Importance of Understanding Zoning restriction when buying land

KEY WEST, Fla. - Dec. 22, 2015 - PRLog -- Per Fred Mullins, Top Producing Member of Team Mullins at Coldwell Banke Schmitt in and owner of www.lowerkeys-homes.com,"Real estate can be quite complex, especially when shopping for land on which to improve. Zoning is the categorization of a property parcels, which generally fall into one or more of the following designations: residential, commercial, industrial, historical, rural, environmental, and aesthetic.

The most common of these are residential, commercial, industrial, and historic. Generally, land will fall into just one of these designations, but can also be classified under two designations. For instance, residential and commercial can be combined for what’s known as “mixed use.” This allows the landowner to build a residential residence on the parcel, as well as a commercial building, which could be for retail, professional office space, or another business application.

Of course, there are designations which aren’t combined together, such as residential and and environmental, or, commercial and environmental. This is because the environmental designation sets aside property for protection.

How to Learn a Property’s Zoning Designation

To learn what zone a property parcel is under, you can simply ask the real estate listing agent or broker. Another way to learn about a property’s zoning is to look at a zone map. These are typically available at municipal real property offices.

Maps outline the zones, with abbreviations, such as “R1”, which might indicate Rural 1, Residential 1, or something else. Unfortunately, there’s no consistency from locality to locality.

Changing a Property Parcel’s Zone

Sometimes, a property’s zone prohibits certain activities. For instance, a rural designation might allow use of the land for farming. However, the same designation could also prohibit retail sales. So, in order to grow fruits and sell yields to the general public, a landowner could petition to have the zoning changed.

In the alternative, if a zoning change isn’t possible, the landowner might apply for an exemption or variance. It’s important to note that generally, it’s difficult, costly, and time consuming to apply for a variance or exemption. In addition, it might not be approved, and/or, could expire and not be renewed.

Municipality Zoning Changes

Another consideration when it comes to real estate zoning is the fact the municipality might change a single or group of property parcel zoning. In some instance, like in the infamous Connecticut property zoning dispute. In this case, which eventually was decided by the United States Supreme Court, in Kelo v. City of New London, the Connecticut town moved to seize private property residential homes, for an economic development by a private business organization for revitalization means. The city ultimately prevailed in the case.

Fred Mullins, P.A. holds an MBA, B.S., real estate license United States Coast Guard Master Captain's license and commercial pilot's license. With over 20years of cross functional experience in real estate, international asset management and construction management, Fred's experience places him as one of the top real estate professionals in the Florida Keys.