1. As a result of urban planning zoning, residential, public and business, industrial zones, zones of engineering and transport infrastructures, zones of agricultural use, zones of recreational purposes, zones of specially protected territories, zones of special purpose, zones of deployment of military facilities and other types of territorial zones can be determined.

2. Residential areas may include:

1) building zones with individual residential buildings;

2) development zones with individual residential buildings and low-rise residential buildings of block building;

3) development zones of mid-rise block-built residential buildings and apartment buildings;

(as amended by Federal Law No. 340-FZ of August 3, 2018)

4) building zones with multi-storey apartment buildings;

(as amended by Federal Law No. 340-FZ of August 3, 2018)

5) residential development zones of other types.

3. In residential areas, it is allowed to place free-standing, built-in or attached objects of social and domestic purposes, healthcare facilities, objects of preschool, primary general and secondary general education, religious buildings, parking lots, garages, objects related to the residence of citizens and without negative impact on the environment. Residential areas may also include areas intended for gardening.

(as amended by Federal Laws No. 185-FZ of July 2, 2013, No. 217-FZ of July 29, 2017)

4. The composition of public and business zones may include:

1) business, public and commercial areas;

2) zones of placement of objects of social and municipal purposes;

3) service areas of facilities necessary for the implementation of production and entrepreneurial activities;

4) public and business zones of other types.

5. Public and business zones are intended to accommodate healthcare facilities, culture, trade, public catering, social and domestic purposes, entrepreneurial activities, secondary vocational and higher education facilities, administrative, research institutions, places of worship, car parks, objects of business, financial purpose, other objects related to the provision of life of citizens.

(As amended by Federal Law No. 185-FZ of July 2, 2013)

6. The list of capital construction objects permitted for placement in public and business zones may include residential buildings, residential buildings of block building, apartment buildings, hotels, underground or multi-storey garages.

(as amended by Federal Law No. 340-FZ of August 3, 2018)

7. The composition of production zones, zones of engineering and transport infrastructure may include:

1) communal zones - zones for the placement of communal and storage facilities, housing and communal services, transport facilities, wholesale trade facilities;

2) production zones - zones of location of production facilities with different environmental impact standards;

3) other types of production, engineering and transport infrastructures.

8. Production zones, zones of engineering and transport infrastructures are designed to accommodate industrial, utility and storage facilities, engineering and transport infrastructure facilities, including structures and communications of railway, road, river, sea, air and pipeline transport, communications, as well as for establishment of sanitary protection zones of such facilities in accordance with the requirements of technical regulations.

9. The composition of the zones of agricultural use may include:

1) zones of agricultural land - arable land, hayfields, pastures, fallow lands, lands occupied by perennial plantations (gardens, vineyards and others);

2) zones occupied by agricultural facilities and intended for agriculture, horticulture and horticulture, personal subsidiary plots, development of agricultural facilities.

(as amended by Federal Law No. 217-FZ of July 29, 2017)

10. The composition of the territorial zones established within the boundaries of settlements may include zones of agricultural use (including zones of agricultural land), as well as zones occupied by agricultural facilities and intended for agriculture, gardening and horticulture, development of agricultural facilities .

(As amended by the Federal Laws of December 18, 2006 N 232-FZ, of July 29, 2017 N 217-FZ)

11. Recreational zones may include zones within the boundaries of territories occupied by urban forests, squares, parks, city gardens, ponds, lakes, reservoirs, beaches, coastal strips of public water bodies, as well as within the boundaries of other territories used and intended for recreation, tourism, physical culture and sports.

(as amended by Federal Law No. 246-FZ of July 19, 2011)

12. Territorial zones may include zones of specially protected territories. The zones of specially protected territories may include land plots of special environmental, scientific, historical and cultural, aesthetic, recreational, health and other especially valuable value.

13. Special purpose zones may include zones occupied by cemeteries, crematoriums, animal burial grounds, objects used for the burial of solid municipal waste, and other objects, the placement of which can only be ensured by allocating these zones and is unacceptable in other territorial zones.

(as amended by Federal Law No. 458-FZ of December 29, 2014)

14. Territorial zones may include zones for deployment of military installations and other special purpose zones.

15. In addition to those provided for by this article, the local self-government body may establish other types of territorial zones allocated taking into account the functional zones and the specifics of the use of land plots and capital construction projects.

Urban Planning Code (GRK) of the Russian Federation specializes in the regulation of urban planning activities aimed at developing the territories of cities, various settlements and individual (related to these works, services) relations. Contributes to ensuring the stable development of territories on the basis of territorial planning and urban zoning. Controls the balance of accounting for economic, environmental, social, etc. factors in the implementation of urban development work. Proclaims the provision of appropriate conditions for persons with disabilities for their unhindered access to objects for various purposes. Raises such issues as the participation of people and their associations in the implementation of urban planning, ensuring the freedom of such participation, the responsibility of the state authorities of our country, government agencies of the subjects of the Russian Federation and local self-government for ensuring decent living conditions for a person, etc.

1. As a result of urban planning zoning, residential, public and business, industrial zones, zones of engineering and transport infrastructures, zones of agricultural use, zones of recreational purposes, zones of specially protected territories, zones of special purpose, zones of deployment of military facilities and other types of territorial zones can be determined.

2. Residential areas may include:

1) building zones with individual residential buildings;

2) development zones with low-rise residential buildings;

3) development zones with mid-rise residential buildings;

4) development zones with multi-storey residential buildings;

5) residential development zones of other types.

