What Does it Mean?
Understanding regulatory framework within developments. Entitlements and permitting refer to the legal processes and approvals required before a property can be developed. It is important to make sure your zoning regulations and local standards are consistent with your project vision.
Nothing is more frustrating to a developer than having a project delay because the zoning needs to be amended. When you identify a parcel, be sure to check the local zoning regulations, pay attention to things like parking requirements, density limits, building setbacks, building heights, and other details.
Zoning Codes
Main Street buildings should be zoned for mixed use or under a flexible use. Consider an overlay zone specific to Main Street if you don’t have one already. Overly restrictive parking requirements (two or more spaces per apartment unit) is too high. Review any landscaping requirements, or exterior site requirements. Consider pushing for a blanket Main Street fee waiver to be adopted into the zoning code.
Zoning codes help in the following ways:
- How the building is used, not how the building is built
- Regulates everything outside the building
- Varies from community to community
Codes can also include helpful information on building height, size, setbacks, parking requirements, landscaping, permit fees, and other items. Zoning ensures organized development for communities and governs the land use.
Buildings can fall under the following land use categories, but may use different identification names from one community to the next.
- Residential
- Commercial
- Industrial
- Agricultural
- Mixed use
Zoning Checklist
A Zoning Checklist helps you work through any zoning and to understand the requirements. Most zoning codes are online, and some communities allow you to look up individual properties. Call your local planning department or zoning official. And be aware of any need for a rezoning or any other requirement that takes time. Also, check for permit fee waivers.
Building Codes
Building codes can also be challenging and complex, as seen with the International Building Code (IBC) book that is 753 pages long and weighs four pounds. The codes are updated periodically, and communities ca adopt by year of publication. The building code offer the following guidance:
- Governs construction and design of buildings.
- Requirements for safety, structural, health, accessibility and energy efficiency.
- The code is the same for every community.
The codes provide technical specifications for every aspect of building and construction. This includes width of hallways, location of outlets and light switches, building materials etc. And this is just one of many volumes.
Visual Survey
Once you have identified your development site and have a concept plan in mind, it is time to get your hands dirty and physically see what the property looks like. This section teaches you how to look at buildings and what experts look for. With the findings, you will be able to begin the development of your Financial Analysis Guide.
The Visual Survey Tool is based on a simple scoring system allowing you to evaluate building conditions and set priorities. You do not need to be an expert and you don’t have to be perfect. This is intended as a guide and to help your prioritize investigation. Consider completing the evaluation with board members or stakeholders for additional support.
The following is a guide for the Visual Survey Tool's various tabs and uses:
- Dashboard Tab: This will roll up your observations into a single building score between 0 and 100. The higher the score, the better the condition.
- Cost Factor is included for each area of building, based on time and cost to repair.
- Introduction Tab: This tab in the survey tool offers an easy building element which is scored on a five-point bases with 5 being new condition and 1 having visible challenges and limited functionality.
- Exterior Conditions Tab: This tab scores each area based on your observations with items like roofing, walls, foundations and more.
- Interior Conditions Tab: The interior tab provides a point system for 1 through 5 on interior building conditions.
- Environmental Conditions Tab: This tab helps to identify environmental concerns with the building. Ensure you are taking precautions, if you believe there to be environmental hazard, contact a professional.