Selecting a Site for New Construction

While some organizations are busy building web sites in cyberspace, others must deal with the more concrete process of selecting a physical site for new construction. Finding the right location can be a challenge, but an organized approach will start you in the right direction.

Most site searches are dictated by internal needs, encompassing both physical and business requirements. Often the need is for more space, but in an age emphasizing downsizing and operating efficiencies, the search may be for a smaller space.

Define the Building's Physical Needs

Detailing a new building's physical needs is referred to as programming. Programming precedes the site search and can be facilitated by a programming consultant or an architect. It involves collecting information about an organization's space needs and boiling it all down to a spatial definition.

The programmer meets with management to develop a set of criteria, including the organization's long-term vision. The programmer constructs a set of questions to determine the functions of each existing and anticipated work group, the number of current and expected employees, and their space needs.

Programming includes planning for equipment, process and communication requirements, and a study of the interrelationships of individual functions. General requirements such as conference rooms, rest rooms, lunch areas and locker facilities are also programmed.

The next task for the programmer is to apply his or her knowledge of building code requirements. This includes the facility's entry and exiting, circulation, fire and life safety, electrical and HVAC systems, all of which must be allotted the requisite space. Compliance with other types of regulations such as the Americans with Disabilities Act will also be evaluated.

With the interior requirements defined, an approximate building size and footprint can be established. Exterior considerations which will impact the site selection include transportation needs such as parking facilities, loading docks, and truck and rail access.

With the building's size and description mapped out, it's possible to make some assumptions regarding types of construction and potential costs. This can be extremely valuable when comparing land and building costs.

Specify Your Business Needs

The second aspect of defining the site search criteria is a consideration of the organization's business needs. Has the enterprise outgrown the local supply of skilled labor or raw materials? Perhaps local operating costs such as taxes, energy costs or transportation have made other locations more attractive.

Other considerations may include plans to penetrate a new market, a merger or acquisition, a desire for a change of image, or the lure of government incentives. New material processing, manufacturing or assembly technologies might render the current facility inadequate, prompting a move to new quarters.

Once you have established the project's physical and business criteria, you'll have the benchmarks needed to proceed with the search.

Form the Team and Start the Search

Forming a team of qualified professionals is an effective means of making an efficient search. In our capacities as a construction manager and design/builder, Beyer Construction has contributed to effective team building. Among the recent customers we have assisted with site selection are the Wisconsin Humane Society, Ultra Tool Inc. and Milwaukee Irish Fest.

Once an acceptable geographic area has been determined, the team can focus on the local government. This is important because the various agencies and commissions can make a deal untenable with inordinate costs.

For example, the local government may want to have the infrastructure upgraded beyond what is actually needed for the building and property. In addition to searching for alternative sites, the search team's duties include controlling the costs involved in the search.

The team also reviews local codes and ordinances. The review includes an analysis of regulations affecting building and construction types, setbacks from the property lines, parking and loading facilities, screening, landscaping, signage and green space requirements.

Make the Offer

By the time you've chosen a site, we can provide a fairly good idea of the building's construction costs, and you can make an offer for the land knowing all of your development costs.

Accepted offers normally include a due diligence clause which provides a specified period during which you can investigate the property as well as its history, title and restrictions.

Most physical investigations are of two types: environmental and soils. An environmental study generally seeks out problems related to pollution. A soils test includes borings to determine the soil's composition, its bearing capacity, and the depth of the water table. If the site meets all the requirements and contingencies, you can proceed with the purchase.

There are apt to be revisions to your original plans along the way, but if you follow this plan, you should be able to proceed with confidence.