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59-1040: The Pera Museum was founded by the Suna and İnan Kıraç Foundation in 2005. The museum is located in the historic building of the former Bristol Hotel , which was designed by architect Achille Manoussos and built in 1893. It was renovated between 2003 and 2005 by architect Sinan Genim, who preserved the facade of the building and transformed the interior into a modern and fully equipped museum. Pera Museum hosts regular, international loan exhibitions, in addition to holding permanent collections of Orientalist Paintings, Anatolian Weights and Measures, and Kütahya Tiles and Ceramics. The museum's Orientalist Painting Collection consists of works by European and Ottoman and Turkish artists, including works by Osman Hamdi Bey and his most famous painting, The Tortoise Trainer . The Anatolian Weights and Measures Collection comprises over ten thousand pieces and consists of objects dating from prehistory to those used in present-day Anatolia. These comprise

118-525: A Georgian building, but the appearance is only skin deep and some of the interior rooms still have Jacobean plasterwork ceilings. This new construction has happened also in other places: in Santiago de Compostela the three-metre-deep Casa do Cabido was built to match the architectural order of the square, and the main Churrigueresque façade of the Santiago de Compostela Cathedral , facing

177-458: A PUD provides flexibility to create convenient ways for residents to access commercial and other amenities. In the US, residents of a PUD have an ongoing role in management of the development through a homeowner's association . Pattern zoning is a zoning technique in which a municipality provides licensed, pre-approved building designs, typically with an expedited permitting process. Pattern zoning

236-516: A combination of private and public planning. Other critics of zoning argue that zoning laws are a disincentive to provide housing which results in an increase in housing costs and a decrease in productive economic output. For example, A 2017 study showed that if all states deregulated their zoning laws only halfway to the level of Texas, a state known for low zoning regulations, their GDP would increase by 12 percent due to more productive workers and opportunity. Furthermore, critics note that it impedes

295-593: A compact geographic area. The mixing of land uses is common throughout the world. Mixed-use zoning has particular relevance in the United States, where it is proposed as a remedy to the problems caused by widespread single-use zoning. Form-based or intensity zoning regulates not the type of land use, but the form that land use may take. For instance, form-based zoning in a dense area may insist on low setbacks, high density, and pedestrian accessibility. Form-based codes (FBCs) are designed to directly respond to

354-404: A compatible group of uses are allowed to co-exist - or a combination of both single and mixed-use zones in one system. The main approaches include use-based, form-based, performance and incentive zoning. There are also several additional zoning provisions used in combination with the main approaches. Use-based or functional zoning systems can comprise single-use zones, mixed-use zones—where

413-400: A compatible group of uses are allowed to co-exist —or a combination of both single- and mixed-use zones in one system. The primary purpose of single-use zoning is to geographically separate uses that are thought to be incompatible. In practice, zoning is also used to prevent new development from interfering with existing uses and/or to preserve the character of a community. Single-use zoning

472-505: A free economy, as poor zoning restrictions hinder the more efficient usage of a given area. Even without zoning restrictions, a landfill, for example, would likely gravitate to cheaper land and not a residential area. Single-use zoning laws can get in the way of creative developments like mixed-use buildings and can even stop harmless activities like yard sales. The Houston example of non-zoning or private zoning with no restriction on particular land use but with other development code shows

531-584: A high degree of flexibility, but may be complex to administer. The more a proposed development takes advantage of incentive criteria, the more closely it has to be reviewed on a discretionary basis. The initial creation of the incentive structure in order to best serve planning priorities also may be challenging and often requires extensive ongoing revision to maintain balance between incentive magnitude and value given to developers. Incentive zoning may be most effective in communities with well-established standards and where demand for both land and for specific amenities

590-424: A menu of compliance options where a property developer can earn points or credits for limiting environmental impacts, including affordable housing units, or providing public amenities. In addition to the menu and points system, there may be additional discretionary criteria included in the review process. Performance zoning may be applied only to a specific type of development, such as housing, and may be combined with

649-431: A number of sub-categories, for example, within the commercial category there may be separate districts for small retail, large retail, office use, lodging and others, while industrial may be subdivided into heavy manufacturing, light assembly and warehouse uses. Special districts may also be created for purposes like public facilities, recreational amenities, and green space. The application of single-use zoning has led to

