UNIT III SITE CONTEXT & REGULATIONS 10

3.1 Context of the site

3.2 Introduction to master plan
3.2.1 Land use
3.2.2 Cities
3.2.3 DCR
3.3 Site selection criteria - Building typology
3.4 Case Studies

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3.1 Context of site

In some cases, a site is already owned by a client, and the future uses of the site have yet to be
determined. In other cases, the program has been tentatively determined, but a site must be found
to accommodate the intended uses. Sites that could satisfy a particular set of project objectives may
be widely dispersed, or they might all be located within one large, contiguous parcel.
Stand-Alone Sites

Site selection may occur at several spatial scales. Depending on the intended uses of the site, the
scope of the selection process may require the evaluation of attributes associated with the site,
community, region, or nation. A parcel of land or perhaps two or more contiguous parcels of land
may be selected to accommodate a specific land use program. It may also be selected for speculative
purposes. That is, a development site may be acquired and then sold in the future, when the
location has become more attractive for development and the property's value has significantly
increased.

Site Within a Site

Site selection may also involve the selection of a site from a larger contiguous parcel or several
noncontiguous parcels that are under a single ownership. This process commonly occurs with
projects initiated by public or private institutions that have relatively large land holdings. Colleges
and universities, for example, are often faced with renovating and, in many cases, expanding their
campus facilities. Campuses are complex built environments that carry out many of the same
functions as small cities. Creating new spaces for classrooms, laboratories, and other instructional
facilities are common reasons for new construction. Campus expansion or redevelopment may also
involve the construction of administrative buildings, parking lots and garages, pedestrian circulation
systems, and new facilities for recreational and intercollegiate athletics.

College and university campuses may be several hundred acres or hectares in area, and a variety of
potential building sites may be available for any given project. Yet two different sites on a campus
could be dramatically different in their suitability for the proposed site uses. On a hilly site, for
example, development constraints might include the area's high susceptibility to erosion or the site's
poor accessibility. On a relatively flat site, in contrast, constraints might include the area's
susceptibility to flooding. These and many other site attributes could potentially influence the design
and ultimately the function of any new facility.

Selecting a site for any new facility involves the application of a set of selection criteria. The criteria
used to identify and evaluate potential sites depend on the nature of the proposed activities.
Different sets of selection criteria are appropriate for various industries and, within a single industry,
for various site purposes.

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3.2 Introduction to master plans

What is a Master Plan?

A comprehensive long-term strategy to develop or improve (land, a community, a building complex,

or the like) through a long-range plan that balances and harmonizes all elements.

The Master Plan

Any municipality, from small village to sprawling metropolis, can have a master plan. Small
communities will hire a private planning firm to prepare a plan and submit it to the local government
for approval. In big cities, the department of city planning prepares the master plan.

The plan itself is a document, sometimes hundreds of pages long that shows a community as it is and
recommends how it should exist in the future. It often contains diagrams, aerial photos, maps,
reports and statistical information that support the planner's vision.

A typical master plan addresses the following:

 Transportation and traffic: A good master plan takes all of a city's transportation corridors
into account. A transportation corridor is any channel along which people and goods move
from place to place.
 Community facilities: Cities support an array of community facilities that satisfy its demand
for social and cultural enrichment. These include public and charter schools, police and fire
departments and community centers.
 Parks and open space: Parks are vital to cities because they serve as the focal points of
neighborhoods and often have community and cultural facilities grouped around them. In
addition to parks, cities maintain a variety of open spaces, which may be undeveloped lands
or land set aside for health and safety reasons or for preservation.
 Neighborhoods and housing: Although they have unique characteristics, neighborhoods in
vibrant cities are interconnected and enjoy a dynamic exchange of commuters, ideas and
influences. Successful neighborhoods also emphasize community, livability, appearance,
transportation opportunities, convenience and safety for all residents.
 Economic development: A master plan recommends how a city's design can be enhanced to
attract new businesses and protect existing businesses. For example, a plan might call for
redevelopment of a downtown area to include a public market and a conference/convention
center, with the goal of better serving the city.
 Land use: The major land use recommendations presented in a master plan result from
analysis of a city's environmental and physical conditions, as well as the planner's vision for
future growth. A map of future land use is generally included and makes recommendations
about land set aside for parks and open space; residential areas; commercial, office and
industrial uses; civic and institutional uses; and mixed-use areas.

Public support of a master plan, no matter how comprehensive or visionary, is crucial to its
overall success. Strong public opposition can arise if city residents believe the proposals of a
plan are too costly, aren't fair and equitable or could interfere with their safety and well-being.
In situations like this, urban planners may have to explain their plans to planning boards,

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interest groups and the general public. If opposition cannot be overcome, governments
sometimes refuse to act on proposals of a master plan.

Once a plan is adopted, implementation can begin. Not all programs can be implemented at
once, so most plans include, usually as part of the appendix, an action agenda that provides an
outline of the short- to medium-term actions essential to getting the master plan off the
ground. The implementation process relies heavily on government authority.

The city may use its grant of the police power to adopt and enforce growth and development
regulations. It may also use its power to tax to raise the money necessary to fund growth and
development. And it may use eminent domain -- the power to force sale of private property for
valid public use -- to enable various infrastructure investments and redevelopment actions in
support of public policy and plans.

Planners must also be aware of zoning laws, which are another way cities control the physical
development of land. Zoning laws designate the kinds of buildings permitted in each part of a
city. An area zoned R-1 might allow only single-family detached homes, whereas an area zoned
C-1 might allow only certain commercial or industrial uses.

