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Site Selection

The purpose of the chapter is to aid in developing and understanding

many factors in making up the ideal site, such as: schools, transportation,

utilities, topography, physical features, zoning, ordinances, codes, tax rates,

etc.

Next to the building itself, there is no greater investment than the site.

The site should not be viewed merely as an isolated plot of land; it must also

be seen as the part of the total community situation. A home site is more

than a place upon which to build a house. It is permanent location for the

family residence. Great care, therefore, must be exercised to insure a site

and neighborhood suited to the present and future needs of the family.

Site Location

The site must be placed within its proper geographical, political, andfunctional context. This fixes the site in relation to adjacent land uses,community transportation patterns, utility and infrastructure availability,employment, commercial, cultural and recreational centers. Each of thesehas a bearing on the site development potential. For example, the adjacentland use patterns will determine the appropriate land use for a proposed sitebased upon the comprehensive plan. The availability of roads, and in somecases mass transit may have a significant influence on if, and for what, a siteis suitable in terms of access. The presence of water, sewers, and otherutilities can also dictate the suitability of a site as a target for expansion.

And of course the proximity to work, jobs, and schools are a factor in realestate suitability.

A. Available Facilities

Schools

Closeness and quality of schools are particularly important to families withchildren. When choosing the site, investigate the location of all the nearestschools may be a problem if they are not within the walking distance.

Transportation facilities

The present trend in the design of residential areas is such that communityfacilities(schools, churches, theaters, etc.) and commercial areas are notlocated within walking distance.

Utilities

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Utilities and services such as electricity , sewers water, telephones andfire and police protection are useful to both conservation efforts andtourism management. These conveniences are important but neverimportant enough to jeopardize the integrity of the site. Requirements

and limits on them must be established so that the delivery of currentand projected utilities and services can be accomplished without sitedamage.

B. Physical Features

Topography

An important factor to consider when choosing a lot. Note the physical

features of the site such as rocks, land slope, and soil condition. Excavations

for footings in rocky or steep sites may prove costly and exceedingly difficult.Sloping land offers advantages and disadvantages. A slope is an aid to

drainage. Lots with steep slopes-generally require retaining wall and earth

fill.

Lot size

Some families enjoy spacious lawns, while others are interested in minimal

amount of yard work. It depends on the owner or the families. Narrow lots

may present difficulties in orientation of the major living areas and/ or the

placement of the building.

C. Physical Ordinates

Zoning

It is an important matter for the prospective site purchaser to investigate.

Some zone permits depending on the erection of apartments and business

structures area.

Building codes

It varies from the area to area. Investigate first the building restrictions in

the area prior to any lot commitment.

Assessment & Tax rates

It should be investigated before choosing a site. A quick check at the local,

municipal or county officers will reveal the amount of taxes & assessments.

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D. Title Search and Deed

Prior to purchase of the site, a title search should be instituted to determine

if there are any claims against the property.

The deed to the site should be inspected for any restrictions and easements.

E. Site Cost

It is impossible to project an average cast because of the varying conditions

in the different localities.

Site Selection Criteria

Economic Criteria- determined by a feasibility and market study. Criteria

include:

Accessible location

Acceptable land costs

Manageable development costs

Ability to support all project components (i.e. - development,

recreation, regulatory constraints, circulation and infrastructure)

Physiographical Criteria - includes study of the natural opportunities

and/or constraints of the site. Existing Conditions Depending upon the sizeand complexity of the site, this may be one or a series of base plans or maps

that delineates and evaluates the physical attributes and constraints for the

parcel of land. These include:

Topography

Topography and Slopes Treatment of these factors requires baseinformation in the form of contours and elevations to a degree of accuracyappropriate to the proposed development. For general planning,

topographic information such as is available from U.S. Geological Surveyquadrangle maps may be suitable. However, more detailed site designrequires more specific elevations from aerial or field surveys. Visually, aswell as functionally, the form of the landscape, its slopes and patterns areone of the most important categories to consider, no matter what theproposed land use. The topographic map provides a considerable amount ofinformation including drainage patterns and problems, potential on-site andoff-site views, erosion and sedimentation potential, as well as potential for