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708-422: A property owner and a local government to rezone a property in exchange for a commitment from the developer. It typically involves loosening restrictions on how the property can be used. Contract zoning is controversial and sometimes prohibited because it deviates from the broader planning process and has been considered an illegal bargaining away of the government's police powers to enforce zoning. Fiscal zoning

767-418: A quasi-judicial process that enables land uses that, because of their special nature, may be suitable only in certain locations, or when arranged or operated in a particular manner. Uses which might be disallowed under current zoning, such as a school or a community center, can be permitted via conditional-use permits. Contract zoning is a controversial practice in which there is a bilateral agreement between

826-425: A reduction in lot sizes. The term planned unit development (PUD) can refer either to the regulatory process or to the development itself. A PUD groups multiple compatible land uses within a single unified development. A PUD can be residential, mixed-use, or a larger master-planned community. Rather than being governed by standard zoning ordinances, the developer negotiates terms with the local government. At best,

885-600: A single space. Mixed-use zoning can be vertical, within a single building, or horizontal, involving multiple buildings. Planning and community activist Jane Jacobs wrote extensively on the connections between the separation of uses and the failure of urban renewal projects in New York City. She advocated dense mixed-use developments and walkable streets . In contrast to villages and towns, in which many residents know one another, and low-density outer suburbs that attract few visitors, cities and inner city areas have

944-444: A single use (e.g. residential , industrial ), they may combine several compatible activities by use, or in the case of form-based zoning, the differing regulations may govern the density, size and shape of allowed buildings whatever their use. The planning rules for each zone determine whether planning permission for a given development may be granted. Zoning may specify a variety of outright and conditional uses of land. It may indicate

1003-531: A system of use-based districts. Performance zoning is flexible, logical, and transparent while offering a form of accountability. These qualities are in contrast with the seemingly arbitrary nature of use-based zoning. Performance zoning can also fairly balance a region's environmental and housing needs across local jurisdictions. Performance zoning balances principles of markets and private property rights with environmental protection goals. However, performance zoning can be extremely difficult to implement due to

1062-592: Is Adelaide in South Australia , whose city centre, along with the suburb of North Adelaide , is surrounded on all sides by a park, the Adelaide Park Lands . The park was designed by Colonel William Light in 1836 in order to physically separate the city centre from its suburbs. Low density residential areas surround the park, providing a pleasant walk between work in the city within and the family homes outside. Sir Ebenezer Howard , founder of

1121-434: Is a broad term that consists of several alternatives to use-based zoning that incorporate information and communication technologies. There are a number of different techniques to accomplish smart zoning. Floating zones, cluster zoning, and planned unit developments (PUDs) are possible—even as the conventional use-based code exists —or the conventional code may be completely replaced by a smart performance or form-based code, as

1180-425: Is a controversial practice in which a small part of a larger zoning district is rezoned in a way that is not consistent with the community's broader planning process. While a jurisdiction can rezone even a single parcel of land in some cases, spot zoning is often disallowed when the change would conflict with the policies and objectives of existing land-use plans. Other factors that may be considered in these cases are

1239-507: Is a controversial practice in which local governments use land use regulation, including zoning, to encourage land uses that generate high tax revenue and exclude uses that place a high demand on public services. Environmental activists argue that putting everyday uses out of walking distance of each other leads to an increase in traffic, since people have to own cars in order to live a normal life where their basic human needs are met, and get in their cars and drive to meet their needs throughout

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1298-823: Is a loanword from the French façade , which in turn comes from the Italian facciata , from faccia meaning 'face', ultimately from post-classical Latin facia . The earliest usage recorded by the Oxford English Dictionary is 1656. It was quite common in the Georgian period for existing houses in English towns to be given a fashionable new façade. For example, in the city of Bath , The Bunch of Grapes in Westgate Street appears to be

1357-616: Is a zoning district that overlaps one or more zoning districts to address a particular concern or feature of that area, such as wetlands, historic buildings or transit-oriented development . Overlay zoning has the advantage of providing targeted regulation to address a specific issue, such as a natural hazard, without having to significantly rewrite an existing zoning ordinance. However, development of overlay zoning regulation often requires significant technical expertise. Transferable development rights, also known as transfer of development credits and transferable development units, are based on

1416-636: Is generally the front part or exterior of a building . It is a loanword from the French façade ( pronounced [fasad] ), which means " frontage " or " face ". In architecture , the façade of a building is often the most important aspect from a design standpoint, as it sets the tone for the rest of the building. From the engineering perspective, the façade is also of great importance due to its impact on energy efficiency . For historical façades, many local zoning regulations or other laws greatly restrict or even forbid their alteration. The word

