Brandons CEA
Thursday, May 3, 2012
Viability Analysis
Viability Analysis
1. Make a list of at
least three commercial or institution development facilities that you have
considered for the site. Your list may include some of the following facility
types.
·
Wake Board Shop
· Sports
Facility
· Coffee
Shop
· Fast
Food
2. Review applicable codes,
regulations, and zoning. Are all of the commercial or institutional facilities
on your list legally allowable? Is a variance or zoning change necessary in
order to obtain a building permit? Note that variances and zoning changes are
routinely requested and should not automatically eliminate a commercial activity
at this point in project planning. However, if the proposed activity will
conflict with surrounding uses, a variance or zoning change may not be
granted.
The coffee shop and the fast food would require a change in
zoning and codes but all are allowable.
3. Eliminate project ideas
from the list that appear to conflict with codes, regulations, and/or zoning and
for which you anticipate a variance or zoning change is unlikely. Your teacher
will act as the zoning board in order to approve any zoning variance requests.
Select alternate potential commercial projects that you consider to be legally
allowed or for which you anticipate a variance or zoning change is feasible (per
your teacher). Provide at least three potential project
ideas.
The highest scoring option on the
decision matrix (sports arena) requires small changes in
codes.
4. Make a list of all of the
important physical site characteristics that should be considered when choosing
a type of facility to be constructed on the site. Examples include availability
of utilities, environmental concerns, size and shape of property, location of
floodplains and wetlands, etc.
· Size of
pond
· Type of
soil
· Proximity to other
land features
· Land
features
5. Approximate the square
footage for each potential project. Then approximate the cost of the facility
using the RS Means Quick Cost Estimator
athttp://www.rsmeans.com/calculator/index.asp. This site requires
registration, but is free. If a specific facility is not listed, choose the
facility that most closely resembles the project for which you are creating the
estimate.
Sports
Arena~72000ft²
~7500ft²
Sport
Track~3750ft²
Food
Place~5000ft²
· Record the Construction
Type used for each project estimate.
Movie Theatre
II-A
Laser Tag I-A (with foam on
concrete)
Sport Track (offices)
I-A
Food Place
II-A
· Record the estimated
Contractor’s Overhead & Profit, Architectural Fees, and Total Building Cost
for low, medium, and high cost ranges for each project
estimate.
Sports
Arena~$1,563,485
Coffee
Shop~$400,000
Wake Board
Shop~$381,824
Fast Food~$725,000 to
$850,000
· Calculate the cost per
square foot for the medium total building cost for each
facility.
Sports Arena~$130 per ft² to $143 per
ft²
Coffee Shop~$36 per ft² to $74 per
ft² (without vests/equipment)
Wake Board Shop~$85 per ft² to
$105 per ft²
Fast Food~$145 per ft² to $175 per
ft²
It is important to understand that
the cost of construction alone cannot determine financial feasibility. The
anticipated return on the investment must also be considered; however, we will
not investigate investment return potential here.
6. Based on the results of
your decision matrix, choose the commercial project that appears to be the best
choice for the site. Write a brief viability analysis and project proposal
describing the type of commercial facility that your team recommends for the
site. Justify your suggestion using the information you have gathered and your
decision matrix comparison as evidence.
The best choice for the site would
be the sports arena. This is because not only did it get the highest score on
the decision matrix, but it also would be the most practical. Although it isn't
necessarily the best choice financially, it will still bring in revenue and will
be a good tool for surrounding area sports teams of all kinds. We would have an
all turf inside which would allow practice of all sports to occur with cleats
and everything. This could also be used for concerts and events of those types
if that becomes necessary for the revenue to be brought
in.
