Zoning overlays that support green or eco-industrial development are specialized regulatory tools used by municipalities to encourage sustainable practices in industrial land use. These overlays supplement base zoning codes by adding environmental, design, or performance standards aimed at reducing ecological impact, promoting energy efficiency, and enhancing land stewardship. They are often part of broader urban sustainability plans and vary by jurisdiction. Below are five common types of zoning overlays that facilitate eco-industrial zoning designations.
1. Eco-Industrial Park (EIP) Overlays
- Designate zones for environmentally responsible industrial activity, such as clean manufacturing and circular economy operations.
- Require or incentivize resource-sharing systems (e.g., shared water recycling, waste heat recovery).
- Emphasize collaborative infrastructure planning to reduce carbon emissions.
- Encourage co-location of businesses that reuse byproducts or waste materials.
- Include performance-based metrics to measure environmental outcomes.
2. Green Building and Energy Overlay Zones
- Mandate or incentivize energy-efficient construction (e.g., LEED certification or net-zero design).
- Require integration of renewable energy systems like solar or geothermal.
- Enforce building performance standards including insulation, HVAC efficiency, and lighting controls.
- Offer density bonuses or fee reductions for developments meeting energy benchmarks.
- Often aligned with regional climate action or emissions reduction plans.
3. Environmental Resource Protection Overlays
- Protect sensitive ecological zones, such as wetlands, floodplains, or wildlife corridors within industrial areas.
- Limit grading, impervious surface coverage, or tree removal during site development.
- Require native landscaping, buffer zones, and erosion control practices.
- Guide site orientation to preserve hydrology and reduce runoff.
- Development must comply with environmental impact review standards.
4. Sustainable Infrastructure Overlays
- Require low-impact development (LID) strategies in stormwater management and utility design.
- Promote green roofs, permeable pavements, and rainwater harvesting.
- Integrate bicycle access, EV charging stations, and pedestrian-friendly layouts in industrial parks.
- Coordinate infrastructure planning with municipal sustainability goals.
- Include review procedures to ensure green infrastructure is maintained long-term.
5. Innovation and Clean Tech Zoning Overlays
- Reserved for advanced manufacturing, clean technology, and R&D facilities.
- Encourage adaptive reuse of industrial buildings for green business incubation.
- Offer tax credits or expedited permitting for eco-certified tenants.
- Allow flexible industrial uses that align with sustainability or circular economy principles.
- Often clustered near universities or innovation districts to stimulate partnerships.