Zoning is not without controversy. Zoning ordinances have been challenged as unconstitutional
several times, and some argue that they are tools of racial and socioeconomic exclusion. As we'll
see in the next section, this is just one of many criticisms leveraged against urban planning.

Site Selection Factors:

Project Objectives

Potential problems that the site could pose for the intended uses should be identified before the site
is purchased. Many different physical, biological, and cultural constraints can limit the area of a site
that is suitable for development. The initial site assessment should consider both constraints and
opportunities for the expected program. Small-scale land development, typically on sites of less than
50 acres (20 hectares), is most likely to involve four types of real estate product: single-family
residential subdivisions, planned unit subdivisions, mixed-use subdivisions, and industrial/office
parks.

Market studies can provide information that is useful in the site selection process. These studies
provide information on the competition for selling or renting comparable properties. Market studies
can also reveal consumer preferences for site and building features or amenities.

Site selection is a specialized field. This is a type of spatial analysis that lends itself to applications of
geographic information system technology. In choosing a location for a new manufacturing facility,
for example, the analysis may occur at multiple spatial scales (Table 3-2). Site location can
significantly influence a facility's costs of production. For a heavy-manufacturing facility, proximity to
sources of essential raw materials may be the most important criterion in the site selection decision.
This is particularly true if the raw materials are bulky and require expensive surface transportation.
In contrast, for a firm that manufactures precision instruments, a location near an available supply of
skilled labor such as tool and die makers would be critically important.

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The proposed uses of the site determine which site selection criteria are appropriate. For example,
general criteria for selecting prison sites in the United States include:

 proximity to the communities from which most inmates come

 areas capable of providing or attracting qualified professional staff of racial and ethnic
origins compatible with the inmate population
 areas with adequate social services, hospitals, schools, universities, and employment
opportunities to support the correctional goals

Additional selection criteria typically address the site's physiographic constraints and capacity to
provide needed utility services. Other, less common criteria include the site's visibility from adjacent
roads and highways, and the ease with which views to a new prison can be screened.

The criteria used in selecting sites for other intended uses must, of course, be tailored to those
intended uses. Consequently, some sites are particularly well suited for specific uses. For example,
the American Society of Golf Course Architects suggests that a site for a golf course should have:

 a visually interesting landscape (e.g., rolling hills, mature vegetation), which will minimize
earthmoving operations and reduce construction costs
 adequate soil drainage and quality topsoil, which is essential for growing fine turf
 sufficient utility availability (e.g., electricity and potable water)
 Convenient access to transportation infrastructure, which is necessary to attract golfers at
various skill levels.

Other considerations that might influence the selection of a golf course site include demographic
trends in the area and potential competition from other nearby existing or proposed golf courses.

Sites that will be used for retail or office uses have other sets of preferred criteria. For retail uses, in
particular, sites must provide efficient customer access. High visibility from major streets and

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highways is another common site attribute. Particularly in metropolitan areas with relatively large
populations, mixed-use development in transit corridors and near transit stations is becoming more
common.

Yet privacy, rather than high visibility, is generally preferred for residential sites. Also, residential
sites should, if possible, be free of nuisances such as bright lights, loud noises, unpleasant odors, and
heavy vehicle traffic.

 The topic I have been asked to address today is "The Importance of Development Plans for
Development Control." It is therefore my task to put into context why development plans
are important in the context of the development control function with which most of you
are involved. Let me start by defining the discipline and profession of land-use planning.
 Land use planning refers to the process by which land is allocated between competing and
sometimes conflicting uses in order to secure the rational and orderly development of land
in an environmentally sound manner to ensure the creation of sustainable human
settlements.
 The process of land use planning consists in the main of the two twin functions of
Development/Land use Planning and Development Control. Of necessity, these two
functions must be supported by relevant research and mapping which are also major
components of the land use planning process.
 Having defined the activity let me spend some time to put land-use planning in a wider
context: why do we do it and how does the need for it arise. Land-use planning does not
exist in isolation. It is necessary to view land-use planning as an integral part of the process
of national growth and development. Among other things, this process seeks to identify,
articulate and satisfy the basic social/human needs of a country’s population within the
context of available economic/financial resources and technical knowledge.
 People have needs that must be satisfied. For instance, they need housing; jobs; education;
opportunities for recreation; transport; and basic services like water, electricity, clean air
and health care. Social planning and policies attempt to take care of the basic social needs of
the country’s population. Economic planning and policies seek to ensure that the country
has a sound economic base which provides revenue to finance government operations and
pay for provision of services to the public while also ensuring that jobs are available to the
country’s labour force.

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 Land-use planning seeks to accommodate these needs within a technical and spatial
framework. While houses must be built for the population for example, they cannot be
provided in a swamp; or an area that is unsuitable for housing development because of its
terrain, vulnerability to natural or other disasters, or inability to physically support the
building; or in an area that endangers the health and safety of the occupants or other
members of the public.
 Similarly, economic decisions to focus on tourism, manufacturing industry or agricultural
development as the basis of the country’s economic development must be translated into
land-use terms. First, each of these activities use land. Furthermore, some areas of land are
more suitable for some types of activities than others and some activities have negative
impacts on the terrestrial (land) and/or marine (sea) environments. Also, use of land for one
activity often prevents its use for another activity at the same time.
 National social and economic needs are identified and articulated by people themselves, by
politicians; community groups and sometimes by the technical experts, like Land-Use
Planners. These needs are translated into a spatial form or a land-use activity and reflected
in land-use plans, policies and development actions. Land-use planning therefore derives
from the need to satisfy these needs on the ground, in a rational manner and within a
technical framework. It is a crucial part of the process of Integrated Development Planning
which includes social and economic planning and reflects their land-use/spatial components.
 Land use planning also takes place within a legal context. At this stage, suffice it to say that
the legal context provides the justification for undertaking land use planning and sets out
the powers and duties of the agency responsible for the planning function - the
Development Control Authority. The legislation also sets out the procedures to be followed,
the conditions under which they may be carried out and the matters to be covered in
executing both the development planning and development control functions. The law also
makes provision for revising and changing land-use plans and policies to ensure that they are
always current and relevant to the country’s development needs.
 The law also provides for remedies for those persons affected by planning and development
decisions/activities and penalties for those who fail to comply with the provisions of the
legislation.

