chapter 3 site factor analysis - real estate division · chapter 3: site factor analysis 3.3 in...

CHAPTER 3SITE FACTOR ANALYSIS

TERMINOLOGY • Active use • Frost heaving • Hard landscaping • Integration and suitability

• Lenses • Passive use • Semi-private space • Semi-public space

• Soft landscaping • Swales

3.1Chapter 3: Site Factor Analysis

SITE PLANNING AND DESIGN

Before choosing a house plan, the building site must be examined to determine suitable house designs. The optimal house design will develop the site to its maximum potential. Property owners place great importance on the quality of their environment, particularly the visual quality of a site. Architects seek harmonious development, with an optimal blend of building and site design, along with preservation of natural features. A well-designed site creates and sustains the market value of a residence and is less likely to become obsolete as design standards increase or change.

Functional Planning

The site design and planning of a given property must accommodate certain functions. Some of the functions may be active, involving interactive or physical use, such as an outdoor play area, while others are passive or non-in-teractive, such as the provision of a view. Some functions involve the relation of the site to adjacent lots and the neighbourhood at large, and others involve interrelations on the site itself and between the site and the house (see Figures 3.1 to 3.4 for illustration).

External site considerations include:

• Appearance or look of the site from the neighbourhood, including the positioning of the house on the lot and accommodating possible views of neighbouring or surrounding streets, service lanes and adjacent lots, or public areas – these view considerations are often noted as “view to” on a plan, e.g., “view to city skyline”.

• Service/access connections, including pedestrian/vehicle access, garbage pick-up, and service system connections.

• Mediation of the public boundary, i.e., controlling pedestrian traffic at the edges of the site or the delineation between public and private living areas – these “symbolic considerations” will be discussed further in the “Zoning Factors” section later in this chapter.

Internal site considerations include:

• Outdoor living spaces for relaxing, dining, and cooking• Outdoor activity areas such as gardening plots, swimming pools, and

play areas• Service/storage accommodation, such as garbage enclosures, tool

storage, and vehicle and bicycle parking• Passive “view to” accommodation, such as open grassed areas and

planting areas• Privacy/screening provisions for both sight and sound (e.g., traffic noise)

Zoning Factors

The appropriately planned site should consistently integrate the house’s internal and external functions. The coordination of functions and spaces should define a transition from public to private including semi-public and semi-private zones (see Figure 3.1). These zones should be expressed both functionally and visually, usually by the use of symbolism. Each zone should be planned to provide the appropriate function for the desired level of formality or privacy. For example:

• Semi-public zones are typically formal in orientation and encompass passive and open areas

• Semi-private zones are typically informal spaces for active living and are screened from public view

Zones designed for two active functions: dining and gardening

3.2 Residential Property Analysis

FIGURE 3.1

Functional Planning: Zoning – Symbolic Aspects

FIGURE 3.2

Functional Planning: Environmental Integration


In addition, these exterior zones should integrate with corresponding interior spaces, e.g., formal exterior space should be adjacent to interior formal space. However, the sequencing or design of this site plan does not have to follow a rigid format. For example, some lifestyles or cultural norms opt for outdoor living areas in a semi-public zone while others prefer these to be in a more private setting. However, the concept should be consistent for a given site and, as stated, should integrate with the interior. Two typical zoning rules are:

• Outdoor living areas should be adjacent to indoor informal areas for ease of interaction – e.g., a patio that is adjacent to a family room.

• The formal front entry area should connect to formal interior living spaces, such as a foyer and living room.

Other less symbolic and more pragmatic relationships should be accommo-dated as well (see Figure 3.5). For example:

• Outdoor cooking areas (e.g., a deck for a barbeque) should have easy access to indoor cooking storage.

• House entrance/exit should have easy access to the parking/garbage area.• Gardening area should be close to the tool shed.• The play area should be adjacent to outdoor living area (e.g., a deck

overlooking the rear yard).

Visual connections or relationships must also be accommodated:

• Outdoor play area should be visible from the kitchen or other indoor/outdoor area.

• Passive green areas, within or outside the site, should be visible from interior as well as exterior living spaces.

