Whats involved w/ purchasing residential lot & convert to comm?

Question

What are the pros & cons to purchasing a residential lot (vacant land) and converting to commercial zoning (commercial properties all around)?  What's involved?  What's the cost involved?

Also, they say no sewer is available for this property.  I'm guessing they mean no public sewer service, but I should be able to install septic service, correct???  What would be the expected costs involved to put septic system in?  Thanks in advance!

Rick McGeeney · Answer

There would be nothing more than you would have in your home garage.  No major work would be done on site, ie: needing welding torches, etc.  Thanks Dave for the input!

David Dachtera · Answer

Be ready for environmental / fire inquiries such as whether fuels and lubricants will be stored on the property, disposal of such things, fire suppression systems, hazardous substance containment, welding torches and other flammable substances, etc.

Rick McGeeney · Answer

Thanks for the input Mike!  I was under the impression if I improved the residential lot with a building, it had to be a "residence".  My interest was to build a garage only on the property.  Sounds like the processes you mentioned are very time consuming, not sure the property is worth all that time and effort.  I'm going to go down to the local zoning office and get a feel for their position on this location and what I can and can't do on the property (zoned as it is).  Thanks again for your help on this!  I appreciate your input very much!

Mike Garrett · Answer

@Rick McGeeney, I am not sure why you need to change the zoning. Residential zoning is a lot more flexible that commercial (generally speaking), and if you do not need the building for a business (or the jurisdiction will allow you to run a home-business from the location) then getting the property re-zoned is not worth your time or money. Like @Neil G. says, if it is touching other commercially zoned lots then you have a good chance. It is easier to defend the building design and look, during permitting, based on surrounding properties than it is to change the zoning.

There are essentially 2 roads that you can take to change the zoning- "forcing" it requires attorneys and a design team to make the case that the land should be zoned similarly to what is around it (be careful though many categories of "commercial" zoning are limiting the allowed uses). The process can take 6 months to 2 years depending on the jurisdiction. Generally it requires community meetings and hearings examiners review. The other road is to find out when the jurisdiction will be looking at the comprehensive plan (generally every 2-5 years) and sit in on the meetings prior, while making a formal written request to change the zoning of the lot to that of the surrounding zones and be present when the topic comes up to help your case.

Rick McGeeney · Answer

Thanks Neil for the input! Great idea with the "non-profit historical" pitch!  Yeah, I plan on going to the county office to get their take on the idea...  Not sure about what type of properties are adjacent to it, but can research that as well...  Thanks again!

Neil G. · Answer

Cool hobby! I'd probably try to show the county that I need(?) the variance/conversion for the commercial-grade garage my non-profit historical endeavor requires, yada yada.

I've been told if its touching another commercial lot you have a strong case but if it only touching residential then its better to look into allowed alternate uses like church, doctors office, group home, etc (check detailed zoning statutes).

Wouldn't hurt to consult the local buildings department as well as maybe a pro bono community member that is an architect or real estate attorney or the likes. Hopefully TN-saavy BPers chime in.. good luck!

Rick McGeeney · Answer

Neil, thank you for the response btw!

Rick McGeeney · Answer

It's a small lot (a little less than a half acre) and my idea was to just put up a steel building/garage and use to store classic and/or restored vehicles in.  Not a business, just a personal hobby.  But would need running water and sewage disposal of some sort.  It's in the county and there's commercial property all around... and some private residences.

Neil G. · Answer

Cost of variance and chance u wont get it even after all the petitioning.

I'm thinking the city/county would first ask WHAT commercial use do you have planned for this residential lot..