What are the Residential and Commercial zoning categories and restrictions?

Residential zoning categories define how land can be used for housing and the type of structures allowed in a specific area. These categories often come with restrictions related to building size, density, setbacks, and the type of housing that can be constructed. Here’s a breakdown of common residential zoning categories and the typical restrictions associated with each:

1. Single Family Residential (R1)

– Purpose: This zone is designed for detached, single-family homes where only one dwelling unit is allowed per lot.
Restrictions:
- – Lot Size: Minimum lot size is typically specified, which can vary depending on the community (e.g., 5,000 sq. ft., 10,000 sq. ft., or larger).
- – Building Height: A height restriction may be placed to limit the size of the structure (e.g., two stories maximum).
- – Setbacks: There are usually specific requirements for the distance between the building and the property lines (e.g., 20 ft. from the front, 5 ft. from the side, etc.).
- – Accessory Structures: Restrictions on the size and placement of garages, sheds, or accessory dwelling units (ADUs).
- – No Multi-Family Housing: Only single-family homes are allowed, with no duplexes, triplexes, or apartment buildings permitted.
- – Parking: At least one or two off-street parking spaces may be required.

2. Multifamily Residential (R2, R3, etc.)

– Purpose: These zones allow for multiple housing units to be built on a single lot, such as duplexes, triplexes, apartment buildings, and townhomes.
Restrictions:
- – Density: The number of units allowed per acre or square foot is restricted to ensure the area doesn’t become overcrowded. For example, R2 may allow up to two units per lot, while R3 allows more.
- – Lot Coverage: Limits on how much of the lot can be covered by buildings, usually a percentage (e.g., 40% of the lot can be developed).
- – Parking: More parking spaces are typically required for multi-family developments, with a ratio based on the number of units.
- – Height: Higher-density areas may allow taller buildings, but there will still be a maximum height limit (e.g., 3-4 stories).
- – Open Space: Requirements for communal open spaces like parks or green areas.
- – Setbacks: These may be less restrictive than single-family zones but still dictate the minimum distance from the property lines.

3. High-Density Residential (R4, R5, etc.)

– Purpose: Designed for high-density residential areas, typically in urban centers, where apartment complexes, high-rise buildings, and mixed-use developments are allowed.
Restrictions:
- – Density: These zones allow a higher number of units per acre, facilitating apartment buildings, condominiums, and other high-density housing types.
- – Height: Buildings can be taller (often up to 5-10 stories or higher).
- – Lot Coverage and Floor Area Ratio (FAR): Higher allowable lot coverage and FAR ratios.
- – Parking: Even though density is higher, the parking requirements may be lower due to the availability of public transportation and amenities.
- – Mixed-Use Development: These areas often allow for mixed-use developments, meaning residential units may be combined with commercial spaces (e.g., shops or offices on the ground floor).
- – Setbacks: Setback requirements can be more flexible in high-density zones to accommodate larger buildings.

4. Agricultural Residential (A1, A2, etc.)

– Purpose: These zones are intended for residential properties that allow for farming or agricultural activities in addition to residential uses.

Restrictions:
- – Lot Size: Usually, agricultural zones require larger minimum lot sizes (e.g., 1 acre, 5 acres, or more) to accommodate both residential and agricultural uses.
- – Building Types: You may be allowed to build farm structures, such as barns or stables, in addition to residential homes.
- – Accessory Uses: Limited agricultural uses like farming, orchards, or livestock may be permitted.
- – Density: These zones typically have very low-density restrictions to maintain an agricultural character, with only a limited number of residential units allowed per lot.
- – Use of Land: Restrictions on the number of animals, type of farming, or activities that can be conducted on the land.

5. Planned Unit Development

– Purpose: A mixed-use zoning category that allows developers to create planned communities that may include a mix of residential, commercial, and recreational spaces in a single development. These developments are often designed to include amenities and open spaces.

Restrictions:

– Density and Setbacks: Typically, PUDs offer more flexibility in terms of density and setbacks, but this flexibility comes with a comprehensive development plan and specific conditions.

– Design Review: PUDs often require a detailed site plan and review process, including architectural controls, landscaping, and overall community impact.

– Amenities: Common areas like parks, community centers, or walking trails are often required.

6. Accessory Dwelling Units or Secondary Units

– Purpose: Zones or specific provisions within zoning codes that allow for the construction of smaller residential units on the same property as a primary home, such as a granny flat or basement apartment.
Restrictions:
- – Size: ADUs typically have size limits (e.g., 600-1,000 sq. ft. depending on the jurisdiction).
- – Setbacks and Parking: There may be setback requirements to ensure the ADU doesn’t interfere with the main residence or neighbors. Off-street parking may also be required.
- – Use: Some areas may restrict the rental of ADUs or only allow them for family members.
- – Height: Restrictions may apply to ensure the ADU doesn’t become too large or intrusive.