Environmental Integration

The appropriately planned site should work in harmony with environmental factors, such as sun, wind, precipitation, and views (see Figures 3.2 and 3.3). The site plan should address any problems encountered as a result of the effects of these factors, and also consider how to use them for the betterment of the property.

Planning for the sun is important in both summer and winter. In summer, or in times when outdoor living areas are used, afternoon sun exposure is generally considered desirable. This warms and brightens the space and extends its useable period. Light filtering devices (e.g., trees, shrubs, and screens) are often employed to prevent extreme heat and glare. Vegetable gardens are ideally situated to take advantage of the sun, either in the open or open to the west, south, and east. The design of decorative planting areas should account for the correct amount of light or shade for the desired plant types.

Sun-focused design is also desirable in winter, particularly in colder areas. Coniferous plantings (e.g., fir, cedar, or pine trees) and other shading elements should be avoided in areas where they would obstruct south-facing windows, or other windows or collection devices intended for heat gain. A “sun trap” design, with south-west orientation and a barrier on the north, can be used to warm walkways and the like.

Wind sensitive designs can shield walkways and other use areas by the effective placement of building and landscape elements, such as fences and plant material screens. Entrance doors should also be sheltered from wind. In the Canadian winter, prevailing winds are often from the north-west (although this may vary in specific localities), so screens should generally be on the north-west sides of use areas (if practical). For summer, wind sensitive design should allow for ease of ventilation. Two considerations are orienting windows and vents to the summer prevailing winds (often south-west) and ensuring that they are not blocked by buildings or plantings.

Use of fencing for wind protectionImage source: InterNACHI


Planning for precipitation considers both rain and snow (where applica-ble). Rain and snow protection requires canopies over entrances and other service areas, such as for garbage and recycling storage. Surface water run-off (particularly from downspouts) must be accounted for to avoid ponding at walkways and patios.

Snow planning sometimes conflicts with wind protection, since walkways and usage areas could be well-served by being wind scoured to remove snow. A designer must set priorities such as in areas of extreme cold/moderate snow, perhaps wind protection would take priority or in areas of moderate cold/heavy snow where wind scouring might take priority. Alternatively, the designer may plan for an accumulation of snow, possibly to aid in the protection and spring watering of plant material, based on knowledge of snow drift patterns.

Cold winter wind

7pm sun (low)

4pm sun (high) Morning sun

Noon sun (high)

Cooling summer breeze

FIGURE 3.3

Functional Planning: Typical Wind Break Layout

Image adapted from Marshall & Swift

FIGURE 3.4

Site DrainageImage adapted from InterNACHI


Engineering Considerations

Functional planning in engineering considers soil types, surface and subsur-face drainage, and service locations. Poor soil is susceptible to shifting, swelling, or compressing. This may adversely affect the main house structure and any lightly built site structures, unless they have been engineered to account for these factors. Proper engineering is important in the site planning stage because repairs to structures and paved areas are expensive and these repairs may keep recurring in poor soil.

Soil type also has a bearing on drainage patterns and water absorption. A site’s drainage scheme diverts water from the base of the house while still main-taining the site’s natural or civic engineered drainage. Since most house lots are relatively small, drainage is usually uniformly across, and in one direction (see Figure 3.4). The houses block or dam natural drainage and therefore swales (or lower drainage paths) must be used to carry water around and past the house and out to the street. The material at the edge of the house, be it soil, grass, or paving, should be sloped to divert water away from the house to the swales and out to the street (minimum slope is typically 10%). Local areas on the site, such as patios or parking areas, should also be properly sloped. The soil itself should be permeable enough to absorb the bulk of the surface water without ponding. Furthermore, if part of the site is used as a septic field, the soil must be permeable enough to possess a specific absorption rate (Chapter 7 will provide more information on septic systems).

The location of site services must be carefully considered. Underground services such as gas, electricity, water, and sewer are best located under unde-veloped areas in order to minimize the cost of repairs should they become necessary. Similarly, overhead services, such as electricity and telephone, should be located so as not to interfere with living or working areas and to minimize their visual impact.