3. In residential areas, it is allowed to place free-standing, built-in or attached objects of social and domestic purposes, healthcare facilities, objects of preschool, primary general and secondary (complete) general education, places of worship, parking lots, garages, objects related to habitation of citizens and not having a negative impact on the environment. Residential areas may also include areas intended for gardening and dacha farming.

4. The composition of public and business zones may include:

1) business, public and commercial areas;

2) zones of placement of objects of social and municipal purposes;

3) service areas of facilities necessary for the implementation of production and entrepreneurial activities;

4) public and business zones of other types.

5. Public and business zones are intended to accommodate healthcare facilities, culture, trade, public catering, social and domestic purposes, business activities, secondary vocational and higher vocational education facilities, administrative, research institutions, places of worship, car parking , objects of business, financial purposes, other objects related to ensuring the life of citizens.

6. The list of capital construction objects permitted for placement in public and business zones may include residential buildings, hotels, underground or multi-storey garages.

7. The composition of production zones, zones of engineering and transport infrastructure may include:

1) communal zones - zones for the placement of communal and storage facilities, housing and communal services, transport facilities, wholesale trade facilities;

2) production zones - zones of location of production facilities with different environmental impact standards;

3) other types of production, engineering and transport infrastructures.

8. Production zones, zones of engineering and transport infrastructures are designed to accommodate industrial, utility and storage facilities, engineering and transport infrastructure facilities, including structures and communications of railway, road, river, sea, air and pipeline transport, communications, as well as for establishment of sanitary protection zones of such facilities in accordance with the requirements of technical regulations.

9. The composition of the zones of agricultural use may include:

1) zones of agricultural land - arable land, hayfields, pastures, fallow lands, lands occupied by perennial plantations (gardens, vineyards and others);

2) zones occupied by agricultural facilities and intended for farming, dacha farming, gardening, personal subsidiary farming, development of agricultural facilities.

10. The composition of the territorial zones established within the boundaries of settlements may include zones of agricultural use (including zones of agricultural land), as well as zones occupied by agricultural facilities and intended for agriculture, summer cottages, gardening, development of agricultural facilities. destination.

(As amended by Federal Law No. 232-FZ of December 18, 2006)

(see text in previous edition)

11. Recreational zones may include zones within the boundaries of territories occupied by urban forests, squares, parks, city gardens, ponds, lakes, reservoirs, beaches, as well as within the boundaries of other territories used and intended for recreation, tourism, physical activity. culture and sports.

12. Territorial zones may include zones of specially protected territories. The zones of specially protected territories may include land plots of special environmental, scientific, historical and cultural, aesthetic, recreational, health and other especially valuable value.

13. Special purpose zones may include zones occupied by cemeteries, crematoria, cattle burial grounds, consumer waste disposal facilities and other objects, the placement of which can only be ensured by allocating these zones and is unacceptable in other territorial zones.

14. Territorial zones may include zones for deployment of military installations and other special purpose zones.

15. In addition to those provided for by this article, the local self-government body may establish other types of territorial zones allocated taking into account the functional zones and the specifics of the use of land plots and capital construction projects.

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The territorial zones of the Russian Federation are areas that are united by the possibility of building certain objects. Within their limits, there are regimes of permitted use established by legislative and other regulatory acts. The territorial zones of settlements in which a large number of people live are called multifunctional. They house warehouse, industrial facilities, public and business buildings and engineering infrastructure.

Classification

It is carried out depending on the destination. So, territorial zones are distinguished:

1. Residential development.
2. production.
3. Public and business purpose.
4. Transport and engineering infrastructure.
5. Recreation.
6. Agricultural use.
7. Special Purpose.
8. To accommodate military installations.

Each category on the master plans and diagrams has its own designation. In addition to the above list, other types of territorial zones can be established depending on local conditions. The designation of the same type of areas within each of them may vary. The composition of the territorial zones may include streets, roads, embankments, passages, boulevards, squares, reservoirs and other objects. Within their limits, there may also be areas where special urban planning regulations and restrictions on use apply.

Residential development

Such territorial zones are used to accommodate structures of various heights. There may be multi-family or individual houses. Territorial zones of land for residential development may include separate objects of cultural and social services for citizens, places of worship, parking lots for vehicles, utility, storage, industrial facilities, the operation of which does not adversely affect the environment.

Notation

The territorial zone of a land plot intended for residential construction can be identified on master plans and diagrams as follows:

1. Collective gardening - G1.
2. Low-rise buildings of a cottage type, blocked or detached individual houses - Zh2.
3. Mixed low-rise buildings - Zh3.
4. Mid-rise buildings - Zh4.
5. Buildings with 9 or more floors - Zh5.

ODZ

Public and business territorial zones are used to place objects:

Residential buildings, hotels, multi-storey or underground garages can be located within the ODZ. In the general plans, the territorial zone of the land plot for the placement of public and business facilities has the following designations:

1. D - all the above types of development with the inclusion of residential buildings, engineering infrastructure associated with their maintenance.
2. D1 - multifunctional complexes.
3. D2 - objects of health care, secondary and higher vocational education, culture, administrative and research centers, places of worship.
4. D3 - multifunctional public and business development in the newly formed territories.
5. CI - all types of objects listed in the list, including water transport facilities, residential buildings and infrastructure serving them.
6. Railway - public and business building with the placement of housing estates.

