The origins of zoning districts date back to ancient times.[4]​ The ancient walled city was the predecessor in the classification and regulation of land, based on use. Outside the city walls were undesirable functions, which generally relied on noise and smell; The poorest people also lived there. The space between the walls is where unhealthy and dangerous activities occurred, such as slaughter, waste disposal, and brick burning. Within the walls were civic and religious places, and where most people lived.[5]​.

Beyond distinguishing between urban and non-urban land, most ancient cities further classified the types and uses of land within their walls. This was practiced in many regions of the world, for example, in China during the Zhou dynasty (1046 - 256 BC), in India during the Vedic era (1500 - 500 BC), and in military camps that spread throughout the Roman Empire (31 BC - 476 AD). Because residential districts made up the majority of cities, the earliest forms of districting were often along ethnic and occupational divisions; In general, class or status decreased from the center of the city outward. A legal way to enforce this was the caste system.[5]​.

While space was created for important public institutions, places of worship, retail stores, markets, and plazas, there is an important distinction between the cities of ancient times and those of today. Throughout ancient times, until the beginning of the Industrial Revolution (1760-1840), most work was done at home. Therefore, residential areas also functioned as places of work, production and commerce. The definition of home was linked to the definition of economy, which caused a greater mix of uses within the residential neighborhoods of cities.[6]​.

Throughout the Enlightenment and Industrial Revolution, cultural and socioeconomic changes led to rapid increases in the application and invention of urban norms.[5] The changes were informed by a new scientific rationality, the advent of mass production and complex manufacturing, and the subsequent onset of urbanization. Industry leaving home reshaped modern cities.

Overcrowding, pollution, and urban squalor associated with factories were major concerns that led city officials and planners to consider the need for functional separation of uses. France, Germany and Britain are where pseudo-zoning was invented to prevent polluting industries from being built in residential areas. The first uses of modern zoning were seen in Germany at the turn of the century.[7]​.

Contenido

Hay una gran variedad de tipos de zonificación, algunas de las cuales se enfocan en regular la forma de la edificación y la relación de los edificios con la calle con usos mixtos, conocidos como basados en la forma, otros con usos de suelo separados, conocidos como basados en el uso, o una combinación del mismo. Los sistemas de zonificación basados en el uso pueden comprender zonas de uso único, zonas de uso mixto, donde se permite la coexistencia de un grupo compatible de usos, o una combinación de zonas de uso único y mixto en un sistema.

• - Zonificación de cultivos"): Determinación de los cultivos que deben establecerse en determinadas áreas.

• - Zonificación de las llanuras de inundación"): Plano que define las zonas principales de áreas con inundaciones potenciales, usualmente acompañado por recomendaciones o restricciones tendientes a prevenir daños por inundaciones.

• - Zonificación ecológica económica: La zonificación ecológica económica, también denominada zonificación ecológica, puede definirse como un proceso de sectorización de un área compleja, en áreas relativamente homogéneas, caracterizadas de acuerdo a factores físicos, biológicos y socioeconómicos y evaluados en cuanto a su potencial de uso sostenible y restricciones ambientales. Vista así, la zonificación económica ecológica constituye un instrumento para plantear la ocupación racional de los espacios, redirigiendo las actividades humanas no compatibles con la oferta ambiental del ámbito en cuestión. Sus resultados pueden utilizarse para diversos fines, como: la planificación de áreas naturales protegidas, desarrollo de una agricultura sostenible, determinación de la aptitud de las tierras para determinados usos, desarrollo de planes de ordenamiento territorial, etc.

• - Zonificación urbana"): La zonificación urbana es la práctica de dividir una ciudad o municipio en secciones reservados para usos específicos, ya sean residenciales, comerciales e industriales. La zonificación tiene como propósito encauzar el crecimiento y desarrollo ordenado de un área. Zonificar es un poder de gobierno. No se compensa por restricciones o limitaciones que la zonificación imponga sobre las propiedades.