3.2.3 DCR (Development Control Rules)

 The focus is the development control function of the land use planning process and it is this
activity with which you are most familiar in your daily work. The development control
function seeks to manage and regulate property development to ensure that all
development takes place at an appropriate time and place and in such a manner that it
conforms to a pre-determined set of policies or standards.
 Many of you may have asked yourselves or have been asked by others why a system of
development control is necessary in the first place. Let me emphasise that the purpose of
development control is not to stop development or to make life difficult for developers or
home builders. Instead, the main purpose is to ensure the orderly and rational development
of land to create sustainable human settlements that accommodate a variety of land uses to
meet the needs of the people who live in these settlements.

I am sure we can all think of examples of:

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 inappropriate or poorly sited development which should not be located where it is; or
 projects/buildings that do not have the necessary facilities (car parking, sewage treatment
plant) or infrastructure (access roads, drainage, water supply) to support it; or
 buildings that are structurally weak and are easily damaged during hurricanes, earthquakes
or other disaster events; or
 Development projects which have serious negative impacts on the country’s sensitive
environment, particularly its beaches/coastal areas.

The development control function is an important one and those who work to evaluate
applications for development permission; grant or refuse permission; and inspect development
have a tremendous responsibility to ensure that the problems just identified do not arise. They
have a responsibility to ensure that development occurs in the right place, at the right time; that
buildings are structurally sound and will not endanger the safety or lives of those who live in or
use them; that they are provided with the basic services and facilities necessary to support the
purpose for which they are erected; and to ensure that the environment and natural resources
of Antigua and Barbuda are managed carefully and prudently for the enjoyment of present and
future generations.

Notwithstanding the admission of The Honourable Minister St. Luce this morning that there is
sometimes political interference in the work of the Development Control Authority and its
Inspectors, it is still your responsibility to arm yourself with the technical knowledge needed to
understand and communicate to others the need for the standards and policies we are called to
implement. We also need to have the courage of our convictions and stand up for what we know
to be technically sound and safe practices.

Land Use Policy and Development Control

Development control is the most visible part of the land use planning process and the function
with which members of the public - particularly those engaged in the construction and property
development industries - interact on a daily basis.

However, the development control function cannot and should not operate in a vacuum. This
brings me to the central theme of this presentation. That is, the link between land use policy and
development control. The formulation of land use policy and development standards - often
contained within development plans - provides the contextual framework within which the
development control function operates.

The preparation of Land Use Plans and formulation of land use policies and development
standards are some of the main outputs of the development/land use planning process. Plans
are prepared to:

Anticipate the development needs of an area;

 identify relevant development issues;

 identify opportunities for and constraints to development;
 identify areas which are suitable/unsuitable for different types of development;
 make proposals for the way in which the area should develop over time; and
 Establish policies and standards to guide development.

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Plans are also prepared for areas which are already experiencing significant development pressures
or some of the negative effects of growth and development in an effort to find solutions to these
problems and to manage future growth.

Plans may be prepared for a country as a whole - such as the recently completed Draft National
Physical Development Plan for Antigua and Barbuda - or for specific areas (cities, towns, villages or
other communities) of the country -such as the recently completed Draft St. John’s Local Area Plan.
In addition, Plans may be prepared for certain vulnerable areas within the country which may cut
across settlement (town and/or village) boundaries? Such as a Coastal Zone Plan or a Watershed
Plan.

The Plan is a statement of intent or vision. It sets out how we would like to see the country develop
over a specified time period. It is also a road map: since we have a vision and a goal, how do we get
there? Policies and standards help us to achieve the vision we have set ourselves for the future
development of the country. As the old adage goes: if you don?t know where you are going, any
road can take you there!

Preparation of Plans is a lengthy and time-consuming process. However, land-use planning agencies
are often called upon to make decisions on applications for development permission before a Plan is
prepared or completed. If no Plan or policy statement exists, evaluation of development proposals
may raise critical development issues for which no policy guidance is available. At such times or in
order to pre-empt such situations, the land-use planning agency may formulate land-use
policies/policy statements to address specific development issues when a quick response is needed
and time does not permit preparation of land-use Plan. These may include, but are not limited to,
subdivision policies, industrial location policies, settlement upgrading policies, development
standards etc. Policy statements may also be prepared as an alternative or supplement to a land-use
Plan.

One primary reason for preparing land-use plans and policy statements is to fulfill a legal
requirement of the Land Development and Control Act of 1977. However, plans and policies are
mainly prepared to guide the operation of the development control system and to facilitate the
development decisions of private and public sector developers, including home builders.

In other words, Plans and policies provide the framework within which the development control
process can take place. In the absence of this framework and guidance, how can applications for
development permission be assessed? What criteria will be used to determine whether or not a
development proposal is compatible with nearby activity/land uses or is located on an appropriate
site or includes the necessary facilities to support the proposed activity?

