Land records · Parcel maps · October 7, 2026
Zoning Text Amendment vs Map Amendment
What a zoning text amendment is: a change to the written rules of a zoning code that affects every property in a district, unlike a map rezoning.
Zoning text amendment is a change to the written language of a zoning ordinance, such as adding a new permitted use, changing setback or height standards, or creating a new district type. Unlike a map amendment, which rezones specific parcels, a text amendment applies to every property governed by that section of the code. Text amendments can be initiated by the local government, planning staff, or sometimes property owners, and they go through public hearings before the planning commission and governing body. This page is general land-records background, not legal advice.
Text vs map amendments
| Type | What changes | Who is affected |
|---|---|---|
| Text amendment | Written rules | All properties under that rule |
| Map amendment | District boundaries | Specific parcels |
A map amendment is what most people call rezoning a property.
Common text amendments
- Allowing accessory dwelling units in residential districts.
- Changing parking requirements.
- Adding short-term rental rules.
- Creating new districts or overlays.
- Updating sign standards.
- Defining new uses, such as data centers or solar farms.
The process
- Initiation by staff, elected officials, or an applicant.
- Staff review and drafting.
- Planning commission hearing and recommendation. See what is a planning commission.
- Governing body hearing and vote.
- Adoption and updated code publication.
Public notice is usually published in newspapers or online, though individual owners may not receive mailed notice for text changes.
Text amendment vs variance
A variance grants relief from a rule for one property due to hardship. A text amendment changes the rule for everyone. If many owners need the same variance, a text amendment may be the better fix.
Why it matters to owners
Text amendments can expand or restrict what you can do with your property without changing your district label. A use allowed today might become conditional or prohibited, though existing uses may continue as nonconforming.
Following proposed changes
Check planning commission agendas, city council agendas, and code update projects. Some communities offer email alerts.
Example
A city amends its zoning text to allow accessory dwelling units by right in all single-family districts. Thousands of owners gain the ability to add a backyard cottage without any change to the zoning map.
Applicant-initiated amendments
Some codes allow property owners to apply for text amendments, often for a fee. Applicants must show the change serves the public interest, not just their property.
Checking the current code
Online codes may lag behind adopted amendments. Confirm with planning staff, and see how to find zoning of a property.
Consistency with the comprehensive plan
Many states require zoning amendments to be consistent with the community’s comprehensive plan. Staff reports usually explain how a proposed text change fits the plan’s goals.
Bottom line
A zoning text amendment changes the written rules of the zoning code for all affected properties, unlike a map amendment that rezones specific parcels. It goes through public hearings and can expand or restrict uses. Follow planning agendas to track changes. Explore zoning via the Platbookmapper map.
Zoning text amendment FAQ
What is a zoning text amendment?
A change to the written zoning rules.
How is it different from rezoning?
Rezoning changes the map for specific parcels; text changes apply broadly.
Who can request a text amendment?
Staff, officials, and sometimes property owners.
Will I get notice of a text amendment?
Usually through public notice rather than individual mail.
Can a text amendment make my use illegal?
Existing uses may continue as nonconforming.