Tuesday, March 13, 2012
4.1.4 Site Discovery
1. Plat – Recorder of Deeds or Public Records Online Directory website
2. Tax map - Recorder of Deeds or Public Records Online Directory website
4. Soils map and soil characteristics data, soil boring data (if available)
5. Web Soil Survey (WSS) at http://websoilsurvey.nrcs.usda.gov/
Wells County, Indiana (IN179)
6. Building Code
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
BkB2 Blount-Del Rey silt loams, 1 to 4 percent slopes, eroded 1.8 32.2%
GnB2 Glynwood silt loam, 2 to 5 percent slopes, eroded 3.9 67.5%
Pm Pewamo silty clay loam 0.0 0.3%
Totals for Area of Interest 5.7 100.0%
Wells County, Indiana (IN179) | |||
---|---|---|---|
Map Unit Symbol | Map Unit Name | Acres in AOI | Percent of AOI |
BkB2 | Blount-Del Rey silt loams, 1 to 4 percent slopes, eroded | 1.8 | 32.2% |
GnB2 | Glynwood silt loam, 2 to 5 percent slopes, eroded | 3.9 | 67.5% |
Pm | Pewamo silty clay loam | 0.0 | 0.3% |
Totals for Area of Interest | 5.7 | 100.0% |
Map Unit Symbol | Map Unit Name | Acres in AOI | Percent of AOI |
BkB2 | Blount-Del Rey silt loams, 1 to 4 percent slopes, eroded | 1.8 | 32.2% |
GnB2 | Glynwood silt loam, 2 to 5 percent slopes, eroded | 3.9 | 67.5% |
Pm | Pewamo silty clay loam | 0.0 | 0.3% |
Totals for Area of Interest | 5.7 | 100.0% |
6. Building Code
2701.1 Scope. This chapter governs the electrical components, equipment and systems used in buildings and structures covered by this code. Electrical components, equipment and systems shall be designed and constructed in accordance with the provisions of NFPA 70.
7. Municipal Ordinances (Online Library at http://www.municode.com/ or library at http://www.amlegal.com) City of Fort Wayne, Ossian unfound.
2011 S-37 Supplement contains: Local legislation current through Ord. G-04-12, passed 2-21-12 State legislation current through Legislative Service, 2011 Acts, Pamphlet No. 6
8. Zoning Map (municipal ordinances or online map)
9. Flood Insurance Rate Map (create a FIRMette on the FEMA Map Service website at http://msc.fema.gov)
10. Wetlands Inventory (National Wetlands Inventory at http://www.fws.gov/wetlands/Data/Mapper.html)
The site is in a fresh water emergent area.
11. Coastal Zone regulations if applicable (http://coastalmanagement.noaa.gov/mystate/welcome.html)
Lake Michigian is on the north eastern part of Indiana which makes wells county a non-costal county.
12. Endangered Species Critical Habitat Map (FWS Critical Habitat Portal at http://criticalhabitat.fws.gov/)
There are no endangered species in the state of Indiana at the present time. There is also no endangered species in Wells County Indiana.
13. Superfund sites (EPA National Priorities List webpage at http://www.epa.gov/superfund/sites/npl/index.htm)
Status | Non-Federal (General) | Federal | Total |
---|---|---|---|
Proposed Sites | 58 | 4 | 62 |
Final Sites | 1144 | 158 | 1302 |
Deleted Sites | 344 | 15 | 359 |
Milestone | Non-Federal (General) | Federal | Total | |||||||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Partial Deletions | 40 | 17 | 57* | |||||||||||||||
Construction Completions | 1053 | 70 | 1123 | |||||||||||||||
Sites that have achieved these milestones are included in one of the three NPL status categories. * 72 partial deletions have occurred at these 57 sites. |
14. Public Transportation Routes nearby
Public TransportationThe priority of WOW! Wells on Wheels! is to provide affordable public transportation throughout Wells County, Indiana for everyone regardless of age, race, religion, sex, disabilities or national origin. WOW! public transportation funding is from: INDOT 5311, Wells County Government, United Way of Wells County, Aging & In-Home Services of Northeast Indiana, Fuel Sponsor of the Month Program, program fares and donations, fundraising efforts, and charitable contributions.
Transportation is available Monday through Friday from 6:00 AM until 7:00 PM. WOW! Wells on Wheels! Public Transportation includes numerous vans. Many of the vans are equipped with wheelchair accommodations. Examples of transportation destinations may include places of employment; a child-care location; medical facilities; shopping centers; hair appointments; social service organizations; banking; professional offices, such as a lawyer, or social activities; and any other place the rider cares to go.
To read complete information about WOW! Public Transportation, please go to the Public Transit web page tab at the top of this page. To schedule a ride contact WOW! at 260-824-4969 or 1-877-477-4WOW (4969) between 6:00 AM and 7:00 PM and ask to speak with the Dispatcher, or call anytime to leave a message.
The cost for a trip out to the site is $5.00 dollors.
They charge the following for over trips:
$2.00 for trips within Bluffton city limits
$5.00 for trips within Wells County
$20.00 for trips outside of Wells County up to 30 miles from Bluffton
$50.00 for trips 31-50 miles from Bluffton.
$1.00 for children under the age of 12 and accompanied by an adult. Children under age 12 traveling alone will be charged regular WOW! fares listed above.