In the absence of a policy framework, the development control system is seen as arbitrary and
people question whether or not there is any sound basis or foundation for the decisions made.
Furthermore, in the absence of a policy framework, decisions are made entirely at the discretion of
the Officer evaluating a development proposal.

Consequently, decisions can vary according to the person evaluating the proposal and can vary over
time. This leads to inconsistency in decision making and also to uncertainty in the minds of
developers and home builders who can never be sure what development standards they are
required to satisfy or whether their applications/proposals will be positively received by the DCA.
Potential developers are also confused as they are never sure what the rules are and when they may

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be changed. And as we have all learned from as early as childhood, it is not fair to change the rules
while the game is being played. Ultimately, this reinforces the perception among members of the
public and the building industry that the development control process is arbitrary. The process and
we who implement it lose credibility in the eyes of those we are meant to serve.

Land Use Considerations in Development Control

In Antigua the Development Control Authority operates a type of "One Stop Shop" for evaluating
applications for development permission in so far as two appraisals are conducted by the Authority.
Applications for development permission are assessed to determine:

 Land-use suitability
 Structural integrity of buildings

In practice however, there is no clear distinction made between the two levels/types of appraisal
and insufficient attention is paid to the analysis of land-use issues. The structural assessment of
buildings will be dealt with in greater detail during the course of this training programme. However, I
would like to outline some of the criteria that should be incorporated when evaluating the land-use
implications of development proposals.

When we receive an application for Development Permission, the first level of assessment requires
us to determine whether or not the use/activity is appropriate for the proposed site/location. If
there is a land-use (zoning) Plan in existence this will provide the first indication of the suitability of
the area for the activity proposed. If not, we have to apply some basic principles to assist us in
evaluating the development proposal.

Notwithstanding this however, the following land-use issues should be considered in determining an
application:

 Type of existing land uses

 Compatibility of proposed use with surrounding land-uses/activities. That is to say, we
should ask ourselves the following questions:
 Will the activity generate noise, air or other pollution;
 Will it conflict with existing uses in the area;
 Will it increase traffic congestion on nearby streets and how will this be
accommodated;
 Will it increase the demand for public services and/or physical or social infrastructure
to support the proposed development?

The physical characteristics of the development site and surrounding land, including topography; on-
site physical features; geology and soil type; drainage patterns etc. Some of these characteristics are
crucial in determining an area’s vulnerability to natural disasters. In the context of the Post
Hurricane Georges Disaster Mitigation Project under which this workshop is hosted, any attempts to
mitigate the impacts of disaster events requires us to address these issues in the practice of
development control.

 Proximity to wetlands (swamps/mangrove); water courses/rivers; wells; reservoirs; aquifers;

forests; watersheds; beaches/sea; and other sensitive environments.
 Availability of physical infrastructure serving the area eg vehicular access roads; electricity;
water.

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 Availability of social infrastructure to service the proposed development, eg. Schools, job
opportunities, public transport etc.
 Existence of exploitable natural resources eg. Minerals, forests. We should consider whether
the proposed development will restrict access to these resources or does it involve
extraction/exploitation or even destruction of these valuable resources.
 Size of site (can the site adequately accommodate the proposed building and ancillary
facilities; required building setbacks).
 Building and site coverage.
 Density of proposed development.
 Is there adequate vehicular access to and egress from the site onto existing access roads.
 Proposals for disposal of waste generated at the site.
 Car parking facilities on-site

Let us now consider some examples of development that takes place in the absence of the necessary
land-use policies to guide the decision-making and/or implementation process. These examples also
highlight some of the problems that may occur if land-use planning issues and criteria are not
adequately considered during and incorporated into the process of evaluating development
applications:

Proliferation of advertising and directional signs:

Antigua’s streets are "littered"? With a number of advertising and directional signs which are
erected on wooden stakes randomly placed within the road reserve; abutting privately owned lands
and on utility poles. These signs are unsightly as they do not conform to any design or aesthetic
criteria; they are a potential hazard to motorists since they often block drivers' lines of vision and
obscure views of approaching vehicular and pedestrian traffic; and a potential obstruction to utility
company workers. In the absence of a policy to guide the display of advertising and directional signs
in Antigua and Barbuda, the development control system has no criteria by which to judge whether
or not a sign is too large, too close to the road, within motorists' line of sight or is
aesthetically/visually pleasing.

Proliferation of Roadside Vendors:

There is no clearly articulated policy to guide the location of vendors around St. John’s City or
standards for the design and/or construction of their booths. In fact, there is still some debate about
whether or not the erection of vendors’ booths requires development permission from the
Development Control Authority. The resultant chaos is evident.

Incompatible Uses in Residential Areas:

In the absence of an approved land-use policy to guide development in residential and other areas, a
number of "non-conforming" uses have crept into residential areas. For instance, the proliferation of
mechanic shops/garages is a cause for concern among residents due to the noise, congestion and
pollution which these activities generate. However, if there is no clear policy to guide the location of
garages or to specify what types of uses are unacceptable in residential areas, this problem will
persist?

Conflict between Agriculture and Built Development:

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With the encroachment of residential development onto agricultural land, pockets of farmland
remain between residential communities. While these tracts of land are actively farmed, spraying of
chemical fertilisers and pesticides may cause health concerns for nearby residents. On the other
hand, conversion of agricultural land to residential use removes fertile land from productive
agriculture; splits large tracts of agricultural land, thereby reducing its potential for viable
commercial farming; and restricts the use of certain production methods etc. In the absence of a
land-use policy that reserves specific areas for agriculture, it is likely that development control
decisions will continue to alienate productive agricultural lands; compromise the economic and
financial viability of the agriculture sector; and inadvertently increase the possibility of health
concerns for nearby residents.

