Teton County Zoning Regulations
Understanding Teton County's zoning regulations doesn't have to be complicated. Whether you're buying land, building a home, or developing property, knowing these rules is essential. This guide breaks down the county's zoning districts and regulations in plain language to help you make informed decisions.
For the most current zoning information, always check the official Teton County Zoning Ordinance 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.
Teton County Zoning Districts at a Glance
Teton County uses a zoning system that balances residential development, agricultural preservation, and scenic protection. Here's a quick overview of the main zoning districts:
Zone Type | Zone Code | Primary Purpose | Typical Uses |
|---|---|---|---|
Residential | R-1 | Single-family residential | Single-family homes |
R-2 | Single-family/multi-family mix | Single-family homes, duplexes | |
RS-16 | Residential single-family | Single-family homes on 16,000 sq ft lots | |
Agricultural | A-20 | Agricultural rural | Farming, ranching, limited residential |
A/RR-2.5 | Agricultural rural residential | Homes with agricultural uses | |
FH | Foothills | Low-density residential in foothills | |
Commercial | C-1 | Neighborhood commercial | Small retail, offices |
C-2 | General commercial | Larger retail, services | |
Industrial | M-1 | Light industrial | Light manufacturing, warehousing |
Scenic Corridor | SC | Scenic corridor overlay | Additional requirements in scenic areas |
Residential Zones
Teton County's residential zones provide areas for housing development while maintaining appropriate density and neighborhood character.
Feature | R-1 | R-2 | RS-16 |
|---|---|---|---|
Housing Type | Single-family | Single/Multi-family | Single-family |
Minimum Lot Size | Medium | Medium | 16,000 sq ft |
Density | Medium | Medium-High | Medium |
Agricultural Uses | Very limited | Very limited | Very limited |
R-1 Zone (Single-Family Residential)
The R-1 zone is designed for traditional single-family homes on standard-sized lots.
Focused exclusively on single-family homes
Provides space for yards and outdoor activities
Typically located in established residential neighborhoods
Limited to residential uses with few exceptions
R-2 Zone (Single-Family/Multi-Family Mix)
The R-2 zone allows for a mix of single-family homes and limited multi-family housing.
Allows for single-family homes and duplexes
Provides housing diversity within residential areas
Often serves as a buffer between single-family and higher-density zones
Good option for small-scale rental properties
RS-16 Zone (Residential Single-Family)
The RS-16 zone is designed for single-family homes on 16,000 square foot lots.
Focused exclusively on single-family homes
Specific lot size requirement of 16,000 square feet
Provides consistent neighborhood character
Limited to residential uses with few exceptions
Agricultural and Rural Zones
Teton County's agricultural zones balance farming activities with residential development in rural areas while protecting the county's scenic beauty.
Feature | A-20 | A/RR-2.5 | FH |
|---|---|---|---|
Minimum Lot Size | 20 acres | 2.5 acres | Varies |
Agricultural Intensity | High | Medium | Low |
Residential Focus | Low | Medium | Medium-High |
Scenic Considerations | Medium | Medium | High |
A-20 Zone (Agricultural Rural)
The A-20 zone is primarily focused on agricultural activities with limited residential development.
Preserves agricultural land for farming and ranching
Minimum lot size of 20 acres
Allows for farm residences and limited non-farm residential development
Maintains rural character and agricultural economy
A/RR-2.5 Zone (Agricultural Rural Residential)
The A/RR-2.5 zone provides for a transition between agricultural and residential areas.
Balance between agricultural and residential uses
Minimum lot size of 2.5 acres
More restrictions on agricultural operations than the A-20 zone
Often located near growing communities or developing areas
FH Zone (Foothills)
The FH zone is designed for low-density residential development in the foothills areas.
Protects scenic foothills areas
Low-density residential development
Special considerations for hillside development
Additional requirements for visual impact mitigation
Commercial and Industrial Zones
Teton County's commercial and industrial zones provide space for businesses and industries while managing their impacts on residential areas and scenic resources.