Another important engineering aspect is the absence of trees planted over site services, to avoid damage from aggressive roots. These services include sewer lines and storm drainage, both of which collect water. Tree roots are attracted to the storm drainage because of their design and to sewer lines due to the loose soil and gravel surrounding them. Tree roots can easily disrupt these components and can, in fact, pry apart concrete foundation walls if a large enough starter crack is present. The worst culprits are the fast growing thirsty trees such as poplar and willow.

Left: Tree roots causing extensive drainage pipe damageImage source: fandmplumbers.com

Right: Foundation damage from tree rootsImage source: interNACHI


Legal Considerations

Site planning must consider local zoning and bylaws, as these dictate the location, area, and heights of what may be constructed on the site. Other legal considerations, such as caveats, easements, and right-of-ways, may present restrictions for a site’s development, specifically in building, encroaching, or blocking areas of land within the site. Chapter 11 discusses these legal consid-erations further.

FUNCTIONAL ELEMENTS: PLANNING FOR CURRENT AND FUTURE USES

There are two main considerations in planning the functional elements to include in a site:

1. Determine which elements to include, based on size and design appropri-ateness, similar to planning the relationship between rooms in a house.

2. Provide for future additions (development potential).

The following functional elements may be included or planned for (see Figure 3.5):

• Outdoor living: patios, decks, arbours, trellises, barbecue facilities, planting areas

• Parking: garage, carport, related storage, parking pad, driveway• Service areas: garbage and recycling storage, work or repair areas• Activity/hobby areas: play space, play structures, toy storage• Crafts area

FIGURE 3.5

Functional Elements


• Garden area, storage sheds, work sheds, composters, greenhouses• Swimming pools – require mechanical housings and related storage• Passive areas: formal planting areas, landscaped vistas (on site)• Fences and screens• Contour modifiers: retaining walls, berms – note that these contribute

to drainage design as well.

Designing for elements not yet included is more subtle. Consideration should be given to the following:

• Adequate area left over on the site, after the house footprint, to accom-modate future functions

• Adequate specific size areas in the appropriate places – e.g., outdoor living area located on a part of the site near the indoor informal area

• Adequate provision of services to future spaces – e.g., walkways to effi-ciently connect them, electrical service to automobile or workshop areas;

• Adequate developable space where it is needed – e.g., no future building planned over easements or services; no structures planned that would have a detrimental effect on an adjacent area, such as a garage shading gardens or patios.

Visual Design: Integration and Suitability

Designing site elements for visual aspects focuses on both hard items (sidewalks, decks, and stairs) and soft items (grass and trees). These elements should integrate or blend with each other, creating a site with a suitable and appropriate overall look.

Integration refers to three different relationships:

• Blending the site with the house• Blending the site with the neighbourhood• The site work itself as an integrated entity

Integration is achieved by employing similar or complementary design elements, such as colour, visual or tactile texture, and scale, with respect to hard and soft elements – e.g., vegetation type, massing, and grouping. Both the structures and planting should also be integrated to reflect the internal or external conventions specific to that area, such as the public/private and active/passive areas.

Integrating the site with the house can often take the form of echoing certain materials, such as siding and columns, for site buildings or other construction. Similar levels of scale can be employed, such as spacing of joints, mullions, and other textures. Integration of the planting scheme could reflect factors such as formal massing of trees to echo a formal facade on the house. The basic point is that the house’s visual aspects should be reflected in the site design. When done successfully, this integration gives a natural, harmonious look and feel. On the other hand, the absence of this integration may leave a jarring perception, where something does not feel quite right, and may be difficult to pinpoint. Integration with the neighbourhood may involve repeating the grouping of planting beds or shade trees that are typical of the street. The “zoning” patterns should be consistent with other sites in the immediate vicinity such as locating formal zones at the front of the house and including or avoiding front yard fencing.

Internal integration refers to the degree of consistency in colours, textures, and materials employed for the site’s development. There are no hard and fast rules, but a basic uniformity in these criteria is generally positive in itself besides complementing or setting off any unique elements in the composition. Matching house and garage siding

creates a pleasing visual integrationImage source: Ed Anastas


Suitability is, perhaps, even more subjective, referring to the appropri-ateness of the hard elements to the outdoor design. Traditional responses to this requirement include earth-tone colours, natural (or lightly processed) materials, and fine texture, as well as the use of wood, stone, and bricks. Suitability in technical terms is discussed in the Construction Considerations section below.

