How Do I Find the Best Zoning for My First Development?

November 10, 2025 | Kristi Kandel

ASK:

How do I know what zoning is right for my project?

ANSWER:

Zoning is one of those words that scares beginners, but it doesn’t have to. At its core, zoning is simply the set of rules that decide what you can (and can’t) build on a piece of land.

For your first project, you want to avoid complex rezoning fights and instead target parcels that already allow your project type “by-right.” By-right zoning means you don’t need special approval from city council or the planning commission. You can build what you want as long as you meet the code. This dramatically reduces delays, costs, and headaches.

Here’s how to approach zoning like a pro (even as a beginner):

1. Pull the Zoning Map and Code
   1. Every city and county has an online zoning map (sometimes buried on their planning department’s site).
   2. The zoning code will explain what’s allowed in each zone like single-family, multifamily, retail, mixed-use, etc.
2. Match the Zone to Your Project Type
   1. If you’re looking to build small apartments, you’ll want multifamily or mixed-use zoning.
   2. If you’re focused on retail or office, look for commercial zones.
   3. Stay away from zones that only allow single-family homes if you want higher density. Rezoning those can take years and might not get approved. 
3. Check the Future Land Use Map
   1. Cities often have “future land use” plans that show how they expect areas to grow in 5–20 years.
   2. Target parcels in areas slated for redevelopment, higher density, or new infrastructure. They’ll have momentum behind them.
4. Talk to a Planner Early
   1. Planners are often more helpful than people expect. They can confirm zoning, flag red tape, and even point you toward sites the city wants to see developed.
   2. Don’t wait until you’re under contract. These are conversations you should have before making offers.

KEY TAKEAWAYS:

• By-right zoning = the path of least resistance.
• Always check both current zoning and future land use maps.
• A 15-minute chat with a city planner can save months of wasted time.
• Avoid rezoning battles on your first deal. Keep it simple.

PEOPLE ALSO ASK:

What’s the difference between zoning and entitlement?

• Zoning tells you what’s currently allowed.
• Entitlement is the process of changing or securing approvals (rezoning, variances, conditional use permits). One is the rulebook, the other is asking to change the rules.

How do I request a rezoning?

• Submit an application to the planning department.
• Provide site plans, traffic/impact studies, and pay fees.
• Attend public hearings where neighbors and officials weigh in. Rezoning can take 6–18+ months, so it’s not beginner-friendly.

What’s a PUD and when should I use it?
A Planned Unit Development (PUD) is a flexible zoning tool that lets you mix uses (like residential + retail) on one site. It’s best for larger or creative projects where standard zoning doesn’t fit. For small first-time projects, it may be more complexity than you need.

Our Elevate projects will likely require PUD in many of our locations based on how many types of uses will be included on one property. 

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