Agricultural to Commercial Zoning

[Michael Bowie]

Hi BP, I just signed a contract to buy 1.7ac on a main "artery" (I wouldn't consider it quite a highway) road. It is four acres away from a gas station and McDonald's and a shopping center on the same road. But sandwiched between agricultural zoning. On one side, the owner also wants the rezoning. The other side does not. The 1.7ac currently has an outdated zoning of agriculture. We are working on rezoning the property to commercial which will sell for $200k per acre. A considerable profit. Does anyone have any advice or experience with rezoning property to commercial? I am aware of the standard process, but looking for any additional experience or advice. Thank you! MichaelB

[Joel Owens]

Even before that you need to know the topo for the land. Could cost 50k an acre for site work to level to build on or could cost 300k an acre if real hilly to get into usable shape. Subdivisions for houses can be hilly but not retail and commercial. Development costs help determine what I developer can pay you for a site.

Additionally you need to know if water, sewer, power are easily available to the site and would you need to upgrade all the lines to larger ones to make it work. 

4 acres away is a universe in commercial to another commercial corridor. Go get the county or city current land use map and future depending on where the property lies. You will see the land in it's current use and what it is slated for in the future. Even if zoned commercial you still have to get the type of commercial and site plan approved with density and finish.

Some areas will fight apartments for instance, extended stay weekly hotels, smaller gas stations that are not the build quality and size of a Racetrac or QT. You need demographics for the area because certain retailers and businesses will only come into an area with certain traffic counts, population levels, and median income levels.