A Guide to Zoning Areas in Southeast Idaho

Southeastern Idaho offers a unique blend of urban and rural areas, with different zoning areas and subcategories that play important roles in land use planning and development. If you're moving to the area or planning to invest in real estate, it's important to understand the various zoning areas and their subcategories in different cities and counties, as they can dictate the types of activities and structures allowed on a particular piece of land. In this article, we'll take a closer look at the zoning areas and subcategories in 11 cities and counties in southeastern Idaho, including Idaho Falls, Ammon, Bonneville County, Rexburg, Madison County, Pocatello, Bannock County, Rigby, Jefferson County, St. Anthony, and Fremont County. Southeast Idaho, particularly the cities of Idaho Falls, Ammon, Rexburg, and Pocatello, has unique zoning regulations that cater to the high-density population in this region. In this blog post, we will explore the different zoning areas and subcategories that allow for duplexes, apartments, accessory dwelling units, and short-term rentals, among others.

1.Bonneville County

‍ In Bonneville County, zoning is different from city zoning. The county is divided into agricultural, residential, commercial, and industrial zones. Unlike most cities, the county does not have a high-density zone. The agricultural zone is for farming, while the residential zone is for single-family homes. Bonneville County is a vast unincorporated area that lies outside city limits and encompasses substantial rural land. In this zone, the regulations permit all property sizes, ranging from large acreages down to small residential properties. Building structures may include single-family homes, duplexes, 2-4 unit apartments, and other accessory dwellings. https://bonneville-county-planning-and-zoning-bonneville.hub.arcgis.com/

A. City of Idaho Falls

In Idaho Falls, there are four zoning areas, each with its specific purpose. The highest density zone is R-3, which covers areas such as downtown Idaho Falls. This area allows for duplexes, 2-4 unit apartments, accessory dwelling units, and even 4+ unit buildings. R-2 zone permits 2-4 unit apartment buildings and duplexes. The lowest density zoning is R-1, which is mainly set aside for single-family homes. The zoning laws in Idaho Falls provide for Residential, Commercial, Industrial, Office, and Mixed-Use areas. Within the Residential zoning areas, duplexes, mobile homes, single-family homes, and accessory dwelling units are allowed. Regarding rental units, Idaho Falls limits the number of units in an apartment building to eight or fewer units, and the occupancies could be of the duplex, triplex, or quadruplex format. https://www.idahofallsidaho.gov/1341/Zoning-Images

B. City of Ammon

‍ In Ammon, they have five zoning areas, with R-4 being the highest density zone. This zone allows for apartment buildings of any size, duplexes, accessory dwelling units, and even short-term rentals. R-3 and R-2 zones permit duplexes, 2-unit and 4-unit apartments. The lowest density zone is R-1, which is only for single-family housing. The city of Ammon has a similar zoning structure as Idaho Falls, where areas are classified as Residential, Commercial, and Industrial. In the Residential areas, duplexes, accessory dwelling units, and 2-4 unit apartments may be permitted. On top of this, the city of Ammon has a unique section that grants property owners approval to turn their homes into short-term vacation rentals in certain areas.

2. Madison County

‍ Madison County is divided into agricultural, residential, commercial, industrial, and special purpose zones. The residential zone is further divided into R-1 and R-2. R-1 is intended for single-family homes, while R-2 is for apartments, duplexes, and townhouses. The county does not have a high-density zone. Madison County is an unincorporated area outside city limits that encompasses a healthy mix of urban and rural areas. Madison County zoning regulations permit properties for all sizes and may include single-family homes, duplexes, and up to 4 unit rental structures. https://www.madisoncountyil.gov/departments/planning_and_development/index.php

A. City of Rexburg

In Rexburg, there are also four zoning categories. The highest density is the R-4 zone, which permits 4+ unit buildings, duplexes, apartments, and accessory dwelling units. R-3 is for apartments and duplexes, R-2 is for 2-4 unit apartments and duplexes, while R-1 is for single-family homes. The zoning laws in Rexburg allow for Residential, Commercial, and Industrial areas, with their primary focus toward residential areas. These areas permit duplexes, 2-4 unit apartments, and accessory dwelling units, with short-term rentals prohibited in all residential zones, excluding owners of single-family homes. https://www.rexburg.org/sites/default/files/fileattachments/city_council/meeting/packets/12531/ord_1243.pdf

