Zoning Summary

Zoning and Feasibility Packages

Ergo Architecture has over 20 years' experience with zoning analysis, feasibility assessment, and entitlement strategy. We design our services to leverage our depth of knowledge to get you the answers you need at minimal cost.

 

Our most popular packages are listed below, but we are also happy to design a package specifically for your situation.

Zoning Summary

We obtain the raw zoning data, and summarize it to make it more understandable for you. This is the most cost effective way to broadly understand the most important regulations pertaining to your site.
  • Determine parcel's base zone(s)
  • Determine overlays
  • Provide a parcel map and legal description
  • Provide a Parcel Information Checklist (to identify overlay zones and other information relevant to proposed development)
  • Executive Summary - a quick assessment of whether the parcel is suitable for the intended development if known (Yes, no, maybe...) or, very generally, what types of development might be considered for the parcel.
    • Yes = There are some rules to follow but if you follow them you should be ok
    • No = Your intended development is not permitted for a particular reason that we have identified
    • Maybe = More research is required. We will identify specific areas of uncertainty preventing a yes/no conclusion. See Due Diligence Report for answers.
  • Executive summary will also mention:
    • Allowable Units
    • Net Allowable Area
    • Reasons (if any) to believe that the theoretical numbers above could not be obtained
    • Identify areas of concern or that might need additional investigation
  • Zoning Summary Table - summarizes basic building rules based on that zone (height, setbacks, density, buildable area...)
  • ADU eligibility

Due Diligence Report

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Due Diligence Report

If the details of your zoning are important to you, a Due Diligence Report may be the best choice.  We provide all the information in the Zoning Summary, but go a level deeper to track down the actual values of the most critical regulations pertaining to your particular situation.  In the Due Diligence Report we identify opportunities afforded by the footnotes to the tables and provide a higher level of specificity than in a Zoning Summary.  The Due Diligence Report identifies what can theoretically be built on the site.
  • Review of Zoning Summary (All items above)
  • Provide backup data
    • Footnotes with highlighted/annotated code sections
    • Parcel map
    • Parcel information checklist
  • Compatibility for intended use (or)
  • Parking requirement applicability (which apply) & possible exemptions
  • Discuss any unique zoning or overlay conditions or interactions that will impact development
  • Brainstorm highest and best uses per zoning and location (possible directions to explore further)
  • Identify areas of concern or that might need additional investigation

Goals:

  • Do building and zoning codes allow proposed development (or what they allow if no goal)
  • What is the permitting process

This does NOT cover:

  • Is this a good investment?
  • Pro forma or speculation on how much money the project will generate

Feasibility Study

The zoning code is highly nuanced and often quite ambiguous. This would explore areas of opportunity or concern in greater detail to try to reach conclusions. Possible components:

  • Parking requirement analysis
  • Parking facility design diagrams to prove or disprove parking concepts
  • Determing Development Impact Fees (DIFs)
  • Identify permitting processes
  • Identify opportunities for affordable housing bonuses and incentives
  • Identify issues for possible formal preliminary review with the City
  • Propose solution and submit for vetting via preliminary review
  • Explore massing to see how allowable density and FAR might be accommodated within buildable envelope and parking requirements
  • Since the range of services within a Feasibility Study is both broad and deep, the cost range can vary substantially too. We could focus on a single-issue for as little as $1,000 while exploring a complex project with tricky zoning or overlays could be cost effective up to $10,000. Most zoning summaries we do are in the $2,000 to $3,000 range.
The Feasibility Study looks at a specific use to determine if it might be practical to build on the property.