Urban planning community

+ Reply to thread
Results 1 to 12 of 12

Thread: Relationship between planning and zoning

  1. #1
    Member
    Registered
    May 2007
    Location
    Woodstock, IL
    Posts
    7

    Relationship between planning and zoning

    I am new at this and learning (hopefully). If I designate an area on my plan map for retail commercial development or industrial development, is that area then zoned as such, and off limits for other uses? Can a retail or industrial use later be denied in those respective areas? Or am I locked into approving that use? Suppose I want to preserve farmland, but I want a corner store at a particular crossroads. Can I designate that area for retail development but limit it to only one store and one gas station for example?
    So many questions, sorry. Any help will be much appreciated. Thanks.

  2. #2
    Cyburbian Tide's avatar
    Registered
    Oct 2005
    Location
    The Gig City
    Posts
    2,690
    Are you in school or are you an actual planner? You should know where to go for these answers in your state statues and local ordinance, not cyburbia.

  3. #3
    Cyburbian stroskey's avatar
    Registered
    Dec 2008
    Location
    the delta
    Posts
    1,209
    The title of this thread "Relationship between planning and zoning" is a bit misleading. Can you please rename it?

  4. #4
    Cyburbian mike gurnee's avatar
    Registered
    Feb 1998
    Location
    Greensburg, Kansas
    Posts
    3,007
    At first glance this morning I thought Tide was a bit harsh. After a second reading, I totally agree. One should not "designate an area on my plan map..." unless one already knows what it means.

  5. #5
    Member
    Registered
    May 2007
    Location
    Woodstock, IL
    Posts
    7
    I am a citizen volunteer. Sorry to bother you all.

  6. #6
    Cyburbian Raf's avatar
    Registered
    Feb 2007
    Location
    As far south of SoCal as I Will Go
    Posts
    5,456
    As planners we have a duty to help and educate (sheeze people!)

    Moderator note:
    Thank you.

    Suburb Repairman


    Quote Originally posted by eberendt View post
    I am new at this and learning (hopefully). If I designate an area on my plan map for retail commercial development or industrial development, is that area then zoned as such, and off limits for other uses? Can a retail or industrial use later be denied in those respective areas? Or am I locked into approving that use?
    Depends on what are the allowable uses that are in the code. Typically if you have a commercial/industrial land use designation, the zoning district should be consistent with the designation, thus a commercial or industrial zone is appropriate and what you want to develop on it will be based on the intensity of use. If something is zoned industrial or retail, a certain intensity may be denied, but without knowing you code i am being really general here.

    Quote Originally posted by eberendt View post
    Suppose I want to preserve farmland, but I want a corner store at a particular crossroads. Can I designate that area for retail development but limit it to only one store and one gas station for example?
    To be honest, if you want to preserve farmland, you definitely don't want a corner store at a crossroads (unless of course it is connected to the farm like a produce stand that derives its product from the adjacent farm). Preservation of farmland should always have an underlying zone of Agriculture and should have standards with large minimum lot sizes that support ag, such as 20 acres minimum etc. If the corner store is connected to the ag operation, than this type of use should be permissible in the zoning ordinance. If you talking a 7-11 here, than you are not preserving ag at all, You are promoting sprawl.
    Last edited by Suburb Repairman; 15 Apr 2009 at 10:10 AM.
    follow me on the twitter @rcplans

  7. #7
    Cyburbian stroskey's avatar
    Registered
    Dec 2008
    Location
    the delta
    Posts
    1,209
    Quote Originally posted by eberendt View post
    I am new at this and learning (hopefully). If I designate an area on my plan map for retail commercial development or industrial development, is that area then zoned as such, and off limits for other uses? Can a retail or industrial use later be denied in those respective areas? Or am I locked into approving that use? Suppose I want to preserve farmland, but I want a corner store at a particular crossroads. Can I designate that area for retail development but limit it to only one store and one gas station for example?
    So many questions, sorry. Any help will be much appreciated. Thanks.
    If you designate and area (called zoning) for commercial development then nothing other than commercial development can go there. The nature of commercial development will be outlined in the zoning ordinance. For example, there is a difference between a clothing store and an auto repair garage and your code will say what's allowable.

    If you want a gas station on a corner and surrounded by farmland - you'd have to make sure the corner parcel was a separate legal parcel than the farmland and then zone it to allow gas stations.

  8. #8
    Cyburbian mike gurnee's avatar
    Registered
    Feb 1998
    Location
    Greensburg, Kansas
    Posts
    3,007
    My apologies, eberendt.
    Your initial post sounded very much like a person who should have already known the answers. "If I designate an area on my plan map"; "Am I locked in" et cet.

