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3.2 Zoning and Development

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3.2 Zoning and Development 3.2 Zoning and Development 3.2.1. Introduction ................................................................................................................ 14 3.2.2. Considerations for Proposals ...................................................................................... 14 3.2.3. Proposals and Recommendations .............................................................................. 16 Proposal 1: Densification of existing zoned areas ..................................................... 20 Proposal 2: Development of Central Business District (CBD) .................................... 21 Proposal 3: Densification along transit corridors through Transit Oriented Zone ..... 24 Proposal 4: Development around existing zoned areas to incentivize affordable housing ....................................................................................................................... 26 Proposal 5: Development in Growth Centers ............................................................ 27 Proposal 6: Development around village gamtals ..................................................... 30 Proposal 7: Introduction of Prime Agriculture Zone to preserve agriculture land .... 30 Proposal 8: Special Planned Area Development Zones (SPD) .................................... 31 3.2.4. Recommended Actions for implementation .............................................................. 33 3.2. Zoning and development 3.2.1. Introduction Today urban areas within AUDA limits are home of about 60 lakh people. As this number continues to grow and the city continues to prosper, additional supply of land and built spaces will be required to provide places for living, working, shopping, education, entertainment, healthcare, gardens, infrastructure and many such needs. Also, it would be crucial to organize this growth in a manner that maintains the quality of life and livability standards within the area while keeping it economically vibrant and environmentally sustainable. This development plan aims to satisfy these needs through various tools and mechanisms available under the existing legal frameworks and in a manner that is consistent with the overarching vision and principles of this plan. Zoning is one of the important planning tools to manage growth, regulate density and organize land uses within the urban area. By regulating land uses it helps to segregate incompatible uses, increase livability and create desirable character for different areas for the city. Zoning combined with development regulations determines the supply of developable land and built space in various zones. However, before arriving at various proposals to accommodate growth and organize land uses, it is important to first understand the demand for development and various considerations to organize land use and densities. 3.2.2. Considerations for Proposals It is important to understand following considerations that were taken into account while deriving and formulating proposals included in this section. Existing Growth pattern and trend Population projections for 2021 and 2031 Comprehensive assessment of existing conditions, land uses, development typologies, socio‐economic parameters etc Existing supply of buildable land in zoned areas Availability of land suitable for urbanization The overarching vision for Ahmedabad 2021, the planning and growth management principles including Chapter 3.2 : Zoning and Development 14 compact growth, land use ‐transportation co‐ordination, green network, sustainable environment and affordable development Study of State and Central Government policies and working group reports such as Integrated mobility plan, City Development Plan(CDP), Tourism policy, Heritage policy, Hospital policy, slum redevelopment and rehabilitation population, etc Incorporation of comments and suggestions from Working group and stakeholder meetings Assessing Future Demand and Existing Supply: Estimating demand for development is crucial to understand how much of additional zoned land will be required to accommodate growth in the coming decades. Currently, Ahmedabad urban areas are home of about 60 lakh people. This population is expected to grow to 88 lakh by year 2021 and to 108 lakhs by 2031. This means there will be about 21 lakh additional people living in the urbanized area of AUDA by 2021 and about 30 lakhs by 2031. Now, if existing trends of development patterns and densities in various zones continue, Ahmedabad will require about 94.5 million sq.m. of built space and about 84 sq km of zoned land by 2021; and 135 million sq.m of built space and about 120 sq km of zoned land by 2031. At present the city has 372.7 sq km of zoned area. Of which, about 137 sq km of zoned area is still vacant and available for development. Some of this additional growth can be accommodated in this vacant zoned area. However, still