El experimento de la caricatura (1998)

The purpose of the site analysis is to provide the designer with a full understanding of the opportunities and con-straints associated with a property. A field 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 field. The visit should ideally be completed after a review of previously available site data to provide the designer with a sense of what to expect on site as well as allow for field verification 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 conducted 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 site 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.

䡲 Topography, slope, soils:

▫ Is the topography fairly uniform throughout the site?

▫ Are there areas where the existing topography is not conducive to the proposed program?

▫ Are there problem soils or soil/slope relation-ships that reflect potential instability, unusual con-struction practices or excessive costs, or

development restrictions imposed by local govern-ment?

▫ Do soils indicate the potential for wetlands or other unique surface characteristics?

▫ What implications does the topography have on utility and drainage consideration? Confirm the lo-cation of major and minor ridge lines or drainage divides.

䡲 Property configuration:

▫ Are there constrictions or dimensions that may inhibit the utility or usability of the site for the in-tended program?

䡲 Existing vegetation:

▫ Confirm 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 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?

䡲 Hydrology, drainage, water, wetland, floodplains:

▫ Do the size, location, distribution, or quality of water-related site elements provide opportunities or constraints in regard to the intended use program?

▫ Confirm general condition of site runoff. Are there indications of erosion or intermittent ponding?

▫ Is stormwater detention/retention 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?

䡲 Views, visual characteristics:

▫ Document and qualify the existence of internal and external viewsheds.

▫ Evaluate the potential for openness or enclosure associated with development opportunities.

▫ Will the removal of existing vegetation extend viewsheds or detract from site visual quality?

▫ Will it be possible to screen undesirable views?

䡲 Climate, site orientation, and exposure:

▫ What are the prevailing wind directions/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?

䡲 Adjacent land uses:

▫ Are the adjacent land uses compatible with the program considerations for the subject site?

▫ 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 conflicts associated with surrounding uses / activities? traffic noise? air-port flight patterns? conflicts that will require miti-gation strategies focusing on the provision of additional setback and buffers, or unique building design or site layout concessions?

䡲 Access, potential, circulation patterns:

▫ Does the property have existing public street frontage?

▫ Where are opportunities to access the commu-nity vehicular (and pedestrian) circulation systems?

▫ Will potential connections meet applicable stan-dards?

▫ Does the site terrain suggest or mandate desira-ble alignments for internal circulation systems?

䡲 Utility locations, existing easements:

▫ Are existing utilities available in the vicinity to serve the development program? 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 utilities to the site?

▫ What are the cost implications in getting the utilities to the site?

䡲 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?

䡲 Other regulatory requirements:

▫ The Fair Housing Accessibility Guidelines and the Americans with Disabilities Act Accessibility Guidelines have significant consequences on layouts.

These and similar issues should be reviewed as part of the site analysis step.

Following the assessment of the site characteristics listed above, the results are generally presented in a series of ex-hibits and / or a single summary site analysis which docu-ments the site’s development opportunities and constraints.

This information may be summarized in composite maps, diagrams, or other exhibits to depict development oppor-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 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 quantification is referred to as the net 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 designer 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, however, in a unique position to assist the client team in refining 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 firm understanding of the devel-opment program, the designer should elicit from his client as much information as possible at the inception of project design. It is insufficient 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 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 specific development effort. The designer should discuss these expectations with the client, including

FIGUREII.2Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.2(Continued)Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.2(Continued)Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.2(Continued)Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.2(Continued)Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.2(Continued)Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.2(Continued)Exampleofseriesofsiteanalysis(sevenmaps).

FIGUREII.3Exampleofcompositemapshowingopportunitiesandconstraintsanalysis.

FEASIBILITY ANDS^ITEA^NALYSIS 31

an inventory of objective criteria such as unit or building type, building dimensions, architectural finish, parking ra-tios, and amenity elements, and more subjective statements regarding the desired character or ambiance of the finished product. Although clients will often indicate the density or intensity of the development they desire, more often than not it is insufficient to initiate a site design. Most clients have completed at least a rudimentary assessment of the possible return on their investment for a project prior to the initiation of discussion with a design team. The design team should attempt to verify the anticipated yield, as well as preliminary budgetary allowances for such items as util-ity construction, amenutil-ity development, and landscape, to understand better the anticipated character and quality of development.

It is similarly important that program objectives be dis-cussed in the context of existing planning and regulatory controls. Land use type and use intensity should be re-viewed with a clear understanding of existing jurisdictional comprehensive plans and zoning. Based on this discussion, the development program or alternative programs should reflect a realistic proposed land use. Ultimately, the success

of a site design will be measured to the extent it optimizes client objectives against those of public sector expectations and standards. It is a benefit to no one to foster question-able expectations associated with unreasonquestion-able program formulation.

This step is a precursor to design. It is, in reality, an information-gathering stage, but information gathering with specific purpose and direction. Information is expensive to compile and time-consuming in its review. Therefore, it is important to undertake the site analysis effort with a clear focus on the judicious expenditure of time and resources.

At this juncture in the design process, all available existing information, including base maps, aerial photographs, en-gineering information and controls, and planning reports, should be assembled.

The end product of this phase of project activity includes a clear understanding of the proposed development pro-gram and options, the identification of site constraints and opportunities, assurance that all regulatory requirements can be satisfied in conjunction with refinements to the pro-posed development program, and a positive finding that the physical and functional characteristics envisioned by the cli-ent can be realized.