Suitability in layout is site specific, referring to a gradation of scale factors and an interplay of form, e.g., between organic (rounded) and geometric (hard-edged) forms. A gradation in scale involves combining small, intimate, enclosed, and detailed spaces, with large or wide open spaces. By employing this gradation, the design attempts to satisfy the varying psychological needs of the user and connect symbolically or mentally, as well as physically, the individual with the whole. Through this interplay between organic and geometric, the design attempts to psychologically integrate the intuitive and emotional with the rational. However, this interplay can also use elements that contrast in order to enhance the overall visual perception and sensual aspect of the design.

Construction Considerations for Site Improvements

In planning the construction of site improvements, there are two major considerations:

1. The structure’s functional response, or the efficacy of the assembly in performing the task for which it was intended (see Figure 3.6).

2. Its durability, or ability to stand up to the elements for a reasonable length of time.

First, we will outline some features of the commonly used materials in constructing site improvements.

• Concrete: − Used for paving, pavers, foundations for structures or fence posts,

retaining walls, site furniture. − Should be air-entrained to increase performance (see Chapter 5),

and sulphate resistant in foundations where soil conditions require.

• Masonry: − Used for paving, structural members, and in-site planters or

retaining walls. − For paving uses, masonry should have high resistance to water

absorption and should be non-glazed; standard exterior face brick is suitable for other uses.

• Asphalt: − Used for paving surfaces. − A bitumen/gravel mixture applied in a hot, melted state over a

100mm to 150mm (4" to 6") compacted granular base in a 39mm to 50mm (1½" to 2") thickness. Asphalt solidifies when cool, but will soften in hot sunny weather. It has little or no structural bridging capability, but will “give” or bend to a certain extent and can be patched with cold or hot applications.

• Wood: − Used for paving (decking), fencing, retaining walls, site furniture,

and in many other structures. − Must be either inherently decay-resistant, e.g., red cedar or redwood,

or otherwise treated with protective coatings such as paints or stains

A modern landscape treatment showing contrast between geometric and organic elements


which must be re-applied periodically, or pressure-treated so it will generally last for the life of the structure (see Chapter 4). Pressure-treated wood is either silvery-green, brown, or blackened in the case of creosoted timbers or railroad ties. Surface treated wood can be any colour.

− May be left “undressed” (see Chapter 5) and consequently rough, or similarly be “re-sawn” to impart a heavy “rustic” texture.

• Metals: − Used for structural reinforcing, framing, and hardware. − Must be primed and painted if steel; anodized or painted if aluminum. − Copper, bronze, and brass can withstand the elements without

treatment. − All metal fasteners should be coated (galvanized) to prevent rusting

and rust staining.

• Plastics: − Used for screens, canopies, and furniture. − Virtually weather-proof except for expansion/contraction problems

and brittleness in cold temperatures.

These materials are used together to construct the various assemblies required for the site.

FIGURE 3.6

Design Considerations – Construction Aspects


• Paved patios/walkways: Materials to construct walkways include paving bricks or stones, concrete pavers (interlocking or otherwise), concrete pre-cast slabs, or pressure-treated wood blocks. Pavers should be installed evenly on a 100mm to 150mm (4" to 6") compacted granular base over filter cloth or a similar material to retain the sand levelling base while allowing drainage, a 25mm to 50mm (1" to 2") angular sand levelling base, and brushed sand between joints (see Figure 3.7). The assembly should be even on top, with no more than 3mm (1/8") differen-tial, in order to prevent tripping and facilitate snow clearing. It should be sloped 1% to 2% across for drainage, and should be structurally retained at the edges with timber, concrete, or specially-designed metal edging. The top surface should be slightly lower than the adjacent turf to facilitate lawn cutting.

• Concrete paved patios/walkways: Concrete should include adequate reinforcing to counteract shrinkage and soil movement. It should be laid on a 100mm to 180mm (4" to 6") compacted granular base (see Figure 3.7). The slabs may be 75mm to 125mm (3" to 5") thick and should have control joints (shallow depressions cut or cast into the slab at regular intervals to “control” or confine cracking of weak areas). Control joints are typically placed every 1,500mm (5') on shallow sidewalk slabs and at 3,000mm to 3,600mm (10' to 20') intervals on deeper patio or driveway slabs.

