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The Complete Guide to Residential and Commercial Zoning Changes

Introduction

Whether you’re a homeowner with expansion plans, a developer targeting underutilized lots, or a business owner considering adaptive reuse of a property, understanding zoning is critical. In California, zoning dictates what can be built, where it can be built, and how land can be used. As of 2025, new legislation and evolving community priorities have made zoning changes more accessible—but also more complex. This complete guide walks you through everything you need to know about residential and commercial zoning changes, with practical insights for property owners, real estate investors, and development professionals looking to unlock value in their land.

What Does a Change of Zoning Mean?

Definition and Purpose

A change of zoning—also known as a rezoning—is the process of officially altering the designated use for a parcel of land. Local governments classify land into zones such as residential, commercial, industrial, agricultural, or mixed-use, each with distinct regulations for building types, density, setbacks, and allowable uses. When a zoning change is approved, the land’s legal usage rights shift accordingly, often opening the door to new development potential.

When and Why You Might Seek a Zoning Change

Rezoning can be a powerful tool for unlocking value. Property owners typically seek a zoning change to:

• Convert a single-family lot to multi-unit housing

• Develop higher-density housing near transit corridors

• Reposition vacant commercial properties for residential or mixed-use projects

• Align outdated zoning with the local general plan or evolving community needs

At GSDE, we help clients evaluate whether a zoning change is feasible and financially sound through early-stage due diligence, surveying, and zoning analysis.

Understanding Residential Zoning Changes in California (2025 Update)

Key Legislative Changes Affecting Residential Zoning

California’s housing crisis has spurred a wave of pro-housing legislation aimed at increasing density and simplifying land use regulations. Key updates include:

SB 9 – This law allows homeowners to split their single-family lots and build up to four units, effectively bypassing traditional zoning restrictions in many suburban neighborhoods. Click here for more information.

SB 1123 – Provides a pathway for multi-unit development on vacant lots under 1.5 acres, enabling up to 10 units without a full discretionary review.

AB 1893 – Enhances the Housing Accountability Act by restricting local agencies from denying compliant residential projects, reducing bureaucratic delays.

These changes open significant opportunities for infill development, particularly in cities like Sacramento, Santa Rosa, and San Jose where buildable land is scarce. GSDE supports these projects with land surveying, civil engineering, and permitting services to accelerate timelines and reduce costs.

Opportunities for Homeowners and Developers

With the legal foundation now in place, the path to building duplexes, ADUs, or small multifamily units is clearer than ever. Homeowners looking to create additional income through rental units, and developers seeking higher returns on small lots, can benefit from these new allowances. Our team can assist with feasibility reviews, subdivision mapping, and custom home design to help you maximize your lot’s potential.

Commercial Zoning Changes and Adaptive Reuse

The Rise of Mixed-Use and Live/Work Spaces

Across California, commercial corridors are being reimagined. Post-pandemic shifts in retail and office demand have created an opening for mixed-use development that brings housing, commerce, and services together in more vibrant, walkable neighborhoods.

Legislative Updates Supporting Commercial Conversions

Recent legislation encourages adaptive reuse:

AB 2011 and SB 6 – These laws streamline the conversion of commercial spaces into residential developments, provided they meet affordability and labor standards.

AB 2085 – Expands the range of allowable uses in commercial zones, mandating that jurisdictions allow community clinics and healthcare services where commercial activity is already permitted. For more information check out: https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240AB2085

These updates align with California’s long-term sustainability and housing goals. GSDE works with investors and municipalities to reposition outdated commercial sites into dynamic mixed-use environments through integrated architectural and engineering solutions.

Implications for Investors and Urban Planners

This zoning flexibility allows property owners to respond to market demand while contributing to community revitalization. Transit-adjacent commercial parcels in places like Folsom and El Dorado Hills are especially well-positioned for redevelopment. Our team provides the technical expertise to guide these projects from concept to construction.

How to Change Property Zoning in California

Step-by-Step Process for Rezoning

Changing a property’s zoning is a detailed but manageable process when approached strategically. Here’s how it typically works:

1. Preliminary Feasibility Study – Begin with a zoning and general plan analysis, plus a boundary and topographic survey to assess site conditions.

