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, and
functional 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 these
has a bearing on the site development potential. For example, the adjacent
land use patterns will determine the appropriate land use for a proposed site
based upon the comprehensive plan. The availability of roads, and in some
cases mass transit may have a significant influence on if, and for what, a site
is suitable in terms of access. The presence of water, sewers, and other
utilities 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 real
estate suitability.

A. Available Facilities

Schools

Closeness and quality of schools are particularly important to families with

children. When choosing the site, investigate the location of all the nearest
schools 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 community
facilities(schools, churches, theaters, etc.) and commercial areas are not
located within walking distance.

Utilities
Utilities and services such as electricity , sewers water, telephones and
fire and police protection are useful to both conservation efforts and
tourism management. These conveniences are important but never
important enough to jeopardize the integrity of the site. Requirements
and limits on them must be established so that the delivery of current
and projected utilities and services can be accomplished without site
damage.

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.
 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 size
and 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 base

information in the form of contours and elevations to a degree of accuracy
appropriate to the proposed development. For general planning,
topographic information such as is available from U.S. Geological Survey
quadrangle maps may be suitable. However, more detailed site design
requires more specific elevations from aerial or field surveys. Visually, as
well as functionally, the form of the landscape, its slopes and patterns are
one of the most important categories to consider, no matter what the
proposed land use. The topographic map provides a considerable amount of
information including drainage patterns and problems, potential on-site and
off-site views, erosion and sedimentation potential, as well as potential for
development. There are standards that establish categories of slopes
related to suitability for different uses and activities. These standards are
somewhat regional. A typical slope breakdown might include:

0-2% - Most developable

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

• Soils

Geology and Soils – General information is available from Survey

quadrangle maps and Department of Agriculture soil surveys. More explicit
information may be required from core drillings and specific soil testing. The
subsurface geology is the basis for the visible landform discussed above.
Other implications are the engineering characteristics such as bearing
capacity that determine suitable locations for structures and other heavy
elements. Conversely, shallow depth to bedrock may restrict certain
construction options on the basis of cost and impact of development.
Similarly, a high water table may limit or restrict some sanitary sewage
options.

Closely related are the soils characteristics which are frequently a direct
product of the underlying geology. The soils may be important in terms of
stability, suitability for structural foundations, erosion susceptibility, surface
drainage, and soil fertility to support plant growth. Again, the suitability of
soils is very much dependent upon the proposed uses. A site suitable for
intensive structural development may be unsuitable for recreational
activities and vice-versa.

• Water
• Vegetation

Vegetation – The existing vegetation patterns and types can be obtained

from aerial photographs and maps. Detailed plant identification and location
of specimen plants may require field study and measurement. The
significance of vegetative information relates to a range of development
issues. The visual character and spatial definition of a site is impacted by
the amount and category of vegetation – from ground cover to canopy, from
new growth to mature stands of trees, etc. Vegetation can modify the
climate by providing shade, protecting potential development from winter
winds or by channeling summer breezes. Plant coverage enhances soil
stability, provides an indication of soil conditions (e.g., wetlands) and relates
to potential wildlife habitats. Therefore, a site with extensive mature
vegetation would be less suitable for high-density development from the
standpoint of environmental character. The presence of trees and other
plants may on the other hand make a site attractive for certain kinds of
housing 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 of
sedimentation 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 crucial
to the potential for site development from both an economic and
environmental standpoint. If utilities are available to tap into directly
adjacent to a site, the costs of development may be significantly minimized.
Environmentally, if storm and sanitary sewers are not available, the options
for land development may be severely restricted. Available municipal
facilities may be at capacity or receiving streams may be restricted to
additional outflow by state and federal environmental regulations. Off-site
systems such as transportation networks (vehicular, pedestrian, bicycle) may
also be the determining factor in the suitability of a site for a particular land
use. This relates to issues of accessibility, ranging from commuting
distances to work, to convenience and safety for pedestrians, to
enhancement of recreation opportunities.

Legal Constraints – These may include legal property

boundaries, easements , rights of way; restrictive covenants, and deed
restrictions. Local regulations such as zoning ordinances and subdivision
regulations may impose limitations upon what a developer is allowed to do
on a given site and provide procedural requirements by which development
may move forward.

This information, in a totally objective format, is critical to the designer in

terms of becoming familiar with the site. It then serves as the basis for
developing a sense of the opportunities and constraints provided by the site
for development. Thus, the next step after cataloging or mapping the above
information is to analyze its implications for development. This may be done
on a separate set of maps (plans) or combined with the inventory
information on the same drawing.

