What is Zoning?
Zoning is a form of land use regulation where local governments divide jurisdictions into zones or districts, each with specific rules about what can be built and how land can be used. Zoning separates incompatible uses (like factories from homes) and promotes orderly development.
Common Zoning Classifications
| Zone Type | Permitted Uses |
|---|
| Residential (R) | Single-family, multi-family housing |
| Commercial (C) | Retail, offices, restaurants |
| Industrial (I) | Manufacturing, warehouses |
| Agricultural (A) | Farming, ranching |
| Mixed-Use (MU) | Combination of residential/commercial |
| Institutional | Schools, hospitals, churches |
Residential Zoning Subcategories
| Code | Typical Use |
|---|
| R-1 | Single-family detached |
| R-2 | Two-family (duplex) |
| R-3 | Multi-family (apartments) |
| R-4 | High-density residential |
What Zoning Regulations Control
| Regulation | Examples |
|---|
| Use | Residential, commercial, industrial |
| Density | Units per acre, lot coverage |
| Height | Maximum building stories/feet |
| Setbacks | Distance from property lines |
| Lot size | Minimum square footage |
| Parking | Required spaces per unit |
| FAR | Floor Area Ratio limits |
Zoning Exceptions
| Exception Type | Description |
|---|
| Variance | Permission to deviate from zoning rules due to hardship |
| Special Use Permit | Approval for specific use not normally allowed |
| Nonconforming Use | Pre-existing use that doesn't meet current zoning |
| Rezoning | Formal change to zoning classification |
| Spot Zoning | Changing one parcel differently (often illegal) |
Variance Requirements
To obtain a variance, typically must show:
- Unique property hardship (not self-created)
- Variance won't harm neighborhood
- Hardship is not purely financial
- Minimum variance necessary
Nonconforming Uses (Grandfathered)
| Rule | Application |
|---|
| Can continue | Existing legal use may continue |
| Cannot expand | Usually can't enlarge nonconforming use |
| Abandonment | Loses protection if abandoned |
| Destruction | May lose protection if substantially destroyed |
Zoning vs. Other Land Use Controls
| Control | Source | Purpose |
|---|
| Zoning | Government | Land use regulation |
| Deed Restrictions | Private | Additional private limitations |
| Building Codes | Government | Construction standards |
| Subdivision Regulations | Government | Land division rules |
Who Administers Zoning?
| Entity | Role |
|---|
| Planning Commission | Reviews applications, recommends changes |
| Zoning Board of Appeals | Hears variance requests |
| City/County Council | Approves rezoning |
| Building Department | Issues permits, enforces codes |
Exam Alert
Zoning is a government POLICE POWER regulating land use. Key exceptions: VARIANCE (hardship relief), SPECIAL USE PERMIT (conditional approval), NONCONFORMING USE (grandfathered). Zoning can be changed through rezoning. Spot zoning (treating one parcel differently) is usually illegal.