Sugarcreek Chiro

Overlooked Factors

Please take some time to review the information below with the understanding that the design of a building, and the cost of building materials, are just part of the story when discussing the final cost of a building project. This list is intended to demonstrate how many factors can influence the ultimate cost of a construction project.


The Often Overlooked Factors That Affect Total Project Cost

SITE

  • Buildable Area—Right of Way, Easements, Encroachments, Setbacks, Zoning Requirements
  • Existing Topography
  • Import/Export—Haul Distance
  • Topsoil depth
  • Water table
  • Rock
  • Existing Structures—Buried
  • Weather
  • Soil Bearing Capacity
  • Environmental Studies—Phase I/II, EPA, Wetlands, Abatement, etc.
  • Grade Slope
  • Trees, Brush
  • Potential for contamination
  • Onsite borrow possible
  • Borrow onsite: Stockpile
  • Room to coordinate site during construction/excavation

UTILITIES

Electric

  • Proximity to site/building
  • Overhead/underground
  • Road cuts needed/allowed
  • Easements
  • 3 phase/single phase
  • Aid to Construction costs
  • Voltage available/required
  • Temporary power availability
  • Phone/cable TV available. T-1, DSL, Roadrunner available

Gas

  • Proximity to site
  • Volume/pressure available/required, MBTUH
  • Easements
  • Aid to Construction costs
  • Road cuts needed/allowed
  • Tap fees for transmission mains

Water

  • Proximity to site
  • Hydrants, 400’ to each door
  • Volume/pressure available/required
  • Easements
  • Road cuts needed/allowed
  • Main extension required—pipe material allowed—backflow vault, loop main
  • Combined/separate service
  • Meter location—pit/in building
  • Tap fees/excess capacity fees/protection fees
  • Rock—mains must be 4’–6” deep minimum

Sanitary

  • Proximity to site
  • Easements
  • Road cuts needed/allowed
  • Main extension required—pipe material allowed
  • Tap fees/excess capacity fees/protection fees
  • Rock—Sanitary must be 3’ deep minimum – will the furthest point of building drain? 1–6” + ¼”/LF

Storm

  • Proximity to site – storm pipe available on site, depth, size sufficient? If discharge to grade, exiting ditch or concentrated discharge concerns?
  • Easements
  • Road cuts needed/allowed
  • Main extension required—pipe material allowed
  • Tap fees/excess capacity fees
  • Rock
  • Depth available/required
  • Detention requirements/area needed
  • Dry Well—Perc. Test
  • Slope/grade to shed: detention storm water

ZONING

  • Jurisdiction
  • Current Zoning—Allowable Use/Conditional Use/PUD
  • Moratorium
  • Conditional Use—BZA
  • Appeal Process—Time/Cost/Complexity of zoning appeal
  • Adjacent Zoning—Residential increased setbacks
  • Neighbor objections
  • Landscape Requirements
  • Lighting Requirements
  • Sign Requirements/Restrictions
  • Sidewalk/Curbing Requirements
  • Paving Material Requirements—Approaches, Docks, Parking lots
  • Building Materials Requirements
  • Parking Requirements—off street loading, parking space sizes/number, screening, Islands, lighting, curbing, stacking, setbacks, approaches, curb cuts allowed/needed, allowable coverage
  • Fencing Allowed/needed

TRAFFIC

  • Line of Sight
  • Traffic Signals/Signs
  • Road improvements—Curb/Gutter, Deceleration Lanes
  • Neighbor Influence—Financing Implications (TIF—school board, etc.)
  • Government Confusion—Who has jurisdiction of road? ODOT, BOE, City, Township, County, State, Federal, etc.
  • Too close to an intersection
  • Size of approach, width of road, size of turning radius

INCENTIVES

  • TIF (Tax Increment Financing)
  • EDGE (Economic Development/Government Equity)
  • Linked Deposit
  • Port Authority
  • Tax Abatement Real/Property
  • County Corp
  • Citywide Development
  • SBA (Small Business Association)
  • Historic Tax Credit