based solutions. This thesis examines the use of collaborative planning to address the issue of compatible single-family infill housing. Specifically, this thesis addresses three questions: what are the elements of a collaborative public involvement process which can assist in creating a new single-family infill-zoning category; what are the limitations of using collaborative public involvement processes in neighbourhood re-zonings; and how does the Delbrook case study exemplify the use and implications of collaborative public involvement? These questions are examined via two avenues: a literature review focusing on public involvement, collaboration and monster house infill construction; and a case study analysis examining the Delbrook neighbourhood zoning project. The major findings of this thesis define evaluation criteria, emerging from the literature that can be applied to analyzing collaborative public involvement processes and also extract key lessons learned from the Delbrook case study. Significant conclusions of this thesis are that the public expects inclusive processes; the public is capable of rising to technical zoning challenges; it is important that the levels and opportunities for involvement are appropriate to the planning process; it is important to identify and periodically re-visit the roles of those involved in public involvement processes; and a clear and attainable goal must be set for collaborative public involvement processes. The Delbrook case study further illustrates that issues which inspire a great degree of controversy and which are complex in nature will require a more collaborative public involvement framework; the time spent on collaborative processes can cause the public to burn out; consensus building among those involved must always consider the larger community; and that collaborative processes are dynamic. In conclusion, it is noted that more research should be conducted on how the increasing empowerment of groups may or may not affect the power of the individual, the impact which the process chosen may have on the product or results; the extent to which limitations exist for lay persons involvement in technical planning subjects; and an exploration of other practical applications for dealing with large house infill construction. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

This thesis investigates empirical analysis as a means of providing information to planners and policy-makers on specific policy decisions. The problem examined in the study is whether empirical analysis can determine the influence of zoning on multiple family development. It was assumed that the main influence of zoning is in determining the location of new multiple family development. The objective was to define the significance of zoning among the factors involved in the locational decision. Through a review of planning and related literature, basic concepts of land use models were examined, identifying some of the limitations of these models. The literature review also included a number of empirical studies, representative of the wide variety of existing research. The factors considered to have the greatest influence of the location on multiple family development were identified from the studies including availability of land, ease of assembly, physical conditions of the neighbourhood, social characteristics of the neighbourhood and local demand. These factors were included in a multiple regression equation, a statistical technique for measuring the amount of variation in the dependent variable (the location of multiple family development) which can be explained by the variation in the independent variables. It was hoped that two years could be analyzed but problems with the data limited the study to one year, 1975. The descriptive data for the City of Vancouver indicated that in 1975, 17 acres of multiple family development was started from a possible 300 acres of developable multiple family zoned land. The results of the regression analysis indicate that the zoning variables which define the availability of land explained four times as much of the variation in the location of multiple family development starts as the combined explanatory power of the remaining significant independent variables. The results are interesting because, they suggest the powerful influence of zoning even when there appears by observation to be an adequate supply of multiple family zoned land. Such empirical analysis cannot determine how much development potential is needed so as not to significantly constrain multiple family development. It does however indicate the relatively small proportions of available land being developed and the strength of zoning in developers' locational decisions. Further analysis could demonstrate how the proportion of development activity to available land changes over time as well as the changing influence of zoning. This information could benefit policy-makers, providing them with a better understanding of the relationship between development and development potential. The advantage of a simple form of empirical analysis, such as undertaken here, is that it is a relatively easy method of generating new information. The type of data used in this study is often available in urban centres and the regression analysis does not involve a large committment in time or money. Provided that planners are careful to recognize the weaknesses of empirical analysis, the additional information which is possible to obtain is justification for its continued use in planning research. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

