Blackfoot Zoning Regulations: A Comprehensive Guide

Understanding Blackfoot's zoning regulations is essential for property owners, homebuyers, and developers in this important Bingham County city. Whether you're buying a home, planning renovations, or developing property, knowing these rules will help you make informed decisions and avoid costly mistakes.

For the most current zoning information, always check the official Blackfoot City Code and planning department resources. If you need help understanding how these regulations affect your property, our team at Bellhaven Real Estate is here to assist at no cost.

Blackfoot Zoning Districts at a Glance

Blackfoot uses a modern zoning system that clearly defines residential densities and provides for a variety of housing types and commercial uses. Here's a quick overview of the main zoning districts:

Residential Zones

Blackfoot offers a variety of residential zones to accommodate different housing types, densities, and lifestyles.

TAG Zone (Transitional Agricultural)

The Transitional Agricultural zone is designed for fringe areas of the community that are expected to eventually be incorporated into the city.

• Minimum lot size of one-half (1/2) acre

• Minimum lot width of 75 feet

• Allows one single-family dwelling and one accessory dwelling unit (ADU) per lot

• Preserves rural standards while preparing for future urban development

• Typically found on the outskirts of the city

RR Zone (Rural Ranchette)

The Rural Ranchette zone is unique in that it specifically protects animal rights within city limits.

• Promotes single-family residential neighborhoods where small acreage farming is allowed

• Permits keeping domestic farm animals within city limits

• Allows for residential uses for handicapped and elderly persons (up to 8 persons)

• Preserves rural lifestyle while providing city services

• Popular with homeowners who want both urban amenities and rural activities

LDR1 and LDR2 Zones (Low Density Residential)

These zones are designed for traditional single-family neighborhoods with conditions favorable to family living.

• LDR1 allows a maximum density of 6 units per acre

• LDR2 allows a maximum density of 8 units per acre

• LDR2 permits accessory dwelling units with a conditional use permit

• Both zones allow for residential uses for handicapped and elderly persons (up to 8 persons)

• Designed to prevent overcrowding while maintaining neighborhood character

• Makes up a significant portion of Blackfoot's residential areas

MDR1 and MDR2 Zones (Medium Density Residential)

These zones provide for low to medium density land use for one- and two-family residential development.

• MDR1 allows a maximum density of 14 units per acre

• MDR2 allows a maximum density of 28 units per acre

• MDR2 permits accessory dwelling units with a conditional use permit

• Allows for duplexes and other two-family dwellings

• Often serves as a transition between single-family and multi-family areas

• Provides more affordable housing options

HDR1 Zone (High Density Residential)

The HDR1 zone is designed to provide for medium density land use and to encourage more compact residential development.

• Allows a maximum density of 30 units per acre

• Permits multi-family dwellings like apartments and condominiums

• Highest residential density in Blackfoot

• Often located near commercial areas or major transportation routes

• Provides the most affordable housing options

Commercial and Industrial Zones

Blackfoot's commercial and industrial zones provide space for businesses and industries while managing their impacts on residential areas.

C1 Zone (Neighborhood Commercial)

The Neighborhood Commercial zone is designed to provide a district in which business, professional and government offices can be established, along with cultural facilities and certain other uses of a semicommercial nature.

• Small-scale retail stores and services

• Professional and government offices

• Cultural facilities

• Businesses that serve the surrounding neighborhood

• Low impact on surrounding areas

• Compatible with nearby residential uses

C1-R Zone (Neighborhood Commercial with Residential)

This zone has the same commercial purposes as C1 but also allows for residential apartments, except in the story abutting street level.

• Mixed-use development with commercial and residential uses

• Residential apartments on upper floors

• Allows original residential structures to return to residential use if not materially modified

• Creates vibrant, walkable neighborhoods

• Promotes efficient land use

C2 Zone (Community Commercial)

The Community Commercial zone provides a district in which the primary use of land is for business purposes and promotes the development of retail shopping stores and service establishments.

• Larger retail stores

• Shopping centers

• Service establishments

• Restaurants and entertainment venues

• Businesses that serve the broader community

• Higher traffic generation than C1

C2-R Zone (Community Commercial with Residential)

This zone has the same commercial purposes as C2 but also allows for residential apartments, except in the story abutting street level.