there is a need to fulfill the demand by providing options for development in different areas. Draft Comprehensive Development Plan 2021(Second Revised) : Part II 15 Map 3.2‐1 : Population projection in AUDA area (2021‐2031) 90 83.9 80 68.7 70 60 55.9 lakhs in 50 45.2 40 34.3 30 25.0 Population 17.6 16.6 20 14.0 5.8 7.5 10 2.7 3.3 3.9 4.7 6.0 1.2 1.6 2.0 2.5 3.0 0 1971 1981 1991 2001 2011P 2021P 2031P AMC Rest of AUDA Growth centers Source: Census, AUDA 3.2.3. Proposals and Recommendations In order to encourage compact city form and to enhance mobility through transit oriented development. The zoning proposals are prioritized in the following order i) Incentivize development in existing zoned area ii) Encourage compact development in the central areas and transit corridors iii) Organize development in Growth Centers iv) Allow for natural growth around villages while preserving prime agricultural land Below is the proposed zoning map along with the area table for Revised Development Plan 2021 incorporating various zoning proposals identified in this section. The zoning map uses an improved nomenclature that simplifies and organizes some of the zoning categories to better reflect the uses they are intended for. The table includes zoning categories and areas incorporated under each zone. Chapter 3.2 : Zoning and Development 16 Map 3.2‐2 : Proposed Zoning Map 2021 Draft Comprehensive Development Plan 2021(Second Revised) : Part II 17 Table 3.2‐1 : Proposed Zoning of AUDA area for 2021 Zones Codes Area in sq.m % 1 Residential Zone I R1 248 13.3% 2 Residential Zone II R2 42 2.2% 3 Residential Zone III R3 44 2.4% 4 Residential –Affordable Housing RAH Zone* 75 5 Core Walled City CW 4 0.2% 6 Gamtal GM 23 1.2% 7 Gamtal Extension GME 57 3.1% 8 Central Business District CBD 2 0.1% 9 Transit Oriented Zone* TZ 16 10 Commercial and Logistics Zone C 43 2.3% 11 Industrial Zone ‐ General IG 100 5.4% 12 Industrial Zone ‐ Special IS 3 0.2% 13 Knowledge and Institutional Zone KZ 20 1.1% 14 Parks and Gardens PO 2 0.1% 15 General Agricultural Zone A1 497 26.7% 16 Prime Agricultural Zone A2 569 30.5% 17 Special Planned Development (SPD) SPD‐1 Zone‐ Sabarmati Riverfront Development 6 0.3% 18 SPD ‐ Science Park SPD‐2 4 0.2% 19 SPD‐ Gandhi Ashram Special SPD‐3 Development Area 1 0.1% 20 Airport and Cantonment** 9 0.5% 21 Road and Rail** 86 4.6% 22 Waterbodies** 85 4.6% 23 Other areas** 19 1.0% TOTAL 1866 100% Note: * Areas for RAH and TZ are not included in the total area as they are overlay zones. ** These are not zones Chapter 3.2 : Zoning and Development 18 Table 3.2‐2 : Proposed FSI for various zones of AUDA area for 2021 Zones Codes FSI‐ FSI‐Chargeable FSI‐ Permissible Maximum (Base) Permissible 1 Residential Zone I R1 0.9 – Within SP Ring Road 2.7 1.8 0.45 – Outside SP Ring Road 2.25 2 Residential Zone II R2 0.6 – Within SP Ring Road 1.8 1.2 and for Bopal TP1, TP3 Nil – Outside SP Ring Road 1.2 3 Residential Zone III R3 0.3 Nil 0.3 4 Residential –Affordable RAH 1.8 0.9 2.7 Housing Zone 5 Core Walled City CW 2.0 Nil 2.0 6 Gamtal GM 2.0 Nil 2.0 7 Gamtal Extension GME 1.2 Nil 1.2 8 Central Business CBD 1.8 3.6 5.4 District 9 Transit Oriented Zone TZ As per Base As applicable 4.0 Zone 10 Commercial and C 0.9 – Within SP Ring Road 2.7 Logistics Zone 1.8 0.45 – Outside SP Ring Road 2.25 11 Industrial Zone ‐ IG 1.0 Nil 1.0 General 12 Industrial Zone ‐ IS 1.0 Nil 1.0 Special 13 Knowledge and KZ 1.8 Nil 1.8 Institutional Zone 14 Parks and Gardens PO As As Nil applicable Applicable 15 General Agricultural A1 As As Nil Zone applicable Applicable 16 Prime Agricultural Zone A2 As As Nil applicable Applicable 17 Special Planned SPD‐1 Development (SPD) As As Zone‐ Sabarmati Nil applicable Applicable Riverfront Development 18 SPD‐2 As As SPD ‐ Science Park Nil applicable Applicable 19 SPD‐ Gandhi Ashram SPD‐3 As As Special Development Nil applicable Applicable Area Note: Zoning table above is for illustrative purpose only. Please refer to GDR for details . In case of any discrepancy, the General Development Regulations shall prevail. Draft Comprehensive Development Plan 2021(Second Revised) : Part II 19 Map 3.2‐3: Distribution of Area by Zones Residential Zone I Residential Zone II Residential Zone III 0.1% 0.5% 1.0% Core Walled City 4.6% 4.6% 13.3% 0.2% 2.4% Gamtal 0.3% Gamtal Extension 2.2% 0.2% Central Business District 1.2% Commercial and Logistics Zone 3.1% 0.1% 2.3% Industrial Zone ‐ General 5.4% Industrial Zone ‐ Special Knowledge and Institutional Zone Parks and open spaces General Agricultural Zone 0.2% Prime Agricultural Zone 1.1% Special Planned Development (SPD) Zone‐ Sabarmati 30.5% 0.1% Riverfront Development SPD ‐ Science Park SPD‐ Gandhi Ashram Special Development Area Airport and Cantonment 26.7% Road and Rail Waterbodies Other areas Proposal 1: Densification of existing zoned areas Based on inventory of existing land uses (Chart 3.2‐2), currently, there is about 65 sq.km. of vacant land in esidential Zones R1 and R2.
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