TOPIC 9 - TYPES OF ZONING
boundaries
Zoning determines where buildings can be constructed
based on their designated use, keeping similar activities
together and separating different ones. It addresses land
use, public health, and overcrowding concerns, guiding
development within specific zones without physically
constructing anything. Zoning separates land into
parcels. Groups of parcels make up a zone.
Zoning is the process and method of dividing up land
within a municipality (town, city, country) into
zones/districts.
Zoning is defined as the regulation by law of the use of
land and (or) buildings and of the height and density of
buildings in specific areas to secure convenience,
health, safety, and general welfare of the community.
Zoning Codes
Zoning codes regulate land use, size, shape and
permitted activities. Zoning code seeks to protect
neighborhood identity and quality while promoting a mix
of uses and address population densities.
Zoning Ordinance
The zoning ordinance is a written regulation and law that
defines how parcels of land within a municipality can be
used.
Define zones in two ways: land use--or zone activities--
and by size and shape of buildings and other
developments. The three major activities and uses that
define zones are: residential, commercial, and industrial.
Zoning Map
The zoning map is a visual representation of the
municipality created by GIS (Geographic Information
Systems/Science). It will show the various parcels
located in the municipality and color-coded by zone
district.
Zoning Text
The zoning text breaks down the rules that apply in each
zoning district. These rules typically establish a list of
land uses permitted in each district plus specific
standards governing lot size, density, lot coverage,
building height, and required yard and setback
provisions. Second, the text sets forth a series of
procedures for administering and applying the zoning
ordinance.
Principles of Zoning
Arrangement of Zones
• Usual pattern – in form of concentric bands
• Central, sub-central, intermediate, undeveloped area
• Providing blocks or units for various uses in different
parts of town
Boundaries
• Providing suitable boundary between 2 zones
• Roads – usually unsuitable as boundaries
• Railway line, park, open green space – suitable
Existing Towns
• Information regarding existing use is gathered.
• Town is then divided by considering the predominant
use in particular area, as far as possible.
• However the use can be changed if properly justifiable.
Flexibility
• Principles of zoning may be rigidly enforced but
flexibility should be given in working out the details
Example – proximity of residential place to work place
should be there but it should also be far enough to avoid
associated nuisances
New Towns
• Areas required for residence, industry and buisness
should be worked out with proper method (Population
should be known).
• The town should be then divided into zones.
OBJECTIVES OF ZONING
• It is a main tool for a planner to achieve his goal. The
planner gets opportunities for designing for future growth
and development of the town.
• It is very useful for planners for making any town
planning scheme effective and successful.
• The zoning affords proper coordination of various
public amenities like transport, water supply, drainage,
electric power etc.
• It also requires consideration of future growth like
development, drainage, public streets, pedestrian
walkways, density of population, and many other factors.
ADVANTAGES OF ZONING
• Danger from fire – min. chances of occurrence and
damages can be controlled.
• Future Development – controlled future development
• General amenities – parks, shopping centers etc.
provided for easy access and use. Avoids undue
wastage of time, money and space.
• Health of community – prevents invasion of
undesirable industries in residential area, thus
preventing harmful gases and wastes from polluting the
residential areas.
• Population distribution – regulates density of
population, no undue concentration of population.
• Public utility services – economic use of various
public utility services such as water supply, drainage
lines etc.
 2. Commercial

CLASSIFICATIONS OF ZONING Commercial 1 (C1)

Zoning can be classified by its purpose. There • Light commercial, Neighborhood to community in scale
are five typical types of zoning: residential, commercial,
industrial, mixed-use, and special districts. Residential • Low-rise buildings (1-3 storeys)
zoning is designed for single family homes and small
businesses. Commercial zoning is for larger businesses • Low-intensity trade/activity Example: Small shopping
such as malls and factories. Industrial zoning is for centers
manufacturing plants and warehouses. Mixed-use zones
allow for commercial and residential buildings to be Commercial 2 (C2)
close together in order to create a more livable
community. Special districts are created in order to • Medium commercial, City or municipal in scale
provide specific services or amenities such as schools or
parks. • Medium-rise buildings (3-5 storeys)

3 Major Zoning Categories • Medium to high intensity trade Example: Shopping

centers
1. Residential (R1)
Commercial 3 (C3)
Residential 1
• Metropolitan commercial
• Low-density residential zone
• Metropolitan in scale
• Characterized by single-family and single- detached
dwellings. • Medium to high-rise buildings (3-5 storeys)

Residential 2 (R2) • Very high intensity trade Example: Large to very large
shopping malls
• Medium-density residential zone
3. Industrial
• Characterized by low-rise single attached, duplex, or
multilevel buildings for use as multiple family dwellings. Industrial 1

Further subclassified into: • Light industrial use, Low-rise but sprawling, Low-
intensity manufacturing
• Basic R2 - Single attached or duplex, 1-3 floors
Industrial 2
• Maximum R2 - Low-rise multi-level building, 3- 5 floors
• Medium industrial use, Low-rise but sprawling,
Residential 3 (R3) Medium-intensity manufacturing

• High-density residential zone Other Categories

• Characterized low-rise or medium rise buildings for use 1. Generational Institutional

as multiple family dwellings
• Community to national level of institutional use.
• Includes low-rise or medium rise condominium
buildings. • Low-rise to high-rise.