1475-493: Is high. However, hidden costs may still offset its benefits. Incentive zoning has also been criticized for increasing traffic, reducing natural light, and offering developers larger rewards than those reaped by the public. Additional zoning provisions exist that are not their own distinct types of zoning but seek to improve existing varieties through the incorporation of flexible practices and other elements such as information and communication technologies (ICTs). Smart zoning

1534-450: Is the ability to create flexible zoning districts for smoother transitions between adjacent properties with different uses. Inclusionary zoning refers to policies to increase the number of housing units within a development that are affordable to low and middle-income households. These policies can be mandatory as part of performance zoning or based on voluntary incentives, such as allowing greater density of development. An overlay zone

1593-487: Is typically reached within minutes of the start of a fire. Fire stops for such building joints can be qualified, too. Putting fire sprinkler systems on each floor has a profoundly positive effect on the fire safety of buildings with curtain walls. The extended use of new materials, like polymers , resulted in an increase of high-rise building façade fires over the past few years, since they are more flammable than traditional materials. Some building codes also limit

1652-428: Is used to reduce barriers to housing development, create more affordable housing, reduce burdens on permit-review staff, and create quality housing designs within a certain neighborhood or jurisdiction. Pattern zoning may also be used to promote certain building types such as missing middle housing and affordable small-scale commercial properties. In some cases, a municipality purchases design patterns and constructs

1711-741: Is where only one kind of use is allowed per zone, or district. It is also known as exclusionary zoning or, in the United States, as Euclidean zoning because of a court case in Euclid, Ohio , Village of Euclid, Ohio v. Ambler Realty Co. 272 U.S. 365 (1926), which established its constitutionality. It has been the dominant system of zoning in North America, especially the United States , since its first implementation. Commonly defined single-use districts include: residential, commercial, and industrial. Each category can have

1770-631: The Maeght Foundation , Pera Museum has introduced Turkish audiences to countless internationally acclaimed artists, among them Alberto Giacometti , Jean Dubuffet , Henri Cartier-Bresson , Rembrandt , Niko Pirosmani , Josef Koudelka , Joan Miró , Akira Kurosawa , Marc Chagall , Pablo Picasso , Fernando Botero , Frida Kahlo , Etel Adnan , Diego Rivera , and Goya . Since its inauguration, Pera Museum collaborates annually with national and international institutions of art and education to hold exhibitions that support young artists. All of

1829-633: The New Urbanism movement. To accommodate the New Urbanist vision of walkable communities combining cafés , restaurants , offices and residential development in a single area, mixed-use zones have been created within some zoning systems. These still use the basic regulatory mechanisms of zoning, excluding incompatible uses such as heavy industry or sewage farms , while allowing compatible uses such as residential, commercial and retail activities so that people can live, work and socialise within

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1888-522: The Plaza del Obradoiro , is actually encasing and concealing the older Portico of Glory . In modern high-rise building, the exterior walls are often suspended from the concrete floor slabs. Examples include curtain walls and precast concrete walls. The façade can at times be required to have a fire-resistance rating , for instance, if two buildings are very close together, to lower the likelihood of fire spreading from one building to another. In general,

1947-577: The United States with the Los Angeles zoning ordinances of 1904 and the New York City 1916 Zoning Resolution . There are a great variety of zoning types, some of which focus on regulating building form and the relation of buildings to the street with mixed uses, known as form-based, others with separating land uses, known as use-based, or a combination thereof. Use-based zoning systems can comprise single-use zones, mixed-use zones - where

2006-690: The Zhou Dynasty (1046 – 256 BC), in India during the Vedic Era (1500 – 500 BC), and in the military camps that spread throughout the Roman Empire (31 BC – 476 AD). Throughout the Age of Enlightenment and Industrial Revolution , cultural and socio-economic shifts led to the rapid increase in the enforcement and invention of urban regulations. The shifts were informed by a new scientific rationality,

2065-437: The garden city movement , cited Adelaide as an example of how green open space could be used to prevent cities from expanding beyond their boundaries and coalescing. His design for an ideal city, published in his 1902 book Garden Cities of To-morrow , envisaged separate concentric rings of public buildings, parks, retail space, residential areas and industrial areas, all surrounded by open space and farmland. All retail activity

