Imagine investing millions into a senior living project only to face unexpected delays and costs due to zoning issues. For executives in senior living organizations, understanding zoning is essential to avoid costly setbacks and move your real estate project forward.
What is zoning?
Zoning, the process of segmenting land into specific use categories, is established by local governments. It plays a pivotal role in urban planning and community development.
Zoning ordinances divide land into different categories, the most common being the following:
- Residential Zoning: Regulates land use for housing and some small businesses.
- Commercial Zoning: Governs land use for businesses, including retail, office, and services.
- Industrial Zoning: Controls land use for manufacturing, warehousing, and other industrial activities.
- Mixed-Use Zoning: Allows for a combination of residential, commercial, and sometimes industrial uses in a single area.
- Planned Unit Development (PUD): A type of flexible zoning negotiated with local authorities for a specific development, governed by a detailed site plan.
- Special Districts: Created in order to meet specific goals, such as historical preservation, economic development, or environmental protection.
Each category has specific regulations, such as land use restrictions, building sizes, height restrictions, signage requirements, parking requirements, or setbacks from property lines (the required distance between buildings and property boundaries).
Zoning for senior living facilities
Senior living developments are a complex mix of residences, healthcare, and business, making the zoning of such projects complex as well. While some fall under the residential zoning designation, many require mixed-use zoning or special zoning categories. There are specific regulations that can vary greatly depending on the location. Here are some key considerations:
- Size and Density: Regulations may dictate the maximum size and height of the facility and the number of units allowed per acre.
- Location on Property: There may be requirements regarding the facility’s placement on the property, including setbacks from property lines and neighboring buildings.
- Parking Spaces: Adequate parking must be provided, often with specific requirements for the number of spaces per unit or bed.
- Services and Amenities: Some areas may allow for mixed-use zoning, which can integrate senior living facilities with commercial spaces, providing residents with easy access to services and amenities.
Some larger senior living developments, especially communities that offer a variety of housing and care options, are master-planned communities and can include various zoning types within them.
A master-planned community is a large-scale development that is planned and developed as a single entity, usually in phases over time. It often includes a mix of residential, commercial, and recreational uses. Every project within the master-planned community has to be confirmed it falls under the master plan use. Any major changes require a new master plan be submitted and approved by the jurisdiction before a project can move forward.
The importance of zoning compliance for senior living
Having a thorough understanding of the current zoning regulations is an essential first step when considering a senior living development. Failure to comply can lead to costly delays in both time and money. Current zoning regulations will help inform what type of building is designed, its size, and where it can be placed on a site.
Even if a site requires variances or rezoning, it’s always best to understand what specific requests need to be made of the local municipality early on in the project. The last thing any owner wants is to work deep into the design phase of a project and then find out the planned building is too tall per local zoning constraints. You’ll likely lose unnecessary time and money to redraw the project or negotiate with the local municipality, especially if the community raises concerns about the development (such as traffic impact, location within existing neighborhoods, etc.).
Planning with purpose
Understanding and complying with zoning ordinances are essential for senior living development projects. Executives who grasp zoning concepts early can better navigate varying regulations, reducing risks of noncompliance and costly redesigns. A well-informed approach also enables effective advocacy, addressing community concerns and aligning with local planning objectives. This proactive stance fosters goodwill and increases the likelihood of timely approvals.
Don’t leave your multi-million-dollar projects to chance. Ensure your team understands zoning regulations or partner with experts to navigate them. Proper zoning compliance can save time, money, and headaches, making it a cornerstone of strategic planning and turning visionary projects into reality.
How Plante Moran Living Forward can help
One of the best ways to confirm compliance is to work with a development advisory firm like Plante Moran Living Forward. As development professionals, we make it our job to properly understand all of the requirements and nuances associated with zoning on our clients’ projects. We handle all the legwork and oversee the associated relationships and responsibilities necessary to move through the process both effectively and efficiently. We can also provide the market demand and feasibility analyses that can help with planning and justifying the development to local authorities and the community. Our experience and diligence assist our clients in realizing the full potential of their investments and projects. Contact us to learn more.
If you liked this article, consider subscribing for more like it delivered right to your inbox.
This article is for information purposes only, with information that is highly dependent on local regulations. Contact our team for specific help with your situation.