Location of production

Industrial territorial zones are used to accommodate storage and utility, transport and infrastructure facilities that ensure the functioning of enterprises. Owners of production facilities carry out landscaping at their own expense. In industrial areas, sanitary protection zones are established. It is not allowed to place preschool and educational institutions, residential buildings, health facilities, sports and recreation centers, sports complexes, horticultural, dacha, horticultural cooperatives and enterprises producing agricultural products in them. On the general plans, industrial territorial zones are indicated:

Additional categories

Production zones include subzones:

1. P1. Industrial enterprises of the 1st class of hazard are located here. In these territories, the development of related and auxiliary industries, organizations of a lower level of danger is allowed.
2. P2. Within this subzone, enterprises of the II class of hazard are located.
3. P3. Organizations belonging to the III class of danger are located here.
4. P4. Within the boundaries of this subzone, enterprises of the IV class are located. harmfulness.
5. P5. On this territory there are organizations of the V class of danger, including those that do not have sanitary protection zones.
6. P6. In this territory there are facilities for communal and warehouse purposes. These include goods stations, trading / vegetable bases and other objects.

Within the zones P3-P6, it is allowed to place organizations whose work relates to the created or ongoing production activities. Business establishments usually form the SPZ sector between the sources of industrial emissions and the beginning of the residential area. The areas of sanitary protection zones for enterprises of classes I-II can be changed in accordance with the decision of the Chief Sanitary Doctor of Russia or his deputy, for production of III-V classes. - by order of the head physician of the subject or a person authorized by him.

Transport and engineering infrastructure

These territorial zones are used for the placement and operation of structures and communications of automobile, rail, sea, river, pipeline, air transport and communications, as well as service equipment. A prerequisite for the location of objects is the observance of certain distances between them and housing estates, recreational and public and business complexes, as well as other requirements aimed at preventing a negative impact on the environment. If the objects act as sources of danger or harmful effects on the health of citizens, they are transferred outside the boundaries of the territorial zones of residential development. Landscaping of areas intended for the placement of transport and engineering infrastructure facilities is carried out by their owners. The responsibilities of the subjects also include the creation of sanitary protection zones.

recreational facilities

They are located in their respective areas. Within their boundaries are gardens, parks, urban forests, beaches and other facilities used for recreation of citizens. Recreational zones may also include valuable and specially protected natural complexes. Within their boundaries, the construction and expansion of functioning storage, utility and production facilities is prohibited. Exceptions are facilities used to ensure the operation of health and recreational complexes. On the master plan, such zones can be indicated:

Agricultural areas

Within the boundaries of the city and the countryside, arable lands, vineyards, orchards, pastures, kitchen gardens, as well as territories occupied by agricultural buildings, structures, and buildings are distinguished. Agricultural activities can be carried out on these areas until the category of their use is changed in accordance with the development rules and the general plan. Zones can have the following designations:

1. C - agricultural land, greenhouses, nurseries, production facilities for agricultural purposes. Engineering and social infrastructure can also be located here.
2. C1 - greenhouses, nurseries, agricultural land.
3. C2 - production facilities for agricultural purposes, including engineering communications, social infrastructure.
4. C3 - dacha farming and gardening.

water areas

International legal acts define such a concept as a zone of territorial waters. The key provisions governing the water area are established in the 1958 UN Convention. In accordance with the document, a distance of 12 miles (22.2 km) is allocated, counted from the maximum low tide line - the territorial sea - the adjacent zone to the continental part of the state. In Russia, its width is set at 12 miles. About 30 countries adhere to the previously existing limit of 3 miles. The entire area of ​​the territorial sea, its subsoil and bottom, and the airspace above it belong to the coastal state. At the same time, according to the Convention, the right of peaceful passage of foreign ships in this water area is recognized. This provision is a compromise solution to the issue of state sovereignty and the interests of international navigation. The passage will be considered peaceful if the security and good order of the coastal country is not violated. The movement of ships of foreign states must be carried out continuously and quickly. When passing, ships are required to comply with the rules of the coastal country, established in accordance with international regulations.

ZTR

The Russian Federation provides for zones of territorial development, the formation of which is regulated by federal legislation. The definition of ZTR is established in paragraph 1 of Art. 2 FZ No. 392. It is part of the territory of the region of the country, where residents are provided with state support measures. ZTR are formed to accelerate the development of the respective region in social and economic terms. Creating favorable conditions is aimed at attracting investment. Territorial economic zones are formed within one MO. It is allowed to create ZTR in several municipalities, if they act as urban districts or administrative regions. At the same time, MOs can border on each other, but must be located in the same region. ZTR lines are determined by the boundaries of the municipalities where they are located.

Functional zoning

It is carried out to ensure the rational formation of the spatial and planning structure of the area. The establishment of functional zones largely helps to prevent the negative impact of production factors existing on the territory on the health of the population. There are the following categories of terrain:

1. Residential. It is designed to accommodate residential areas, green spaces, community centers.
2. Industrial. Manufacturing plants are located within it.
3. Communal warehouse. It is intended for depots, garages, cargo storage areas and other facilities of a similar purpose.
4. Recreational. There are parks, beaches and other places for short-term recreation of citizens.

Also, within the limits of the settlement, an external transport zone is provided for freight and passenger stations, marinas, and so on. In addition, within the city limits, areas outside the development area are envisaged. There are tree nurseries, subsidiary farms, cemeteries, as well as reserve plots that are temporarily used for various purposes. All areas that belong to the city are limited to the boundaries of the settlement.

