Zoning Ordinances, Analysis and Due Diligence for Existing Properties
The real estate market is always changing. As a result, zoning ordinances and land use development ordinances change over time. A piece of commercial property may be accurately zoned at the time of construction, but due to changes in zoning ordinances the use of the property may be in conflict to the present zoning and land use requirements.
Changes to zoning ordinances may also result in the reduction of permitted density, height or required setbacks and parking. This may affect the resale of the commercial property and any construction.
The zoning of a property determines what type of structures may be built, specific land use, property use and more. For example, a current land owner may want to demolish the existing structure in order to build a shopping mall or may simply might want improvements to the existing structure. The planned construction or renovation will always depend on zoning ordinances which determine what is allowed and what height, size, location rules, parking rules, and other restrictions apply when developing.
Zoning Services and Due Diligence Analysis
will determine the property's zoning jurisdiction and/or multiple jurisdictions plus research all details related to zoning so that the client may focus on their core business. The Planning and Zoning Resource Corporation will gather ALL municipal zoning documents which include: Zoning Ordinances, Certificates of Occupancy, Zoning Letter, Zoning Reports, Zoning Analysis, Zoning Documents, Zoning Investigation, Mulit-Site Zoning Analysis, etc.
PZR® will assist by resolving specific zoning issues or problems that arise out of this review process plus provide a determination with regard to rebuilding the property in the event of damage or destruction. Here is a brief overview of PZR® Zoning services:
- PZR® will research and collaborate with all local officials to find out any outstanding building or zoning violations
- PZR® services also include a Zoning Report which details any risks associated with the commercial property project
- PZR® can also provide a Zoning Executive Summary Report (ESR). The ESR is a brief one or two page report that confirms zoning jurisdiction and designation and provides a conformance determination to use, height, density, setbacks and parking based on current zoning code requirements.
- PZR® zoning services will provide you with a zoning report early in the due diligence process so that required documents are provided for legal conforming and nonconforming issues.
PZR Zoning report is extensive and includes
- The specific zoning designation of the site, as established by the current municipal code.
- The uses allowed under the zoning designation established by the zoning ordinance and whether the present use of the subject site is legally permitted.
- The minimum yard or setback requirements and a review of the survey for compliance.
The building height requirement, whether by number of stories or actual height above ground level, and a review of the survey for compliance.
- The bulk or density restrictions of the property, and a determination of
- The formula for determining the minimum parking requirement, and a comparison of the required parking count to the actual site count.
- Special circumstances to be considered would include: legal non-compliance of any of the above factors, the issuance of zoning compliance letters from the municipalities, the existence of variances, council minutes, certificates of occupancy, building inspections and the effect of site plan approval.
has been an integral part of some of the largest multi-site transactions on record, as well as single site transactions financed by local and national lenders. The Planning and Zoning Resource Corporation is the creator and sole provider of The PZR Report®
(Zoning Report) which sets the standard in zoning reports, letters, analysis, endorsements and is highly recognized and accepted by virtually every segment of the commercial real estate industry. PZR®
has great experience and expertise with National Zoning Services.