Land use & floodplain research · Indiana & Illinois
The person reading your zoning code administers one for a living.
Zoning verification, floodplain review, and site feasibility research for developers, acquisition teams, and permit expediting firms — delivered as written, sourced findings on a flat fee and a fixed date.
Flat fees published. Typical turnaround 2–7 business days. Rush available.
Land deals rarely die at closing. They die three months later.
Someone finally reads the flood panel, the overlay district, or the minutes from the last variance hearing on that parcel — and the answer now costs six figures instead of four. Not because anyone was careless, but because the reading is slow and the people making the decision are paid to source and close.
That reading is what I sell. I do it from the side of the counter that issues the determinations.
- Is the use permitted by right, by exception, or not at all?
- What do setbacks, height, density, and parking actually allow here?
- Is any of it in a mapped floodplain — and what does that trigger locally?
- Which approvals, in what order, on whose calendar?
- What did this jurisdiction do the last time someone asked?
Services & prices
Six things you can order today.
Zoning Verification
District, overlays, permitted-use determination, and dimensional standards — cited to current code text.
2–3 business days $850Floodplain & Hazard Review
Zone, panel and effective date, floodway relationship, and the local rules that go beyond the FEMA minimum.
2–4 business days from $2,500Site Feasibility Review
The whole picture on one parcel: zoning, overlays, flood, plan designation, and the realistic approval path.
5–7 business days from $1,500Approval Path Memo
Which board, which submittal deadline, which notice requirement — written as a calendar, with the slip points named.
5–10 business days $3,500Jurisdiction Primer
Entering an unfamiliar market? How that county actually operates — process, cadence, standards, and where outsiders get caught.
10 business days retainerOverflow & White-Label
Research capacity under your name, on your template, to your deadline. For firms with more volume or geography than bandwidth.
monthly blockPublic agency? Municipal, county, and MPO services are here →
Why this is different
I administer the rules I research.
I serve as a county planning administrator and floodplain administrator. When I tell you what a reviewer will require, I am telling you what I require.
Findings are separated by confidence.
What the code says, what the practice has been, and what still needs an agency determination are three different things. Every memo keeps them apart.
Bad news arrives in week one.
If the site does not work, you want that before the architect is paid. Telling you the deal is a problem is the most valuable thing I can do.
How it works
Four steps. No open-ended engagement.
- 1
Send the parcel
Address or parcel number, what you want to build, and the deadline you are working against.
- 2
Scope confirmed
Question list, flat fee, and delivery date in writing before any work starts.
- 3
Written findings
Sourced to code sections, panels, and plan documents, with open questions stated plainly.
- 4
Debrief call
What the findings mean for your schedule and your next decision.
Start here
Send a parcel and a deadline.
Those two things decide whether I can help. If the answer is quick, you will get it on a call at no charge. If it is not quick, you will get a flat fee and a date before anything starts.
- Reply within one business day
- Flat fee against a written scope — no hourly surprises
- Rush turnaround available when a diligence window is closing
Prefer to talk first?
Schedule a 30-minute call
Call 219-669-6099