Zoning system

land primitives

this page and Annex C — Design Code state one body of rules in two registers. this page holds the reasoning and the working numbers as the estate maintains them — the informal representation. the annex holds the same numbers in the form that binds a Holder under land rights agreement §7 — the formal representation, version-locked at signing. amend a number here and the annex follows it under §7.3 of the deed, subject to the veto in §8.2.

the annex carries further sections of its own: measurement, monitoring and publication, district balance, built form, overlays and grandfathering. those are contractual machinery and live only on the formal side.

Sustainable land use code

• Why a new system is needed? The 20th-century model of land use divided cities into zones: residential, industrial, agricultural, commercial, and recreational. This approach assumed that:
  • industry is inherently dirty and must be isolated,
  • food can only be produced in rural fields,
  • housing must be separated from production and commerce,
  • nature is a decorative afterthought in designated “green zones.”
• The result has been cities that are fragmented, energy-hungry, and ecologically fragile. People must travel long distances between home, work, food, and nature. Soil is sealed under asphalt. Sunlight is wasted on bare rooftops. Food, energy, and water are imported from outside, creating systemic vulnerability.
• Future city must follow different principles. Instead of separation, it must be based on integration:
  • food production is embedded everywhere — in courtyards, roofs, green corridors.
  • industry is clean, local, and compatible with daily life: crafts, printing, digital, bio-production
  • every surface serves multiple purposes: housing plus agriculture, energy plus cooling, recreation plus biodiversity, etc.
• The city functions as an ecosystem, where sunlight, water, and soil cycles are consciously managed.
• The following rules codify this new paradigm. They replace rigid zoning maps with functional and energetic balances that guide development while preserving ecological resilience and local autonomy.

Light balance

• formal counterpart: C3 of Annex C
• light absorbents, e.g. photovoltaics, heat collectors
  • min: 1% due to energy security
  • max: 10% for biome balance
• water bodies
  • min: 1% due to water security
  • max: 10% for biome balance
• transparent surfaces, e.g. greenhouses
  • min: 2% due to food security
  • max 10% for biome balance
• the rest is photosynthesis surfaces, e.g. vegetation:
  • lawn or cover: max: 5%
  • herb or shrub: min 30%
  • dwarf or canopy: min 40%
• rule: 100% of solar energy must be allocated across these receivers

Construction area

• formal counterpart: C2 of Annex C
• maximum ground footprint of construction: 10%
• multiplier: ×2 if two floors are used (20% effective usage with the same footprint)
• purpose: protect soil, enable water infiltration, and preserve living ecosystems

Construction distribution

• formal counterpart: open. the blank min/max fields below are the reason
• private: include residential, or unknown function
  • min: 3%
  • max: 5%
• public: include commercial, education, health, services
  • must offer products or services
  • min:
  • max:
• productive: include greenhouses, animal shelters, crafts, clean industry
  • must offer jobs
  • min:
  • max:
• logistic:
  • heavy roads
    • min:
    • max:
  • light paths
    • min:
    • max:
  • foot trails
    • min:
    • max:

Biodiversity

• formal counterpart: C4 of Annex C
• 20 plant species per hectare

Pollution

formal counterpart: C5 of Annex C, which restates each limit below as a term of the deed.

pollution is a resource in the wrong place. each type has specific standards governed by its own policy. the zoning system enforces compliance as a condition of land use.

sound pollution

governed by sound policy. key constraints:

• residential zones: 55 dB(A) day, 40 dB(A) night at the boundary
• forest and conservation zones: 45 dB(A) day, 35 dB(A) night
• dawn chorus window (05:00 – 07:00): no amplified sound anywhere
• amplified events: 48 h advance notice to neighbors within 300 m

water pollution

governed by water policy. key constraints:

• all supply pipes: PPR (polypropylene random) only — no PVC, no galvanized steel
• greywater: on-site treatment to BOD < 30 mg/L before soil discharge
• blackwater: closed composting or biodigester — no direct soil discharge
• 15 m spring buffer: no construction, no chemical inputs
• discharge monitoring: quarterly, results published to cyberia ledger

light pollution

governed by light policy. key constraints:

• all outdoor lighting: 2200 K or warmer, full cutoff (zero upward emission)
• non-essential outdoor lights off by 23:00
• conservation buffer: unlit (0 lux)
• target sky quality: SQM > 21.0 mag/arcsec² at zenith on new moon nights

air pollution

governed by air policy. key constraints:

• open burning of synthetics: prohibited at all times
• biochar kilns: permitted with smoke-free secondary combustion
• diesel generators: emergency backup only, maximum 4 h/day
• indoor materials: zero-VOC finishes only in occupied spaces

soil pollution

governed by soil policy. key constraints:

• all synthetic pesticides, herbicides, and chemical fertilizers: unconditional prohibition
• bare soil: prohibited for more than 30 days — mulch or living cover required
• biochar: minimum 0.5 t/ha/year in food-production zones
• annual soil test per parcel, results published to cyberia ledger

Incentives

• formal counterpart: open. carried by Annex G of the deed once the rates are settled
• cyberia tax income at the rate of 10% from revenue generated within its area
• if the district is designed to become 100% sustaniable in terms of
  • energy
  • water
  • food
• that is, the distribt export more energy, water and food when consume it gain the right for 5% tax