Single-use zoning

Single-use zoning is one in which only one type of use is allowed per zone. Known in North America as "Euclidean zoning" (Euclidean zoning) due to a court case in Euclid "Euclid (Ohio)") (Ohio, United States), which established its constitutionality, Village of Euclid, Ohio v. Ambler Realty Co. 272 U.S.") 365 (1926),[8]​ has been the dominant zoning system in North America since its first implementation.

Commonly defined single-use zones are classified as residential, mixed residential-commercial, commercial, industrial and space (e.g. power plants, sports complexes), airports, shopping malls, etc.). Each category can have a number of subcategories, for example, within the commercial category there may be separate zones for small retailers, large retailers, office uses, accommodation and others, while industrial can be subdivided into heavy manufacturing, light assembly and warehouse uses. In Germany, each category has a designated limit for emissions. noise (not part of the building code, but the federal emissions code).

In the United States or Canada, for example, residential areas may have the following subcategories:.

• - Residential occupancies containing sleeping units where the occupants are primarily transient in nature, including rooming houses, hotels and motels.

• - Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily of a permanent nature, including apartment blocks, convents and student residences.

• - Residential occupancies where the occupants are primarily permanent in nature and are not classified as Group R-1, R-2, R-4 or I, including buildings containing no more than two dwelling units, adult care facilities for five or fewer people for less than 24 hours.

• - Residential occupancies in which buildings are arranged for occupancy as residential care/assisted living facilities that include more than five but not more than 16 occupants.

Separation between uses is a feature of many planned cities designed before the advent of zoning. A notable example is the city of Adelaide in South Australia, whose city center, along with the suburb of North Adelaide, is surrounded on all sides by a park, Adelaide Park Lands. The park was designed by Colonel William Light in 1836 to physically separate the city center from its suburbs. Low-density residential areas surround the park, providing a pleasant walk between work in the city and family homes outside.

Sir Ebenezer Howard, founder of the garden city movement, named Adelaide as an example of how open green spaces could be used to prevent cities from expanding beyond their boundaries and merging. His design for an ideal city, published in his 1902 book Garden Cities of To-morrow, envisioned separate concentric rings of public buildings, parks, commercial spaces, residential areas and industrial areas, all surrounded by open spaces and farmland. . All commercial activity would be carried out within a single glass-roofed building, an early concept for the modern shopping center inspired by the Crystal Palace.[9]​.

However, these planned or ideal cities were static designs incorporated into a single master plan. What was missing was a regulatory mechanism that would allow the city to develop over time, establishing guidelines for developers and private citizens on what could be built and where. This occurred in 1916, when New York enacted the first citywide zoning ordinance.[10]​

The application of single-use zoning has led to the distinctive shape of many cities in the United States, Canada, Australia and New Zealand, in which a very dense urban core, often containing skyscrapers, is surrounded by low-density residential suburbs, characterized by spacious gardens and tree-lined streets. Some metropolitan areas such as Minneapolis-St Paul, the San Francisco Bay Area and Sydney have several such hubs.

Environmental activists argue that putting everyday uses within walking distance of each other leads to increased traffic, as people have to own cars to live normal lives in which their basic human needs are met, and get into their cars and drive to satisfy their needs throughout the day. Single-use zoning and urban sprawl have also been criticized for making work-family balance more difficult to achieve, as greater distances must be covered to integrate different domains of life.[11]​ These problems are especially acute in the United States, with its high level of automobile use[12]​ combined with insufficient or poorly maintained urban rail and subway systems.[13]​.

Euclidean zoning has been described as functionalist thinking that uses mechanistic principles to conceive of the city as a fixed machine. This conception is opposed to the vision of the city as a living organism or system in continuous evolution, as first defended by the German urban planner Hans Reichow.

Another avenue of criticism of zoning laws comes from libertarians and minarchists who view the restrictions as a violation of people's property rights. With zoning, a property owner may not be able to use their land for the intended purpose. Some economists claim that single-use zoning laws run counter to economic efficiency and hinder development in a free economy, since poor zoning restrictions make it difficult to use a given area more efficiently. Even without zoning restrictions, a landfill, for example, would likely gravitate toward cheaper land and not a residential area. Single-use zoning laws can hinder creative developments like mixed-use buildings and can even stop harmless activities like garage sales.[14]​.

