Zoning tells you the general uses a property may support. The next step is confirming your exact plan, the applicable development standards and any private restrictions.
Zoning answers a basic question: what types of uses may be considered on this parcel? It can tell you whether an area is generally intended for homes, agriculture, commercial activity, industrial use or another purpose. But the zoning name alone rarely tells the whole story.
First determine whether the parcel is inside a city or in an unincorporated county area. That tells you which planning department normally administers the zoning.
Ask whether your exact plan is permitted outright, requires an administrative approval or conditional-use permit, or is not allowed.
Confirm setbacks, height limits, lot coverage, parking, access and other standards that may shape where and what you can build.
Review CC&Rs, deed restrictions and road agreements because they may impose rules beyond city or county zoning.
A parcel inside city limits is usually reviewed by the city's planning department. A parcel outside city limits is usually reviewed by the county. That sounds simple, but city boundaries can be irregular, mailing addresses can be misleading, and some properties are affected by special districts, planning areas or other agencies.
Do not assume that a “Redding,” “Red Bluff” or “Anderson” mailing address means the parcel is actually inside that city. Use the APN and parcel location to confirm the jurisdiction.
Planning departments can be difficult to reach by telephone. For an important purchase, an in-person visit to the planning counter is often the fastest way to show the parcel map, explain your plan and get directed to the right staff member. Take the APN, address, a map and a written list of questions.
A residential zoning designation may indicate that a home is an allowed use, but the parcel must still satisfy other requirements. These may include legal-parcel status, adequate access, setbacks, fire access, water, sewer or septic feasibility, grading rules, flood or environmental constraints and building-code requirements.
That is why zoning should be reviewed together with Lesson 103: Access & Easements, Lesson 104: Understanding Property Maps and Lesson 105: Power, Water, Septic & Internet.
Ask for the full designation and the code section or development table that applies. Similar-sounding zones can have different rules.
Describe the plan plainly: one home, two homes, a manufactured home, an ADU, animals, a shop, a home business, storage, agriculture or another intended use.
Find out whether the use is permitted by right or requires a site review, variance, administrative permit, conditional-use permit or public hearing.
Ask about front, side and rear setbacks; building height; lot coverage; parking; driveway standards; and minimum parcel size.
Examples may include flood, airport, scenic, wildfire, habitat, hillside, historic or specific-plan requirements. The names and rules vary by jurisdiction.
Many buyers want to know whether they can place a manufactured home on a parcel. The answer should be verified with the planning department because rules can depend on the zoning, the age and condition of the home, foundation requirements, design standards and the proposed location.
Do not stop with the zoning answer. Recorded CC&Rs can prohibit manufactured homes even when the city or county zoning allows them. The same principle can apply to animals, short-term rentals, additional dwellings, commercial vehicles and other uses. Verify the zoning, the planning requirements and the recorded private restrictions.
A use generally allowed when the project meets the applicable standards and obtains normal permits.
A use that may be allowed only after additional review, findings, conditions and sometimes a public hearing.
The required distance between a structure and a property line, road, easement or other feature.
An additional set of rules applied on top of the base zoning because of a location-specific concern or planning objective.
No. It indicates the general type of use, but the project must still satisfy access, utilities, septic or sewer, setbacks, fire, building and other requirements.
The parcel normally has one primary land-use jurisdiction, but nearby city boundaries, spheres of influence, utility districts, fire districts and other agencies may still affect the project. Ask planning which agencies must review your plan.
Use it as a starting point. Confirm the designation and your proposed use directly with the responsible planning department before making an important decision.
Treat that as information to verify. Ask the planning department and review the recorded documents for yourself.
Everything in Land University is based on what I've learned over many years of buying, selling, developing and researching land in Northern California.
My goal is to help you understand the questions to ask and the issues to investigate before buying land. Every property is different, laws change and city or county requirements can vary.
I'm not an attorney, licensed land surveyor, engineer or city or county official. These lessons are practical education based on my experience, not legal, engineering, surveying or tax advice.
Please verify important information with the appropriate city or county departments and consult an attorney, licensed surveyor, engineer, CPA or other qualified professional when needed.
— Ken Grisham
A zoning code is useful, but the most helpful question is whether your exact proposed use is allowed and what standards apply.
A short, specific conversation with the correct planning department can prevent a great deal of confusion later.
Send the APN, jurisdiction and a short description of what you hope to do with the land.
Ask a Land QuestionUse what you learned to review current opportunities, or ask a property-specific question before you make a decision.