Generally, these areas will reinforce one another. That is, steep slopes, poor
soils, areas of vegetation to be protected, etc. will fall in the same general
locations, 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 the
program prior to completing the site analysis. The composite analysis map
provides clear justification to the designer for where the most intensive
development should occur on a site with the minimum environmental
impact. It also highlights particularly positive elements of the site that
should 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
5) Microclimate – Information on general climatic factors such as seasonal
temperature averages, amounts of precipitation, etc. are available locally.
Microclimatic factors refer to variations to the general climate such as might
be 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 and
constraints” of a particular site for development noted by Laurie (See earlier
discussion). Slopes are analyzed in relation to solar orientation to determine
“warm” and “cool” slopes, based on sun exposure. Shade and shadow
patterns created by existing vegetation and structures are important to
design in terms of potential positive or negative impacts for development.
Plants may be used to ameliorate undesirable conditions by providing
windbreaks, shade, etc.

6)

7)

In either case, the end product of the site analysis phase of the design
process is a composite analysis map (sometimes referred to as an
opportunities and constraints sheet). This is developed through an overlay
process (similar to McHarg’s planning approach, although greatly simplified)
delineating the most suitable and least suitable areas of the site for each
analysis factor.

Selection Criteria

3.1
The primary consideration in relation to site selection is an appropriate
location. As a National Stadium, proximity to a large pool of potential
spectators will help to maximise the level of attendance at sporting events.
In addition, for international sporting events, proximity to air and port
facilities is necessary to facilitate people attending from abroad.

3.2

The Dublin area has the greatest concentration of population in the country
having 39% of the population located within Dublin City, County and the
surrounding counties of Meath, Wicklow and Kildare. Furthermore, the
country’s main international airport and car ferry facilities are also based in
the Dublin area. Therefore, at a national level, Dublin is considered to be the
optimum location.

3.3

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

3.4

Possible sites were divided into two broad categories of location:

a. out of town or greenfield sites – substantial undeveloped sites generally

outside the immediate Dublin city centre area; and

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

(ii) Site Area/Size

3.5

The initial brief for the consultancy assignment identified the most suitable
site area as being approximately 300 acres to accommodate the Stadium
and ancillary sporting facilities.

However, in order to make the initial site search as comprehensive as

possible, we identified the site size from first principles for both greenfield
and urban locations.

3.6

A greenfield location by definition is in an undeveloped area. The

construction of a Stadium would therefore necessitate the provision of car
parking and all associated facilities at the chosen site. The land requirement
is substantial and the minimum site area required for the stadium alone is
considered to be 100 acres.

3.7

In urban locations associated facilities will be provided or be in existence in

the vicinity rather than on the Stadium site itself. The minimum site area
requirement was therefore for the footprint of a Stadium, which is in the
region 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 in
single or multiple ownership. The preference was for a site which was in
public 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 for
a city centre location, the capacity of the site itself, plus the surrounding
street 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 into
account the ability of the existing roads to accommodate the likely traffic
volumes 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 bus
services are important, the existence of heavy or light rail is also beneficial
as a mode of transporting people quickly and efficiently without impacting on
the roads in the area.
(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 plan
might impose on the development of the property such as the existence of
listed structures. Consideration was given to any issue that would restrict the
possibility of planning permission being granted.

Profile and Evaluation of Sites Identified

3.14

A total of twenty-two locations were initially identified covering both

greenfield and urban situations. They are identified on the map at Appendix
3.1 which indicates the geographical spread of the sites throughout the
Dublin area.

Short Listing of Sites

3.15

The identified sites were evaluated and ranked under the headings of
Greenfield and Urban and within these under the sub-headings of Public
Ownership or Private Ownership. The short list of twelve which best fitted the
selection criteria is set out in Table 3A below.

3.16

Having given due consideration to the selection criteria noted above, and
mindful that as the National Stadium public expectations will be high, both
the consultants and Government Steering Committee were anxious to ensure
that the Stadium location would be in-keeping with, and in harmony with its
surroundings. During the course of the study feedback from the non-
Stadium based NGB’s was strongly supportive of having additional sporting
facilities alongside the Stadium. Ongoing discussions in this regard with the
Government Steering Committee led to further development of the concept
of a Campus of Sporting Excellence alongside the Stadium (detailed in
Section 9). The development of such a campus would necessitate a much
larger site area. We have established that the minimum size in these
circumstances would be 150 acres. None of the urban sites qualified under
this requirement and the greenfield sites capable of accommodating this
concept were Abbotstown/Corduff, Phoenix Park, Santry Demesne and
Belgard Road.

Preferred Site Option

3.17
The selection criteria were further considered for the final short list of four
sites 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 most
significant attributes are:

a. in state ownership – no requirement to purchase land

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

development

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 development

opportunities currently available on the M50 motorway. It benefits from a
significant frontage directly to the motorway and is easily accessible from
the Blanchardstown junction. Furthermore, there is potential to create a new
junction on the motorway at Cappagh to further improve accessibility.

3.20
Since the opening of the M50 to the west and north of Dublin city, this
corridor has become the focus for considerable development, and has now
become the primary location for large scale business occupiers in suburban
Dublin. When completed, the M50 will have the benefit of linking together all
of the major arterial routes to and from Dublin and also to the Airport.