Suburb

In large settlements in the territories adjacent to them, a special zone is formed. The suburb is necessary to ensure the further development of the city. Mostly commercial services are located here. The suburb can influence the microclimate of the settlement. Fruit and vegetable bases, farms and other agricultural facilities that provide citizens with food can be located on its territory. The suburb is also a place of recreation. Children's camps, dachas, sanatoriums, boarding houses are often located here. In addition, communal facilities and processing enterprises are located in the suburbs. In all suburban areas there is a forest park belt. In accordance with the profile of the city, other areas can be allocated in the structure. For example, in the settlements of a scientific orientation, a zone of research institutes, universities, and design bureaus is provided. Residential and industrial areas are allocated in large urban settlements. In the latter, in fact, communal storage and industrial zones are combined. Proper site planning is essential. All zones should be located taking into account the territorial development, the need and possibility of creating a SPZ and gaps between housing estates and industrial facilities.

ST 35 GrK RF.

1. As a result of urban zoning, residential, public
business, industrial zones, zones of engineering and transport infrastructures, zones
agricultural use, recreational areas, specially protected areas
territories, special-purpose zones, zones of deployment of military facilities and other types
territorial zones.

2. Residential areas may include:
1) building zones with individual residential buildings;
2) development zones with low-rise residential buildings;
3) development zones with mid-rise residential buildings;
4) development zones with multi-storey residential buildings;
5) residential development zones of other types.

3. In residential areas, it is allowed to place free-standing, built-in or attached
objects of social and municipal purposes, healthcare facilities, facilities
preschool, primary general and secondary general education, places of worship, parking lots
road transport, garages, objects related to the residence of citizens and not
having a negative impact on the environment. Residential areas may include
include also areas intended for horticulture and dacha farming.

4. The composition of public and business zones may include:
1) business, public and commercial areas;
2) zones of placement of objects of social and municipal purposes;
3) service areas of facilities necessary for the implementation of production and
entrepreneurial activity;
4) public and business zones of other types.

5. Public and business zones are designed to accommodate healthcare facilities,
culture, trade, public catering, social and municipal purposes,
business activities, objects of secondary vocational and higher
education, administrative, research institutions, places of worship,
car parks, business and financial facilities, other facilities,
related to the livelihoods of citizens.

6. In the list of capital construction objects allowed for placement
in public and business areas, may include residential buildings, hotels, underground or
multi-storey garages.

7. The composition of production zones, zones of engineering and transport infrastructures can
turn on:
1) communal areas - areas for the placement of communal and storage facilities, facilities
housing and communal services, transport facilities, wholesale trade facilities;
2) production zones - zones for the location of production facilities with different
environmental impact standards;
3) other types of production, engineering and transport infrastructures.

8. Production zones, engineering and transport infrastructure zones are intended
to accommodate industrial, utility and storage facilities, engineering facilities
and transport infrastructures, including structures and communications of the railway,
road, river, sea, air and pipeline transport, communications, as well as for
establishment of sanitary protection zones of such facilities in accordance with the requirements of technical
regulations.

9. The composition of the zones of agricultural use may include:
1) zones of agricultural land - arable land, hayfields, pastures, fallow lands, lands occupied
perennial plantings (gardens, vineyards and others);
2) zones occupied by agricultural facilities and intended for
farming, dacha farming, gardening, personal subsidiary farming,
development of agricultural facilities.

10. The composition of the territorial zones established within the boundaries of settlements may include
include zones of agricultural use (including zones of agricultural
lands), as well as areas occupied by agricultural facilities and intended
for farming, dacha farming, horticulture, facility development
agricultural purpose.

11. Recreational areas may include areas within the boundaries
territories occupied by city forests, squares, parks, city gardens, ponds, lakes,
reservoirs, beaches, shorelines of public water bodies, as well as
within the boundaries of other territories used and intended for recreation, tourism, occupations
physical culture and sports.

12. Territorial zones may include zones of specially protected territories.
The zones of specially protected territories may include land plots with a special
environmental, scientific, historical and cultural, aesthetic, recreational, health and
other special value.

13. Special purpose zones may include zones occupied by cemeteries, crematoriums, animal burial grounds, objects used for the burial of solid municipal waste, and other objects, the placement of which can only be ensured by allocating these zones and is unacceptable in other territorial zones.

14. Territorial zones may include zones for deployment of military facilities and
other special purpose areas.

15. In addition to those provided for in this article, the local self-government body may
establish other types of territorial zones, allocated taking into account functional zones and
features of the use of land plots and capital construction projects.

Commentary on Art. 35 of the Town Planning Code of the Russian Federation

1. The definition of territorial zones is an obligatory element of the Rules for Land Use and Development, and in particular the urban zoning map. Within each category of territorial zones listed in the commented article 35 of the Urban Planning Code of the Russian Federation, several zones (subzones) can also be distinguished, differing in the features of urban development of territories, a set of permitted types of land use and parameters of construction changes in real estate for these types of land use. The map(s) of urban zoning may contain a description of the boundaries of territorial zones. When determining the boundaries of territorial zones on the schemes, their names and urban planning regulations are established individually, in relation to different parts of the territory of the municipality.

The number of allocated zones (subzones) is determined by the urban planning specifics of various municipalities and their size, the degree of territorial dissection, the functional structural organization of the territory, the features of the formation of the natural and anthropogenic landscape, as well as the prospects for the spatial development of the territory, determined at the stage of development of planning documentation. The latter circumstance determines a set of practical measures (urban planning incentives or prohibition (restriction) of certain types of land use and development), taken into account when developing a zoning map.