2. Pre-Application Meeting – Meet with the city planning department to confirm process, requirements, and compatibility with planning policies.

3. Application Submission – Submit a complete rezoning package, including site plans, environmental documentation, and a statement of justification.

4. Public Notice – The city notifies neighbors and relevant agencies, inviting feedback on the proposal.

5. Planning Commission Review – Staff evaluates the application and issues a recommendation based on community input and policy consistency.

6. City Council Hearing – Final decision is made at a public hearing by elected officials.

7. CEQA Review – If required, environmental impacts are analyzed under the California Environmental Quality Act.

8. Approval and Recordation – If approved, the zoning map is updated and the project moves forward under the new designation.

GSDE’s integrated services streamline each phase. We manage entitlements, permitting, and all necessary technical documentation to keep your project compliant and moving.

Who to Work With

A successful rezoning application hinges on the right team. You’ll need:

• A land surveyor to define property boundaries and elevations

• A civil engineer to design site infrastructure and grading

• An architectural designer to prepare site and building layouts

• A permitting consultant to coordinate with agencies

GSDE brings all these disciplines under one roof, ensuring that your zoning change application is thorough, aligned with city priorities, and ready for approval.

Zoning Change Application Cost in California

Typical Fees and Variables

The cost of a zoning change in California can vary widely depending on location, project size, and environmental review requirements. On average:

• Application fees: $3,000–$20,000+

• Environmental studies (if needed): $5,000–$25,000

• Consultant and design fees: Variable based on scope

Some jurisdictions charge additional impact or processing fees. We recommend budgeting at least $20,000 to $50,000 for smaller rezoning efforts and more for complex projects.

Cost-Saving Tips

• Align early with city staff to avoid redesigns

• Provide complete documentation to prevent delays

• Work with a single integrated firm like GSDE to reduce project friction and improve efficiency

Our team evaluates the financial viability of zoning changes before any application is submitted—helping clients avoid surprises and proceed with confidence.

Common Pitfalls and How to Avoid Them

Mistakes Property Owners Make

Too often, applicants rush into the rezoning process without a full understanding of:

• The general plan and how their request fits into long-term planning

• Environmental regulations that may apply

• The importance of community engagement and public perception

Failing to anticipate these factors can lead to project denial, delays, or costly redesigns.

How GSDE Helps Clients Succeed

We conduct in-depth due diligence, coordinate multi-disciplinary design, and represent clients in front of planning commissions and city councils. Our experience across dozens of California jurisdictions allows us to anticipate concerns and proactively address them—saving time, money, and stress.

Frequently Asked Questions

Can I change my property from residential to commercial in California?

Yes, if the change aligns with the city’s general plan and surrounding land uses. This process requires city approval and a public hearing.

How long does it take to get a zoning change approved?

It typically takes 6–12 months depending on complexity, CEQA requirements, and public feedback.

What if my project is denied a zoning change?

You may revise and resubmit your application or pursue alternatives like variances or conditional use permits, depending on your goals.

Is a zoning variance the same as a zoning change?

No. A variance grants a limited exception to existing zoning rules, while a zoning change reclassifies the property under a different zoning designation.

Do I need a land survey before applying for rezoning?

Yes. A boundary and topographic survey is often required to ensure accurate site planning and compliance with city standards. GSDE provides this as part of our comprehensive pre-development services.

Final Thoughts: Is a Zoning Change Right for You?

A zoning change can unlock significant value, enable innovative projects, and help you meet evolving market and community needs. But it’s also a process that requires strategic planning, clear documentation, and expert guidance. Whether you’re exploring development on a residential lot, adapting a commercial space, or seeking entitlement approvals, GSDE is here to help.

Call to Action

If you’re considering a zoning change for your property, contact Golden State Design & Engineering for a free zoning feasibility review. Our team of planners, engineers, and permitting specialists will help you understand your options and take the next step with confidence. Schedule a consultation or explore our civil engineering, land surveying, and permitting services to get started.