Complicated flip

[Rion Manita]

Good day, I hope all is well. I currently have a property zoned as a single family with a grandfathered commercial garage that a business has been run out of. The property is 1.79 acres on a lake and river abutting a conservation park and just 6000 sqft shy of sub dividing. The house is in terrible shape (1800 sqft)and the garage (over 2200 sqft) need to be torn down. I want to build at least three townhouses, if I can't then subdivision would be the next step. My question; What steps should I take to prepare a strong case for townhouses. What do I do first, I want to convince the town of course. Also would I ever have to do a soil test if the garage was used for a business? Thank you Bigger pockets