Territorial zones determined by urban zoning take into account the existing urban organization of the territory, social, demographic aspects and prerequisites for subsequent urban development (reconstruction). As a result, urban zoning is a complex task that requires integrated solutions and the participation of specialists from many areas.

2. Residential areas are designed to provide comfortable and healthy living conditions for the population on the territory of the municipality. The specificity of zones of this type is the predominance of residential development in them, with the assumption of the construction of a large number of multi-storey residential buildings. The allocation of the relevant subzones within the residential area is determined by the actual structure of the housing stock in accordance with the needs of various groups of the population (small and large families, young and old, single or married people). Newly formed residential development requires taking into account the needs of demographic and consumer groups, meeting the different (differentiated) preferences of citizens (their social and consumer opportunities).

The urban zoning procedure for the allocation of residential subzones determines the solution of practical issues of streamlining the existing development, giving it a clearer structure and the possibility of combining different (differentiated) types of residential development.

Zoning of residential (residential) areas allows you to simultaneously solve various kinds of problems: functional (differentiation of incompatible, excluding mutual neighborhood functional processes; establishment of a specific system for building a building with the allocation of predominant functions; elimination of an interspersed location of a building); planning (improving the planning organization of the territory and improving its transport support, taking into account the urban situation, remoteness from the center and proximity to the natural landscape, as well as to other structural elements of the city; choosing the method of urban development changes); structural (justification for the choice of number of storeys and building density, types of services, with an increase in the quality of development, improvement of the quality of the environment).

Urban planning zoning in modern conditions is aimed at the implementation of space-planning measures for the comprehensive reconstruction of the territory, involving the achievement of significant economic efficiency. This effect can be achieved as a result of assessing the moral and physical depreciation of the building, determining the characteristics of the housing stock, indicating the building density, environmental indicators, the ratio of open (including landscaped) and built-up areas. Taking into account the fact that the most common type of urban planning transformations in the conditions of the existing urban and rural development is its reconstruction, in the process of urban planning zoning, it is necessary to determine the degree of reconstruction interventions.

The scale of reconstruction, fixed in the territorial zones, is determined by various factors. In many cases, the comparison of options for the preservation (both full and partial) and demolition of the existing housing stock is of decisive importance. As a rule, the final decision in favor of the choice of certain types of residential areas depends on the assessment of the intended result (in commensurate terms) compared to the initial situation. Of no small importance is the assessment of the magnitude (volume) of work, as well as their cost associated with rezoning. Often, due to the need to reduce costs, the existing type of urban use is preserved within the zone, while this contradicts the general perspective direction of the transformations.

The tasks of urban planning zoning in this regard are the definition of urban planning priorities. They can vary significantly depending on the specific urban and socio-economic situation.

In some cases, the rezoning of the territory entails a significant increase in the cost of reconstruction work, but allows you to achieve significant results (social, functional, planning, and others). In other cases, on the contrary, the planned state of the territory may not differ significantly from the current situation, but at the same time, the implementation of the total amount of required work is not associated with large costs. In each specific urban planning situation, the decision on the choice of zoning option is made individually, taking into account the positive and negative aspects of each. The most general principle, which has a greater influence on the final choice, is the achievement of a rational scheme for the use of the territory.

Making a decision on zoning, determining the methods, stages, nature of the activities carried out also depends on the existing complex of urban planning conditions in a particular territory, such as: the location of the zoned territory in the structure of the municipality; building density of individual quarters and larger structural units of building; technical characteristics of the building; availability of elements of public service; state of engineering equipment and landscaping.

Subzones are allocated in such a way that the zoning system can function in a balanced way, so that in each residential subzone there is a possible variety of forms of spatial organization of the environment, a sufficient number of household services. The most common in urban planning practice is the allocation of four main types of residential subzones, which differ in the established parameters of the development being implemented, based on a gradual increase in its number of storeys, ranging from individual residential buildings to multi-storey buildings.

Development zones with individual residential buildings are allocated for the predominant construction of individual (isolated) and block-built residential buildings with adjacent land plots intended for one family as the main type of permitted use. It provides legal conditions for the formation of low-density residential development; with a minimum set of service functions and public spaces, open areas for agricultural use, as well as small-scale service infrastructure (schools, small clinics, pharmacies, public baths).

Ancillary permitted uses in these areas include single car parking or a detached garage, installation of off-grid (alternative) energy sources such as a heating plant or other local facilities. Land uses requiring special permission include all types of commercial services and the allocation of areas for recreation.

Building zones with low-rise residential buildings (houses for two or three families and three-story houses) are allocated for the formation of specific, using special planning methods, town-planning formations, with a relatively low building density and the number of residents. The main types of permitted uses in this zone are detached or combined houses for one, two or three families, as well as apartment buildings. Orchards, kitchen gardens, small objects of services to the population are also allowed. Ancillary permitted uses include small parking lots and commercial services that take up little space in residential buildings, as well as isolated service infrastructure facilities.

In the development zones of mid-rise residential buildings, the main types of permitted use include the combined houses of two and three families, as well as multi-apartment residential buildings for 4-5 families. Local daily service points, schools, clinics that serve residents of the zone are also allowed. Ancillary permitted uses include the provision of various services occupying a small part of residential buildings. Permitted uses that require special permission include large commercial shopping malls serving the public, as well as small hotels.

Building zones with multi-storey residential buildings. The main permitted uses include only multi-family dwellings (no individual dwellings), as well as a large number of nearby service establishments and commercial uses. Ancillary permitted uses include clinics, commercial and other activities, and service points that occupy a small part of residential buildings. Area uses that require special permission include tourism and recreational activities, as well as some uses of land and real estate, which are determined by the interests of larger parts of the territory of the municipality (for example, markets and administrative buildings).

