XIII.  Specific Sites- Planning Factors

  A.  Type of Site.......................................................  []
      1.  Raw land, previously undeveloped...............................  []
      2.  Zoned office/industrial but not in planned park................  []
      3.  Planned office or industrial park..............................  []
      4.  Urban, suburban, rural.........................................  []
      5.  Waterfront or airport frontage.................................  []
      6.  Redevelopment area.............................................  []
      7.  Drained or reclaimed land......................................  []
      8.  Cleared, graded land...........................................  []
      9.  Site in large-scale PUD or new town............................  []
     10.  Previous land use, toxic waste risk............................  []
     11.  Adjacent land use..............................................  []

  B.  Topographic Consideration..........................................  []
      1.  Slope and grade................................................  []
      2.  Potential aesthetic problems...................................  []
      3.  Legislation restricting construction due to topography.........  []
      4.  Height above sea level.........................................  []
      5.  "Look window" for satellite antenna....

  C.  Geologic Consideration.............................................  []
      1.  Depth of solid rock and character or intervening soil strata...  []
      2.  Bearing loads as compared with requirements....................  []
      3.  Soil analysis..................................................  []
      4.  Variation in ground water level................................  []
      5.  Flood risk and flood plains of surface bodies of water.........  []
      6.  Drainage pattern after plant construction......................  []
      7.  Earthquake risk................................................  []

  D.  Transportation Service on Site (See also "Transportation").........  []
      1.  Airport at site................................................  []
      2.  Taxiway access to plant sites..................................  []
      3.  Rail siding....................................................  []
      4.  Truck dock.....................................................  []
      5.  Deepwater dock.................................................  []
      6.  Barge dock.....................................................  []
      7.  Rapid transit stop.............................................  []
      8.  Streets........................................................  []

  E.  Transportation Service in Area.....................................  []
      1.  Approximate miles to closest Interstate highway access.........  []
      2.  Approximate miles to closest air carrier airport...............  []
      3.  Approximate miles to closest general aviation airport..........  []
      4.  Approximate miles to closest deepwater port....................  []
      5.  Approximate distance to main rail-line.........................  []

  F.  Potential for Intermodal Transfer of Containers....................  []
      1.  Rail-truck.....................................................  []
      2.  Air-truck......................................................  []
      3.  Ship-truck.....................................................  []
      4.  Rail-ship......................................................  []
      5.  Rail-air.......................................................  []
      6.  Ship-air.......................................................  []
      7.  Barge-rail.....................................................  []
      8.  Barge-truck....................................................  []
      9.  Barge-air......................................................  []

  G.  Utilities (See "Power and Fuel," "Water and Waste Disposal").......  []

  H.  Site development costs.............................................  []
      1.  Cost of water line, who pays...................................  []
      2.  Cost of sewer line, who pays...................................  []
      3.  Cost of electric line, who pays................................  []
      4.  Cost of rail line, who pays....................................  []
      5.  Cost of access road, who pays..................................  []
      6.  Clearing and grading cost......................................  []

  I.  Intangible Considerations..........................................  []
      1.  Natural surroundings...........................................  []
      2.  Advertising value of site......................................  []
      3.  View of building from distance and view from within building...  []
      4.  Neighbors......................................................  []
      5.  Security.......................................................  []

  J.  Legal Check-Points.................................................  []
      1.  Title..........................................................  []
      2.  Easements......................................................  []
      3.  Protective covenants, deed restrictions........................  []
      4.  Abandoned cemeteries...........................................  []
      5.  Mineral rights.................................................  []
      6.  If site is in multiple ownership...............................  []
          a)  Get accurate list of present owners........................  []
          b)  Develop profile on each owner..............................  []
          c)  Determine reasons for present use..........................  []
          d)  Obtain expert opinion on current market value..............  []
          e)  Be prepared to risk option money...........................  []
          f)  Use "straw man" for contacts, perhaps your law firm........  []

  K.  Cost of Land.......................................................  []
      1.  Initial cost, assuming options obtained without publicity......  []
      2.  Cost if project is publicized..................................  []
      3.  Broker fees....................................................  []
      4.  Probable appreciation of land value............................  []

