| Establishing the feasibility of a project is a critical step | | | | projected durations. |
| on the road to successful property development. | | | | Assemble necessary building permit applications such |
| Performing the necessary due diligence at the correct | | | | as Building Permit, Plumbing, Heating/Mechanical, |
| time is the key to effective risk management. The | | | | Signage, Water, Sewer, Fire Suppression etc. |
| primary impacts in all property development, property | | | | 6 Energy and Environmental Analysis |
| planning and process management are scope, | | | | Enables property owner or developer to consider |
| schedule and budget. Monitoring these three things | | | | different environmentally conscious planning strategies |
| and assessing where you are relative to each will | | | | and assess impact on long term building costs. |
| allow you to advance from milestone to milestone | | | | Introduction to LEED and other measuring systems |
| with confidence. Below I have listed the nine levels of | | | | for environmentally conscious buildings. Introduce |
| feasibility analysis required to ensure adequate risk | | | | environmental building strategies and concepts such |
| management. | | | | as green roofs, green wall systems, storm water |
| LEVELS OF FEASIBILITY | | | | systems, passive solar systems, etc. |
| 1 Programming and Needs Assessment | | | | Provide energy analysis of proposed new buildings |
| Enables property owner or developer to identify | | | | and building additions. |
| general business and operational needs which will be | | | | 7 Condition Assessment (Existing Properties) |
| used as a baseline for planning physical building | | | | Enables existing property owners to better manage |
| projects. | | | | their facilities and establish budgets for maintenance |
| Identify general site and building key program needs. | | | | and repair. |
| Develop a space program to be used in conceptual | | | | Enables property investors to assess risk as it relates |
| building design. Initiate preliminary research of | | | | to existing property condition and to assign costs for |
| systems and strategies which support business and | | | | repair and maintenance to be incorporated into |
| operational needs. | | | | investment proforma. |
| 2 Conceptual Site Planning | | | | Non destructive exterior physical grounds assessment |
| Enables property owner or developer to assess | | | | which identifies critical items, repair items, and general |
| investment risk based on how well the programmed | | | | maintenance items as it pertains to parking, |
| site elements fit and function on the available site. | | | | sidewalks, landscaping, site amenities, etc. |
| Provide conceptual site plan which delineates logical | | | | Non destructive building condition physical assessment |
| site element placement. The site plan factors in | | | | which identifies critical items, repair items, and general |
| primary and secondary adjacency requirements as | | | | maintenance items as it pertains to building envelope |
| well as technical site limitations and restrictions. | | | | and enclosure. |
| Typical site elements would be building structures, | | | | Provide photographic survey of exterior and interior |
| parking, access roads, service drives, wetlands, | | | | building. Provide structural building assessment which |
| ponding, site amenities etc. | | | | identifies the condition of the existing building |
| Provide conceptual site planning options for property | | | | structure and evaluates technical feasibility for |
| owner or developer evaluation and review. Identify | | | | proposed building expansions. |
| short term and long term physical planning strategies | | | | Provide mechanical systems assessment which looks |
| for operational growth and expansion which support | | | | at the age, condition and capacity of existing |
| the business growth projections. | | | | mechanical equipment and systems. |
| 3 Conceptual Building Planning | | | | Provide electrical systems assessment which looks at |
| Enables property owner or developer to assess | | | | the age, condition and capacity of existing services |
| investment risk based on how well the programmed | | | | and systems. |
| building elements function in a basic building | | | | Provide a Life Cycle Cost Analysis and Capital |
| configuration as it is located on the proposed site. | | | | Expense Plan which itemizes existing building |
| Provide conceptual building adjacency diagrams which | | | | equipment and the projected replacement cycle for |
| factor in primary and secondary functional | | | | each. |
| adjacencies for building components, departments | | | | 8 Cost Estimating |
| and/or specific spaces. | | | | Enables property owner or developer to evaluate |
| Provide building plan options which incorporate all | | | | investment risk as it is impacted by overall project |
| available conceptual planning criteria. | | | | cost and provides comprehensive figure for |
| 4 Zoning Analysis | | | | construction related costs to be incorporated into |
| Enables property owner or developer to assess | | | | project financial analysis. |
| investment risk based on how well the proposed site | | | | Provide a conceptual cost estimate which includes an |
| plan and building meet local planning and zoning | | | | itemized breakdown of anticipated costs including but |
| requirements. | | | | not limited to general construction, furniture |
| Complete Zoning Analysis Checklist which itemizes | | | | equipment and technology, surveys and testing, |
| site and building zoning requirements for typical zoning | | | | reimbursable expenses and contingencies. Also |
| categories such as zoning designation, permitted | | | | projected are primary and specialty design and |
| uses, parking, setbacks, building height restrictions, | | | | consulting fees. |
| FAR, landscaping, etc. | | | | Provide budget projections which factor in all |
| Review city zoning map and zoning classification. | | | | projected project costs and available funding sources. |
| Assess compliance of proposed site and building. | | | | 9 Risk Management Scheduling |
| Identify site easements and restrictions. Assess | | | | Enables property owner or developer to assess |
| impact of easements and restrictions on proposed | | | | overall investment risk as it relates to project timing |
| site plan and building plan. Review city Land Use Plan | | | | and requirement for project funding. |
| and assess compliance of proposed building and site | | | | Prepare a detailed critical path schedule which takes a |
| configuration. | | | | detailed look at the due diligence tasks, phases, and |
| 5 Building Code Analysis | | | | milestones required to complete the project. |
| Enables property owner or developer to assess | | | | The schedule is composed of milestone durations |
| investment risk based on impacts of current building | | | | which are tied together with hypothetical dates that |
| codes and local amendments. | | | | provide a synopsis of the process from site |
| Complete Building Analysis Checklist which identifies | | | | discovery to the end of construction. |
| general project information and itemizes general | | | | The milestone schedule is structured in a manner to |
| building code requirements for criteria such as | | | | delineate levels of risk and provides natural process |
| acceptable building type, allowable areas and building | | | | milestones to evaluate feasibility and assess capacity |
| heights, occupancy group classifications and | | | | to proceed. |
| occupancy loads, exiting, fire resistive rating, etc. | | | | Make a Plan. Have a Plan. Lets make it happen! |
| Identify building permitting process requirements and | | | | |