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development. There are standards that establish categories of slopesrelated to suitability for different uses and activities. These standards aresomewhat regional. A typical slope breakdown might include:

0-2% - Most developable

2-8% - Easily accommodates most categories of development8-16% - Some development restrictions; upper limits for roads and walks16-24% - Significant restrictions to most development24%+ - Generally restricted for development

Soils

Geology and Soils General information is available from Surveyquadrangle maps and Department of Agriculture soil surveys. More explicitinformation may be required from core drillings and specific soil testing. Thesubsurface geology is the basis for the visible landform discussed above.

Other implications are the engineering characteristics such as bearingcapacity that determine suitable locations for structures and other heavyelements. Conversely, shallow depth to bedrock may restrict certainconstruction options on the basis of cost and impact of development.Similarly, a high water table may limit or restrict some sanitary sewageoptions.

Closely related are the soils characteristics which are frequently a directproduct of the underlying geology. The soils may be important in terms ofstability, suitability for structural foundations, erosion susceptibility, surfacedrainage, and soil fertility to support plant growth. Again, the suitability of

soils is very much dependent upon the proposed uses. A site suitable forintensive structural development may be unsuitable for recreationalactivities and vice-versa.

Water

Vegetation

Vegetation The existing vegetation patterns and types can be obtainedfrom aerial photographs and maps. Detailed plant identification and locationof specimen plants may require field study and measurement. The

significance of vegetative information relates to a range of developmentissues. The visual character and spatial definition of a site is impacted bythe amount and category of vegetation from ground cover to canopy, fromnew growth to mature stands of trees, etc. Vegetation can modify theclimate by providing shade, protecting potential development from winterwinds or by channeling summer breezes. Plant coverage enhances soilstability, provides an indication of soil conditions (e.g., wetlands) and relatesto potential wildlife habitats. Therefore, a site with extensive mature

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vegetation would be less suitable for high-density development from thestandpoint of environmental character. The presence of trees and otherplants may on the other hand make a site attractive for certain kinds ofhousing and/or for recreation facilities.

Wildlife Site drainage

Hydrology and Drainage maps provide a good base of information for

this analysis, supplemented with flood data and local flood maps. Surface

hydrology is an integral part of the slopes and subsurface drainage systems.

The kinds of information normally indicated and analyzed include

determination of watersheds (basically a system of ridge lines and valleys or

drainage patterns), duration and volume of flow, swales, streams, standing

water, and flood plain definition. Susceptibility to erosion and the problem ofsedimentation to off-site water flow are also problems to be noted.

Generally it is advisable to avoid disturbing natural subsurface drainage

patterns such as high water tables which have implications for locations of

structures or excavations.

Site Governance - the site must also be considered for its:

Regulatory restrictions

Property size and shape

Existing utilities and structures

Existing Structures / Infrastructure The availability of essential utilities water, sanitary sewer, storm sewer, gas, electric, telephone, etc. is crucialto the potential for site development from both an economic andenvironmental standpoint. If utilities are available to tap into directlyadjacent to a site, the costs of development may be significantly minimized.Environmentally, if storm and sanitary sewers are not available, the optionsfor land development may be severely restricted. Available municipalfacilities may be at capacity or receiving streams may be restricted toadditional outflow by state and federal environmental regulations. Off-site

systems such as transportation networks (vehicular, pedestrian, bicycle) mayalso be the determining factor in the suitability of a site for a particular landuse. This relates to issues of accessibility, ranging from commutingdistances to work, to convenience and safety for pedestrians, toenhancement of recreation opportunities.

Legal Constraints These may include legal propertyboundaries, easements , rights of way; restrictive covenants, and deed

http://void%280%29/http://void%280%29/

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restrictions. Local regulations such as zoning ordinances and subdivisionregulations may impose limitations upon what a developer is allowed to doon a given site and provide procedural requirements by which developmentmay move forward.

