Permits & Approvals

Zoning Reports

The ZIPline Difference

Resourcefulness, persistence, experience and flexibility allow us to put together the report that YOU want to see.

Standard ZIPline Report

Our most utilized report includes a complete analysis of a site’s zoning compliance with current code and approved variances, including review of use, parking, and building layout development standards and confirmation of any outstanding zoning, building or fire code violations. The report includes all necessary formal documentation from the municipality in which the site lies. Our reports are fully compliant with Fannie Mae, Freddie Mac, and ALTA 3.0/3.1 Zoning Endorsement requirements. Our reports itemize the requirements of the select investor and address them individually to ensure you that all bases are covered. Our ZIPline team also provides and up-front summary page that shows the reader everything he/she needs to know in a concise format, which is then backed up by detailed analysis showing how we arrived at said conclusions.

An ALTA survey for the property is required for this zoning report to be completely accurate; however, we can often draw conclusions by examining aerial photos in conjunction with GIS maps and an appraisal or other commissioned report that provides physical statistics of the property’s construction.

The standard ZIPline zoning report includes:

  • A formal letter or response from the municipal jurisdiction confirming the zoning district and designation. This is typically referred to as a zoning verification letter or zoning letter
  • Copy of the zoning map from the City/County
  • Zoning analysis describing the existing use and whether or not it is allowed/permitted
  • Coverage of not just common development standards, like setbacks, lot coverage, maximum density, minimum lot area, minimum lot width, and maximum height, but also municipality-specific requirements such as building separation, floor-area-ratio, open space requirements, and other important requirements that most other zoning companies do not tackle
  • Parking regulations, including required number of vehicle (covered or surface spots) and bicycle parking stalls
  • List of all building, zoning, nuisance, and fire code violations affecting the site
  • Copy of all land use permits such as rezones, special use permits, planned unit development approvals (PUD), and variances
  • Copy of all certificates of occupancy and verification if none exist for the site
  • Summary of how the non-conforming code/rebuild clause affects the property, including implications in the event the property becomes non-conforming and damaged and in need of rebuilding
  • Copies of applicable code sections, including allowed uses, development standards, parking regulations, and non-conforming/rebuild clause

Our targeted turn for standard ZIPline reports is 10 business days.

Typical Cost: $750 plus municipal fees (if any)

View a sample Standard Zipline report now

ZIPline Express Report

Our ZIPline Express report is for application where time is of the essence for a purchase or confirmation of already known zoning information. These reports do not typically include municipal documentation such as a formal zoning verification letter or certificates of occupancy. It is a slimmed-down version of our standard report that can be produced more expeditiously so long as there are no special permits or variances associated with the property.

The ZIPline Express report encompasses the following:

  • Confirmation from the City/County of site zoning
  • Copy of the zoning map from the City/County
  • Zoning analysis describing the existing use and whether or not it is allowed/permitted
  • Coverage of not just common development standards, like setbacks, floor-area-ratio, lot coverage, maximum density, minimum lot area, minimum lot width, and maximum height, but also municipality-specific requirements such as building separation, open space requirements, and other important requirements that most other zoning companies do not tackle
  • Parking regulations, including required number of vehicle and bicycle parking stalls
  • Summary of how the non-conforming code/rebuild clause affects the property, including implications in the event the property becomes non-conforming and damaged and in need of rebuilding
  • Copies of applicable code sections, including allowed uses, development standards, parking regulations, and non-conforming/rebuild clause

Our targeted turn for ZIPline Express reports is 5 business days.

Typical Cost: $550

View a sample Express Zipline report now

Document Retrieval

Sometimes, all one needs is the municipal document backups for a property in order to get comfortable for purchase or financing. ZIPline is ready to execute for you on these efforts as well, using our document retrieval skills to get you the necessary due diligence.

Such documents include:

  • Certificates of Occupancy
  • Conditional Use Permits
  • Planned Unit Development Plans
  • Master Planning Permits
  • Code Enforcement Case Files
  • Variances
  • Rezones/Reclassifications

We can also obtain for you a zoning verification letter for the property that generally opines on conformance of use only.

The turnaround time for such materials is dependent upon the municipality and the type of file; however, our goal is to get you what you need in no more than 10 business days.

Cost: $200 plus municipal fees for zoning verification letter. $100 plus municipal fees for all other documents (per document)

Permits & Approvals Report

ZIPline provides Permits & Approvals Reports that assist lenders in getting comfortable with the closing document requirements of FHA 221(d)(4) and FHA 223(f) financing transactions. While it is not a requirement by HUD to have a formal report, the P&A report provides a concise and third-party verified check via due diligence research on the acceptability of a pending or current structure.

The main purpose of the report is to analyze the requirements of the local, state or federal jurisdictions and determine what permits and approvals are or were required to construct or operate a property.

Depending upon the type of property being covered, a Permits & Approval Report analysis includes:

  • Documented research of permits and approvals required for the property, including certificates, permits, approvals, licenses, and qualifications issued by governmental authorities, including, but not limited to:
  • Building permits
  • Zoning permits
  • Special use permits
  • Variances
  • Demolition permits
  • Construction licenses
  • Certificates of occupancy
  • Business licenses
  • Elevator permits
  • Swimming pool permits.

Full zoning analysis, including, but not limited to:

  • A formal letter or response from the municipal jurisdiction confirming the zoning district and designation
  • Copy of the zoning map from the City/County
  • Zoning analysis describing the existing/proposed use and whether or not it is allowed/permitted
  • Coverage of all development standards, including setbacks, lot coverage, maximum density, minimum lot area, minimum lot width, and maximum height, building separation, floor-area-ratio, open space requirements, and parking requirements.
  • List of all building, zoning, nuisance, and fire code violations affecting the site
  • Summary of how the non-conforming code/rebuild clause affects the property, including implications in the event the property becomes non-conforming and damaged and in need of rebuilding
  • Copies of applicable code sections, including allowed uses, development standards, parking regulations, and non-conforming/rebuild clause

Our targeted turn for ZIPline Permits & Approval reports is 15 business days.

Typical Cost: $950 to $1,450, depending on specific scope.

Not Sure Yet?

I Know I Want The Report!

CONTACT US

We're not around right now. But you can send us an email and we'll get back to you, asap.

Sending

© 2017 ZIPline Zoning Website by Peacock Marketing Group

Log in with your credentials

Forgot your details?