Understanding your property rights is key—especially if you’re planning to invest or develop. Just like a home needs a blueprint, your city follows zoning laws and a general plan to guide growth and protect property values.
If you want to change how your land is used, build more, or develop vacant space, you may need a zone change or General Plan Amendment. Here’s what you need to know.
Before discussing rezoning and General Plan Amendments, you must understand zoning and general plans.
Zoning refers to the laws that allow municipal or local governments to regulate real property or land use. They do this by dividing areas into zones and dictating what developments can lawfully occur in each zone.
A common example of a zoning law is the limitation of commercial or industrial land use, which often prohibits business buildings near residential neighborhoods. Some policies may also limit building height and size in a given zone.
However, while zoning policies are drafted for long-term land use planning, they can be suspended or modified if the proposed development is proven to help the community. If you want to do something different with your property, you can request a “zone change.”
A general plan is a city or county’s blueprint for long-term growth policies. Your community’s land use planners use it to guide all land and infrastructure activities within your region. Simply put, it says what kinds of land development can go where.
For instance, changing a particular zone’s land use designation from “commercial” to “agriculture” would fall under the general plan’s purview.
Like zones, you could request a change in the community’s general plan if your project falls outside what it considers okay. We call such proposals General Plan Amendments (GPA). The local government could modify the general plan to fit its current vision.
Zoning and general plans are similar, they oversee lawful real property or land developments. The primary difference between a zoning law and a general plan is their scope. Zoning deals with land parcels, while general plans deal with city or county-wide changes.
Besides their scope, here are some of the key differences between zoning and General Plan Amendments you should know about:
Zoning must always remain consistent with the city or county’s general plan. If the general plan specifies a zone to be “low-density residential,” zoning policies should only permit single or double-family residences within that area.
General plans and zoning laws facilitate efficient resource use. They preserve the environment and promote sustainable and orderly development, enhancing the quality of life for everyone in the community.
However, although created with the residents’ well-being in mind, it’s also possible that they may impede beneficial growth.
Rezonings are useful because they open opportunities for more businesses, which means more jobs for people. Similarly, well-planned GPAs can encourage investors and developers, boosting community growth.
Both rezoning and GPAs help diversify development options for property owners, supporting smart and valuable property goals.
Various situations call for a zone change or a General Plan Amendment petition. Here are some typical scenarios that would likely call for either of these tools:
As a rule, you’ll typically need a rezoning or GPA if you plan to use or develop real property or land in a way that doesn’t align with existing zoning ordinances or general plan designations.
To avoid legal issues, visit your local city council, planner, or similar offices to learn more about your community’s zoning policies and general plan land use designations.
You won’t generally need a GPA on top of a zone change permit. However, there are instances where a development proposal may call for both. These cases typically involve projects that necessitate changing the designated land use of a zone or property.
One relatively common example is when developers build a multistory apartment complex on land assigned as medium-density residential. Medium density means the local government only permits small apartments, townhouses, or duplexes within the area.
In such an instance, the developer will need a General Plan Amendment and a zoning change to get approval for their proposal.
They must acquire a General Plan Amendment to change the designated land use from medium-density to high-density residential, which allows multi-family dwellings and multi-story structures. The rezoning is necessary to update the zoning ordinance and match the GPA.
The application process for a zone change or a General Plan Amendment varies from city to city. Regardless, you’ll want to check with your local planning department to learn the specific steps, forms, and fees.
To apply for a zone change, contact your city or town’s zoning department first. They should provide you with the necessary forms and documents.
During your application, the planning officer may require a detailed property description, including your proposed changes. They may also ask you to justify the zone change or how it would fit into your community’s growth.
After submitting your application, documentation, and fees, you’ll have to wait for the planning department to review your case.
Once reviewed, a public notice regarding your rezoning request will be given. The planning department will then schedule a public hearing to decide whether or not to allow your proposal. If approved, the zoning ordinance will be adjusted.
Applying for a General Plan Amendment follows a more stringent process than a zone change. Usually, the local planning department will ask for a pre-application meeting to discuss your proposed amendment.
You’ll still need to complete forms and submit essential documents, such as an environmental impact assessment. This may also include a description of your proposed project and how it impacts the existing plan.
Your GPA proposal then goes through a series of reviews, starting at the planning department and ending with the city council. Public hearings are also held to allow stakeholders to voice their opinions and concerns.
Rezoning or GPA costs can vary widely depending on location. The size of the property in question and the complexity of the proposed changes also significantly impact the expenses.
GPA and zoning change applications can cost a few hundred to several thousand dollars. Legal and consulting fees may also add a considerable amount. Extra costs include surveys, site plans, environmental studies, and more.
Pattern provides expert and complete support for all your property development needs. With more than a decade of experience, our team can walk you from the planning stage to breaking ground.
Our key services include land use consultations, developing comprehensive long-term plans, permitting and entitlements, court witnessing, and permit expediting, ensuring your applications stay on track for approval. All that while keeping costs at a friendly price!
You may own the land, but you should still adhere to your local government’s land use regulations. However, navigating your way through the complex steps and property laws alone can be overwhelming.
With Pattern and our team of industry experts, we can help guide you through the lengthy GPA or zone change process, bringing you closer and faster to your goals!
We bring extensive industry knowledge and a strategic approach to every project. Our team combines years of experience with up-to-date expertise on regulations and best practices in land use, development, and permitting.
We are passionate about our projects and take great pride in realizing goals into reality.
We understand that each project is unique. That's why we offer customized solutions designed to meet your specific needs.
We've built strong relationships with local officials and agencies, which can be invaluable in expediting the permit process.
Our systematic approach ensures a smooth, efficient process, reducing delays and keeping your project on schedule.
Our team of seasoned professionals has the knowledge and experience to navigate the complex regulatory environment.
Our projects include single-family and multi-family development, retail/restaurants, warehouses, and subdivisions.