2124-449: The 18th to 20th centuries. The limited number of pieces on display have been chosen to give a general idea of the collection and the craftsmanship of Kütahya ceramics. Having organized joint projects with leading international museums, collections, and foundations including Tate Britain , Centre Pompidou , Victoria and Albert Museum , St. Petersburg Russian State Museum , JP Morgan Chase Collection , New York School of Visual Arts , and

2183-634: The ability of those that wish to provide charitable housing from doing so. For example, in 2022, Gloversville's Free Methodist Church in New York wished to provide 40 beds for the homeless population in -4 degree weather and were inhibited from doing so. Corruption is a challenge for zoning. Some have argued that zoning laws increase economic inequality . Empirical effectiveness estimates show some zoning approaches can contribute to housing crisis . The legal framework for land use zoning in Australia

2242-417: The advent of mass production and complex manufacturing, and the subsequent onset of urbanisation. Industry leaving the home reshaped modern cities. The definition of home was tied to the definition of economy, which caused a much greater mixing of uses within the residential quarters of cities. Separation between uses is a feature of many planned cities designed before the advent of zoning. A notable example

2301-636: The case in London or New York. The construction of the Montparnasse Tower in 1973 led to an outcry. As a result, two years after its completion the construction of buildings over seven storeys high in the city centre was banned. Performance zoning, also known as flexible or impact zoning or effects-based planning, was first advocated by Lane Kendig in 1973. It uses performance-based or goal-oriented criteria to establish review parameters for proposed development projects. Performance zoning may use

2360-482: The city of Miami did in 2019. The incorporation of ICTs to measure metrics such as walkability , and the flexibility and adaptability that smart zoning can provide, have been cited as advantages of smart zoning over "non-smart" performance or form-based codes. Floating zones describe a zoning district's characteristics and codify requirements for its establishment, but its location remains unspecified until conditions exist to implement that type of zoning district. When

2419-403: The community's desired character and intensity of development. The French planning system is mostly form-based; zones in French cities generally allow many types of uses. The city of Paris has used its zoning system to concentrate high-density office buildings in the district of La Défense rather than allow heritage buildings across the city to be demolished to make way for them, as is often

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2478-634: The complexity of preparing an impact study for each project, and can require the supervising authority to exercise a lot of discretion. Performance zoning has not been adopted widely in the US. Incentive zoning allows property developers to develop land more intensively, such as with greater density or taller buildings, in exchange for providing some public benefits, such as environmental amenities or affordable housing units. The public benefits most often incentivised by US cities are "mixed-use development, open space conservation, walkability, affordable housing, and public parks." Incentive zoning allows for

2537-427: The concept that with land ownership comes the right of use of land, or land development . These land-based development rights can, in some jurisdictions, be used, unused, sold, or otherwise transferred by the owner of a parcel. These are typically used to transfer development rights from rural areas (sending sites) to urban areas (receiving sites) with more demand and infrastructure to support development. Spot zoning

2596-514: The criteria for implementation of a floating zone are met, the floating zone ceases "to float" and its location is established by a zoning amendment. Cluster zoning permits residential uses to be clustered more closely together than normally allowed, thereby leaving substantial land area to be devoted to open space. Cluster zoning has been favored for its preservation of open space and reduction in construction and utility costs via consolidation, although existing residents may often disapprove due to

2655-538: The day. Single-use zoning and urban sprawl have also been criticized as making work–family balance more difficult to achieve, as greater distances need to be covered in order to integrate the different life domains. These issues are especially acute in the United States, with its high level of car usage combined with insufficient or poorly maintained urban rail and metro systems. Some economists claim that zoning laws work against economic efficiency, reduce responsiveness to consumer demands and hinder development in

2714-452: The distinctive form of many cities in the United States , Canada , Australia , and New Zealand , in which a very dense urban core , often containing skyscrapers , is surrounded by low density residential suburbs , characterised by large gardens and leafy streets . Some metropolitan areas such as Minneapolis–Saint Paul and Sydney have several such cores. Mixed-use zoning combines residential, commercial, office, and public uses into

2773-472: The façade systems that are suspended or attached to the precast concrete slabs will be made from aluminum (powder coated or anodized) or stainless steel . In recent years more lavish materials such as titanium have sometimes been used, but due to their cost and susceptibility to panel edge staining these have not been popular. Whether rated or not, fire protection is always a design consideration. The melting point of aluminum, 660 °C (1,220 °F),