O zoneamento ambiental, instrumento de planejamento e ordenamento territorial estabelecido pela Política Nacional de Meio Ambiente em 1981, sem ser imediatamente regulamentado resultou em práticas diversificadas quanto aos recortes territoriais adotados, métodos utilizados, objetivos específicos e caráter de implementação: ora indicativo, ora restritivo. Em 2002, por meio do Decreto n° 4.297/02, tal instrumento foi regulamentado sob a denominação de Zoneamento Ecológico-Econômico (ZEE), devendo estabelecer padrões de proteção ambiental a serem seguidos pelos agentes públicos e privados na tomada de decisão em relação a planos, projetos e programas que envolvam o uso de recursos naturais. Mesmo após esta regulamentação, pode-se observar a continuidade na utilização de métodos de trabalho e produtos finais que não seguem um padrão único, levando a questionamentos quanto à utilização ou mesmo à identidade deste instrumento. No entanto, apesar da diversidade verificada em estudos dessa natureza, pode-se afirmar que sua principal função é inserir a variável ambiental no ordenamento do território. Diante destas questões, o presente trabalho buscou propor critérios que sirvam de referência para a análise de zoneamentos ambientais enquanto instrumentos de planejamento e ordenamento territorial, bem como, de sua utilização, cumprindo ou não os objetivos específicos aos quais se propõem e colaborando para o atendimento dos objetivos da PNMA. A proposta destes critérios e de seus cenários ótimos, representando o que se entende neste trabalho como situação ideal para cada um deles, foi realizada com base em revisão bibliográfica e documental, passando pela consulta a pesquisadores e especialistas em planejamento, buscando validar a proposta feita. Por fim, foi realizada a aplicação teste destes critérios, nos casos do Zoneamento Ambiental de Brotas, do Zoneamento Ecológico-Econômico do Litoral Norte de São Paulo e do Zoneamento Agroambiental para o setor sucroalcooleiro paulista. A partir desta aplicação teste, pôde-se observar que nem todos os zoneamentos considerados têm atingido seus objetivos específicos, ao mesmo tempo em que vêm sendo utilizados como uma base de informações sistematizada sobre o meio, além de colaborarem para o alcance dos objetivos colocados pela PNMA, em conjunto com outros de seus instrumentos. Foi possível também identificar pontos positivos e negativos nos casos analisados, com destaque para a participação pública, bastante diferenciada em cada caso. Ainda que dependente de conhecimentos prévios sobre o tema tratado por parte de seus usuários, os critérios sugeridos cumprem seu papel na colaboração para a discussão sobre o zoneamento ambiental enquanto instrumento de planejamento e ordenamento territorial. / The environmental zoning, a planning and territorial order instrument established by the Environmental National Policy in 1981, without being immediately regulated, resulted in diverse practices, regarding territorial clipping adopted, used methods, specific goals, and implementation characteristic: sometimes indicative, sometimes restrictive. In 2002, through Decree n° 4.297/02, this instrument was regulated under the name of Ecological-Economic Zoning (EEZ), establishing standards for environmental protection to be followed in decision making by public and private stakeholders in relation to plans, projects and programs involving the use of natural resources. Even after this regulation, we can observe the continuous use of working methods and end products that do not follow a single pattern, leading to questions about the use or even the identity of this instrument. However, despite the diversity observed in studies of this nature, it can be said that its main function is to insert the environmental variable into planning. Faced with these issues, this work aims to propose several criteria to serve as references for the analysis of environmental zoning as an instrument of environmental planning and territorial order, and their use as well, fulfilling or not the specific goals that they propose and collaborating to meet the goals of the ENP. The proposal of these criteria and their best scenario, representing what is meant in this work as the ideal situation for each of them, was based on bibliographical and documental review, going through consultation with researchers and experts in planning, seeking to validate the proposal made. Finally, it was performed a test application of these criteria, to the Environmental Zoning of Brotas, the Ecological-Economic Zoning of the North Coast of São Paulo and Zoning Agro-Environmental for sugar and ethanol sector in São Paulo. From this test application, it was observed that not all the considered zonings have achieved their specific goals, at the same time they are being utilized as a data source about the environment, and also collaborating to achieve the goals of the ENP, together with others of its instruments. It was also possible to identify strengths and weaknesses in the cases analyzed, with emphasis on very different public participation in each case. Although dependent on prior knowledge on the subject by their users, the criteria suggested fulfill their role in the collaboration for the discussion about the environmental zoning as an instrument of planning and territorial order.

