Zoning Analysis
What is an Architectural Zoning Analysis?
An Architectural Zoning Analysis is a comprehensive report that through text and diagrams assess and illustrates the development rights of a property according to local zoning regulations. The analysis determines what one can build on a given property and is an essential part of zoning due diligence. As an architect, I review the property, perform zoning calculations, and determine what can be built in accordance to the applicable zoning codes. We make diagrams and write an analysis illustrating the proposed development. This is the Property Zoning Report. Although the zoning report will have diagrams this is not a building design.
The first step in a property development is the property zoning analysis. This will be the starting point of any new construction project, building enlargement, or conversion. The goal of the zoning analysis will be to figure out the”development rights”. Development rights are your rights to develop a property in accordance with bulk and use regulations. An Architectural Zoning Analysis or Zoning Reports are how architects like me illustrate these requirements. Development rights are often referred to as air rights.
When Do You Need a Zoning Analysis?
Here are some examples of project types where you may want to get a zoning report as part of your zoning due diligence.
- New Building Development
- Any new building residential, commercial, large, or small.
- Building a New House
- New Homes, subdivisions, single or two family.
- Building Addition
- Horizontal additions or Vertical building additions / enlargements of any kind for buildings and houses.
- Change of Building use
- Even though you may not be changing the size of an existing building when you change the use you may need to do a zoning analysis. Zoning not only governs the size of a building but also the use of a building.
What Architect’s need when doing a Zoning Analysis
- Location
- Proposed Use
- Existing Restrictions
- Property Survey
An architect needs three things to conduct a zoning analysis, besides a location. The first is to know what you are looking to do. Zoning can often have multiple options so if we know your goals at the start that can help us focus the analysis. If you do not know what you want to do then the analysis can be more broad and cover the general regulations and options. The second is to know of any easements, covenants, deed restrictions or development / air rights transfers on the property. The third thing we need is a property survey. The property survey is done by a licensed land surveyor not by an architect. Always make sure to hire licensed professionals.
The property survey should be a complete “architectural survey”.