3. Bannock County

Bannock County, like Bonneville County, is not divided into high density and low-density zones. Instead, it has agricultural, residential, commercial, and industrial zones. The residential zone is further divided into R-1 and R-2. R-1 is intended for single-family homes, while R-2 is for duplexes, triplexes, and fourplexes. Bannock County, an unincorporated area outside city limits, is a mix of rural and suburban areas. Zoning regulations permit single-family homes, duplexes, and up to 4-unit structures in different residential areas. On top of this, constructing accessory dwelling units or in-law suites requires an additional permit. https://www.bannockcounty.us/wp-content/uploads/Zoning-Map.pdf

A. City of Pocatello

In Pocatello, they have six zoning areas, with R-4 being the highest density zone. R-4 allows for 4+ unit apartment buildings, duplexes, and accessory dwelling units. R-3 is for apartments and duplexes, while R-2 is for 2-4 unit apartments and duplexes. R-1 is solely for single-family homes. The zoning laws of Pocatello allocate property based on Residential, Commercial, and Industrial sectors. In the residential zones, accessory dwelling units, duplexes, and 2-4 unit apartments are allowed. Short-term rentals are not permitted in Pocatello's residential areas, but the city provides a separate licensing structure and particular zoning requirements for bed and breakfast establishments. https://www.pocatello.gov/764/Planning-Zoning

4. Jefferson County

The zoning areas in Jefferson County are similar to those of Madison County. The highest density zone is R-2, which allows for apartment buildings, duplexes, and townhouses. R-1 is for single-family homes. Jefferson County, a primarily rural area in Southeastern Idaho, allows single-family homes, duplexes, and up to 4 unit rental structures in residential zones. For accessory dwellings, special use permits are required to build these dwellings. https://www.jeffco.us/786/Planning-Zoning

A. The city of Rigby

Rigby has four zoning areas that are similar to Rexburg. The highest density zone is R-4, which allows for 4+ unit buildings, duplexes, and apartments. R-3 is for apartments and duplexes, while R-2 is for 2-4 unit apartments and duplexes. R-1 is for single-family homes. Rigby is present in Jefferson County and follows similar zoning laws, including Residential, Commercial, and Industrial areas. The Residential areas allow for duplexes, 2-4 unit apartment buildings, and accessory dwelling units within its zoning structures. http://www.cityofrigby.com/city-overview.php

5.Fremont County

Fremont County is split into five groups based on the type of property. There are agricultural, commercial, industrial, residential, and special purpose zones. The residential zone is split into R-1 and R-2. R-1 is for single-family homes only. R-2 is for apartment buildings, duplexes, and townhouses. Fremont County zoning regulations permit single-family homes, duplexes, 2-4 unit apartment buildings, and accessory dwelling units in residential zones. Short-term rentals are not permitted, but bed and breakfast establishments may acquire permits under certain conditions. https://www.co.fremont.id.us/256/Planning-Zoning

A. St. Anthony

St. Anthony only has three zoning areas, and they range from low to high density. R-2 is the highest density, permitting apartment buildings, duplexes, and townhouses. R-1 is for single-family homes only. St. Anthony city's zoning laws allow duplexes, 2-4 unit apartments, single-family homes, and accessory dwelling units in its residential areas. However, all short-term rentals require obtaining permits from the zoning authority.

https://www.savmn.com/DocumentCenter/View/65/Zoning-Map-PDF https://savmn.com/181/Information-about-Zoning-Permits

‍

Zoning laws are a vital aspect of urban planning, governing the types of property within different zones. In Southeastern Idaho, there are different zoning laws governing each area, yielding unique characteristics to each region. It is important to review these regulations before making any investment decisions. As the region continues to grow, these laws may evolve to meet the demands of this rapidly expanding urban area. It can be frustrating to navigate zoning laws when trying to develop a property. However, understanding the zoning areas within Southeast Idaho cities and counties is crucial for any developer. It is essential to know the type of development that is allowed in each zone. We hope that this article has given you insight into the different zoning areas in Southeast Idaho.