This information, in a totally objective format, is critical to the designer interms of becoming familiar with the site. It then serves as the basis fordeveloping a sense of the opportunities and constraints provided by the sitefor development. Thus, the next step after cataloging or mapping the aboveinformation is to analyze its implications for development. This may be doneon a separate set of maps (plans) or combined with the inventoryinformation on the same drawing.

Generally, these areas will reinforce one another. That is, steep slopes, poorsoils, areas of vegetation to be protected, etc. will fall in the same generallocations, although what is suitable for one type of land use may be

unsuitable for another. This is why it is important to have some idea of theprogram prior to completing the site analysis. The composite analysis mapprovides clear justification to the designer for where the most intensivedevelopment should occur on a site with the minimum environmentalimpact. It also highlights particularly positive elements of the site thatshould be accentuated in the subsequent design development.

Off-Site Issues - factor into an acceptable site as well. The project team

must consider potential:

Air traffic

Noise

Views

Views A visual analysis is the most practical means of determining positive

and negative on-site and off-site views. This study is useful in determining

the visual character of the site itself as viewed from the outside as well as

the visual impact of its surroundings upon potential on-site development.

Factors to be examined include mass and space definition from natural and

man-made elements, off-site views to be accentuated or screened, and on-

site view opportunities or problems.

Odors

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5) Microclimate Information on general climatic factors such as seasonaltemperature averages, amounts of precipitation, etc. are available locally.Microclimatic factors refer to variations to the general climate such as mightbe created by topography, plants and vegetation, exposure to winds,elevation above sea level, and relationships to structural elements. These

factors are important to design in terms of delineating the opportunities andconstraints of a particular site for development noted by Laurie (See earlierdiscussion). Slopes are analyzed in relation to solar orientation to determinewarm and cool slopes, based on sun exposure. Shade and shadowpatterns created by existing vegetation and structures are important todesign in terms of potential positive or negative impacts for development.Plants may be used to ameliorate undesirable conditions by providingwindbreaks, shade, etc.

6)

7)

In either case, the end product of the site analysis phase of the designprocess is a composite analysis map (sometimes referred to as anopportunities and constraints sheet). This is developed through an overlayprocess (similar to McHargs planning approach, although greatly simplified)delineating the most suitable and least suitable areas of the site for eachanalysis factor.

Selection Criteria

3.1

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The primary consideration in relation to site selection is an appropriatelocation. As a National Stadium, proximity to a large pool of potentialspectators will help to maximise the level of attendance at sporting events.In addition, for international sporting events, proximity to air and portfacilities is necessary to facilitate people attending from abroad.

3.2

The Dublin area has the greatest concentration of population in the countryhaving 39% of the population located within Dublin City, County and thesurrounding counties of Meath, Wicklow and Kildare. Furthermore, thecountrys main international airport and car ferry facilities are also based inthe Dublin area. Therefore, at a national level, Dublin is considered to be theoptimum location.

3.3

In selecting particular sites within the Dublin area the following criteria wereconsidered: (i) Location

3.4

Possible sites were divided into two broad categories of location:

a. out of town or greenfield sites substantial undeveloped sites generallyoutside the immediate Dublin city centre area; and

b. downtown or urban sites sites within the existing built up area of thecity and close to the city centre.

(ii) Site Area/Size

3.5

The initial brief for the consultancy assignment identified the most suitablesite area as being approximately 300 acres to accommodate the Stadiumand ancillary sporting facilities.

However, in order to make the initial site search as comprehensive aspossible, we identified the site size from first principles for both greenfieldand urban locations.

3.6

A greenfield location by definition is in an undeveloped area. Theconstruction of a Stadium would therefore necessitate the provision of car

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parking and all associated facilities at the chosen site. The land requirementis substantial and the minimum site area required for the stadium alone isconsidered to be 100 acres.

3.7

In urban locations associated facilities will be provided or be in existence inthe vicinity rather than on the Stadium site itself. The minimum site arearequirement was therefore for the footprint of a Stadium, which is in theregion of 16 acres.