Feature | C-1 | C-2 | M-1 |
|---|---|---|---|
Scale | Small | Medium-Large | Medium |
Impact | Low | Medium | Medium |
Compatibility with Residential | Good | Limited | Poor |
Visual Impact Considerations | High | High | High |
C-1 Zone (Neighborhood Commercial)
The C-1 zone provides locations for smaller-scale commercial uses that serve nearby residential areas.
Small retail shops and services
Professional offices
Neighborhood-serving businesses
Limited hours and impacts
C-2 Zone (General Commercial)
The C-2 zone accommodates larger commercial uses that serve the broader community.
Larger retail stores
Restaurants and entertainment venues
Service businesses
Higher traffic generation
M-1 Zone (Light Industrial)
The M-1 zone provides locations for light manufacturing and industrial uses with limited impacts.
Light manufacturing
Warehousing and distribution
Research and development
Limited external impacts
Scenic Corridor Overlay
The Scenic Corridor (SC) overlay zone adds additional requirements to properties along designated scenic corridors.
Applies to properties within 330 feet of designated scenic highways
Additional setback requirements
Special design standards
Landscaping and screening requirements
Lighting restrictions
Zoning Procedures
Understanding how zoning works in Teton County is just as important as knowing the zone designations. The county has established clear processes for:
Process | Description | Typical Timeline |
|---|---|---|
Zoning Verification | Confirming the current zoning of a property | 1-2 days |
Permission for uses allowed under certain conditions | 30-60 days | |
Permission to deviate from specific zoning requirements | 30-60 days | |
Zone Change | Changing the zoning designation of a property | 60-90 days |
Scenic Corridor Review | Review of development in scenic corridor overlay | 30-45 days |
Understanding these procedural requirements can save you time and frustration when planning a project in Teton County. If you need help navigating these procedures, I'm happy to assist.
Property Restriction Hierarchy
When purchasing or developing property in Teton County, it's important to understand the full hierarchy of restrictions that may apply:
County Zoning: The base regulations that apply to all properties in unincorporated areas of Teton County
City Zoning: Properties within city limits follow city zoning instead of county zoning. In Teton County, these cities include:
CC&Rs: Many subdivisions have Covenants, Conditions & Restrictions that add further limitations beyond zoning
HOA Rules: Properties in HOA-governed communities must also follow homeowners association rules, which can be even more restrictive
This hierarchy is important to understand because even if county zoning allows certain uses, city zoning, CC&Rs, or HOA rules may prohibit them. In Teton County, these private restrictions often include additional requirements related to view preservation, natural vegetation, and wildlife protection. We'll be creating detailed guides for each city with separate zoning to help you navigate their specific requirements.
Need Help with Teton County 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
Simply trying to understand how zoning affects your property value
We're here to help at no cost to you. Our team stays informed about zoning regulations throughout the region and can help you understand how they apply to your property.
Zoning Across Southeast Idaho
Teton County's approach to zoning is unique in southeast Idaho, with a strong emphasis on preserving scenic beauty and managing growth in a mountain valley setting. Understanding how Teton County's regulations compare with neighboring counties provides valuable context, especially if you're considering properties in different areas.
Each county in southeast Idaho has developed unique zoning approaches based on their specific needs and priorities:
Bonneville County - More detailed residential categories and higher-density development
Bingham County - Has fewer zoning categories but larger agricultural zones
Jefferson County - Focuses on preserving agricultural land with specific regulations
Madison County - Balances university growth with rural preservation
Fremont County - Prioritizes recreational and tourism development alongside agriculture
Teton County's zoning regulations reflect its position as a scenic mountain valley with growing tourism and recreation industries. The county places more emphasis on visual impact, scenic preservation, and controlled growth than most other counties in the region. If you're comparing properties across county lines or considering development in different areas, understanding these regional differences can help you make more informed decisions.