    If you are in Woodstock, it appears you have a planning staff that should help you. There are also many helps for a commissioner, Planning Commissioners Journal comes to mind immediately.

  9. #9
    Cyburbian Tide's avatar
    Registered
    Oct 2005
    Location
    The Gig City
    Posts
    2,690
    Quote Originally posted by mike gurnee View post
    My apologies, eberendt.
    Your initial post sounded very much like a person who should have already known the answers. "If I designate an area on my plan map"; "Am I locked in" et cet.

    Ditto... your local planners may be able to help you more, if not please provide a more detailed question.

  10. #10
    Cyburbian Richmond Jake's avatar
    Registered
    Aug 2001
    Location
    Jukin' City
    Posts
    17,027

    May I add a few thoughts?

    eberendt, think of your comp plan in terms of where your community sees itself in the future--a 7 to 10 year horizon. It's the big picture view of things both in terms of policy and land use designations.

    Zoning on the other hand, implements the big picture with detailed development criteria. Zoning should be consistent with the comp plan land use designation.

    They print the comp plan and zoning maps on paper for a very good reason: things change. Consider if they were etched in stone.

    Can you designate a crossroads location commercial? Personally, under certain circumstances, I think it's a good idea to provide for small-scale rural retail commercial, neighborhood serving development opportunities. But that depends on your local ag preservation regulations. Some can be strict, some not so. I've worked in both environments.

    Can certain uses be denied? That depends, too. If they are allowed as a matter of right in the zone district, no. If allowed as a conditionally permitted use, yes.
    Last edited by Richmond Jake; 14 Apr 2009 at 9:02 PM. Reason: cleared thought on "retail neighborhood" thingies
    Annoyingly insensitive

  11. #11
    Cyburbian Wildono's avatar
    Registered
    Aug 2006
    Location
    Running with the Proverbial Dark Lord
    Posts
    92
    Quote Originally posted by eberendt View post
    If I designate an area on my plan map for retail commercial development or industrial development, is that area then zoned as such, and off limits for other uses? Can a retail or industrial use later be denied in those respective areas? Or am I locked into approving that use?
    Well, as noted by CPSURaf, the zoning would have to be consistent with the jurisdiction's comprehensive plan. This includes, but is not limited to, the future land use map. Typically, the land use map designations establish a generally intended character and intensity of use. The comp plan is not a regulatory document per se; future land use per the comp plan is not the same as current zoning. Typically, project applications vest upon submittal to the zoning and other development regulations in place at that time; even if some question is raised about the fitness of those regulatory controls.

    If the zoning is not consistent with the comp plan future land use, a rezone may be in order to better align the regulation with policy. It doesn't usually work the other way around without significant public involvement in a legislative process.
    "That guy handles the puck like a cow handles a gun!" - Mike Lange

  12. #12
    Cyburbian DetroitPlanner's avatar
    Registered
    Mar 2004
    Location
    Where the weak are killed and eaten.
    Posts
    6,247
    Quote Originally posted by eberendt View post
    I am new at this and learning (hopefully). If I designate an area on my plan map for retail commercial development or industrial development, is that area then zoned as such, and off limits for other uses? Can a retail or industrial use later be denied in those respective areas? Or am I locked into approving that use? Suppose I want to preserve farmland, but I want a corner store at a particular crossroads. Can I designate that area for retail development but limit it to only one store and one gas station for example?
    So many questions, sorry. Any help will be much appreciated. Thanks.
    Hi, there is a student planner who posts here named Illinois Planner who lives in your general area, you should try to contact him directly. He seems pretty sharp (when he is not on a political rant! ) Perhaps he can help you and you can help him get some valuable experience.

    I know your area faily well as my sister used to live in the Algonquin/Barrington area, but alas I am not a land use specialist.

    Best of luck to you.
    We hope for better things; it will arise from the ashes - Fr Gabriel Richard 1805

+ Reply to thread

More at Cyburbia

  1. Replies: 0
    Last post: 03 Dec 2006, 9:08 PM
  2. Replies: 6
    Last post: 10 Apr 2005, 9:58 PM
  3. Replies: 18
    Last post: 10 Dec 2004, 5:09 PM
  4. Relationship advice
    Friday Afternoon Club
    Replies: 20
    Last post: 17 Aug 2004, 7:42 AM
  5. Replies: 1
    Last post: 15 Oct 2002, 11:53 AM