7. Mixed-Use Residential

– Purpose: Areas where residential uses are integrated with commercial and sometimes light industrial uses. This type of zoning encourages walkable communities and can support a blend of housing types, from townhomes to apartments, with retail or office space on the ground floor.
Restrictions:
- – Residential Units: Limits on the percentage of a development that can be used for residential purposes versus commercial/retail space.
- – Height and Density: May allow higher density and building heights compared to traditional residential zoning.
- – Parking: Parking requirements may be reduced due to the expectation of walking, biking, or public transit use.

8. Rural Residential

– Purpose: This zoning is intended for low-density housing in rural or semi-rural areas, often with larger lots and a focus on preserving natural resources and open space.
Restrictions:
- – Lot Size: Typically larger lot sizes, often 1-5 acres or more.
- – Density: Very low density, with only a limited number of houses allowed per acre.
- – Building Types: Often allows for larger homes and farm-related structures.
- – Accessory Uses: Agricultural uses may be allowed, including keeping livestock or growing crops.

Common Residential Zoning Restrictions

– Building Height: Limits on how tall structures can be, especially in residential areas.
– Lot Coverage: Restrictions on how much of the lot can be covered by buildings, leaving space for yards, gardens, etc.
– Setbacks: Requirements for how far the structure must be from the front, back, and side property lines.
– Parking: Specific requirements for the number of off-street parking spaces based on the type and size of the residential unit.
– Density: Limits on the number of units per acre or square footage of land.
– Architectural Design: Restrictions on the design, style, or appearance of structures to maintain neighborhood character (common in historic districts or planned communities).

These zoning categories and restrictions are important to ensure orderly and harmonious development in residential areas, while also addressing community needs like privacy, green space, and infrastructure. If you’re planning a project, it’s essential to check with your local zoning authority for detailed regulations specific to your location.

Commercial zoning categories are designed to regulate land use for business purposes, ensuring that the development aligns with the goals of a community and that businesses are placed in appropriate locations. Commercial zoning allows for a range of business activities, from retail stores to offices, and even larger commercial enterprises. Here’s an overview of common commercial zoning categories and the typical restrictions associated with each:

1. Neighborhood Commercial (C1)

– Purpose: Intended for small-scale commercial uses that serve the surrounding residential neighborhood, such as grocery stores, coffee shops, and local services (e.g., salons, dry cleaners).
Restrictions:
- – Building Size: Limits on the size of the building to ensure that the business is appropriate for a residential area (e.g., max 2,000-5,000 sq. ft. of floor space).
- – Hours of Operation: Some areas restrict operating hours to avoid disturbing nearby residents (e.g., no late-night businesses).
- – Setbacks and Parking: Requires parking requirements that are typically lower than those for larger commercial areas, but still necessary to avoid congestion.
- – Signage: Restricts the size and type of signage to maintain the neighborhood character.
- – Business Types: Usually allows small-scale businesses that do not generate heavy traffic or excessive noise (e.g., retail stores, offices, personal services).

2. General Commercial (C2)

– Purpose: This zone is designed for more diverse commercial activities that can serve both local residents and the surrounding region, such as larger retail stores, restaurants, and commercial offices.
Restrictions:
- – Building Size: More flexible compared to C1, allowing for larger buildings and developments (e.g., 5,000-20,000 sq. ft.).
- – Height: Restrictions on the height of buildings, often allowing up to 3-5 stories depending on the area.
- – Parking: Increased parking requirements, with more spaces needed for larger businesses (e.g., a ratio of spaces per square footage of commercial space or number of employees).
- – Setbacks: May require larger setbacks compared to residential areas, but less stringent than industrial zones.
- – Types of Businesses: Permits a wide range of commercial uses, including retail, service businesses, restaurants, and offices. However, some uses may be prohibited (e.g., certain types of manufacturing).

3. Highway Commercial (C3)

– Purpose: Designed for commercial uses that cater to highway travelers or areas near major roads or interchanges, like gas stations, fast food restaurants, motels, and large retail stores.
Restrictions:
- – Building Size: Larger structures are typically allowed to accommodate the needs of passing drivers (e.g., 10,000 sq. ft. or more).
- – Parking: Requires ample parking spaces due to high customer turnover, including parking for trucks or larger vehicles.
- – Signage: Larger or more visible signage is allowed to attract drivers from a distance, but still regulated to avoid visual clutter.
- – Building Design: Some areas may have design standards to ensure the development aligns with community aesthetics and safety.
- – Business Types: Focuses on businesses that require high visibility and large traffic volumes, like car dealerships, gas stations, and chain restaurants.

4. Commercial/Residential Mixed-Use

– Purpose: This zoning category allows a combination of commercial and residential uses within the same area, often with retail or office space on the ground floor and apartments or condos above.
Restrictions:
- Building Height: Mixed-use buildings may have higher height allowances (e.g., up to 6-10 stories), with restrictions based on the surrounding area and density.
- – Setbacks: Setback requirements can vary depending on the balance of commercial and residential use, but generally are designed to accommodate both businesses and residents.
- – Parking: Parking requirements can be lower for mixed-use developments due to the expectation of shared parking between commercial and residential tenants.
- – Types of Businesses: Encourages small businesses that serve both local residents and nearby workers (e.g., cafes, convenience stores, small offices).
- – Design Guidelines: Architectural controls may be in place to create a cohesive appearance, especially when the commercial space is integrated into a residential area.