Mixed-use zoning

Community and planning activist Jane Jacobs wrote extensively about the connections between separation of uses and the failure of urban renewal projects in New York. He advocated for dense mixed-use developments and walkable streets. Unlike villages and towns, where many residents know each other, and low-density outer suburbs that attract few visitors, cities and inner-city areas have the problem of maintaining order among strangers.[15] This order is maintained when, throughout the day and night, there are enough people present with eyes on the street.[15] This can be achieved in successful urban districts that have a great diversity of uses, generating interest and attracting visitors.[15] Jacob's writings, along with growing concerns about urban sprawl, are often attributed to inspiring the New Urbanism movement.

To accommodate the New Urbanism vision of walkable communities that combine cafes, restaurants, offices and residential development in a single area, mixed-use zones have been created within some zoning systems. These still use the basic regulatory mechanisms of zoning, excluding incompatible uses such as heavy industry or sewage farms, while allowing compatible uses such as residential, commercial, and retail activities so that people can live, work, and socialize within a compact geographic area.[16]​.

Some examples of this are:

• - Melbourne (Victoria, Australia)[17]​.

• - Baltimore (Maryland, United States)[18]​.

• - St. Anthony "St. Anthony (Idaho)") (Idaho, United States)[19]​.

Shape-Based Zoning

Form-based zoning does not regulate the type of land use, but rather the form the land use can take. For example, form-based zoning in a dense area may insist on low setbacks, high density, and walkability. Form-based codes (FBC) are designed to respond directly to the physical structure of a community in order to create more walkable and adaptable environments.[20]​.

The New York Zoning Resolution "Zoning Act of 1916 (New York)") of 1916 also contained elements of form-based zoning. This was a reaction to the Equitable Building (New York), which towered over neighboring residences, decreasing the availability of sunlight. He mandated setbacks for tall buildings that involved a mathematical formula based on height and lot size, and led to the iconic shapes of many early skyscrapers. New York City went on to develop increasingly complex regulations, including floor area ratio, air rights, and other regulations for specific neighborhoods.

The French planning system is primarily form-based; Zoning codes in French cities generally allow many types of uses.[21]​ The main differences between zones are based on the density of each use on a site. For example, a low-density zone may have the same permitted uses as a high-density zone. However, the proportion of residential uses in the low-density zone would be greater than in the high-density zone for economic rather than regulatory reasons.

The city of Paris has used its zoning system to concentrate high-density office buildings in the La Défense district rather than allowing heritage buildings throughout the city to be demolished to make way for them, as is often the case in London or New York.[22] The construction of the Montparnasse Tower in 1973 sparked protests. For this reason, two years after its completion, the construction of buildings with more than seven floors in the city center was prohibited.[23]​.

Conditional zoning

Conditional zoning allows for greater flexibility and allows municipalities to respond to the unique characteristics of a particular land use application. Uses that might not be permitted under current zoning, such as a school or community center, may be permitted through conditional use zoning. Conditional use permits (also called special use permits) permit uses of land that, due to their special nature, may be suitable only in certain locations, or arranged or operated in a particular manner.[24]​.

For example:.

• - Local agencies may restrict the time, place, and manner in which convenience stores, liquor stores, and fast food establishments operate.

• - Community gardens may be permitted under specific conditions in certain areas.

• - As a condition of approval, large mixed-use development projects may be encouraged or required to offer to lease commercial space for a grocery store in a neighborhood that lacks access to healthy foods.

• - NIMBY.

• - Ekistics.

• - Urban economy.

• - New urbanism.

• - Construction license.

• - Mixed-use development.

• - Urban planning.

• - Code based on benefits.

• - Material II - UN-International Decade for Natural Disaster Reduction (IDNDR), 1992.

• - Southern territorial planning study of the lake in 2011 PDUL Casigua el Cubo carried out in 2016.

• - ZoningPoint - A searchable database of maps and zoning codes for every county and municipality in the United States.

