zoning and rezoning questions

[Carolyn Morales]

We bought a great lot with 500 ft frontage on a main road a 350 ft on the side road that is 2.56 acres. It has 2 small homes and a mh on it. This is a great spot to go commercial. being 2 miles from FLORIDA STATE COLLEGE JACKSONVILLE CECIL CAMPUS, The new AMAZON. GE OIL AND GAS, SAFT INTERNATIONAL, CECIL COMMERCE CENTER AIR FIELD and SPACE PORT, CECIL EQUESTRIAN CENTER, many new subdivisions both east and west of this location, A new road to divert traffic from south west commuters travelling east has already been built. It is currently zoned AG. There is some LI lots and PUD convenient store west of it and east there is much more commercial. I am told we can easily put a truck stop, a feed store, a Tractor Supply type place would be easily allowable, Even a legal marijuana farm is allowed. I am finding there is not much out there on learning the ins and outs of zoning and rezoning. How difficult can it be? If I could find a course on it, I would sign up. Any input is greatly appreciated as we can not decide whether to rehab all structures there and keep it rented, or tear down and go for a zoning change, or take time and do both. Any educational direction? Thanks

[Jason Hsiao]

Hi @Carolyn Morales, there's not a whole lot to zoning change. Basically it's pretty darn hard unless you're proposing for a large area that'll provide a major economic catalyst for the city. Zoning change opens up precedent for other property owner to try to change their zoning and there is bunch of public hearing complaints so from experience most cities just don't do spot re-zoning.

Personally, residential is much easier to develop and cash out or collect rent. Commercial takes much longer to place a tenant, but if you do it is nice to have a 5, 10, or even 30 year lease, especially if they're NNN. There's way to much commercial zoning in this country as it is anyway. With the info given I'd stick w/ just rehabbing the existing units or try to add on/build out add'l coverage on the lot if permitted.