5. Commercial Office (C4)

– Purpose: Primarily for office buildings and professional services, such as law firms, medical offices, and corporate headquarters. These zones typically focus on non-retail businesses.
Restrictions:
- – Building Size: Larger office buildings are allowed, with specific density regulations that may limit the number of office units.
- – Parking: Requires sufficient parking for office employees, visitors, and clients (often one space per 200-400 sq. ft. of office space).
- – Height: Office buildings may have height restrictions depending on the area but can generally reach a moderate height (e.g., 4-6 stories).
- – Business Types: Allows for office-based businesses, but may restrict retail or manufacturing uses.
- – Design: There may be architectural design guidelines to ensure the building complements surrounding structures, especially in business districts or near residential areas.

6. Central Business District

– Purpose: This zoning category applies to downtown or central areas that serve as the primary commercial, cultural, and economic hub of a city or town. It supports a wide variety of business types, including retail, office, entertainment, and restaurants.
Restrictions:
- – Density and Height: High-density development is typically allowed, with fewer restrictions on building height (e.g., skyscrapers and multi-story buildings may be permitted).
- – Lot Coverage: May allow a higher percentage of lot coverage due to the dense urban nature of these areas.
- – Parking: Parking requirements may be reduced in favor of public transit access, with emphasis on shared parking facilities.
- – Setbacks and Streetscape: Setbacks may be minimal to allow for street-level activity, and landscaping requirements might focus on pedestrian-friendly design (e.g., wide sidewalks, outdoor seating areas).
- – Types of Businesses: A mix of retail, office, restaurants, entertainment venues, cultural institutions, and other businesses is encouraged. Ground-floor retail is often a key component.

7. Regional Commercial (C5)

– Purpose: Designed for large-scale commercial developments that serve a regional population, such as shopping malls, big-box stores, and regional entertainment complexes.
Restrictions:
- – Building Size: Large-scale buildings are allowed, often exceeding 20,000 sq. ft. to accommodate major retail or entertainment operations.
- – Parking: Ample parking is required to serve large customer volumes, including spaces for buses or oversized vehicles.
- – Height: Taller buildings may be allowed, especially if they house multiple levels of retail or commercial space.
- – Signage: Larger and more prominent signage is permitted to attract regional customers.
- – Business Types: Large retail chains, department stores, restaurants, entertainment venues, and commercial services like fitness centers or auto dealerships.

8. Heavy Commercial (C6)

– Purpose: For more intensive commercial uses that may include large-scale manufacturing, wholesale businesses, distribution centers, or storage yards, in addition to commercial retail or services.
Restrictions:
- – Noise, Odor, and Environmental Impact: This zone may have stricter controls on noise, emissions, and environmental impact to ensure compatibility with surrounding areas.
- – Building Size: Very large buildings may be permitted, including warehouses and large retail facilities.
- – Height: Buildings can be taller, as these uses often require large spaces for operations and storage.
- – Setbacks: Larger setbacks may be required to buffer residential areas or minimize impacts on neighboring properties.
- – Business Types: Includes wholesale, heavy retail (e.g., home improvement stores), and industrial-style businesses like truck depots or distribution centers.

9. Commercial Recreation (C7)

– Purpose: Zoning for businesses related to recreational activities, such as sports complexes, amusement parks, and recreational vehicle parks.
Restrictions:
- – Building Size: May allow large structures or open spaces designed for recreational use.
- ; Parking: Large parking areas are typically required to accommodate visitors, with some allowances for overflow or special events.
- – Hours of Operation: Certain recreation-related businesses, such as amusement parks or night clubs, may have restrictions on hours of operation to prevent disruption.
- – Types of Businesses: Recreational businesses that provide entertainment, leisure, or sporting activities.

General Commercial Zoning Restrictions

– Building Height: Many commercial zones have height limits to ensure buildings are appropriate for the character of the area, with higher limits in central or urban districts.
– Lot Size and Density: Zoning laws often set minimum and maximum limits on lot size, floor area ratios (FAR), and building density to regulate overcrowding and ensure proper infrastructure.
– Setbacks and Buffers: Requirements for how far buildings must be from property lines, streets, or adjacent residential areas to reduce noise, visual impact, and traffic congestion.
– Parking Requirements: Most commercial zones require off-street parking, and these requirements can vary based on the type and scale of the business (e.g., retail, office, or entertainment).
– Signage: Commercial signage is often regulated for size, lighting, and design to maintain the aesthetic and functionality of the area.

– Each commercial zoning category is designed to accommodate a different scale or type of business while ensuring that land use remains compatible with surrounding areas. It’s essential to check with your local zoning authority for specific regulations and requirements when considering a commercial development or property use.