The nature of the distribution of the corresponding subzones within the boundaries of residential development zones is determined taking into account the principles of rationality, uniformity, proportionality and territorial ranking.

Thus, the principle of territorial ranking in many cases is decisive for establishing the ratio of different types of subzones. Almost every municipality (regardless of size, features of the existing planning structure, landscape organization) has a characteristic structural construction of the territory, with the allocation of three states: central, middle and peripheral. Depending on in which of the three specified parts of the municipality the site is located, which must be subjected to zoning, the priority type of residential subzone is selected. Most often, zones with a predominance of multi-storey residential buildings are distinguished in the central regions; in the middle areas - mid-rise residential buildings, allowing the inclusion of low-rise buildings; on the periphery of the city, there are various development zones in uniform proportions, with the active inclusion of low-rise and individual residential buildings. The zoning system allows solving some aspects of the problems arising from the urban development (reconstruction) of the territories of residential areas, in particular, the placement of the newly formed "cottage" buildings on the periphery of the city and the determination of the directions for the spatial transformation of the territory with dilapidated low-rise buildings in the central regions.

In the peripheral areas of most urban districts, the size and scale of new housing construction, in the absence of a legal mechanism for urban zoning, was almost not controlled. The size of the land plots often does not correspond to the size of the houses built on them, which in many cases leads to the construction of very large houses on small plots of land. Over time, these houses will occupy this area and the "green" environment will be lost. Further, since too little space is left for streets, infrastructure lines, and sewers, environmental damage may be caused that will be difficult to remedy.

Ideally, zoning should develop the developed provisions provided for by territorial planning documents, providing for the creation of the necessary infrastructure, the formation of a holistic, systemic organization (network) of land plots with the proper number of undeveloped plots in front of houses. In modern conditions, associated with the limitation of the possibility of financing infrastructure, such a zoning process (based on territorial planning) is not carried out. Zoning solves the problem to some extent by ensuring that the size of residential buildings is commensurate with the size and configuration of land plots, as well as setting the parameters of buildings taking into account the future nature of the zone (sufficiently landscaped or predominantly urbanized).

The nature of urban zoning is specified in a special way in order to allocate territorial zones for horticulture and dacha farming. In relation to the areas of dachas and garden plots, provisions apply to temporary residence and small-scale agricultural activities. They allow the placement of infrastructure facilities and the construction of small facilities, primarily serving, for example, shops, as well as the urban planning organization of other activities related to or requiring special permission for land use.

3. Public and business zones are created in order to coordinate the mixing of types of use associated with the urban planning organization of trade, office, administrative, cultural, educational, service, maintenance and entertainment functions. The nature of consumption of these functional processes is characterized by mass character and selective consumer preference. These functions generally tend to be located in the central part of cities and some other areas with sufficient transport and infrastructural security, which provides opportunities and convenience for potential consumers to receive goods and services.

Typically, the types of urban use of the territory associated with the placement of business, trade, information and service functions are divided into categories of the central or local level. The types of use of the category of the central level include the administrative activities of public authorities (administration of the subject of the Russian Federation), financial institutions (departments of banks and insurance agencies), offices for the provision of legal or other services to large customers (advertising agencies), etc. Uses associated with local business or commerce include “personal and day-to-day services” provided by bank branches, notaries and lawyers in private practice, and convenience stores.

With regard to the specifics of the allocation of public and business zones located in the central regions, there is a strong effect of the accumulation of various types of business and administrative activities. Banking, legal, financial, insurance activities, real estate transactions, other types of business entrepreneurship and the implementation of diverse types of professional activities (for example, activities in the information market) with the greatest preference and benefit tend to be as close to each other as possible, as this accelerates and facilitates the possibility of business contacts and information exchange.

In terms of local services, there is a clear trend towards bus stops, railway and metro stations, and major road junctions where citizens can shop on their way to work or home. This is quite different from the traditional socialist city, where there was a tendency to tie the service industry and daily commerce to residential complexes, and business and administrative offices were dispersed throughout the city. Also new for Russian cities is the activity of “business service”, namely the sale and repair of computers, delivery, packaging services, for the purpose of which real estate is rented (buildings and individual premises for various functional purposes). These types of activities provide the work of offices of legal entities and try to be located in cheaper premises next to them. Thus, there is a significant relocation of business and trade activity, which entails the emergence and development of new uses of the territory.

In a special way, the conditions for urban zoning are stipulated in relation to the allocation of public and business zones, in particular, territories for the placement of higher educational institutions. In some cases, special zones are allocated for large public buildings, such as educational universities. In such zones, a special set of parameters and types of land use is established, and a special set of provisions may also be applied for these zones and in the territories adjacent to them. For example, in the area intended for the placement of the main buildings of the university that implement educational functions, it is allowed to place special types of residential buildings - places of temporary residence for students, teachers and visitors (dormitories), which are combined with sports facilities and facilities for the provision of daily services.

Similarly, in the area formed for the implementation of educational functions, the types of land use of the buffer zone surrounding the main structure can be controlled in order to ensure a comfortable stay for students. The achievement of these goals is facilitated by the preservation of sufficient green space. The modern practice of urban development (reconstruction) of the territory through zoning in Russian municipalities is characterized by a mixed system of zoning for these types of land use. In relation to them, urban planning solutions can be twofold and consist either in the formation of isolated separate zones, or in their inclusion as an integral part in areas of regular residential development and commercial activity.