Transportation is available Monday through Friday from 6:00 AM until 7:00 PM. WOW! Wells on Wheels! Public Transportation includes numerous vans. Many of the vans are equipped with wheelchair accommodations. Examples of transportation destinations may include places of employment; a child-care location; medical facilities; shopping centers; hair appointments; social service organizations; banking; professional offices, such as a lawyer, or social activities; and any other place the rider cares to go.
To read complete information about WOW! Public Transportation, please go to the Public Transit web page tab at the top of this page. To schedule a ride contact WOW! at 260-824-4969 or 1-877-477-4WOW (4969) between 6:00 AM and 7:00 PM and ask to speak with the Dispatcher, or call anytime to leave a message.
The cost for a trip out to the site is $5.00 dollors.
They charge the following for over trips:
$2.00 for trips within Bluffton city limits
$5.00 for trips within Wells County
$20.00 for trips outside of Wells County up to 30 miles from Bluffton
$50.00 for trips 31-50 miles from Bluffton.
$1.00 for children under the age of 12 and accompanied by an adult. Children under age 12 traveling alone will be charged regular WOW! fares listed above.
15. Local emergency medical, police, and fire stations
The closest fire department is about 2 miles away in Uniondale with the Ossian fire deparment being about 5.7 miles away. Closest police disbach is about 5.7 miles away in Ossian. The closest hospitle Bluffton Regonal being about 8.4 miles away in Bluffton. The cosest EMS is in Ossian about 5.7 miles away.
The closest fire department is about 2 miles away in Uniondale with the Ossian fire deparment being about 5.7 miles away. Closest police disbach is about 5.7 miles away in Ossian. The closest hospitle Bluffton Regonal being about 8.4 miles away in Bluffton. The cosest EMS is in Ossian about 5.7 miles away.
Police Phone Number: 260-622-7519
emergency Number: 911
Fire Station Number for Ossian: (260) 622-4625
Fire station Number for Uniondale: (260) 622-4625
Bluffton Regonal Hospital Phone Number: (260) 824-3210
Ossian EMS Phone Number: (260) 622-7838
Monday, December 12, 2011
Activity 3.1.2 Land Use and Development Regulations
1. Identify the Building Code that applies in Noblesville by reviewing Section 154.04 Adoption of Rules by Reference in the Noblesville Code of Ordinances.
(a) Fire and Building Safety Standards
(b) Indiana Building Code
(c) Indiana Building Code Standards
(d) Indiana Handicapped Accessibility Code
(a) Fire and Building Safety Standards
(b) Indiana Building Code
(c) Indiana Building Code Standards
(d) Indiana Handicapped Accessibility Code
2. Visit the Indiana Association of Building Officials website at http://www.iabo.com/ and follow the link to Current Codes. On which model code is the current Indiana Building Code based?
3. Using the International Building Code, find the Use and Occupancy classification of the proposed new Keystone Building.
A-4 Assembly uses intended for viewing of indoor sporting events and activities with spectator seating including, but not limited to:
Arenas
Skating rinks
Swimming pools
Tennis courts
Arenas
Skating rinks
Swimming pools
Tennis courts
4. Using the International Building Code, describe each of the four types of construction. Based on the existing structure, under which of these types of construction could the Keystone Building fall? See section 503.1.
602.2 Types I and II. Types I and II construction are those types of construction in which the building elements listed in Table 601 are of noncombustible materials, except as permitted in Section 603 and elsewhere in this code.
602.3 Type III. Type III construction is that type of construction in which the exterior walls are of noncombustible materials and the interior building elements are of any material permitted by this code. Fire-retardant-treated wood framing complying with Section 2303.2 shall be permitted within exterior wall assemblies of a 2-hour rating or less.
602.4 Type IV. Type IV construction (Heavy Timber, HT) is that type of construction in which the exterior walls are of noncombustible materials and the interior building elements are of solid or laminated wood without concealed spaces. The details of Type IV construction shall comply with the provisions of this section. Fire-retardant-treated wood framing complying with Section 2303.2 shall be permitted within exterior wall assemblies with a 2-hour rating or less. Minimum solid sawn nominal dimensions are required for structures built using Type IV construction (HT). For glued-laminated members the equivalent net finished width and depths corresponding to the minimum nominal width and depths of solid sawn lumber are required as specified in Table 602.4.
602.5 Type V. Type V construction is that type of construction in which the structural elements, exterior walls and interior walls are of any materials permitted by this code.
602.2 Types I and II. Types I and II construction are those types of construction in which the building elements listed in Table 601 are of noncombustible materials, except as permitted in Section 603 and elsewhere in this code.