O zoneamento ambiental, instrumento de planejamento e ordenamento territorial estabelecido pela Política Nacional de Meio Ambiente em 1981, sem ser imediatamente regulamentado resultou em práticas diversificadas quanto aos recortes territoriais adotados, métodos utilizados, objetivos específicos e caráter de implementação: ora indicativo, ora restritivo. Em 2002, por meio do Decreto n° 4.297/02, tal instrumento foi regulamentado sob a denominação de Zoneamento Ecológico-Econômico (ZEE), devendo estabelecer padrões de proteção ambiental a serem seguidos pelos agentes públicos e privados na tomada de decisão em relação a planos, projetos e programas que envolvam o uso de recursos naturais. Mesmo após esta regulamentação, pode-se observar a continuidade na utilização de métodos de trabalho e produtos finais que não seguem um padrão único, levando a questionamentos quanto à utilização ou mesmo à identidade deste instrumento. No entanto, apesar da diversidade verificada em estudos dessa natureza, pode-se afirmar que sua principal função é inserir a variável ambiental no ordenamento do território. Diante destas questões, o presente trabalho buscou propor critérios que sirvam de referência para a análise de zoneamentos ambientais enquanto instrumentos de planejamento e ordenamento territorial, bem como, de sua utilização, cumprindo ou não os objetivos específicos aos quais se propõem e colaborando para o atendimento dos objetivos da PNMA. A proposta destes critérios e de seus cenários ótimos, representando o que se entende neste trabalho como situação ideal para cada um deles, foi realizada com base em revisão bibliográfica e documental, passando pela consulta a pesquisadores e especialistas em planejamento, buscando validar a proposta feita. Por fim, foi realizada a aplicação teste destes critérios, nos casos do Zoneamento Ambiental de Brotas, do Zoneamento Ecológico-Econômico do Litoral Norte de São Paulo e do Zoneamento Agroambiental para o setor sucroalcooleiro paulista. A partir desta aplicação teste, pôde-se observar que nem todos os zoneamentos considerados têm atingido seus objetivos específicos, ao mesmo tempo em que vêm sendo utilizados como uma base de informações sistematizada sobre o meio, além de colaborarem para o alcance dos objetivos colocados pela PNMA, em conjunto com outros de seus instrumentos. Foi possível também identificar pontos positivos e negativos nos casos analisados, com destaque para a participação pública, bastante diferenciada em cada caso. Ainda que dependente de conhecimentos prévios sobre o tema tratado por parte de seus usuários, os critérios sugeridos cumprem seu papel na colaboração para a discussão sobre o zoneamento ambiental enquanto instrumento de planejamento e ordenamento territorial. / The environmental zoning, a planning and territorial order instrument established by the Environmental National Policy in 1981, without being immediately regulated, resulted in diverse practices, regarding territorial clipping adopted, used methods, specific goals, and implementation characteristic: sometimes indicative, sometimes restrictive. In 2002, through Decree n° 4.297/02, this instrument was regulated under the name of Ecological-Economic Zoning (EEZ), establishing standards for environmental protection to be followed in decision making by public and private stakeholders in relation to plans, projects and programs involving the use of natural resources. Even after this regulation, we can observe the continuous use of working methods and end products that do not follow a single pattern, leading to questions about the use or even the identity of this instrument. However, despite the diversity observed in studies of this nature, it can be said that its main function is to insert the environmental variable into planning. Faced with these issues, this work aims to propose several criteria to serve as references for the analysis of environmental zoning as an instrument of environmental planning and territorial order, and their use as well, fulfilling or not the specific goals that they propose and collaborating to meet the goals of the ENP. The proposal of these criteria and their best scenario, representing what is meant in this work as the ideal situation for each of them, was based on bibliographical and documental review, going through consultation with researchers and experts in planning, seeking to validate the proposal made. Finally, it was performed a test application of these criteria, to the Environmental Zoning of Brotas, the Ecological-Economic Zoning of the North Coast of São Paulo and Zoning Agro-Environmental for sugar and ethanol sector in São Paulo. From this test application, it was observed that not all the considered zonings have achieved their specific goals, at the same time they are being utilized as a data source about the environment, and also collaborating to achieve the goals of the ENP, together with others of its instruments. It was also possible to identify strengths and weaknesses in the cases analyzed, with emphasis on very different public participation in each case. Although dependent on prior knowledge on the subject by their users, the criteria suggested fulfill their role in the collaboration for the discussion about the environmental zoning as an instrument of planning and territorial order.

