《Land Development Handbook Part2 Feasibility and site analysis.pdf》由会员分享，可在线阅读，更多相关《Land Development Handbook Part2 Feasibility and site analysis.pdf（169页珍藏版）》请在三一文库上搜索。
1、 PA R TI I FEASIBILITY ANDSITE ANALYSIS Dennis Couture, A.S.L.A., R.L.A. INTRODUCTION One of the most signifi cant changes to the second edition of this book is its format. As stated previously, the fi rst edition grouped the various steps in the land development process by the discipline for which
2、they pertained, whereas this edition presents the material in the chronological order of the land development process. While site design is a continuous process, it can be broken down into at least fi ve distinct steps (or stages), each one producing a specifi c de- liverable documenting the migrati
3、on through the design process. ST E P1 : Feasibility/programming provides for the initiation of the process with a general review of program and site considerations and assurance that appropriate base line and base map information is available for design. ST E P 2 : Site analysis results in the iden
4、tifi cation of both the physical and regulatory site constraints and opportunities and establishes a usable site area in which to fi t one or more of the clients/designers development concepts. ST E P3 : Conceptual design is based on feasibility and site analysis information and presents the initial
5、 organization of the development program. ST E P4 : Schematic design/preliminary site layout is a refi nement of the initial study sketches that adds scale and precise testing of specifi c uses, including building arrangements and dimensions. ST E P 5 : Final design is the fi nal step in land de- si
6、gn. At this stage of the design process when the preliminary plans have been reviewed and approved by the client and the local governing agencies, engi- neers fi nalize their design plans such that their level of detail is suffi cient enough to construct all aspects of the project. When a parcel of
7、land is being developed, feasibility and site analysis seemingly go hand in hand. Typically, the de- veloper will perform both simultaneously or in near con- currence to one another. While the books format groups these steps together, we will address them separately in the following brief introducti
8、on to delineate their differences and indicate how each step serves a distinct purpose in land design. STEP 1: FEASIBILITY The initial step in the development design process requires an understanding of the general development intent and characteristics of the site. During this phase, the design tea
9、m reviews all available feasibility and impact studies that may have been previously undertaken for a given property. The designer and other members of the design team work with the client to fully explore and describe the proposed development program in conjunction with preliminarily identifi ed op
10、portunities and constraints. The feasibility effort requires investigation and docu- mentation along three main avenues. These include confi r- mation of micro and macro site characteristics, program components and development intent, and applicable plan- ning and regulatory controls. Once this info
11、rmation base has been established for a specifi c site, the formulation of a design response can proceed. 20 FE A S I B I L I T YA N DSI T EAN A L Y S I S FI G U R EI I . 1Example of a base map. Usually the designer is charged with several important tasks that will assist in initial development disc
12、ussions. These include: ?Preparation of the base map ?A contextual reference of the site and its surround- ing area ?The assembly of secondary source information that will assist in determining site use potential ?The completion of an overall site analysis that fo- cuses on the identifi cation of de
13、velopment opportuni- ties and constraints associated with the subject site Base Map For site design, a base map (see Figure II.1) that details the property confi guration and terrain is a fundamental require- ment. Ideally, a property survey and topographic map will be available from the client. If
14、not provided by the client, boundary information available through local property tax map sources and topographic mapping, which may have been compiled by local jurisdictions or the U.S. Geologic Survey, should be obtained. The latter source is more suit- able at conceptual design stages for larger
15、land holdings as the scale of the map is 1 in.: 2000 ft with topographic intervals of 10 ft. Municipalities may have more usable base information at 1 in.: 200 ft with contour intervals of 5 ft. The designer should continually be aware of scale and ac- curacy limitations imposed by secured base info
16、rmation. Despite the variety of technologies available to enlarge base materials, it is preferable to work with information that was originally compiled at a scale close to that which the de- signer is using in his studies. The scale of a base map may vary depending on both the size of the subject p
