Low density residential zones are locations intended for housing that include a lot of open space
These zones are means for a small number of residential homes and excludes large industries, apartments, complexes and other large structures
Low density mixed use neighborhood district is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of, a neighborhood
Medium density housing is residential developments that are at higher densities than standard lie density suburban subdivisions but not so high
Such developments may consists of detached, semi-attached and attached or multi housing
Low density development that has dispersed and uses a lot of land, geographic separation of essential places such as work, homes, schools and shopping areas
Density zoning – Ordinences and regulations that limit development by restricting land use intensity
Greater density allows for developers to build more units on a given area of land, thereby increasing profitability
Types of land use
1) recreational
2) transport
3) agricultural
4) residential
5) commercial
6) industrial
Transport land is used for roads, railways, subways or airports anything that transports people or goods
Types of land use zoning
1) functional
2) formed based
3) intensity zoning
4) incentive zoning
Residential density is a quantitative measure of the intensity with which land is occupied by either development or population
It guidelines promote these objectives by establishing a coherent framework of density standards for application to different types of area
Directive zoning
To control density and avoid overcrowding through restrictions on setbacks, building heights, and percentage of open areas
Zoning laws
Are created for the simple purpose of protecting the health, safety and general welfare of the people as relates to land use
Purpose of low density zoning
1) to provide for residential use or development on larger lots in residential areas where there are infrastructure on environmental constraints that limit development
2) to provide for non residential uses that are compatible with residential amenities
3) to avoid land use conflict with adjacent Rural Resource or significant Agricultural zoned land by providing for adequate buffer areas
4) to provide for existing low density residential areas that usually do not have reticulated services and have limited further subdivision potential
These provides for specific objectives or outcomes for individual localities to maintain the existing character of an area and reflect any relevant local area or structure plan etc
Allowable uses in low density residential zones
No permit required
1) educational and occasional care – only for home-based child care in accordance with a licence under child care act 2001
2) Residential – only if single dwelling or home-based business
3) Utilities – only for minors
Permitted
1) Residential – only if located in area C
2) community, meeting, entertainment – church, art and craft centre or public hall
3) educational and occasional care – day respite facility
Standards for low, density residential zones
1) minimum plot size
A – 5000 Sqm, B – 2500 sqm, C – 1000 Sqm
2) Minimum plot frontage – 30 m except internal plots
3) front setbacks – generally 4.5 m
4) side setbacks – to be contained within specified building envelope as per scheme
5) rear setbacks – 4 m
6) height – 8.50 m
7) FSI – 25%
Variance may be allowed under a performance criteria
Low density zones in Ahmednagar
Meherabad
Minimum plot area 500 Sqm,
Max permissible FSI is 0.5
Highest and best use analysis of a property is performed both as if vacant or as improved
1) physically possible
2) legally permissible
3) financially feasible
4) Maximaly productive
Both theory and available research results indicates that legal restrictions on the use of property have a mix of negative and positive effects on land values
Accurately determining to value the net effect of any particular restriction requires careful empirical research
Rigorous economic analysis has an important role to play in numerous settings where measuring the impact of legal restrictions on land values has practical significance, including litigating regulatory takings cases and administering conservation easement programme
