No description available.

No description available.

Thesis (M.S.) -- University of Tennessee, Knoxville, 2005. / Title from title page screen (viewed on June 28, 2005). Thesis advisor: Ronald Foresta. Document formatted into pages (x, 107 p. : ill. (some col.), maps (some col.)). Vita. Includes bibliographical references (p. 78-85).

Diss.--Zürich. / Vita. Bibliography: p. xiii-xviii.

Thesis (doctoral)--Georg-August-Universität zu Göttingen.

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

This study was undertaken as a beginning of an analysis of "zoning in action." Henrico County, Virginia, has had a rural zoning ordinance in force for over a third of a century. During this period, the County was transformed from a rural locality to an urban-suburban one. The study had as one of its objectives the tracing of rural zoning in response to population growth in Henrico County. The study sought to probe the types of requests sought, the manner in which they were sought, and whether or not they were granted. The consequences of zoning on real estate values were also probed. The study has shown how the initial, rather broad Ordinance has evolved in 35 years into a complex, quite restrictive ordinance. In 1933, there were four use districts. Today there are 16. Building regulations have been strengthened by the "beefing up” of older regulations and the addition of many new ones. As new problem uses have appeared, they have been incorporated into the Ordinance. Population pressures and the advent of unforeseen situations were responsible for most changes. Variance requests have been similar since the inception of the Ordinance. Sideyard and setback requests have predominated. As the Ordinance has become more restrictive, other requests have become more frequent. The vast majority of requests continue to be granted. Public interest in variance requests is for the most part dormant. The granting of variance requests affect assessed real estate values significantly only if the variance renders the property useful, where previously it was not. Zoning requests, over time, have changed markedly, however. Prior to urbanization of the County, most zoning requests were from an agricultural designation. Today agricultural requests trail business and residential requests in number. Most importantly, the ratio between zoning changes recommended by the advisory board and granted by the Board of Supervisors has changed. As requests have increased in size and in value, and as opposition has become more prevalent, professionals have dominated the presentation of requests. Rezoning of a tract to a more intensive use usually results in a doubling of its assessed value. / Master of Science

Typescript (photocopy). / Digitized by Kansas State University Libraries

A pesquisa busca compreender o percurso histórico, conceitual e metodológico de criação das Zonas Especiais de Preservação Cultural na cidade de São Paulo - desde a Z8-200, criada em 1975 para integrar a Lei Geral de Zoneamento de 1972, à atual Zepec, criada no Plano Diretor Estratégico (PDE) em 2002 e detalhada na lei que unifica o Zoneamento e os Planos Regionais em 2004. A partir de então, são analisadas as práticas preservacionistas e conflitos associados à sua implementação. Neste caminho, o trabalho problematiza as relações entre o planejamento urbano e a preservação do patrimônio cultural na cidade, na figura de seus principais instrumentos, o zoneamento e o tombamento, respectivamente. A análise proposta, fundamentada nos processos históricos do patrimônio nacional, procura não apenas descrever o trajeto de instituição destes instrumentos, mas também refletir sobre questões fundamentais do campo como atribuição de valor, salvaguarda do patrimônio urbano e perspectiva de construção social do patrimônio. Ao avançar até a revisão do PDE e do Zoneamento, respectivamente em 2014 e 2016, a pesquisa também aponta novas perspectivas e desafios em relação às Zonas Especiais de Preservação Cultural. / This research aims to understand the historical, conceptual and methodological path that led to the creation of Special Zones for Cultural Preservation in the city of São Paulo - from the Z8-200, created in 1975 to integrate the Zoning Law of 1972, to the current Zepec, created in the Strategic Master Plan of 2002. From then on, we analyze the preservation practices and conflicts associated with its implementation. The paper also problematizes the relations between urban planning and cultural heritage preservation, through their key instruments, zoning ordinance and heritage list, respectively. This analysis is based on the historical processes of the national heritage, and not only describes the institution of these urban instruments for heritage protection, but also discusses fundamental concepts such as urban heritage and social values. The research reaches the recent review of the Planning Laws in 2014 and 2016, pointing out new perspectives and challenges concerning the Special Zones for Cultural Preservation in São Paulo.

This dissertation is primarily concerned with a number of theoretical and empirical problems in the economics of land-use control. Chapter 1 sets the stage for the review of the economic literature on zoning and neighborhood externalities. This chapter concludes that there are important research issues which need to be studied, viz. the recognition of the multi-nucleated character of the contemporary urban areas, and the need to take account of both the advantages and disadvantages of proximity of single-family homes to nonresidential activities. Since economic research so far has failed to establish conclusively that neighborhood externalities affect adversely or advantageously the market value of residential properties, Chapter 2 shall discuss household behavior when confronting neighborhood externalities, with special reference to land-use externalities. The discussion suggests, among other things, that the existence of nonsingle-family land uses in a neighborhood does not necessarily tend to depress the price of single-family homes. Chapter 3 provides a data base for the research. Then, in Chapter 4 the hypothesized relationship between neighborhood externalities and residential property value is tested econometrically using aggregate data for 52 neighborhoods in the City of Tucson. The results of the estimations indicate that the value of a single-family home depends, among other things, on its physical characteristics, its accessibility to employment and shopping, and local public services. For the first time, there is statistical evidence that over the ranges studied in this research nonsingle-family land uses exert a positive influence on residential property value. These results suggest that the time has come to redirect future research or policy efforts toward viewing mixed land uses possibly as a beneficial contribution to contemporary urban development. That is, zoning ordinances could legitimately move away from a "separate facilities" philosophy to a "mixed land use" philosophy without lowering property values. Issues of accessibility and restrictions in the availability of energy resources could have much to do with the lessening importance of conventional belief in separatory land planning doctrines.