Subdivisions

The Development Control Authority receives many applications to subdivide large parcels of land to
create smaller residential lots; often without the benefit of an overall plan to show how this may be
achieved, the layout of lots or the provision of infrastructure. To date there is no subdivision policy
in use by the Authority. Instead, development control decisions are sometimes made to approve
creation of smaller lots from large parcels on an ad hoc basis. By the time the larger parcel is
completely subdivided in this way, a haphazard layout of buildings is created with small lots that are
inadequately served by road access and other basic infrastructure.

Failure to Enforce Development Standards:

Perhaps the most critical example of the importance of land use policy to the development control
process can be observed in the application of development standards. Development standards are
articulated in the Land Development and Control Regulation (No. 20 of 1996) and the Antigua and
Barbuda Building Code and Building Guidelines. New standards are also recommended in the
recently completed Draft National Physical Development Plan for Antigua and Barbuda and the Draft
St. John?s Local Area Plan. However, these standards are sometimes applied with discretion by the
Authority?s staff ? often in situations where the use of discretion is neither necessary or justified - or
not applied at all. This may result in buildings that suffer structural damage during hurricanes;
buildings constructed without the necessary facilities to meet the needs of their occupants eg
inadequate provision of car-parking spaces; structures that are inadequately setback from roads
and/or the coastline.

Uncontrolled Development at Jennings Estate:

A former agricultural estate, this area forms part of Antigua’s watershed and contains productive
wells and other groundwater resources. Recent uncontrolled development threatens the quality of
the groundwater extracted from this area and alienates valuable agricultural land from production.

Conclusion:

The land use-planning function must be viewed as an integral part of the national development
process that cannot be viewed in isolation from the other critical elements of that process, namely
social and economic planning.

Land-use policies and plans address a number of issues which the development control staff,
especially the Building Inspectors face on a daily basis while evaluating applications for development
permission. However, Plans and Policies are only useful if they are implemented and enforced

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consistently and religiously with every application. It is also important to ensure that land-use
considerations are fully integrated into the analysis of development applications and that this takes
place prior to evaluating the structural integrity of proposed buildings.

While carrying out the development control function, one should always remain alert to changes
that have occurred which may signal the need to amend Plans, policies and standards. However, this
should not be done arbitrarily or by an individual acting alone under the guise of using discretionary
powers. This creates uncertainty and confusion among developers and inconsistency and lack of
credibility in the development control process. Instead, we should use the procedures provided for
in the legislation or other transparent, administrative procedures for making such amendments that
are necessary to ensure that Plans and policies are always current and relevant; that decisions are
consistent and that developers/applicants are treated fairly.

3.3 Site Selection Criteria

(1) Location

 Is the site located in the community which the charter school serves?
 Is the site accessible to target student demographics? Can the site serve as a community hub?
 Is the site accessible by public transportation and convenient for students and staff?
 Are nearby traffic levels acceptable?
 Is the site visible to passersby on foot or in vehicles?
 Are adjacent businesses appropriate (e.g., no adult video stores)?
 Is there a history of crime or vandalism in the area?
 Is the area suitable for evening events?

(2) Site/Land

 Is there access to utilities (e.g., electricity, sewer, water, gas, and phone)?
 Will the site require heavy maintenance (e.g., topography, drainage, retaining walls, or
geotechnical issues)?
 Is the proposed use for the project permitted by zoning? (For example, can you build the type
of project you want on the site?)
 Is there adequate space for parking?
 Are the soil conditions conducive to the project’s structural needs?

(3) Building

 Is the size adequate, and can it accommodate future growth?

 Is it structurally sound?
 What is the condition of the roof, exterior walls, and windows?
 What is the condition of all major systems (e.g., plumbing, electrical, and heating/ventilation)?
 Is there proper drainage in the basement?
 Can the seller or broker provide recent utility bills from all seasons?
 Will projected energy costs be reasonable?
 Has the building been checked for asbestos, lead paint, or other hazardous materials?
 Are there appropriate fire exits?
 Is the building American with Disabilities Act (ADA) compliant?

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 Is it a sustainably designed/green building or LEED-certified?

 Can the space be easily reconfigured for educational and administrative space?
 What is the condition of adjacent and nearby properties?

(4) Costs and Renovations

 Is a recent appraisal available?

 Is the purchase price (or lease rate) reasonable and comparable to similar sites of similar age
and quality?
 Are the preliminary costs for improvements reasonable? Has your architect or project
manager confirmed the costs?
 What are the estimated maintenance costs?

(5) Legal and Timing Issues

 Is the property or site vacant and available immediately?

 Is the seller motivated to sell within your timeframe?
 Is sufficient financing available to complete the transaction within the required timeframe?
 Are there zoning restrictions? Will there be a need for zoning variances or lengthy hearings?
Required setbacks? Legal easements or rights-of-way across the property? Prior title issues?
 Are you permitted to display signage on the site?
 Will building permits be available within the required timeframe?
 Are there any political issues that would block approval of the site? Are the neighbors likely to
be supportive?

