Site analysis

Site Analysis
Site analysis is a vital step in the design process. It involves the evaluation of an
existing or potential site in relation to the development program, environmental impact,
impacts on the community and adjacent properties, project budget, and schedule. The
site analysis identifies environmental, program, and development constraints and
opportunities. A well-executed site analysis forms the essential foundation for a cost-
effective, environmentally sensitive, and rational approach to project development.
In recent years parking requirements have become a key issue in site feasibility
analysis and the site planning process for many projects in urban and suburban areas
throughout the world. Almost every jurisdiction has requirements for parking counts in
relation to site density. Many communities have experienced parking capacity problems
and are increasing parking requirements in their zoning requirements for new
developments. In some areas market forces rather than regulations are driving the
increase in demand for parking. A few cities have taken the opposite approach and
are deliberately restricting parking in downtown areas to encourage use of mass
transit. In these cases, the municipal code may not allow enough parking on a site to
meet user requirements.
Where larger facilities are being planned in congested urban areas, traffic issues can
be even more troublesome than parking issues. Limits on increases in traffic generated
by new facilities often restrict size and use more stringently than parking requirements.
Comprehensive environmental assessment of a site has become more important as
clients become more environmentally aware and regulatory oversight increases. Clients
want to avoid the expense and health risks that accompany environmental
contamination on a site, as well as the cost of preventing any adverse impact on
community environmental resources that could be caused by their activities. State and
local governments, in turn, are becoming more uniform and effective in enforcing
environmental controls on development.
Analysis of a building program and the capability of a site to accommodate it,
combined with an assessment of political, environmental, and regulatory issues, reveal
the development value of a parcel of land.
CLIENT NEEDS
Site analyses vary greatly depending on the owner’s situation, the project size,
program complexity, and the site. One client may have defined a building program
and be in search of a site. Another may have selected a site and be interested in
fitting a development program to it. Yet another may have both site and program in
hand and be seeking the most efficient, economical, and environmentally sensitive
approach to site development.
Site selection
Often a client has a development program in mind and is looking for the best site for
it. It may be necessary to survey the region, town, or neighborhood for available sites
and then to evaluate potential sites in terms of the requirements of the development
program. The objective of site analysis during the site selection process is to identify
the best site based on the physical, cultural, and regulatory characteristics of the site
and its surroundings, as well as the site’s adaptability to and compatibility with the
proposed program.
Program definition
Here the client may have control of a site and perhaps have a general idea from
experience, intuition, or formal market research—of how to develop it.
The focus in site analysis will be on determining the development capacity of the site
so the program can be further defined in terms of density, open space, and
environmental quality.
The resulting site program will set the stage for site design.
Site accommodation
When a client has both a defined program and a selected site, the site analysis
objective will be to maximize the potential of the site for its intended use by
developing a thorough understanding of the opportunities and limitations it offers.
Development potential evaluation
In some cases a client already owns or is considering the purchase of an
undeveloped or underdeveloped property and seeks site analysis to accurately define
the general development potential and market value of the property.
Special site studies
Each site will present a unique set of issues and concerns. As part of site analysis,
special studies may be required. Examples are utilities studies, environmental impact
studies, historic resources inventories, and studies of special opportunities, such as the
construction of co-generation plants or solid waste disposal systems.
Many clients require the architect to provide assistance with planning and zoning
approvals in conjunction with site analysis services. Increasingly, local authorities are
engaging design consultants of their own (sometimes at the owner’s expense) to
review project proposals. (See Zoning Process Assistance, topic 17.5).
Architects should emphasize the value that quality site analysis services add when they
make compensation proposals to clients. Some clients want architects to provide
assistance with initial site analysis and/or planning and zoning assistance on a
speculative basis.
They promise that the architect’s costs will be recovered later through compensation
for other services if the project goes forward. The architect should emphasize that
effective site analysis services can significantly preserve or add to the economic value
of a project for the owner and definitely deserve compensation. As noted above, a
good site analysis will enable the client to exploit the full development potential of a
site. Effective planning and zoning assistance can maximize the potential for regulatory
approvals and significantly reduce the owner’s risk of economic loss.
Related services include site design, geotechnical services, real estate evaluation,
programming, site surveys, market studies, economic evaluations, and land use studies.
Program Elements and Program Evaluation Study
Sample Site Selection Study
Sample Context Analysis
PROCESS
The size of the site, its anticipated use, and the programming requirements will have
a major effect on the scope of work for site analysis services. The site location,
configuration, topography, and access and the complexity of adjacency, utility, and
environmental issues related to the site are other key factors. Sites associated with
controversial development issues may require more involvement, more related services,
and more time.
When assembling the project team, a prime consideration is the level of investigation
that each site factor requires in relation to the skills of the project manager. The
consultant’s familiarity with local conditions should be considered, especially when
working in foreign countries or in areas in the United States with distinctive regional
cultures. During site analysis, an architect often explores the potential for a client to
become an accepted part of a community. The site analysis team should be fully
capable of making a good impression on a community and dealing effectively with its
representatives.
Sample Site Accommodation Study
Generic Steps to Perform the Service

The typical phases in site analysis are program investigation, site investigation and
analysis, site evaluation, and report development.
Program investigation
The building program is investigated with respect to the selected or optional building
footprints; area required for parking, circulation, open space, and other program
elements; and any special constraints or requirements such as security, easements,
preserving natural habitat, wetlands, and the like.
Site inventory and analysis
The physical, cultural, and regulatory characteristics of the site are initially explored.
The site evaluation checklist identifies factors that may be considered. Some of these
factors can be assessed by collecting and analyzing information; others are best
addressed by walking the site and traversing its environs. A preliminary assessment of
whether a location and site have the potential to accommodate the building program is
made. Priority issues—those (such as environmental contamination) that may preempt
further investigation—are identified. A site analysis plan is developed. When this has
been approved by the client, consultants may be hired to further explore issues that
require analysis beyond the capabilities of the core project team.
Site evaluation
At this point, thorough assessments are conducted when necessary to develop the site
analysis plan. These may include physical testing of aspects of the site, its
improvements, and adjoining properties
SITE EVALUATION CHECKLIST
PRACTICE IN TRANSITION
Report development
The site analysis report normally includes
 Property maps,
 Geotechnical maps and findings,
 Site analysis recommendations and a clear statement of the impact of the
findings and recommendations on the proposed building program.
Regulatory approvals normally required during or immediately following the site analysis
phase include zoning, environmental impact, and highway/transportation.

Site analysis

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Generic Steps to Perform the Service

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