The origins of zoning districts date back to ancient times.[4]​ The ancient walled city was the predecessor in the classification and regulation of land, based on use. Outside the city walls were undesirable functions, which generally relied on noise and smell; The poorest people also lived there. The space between the walls is where unhealthy and dangerous activities occurred, such as slaughter, waste disposal, and brick burning. Within the walls were civic and religious places, and where most people lived.[5]​.

Beyond distinguishing between urban and non-urban land, most ancient cities further classified the types and uses of land within their walls. This was practiced in many regions of the world, for example, in China during the Zhou dynasty (1046 - 256 BC), in India during the Vedic era (1500 - 500 BC), and in military camps that spread throughout the Roman Empire (31 BC - 476 AD). Because residential districts made up the majority of cities, the earliest forms of districting were often along ethnic and occupational divisions; In general, class or status decreased from the center of the city outward. A legal way to enforce this was the caste system.[5]​.

While space was created for important public institutions, places of worship, retail stores, markets, and plazas, there is an important distinction between the cities of ancient times and those of today. Throughout ancient times, until the beginning of the Industrial Revolution (1760-1840), most work was done at home. Therefore, residential areas also functioned as places of work, production and commerce. The definition of home was linked to the definition of economy, which caused a greater mix of uses within the residential neighborhoods of cities.[6]​.

Throughout the Enlightenment and Industrial Revolution, cultural and socioeconomic changes led to rapid increases in the application and invention of urban norms.[5] The changes were informed by a new scientific rationality, the advent of mass production and complex manufacturing, and the subsequent onset of urbanization. Industry leaving home reshaped modern cities.

Overcrowding, pollution, and urban squalor associated with factories were major concerns that led city officials and planners to consider the need for functional separation of uses. France, Germany and Britain are where pseudo-zoning was invented to prevent polluting industries from being built in residential areas. The first uses of modern zoning were seen in Germany at the turn of the century.[7]​.

Contenido

Hay una gran variedad de tipos de zonificación, algunas de las cuales se enfocan en regular la forma de la edificación y la relación de los edificios con la calle con usos mixtos, conocidos como basados en la forma, otros con usos de suelo separados, conocidos como basados en el uso, o una combinación del mismo. Los sistemas de zonificación basados en el uso pueden comprender zonas de uso único, zonas de uso mixto, donde se permite la coexistencia de un grupo compatible de usos, o una combinación de zonas de uso único y mixto en un sistema.

• - Zonificación de cultivos"): Determinación de los cultivos que deben establecerse en determinadas áreas.

• - Zonificación de las llanuras de inundación"): Plano que define las zonas principales de áreas con inundaciones potenciales, usualmente acompañado por recomendaciones o restricciones tendientes a prevenir daños por inundaciones.

• - Zonificación ecológica económica: La zonificación ecológica económica, también denominada zonificación ecológica, puede definirse como un proceso de sectorización de un área compleja, en áreas relativamente homogéneas, caracterizadas de acuerdo a factores físicos, biológicos y socioeconómicos y evaluados en cuanto a su potencial de uso sostenible y restricciones ambientales. Vista así, la zonificación económica ecológica constituye un instrumento para plantear la ocupación racional de los espacios, redirigiendo las actividades humanas no compatibles con la oferta ambiental del ámbito en cuestión. Sus resultados pueden utilizarse para diversos fines, como: la planificación de áreas naturales protegidas, desarrollo de una agricultura sostenible, determinación de la aptitud de las tierras para determinados usos, desarrollo de planes de ordenamiento territorial, etc.

• - Zonificación urbana"): La zonificación urbana es la práctica de dividir una ciudad o municipio en secciones reservados para usos específicos, ya sean residenciales, comerciales e industriales. La zonificación tiene como propósito encauzar el crecimiento y desarrollo ordenado de un área. Zonificar es un poder de gobierno. No se compensa por restricciones o limitaciones que la zonificación imponga sobre las propiedades.

