how can i find highest/best use for unimproved land (commercial)

any help?

Zoning is a government aspect...Just like they have the best aspect
for the common good!The government basically can make what is what
they want! Now i am not saying (DO WHAT THEY WANT). I may have gone
alittle too deep, They are things that should be kept private.

If you know of information leading to property becoming...RES/COM
It would be a win fall for you! But then again!...Anybody that owns
property that;Goes from private to commerial...They are informed of
the change! By there governing body.Still do not let that stop you
from your REI goals. If what you say in your post...Is true!!!
It sounds like a great deal.(FIND THAT MAGIC BUTTON)

Randy

"MAKE YOUR ACTIONS COUNT" {ranndee813}

This is in answer to your previous post which does not have a "reply" button on it.

I believe you will find generally that the process and structure will be similar throughout the country. I'm step by stepping you here as I would do it having been a fire inspector reviewing plans, meeting with owners, archetectrs and engineers, mortgagers and insurance underwriters cotractors, etc. during the building process of high rise buildings, international airports. etc.

The state highway department or county road department or city street department will be able to tell you what the right of way and street width measurements are slated to be and are measured from the center of the roadway. The right of way will include any utuilities above or underground curbs,grassy areas, ingeress and egress drives and (generally end on the side of the sidewalk closest to your structure and farthest from the roadway. If there was no roadway there before (and you are not on a corner it should only effect your frontage. If you owned the property prior to the planning etc. you probably ought to check into whether or not they "emminent domained" the frontage (in which case you "would" be due remuneration for the "taking" of your real property (you might want to talk to a lawyer) or more than likely your property already had an easment and they are taking/took that (which really never belonged to you anyway (no big loss)

Zoning is a function of the authority/ies having jurisdiction (usually two department heads are involved first is the head of the building department and the second is the fire marshal).

The building department head and fire marshal get together and go over the city's/coumnty's map and establish "fire limits." In Tampa the "fire limits were generally 50' from the center line of most of the "good running" roads. Generally two or more lanes that run uninterrupted either North and south or East and West from city limit to city limit or to the bay etc.these are generally the streets that are 5-10 blocks apart and have stop lights etc they are the ones the fire department uses to respond to fires and emergenciesbecause they are "faster." In a nutshell the fire limits here generally prohibited any wood frame construction to be built or moved upon those parcels.

The fire marshal is generally out of the picture regarding zoning issues unless there are alleyways to be abandoned or streets to be closed but even those are generally just a sign off fromhim/her.

The actual "heavy lifting" in zoning is a function of the building department enforcing existing zoning and going over approved "planned developments" from developers. "Set backs" around the structure on the parcel and the total amount of "green space" etc. is all gone over by and enforced by them with generally cursory imput from the fire department mostly concerning fire apparatus access to the buildings and having enough room to either make a u turn or having a turn around paved for a 3 point turn on a dead end street. This includes traffic flows current vs. predicted, rights-of-way, easements, land for schools, police/sherrif sub-stations, fire stations, e.m.s., utilities (water/sewer, storm water run off, fire hydrants, sidewalks all covered by them and applicable to your future plans for your parcel.

Here is what I recommend you do. Find your parcel's approximate location on a street map or Google map or Map Quest. Determine if it is in the City limits usually the city/county limits are just a line around each (or if it is just in the county.) That will tell you which building department to call for their hours of operation, address, telephone and fax numbers and the name of a person who can "take a few minutes" to show you how their system works, also inquire as to the parking arraingements/costs if any so you don't end up with a parking ticket also ask if they have an informational packet for builders and/or developers (any cost?) that you can pick up when you come down (this should include a list of all the zoning designations and all the different types of ""occupancies" that can go in each and ask about copying cost should you require photo copies and how they expect payment (most take only cash but will supply a receipt if asked.)

Tampa had a "booklet" that they sold builders and developers that contained s step by step walk through of the process and if memory serves it was around $16 but was probably 35-40 pages. Had All the phone numbers different inspectional divisions heads information, inspector's extensions it was worth it, I worked there a I almost bought one.

Generally, the zoning maps just have lines overlay a set of street maps (and aerial photos) virtually identical to the "plat" books. Each box should have a zoning designation (a code that quickly tells them what the zoning is for all the property within that area (I recommend getting the zoning for your parcel and any/all abuting parcels.) They probably will have to charge you a "fee" for any photo copies that you request and while you "can" get a copy of the entire page (roughly 2' x 3' unusually expensive) the books can easily be manuevered to make a few 8 1/2" x 11" copies of any area youare interested in.

If, whatever you want to do zoning wise is "not allowed" under the present zoning you/more likely your lawyer (I'd use a person who is local to that area) can petition for either a change in the zoning on the parcel or a variance for part or all of the parcel (i.e.: want to set up 2 bistro style tables and four chairs on slab on West side of store so customers can drink coffee in a.m. (no wait persons). Both options generally require public hearings with city councils or county commissions and city/county attorneys and certified letters to everyone whose property is within "x" number of feet to the parcel where you are asking for the change in the zoning.

Of the two a variance is generally much quicker and easier to get especially if what you want to do is 90-95% okay under your present zoning and the one or two things you want to do but cannot "are" listed as the first one or two things for the next zoning category (moving up). i.e.: your parcel may be listed for commercial allowing for a convience store but your particular zoning, say, requires you to close at 2 a.m. Your zoning "might" be based upon the fact that they just rated all commercial with a particular zoning (a blanket decision) because the commercial parcels were "close" to the school. If you can show them that your parcel fronts on a 4 lane highway with a car lot on one side and a truck stop on the other and is across the street from the national guard armory, and 1.5 mi. from the school your chances are pretty good that "someone" will consider your request to, say, stay open 24 hours to be a "reasonable" one.

Ask about any 5-10-15 year plans the city or county may have that may effect your parcel you could check with the state road department also about any future plans to bring through a bypass etc. in your proximity.

Here's what work(s/ed) on/with me when I worked in the government, get the person's name (and use it (once you get permission first)set an appointment (might want to ask if you can bring coffee etc.) and be 15 minutes early (in case they can squeeze you in if not wait courteously if they are late and appologize let them know you appreciate that they appreciate your time (also politely)) ask them if it is okay if you buy them a soda or coffee while you are "working together" (if you idd not bring any prior) thank them for their help and ask them if they would mind if you asked for them by name in your future telephone communications since they are already famililiar with your details a little praise goes a long way too i.e.: "I had thought that I was going to have to be down here most of the morning explaining what I was trying to do... until I talked with you". Make that person your "friend' at the zoning/building departmment and you'll never regret it, make an enemy and you always will.

A lot of the checking and varification of information can be done in little or no time via the internet or telephone. The county property appraiser's web site will have a lot of information on your parcel. Prior sales prices and dates, maps and aerial photos (though I don't think zoning is there). Legal Description i.e.: lot 3 and NW 1/2 of lot 4 block k Willowood Estates II subdivision, measurements, easements usually shown on a "plot plan" Recent comparable sales (here they go back a "few" years of similar properties which you can in turn look up. If they do not have a web site you can get it from the property tax accessors office in person.

Hope I got you what you needed without "too" much overkill...

JohnSims1

thanx for the info and the encourgement Randy....its really appreciated

to much info is never over kill......i like to know the ins and outs of everything
you can never be to prepared...... thankyou so much for your time and knowledge it is very much appreciated John!!!

God bless