Anyone With Experience Re-Zoning Residential To Commercial?

I've got a house and 40 acres under contract that I plan to convert into a campground (same idea as KOA). I'm in the process of trying to rezone (residential to commercial) during my due diligence period. I've got a good idea of what I need to do, but zero experience. Anyone have experience doing this or know of a good consulting firm?

I've already reached out to all the neighbors to let them know about the public hearing and explain my plain, as they'll be notified before by the town anyway. Also put together a short presentation and have a rough site layout. There are several properties that are within .25mi that are currently zoned how I need to be.

 

Do the neighbors get a say? What do they think?

 

The three neighbors I’ve spoke with are cool with it. Still waiting to hear back from a couple others, one of which it impacts the most, arguably.

From what I’m told the town will be notifying the neighboring properties of the public hearing for the re-zoning, it will also be posted in the paper. Better they meet me and hear my idea rather than be blindsided. Or at least that’s my thought process.

 

Be nice to the neighbors and get to know the town or most likely county commissioners. I think reaching out to them is smart in this case, make yourself a human being vs a land developer. Living in small town ga I can tell you this, that wouldn’t be an easy sell as it creates very little employment, does add tourist revenue but,,, how much will the county / town get? Not sure if campgrounds are like hotels with x % of tax to the local etc. I’d have all that handy and also if you could sort of find out who owns what businesses you think it will have a positive impact on. Get them on your side as they may have “influence” as well with the commissioners. Get them to speak at the hearing. Have a plan in your presentation that looks GOOD and not like a trailer park. People don’t want a “campground” that’s basically worse than a trailer park. Have all your rules etc like max stay, amenities, no shooting porn videos before 10pm and after 5am, type of customers you see targeting. I can say I live in a nice hood and I’d not want a campground near the entrance to it just because it’s all inconvenience for me with no benefit. Also what you accompany rate projections are and show a “need” for it for “families” to spend quality time as a unit together.
Get the folks it benefits on your side and going to bat for you. Check legalities about speaking with officials before hand but if legal that helps. It’s a tough sell as it’s not like you are building a factory employing a bunch of people directly that is a direct impact on the economy. Wish you the best of luck and hope it all works out. Campgrounds done right are a good thing as the good ones allow for some quality family time that kids don’t forget.

 

What area is this in? More curious if it’s wven a place people would want to go. Don’t know you well but enough to know you aren’t a total idiot though

 

There's a fixer in Baltimore. If you want something done and want to get around pretty much anything, there's a guy. Liquor licenses, code stuff, zoning, parking.... He's a douche but there things Ive seen him do without hearings probably makes him worth it to the people using him. There might be one of him there.

 

It’s in the foothills between Asheville and Charlotte NC. I was born and raised here and know the market fairly well, also run a pretty successful rental company for my side gig.

Forgot to mention it has .25mi of river front. Our town has annual car shows, minor league ball team/field, state park within 35mins, equestrian center that hosted the world games, and festivals.. also just built a new amphitheater. Property is .2mi from the major highway, construction and employment are projected at +10% over the next 5 years, a local power plant and FB data center are minutes away. I know a couple of the neighbors and went to school with some of their children.

Speaking with any of the planning board members or commissioner prior to the hearing is not allowed.

 

Get a lawyer (local boy or girl) that is familiar with the process.

 

Imagine that

 

Good luck! The wife and I took old 74 through all the small towns on our way the casino in Cherokee. It’s some nice country out that way.

 

Thanks, the campground will be right off Hwy 74 (if zoning is approved)! It's not a bad place to be, especially growing up riding motorcycles.

 

You going to do a few cabin/ tiny homes? Not a lot of lodging options right in that area.

 

Absolutely, been in communication with Green River Log Homes in SC. Here's one of my rough drafts that will be given to the PE. Obviously not to scale since I drew it on my Ipad but gives a decent idea.

 

What upside do the neighbors have? From my POV, that’d be a hard sell. Lots of strangers passing through, more noise, trash, and presumably it would lower their property value.

Good luck, but if that’s your goal I’d recommend finding a plot already zoned for it.

 

Maybe offer the neighbors a discount for when their friends and family come visit. Something like a local pass. Make it contingent on available space so it doesn’t eat into your revenue potential but is a perq for living near the campground and approving it.

 

Awesome, if the campground doesn't work out, the area can always use another winery.

 

I should have mentioned I will be living in the house located bottom left of the pic.

Realistically I only need about 6 spots on average rented a month. The picture above is what I think the maximum potential could be, and obviously from a business standpoint what I want. The kicker is, with new construction service request I will get the electric utilities installed for free (I will be responsible for future cost of upgrades).
Maybe I should sell the idea of a small 6-10 spot park in order to get the rezoning, then just pay for an upgrade later on, if we reach that point. Just not sure which the town would rather see, obviously we know what the neighbors would prefer.

I've got a pretty good reputation for keeping nice properties around town, hopefully that helps... On the downside one of the board members was my principal, senior year. I'm sure she has fond memories

 

I offered free pool and recreational area use to the couple that are most effected. Also said I would go above the local code for buffering if requested.

 

The only neighbot of the drawing above I definitely WOULDN'T want to be is the person that owns the wooded area bordering the river just to the southeast. I can see lots of folks traipsing all over his land if not fenced. The rest could MYOB.

 

So that parcel is owned by a neighbor that lives about .75mi and land locked by the river. Boarders will be secured and more than likely if this is approved I will be buying that piece.