Zoning fundamentals

Learning objectives

• Explain what zoning is, where its authority comes from, and how it implements the comprehensive plan.
• Describe the parts of a zoning ordinance: the map, the text, districts, uses, and dimensional standards.
• Distinguish permitted, conditional (special), accessory, and prohibited uses.
• Explain how overlay and floating zones work.
• Identify who administers zoning and how text and map amendments are made.
• Describe how zoning is enforced and how codes adapt to newer uses such as short-term rentals.

Key concepts

What zoning does

Zoning divides a jurisdiction into districts and sets rules for each: what uses are allowed, and how big, tall, and dense development can be. It's an exercise of the police power, delegated to local governments by state enabling acts (see Foundations of land use law).

Zoning is one of several plan implementation tools, alongside subdivision regulations, the capital improvements program, the official map, incentives, and public-private partnerships. The comprehensive plan sets long-range policy; the zoning ordinance turns it into enforceable, parcel-level rules. A comprehensive plan is a policy guide; the zoning ordinance is a regulation.

The plan doesn't change what a parcel may be used for today: until the zoning is amended, the zoning ordinance governs, even where the plan's future land use map shows something different. The plan's job at that point is to guide the rezoning decision.

9 more sections follow in the full lesson.