Further subclassified into: • Two types: Education/Recreation

Medical/Government
• Basic R3 - Rowhouses 1-3 storeys high
2. Utilities, Transportation, Services
• Maximum R3 - Medium-rise multilevel structure 6- 12
storeys high • Utilitarian, functional uses, Low-rise to medium rise

Residential 4 (R4) • Low to high-intensity community support functions

• Medium to high-density residential zone Two clusters:

• Characterized by low-rise townhouses or buildings for • Transport terminals, intermodals, depots

use as multiple family dwellings.
• Power/water generation/distribution, telcos, waste
• Refers to structures on an individual lot (“townhouse”) management facilities

Residential 5 (R5) 3. Special

• Very high-density residential zone • Other vertical facilities not yet mentioned

• Characterized by medium rise to high-rise • Included cemeteries and memorial parks

condominiums.
4. Park Structures, Recreation, Entertainment
• Low-rise to medium rise
• Low to medium intensity recreational functions
related to educational uses (parks on campus, other
recreational/assembly structures on campus)
5. Cultural
• Community to national level of use or occupancy
• Low-rise to medium rise
6. Agricultural
• Low to medium rise, Low to high intensity
agricultural activity
• Includes farms, but also offices and facilities for
agricultural research and training
7. Agroindustrial
• Low rise, Low to high intensity agroindustrial
activity
• Includes offices and facilities for agroindustrial
education and research
8. Planned Unit Development - Land development or
redevelopment schemes for a new project which has a
CDMP (Comprehensive Development Master Plan) or
equivalent
Example: Bonifacio Global City
9. Rural Zoning - The "rural" zoning district is often
used for farms or ranches. In certain parts of the country,
this class includes residences zoned to allow horses or
cattle.
10. Combination Zoning - Combination zoning often
has a mixture of zoning types, such as industrial zoning
combined with commercial zoning.
11. Historic Zoning - Homes and buildings over fifty
years old are included in historic zones. There are
zoning regulations that prevent changing structures from
the original conditions. But there are allowances for
repair and restoration in keeping with the historic plan.
Generally, buildings in these areas can qualify for
government tax incentives.
12. Aesthetic Zoning - Increasingly popular in upscale
communities, aesthetic zoning covers color schemes,
landscaping, fencing, and more.
Occupancy Separations
DEVELOPMENT CONTROLS OF ZONING
Typically involve regulations and guidelines set
by local governments to manage land use and
development within specific areas. These controls aim to
promote orderly growth, protect property values, ensure
public safety, and maintain community aesthetics.
Zoning development controls involves documenting
various aspects related to land use regulations, such as:
Zoning Ordinances: Detailed regulations that specify
allowable land uses, building heights, setbacks, lot sizes,
density limits, and other parameters within different
zones or districts.
Permitting Process: Describing the procedures and
requirements for obtaining development permits,
including building permits, site plan approvals,
conditional use permits, variances, and rezoning
requests.
Design Standards: Outlining criteria for architectural
design, landscaping, signage, parking, and other
elements to ensure compatibility with the surrounding
environment and neighborhood character.
Environmental Regulations: Addressing concerns
related to environmental protection, including
requirements for stormwater management, wetland
preservation, tree conservation, and habitat protection.
Infrastructure Requirements: Specifying standards for
utilities, roadways, sidewalks, lighting, drainage, and
other essential infrastructure to support new
development and ensure public safety.
Historic Preservation: Identifying historic districts or
landmarks and establishing guidelines for preserving
and rehabilitating historic structures or areas. To prevent
violations that regulates all places with historical value
Affordable Housing: Implementing policies to
encourage the development of affordable housing units
or provide incentives for developers to include affordable
housing components in their projects.
Public Participation: Detailing opportunities for public
input in the zoning process, such as public hearings,
community meetings, and advisory committees. In
consideration of the public surrounding the zone.
Comprehensive Plan Compatibility: Ensuring that
proposed developments align with the goals and
objectives of the community's comprehensive plan,
which serves as a long-term vision for future growth and
development.
Enforcement Mechanisms: Describing the roles and
responsibilities of zoning enforcement officials and
outlining procedures for investigating complaints, issuing
citations, and resolving violations. To ensure the zoning
is in its legal purposes and to avoid any offense.