Key Considerations Before Building on Your Land

Before starting a construction project on land you own or are considering purchasing, there are several important factors to evaluate. These can have significant impacts on the success and cost of your project. Here are the key things to know:

1. Environmental Phase Reports and Soils Report

Environmental Concerns

It’s essential to understand whether the soil contains hazardous materials, which can arise from past land use. Common contaminants include:

• Heavy metals (e.g., lead, mercury)

• Pesticides and industrial chemicals

• Petroleum products and solvents

If contaminants are detected, soil remediation is required, which can be expensive. Methods include excavation, bioremediation, chemical treatments, and phytoremediation. These methods can add substantial unforeseen costs to your project.

Why Phase Reports Matter:

• Phase 1 Report: Identifies potential contamination without extensive testing.

• Phase 2 Report: Conducts more detailed investigations if contamination is suspected.

Cost: You can expect to pay between $5,000 to $10,000 per report.

Soil Analysis

A professional soils report provides crucial information on the type and strength of the soil at various depths, particularly where foundations and other structures will be built. Understanding the soil bearing capacity is critical for designing safe, cost-effective structures. If the soil has a low bearing capacity (usually below 2,000 psf), soil improvement methods or deep foundations may be necessary.

Costs and Risks: It's essential to hire a professional to conduct soil borings and analyses, which could lead to significant cost-saving if issues are identified early.

2. Utilities Availability

Many projects hit a snag when utility infrastructure doesn't meet the requirements of the building or business. Ensure you verify the availability of utilities early on:

• Domestic water

• Fire lines

• Sanitary sewer

• Storm sewer

• Natural gas

• Electricity

Ensure the utility providers can support the capacity your project requires. If a utility is insufficient, this could result in delays or additional costs, making a site unsuitable for your needs.

3. Zoning and Local Ordinances

Zoning laws and local ordinances are essential to understand before moving forward with your project. These regulations dictate what can and cannot be built on your property.

• Zoning: Determines what type of building or facility can be constructed (e.g., residential vs. commercial). Ensure your land is zoned appropriately for the proposed project.

• Setbacks: Local laws may require specific distances from property lines, which could impact your site layout and design. For instance, a residential property might have a 50-foot setback from commercial zones.

Local jurisdictions enforce these regulations, so knowing them is critical to avoid costly delays or redesigns.

4. Wetlands and Environmental Regulations

Wetlands are sensitive environmental areas that are regulated by agencies like the U.S. Army Corps of Engineers and the EPA. These areas are crucial for biodiversity and the ecosystem.

If your land contains wetlands, you'll need an environmental expert to determine what portions can be developed or remediated. Only a small percentage of wetlands may be disturbed, so understanding these limitations is crucial in the early stages of planning.

5. Site Layout and Design

Once the environmental and legal factors are addressed, it’s time to start designing. Creating a detailed site layout is essential for visualizing the placement of buildings, parking lots, driveways, and accessory structures. A thoughtful layout helps you see potential issues, such as traffic flow or space constraints, before the actual construction begins.

6. Understanding Construction Costs

Understanding the full scope of your project’s costs is essential. This includes:

• Land preparation costs (e.g., soil remediation, utility setup)

• Design and construction costs

Partnering with a design-build professional will give you an accurate cost proposal that incorporates all of the considerations mentioned above. This proposal is often required when applying for financing, so having it early in the process can save time and reduce surprises later.

Contact Us for Help

If you have questions or need assistance with any of these steps, feel free to reach out to us. We can help you navigate the complexities of land development, ensuring your project starts on the right foot.