Calculations to Assist Site Decision-Making

 As you consider your site options, use common calculations. An appraiser or broker can assist
you in comparing these measures against comparable charter school costs.
 Cost Per Square Foot (cost psf) is the total cost divided by the total square feet of space.
 Cost of Improvements is based on your preliminary budget for a potential site. Your cost of
improvements should include both hard costs and soft costs.
 Rent Per Square Foot (rent psf) is your annual rent divided by total square feet. The square
footage used is the net leasable area. If you are planning to lease space, be sure to understand
what expenses you will pay versus expenses the landlord will pay. Also, factor in one-time
costs to improve the property so it is ready for occupancy. Some landlords provide a “tenant
improvement allowance,” which is factored into the rent psf calculation.
 The Site Acquisition price for a land purchase may be quoted on a per-acre or per-square-foot
basis. It is typically quoted on a per-square-foot basis in urbanized locations.

Site Selection for Residential Buildings

Selection of site for any building is a very important and experts job and should be done very
carefully by an experienced engineer. The requirements of site for buildings with different
occupancies are different. Following are some of the important factors which should be considered
while selecting site for any residence.

1. The site should be in fully developed area or in the area which has potential of development.
2. There should be good transport facilities such as railway, bus service, for going to office,
college, market, etc.

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3. Civic services such as water supply, drainage sewers, electric lines, telephone lines, etc.
should be very near to the selected site so as to obtain their services with no extra cost.
4. Soil at site should not be of made up type as far as possible. The buildings constructed over
such soils normally undergo differential settlement and sometimes become the cause of
collapse. Cracks in buildings in such conditions, are quite common
5. The selected site should be large enough; both to ensure the building abundant light and air
to prevent any over dominance by the neighboring buildings.
6. The ground water table at the site should not be very high.
7. Nearness of schools, hospitals, market, etc. are considered good for residential site but
these facilities do not carry any significance in the selection site for other public buildings.
8. Good foundation soil should be available at responsible depth. This aspect saves quite a bit
in the cost of the building.
9. The site should command a good view of landscape such a hill, river, lake, etc.
10. Residential house site should be located away from the busy commercial roads.
11. Residential site should not be located near workshops, factories, because such locations are
subjected to continuous noise.
12. Orientation of the site also has some bearing on its selection. Site should be such in our
country that early morning sun and late evening sun is accepted in the building in summer
and maximum sun light is available in most of winter.

1. Site Access: location (roads, connecting services and waste removal) –

 to be considered for feasibility of developing the site
 (Sustainability: Recycling is considered as part of waste collection).
a. Adjacent to public roads and domestic services i.e. utilities and main drainage system,
accessible for waste removal and requiring no additional infrastructure.
b. Access within 100m to public roads and domestic services and for waste removal,
requiring some additional infrastructure to be provided and access issues to be
addressed.
c. Access greater than 100m to roads and domestic services and for waste removal,
requires additional infrastructure to be provided and access issues to be addressed.
d. access difficult greater than 500m to roads and domestic services and for waste
removal, involves property demolition, major excavation and will require major
provision of new infrastructure and serious access issues to be addressed.
2. Site Access: viability - to be considered for feasibility of developing the site.
a. adequate existing maintained roads
b. existing road needs upgrading or widening
c. new roads need to be built
d. new roads plus extra infrastructure to be built e.g. roundabout, bridge
3. Designation – Site choice to ensure the most efficient & effective use of land and the use of
previously developed land and buildings; also to consider feasibility of developing the site and
conserve and where possible enhance the landscape.
a. Brownfield uncontaminated
b. Brownfield some contamination
c. Brownfield heavy contamination
d. Greenfield

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4. Topography – site choice to be suitable for building works to ensure the most efficient &
effective use of land; to be environmentally sustainable; to avoid the hazard of unstable land
slippage.
a. Ground is mostly level
b. between 5 and 15 degrees of slope
c. Over 15 degree slope/unstable
d. requires a great deal of landscaping or leveling
5. Rights of Way – to be considered for feasibility of developing the site
a. No rights of way on or accessing the site that are apparent from a visual inspection
b. potential rights of way on or accessing the site require investigation and may involve legal
access issues being addressed
c. Limited rights of way on or accessing the site require investigation and will involve some
legal access issues being addressed
d. Major rights of way on or accessing the site require investigation and will involve some
legal access issues being addressed
6. Features of site- that are unlikely to be recited or removed - To be considered for feasibility
of developing the site. Pylons and electrical power lines are considered very unlikely to be
resisted or removed. Telephone lines, telegraph poles, and street lamps are considered to be
more feasible to resite. Other features to be judged per site.
a. there are no features which have to be resisted or removed from the site.
b. there is a feature (or features), which it is feasible to resite or remove from the site.
c. there is a feature (or features), which may be feasible to resite or remove from the site
after further research.
d. there is a feature (or features), which is unlikely to be resited or removed from the site.
7. Un neighborly sites - to be considered for feasibility of developing the site and for
promotion of healthy life styles.
a. there are no unneighbourly factors affecting this site.
b. the site is situated within 300m from an electricity pylon/line, a source of industrial,
highways or otherwise pollution (e.g chemical, air, noise or light resulting in nuisance or ill
effects).
c. the site is situated less than 100m from an electricity pylon/line, a source of industrial,
highways or otherwise pollution (e.g chemical, air, noise or light, resulting in nuisance or ill
effects).
d. the site is situated less than 50m from an electricity pylon/line, a source of industrial,
highways or otherwise pollution (e.g chemical, air, noise or light, resulting in nuisance or ill
effects).

