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.

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