602.3 Type III. Type III construction is that type of construction in which the exterior walls are of noncombustible materials and the interior building elements are of any material permitted by this code. Fire-retardant-treated wood framing complying with Section 2303.2 shall be permitted within exterior wall assemblies of a 2-hour rating or less.
602.4 Type IV. Type IV construction (Heavy Timber, HT) is that type of construction in which the exterior walls are of noncombustible materials and the interior building elements are of solid or laminated wood without concealed spaces. The details of Type IV construction shall comply with the provisions of this section. Fire-retardant-treated wood framing complying with Section 2303.2 shall be permitted within exterior wall assemblies with a 2-hour rating or less. Minimum solid sawn nominal dimensions are required for structures built using Type IV construction (HT). For glued-laminated members the equivalent net finished width and depths corresponding to the minimum nominal width and depths of solid sawn lumber are required as specified in Table 602.4.
602.5 Type V. Type V construction is that type of construction in which the structural elements, exterior walls and interior walls are of any materials permitted by this code.
5. Compare the allowable Building Heights and Areas (IBC 2009 Table 503) for the Keystone Library using different construction types. What is the least restrictive construction type that can be used for the Keystone Library? Is a fire-protective layer required over the structural elements? Note: The letter A indicates that the structural members are protected by a fire-rated coating or cover (sheetrock, spray on, or another approved method). The letter B indicates that the structural members are not protected by an additional fire-rated coating or cover.
Type I is the least restrictive, but isnt the most practical for a library so either Type II or IV which allow the same amount for area and floors. Yes a fire-protective layer is required over the structural elements.
6. What materials do you propose to use for the new interior walls and floor for the Keystone Building? Justify your answer.
6. What materials do you propose to use for the new interior walls and floor for the Keystone Building? Justify your answer.
Walls made of laminated fire retardant wood over aluminum framing.
7. Use the IBC to determine the Occupant Load (IBC 2009 Section 1004) for the Keystone Building assuming a second floor is added. For now, conservatively assume that the second floor is entirely stacks and that the first floor is entirely reading rooms. In addition, because there is currently no plan to include an outside stairway to the roof, assume that the occupants of the green roof must exit through the 2nd floor. The building inspector has determined, based on the planned use of the green roof as additional reading area, that the occupant load for the green roof may be based on the requirements for reading rooms.
7. Use the IBC to determine the Occupant Load (IBC 2009 Section 1004) for the Keystone Building assuming a second floor is added. For now, conservatively assume that the second floor is entirely stacks and that the first floor is entirely reading rooms. In addition, because there is currently no plan to include an outside stairway to the roof, assume that the occupants of the green roof must exit through the 2nd floor. The building inspector has determined, based on the planned use of the green roof as additional reading area, that the occupant load for the green roof may be based on the requirements for reading rooms.
First floor approximately 178 people.
Second floor approximately 46 people.
Green roof approximately 178 people.
8. The occupant load is used to determine the minimum egress width for the building. Use the IBC to determine the required total egress width (IBC 2009 Section 1005) for the Keystone Building including the second floor.
Second floor approximately 46 people.
Green roof approximately 178 people.
8. The occupant load is used to determine the minimum egress width for the building. Use the IBC to determine the required total egress width (IBC 2009 Section 1005) for the Keystone Building including the second floor.
For stairways 113.5 inches.
For other means of egress 89 inches.
9. What is the minimum number of exits required for the Occupant Load (IBC 2009 Section 1021)?
For other means of egress 89 inches.
9. What is the minimum number of exits required for the Occupant Load (IBC 2009 Section 1021)?
10. Read IBC 2009 Section 1021.2. Is it permissible to have only a single exit from the ground floor? From the second floor? Justify your answers.
No it must have at least 2 exits per story.
The answers to the following questions should be researched in the Noblesville Code of Ordinances and the Noblesville Zoning Map.
11. In which zoning designation does the Keystone building property lie? (Refer to the Keystone Library Site Location Map to help locate the site on the zoning map.)
Planned business
12. Describe the purpose of this zoning designation. Document your answer with a section number from the code.
12. Describe the purpose of this zoning designation. Document your answer with a section number from the code.
13. What is the minimum lot size within this designation? Does the Keystone Property meet this requirement? Document your answer with a section number of the code.
14. What is the maximum building height according to the Noblesville ordinance?
15. Read Section 159.120 of the Noblesville Code of Ordinances. Record any information that is important to the redevelopment of the Keystone building.
16. Is the Use proposed in Keystone Building Project permitted on this property? Document your answer.
17. When developing a property, when is landscaping and screening required?
Thursday, December 8, 2011
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