What is Upzoning? Zoning Definition

Upzoning is a rezoning action that increases what can be built on a property or in an area. Common examples include changing a parcel from single-family residential to multi-family, increasing the maximum number of stories allowed, or permitting mixed-use development where only commercial or only residential was previously allowed. The goal is typically to allow more housing units, more commercial space, or both.

Cities across the United States have increasingly turned to upzoning as a tool to address housing shortages and affordability challenges. By allowing greater density — especially near transit stations, job centers, and commercial corridors — upzoning can increase the supply of housing and reduce pressure on prices. Some states, including California and Oregon, have passed laws that override local zoning to allow more density in certain areas.

Upzoning can be applied to individual parcels through a rezoning application or to broader areas through a comprehensive plan update. For example, a city might upzone an entire corridor along a new light rail line from single-family to mixed-use, allowing apartment buildings with ground-floor retail. Property owners in upzoned areas often see increases in land values because the development potential of their property has grown.

However, upzoning can also generate opposition from existing residents who worry about increased traffic, changes in neighborhood character, or strain on schools and infrastructure. If you own property in an area being considered for upzoning, attending public hearings and reviewing the proposed changes is important to understand how they may affect your property and community.