By Rick Stryker, P.E.
Possibly one of the most painful lessons of any lifetime follows the
adage: "You get what you pay for." After their first $500
car (or the $49.95 paint job for the $500 car), most people view "a
great deal" with suspicion. Often the trouble with construction
or building projects at camp is that is there is seldom enough experience
to spot a deal that's either too good to be true or too expensive
to try. How then can anyone gauge what a dining hall, swimming pool,
or roadway resurfacing costs? We often get phone calls and e-mails from
folks looking for a "ballpark figure" to begin a capital
campaign or to begin to build a capital budget line item. Quite often,
the caller is troubled that the answer to the question is not more straightforward
or black and white.
On the other occasions, our cost estimate is questioned (always as "too
high") because "Camp Such-and-So did it for much less than
that. You're nuts!" they exclaim. Capital improvements are
much more difficult to compare than shopping for a new car or even a
house. To get a valid comparison, it is imperative to reconcile more
than just the dimensions of the projects in order to validate what someone
else paid for a similar final product. Let's look at some of the
issues that cloud the answer and how your organization might approach
the problem to get a useful figure.
Determining Project Costs
We can set the stage for our discussion by looking at a generic project,
say, an "L" shaped swimming pool. It will have six lanes
for competition racing, a deep end for a one-meter diving board, and
a shallow end for lessons. The final cost of the project will depend
on a host of issues, many of which are absolutely unique to the particulars
of the construction on the site. Some of the more critical headings include
the conditions of the site where the pool is to be built, what the pool
will be made of, and which regulatory agencies or rules will govern.
In some cases, your peer won't even be aware of all of these obstacles
because his or her project didn't include some of these features — or
things were already in place. Before you consider calling a contractor
for a quote, though, you ought to have the answers to these questions
and many more.
At the outset, the placement of the pool on the property will probably
have an enormous effect on what it will cost to build. For example, consider
the soil conditions and topography. As we've described the pool,
there will be a significant amount of excavation required. The steeper
the existing ground, the more compensating earthwork will be required
to create a level area to construct a pool. If the normal ground water
table is shallower than fifteen feet deep, pumps will be required to
keep the construction hole dry. Also, the sides of the hole will need
to be braced until the pool structure is built ("shoring").
If rock is prevalent, blasting may be necessary to create a hole, but
the sides will probably not require shoring.
Answering Critical Questions
When complete, how will emergency vehicles access the pool? Is there
already a road and vehicle access? If not, one will likely be required
not just for the possible ambulance, but for chemical deliveries, maintenance
vehicles, and disabled patron access. There may be trees or a pool already
in the location of the one being proposed. In this case, the cost of
clearing the area or demolishing of the existing pool is a real cost
which should not be excluded. What becomes of the material which is removed?
In many areas, it is illegal to burn or bury debris on site. This mandates,
then, that the "waste" must be hauled to a regulated landfill,
maybe miles away. Each of these issues and obstacles, by itself may not
be significant. However, cumulatively, they can add tens of thousands
of dollars to the cost of our pretend project.
At some point along the way, a decision was made about the materials
which would be used for each of the pool components. Was that decision
made based on local customs, available materials and practices, or on
a personal preference? The former may deliver a less expensive alternative,
while the latter may deliver a more functional but more costly product.
Poured concrete is common in many places, but in certain areas of the
country, so are "shotcrete," steel, and fiberglass.
What about the surfaces inside the pool? Again, painted concrete is common
in some areas, but ceramic tile has merit in regions where intense sunlight
causes paints to chalk and fade very quickly. The higher capital cost
of tile could be offset quickly by annual painting. Many health departments
require toilets and hot showers within a very short distance to commercial
swimming pools. Does the area we're considering already have a
sewage disposal area and will it be large enough to receive pool filter
backwash? Where is an area nearby suitable to install a wastewater disposal
system? Depending on the soil conditions, such a system could cost $15,000
- $25,000. Regulations may forbid discharge of pool waste to the sanitary
waste system, mandating a separate, dedicated waste disposal system.
What about water supply? Is there sufficient water available to fill
the pool and keep it filled when camp is in session? Perhaps a new well
will be required, (@ $20+/foot of depth, plus the cost of a well pump
and pressure equipment), or more water mains (@ $30+/linear foot) will
be necessary to deliver the necessary volume. Clearly, each of these
has a marked effect on what "it" might cost when all is said
and done. Combine them and again, our project bill has climbed another
notch without changing the appearance or operation of the final product.
Regulatory agencies also may have an effect on the project, depending
on their varying level of involvement and on the specifics of their mandates.
Consider these possibilities:
- Which drawing plans will need to be reviewed and approved,
by whom, how long does this process take, and how much do the permit
applications cost?
- Will the reviews require a site plan which shows the pool location
relative to the property lines (i.e., is a survey required)?
- Is site plan approval required to site a new pool, or to even
install a replacement?
- What about lighting? If the pool is to be used at night, a lighting
plan will probably be required.
- Will sedimentation and erosion control measures be required during
construction?
- Will storm water management measures be required when the project
is complete?
- What about a blasting permit in case of rock?
- Are there regulations regarding muddy discharge from an excavation?
(Hint: The answer in most locations is "Yes.")
- Who (or what agency) is charged with enforcing Americans With
Disabilities Act (ADA) mandates, how long do their reviews and approvals
take, and how have they historically defined "reasonable accommodations" for
similar improvements?
Let's revisit the original question and the most common approach. "Hey,
Camp Such-and-So, how much did your new pool cost?" While you have
them on the phone, be certain to ask whether they hired a single general
contractor ("GC") — or acted as their own GC, hiring
all of the specialists directly from excavators, to masons, to electricians,
to plumbers. Did they competitively bid the project, did they solicit
quotes, or just call a "pool builder guy"? What was the original
contract price, and how much had they paid when the project was complete?
What caused the price to change? Did they require payment or performance
bonds? How is the warranty being enforced? What do they have in writing?
In short, it should be clearer than ever that like every person, each
project is unique. Each set of finish criteria, each site, each group
of involved reviewers and inspectors, each decision along the way will
create an environment which will vary from one location to the next.
By all means, network with your fellow camps! But neither hang your hat
nor abandon your dream based on what you hear that some capital improvement
cost another organization. Your situation could be entirely different.
Originally published in the 2006 January/February
issue of Camping Magazine. |
