One of the problems that we often see crop up, especially for smaller churches that are planning to build; is a tendency to purchase property that seems to be a tremendous value; without, however, considering that one or more of the following may exist:
1. The property needs imported fill; this can cost more than the land.
2. The soil under where the building will be placed is not suitable to build on. It all must be
removed, replaced and properly compacted, and once again, this can cost more than
the land that they purchased.
3. It has easements they were not aware of. I have even encountered a church that could not
build on the property at all.
4. If the land is on a steep hill, it can cost more than it is worth to correct.
5. Having to export too much soil can also be very cost prohibitive.
When evaluating property that you think may be suitable, you need to do these things
before committing:
1. Discuss with the city planning department what can be done with the property, restrictions
that may exist, or zoning or platting that may be required.
2. Talk to the building inspector to see what he may know about the property.
3. Meet with a couple of civil engineers and discuss with them what you want to do with the
property.
4. Ask the civil engineers to quote a price and prepare a list of items that will need to be
completed to acquire a building permit. Also, ask them to provide you with an estimate
of the length of time involved to complete the process.
5. Have the civil engineer list what will be required of you to build on this site from the county or city. They will, many times, have a print-out that lists the architectural review process.
The list that they provide should be complete; use the list below as a guide line.
Check list:
1. Check for any easements
A. Front , rear and side set-backs
B. Utilities easements - gas, sewer, storm sewer, power company, cable company, telephone
companies, drainage, flood ways and any other easements or setbacks
should be located.
2. Wet lands: You must know what you are dealing with. Sometimes it is minor, but sometimes it can be major. Know the requirements. To deal with even a tiny rivulet can sometimes amount to a tremendous cost.
3. Flood zone
4. Flood ways
5. Endangered species: Check with the civil engineer; they will know if you should be concerned about this item.
6. Burial grounds or artifacts
7. Do soil borings to test verify that the land is stable and not a dumping ground. Sometimes you can discern a lot about a piece of property because of what is adjacent to it. Many times people in the community know what has happened on that property for the last 100 years.
8. Do an environmental study; this will safeguard you in case hazardous materials have been dumped on the property. Gas or oil can be hazardous waste and contaminate the land; and if you purchase the land; it becomes your problem to deal with, even if you did not pollute the land.
9. Check all zoning; make certain that you can build what you want on the property. Churches sometimes have special use permits. Check height restrictions and view restrictions.
10. Retention ponds - will they be required?
11. Utilities – are they readily available to the property?
12. Septic - will you need it or do you have city sewer? Discuss requirements.
13. Water - will it be a well or can it be connected to city water? Discuss.
14. Fire protection - if needed, and you do not have city water; you will incur a substantial cost implementing an approved water system that will be acceptable in case of a fire.
15. Topography needs to be appraised to be sure that you are not going to incur extra expenses.
16. Egress from the street and exit from the property must be evaluated. The city /county can require the owner to install turning lanes, do traffic studies, add traffic lights, and more.
17. Landscape requirements
18. Irrigation requirements.
19. Signage codes and restrictions.
20. Can you get the access from the street that you will require?
21. Parking requirements – Is the property big enough?
22. Will you have to pave the property? All or part?
23. Fencing requirements.
24. Site lighting requirements.
This may seem like a lot to consider and remember, and it is; however, the civil engineer works with these items every day and can tell you much of the information without even having to research it.
There will probably be items that need to be considered that will be specific to your area.
The city / county and the civil engineer can be of help to you with these.
This is not intended as a comprehensive list of everything that must be considered before a property is purchased; but if all of these items are considered before purchasing; at least you will enter the agreement with your eyes open; aware of the potential pitfalls and costs; and the actual value of the land to your project.
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