The ability to Re-zone a property can be very beneficial to both a property owner
and a municipality. The Zoning Districts of a municipality are based on several
factor; however are generally applied in broad brush strokes. This is due to the
fact that the municipalities cannot predict the future. As populations grow and
expand, a seldom used road with single family homes can become a major thorough fair.
This change causes property values to drop and increases the chances that a property
will fall into dis-repair. It is therefore in everyone’s best interest to re-zone
the area. There are many other reasons to re-zone; however the key is presenting
a plan to the municipality that benefits them in addition to serving your needs.
What if my parcel is in an area that is not conducive to Re-Zoning? This is a very
important thing to consider. Some Zoning district are appropriate for the area.
If your parcel is well inside a zoning district and you do not propose to effect
enough land you can get blocked by “spot zoning” regulations. In this case a Text
Amendment may be in order. A text amendment can add a use that is similar to those
allowed; however not considered when the district was written A use that may comply
with the spirit of the zoning ordinance; however only in certain conditions and locations
can be added as a conditional use or special exception.
Needless to say, there are many options available for an individual with a good idea.
Here are some examples of Re-Zoning and Text Amendments that Integrated Engineering,
LLC has been a part of:
- A property in Franconia Township that was zoned Light Industrial abutted a Village
Commercial area. This property was also on the main road through the town. In order
to provide a visual buffer, the township required a 150’ buffer from the road for
any industrial buildings. Integrated Engineering, LLC performed a lot line change
to separate the 150’ buffer area and the new parcel was re-zoned to Village Commercial.
The township still received their visual buffer from an industrial use; however
they also not received taxes from a Commercial Use. The owner was able to generate
additional income off of land that was useless before.
- A property in Limerick Township was failing as a garden store. Big box stores
had moved into the area and was taking all of it’s business away. Integrated Engineering,
LLC was able to propose a new use that both fit into the neighborhood and did not
compete with the big box stores. Limerick Self Storage is now open and ready for
business!