4. Production zones, zones of engineering and transport infrastructures are designed to accommodate industrial and business facilities (research institutes with pilot production, trade enterprises with maintenance shops, information centers with a publishing and printing department, etc.), industrial (food and light industry, instrument-making, mechanical engineering, production of building materials, etc.), utility and storage (territories of thermal power plants, aeration stations, boiler houses, electrical substations, gas distribution units, waste processing plants, other structures of municipal engineering infrastructure, storage facilities, parking of machines for mechanical cleaning of the territory), transport and engineering facilities and are formed in the form of industrial development sites and industrial zones. In accordance with the ongoing urban policy in our country, the priority area of ​​activity related to the spatial transformation of the territory with a predominance of the production function, the placement of engineering and transport infrastructure facilities is their reconstruction.

The transformation and reconstruction of production areas should ensure that the technical and economic indicators of the production area correspond to the urban planning conditions for their location. The parameters of industrial territories should be subject to the urban planning conditions of the territories in terms of environmental safety, the size and intensity of the use of the territories. The territories of municipalities (especially urban districts) must meet the needs of industrial territories in terms of transport and engineering resources.

The placement of production areas in the urban district, their allocation to the appropriate zones is subject to appropriate restrictions. Production areas should be transformed taking into account adjoining territories of a different functional purpose: in the area where industrial zones adjoin public areas, public and administrative (so-called pre-factory territories) parts of production areas should be placed, including them in the formation of public centers and zones; in the area adjacent to residential areas, the boundaries of the production area should not be drawn up with a blank fence; it is recommended to use the area of ​​the junction, which is part of the sanitary protection zone, to accommodate utility facilities in a residential area, multi-storey parking garages of various types, green spaces; it is recommended to locate sites of compact development, adaptable to the urban environment, mixed industrial and public buildings with trade and service enterprises that require significant storage facilities, large-sized entrances, turning areas in the main line of industrial zones (industrial area in the main zone).

The presence of production areas in public and residential areas that differ in the following characteristics is not allowed: according to the hazard class of the industries located on them, they violate or may violate the requirements of environmental safety of residential and public areas by their activities; in terms of the number of employees, they contradict the purpose of residential areas, multifunctional and specialized public centers; by the size of the territories, they violate the functional planning organization of residential and public territories.

On sites of residential, mixed residential development, manufacturing enterprises with an area of ​​\u200b\u200bno more than 200 square meters can be located. m, built-in or occupying part of the house without a production area, environmentally friendly.

The use of the zoning method in relation to the territories occupied by industrial development does not fundamentally change the existing urban organization of the territory. At the same time, zoning requires mandatory consideration of the overall urban planning organization of the territory, including the nature of interaction with adjacent territorial zones. It is also necessary to take into account some features that significantly distinguish the process of urban development (reconstruction) of industrial zones, which is associated with the attraction and development of investments in large volumes.

It is significant to compare the differences in the procedure for zoning a territory for production and other functions. For example, trade and commercial activities organized on the terms of the functional reorientation of the territory can be started with a small amount of investment and financial resources, followed by gradual growth. In contrast to these activities, most industrial sectors require very large amounts of investment capital to organize production, introduce modern technology, re-profiling, relocating enterprises, expanding or shrinking development.

The formation of territorial zones does not entail immediate urban development changes, and does not have a direct impact on the placement of investments. In addition, the zoning system mainly regulates the location of objects, the relative position of buildings and structures, their size and directions for future development. At the same time, zoning largely does not take into account the complexity and diversity of the impact of industrial processes on the environment, although this impact is determined by the specifics of existing (proposed) types of production. Therefore, an indirect factor underlying the formation of a zoning system with the allocation of industrial zones and making more effective provisions on environmental protection, allowing to regulate the forms of pollution and production technology for each type of industry, is the establishment of two positions: the type of production and the nature of urban transformations.

The Russian practice of urban zoning in relation to industrial zones is formed according to the existing international experience of the largest cities. They successfully implement programs of industrial development and regulation. An integral element of programs of this type is the presence in them of planning and regulation tools.

A comprehensive industrial development program should include "strategic planning" of the city and public investment in infrastructure and land preparation, legal and credit mechanisms for long-term financing, a clear and sound tax structure, harmonized environmental provisions and well-functioning business registration procedures, and, in addition, the enforcement of everything planned.

A zoning system can lead to more effective investment in or revitalization of industry if industrial policy provisions are targeted in the form of a comprehensive industrial development program. At the same time, spatial planning of industry in the form of allocation of appropriate zones and the adoption of special regulatory legal acts at the municipal level makes it possible to obtain an effective tool that helps to develop documents for the socio-economic development of territories.

The practical implementation of zoning is largely determined by the extent to which the issues of restructuring territories with the predominant type of economic use are being comprehensively resolved. Depending on how a certain industrial policy is carried out on the territory of the municipality, the effectiveness of the implementation of the zoning system, in particular, the urban development of industrial zones, depends. The general principles of such a policy are determined based on the size of the municipality, its geopolitical, incl. and geographical location (for example, a border city, an enclave city, a free economic development zone), in accordance with which the possibilities for obtaining investments and the direction of their practical implementation are specified, depending on the socio-economic characteristics of the territory (industry, transport, its priority types, in in accordance with them, the definition of types of urban objects, such as railway, sea, river ports, construction of storage facilities).