2832-427: The front if necessary for a scene . Within theme parks, they are usually decoration for the interior ride or attraction, which is based on a simple building design. Zoning In urban planning , zoning is a method in which a municipality or other tier of government divides land into "zones", each of which has a set of regulations for new development that differs from other zones. Zones may be defined for

2891-460: The main types of scales and measuring instruments, used for measuring weight, length, and volume in every field, from land measurement to commerce, architecture to jewelry making, shipping to pharmacy. The beginnings of the Suna and İnan Kıraç Foundation's Kütahya Tiles and Ceramics Collection date back to 1980s. Today the collection consists of over 800 pieces representing various periods, especially

2950-469: The museum's exhibitions are accompanied by books, catalogues, concerts, audio-visual events, and education programs. Through seasonal programs and events, Pera Film offers visitors and film buffs a wide range of screenings that extend from classics and independent movies to animated films and documentaries, as well as special shows paralleling the temporary exhibitions’ themes. Facade A façade or facade ( / f ə ˈ s ɑː d / ; )

3009-600: The percentage of window area in exterior walls. When the exterior wall is not rated, the perimeter slab edge becomes a junction where rated slabs are abutting an unrated wall. For rated walls, one may also choose rated windows and fire doors , to maintain that wall's rating. On a film set and within most themed attractions, many of the buildings are only façade, which are far cheaper than actual buildings, and not subject to building codes (within film sets). In film sets, they are simply held up with supports from behind, and sometimes have boxes for actors to step in and out of from

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3068-427: The physical structure of a community in order to create more walkable and adaptable environments. Form-based zoning codes have five main elements: a regulating plan, public standards, building standards, and precise definitions of technical terms. Form-based codes recognize the interrelated nature of all components of land-use planning—zoning, subdivision, and public works—and integrate them to define districts based on

3127-423: The problem of maintaining order between strangers. This order is maintained when, throughout the day and evening, there are sufficient people present with eyes on the street . This can be accomplished in successful urban districts that have a great diversity of uses, creating interest and attracting visitors. Jacobs' writings, along with increasing concerns about urban sprawl, are often credited with inspiring

3186-513: The properties themselves while in other cases the municipality offers the patterns for private development. A hybrid zoning code combines two or more approaches, often use-based and form-based zoning. Hybrid zoning can be used to introduce form and design considerations into an existing community's zoning without completely rewriting the zoning ordinance. Composite zoning is a particular type of hybrid zoning that combines use, form, and site design components: An advantage of composite zoning

3245-563: The size and dimensions of lots that land may be subdivided into, or the form and scale of buildings. These guidelines are set in order to guide urban growth and development. Zoning is the most common regulatory urban planning method used by local governments in developed countries. Exceptions include the United Kingdom and the City of Houston , Texas . Most zoning systems have a procedure for granting variances (exceptions to

3304-621: The size of the parcel, the zoning categories involved, how adjacent properties are zoned and used, and expected benefits and harms to the landowner, neighbors, and community. Conditional zoning is a legislative process in which site-specific standards and conditions become part of the zoning ordinance at the request of the property owner. The conditions may be more or less restrictive than the standard zoning. Conditional zoning can be considered spot zoning and can be challenged on those grounds. Conditional zoning should not be confused with conditional-use permits (also called special-use permits ),

3363-476: The walls is where unsanitary and dangerous activities occurred such as butchering, waste disposal, and brick-firing. Within the walls were civic and religious places, and where the majority of people lived. Beyond distinguishing between urban and non-urban land, most ancient cities further classified land types and uses inside their walls. This was practiced in many regions of the world – for example, in China during

3422-405: The zoning rules), usually because of some perceived hardship caused by the particular nature of the property in question. The origins of zoning districts can be traced back to antiquity . The ancient walled city was the predecessor for classifying and regulating land, based on use. Outside the city walls were the undesirable functions, which were usually based on noise and smell. The space between

3481-523: Was to be conducted within a single glass-roofed building, an early concept for the modern shopping centre inspired by the Crystal Palace . However, these planned or ideal cities were static designs embodied in a single masterplan . What was lacking was a regulatory mechanism to allow the city to develop over time, setting guidelines to developers and private citizens over what could be built where. The first modern zoning systems were applied in

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