8. Flood Risk: ground water saturation and surface water drainage – avoidance of flood risk
on sites, adjoining and other areas in order to protect people and property from the risk of
flooding.
a. well drained soil
b. mostly drained soil
c. poorly drained soil saturated after any rain
d. no drainage of soil

Site selection criteria for housing development, commercial and institutional projects

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1. SITE SELECTION CRITERIA FOR HOUSING DEVELOPMENT

Overview

Site search and selection is a major element of the process of creating a supportive housing project
in which units of housing are being developed. With some exceptions, it is impossible to seek
permanent financing and community support until the site is identified and site control has been
secured. Prior to initiating a site search, it is important to first develop the project concept, including
defining the site and configuration requirements for the proposed supportive housing project. The
site selection process is most successful when it is a methodical search for the site that best meets
established criteria, including size, location, proximity to services and price — factors that will help
ensure the project fulfills the needs of future tenants. However, in many situations, a thorough and
careful site search may not be possible. The circumstances that can impact a site search include:

1. An inadequate inventory of available and appropriate sites in the community

2. A very hot real estate market and competition from for-profit developers with large amounts of
upfront capital

3. A limited funding opportunity that doesn’t provide adequate time to conduct a thorough site
search
4. A site becomes available that offers cost efficiency, political expediency, and/or other factors that
outweigh its deficiencies
5. Regardless of the challenging circumstances that can influence the site search and selection
process, the primary components of the site selection process include:

Establishing Site Selection Criteria:

 Scale
 Housing type and construction
 Location
 Acquisition or lease costs
 Zoning considerations
 Community acceptance

Establishing Site Selection Criteria

Prior to initiating the site search, or while reviewing an opportunity to acquire a site, it is essential to
carefully define the appropriate criteria for the proposed project by considering the following:

Scale

The scale or size of the proposed project should relate to the level of need for the housing identified,
as well as to the capacity of the organization to develop and/or manage the property.

Scale also should be “contextual,” meaning the project should be consistent with the height and
density of the surrounding buildings. Determining the number of units also could be based on the
degree of community support for the project. The project architect can help determine the
maximum allowable development area (based on zoning and floor area ratios), as well as the
appropriate scale for the identified neighborhood.

Housing Type and Construction Approach

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The type of housing to be built is a key siting criteria, and different approaches may lend themselves
best to different neighborhood locations. For instance, a development model of scattered-site, one-
and two-family houses may work best in a low-density neighborhood, whereas larger projects using
multi-unit buildings or commercial hotels are generally only available in urban locations.

The construction approach — new construction versus rehabilitation — also will help guide the site
search. Funding sources sometimes dictate this choice, which may be restricted to one approach.
Construction costs are another important consideration, with rehabilitation costs generally lower
than new construction (unless unusual building conditions are present or historic preservation
standards are required). New construction opportunities will be limited to neighborhoods that have
available (and affordable) vacant land or substandard buildings that can be demolished, and any
demolition costs effectively increase the acquisition costs. Choosing a rehabilitation development
strategy would direct the site search to locations where there are vacant or partially or fully
occupied buildings. The challenges, costs and inevitable delays of relocating existing tenants should
be factored into the decision.

Location

As with all real estate decisions, location is critical in identifying an appropriate site for a supportive
housing development, and each of the following factors must be evaluated:

 Public transportation – Sites should have good access to public transportation options that
serve important destinations for the tenants, such as supportive services providers,
employment, health care, shopping and recreation. Many tenants will not be able to afford
private transportation, so public transit becomes a necessity. In addition, proximity to good
public transportation may be a requirement or provide a competitive edge for funding
applications.
 Employment opportunities – Sites should have reasonable access to employment opportunities
and job training. While these opportunities may not be available in the immediate
neighborhood, they should be accessible through public transportation, and within reasonable
commuting distance.
 Neighborhood amenities — Projects should be located in neighborhoods that have key
residential amenities, such as affordable shopping (especially supermarkets), public libraries,
post offices, banks, parks, open space and recreational facilities. This usually means siting
housing in traditional residential neighborhoods, and not in commercial, manufacturing or
warehousing districts that typically lack such amenities. Proximity to neighborhood amenities
may be a requirement or provide a competitive edge for funding applications.
 Community-based services — it is critical that supportive housing tenants have easy access to
supportive services available in the community, especially to service programs with established,
formal linkages. Depending upon the project’s target population, services related to substance
use and recovery, case management, crisis intervention, parenting programs and health clinics,
Tenants may need health clinics on an ongoing or intermittent basis. If not located in the
immediate neighborhood, such services should be easily accessible by public transportation.
 Day care — if the planned project will house families with young children, day care services must
be available in the neighborhood or easily accessible near major employment centers. Lack of
access to quality day care will frustrate parents who are working, participating in job training or
seeking employment.

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 Public schools and related programs — for projects serving families, the sites should be in close
proximity to public education resources such as public schools, public or private preschools, or
Head start programs, school readiness programs, and after-school enrichment and recreation
programs. For all target populations, easy access to community colleges, vocational programs
and other higher educational opportunities are important.
 Security — If possible, the site should not be in an area that has a high crime rate, since
supportive housing tenants may be especially vulnerable to victimization. Sites also should abide
by the principles of “defensible space,” which suggests low-rise buildings and open site designs
avoid hidden spaces that are conducive to crime (e.g., playgrounds or courtyards screened from
public view).

Acquisition or Lease Costs

 The cost of acquiring or leasing a development site may be the overriding consideration for
selecting a property. Many public funding programs have a maximum acquisition or lease cost
(total or per unit caps) that must be considered during the site search. The allowable costs will
often limit the search to those communities that have lower real estate prices. Most public
funders, and all private lenders, will likely require that the purchase price not exceed the
appraised value of the property.
 Before initiating the site search, it is also critical to determine whether the funding sources’
preferences lean toward purchase or lease. Some public agencies do not have capital available
to acquire sites, but are able to fund lease payments through annual contracts. It should be
noted that there are some serious drawbacks to leasing, including difficulty in maintain quality,
cost and control over the long term.