• Parking areas: These may be constructed with pavers, concrete slab, gravel, or asphalt. If built with pavers, construction is similar to that for patios. If built as a concrete slab, construction is similar to that for patio slabs, except that parking slabs tend to be thicker, 100mm to 150mm (4" to 6"), and contain more reinforcement (which is unob-servable, except for the cracking that occurs in its absence). These slabs may be integrated with driveway slabs, which are constructed in the same way. They should also contain control joints and a provision for drainage slope. A sealer should be applied to the slab surface to prevent corrosion from road salt and to resist oil stains. Driveways or parking areas can also be built with compacted gravel which is inexpensive and practical, but is problematical for snow removal and difficult to keep from spilling into adjacent areas (uncompacted, levelled gravel could also be used, but this is typically only a temporary solution). The parking areas may also be done in asphalt (see the Asphalt discussion earlier in this chapter).

FIGURE 3.7

Paving Assemblies

Concrete parking area showing uneven slabs, possibly due to poor site preparationImage source: 3dstructural.com

Concrete walkway paversImage source: Ed Anastas


• Service pads: These are typically used as a dry foundation for air condition-ers and similar equipment. They are usually constructed of a cast-in-place concrete slab (occasionally pre-cast), similar to sidewalk construction.

• Decks and raised walkways: These are usually fabricated from decay resistant or otherwise treated wood. They are typically constructed as a wood joist structure with built-up wood grade beams on piers and pads or on short piles (see Chapter 5); the decking material could be 38mm × 89mm (2"×6") or 38mm × 140mm (2"×8") wood studs laid flat.

• Fences: Fences are typically built from decay-resistant or otherwise treated wood, pre-cast concrete, masonry construction, a combination of masonry and wood, or metal (chain link) (see Figures 3.8 and 3.9).

− Wood fences are typically constructed of 89mm × 89mm (4"×4") or 140mm × 140mm (6"×6") uprights set 900mm to 1,200mm (3' to 4') into the ground in a compacted crushed stone surround and rise up to 1,800mm (6') above ground (the maximum height is usually governed by local bylaws). The panels of the fence are constructed of 19mm × 89mm (1'×4') or 19mm × 140mm (1'×6') wood slats supported by 38mm × 89mm (2'×4'), 38mm × 140mm (2'×6'), or 38mm × 184mm (2'×8') horizontal stringers which transfer the load (e.g., weight of the wood slats and the force of wind) to the uprights. Other sheathing may be substituted for slats such as lattice work or plywood panels. Metal tubing is sometimes used for spanning similar distances in chain link installations (explained below). It is vital in wood fencing to ensure that all materials are weather and decay-resistant, adequate to support the structural load, and that posts are properly secured in the ground. The recommended solution is to encase the below grade post or upright in concrete. A partial concrete surround with tamped earth above may be acceptable in light structures. In no instance should the base of the post be in direct contact with bare earth – either concrete or gravel must be used.

FIGURE 3.8

Construction Aspects – Fence Construction

Western red cedar is naturally resistant to decay and insects

Image source: consolidatedfencing.com


− Masonry fences are variously constructed of 200mm (8") bonded brick or decorative concrete masonry units. As fencing is a long, light, linear structure, it can be subject to frost heaving. In cold climates, when the soil near the surface of the ground freezes, water is drawn from the soil below and forms thin layers of ice (called lenses). The formation of these lenses forces soil particles apart causing the soil surface to heave upward. Wood structures, being point supported and somewhat flexible, can accommodate this situation in all but the worst conditions. Masonry fences, however, are extremely vulnerable to soil movement due to their rigidity and should be put on a struc-tural foundation, such as grade beams and concrete piles (see Figure 3.9). The grade beams must rest on solid bearing material, which may be earth if it is undisturbed soil, or clay, rock, or compacted granular fill (these terms will be explained in more detail in Chapter 5). Combination fences may use masonry piers as fence posts and wood infill for the fence facing. Again, the masonry piers should ideally rest on piles, but are often set only on pads at grade.