• Mixed-use development with commercial and residential uses

• Residential apartments on upper floors

• Allows original residential structures to return to residential use if not materially modified

• Creates vibrant, walkable commercial districts

• Promotes efficient land use in commercial areas

C3 Zone (Service Commercial)

The Service Commercial zone provides areas of land where activities of a service nature are more intensive in character than other Commercial Zones, in which business could provide service to both the community and industry.

• Automotive services and repair

• Equipment sales and rental

• Warehousing and distribution

• Service-oriented businesses with higher impacts

• Businesses serving both community and industrial needs

• Higher intensity uses than C1 or C2 zones

M1 Zone (Light Industrial)

The Light Industrial zone is designed to provide for and encourage industries where the appearance of buildings and treatment of land will not be detrimental or obtrusive to surrounding commercial or residential uses.

• Manufacturing and processing with limited impacts

• Research and development facilities

• Warehousing and distribution centers

• Light assembly operations

• Clean industries with minimal environmental impacts

• Buffer required when adjacent to residential zones

M2 Zone (Heavy Industrial)

The Heavy Industrial zone provides suitable areas for more intensive industrial operations that may have greater impacts on surrounding areas.

• Heavy manufacturing and processing

• Resource extraction and processing

• Large-scale industrial operations

• Uses with potential noise, odor, or visual impacts

• Typically located away from residential areas

• Significant buffers required when near other zones

Special Regulations

Blackfoot's zoning code includes special regulations for certain uses and situations:

• Mobile Home and Travel Trailer Parks (Chapter 5): Specific requirements for the development and operation of mobile home parks

• Application Requirements and Procedures (Chapter 6): Processes for zoning applications, variances, and conditional use permits

• Wireless Towers (Chapter 7): Regulations for the placement and design of telecommunications towers

• Exceptions, Accessory and Nonconforming Uses (Chapter 8): Rules for uses that don't conform to current zoning

• Landscaping Regulations (Chapter 9): Requirements for landscaping in various zones

These special regulations provide additional guidance for specific situations and help ensure consistent application of the zoning code throughout the city.

Zoning Procedures in Blackfoot

Understanding how zoning works in Blackfoot is just as important as knowing the zone designations. The city has established clear processes for:

These procedures involve applications, fees, public hearings, and decisions by the Planning and Zoning Commission and/or City Council. Understanding these procedural requirements can save you time and frustration when planning a project in Blackfoot.

Relationship to Bingham County Zoning

Blackfoot's zoning regulations apply only within the city limits. Properties in unincorporated areas of Bingham County are subject to the county's zoning regulations instead. This distinction is important for several reasons:

• Properties annexed into the city will transition from county to city zoning

• City zoning is typically more detailed and restrictive than county zoning

• Different procedures and authorities govern zoning decisions

• Properties near the city boundary may be affected by both jurisdictions

Blackfoot has an "area of impact" beyond its city limits where future growth is anticipated. If you're considering a property near the city limits or in the area of impact, it's important to verify which jurisdiction's regulations apply and whether annexation might be required or beneficial.

Understanding CC&Rs and HOAs in Blackfoot

Beyond city zoning regulations, many properties in Blackfoot are subject to additional restrictions through Covenants, Conditions & Restrictions (CC&Rs) and Homeowners Associations (HOAs). This is particularly common in newer subdivisions.

The Hierarchy of Property Restrictions

1. City Zoning: The base regulations that apply to all properties within Blackfoot city limits

2. CC&Rs: Private agreements that place additional restrictions on properties within specific developments

3. HOA Rules: Specific regulations created and enforced by homeowners associations

Even if city zoning allows a particular use, CC&Rs or HOA rules may prohibit it. For example, a property zoned LDR1 might legally allow for certain home-based businesses according to city regulations, but the subdivision's CC&Rs might prohibit any commercial activity entirely.

Need Help with Blackfoot Zoning?

At Bellhaven Real Estate, we help clients understand zoning regulations throughout southeast Idaho. Whether you're:

• Looking to purchase property and want to understand what you can do with it

• Planning to build or develop and need clarity on zoning requirements

• Considering a variance or zone change for your existing property

• Trying to navigate the relationship between city zoning, CC&Rs, and HOA rules

Our team can help you understand the regulations that apply to your specific situation. Contact us today for assistance with your Blackfoot property questions.