Zoning Considerations

 Zoning also must be carefully considered in making site selection decisions, since local zoning
regulations can frustrate efforts to gain local approval. The project architect can analyze local
 Zoning restrictions to help guide the site search. Using zoning maps, it is possible to identify
areas in which to develop a proposed project “as-of-right” — that is, without a zoning variance.
If possible, it is advisable to limit the site search to these areas, since the process of seeking and
being granted a zoning variance will add time and uncertainty to the development efforts. It may
give any opponents to the project additional opportunities, and additional leverage, to block the
planned development.
 It is often impossible to find suitably priced sites that are politically acceptable to a community
that don’t require zoning approvals or discretionary action by a local planning board or
commission. If this is the case, a critical aspect of the due diligence will be to work closely with
city planning staff to identify what discretionary actions will be needed and how long the
process will take.

Community Acceptance

 The potential for community opposition to a proposed development should be considered as the
site search is being conducted. Depending upon the assessment of community and political
support in a given neighborhood, as well as the strength of relationships with local leaders and
organizational capacity, this issue may be addressed once a site that meets the project’s needs
and criteria has been identified. In planning for the siting of new projects, there are significant

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issues that can create community acceptance problems that should be considered when
identifying potential neighborhoods/blocks for development, including:

Outsider Organization – Non-profit sponsors that select sites in neighborhoods in which they do not
operate housing or programs may be identified as outsider organizations. Neighborhood leadership,
who would prefer local sponsorship, may not give the project a fair hearing. This may be a screen for
simply opposing the project, rather than the sponsorship, or it may be a distrust of outside
organizations unknown to the neighborhood.

Faced with such challenges in a specific neighborhood, it may be best to seek out well-regarded,
community-based partners with whom to work. Such a partnership can take many forms, from using
the local organization as the services provider, property manager or co-developer, or limiting the
role to focus on community outreach and education.

Fair Share/Saturation — in some circumstances, community members may claim that their
neighborhood is being asked to accept more than its “fair share” of supportive housing and/or other
housing programs and services. They may feel “saturated” with similar projects and are becoming
“impacted” communities. Some cities, like New York, have fair share plans that will divert new
supportive housing and other housing programs and services away from neighborhoods that are
defined as “impacted” by having an unequal share of the citywide homeless services and housing
programs. If such concerns are raised, it is critical to assess whether saturation claims are legitimate
or overstated and to work with local officials to evaluate this issue. In areas where such claims seem
legitimate, it may be wise to consider other locations without concentrations of similar projects. On
the other hand, if research

indicates that there is no fair share issue, these results should be publicized to disarm the issue.

Scale/Impact — the scale of a supportive housing project can have an undue impact on a
neighborhood, and this impact needs to be considered in siting new projects. For example, a large
project in a low-density residential area could have an adverse impact and would likely attract
opposition from neighbors.

Contextual Design — related to scale/impact, the design of supportive housing projects should be
sensitive to the neighborhood context. Largely an architectural issue, designs should respect the
scale, historic quality, setback/street line and architectural styles in the immediate area. Residents
can more easily reject plans that do not fit into the context of the neighborhood. The design should
communicate the goal of integrating the project into the neighborhood.

Available Neighborhood Services — Projects should be sited in neighborhoods that have access to
the required supportive services for the project’s target population (e.g., mental health services)
that will not be available on-site. Without the availability of these services, the project could become
vulnerable to community claims that tenants will not be able to access needed support and could
pose a threat to the community.

Private Open Space — while not a requirement for siting supportive housing, the ability to provide
private open space for the exclusive use of tenants can help ease the introduction of new projects,
and it is also a nice amenity for tenants. The provision of these spaces, which can be a landscaped
garden or seating or recreation area, can disarm community concerns that new tenants will
congregate in front of the building.

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Zoning — as noted in earlier in this section, zoning can be a key factor in successfully siting new
projects. Some of the key aspects of a zoning analysis include evaluating parking requirements, and
height and density restrictions for the proposed site. Local governments sometimes use zoning
requirements to thwart projects housing the formerly homeless or providing related services. The
project architect and attorney determine whether the project can comply with zoning requirements.
Therefore, it is clearly preferable to avoid the need for a zoning variance when possible, and to
proceed “as of right.” Moreover, some local zoning laws may violate federal fair housing laws, and
they may be vulnerable to legal challenges from advocates for the homeless.

SITE SELECTION CRITERIA FOR COMMERCIAL PROJECTS

Location:

The value of a commercial building depends upon its location, Whether it is located in the center of
the region or at the borders or on the main road or away from the main road. For a good commercial
building it should be on the main road and in the center of the region.

Climate of Region: The strength and stability of building mainly depends upon the climate of the
region in which it Is going to be constructed.

As commercial buildings are very important and expensive form economic points,it must be
constructed according to the terms and conditions of region. So that it can be remain safeform
floods, rains, snowfalls etc.

Availability of Raw materials: Usually commercial buildings require more construction materials as
compared to a normal

Residence. So before the construction of the commercial building it must be sure that raw materials
are available nearby. Otherwise it will become uneconomical. The sale material availability also has a
part in this.

Cost and time frame: Before the construction of commercial a through investigation should made
for the cost and time frame.

Cost and time frame mainly depends upon the location and the availability of Raw materials.

Populations of the region: Commercials building are constructed to meet the need of the local
population. For this purpose, must be constructed in the region having sufficient population in which
the commercial building can restore its cost.

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