Toolbox

This activity aims to translate the identified land strategies into detailed directives, regulating the use of the land. Building on the results of the Developments Zones, a more detailed land use map is elaborated. Land use maps should promote flexibility and compatibility of functions, as well as an equal distribution of services. Providing smart mixed-use land management strategies, the plan should promote and guide the building of compact and inclusive cities, with a transit-oriented approach. Specifically, the compatibility of functions (T36 Compatibility of Functions Guide) should indicate forbidden, tolerated and conditional uses for each land use zone to ensure flexibility and the opportunity to introduce land capture mechanisms. The plan will then become a smart and effective tool to moderate the negotiations between the municipality and future developers and ensure the achievement of sustainable and resilient urban development. 

Additionally, each land use should have clear development indicators (e.g. floor area ratio (FAR), maximum height of the buildings, setbacks, etc.). The plan should indicate a minimum and maximum density for each sub-zone (FARs), however, the built-up density will depend on the developers and the mechanisms of density bonus, remaining consistent with the population projections and the urban landscape. Particularly, developers could access development rights, increase the density or other incentives in exchange of revenue for the city and/or the implementation of good urban practices established by the plan, such as including social housing, social mix, mixed-use, active facade, physical permeability, renewable energy source, etc.