Single-use zoning

Single-use zoning is one in which only one type of use is allowed per zone. Known in North America as "Euclidean zoning" (Euclidean zoning) due to a court case in Euclid "Euclid (Ohio)") (Ohio, United States), which established its constitutionality, Village of Euclid, Ohio v. Ambler Realty Co. 272 U.S.") 365 (1926),[8]​ has been the dominant zoning system in North America since its first implementation.

Commonly defined single-use zones are classified as residential, mixed residential-commercial, commercial, industrial and space (e.g. power plants, sports complexes), airports, shopping malls, etc.). Each category can have a number of subcategories, for example, within the commercial category there may be separate zones for small retailers, large retailers, office uses, accommodation and others, while industrial can be subdivided into heavy manufacturing, light assembly and warehouse uses. In Germany, each category has a designated limit for emissions. noise (not part of the building code, but the federal emissions code).

In the United States or Canada, for example, residential areas may have the following subcategories:.

• - Residential occupancies containing sleeping units where the occupants are primarily transient in nature, including rooming houses, hotels and motels.

• - Residential occupancies containing sleeping units or more than two dwelling units where the occupants are primarily of a permanent nature, including apartment blocks, convents and student residences.

• - Residential occupancies where the occupants are primarily permanent in nature and are not classified as Group R-1, R-2, R-4 or I, including buildings containing no more than two dwelling units, adult care facilities for five or fewer people for less than 24 hours.

• - Residential occupancies in which buildings are arranged for occupancy as residential care/assisted living facilities that include more than five but not more than 16 occupants.

Separation between uses is a feature of many planned cities designed before the advent of zoning. A notable example is the city of Adelaide in South Australia, whose city center, along with the suburb of North Adelaide, is surrounded on all sides by a park, Adelaide Park Lands. The park was designed by Colonel William Light in 1836 to physically separate the city center from its suburbs. Low-density residential areas surround the park, providing a pleasant walk between work in the city and family homes outside.

Sir Ebenezer Howard, founder of the garden city movement, named Adelaide as an example of how open green spaces could be used to prevent cities from expanding beyond their boundaries and merging. His design for an ideal city, published in his 1902 book Garden Cities of To-morrow, envisioned separate concentric rings of public buildings, parks, commercial spaces, residential areas and industrial areas, all surrounded by open spaces and farmland. . All commercial activity would be carried out within a single glass-roofed building, an early concept for the modern shopping center inspired by the Crystal Palace.[9]​.

However, these planned or ideal cities were static designs incorporated into a single master plan. What was missing was a regulatory mechanism that would allow the city to develop over time, establishing guidelines for developers and private citizens on what could be built and where. This occurred in 1916, when New York enacted the first citywide zoning ordinance.[10]​

The application of single-use zoning has led to the distinctive shape of many cities in the United States, Canada, Australia and New Zealand, in which a very dense urban core, often containing skyscrapers, is surrounded by low-density residential suburbs, characterized by spacious gardens and tree-lined streets. Some metropolitan areas such as Minneapolis-St Paul, the San Francisco Bay Area and Sydney have several such hubs.

Environmental activists argue that putting everyday uses within walking distance of each other leads to increased traffic, as people have to own cars to live normal lives in which their basic human needs are met, and get into their cars and drive to satisfy their needs throughout the day. Single-use zoning and urban sprawl have also been criticized for making work-family balance more difficult to achieve, as greater distances must be covered to integrate different domains of life.[11]​ These problems are especially acute in the United States, with its high level of automobile use[12]​ combined with insufficient or poorly maintained urban rail and subway systems.[13]​.

Euclidean zoning has been described as functionalist thinking that uses mechanistic principles to conceive of the city as a fixed machine. This conception is opposed to the vision of the city as a living organism or system in continuous evolution, as first defended by the German urban planner Hans Reichow.

Another avenue of criticism of zoning laws comes from libertarians and minarchists who view the restrictions as a violation of people's property rights. With zoning, a property owner may not be able to use their land for the intended purpose. Some economists claim that single-use zoning laws run counter to economic efficiency and hinder development in a free economy, since poor zoning restrictions make it difficult to use a given area more efficiently. Even without zoning restrictions, a landfill, for example, would likely gravitate toward cheaper land and not a residential area. Single-use zoning laws can hinder creative developments like mixed-use buildings and can even stop harmless activities like garage sales.[14]​.

