Zoning & development-rights reports
Know what you can build.
Source-cited zoning and development-rights reports — before you buy, design, finance or insure.
- 14-day free trial · 5 reports
- No card to start
- Every finding cited to section, URL and date
The deliverable
Address in. Development rights out.
Retrieving the zoning district is easy. Turning it into a defensible answer takes an analyst most of a day. ParcelRights turns that research into a review task.
Decision summary
Complete or Partial, with a section-by-section confidence score you can defend.
Property identity
APN, boundary, lot area, governing authority and match method.
Zoning framework
Base district from the official zoning layer, checked against the governing authority.
Use matrix
Permitted, conditional and prohibited uses for the district, with your proposed use alongside.
Dimensional standards
FAR, density, height, setbacks, parking and coverage.
Development potential
Approximate buildable footprint and envelope.
Hazards & constraints
Flood, fire, wetlands, historic and seismic overlays.
Correction notices
If a source changes or we find an error, affected reports are re-issued and you're told what moved.
Evidence register
Every finding with its section, URL and retrieved date.
How it works
A day of research becomes an hour of review.
- 1
Enter an address
The parcel is matched to its APN, boundary and governing authority.
- 2
ParcelRights reads the controlling sources
Zoning layer, use tables, dimensional standards and hazard overlays — each retrieved and cited.
- 3
Review a cited report
Every finding carries its status and source. Download the PDF for the workfile.
Two items to confirm before reliance: corridor overlay applicability and the legal status of the existing parking reduction.
- FAR
- 3.0 max
- Height
- 85 ft
- Front setback
- 0 ft
- Parking
- 1 : 500 sf
| Finding | Citation | Retrieved |
|---|---|---|
| Base district NCT-3 | SF Planning Code §752 | Sep 20 |
| Medical office — by right | §752 use table, row 6 | Sep 20 |
| Height/bulk 85-X | Height & Bulk Map HT07 | Sep 20 |
| Not in FEMA flood zone | FEMA NFHL | Sep 20 |
Evidence, not answers
A graded finding with a citation — or an honest “Not determined”.
Generic AI produces a confident paragraph. ParcelRights publishes a finding only when the evidence clears the threshold. When a source changes, every affected report is re-issued and you're told what moved.
Every value linked to its section, URL and retrieved date.
Delivered now, the gaps explained, and your credit returned.
Conflicting evidence or a weak parcel match. No conclusion drawn.
Below the publishing threshold. Shown instead of a guess.
Compared with a traditional zoning report
More of the answer, the same day.
Who it's for
Everyone who has to defend an answer about a parcel.
They all repeat the same research, and they all carry the risk of getting it wrong.
Appraisers & valuation firms
The legally permissible and physically possible tests of highest-and-best-use, documented for the workfile.
Environmental & engineering DD
The zoning section of fixed-fee site assessments, without an analyst-day per site.
Land-use attorneys
Zoning verification and nonconforming-use research behind opinion letters.
Acquisitions & developers
Screen sites before the LOI, the deposit or the design budget.
Lenders, title & insurers
Zoning, use and hazard diligence on the parcels you underwrite.
Brokers & architects
Answer buyer questions and set pre-design constraints on day one.
Pricing
Pay for decision-ready reports.
A monthly allowance of full reports with PDF export. Start with 14 days and 5 reports, no card.
Professional
Independent appraisers, land-use attorneys, brokers and architects
Team
Appraisal firms, due-diligence teams, acquisitions and development
Enterprise
National DD firms, lenders, title, insurers, property-data platforms
Questions
What professionals ask first.
How is this different from a zoning lookup?
A lookup tells you the district. ParcelRights tells you what the district allows on this parcel — permitted, conditional and prohibited uses, dimensional standards, hazards and the buildable envelope — with every finding cited to the controlling section, URL and retrieval date.
Is a person reviewing each report?
No. Reports are fully automated. A finding is published only when the evidence clears our confidence threshold; anything below it reads “Not determined” instead of a guess. We spot-check delivered reports and, when a source changes or we find an error, we re-issue every affected report and notify you.
What happens if a report can't be completed?
You still receive it immediately, marked Partial, with the missing sections explained — and the credit is returned automatically. When we close the gap you get the complete version at no charge.
Where do you have coverage?
Parcel, hazard and authority data are national. Full zoning controls are published jurisdiction by jurisdiction; type your address above to see coverage for your market.
Can I use the report in an appraisal or opinion letter?
Reports are research support for professionals — AI-generated guidance, not legal advice or a municipal determination. Verify requirements with the Authority Having Jurisdiction before relying on them.
Start with an address