Quick Guide: Zoning Classification Basics

Zoning classifications vary from one municipality to another, but many follow similar structures. Here's a general list of common zoning classifications you might encounter, with typical letter-number combinations that indicate specific land uses.

Note: Most municipalities use some combination of these codes, but names and specific uses can differ by locality. Always consult your local planning department or zoning codebook for the exact rules.

1. Residential Zones (R)

Primarily for housing and residential living.

• R-1: Single-family residential.
• R-2: Duplexes or two-family residential.
• R-3: Small-scale multi-family residential (e.g., triplexes or fourplexes).
• R-4: Medium-density multi-family residential (e.g., apartments or townhouses).
• R-5: High-density multi-family residential (e.g., apartment buildings, condominiums).
• R-A: Rural residential or agricultural with larger lot sizes, allowing single-family homes and agricultural activities.
• R-MH: Mobile home or manufactured home parks.

2. Commercial Zones (C)

For businesses and commercial activities.

• C-1: Neighborhood commercial, including small businesses, local retail shops, cafes, and offices.
• C-2: General commercial, such as larger stores, strip malls, or offices.
• C-3: Regional commercial, like large retail centers, shopping malls, or corporate offices.
• C-4: Heavy commercial, including businesses that require more space or have more significant impacts (e.g., car dealerships, big-box stores).

3. Industrial Zones (I)

For manufacturing, warehousing, and other heavy activities.

• I-1: Light industrial, such as small-scale manufacturing, warehousing, or distribution facilities with minimal environmental impact.
• I-2: Medium industrial, for more intense manufacturing and industrial activities.
• I-3: Heavy industrial, for large factories, refineries, or other operations with significant environmental or noise impacts.
• I-P: Industrial park, usually for light industrial uses in planned, campus-like settings.

4. Mixed-Use Zones (MU)

Mixed-use zones are designed to combine residential, commercial, and sometimes industrial uses in a single area to promote walkable, urban environments.

• MU-R: Residential-dominant mixed-use, allowing residential buildings with some commercial on the ground floor.
• MU-C: Commercial-dominant mixed-use, where commercial uses are more prevalent but still allow residential uses.
• MU-I: Industrial-dominant mixed-use, with industrial uses combined with limited commercial or residential components.

5. Agricultural Zones (A)

Agricultural zones are set aside for farming and related activities.

• A-1: General agricultural, allowing farming, livestock, and some single-family residential.
• A-2: Agricultural reserve, for more extensive agricultural operations with restrictions on subdivision.
• A-R: Agricultural residential, which allows a mix of rural residential and agricultural activities.

6. Special Purpose Zones (SP)

These zones accommodate unique land uses that don’t fit neatly into residential, commercial, or industrial categories.

• PUD (Planned Unit Development): A flexible zoning designation that allows for planned developments combining residential, commercial, and recreational uses in a unified plan.
• OS (Open Space): For parks, recreational areas, and natural preserves.
• H (Historic): Areas that require preservation of historic buildings or character.
• TND (Traditional Neighborhood Development): Zones that allow for a mix of residential, commercial, and public spaces in a more pedestrian-oriented, village-like environment.
• FP (Floodplain): Designation for flood-prone areas, often limiting development or requiring special flood-resistant measures.

7. Overlay Zones

Overlay zones add additional regulations on top of existing base zones for special purposes, like environmental or historic preservation.

• H-O (Historic Overlay): Adds preservation regulations to protect historic sites or districts.
• E-O (Environmental Overlay): Regulates land use to protect natural resources, like wetlands or forests.
• P-O (Planned Development Overlay): Adds flexibility for developers in exchange for public benefits like parks or affordable housing.

8. Parking Zones

These zones regulate areas designated solely for parking facilities.

• P-1: Off-street parking, typically for commercial or residential complexes.
• P-2: Public parking facilities.

9. Other Special Zones

Specific zones that cater to unique land use needs.

• SC (Scenic): Areas where development is restricted to preserve views and natural beauty.
• BP (Business Park): A hybrid between industrial and commercial zones, often used for office parks.
• AF (Airport Facility): Areas designated for airport uses or services.

Where to Find Zoning Maps

First stop: your local government's planning or zoning department website. Many cities roll out interactive maps where you can punch in an address or parcel number. These usually include zoning classifications, land-use rules, and maybe even tools to measure lot sizes or distances.

Can't find it online? No worries. Swing by the city or county planning office. An in-person visit gets you official maps, planning docs, and staff ready to answer your zoning questions. Some places even stash zoning maps in public libraries or sell printed copies. Just make sure you're using the latest version—zoning laws change over time.

Looking for a one-stop shop for zoning maps, relevant land values, and property insights? Check out Acres.com, the data and mapping platform built for land people.