(iii) Site Ownership

3.8

The ownership of the properties identified was investigated. It was noted

whether they were publicly or privately owned and whether they were insingle or multiple ownership. The preference was for a site which was inpublic ownership as it minimises the need for negotiation and acquisition.

(iv) Parking

3.9

For a greenfield site, adequate space for parking on site is required, while fora city centre location, the capacity of the site itself, plus the surroundingstreet network to accommodate adequate parking was considered.

(v) Access to Road Network

3.10

The road network in the locality of each site was evaluated taking intoaccount the ability of the existing roads to accommodate the likely trafficvolumes and identifying the extent to which improvements may be required.Proximity to a motorway was considered to be important.

(vii) Public Transport Links

3.12

The level of existing public transport in the area was considered. While busservices are important, the existence of heavy or light rail is also beneficialas a mode of transporting people quickly and efficiently without impacting onthe roads in the area.

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(viii) Town Planning

3.13

The current development zoning for each site was identified from the

relevant development plan, together with any possible restrictions the planmight impose on the development of the property such as the existence oflisted structures. Consideration was given to any issue that would restrict thepossibility of planning permission being granted.

Profile and Evaluation of Sites Identified

3.14

A total of twenty-two locations were initially identified covering bothgreenfield and urban situations. They are identified on the map at Appendix

3.1 which indicates the geographical spread of the sites throughout theDublin area.

Short Listing of Sites

3.15

The identified sites were evaluated and ranked under the headings ofGreenfield and Urban and within these under the sub-headings of PublicOwnership or Private Ownership. The short list of twelve which best fitted the

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selection criteria is set out in Table 3A below.

3.16

Having given due consideration to the selection criteria noted above, andmindful that as the National Stadium public expectations will be high, both

the consultants and Government Steering Committee were anxious to ensurethat the Stadium location would be in-keeping with, and in harmony with itssurroundings. During the course of the study feedback from the non-Stadium based NGBs was strongly supportive of having additional sportingfacilities alongside the Stadium. Ongoing discussions in this regard with theGovernment Steering Committee led to further development of the conceptof a Campus of Sporting Excellence alongside the Stadium (detailed inSection 9). The development of such a campus would necessitate a muchlarger site area. We have established that the minimum size in thesecircumstances would be 150 acres. None of the urban sites qualified underthis requirement and the greenfield sites capable of accommodating this

concept were Abbotstown/Corduff, Phoenix Park, Santry Demesne andBelgard Road.

Preferred Site Option

3.17

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The selection criteria were further considered for the final short list of foursites and the scoring is set out in Table 3B below:

3.18

The site at Abbotstown/Corduff was considered to be the most suitable.While it scores very highly under all of the above criteria, the mostsignificant attributes are:

a. in state ownership no requirement to purchase land

b. size at 200 hectares (495 acres) allows maximum flexibility fordevelopment

c. location on a junction of the M50 excellent road access

d. close to a railway line

3.19

The Abbotstown site offers one of the most exciting developmentopportunities currently available on the M50 motorway. It benefits from asignificant frontage directly to the motorway and is easily accessible fromthe Blanchardstown junction. Furthermore, there is potential to create a newjunction on the motorway at Cappagh to further improve accessibility.

3.20

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Since the opening of the M50 to the west and north of Dublin city, thiscorridor has become the focus for considerable development, and has nowbecome the primary location for large scale business occupiers in suburbanDublin. When completed, the M50 will have the benefit of linking together allof the major arterial routes to and from Dublin and also to the Airport.

Easy access to the motorway has therefore become of great strategicimportance.

3.21

This chosen site has the additional benefit of being adjacent to an existingrailway line (with a station at Blanchardstown) and the opportunity to build anew station to the east of the motorway. The government is currentlyproposing to invest significantly in railway infrastructure throughout Irelandand the promotion of the use of railways is government policy.

