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6 <br />Attachment A: <br />Major Steps for Development <br />Process & Estimated Cost Comparison <br />A. Site Control <br />-This is a contractual right to control the given parcel without owning the <br />parcel. Should the County choose not fo take risk in purohasing a property prior <br />to it being approved for development, site control is usually represented by <br />"earnest money" deposits of various amounts and lengths of time. The time <br />range contemplates a length of time to be sufficient to hold the property until final <br />regulatory approval is obtained. The amount of Gme for site control within the <br />Carrboro jurisdiction will more than Ilk81y longer due a longerland development <br />approval process. <br />B. Initial Due Diligence <br />-This process fs necessary to understand fhe detailed physical, legal, and <br />jurisdictional characteristics of the property and their n;lated costs-benefits prior <br />to undertaking more risk in the development process. Eg. Environmental <br />assessments, title exploration <br />-The Carrboro process will require a higher level of off site development <br />(OWASA) and traffic control analysts.. <br />C. Jurisdictional Site Pian Approval <br />Zoning Compliance Permit (Orange County) <br />Conditional Use Permit (Carrboro) <br />-This process is necessary to achieve the approvals to build the project. <br />Municipal agencies, state agencies (NCDOT, NCDEHNR, etc.) wlfl approved <br />plans and conditions to build the project. <br />-The Orange County process cost includes review fees and a professionally <br />designed site plan. <br />-The Carrboro process is much more extensive and requires more <br />professional services in design, programmed public Input sessions, and a higher <br />level of third party n:view agency involvement, which siginifiantly increases <br />costs. Tha Carrboro cost is based on experience with Moms Grove Elementary <br />School project which also followed the Carrboro process. <br />D. Construction Design Process <br />-This process expands upon the approved site plan and Continues through <br />approved construction designs and documents ready to build. <br />-The estimated cost fs based on 10% of the estimated construction cost. The <br />Orange County process includes fhe approval of a well and septic system. The <br />Carrboro process fs slight~ylongerdue to fhe involvement of OWASA. <br />E. Project Bidding and Construction <br />-This highly visible construction process commences once the bid is awarded <br />by the BOCC and all building permits are secured. <br />-Estimated project cost including construction, equipment, furniture, and <br />technology. This is estimated of $250 per square foot for a 20,000 squan; foot <br />facility. This estimate is based on standard construction. Note that any special <br />exterior andlor site requirements imposed in order to meet local regulations may <br />increase construction costs. <br />F. Closeout, Occupation <br />-This total does not include Jand purchase costs nor staff time required to <br />shepherd the process. <br />Totals <br />Orange County , <br />Time ~, Dollars <br />property dependent <br />2-3 months est. $25,000 <br />1-3 months est. $30,000 <br />Not Required <br />4-6 months est. $500,000 <br />9-12 months est. $5,000,000 <br />1-2 months <br />18-26 months est $5,555,000 <br />Carrboro <br />.Time Dollars <br />property dependent <br />4-6 months est. $45,000 <br />Not Required <br />6-18 months esY. $100,000 <br />5-8 months est. $Stl0,000 <br />9-12 months est. $5,000,000 <br />1-2 months <br />P5-46 months est $5,645,000 <br />