What is a Zoning?
Local government regulations that control how land can be used, including what types of buildings and activities are permitted in specific areas, critical for outdoor hospitality development projects.
Understanding Zoning
Zoning ordinances typically specify:
- Permitted uses (what can be built and operated)
- Building height and size restrictions
- Setback requirements (how far structures must be from property lines)
- Density limits (how many units or sites per acre)
- Parking requirements
- Environmental protections
- Access and road requirements
For glamping resorts, RV parks, and campgrounds, zoning can be particularly complex. These properties may fall into various zoning categories such as:
- Recreational/Resort zoning
- Agricultural zoning (for rural glamping properties)
- Commercial zoning
- Mixed-use zoning
- Special use permits may be required
Zoning issues are among the most common reasons outdoor hospitality projects fail or face delays. A property zoned for agricultural use may not allow commercial glamping operations without a zoning change or special permit. Similarly, an RV park may require specific commercial or recreational zoning.
The zoning process typically involves:
1. Researching current zoning designation
2. Understanding permitted uses and restrictions
3. Applying for zoning changes or variances if needed
4. Public hearings and community input
5. Final approval from planning commissions or city councils
Zoning changes can take months or even years, and there's no guarantee of approval. This is why feasibility studies and due diligence must include thorough zoning analysis. A property that seems perfect may be unusable for the intended purpose due to zoning restrictions.
Sage Outdoor Advisory includes comprehensive zoning analysis in our feasibility studies, helping clients understand zoning requirements, identify potential obstacles, and develop strategies for navigating the zoning process. We work with clients to evaluate zoning feasibility before property acquisition and provide guidance on securing necessary approvals.
Examples of Zoning
- •A developer finds a 50-acre property perfect for a 30-unit glamping resort, but discovers it's zoned Agricultural, which doesn't permit commercial lodging. The developer must apply for a zoning change to Recreational/Resort zoning, a process that takes 8-12 months, requires public hearings, and costs $15K-$30K in application fees and legal costs. The feasibility study identifies this as a critical path item that could delay or prevent the project.
- •An investor purchases a property for an RV park assuming it's properly zoned, but later discovers the zoning only allows 40 sites when they planned for 80. The density restriction limits the property's revenue potential and requires either accepting lower capacity or applying for a variance, which may not be approved. A proper feasibility study would have identified this zoning limitation before purchase.
- •A glamping developer identifies a forested property zoned for recreational use, which permits glamping accommodations. However, the zoning requires 100-foot setbacks from property lines and limits structures to 20 feet in height, affecting the site plan. The developer must redesign the layout to comply, reducing the number of units from 25 to 18, impacting projected revenue. Understanding these restrictions early helps set realistic expectations.
Common Use Cases
- •Evaluating property suitability before purchase
- •Planning development projects and site layouts
- •Securing necessary approvals for outdoor hospitality properties
- •Understanding development constraints and opportunities
Related Services
Frequently Asked Questions About Zoning
What is zoning and why does it matter for outdoor hospitality properties?
Zoning is local government regulation that controls land use. For outdoor hospitality properties, zoning determines whether you can operate a glamping resort, RV park, or campground on a specific property. Zoning restrictions can prevent development, limit density, or require special permits, making it critical to understand zoning before purchasing land.
Can zoning be changed for an outdoor hospitality project?
Yes, but zoning changes are complex, time-consuming (often 6-18 months), and not guaranteed. The process involves applications, public hearings, planning commission review, and city council approval. Costs can range from $10K-$50K+ including application fees, legal costs, and engineering studies. A feasibility study should evaluate the likelihood of approval before proceeding.
What happens if I buy property that isn't zoned for my intended use?
You'll need to either apply for a zoning change (risky and time-consuming) or operate illegally (not recommended). This is why due diligence and feasibility studies must include zoning analysis before purchase. Operating without proper zoning can result in fines, forced closure, and inability to secure financing or insurance.
What zoning is typically required for glamping resorts and RV parks?
Requirements vary by jurisdiction, but typically include Recreational, Resort, Commercial, or Agricultural (with special permits). Some areas require specific outdoor hospitality zoning categories. A feasibility study should identify the exact zoning requirements for your location and intended use.
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