Easy access to the motorway has therefore become of great strategic

importance.

3.21

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

3.22

The Abbotstown property is adjacent to Blanchardstown, where there are

numerous facilities available, including the Blanchardstown Town Shopping
Centre. In the immediate vicinity are James Connolly Memorial Hospital and
the 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 the
market for development land is strong and there are major development
schemes in progress immediately adjoining the site.

3.24

Abbotstown itself comprises a site of undulating parkland, formerly the

grounds of Abbotstown House, a listed mansion house which would be
retained as part of the Stadium development.

Such a setting would allow the development of a Stadium, together with a

sporting campus adjacent to the capital city, yet providing a rural setting
with numerous mature trees and the Tolka Valley Linear Park on the
boundary.

3.25
In summary, this site has all the benefits of accessibility and profile together
with being large enough to provide all facilities required on the site, while
still maintaining a rural and high amenity setting just five miles from the city
centre.

Zoning and Value of Abbotstown/ Corduff Site

3.26

The land use zoning under the Fingal County Council draft Development Plan
1998 is Objective "B", which is "to protect and provide for the development
of agriculture and rural

amenity".

3.27

This zoning restricts the use of the property to agriculture and related uses.
The potential for any development is limited to that which would be
consistent with the rural location. The uses or development which may be
permitted in principle under this zoning include:

• Airfield
• Integrated tourism/recreational complex
• Agricultural Buildings
• Public Services
• Caravan Park
• Woodland/Urban forestry
• Golf Course

3.28

Uses which are open for consideration include:

• Car Park
• Hotel/conference centre
• Cultural use
• Park & Ride
• Education
• Recycling
• Hospital

3.29
The value of land is directly related to its land use zoning, as this dictates the
use to which it can be put and its potential for future development. With the
proposed Objective "B" zoning, the current value for the entire 495 acre site
is in the region of IR£30m.

3.30

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

3.31

Across the road from the site in the Dunsink Tiphead which will be
unavailable for further development for the foreseeable future due to
methane gas omission. However, it would be possible to develop such a site
into an overflow car park, thereby making best use of the land available on
the Abbotstown site. Based on the proposed site layout, the National
Stadium together with the Campus of Sporting Excellence will require 220
acres 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/or
residential use, that there are no material planning restrictions imposed and
that the proposed infrastructure improvements (including those for the
National Stadium) are put in place, the value of the 275 acres is a minimum
of £80 million as a single lot. If the property was sold in smaller lots the total
price could be substantially higher.

3.33

In order to further enhance the potential receipts from the disposal of surplus
land, 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-Pass
at the roundabout junction with Main Street/ River Road. This entrance would
be used by both vehicles and pedestrians and will provide access to the
Stadium on both event days and non-event days

3.35

On match days, this access will be supplemented by three additional

accesses located as follows:

i. From Dunsink Lane at the entrance to Elmgreen Golf Course. The link from
Dunsink Lane to the site would be via an overbridge on the M50 taking
advantage 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
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 2.5
persons 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, parking

for 7,000 cars is proposed on 45 acres adjacent to the Stadium. Some of this
parking 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 domestic
refuse was discontinued by Fingal County Council at Dunsink about 1998 and
the site is not expected to be available for redevelopment until
decomposition of waste is complete in about 30 years.

Coach Parking

3.40

Some 20% of spectators (16,000 persons) are expected to access the

Stadium by coach formajor events. On the basis of an average occupancy of
40 persons per coach these trips will generate a parking requirement for up
to 400 coaches.

3.41

It is proposed that this parking be provided on an area of 15 acres in a

number of locations around the Stadium site.

Shuttle Bus

3.42

Some 14% of spectators (11,200 persons) are expected to access the

Stadium by shuttle bus on major event days.

3.43

Based on an average occupancy of 75 persons, this service would create a

requirement for 150 return trips before and after each event. Shuttle bus
services would link the Stadium to the major transport nodes such as
Heuston Station, Connolly Station, the City Centre and Dublin Airport.

Rail

3.44

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

3.45

To cater for these spectators, it is proposed that the existing rail station at
Blanchardstown 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 of

projects which will upgrade the transportation infrastructure in the vicinity of
the 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
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 specific

transportation requirements of the Stadium, and presented in Fig. 3.1 are
discussed below:

(a) Roads

• New Stadium Interchange on M50 Motorway at Cappagh Road

• New road on south side of M50 linking Stadium Interchange to Dunsink

Lane 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 bus
boarding facilities for these spectators.

(d) Pedestrians

• Capacity for up to 50,000 pedestrians per hour on a number of routes into

the south west corner of the Stadium site from rail services, bus services and
also the proposed car park on the former Dunsink Tiphead.
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 design

stage.

RESEARCH 100:

SITE SELECTION PROCESS

 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
 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. Bonita
Instructor ARDES 8

DATE SUBMITTED:
November 15, 2010