Peri-urban expansion patterns typically aggravate inequality and environmental precarity. Planners attempt to improve the quality and location of development by employing new tools that connect semi-private entities, national policies and non-governmental coalitions. Along the way, they overlook how action in the ongoing operations of local government offices employing the ‘old tools’ of land use regulation, zoning and the issuance of building permits often fosters the very patterns they are seeking to change. Using a sociological-institutional lens, this collection of essays examines how municipal land use staff create and sustain practices that interact with the growth pressures driving expansion, and the related spaces of possibility to improve outcomes. The information and data for these essays was drawn from field work undertaken in municipalities across metropolitan Guadalajara, as well as a review of official and other documents. The results are presented in a series of four essays that explore varying aspects of the institutional threads driving ongoing land use planning action. The first essay, "Ground rules: When daily practices among land use officials repeat to become 'gray institutions' of planning" examines the role of review by municipal employees and the presence of institutions. The second essay, "Making the ropes: How daily practices in a booming peri-urban municipality become durable 'gray' institutions shaping land use" analyzes the way prior experience creates precedent. The third essay "From archive to checklist: An ethnographic study of a municipal land use office in peri-urban Guadalajara" identifies an array of everyday collective practices in use. These include checklists, shared spreadsheets, rules of thumb, ways of talking, and archive creation. These 'gray institutions' strategically create and sustain power inside the municipality and with developers, as well as transmit and communicate values around municipal permitting and approvals of land use development. The last essay, “Play before the rules change: Building permit issuance and administrative transitions in municipalities in metropolitan Guadalajara, 2004-2020” identifies how local election-related changes and turnover generates uncertainty and can shift regulatory application. Taken together, the essays suggest that institutional analysis can be a powerful way to foreground action in planning – and that the day to day operations inside local government matter to the immediate and long-term implementation of regulations, plans and pressures on urban land use.

The diploma thesis describes the issue of urban planning. Theoretically acquaints the reader with urban planning, zoning plan and processing. The current state of the zoning plan and its changes is analyzed on the example of a selected municipality. Based on these findings, further development possibilities of the municipality are proposed.

abstract: Primitive arc magmas provide a critical glimpse into the geochemical evolution of subduction zone magmas, as they represent the most unadulterated mantle-derived magmas observed in nature in these tectonic environments and are the precursors of the more abundant andesites and dacites typical in arcs. To date, the study of primitive arc magmas has largely focused on their origins at depth, while significantly less is known about pre-eruptive crustal storage and ascent history. This study examines the crustal storage and ascent history of the Mt. Shasta primitive magnesian andesite (PMA), the demonstrated dominant parent magma for the abundant mixed andesites erupted at Mt. Shasta. Petrographic and geochemical observations of the PMA identify a mid-crustal magma mixing event with a less evolved relative of the PMA recorded in multiple populations of reversely zoned clinopyroxene and orthopyroxene phenocrysts. Prior phase equilibrium experiments and thermobarometric calculations as part of this study suggest the PMA experienced storage, mixing with a less evolved version of itself, and subsequent crystallization at 5kbar and 975°C. Modeling of Fe-Mg interdiffusion between the rims and cores of the reversely-zoned clinopyroxene and orthopyroxenes suggest this mixing, crystallization and subsequent ascent occurred within 10 years, or ~2.9 (+6.5 / -2.5) years, prior to eruption. Ascent from 5kbar or ~15 km, with no meaningful shallower storage, suggests minimum crustal transit rates of ~5 km/year. This rate is comparable to only a couple of other similar types of crustal transit rates (and slower than the much faster, syn-eruptive ascent rates measured through methods like olivine-hosted melt embayment volatile gradients and U-series isotope measurements on other arc magmas). The results of this study help to constrain the pre-eruptive history and ascent rates of hydrous primitive arc magmas, illuminating their magmatic processes during ascent. When combined with geophysical signals of magma movement, mixing to eruption timescales such as this have the power to inform volcanic hazard models for monogenetic, cinder cone eruptions in the Southern Cascades. / Dissertation/Thesis / Masters Thesis Geological Sciences 2019