17、roperty and recognition of ultimate plan submittal requirements necessary as part of a public review and approval process. While there are many reasons for selecting a particular scale for the base map, one should never lose sight of (1) the need for the base to satisfy public submission requirement
18、s; and (2) a scale that is consistent with the designers need to present a level of accuracy in reviewing the various de- velopment considerations. FEASIBILITY ANDSITEANALYSIS21 Property limits, from either a fi eld run property survey, research and plotting of existing deeds and records, or avail-
19、able parcel tax maps, together with topographic information constitute the primary elements of the base map. This in- formation should be augmented with secondary informa- tion including such items as road rights of ways/pavement widths, existing structures, vegetation, bodies of water, streams, adj
20、acent property boundaries and surrounding parcels, and utility rights of ways and easements. In addition to the information provided on the base map, another important aspect of project design is an awareness of existing and future conditions/uses of a given property. Current land use plans, zoning
21、maps, road and utility plans, and public facility plans are important and should be analyzed during the feasibility and programming step. Information regarding adjacent property is also helpful in evaluating the clients proposed development program. A current quality air photograph can be of immeasu
22、rable as- sistance in verifying preliminary information and augment- ing site research and fi eld observations. If previously performed preliminary feasibility studies are available, they should be reviewed. If an extended period of time has lapsed since the report was prepared, it is prudent to cor
23、- roborate the accuracy of the information. Refer to Chapters 2 and 4 for detailed discussion of comprehensive planning and regulatory functions and feasibility studies. STEP 2: SITE ANALYSIS The purpose of the site analysis is to provide the designer with a full understanding of the opportunities a
24、nd con- straints associated with a property. A fi eld visit is the best means of ensuring site familiarity. This should be done with a base map in hand on which appropriate annotations can be made in the fi eld. The visit should ideally be completed after a review of previously available site data t
25、o provide the designer with a sense of what to expect on site as well as allow for fi eld verifi cation of previously compiled infor- mation. Ideally, the site analysis notes should be on a base map that is at the same scale as the ultimate conceptual design studies. Typically, a site analysis is co
26、nducted following the es- tablishment of the proposed development program and par- ameters that allow for realistic assessment of the property. While this is not always possible, it is advantageous to con- duct more intensive site investigation after the initial range of desired uses for a given sit
27、e has been established. The checklist of site characteristics that may pose potential con- sequence to later site design may include the following characteristics and associated considerations. ?Topography, slope, soils: Is the topography fairly uniform throughout the site? Are there areas where the
28、 existing topography is not conducive to the proposed program? Are there problem soils or soil/slope relation- ships that refl ect potential instability, unusual con- struction practices or excessive costs, or development restrictions imposed by local govern- ment? Do soils indicate the potential fo
29、r wetlands or other unique surface characteristics? What implications does the topography have on utility and drainage consideration? Confi rm the lo- cation of major and minor ridge lines or drainage divides. ? Property confi guration: Are there constrictions or dimensions that may inhibit the util
30、ity or usability of the site for the in- tended program? ?Existing vegetation: Confi rm the location and character of existing vegetation. Does the vegetation type vary within the site? Does the quality and distribution of existing vegetation afford opportunities to enhance the in- tended use(s) by
31、incorporating the existing vegeta- tion in the design? Do the prevalent species indicate probability of poor or wet soils? Does the existing vegetation afford natural op- portunities for screening or buffering of internal or external views within the site? ? Hydrology, drainage, water, wetland, fl o
32、odplains: Do the size, location, distribution, or quality of water-related site elements provide opportunities or constraints in regard to the intended use program? Confi rm general condition of site runoff. Are there indications of erosion or intermittent ponding? Is stormwater detention/retention
33、required on- site? If so, what type and size facility will be re- quired and will its location serve as a site constraint or opportunity? ?Views, visual characteristics: Document and qualify the existence of internal and external viewsheds. Evaluate the potential for openness or enclosure associated