The municipal authorities formulate the provisions of industrial policy, expressed in the development of a set of measures, such as the allocation of territorial zones, which determine specific forms of urban development, for example, the relocation of port facilities to a new territory with appropriate conditions (for example, deeper water), the transfer of heavy industry to the periphery, the preservation of light industry enterprises in the central regions, some types of precision assembly plants, the possibility of locating a significant amount of new construction and reconstruction in industrial zones adjacent to railway and road junctions. Thus, the interconnected urban planning functional and planning development of industrial zones is ensured by coordinating it with strategic economic measures, in particular with previously known and justified sources of attracting investments and the form of their spatial implementation.

5. The land use and development rules on the urban zoning map provide for the allocation of recreational areas, which usually include three categories of recreation areas and open areas: areas intended for active sports, physical culture, tourism and other recreation areas; zones of passive recreation and conservation of the natural environment, as well as areas for the location of large arrays of open recreational spaces (water and green spaces).

Depending on the specifics of the municipality, the natural and historical features of its formation, more or fewer zones of this category can be allocated. More stringent requirements are imposed on the formation of recreational zones of special types, in particular, on historical landscapes and objects of natural protection. In these cases, the territory should be differentiated in such a way that the functional use of the territory for sports, healthy recreation and other types of land use associated with recreation does not violate the existing recreational system.

As part of recreational areas, one should distinguish between varieties of active recreation areas, determined depending on the size of the zoned territories and the nature of the ongoing recreational processes. In some cases, the priorities of urban planning activities are to stimulate the processes of maximum conservation of the natural landscape, and accordingly, the purpose of the spatial transformation of the territories of such zones is to limit the degree of interference and the formation of so-called "preserved recreations". In other cases, on the contrary, active intervention in the existing environment is allowed, the purposeful formation of objects of various sizes intended for mass recreation of the population.

This type of land may include parks, squares, gardens, outdoor sports grounds, campsites and picnic sites, with some auxiliary land uses. On the territory of these zones, due to the presence of special natural, climatic and geographical features, it is advisable to place recreational facilities (sanatoriums, rest houses, dispensaries, resort facilities, sports facilities and stadiums, as well as other similar large capital construction projects). At the same time, in order to obtain permits for the construction of designated recreational facilities, as a rule, it is necessary to go through a special public hearing procedure, during which many components of the project are agreed, including the capacity of the facility, its location, the number of parking lots, and the degree of interaction with the environment. The main factor influencing the choice of the priority type of urban planning use of the territory within the active recreation areas is the implementation of a complex of recreational functions. In general, when allocating zones, they strive to ensure that the recreational function prevails in the territory. However, some small commercial land uses, cafes and other visitor services may be located within these zones.

In areas of passive recreation and nature protection, the main uses of the territory are the organization of parks, places for walking and similar open public land uses. Certain sports, recreation and visitor services may be permitted by special permission, but the associated areas must be limited in size. For such natural areas of special importance, a natural monument protection zone or similar landscape conservation zone can be established, which very strictly limits any active land use or construction.

6. Particular attention in the process of developing a map of urban zoning of the territory of the municipality should be given to the allocation of zones of specially protected areas related to the protection of historical and cultural monuments and environmental protection.

The ratio of zones in which legal regulation is carried out related to the preservation of historical and cultural values, as well as environmental protection, is a problem in all Russian municipalities that implement a zoning system, for two reasons. First, there is an intersection of powers on a number of procedural and other significant issues of public authorities and local governments. Secondly, it is difficult to literally adapt the fundamental concept of zoning in relation to protected areas, applying it in a similar way (by imposing rules on the entire zone), while differentiated zoning requirements are put forward to ensure the greatest preservation of cultural heritage and environmental protection. .

Land use and development regulations mainly use two methods for determining areas of historical significance, permitted land uses, development parameters and procedures for their supervision.

In some urban districts, zones of historical significance are defined in the list of land use types of other zones - residential, public and business, and some others. In other cities, one or more additional maps are created showing historical and environmental zones. These (auxiliary) maps are intended to be superimposed on the main zoning map. In this process, it is necessary to take into account special requirements and restrictions as an additional set of conditions for zonal permits and issuance of permits for the implementation of capital construction projects.

The appearance of this zone in the commented article 35 is one of the novelties of the Civil Code of the Russian Federation in comparison with the old Town Planning Code of the Russian Federation of 1998. It should be emphasized that the creation, for example, in an urban district within the boundaries of a settlement of a specially protected natural area ) does not entail the appearance within the boundaries of the category of lands of settlements of a land plot from the category of lands of specially protected territories (hereinafter - PAs) and objects provided for by Chapter XVII of the Land Code of the Russian Federation. In this case, such a conclusion follows from Art. 83 of the Land Code of the Russian Federation, according to which "lands of settlements are recognized as lands used and intended for the construction and development of urban and rural settlements and separated by their line from lands of other categories." Consequently, there are internal contradictions in the Land Code of the Russian Federation, since clause 5 of Article 94 of which suggests the possibility of creating “other lands of specially protected natural areas”, including, in particular, urban forests and city parks.

This problem is precisely resolved by the commented article 35 of the Russian Civil Code. Since the urban planning legislation determines the legal regime, mainly, the categories of lands of settlements, and the ecological one determines the legal regime of protected areas, which may well be within the boundaries of settlements (settlements), then conflicts of legal regimes established by regulatory legal acts of different industries are resolved through the formation in urban districts and other municipalities of a separate territorial zone with its own urban planning regulations.