Commercial Zoning and Use

[Dennis Thompson]

My question relates to zoning codes and re-zoning strategies.

I am not sure how to phrase my question so please bare with me as I try to explain.
Commercial property is extremely expensive in my market. I am looking for options.

I realize that each jurisdiction has it's own regulations. If I wanted to take advantage of zoning options or zoning variances to help me vet potential properties where should I start? Our local planning and zoning office is busy and don't offer opinions on property until formal applications are submitted. I need someone to preview/review properties and give an opinion on possible zoning use and/or required variances plus costs and time frame to obtain permits.

I'm thinking a civil engineer might be the answer but was hoping for some advice and options from anyone with similar experience. 

I appreciate your time.