34、 with development opportunities. Will the removal of existing vegetation extend viewsheds or detract from site visual quality? 22 FE A S I B I L I T YA N DSI T EAN A L Y S I S Will it be possible to screen undesirable views? ?Climate, site orientation, and exposure: What are the prevailing wind dire
35、ctions/pat- terns? Are there on-site conditions that prompt micro- climate nuances particular to the subject property? Are there on-site opportunities to promote pas- sive solar techniques? ?Adjacent land uses: Are the adjacent land uses compatible with the program considerations for the subject sit
36、e? Is there a need or opportunity to extend exist- ing or planned community systems into the site, such as parks or pedestrian trails? Are there visual or acoustical confl icts associated with surrounding uses/activities? traffi c noise? air- port fl ight patterns? confl icts that will require miti-
37、 gation strategies focusing on the provision of additional setback and buffers, or unique building design or site layout concessions? ?Access, potential, circulation patterns: Does the property have existing public street frontage? Where are opportunities to access the commu- nity vehicular (and ped
38、estrian) circulation systems? Will potential connections meet applicable stan- dards? Does the site terrain suggest or mandate desira- ble alignments for internal circulation systems? ?Utility locations, existing easements: Are existing utilities available in the vicinity to serve the development pr
39、ogram? How and where would these systems access the site? Is the topogra- phy conducive to these routings? Would some utilities require individual systems on-site (i.e., well and/or septic)? Are areas of the site more suitable for on-site utilities? Will additional easements be required to route uti
40、lities to the site? What are the cost implications in getting the utilities to the site? ?Existing development encumbrances on-site: Are there additional design or development cri- teria that will govern the site design response, such as deed restrictions, covenants, and design guide- lines? ?Other
41、regulatory requirements: The Fair Housing Accessibility Guidelines and the Americans with Disabilities Act Accessibility Guidelines have signifi cant consequences on layouts. These and similar issues should be reviewed as part of the site analysis step. Following the assessment of the site character
42、istics listed above, the results are generally presented in a series of ex- hibits and/or a single summary site analysis which docu- ments the sites development opportunities and constraints. This information may be summarized in composite maps, diagrams, or other exhibits to depict development oppo
43、r- tunities and constraints graphically. Figure II.2 provides ex- amples of the various site analysis maps that could be developed to show various site characteristics. An example of a composite map is provided in Figure II.3. In conclusion, the site analysis should provide an over- view and initial
44、 delineation of those portions of the site that are capable or not capable of supporting various elements of the development program. This assessment should result in an ability to quantify areas of the site deemed usable for program development. Often this quantifi cation is referred to as the net
45、buildable area of the site. It represents that portion of the entire gross acreage of the site that the de- signer and other members of the design team have deter- mined can reasonably be used in the proposed development program. Appreciation of Program As part of a multidisciplinary team, the desig
46、ner may be an initial participant in orchestrating the research and back- ground information that leads to describing the develop- ment program. However, with increasing frequency the program is being spearheaded by the client alone or in con- cert with his market consultant. The designer is, howeve
47、r, in a unique position to assist the client team in refi ning the use associated with the development program based both on site characteristics and public planning, land use, and regulatory controls. In order to ensure a fi rm understanding of the devel- opment program, the designer should elicit
48、from his client as much information as possible at the inception of project design. It is insuffi cient to begin design activity mindful only of the generic or seat-of-the-pants agenda of land use types desired. Clients generally have strong preconceived ideas regarding the character of the project
49、they wish de- veloped. At a minimum they can relate their expectations relative to existing projects they believe most resemble their current proposal. Even the most unseasoned client has cer- tain base development objectives that have prompted the initiation of a specifi c development effort. The designer should discuss these expectations with the client, including 23 FI G U R EI I . 2Example of series of site analysis (seven maps). 24 FI G U R EI I . 2(Continued) Example of series of site analysis (seven maps). 25 FI G U R EI I . 2(Continued) E