The Devil Is in the Definitions

Problem: Traditional American zoning separates land uses, yet many urbanists and contemporary planners argue that bringing mixed use back to the American city is the key to restoring its vibrancy. Purpose: This article compares the American and the German approaches to regulating land use. Methods: I derive my conclusions from a review of German federal and local regulatory documents, and interviews I conducted in the German city of Stuttgart. Results and conclusions: The U.S. zoning approach assumes that each land use district is suitable for only a single type of human activity, such as residential, commercial, or industrial use; whereas in Germany the prevailing principle is that each land use district is suitable for multiple types of activity, and most districts end up in mixed uses. Thus, despite some nominal similarities in the land use categories employed in both countries, the zoning methods are in fact starkly different. Takeaway for practice: The German zoning system, which commonly mixes the land uses, challenges deeply engrained assumptions that underlie standard U.S. zoning, and it may offer useful alternatives for zoning reform.