3.22

The Abbotstown property is adjacent to Blanchardstown, where there arenumerous facilities available, including the Blanchardstown Town ShoppingCentre. In the immediate vicinity are James Connolly Memorial Hospital andthe expanding business locations in Ballycoolin.

3.23

The site, at 495 acres, is larger than required for the Stadium alone. The

surplus land could be disposed of with a ready market for its development,subject to planning, for either residential or commercial uses. Demand in themarket for development land is strong and there are major developmentschemes in progress immediately adjoining the site.

3.24

Abbotstown itself comprises a site of undulating parkland, formerly thegrounds of Abbotstown House, a listed mansion house which would beretained as part of the Stadium development.

Such a setting would allow the development of a Stadium, together with asporting campus adjacent to the capital city, yet providing a rural settingwith numerous mature trees and the Tolka Valley Linear Park on theboundary.

3.25

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The value of land is directly related to its land use zoning, as this dictates theuse to which it can be put and its potential for future development. With theproposed Objective "B" zoning, the current value for the entire 495 acre siteis in the region of IR30m.

3.30

The majority of the lands surrounding the property are zoned for commercialor residential use. Development for these uses is permitted in principle,subject to receipt of planning permission. If the Abbotstown site had a similarzoning its value would be significantly higher.

3.31

Across the road from the site in the Dunsink Tiphead which will beunavailable for further development for the foreseeable future due to

methane gas omission. However, it would be possible to develop such a siteinto an overflow car park, thereby making best use of the land available onthe Abbotstown site. Based on the proposed site layout, the NationalStadium together with the Campus of Sporting Excellence will require 220acres of the chosen site plus the area for car parking at Dunsink. There is,therefore, surplus land available at Abbotstown of approximately 275 acres.

3.32

On the assumption that this surplus land is re-zoned for commercial and/orresidential use, that there are no material planning restrictions imposed and

that the proposed infrastructure improvements (including those for theNational Stadium) are put in place, the value of the 275 acres is a minimumof 80 million as a single lot. If the property was sold in smaller lots the totalprice could be substantially higher.

3.33

In order to further enhance the potential receipts from the disposal of surplusland, roads and services should be provided and the land sold in smaller lots.

Site Layout and Development

Site Access

3.34

The main access to the Stadium will be from the N3 Blanchardstown By-Passat the roundabout junction with Main Street/ River Road. This entrance would

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be used by both vehicles and pedestrians and will provide access to theStadium on both event days and non-event days

3.35

On match days, this access will be supplemented by three additionalaccesses located as follows:

i. From Dunsink Lane at the entrance to Elmgreen Golf Course. The link fromDunsink Lane to the site would be via an overbridge on the M50 takingadvantage of the elevation of Dunsink Lane over the motorway.

ii. From Snugboro Road between the access to the James Connolly Memorial

iii. Hospital and the access to the Abbotstown Veterinary Research Facility.

iv. Along The New Road off Ballycoolin Road.

3.36

All four access links are presented in Fig.3.1

Car Parking

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3.37

Preliminary estimates indicate that up to 45% of spectators (36,000 persons)will access the Stadium by car. On the basis of an occupancy rate of 2.5persons per car, these trips will generate a parking requirements for up to

14,400 cars.

3.38

It is proposed that this parking be provided in two locations. Firstly, parkingfor 7,000 cars is proposed on 45 acres adjacent to the Stadium. Some of thisparking could also be used as all-weather playing areas on non-event days.

3.39

Secondly, parking for 7,400 cars on 50 acres is proposed at Dunsink Tiphead

located across the M50 Motorway east of the Stadium. Disposal of domesticrefuse was discontinued by Fingal County Council at Dunsink about 1998 andthe site is not expected to be available for redevelopment untildecomposition of waste is complete in about 30 years.

Coach Parking

3.40

Some 20% of spectators (16,000 persons) are expected to access theStadium by coach formajor events. On the basis of an average occupancy of

40 persons per coach these trips will generate a parking requirement for upto 400 coaches.

3.41

It is proposed that this parking be provided on an area of 15 acres in anumber of locations around the Stadium site.