  L.  Zoning Requirements................................................  []
      1.  Uses permitted.................................................  []
      2.  Off-street parking.............................................  []
      3.  Set-backs......................................................  []
      4.  Percent of site that may be utilized...........................  []
      5.  Control of nuisances (smoke, dust, noise,etc.).................  []
      6.  Sign control...................................................  []
      7.  Height restrictions............................................  []

  M.  Consideration of Special Strategies................................  []
      1.  Purchase of site large enough for more than one plant, setting up
          a "site bank" for future use...................................  []
      2.  Use of surplus corporate property, including available land and 
          buildings......................................................  []
      3.  Developing own industrial park or complex and locating plant in it,
          thus capturing some of own economic impact.....................  []
      4.  Swapping company property elsewhere for site to avoid tax con-
          sequences......................................................  []
      5.  Leasehold on public land, such as an airport or urban renewal 
          area...........................................................  []
      6.  Site on closed military base, to use existing facilities, employ
          skilled workers, etc...........................................  []
      7.  Establish a plant under the twin plant concept (unit outside the
          U.S. furnishing assemblies to unit in the U.S.)................  []

  N.  Deed Covenants (presented according to IDRC Uniform Outline).......  []
      
      i.  Introductory Section...........................................  []
          1.  Purpose....................................................  []
          2.  Ownership..................................................  []
          3.  Definitions................................................  []

     ii.  Land-Use Criteria..............................................  []
          1.  Allowable land-use.........................................  []
          2.  Prohibited land-use........................................  []
          3.  Special uses...............................................  []

    iii.  Performance Standards (except local, state, federal environmental
          regulations)...................................................  []
          1.  Noise......................................................  []
          2.  Fire and explosives........................................  []
          3.  Vibration or shock.........................................  []
          4.  Smoke or heat..............................................  []
          5.  Illumination or glare......................................  []
          6.  Particulate matter, dust and dirt..........................  []
          7.  Electrical disturbances....................................  []
          8.  Odors, toxic and noxious matter............................  []
          9.  Drainage...................................................  []
         10.  Excavations................................................  []
         11.  Radiation..................................................  []

     iv.  Space Allocations and Dimensional Standards....................  []
          1.  Building-to-land ratio.....................................  []
              Minimum building size......................................  []
              Minimum lot size...........................................  []
          2.  Set-backs- front yard......................................  []
          3.  Set-backs- side yard.......................................  []
          4.  Set-backs- rear yard.......................................  []
          5.  Exceptions to side yard and rear yard limits...............  []
          6.  Rail siding................................................  []
          7.  Height limitations.........................................  []
              Allowable variations.......................................  []
          8.  Off-street parking areas...................................  []
          9.  Off-street loading areas...................................  []
         10.  Easements and rights-of-way................................  []
         11.  Streets and driveways......................................  []
         12.  Sidewalks and curbing......................................  []

      v.  Architectural and Aesthetic Standards..........................  []
          1.  Landscaping and limitations on cutting natural growth......  []
          2.  Exterior construction, permitted materials, prohibited 
              materials, approved construction methods...................  []
          3.  Signs......................................................  []
          4.  Outdoor storage............................................  []
          5.  Maintenance requirements, refuse collection and prohibition of
              junk storage...............................................  []
          6.  Utilities placement and design.............................  []

     vi.  Implementation of Plans and Construction.......................  []
          1.  Architectural review and approval of building plans-
              procedure..................................................  []
          2.  Extension to include additional property...................  []
          3.  Developers right to alter or change covenants..............  []
          4.  Enforcement................................................  []
          5.  Fees.......................................................  []
          6.  Property owners association................................  []
          7.  Repurchase rights..........................................  []
          8.  Separability...............................................  []
          9.  Termination and modifications..............................  []
         10.  Constructive notice and acceptance.........................  []
         11.  Completion of construction, temporary structures...........  []
         12.  Miscellaneous..............................................  []

    vii.  Special Provisions Peculiar to Project or Site.................  []

Copyright 1995 Conway Data, Inc. All rights reserved Legal Notice: Because data comes from many sources, Conway Data can assume no responsibility for accuracy or currency.