Mixed-use zoning

Community and planning activist Jane Jacobs wrote extensively about the connections between separation of uses and the failure of urban renewal projects in New York. He advocated for dense mixed-use developments and walkable streets. Unlike villages and towns, where many residents know each other, and low-density outer suburbs that attract few visitors, cities and inner-city areas have the problem of maintaining order among strangers.[15] This order is maintained when, throughout the day and night, there are enough people present with eyes on the street.[15] This can be achieved in successful urban districts that have a great diversity of uses, generating interest and attracting visitors.[15] Jacob's writings, along with growing concerns about urban sprawl, are often attributed to inspiring the New Urbanism movement.

To accommodate the New Urbanism vision of walkable communities that combine cafes, restaurants, offices and residential development in a single area, mixed-use zones have been created within some zoning systems. These still use the basic regulatory mechanisms of zoning, excluding incompatible uses such as heavy industry or sewage farms, while allowing compatible uses such as residential, commercial, and retail activities so that people can live, work, and socialize within a compact geographic area.[16]​.

Some examples of this are:

• - Melbourne (Victoria, Australia)[17]​.

• - Baltimore (Maryland, United States)[18]​.

• - St. Anthony "St. Anthony (Idaho)") (Idaho, United States)[19]​.

Shape-Based Zoning

Form-based zoning does not regulate the type of land use, but rather the form the land use can take. For example, form-based zoning in a dense area may insist on low setbacks, high density, and walkability. Form-based codes (FBC) are designed to respond directly to the physical structure of a community in order to create more walkable and adaptable environments.[20]​.

The New York Zoning Resolution "Zoning Act of 1916 (New York)") of 1916 also contained elements of form-based zoning. This was a reaction to the Equitable Building (New York), which towered over neighboring residences, decreasing the availability of sunlight. He mandated setbacks for tall buildings that involved a mathematical formula based on height and lot size, and led to the iconic shapes of many early skyscrapers. New York City went on to develop increasingly complex regulations, including floor area ratio, air rights, and other regulations for specific neighborhoods.

The French planning system is primarily form-based; Zoning codes in French cities generally allow many types of uses.[21]​ The main differences between zones are based on the density of each use on a site. For example, a low-density zone may have the same permitted uses as a high-density zone. However, the proportion of residential uses in the low-density zone would be greater than in the high-density zone for economic rather than regulatory reasons.

The city of Paris has used its zoning system to concentrate high-density office buildings in the La Défense district rather than allowing heritage buildings throughout the city to be demolished to make way for them, as is often the case in London or New York.[22] The construction of the Montparnasse Tower in 1973 sparked protests. For this reason, two years after its completion, the construction of buildings with more than seven floors in the city center was prohibited.[23]​.

Conditional zoning

Conditional zoning allows for greater flexibility and allows municipalities to respond to the unique characteristics of a particular land use application. Uses that might not be permitted under current zoning, such as a school or community center, may be permitted through conditional use zoning. Conditional use permits (also called special use permits) permit uses of land that, due to their special nature, may be suitable only in certain locations, or arranged or operated in a particular manner.[24]​.

For example:.

• - Local agencies may restrict the time, place, and manner in which convenience stores, liquor stores, and fast food establishments operate.

• - Community gardens may be permitted under specific conditions in certain areas.

• - As a condition of approval, large mixed-use development projects may be encouraged or required to offer to lease commercial space for a grocery store in a neighborhood that lacks access to healthy foods.

• - NIMBY.

• - Ekistics.

• - Urban economy.

• - New urbanism.

• - Construction license.

• - Mixed-use development.

• - Urban planning.

• - Code based on benefits.

• - Material II - UN-International Decade for Natural Disaster Reduction (IDNDR), 1992.

• - Southern territorial planning study of the lake in 2011 PDUL Casigua el Cubo carried out in 2016.

• - ZoningPoint - A searchable database of maps and zoning codes for every county and municipality in the United States.