Shuttle Bus

3.42

Some 14% of spectators (11,200 persons) are expected to access theStadium by shuttle bus on major event days.

3.43

Based on an average occupancy of 75 persons, this service would create arequirement for 150 return trips before and after each event. Shuttle bus

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services would link the Stadium to the major transport nodes such asHeuston Station, Connolly Station, the City Centre and Dublin Airport.

Rail

3.44

The Connolly - Maynooth railway line traverses the M50 junction south of theStadium. Thisline is currently being developed by Irish Rail and it is expectedthat some 10% of spectators (8,000 persons) will access the Stadium by railon major event days.

3.45

To cater for these spectators, it is proposed that the existing rail station atBlanchardstown be supplemented by the development of an additional

railway station off Navan Road east of the Dunsink Lane bridge.

Infrastructure Improvements

3.46

The Draft Fingal County Development Plan 1998 includes a number ofprojects which will upgrade the transportation infrastructure in the vicinity ofthe site and facilitate access to the Stadium. The projects include:

(a) Road improvements:

o Ballycollin Road

o Corduff Road

o Blanchardstown

Road North

o Rathoath Road

o Cappagh Road

(b) New Link Roads

o Corduff Road Kilshane Cross

o Castleheany Western

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Distributor Road

o Blanchardstown Road South Castleheany

o Ongar Way

(c) New Interchange

N3 Blanchardstown By-Pass/Snagboro Road

3.47

Additional infrastructure improvements proposed to meet the specifictransportation requirements of the Stadium, and presented in Fig. 3.1 arediscussed below:

(a) Roads

New Stadium Interchange on M50 Motorway at Cappagh Road

New road on south side of M50 linking Stadium Interchange to DunsinkLane at Elmgreen Golf Course (1.6km).

New road link from Stadium to Dunsink car park.

(b) Rail

Improved pedestrian access to Blanchardstown Station

New station at Navan Road

Improvements to trackwork and signalling

Capacity increase to 8,000 passengers per hour on event days.

(c) Bus

Capacity increase of scheduled and shuttle services between

Blanchardstown and City Centre up to 12,000 persons per hour with busboarding facilities for these spectators.

(d) Pedestrians

Capacity for up to 50,000 pedestrians per hour on a number of routes intothe south west corner of the Stadium site from rail services, bus services andalso the proposed car park on the former Dunsink Tiphead.

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Traffic Management

3.49

Required traffic management measures would include:

Restriction on car parking on the approach roads to the Stadium.

Restriction on car parking by spectators in adjacent residential areas.

Pre-sale of car park tickets to spectators.

Pre-sale of coach parking tickets to operators.

Liaison with Irish Rail

Liaison with Dublin Bus.

Gardai Supervision of traffic movements.

Stewarding within Stadium car parks.

Radio management of bus and coach operations.

Variable message signage for vehicles and pedestrians.

Bus and coach priority.

Pedestrian movement strategy.

Emergency routes and procedures.

Each of these measures would be developed further at the detailed designstage.

RESEARCH 100:

SITE SELECTION PROCESS

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AND

CRITERIA

IN PARTIAL FULFILLMENT OF THE REQUIREMENTS

FOR THE DEGREE OF

BACHELOR OF SCIENCE IN ARCHITECTURE

Architectural Design 8

SUBMITTED BY:

Querubin. Mark Anthony V.

BSA-4B

SUBMITTED TO:

Arch. Mario L. Bonita

Instructor ARDES 8

DATE SUBMITTED:

November 15, 2010

RESEARCH 100:

SITE SELECTION PROCESS

AND

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CRITERIA

IN PARTIAL FULFILLMENT OF THE REQUIREMENTS

FOR THE DEGREE OF

BACHELOR OF SCIENCE IN ARCHITECTURE

Architectural Design 8

SUBMITTED BY:

Mayo, Jovie Ann R.

BSA-4B

SUBMITTED TO:

Arch. Mario L. BonitaInstructor ARDES 8

DATE SUBMITTED:November 15, 2010