− The familiar galvanized metal chain link fence is an inexpensive and durable fencing solution. It is often used in situations where a barrier is required but visual penetration must be maintained, as in swimming pool fencing. The application of vinyl coatings on the chain links can add some softening colour and the open mesh makes a good support for climbing vines.

• Swimming pools: There are two basic types of pools: above-ground and in-ground. Above-ground pools are typically constructed of a large basin or tub with a heavy vinyl liner. A wood deck is usually employed as an apron spanning from the pool edge to a raised beam or the edge of the house. In-ground pools may be composed of vinyl as above (the water in the pool resists the lateral soil pressure eliminating the need for retaining structure). However, it is advisable to also use some form of retaining structural support, since the pool may not always be full of water. A self-supporting reinforced concrete retaining structure can be built, which can then be finished in ceramic tile, marbleized concrete, or vinyl liner.

• Outbuildings: Separate structures or “outbuildings”, such as garages, carports, trellises, arbors, sheds, or service buildings, should be built according to similar structural principles as the house. However, these

Swimming Pools

Swimming pools are an important development item to consider. They are costly to install and finish (e.g., deck surround, pool building, etc.) and are also very time-consuming and costly to maintain. They may be considered to be valuable to the current user, but may in fact be a detrimental factor to purchasers in general.

FIGURE 3.9

Construction Aspects – Masonry Fencing

Reinforced concrete screen fence with wood look panels and brick and cast stone piersImage source: Intricate Design & Fabrication, Inc


buildings are constructed lighter and with reduced envelope function – i.e., they would typically only have a weather and moisture barrier and would not have insulation or a vapour barrier.

• Exterior systems: In general, exterior systems would encompass only built-in integral systems as follows (refer also to Chapter 7):

− Underground sprinklers: There are two main types of sprinklers: the fully automated system of underground plastic piping, pop-up heads, valves, and on/off timers; or the simpler system of underground piping and pop-up heads fed by an above-ground hose connection to a hose bib. In this simpler system, the hose must be manually relocated and connected for each independent sprinkler line.

− Outdoor lighting: Underground wiring at the same voltage as the house to permanent fixtures, removable plug-in systems using low voltage wiring (15V), or solar.

− Electrical service: Usually underground wiring to remote weather proof duplex outlets for car heaters or lights and power for struc-tures like the garage, a gazebo, or a work shed.

− Gas service: Underground piping to locations remote from the house for items such as barbecues or gas heaters.

• Soft landscaping: In terms of construction, soft landscaping includes installing sod or grass, perennial plantings, ground covers, shrubs and hedges, and trees. There are many varieties of grass and sod (sod is pre-grown grass which is cut at the root system into 50mm (2") thick “panels” for re-installation). Every grass type is subject to weeds and fungal infections that must be counteracted, therefore increasing the maintenance required. Grass or sod should be laid on a compacted sub-base of 100mm to 150mm (4" to 6") topsoil mixture. This provides adequate root depth and water retention capability without which grass will never grow well. Rapidly drying or yellowing grasses are symptoms of an inadequate soil base.

Perennial planting beds, ground covers, shrubs, and hedges also require an appropriate base of topsoil mixture together with adequate drainage. Care must be taken in the site layout to ensure appropriate light conditions for the specific species of plant. Planting near roads or driveways should be avoided as both lawn and plant materials suffer greatly from road salt (in areas where de-icing salt is used).

Trees, particularly mature specimens, merit the greatest consider-ation in site design because of their visual and environmental impact on a site. Mature trees properly located for view or shade are virtually irreplaceable and their value should certainly be reflected in the site design and appraisal. Trees planted too close to foundations or shading the wrong places are a nuisance which should be removed, subject to tree removal permits being obtained where required.

Automated sprinkler system with pop-up heads

Solar LED landscape spotlightImage source: earthtechproducts.com

Site analysis on the Appraisal Institute of Canada's Residential Appraisal Report Form

RESIDENTIAL APPRAISAL REPORTREFERENCE: FILE NO.:

CLIE

NT

CLIENT:

ATTENTION:

ADDRESS:

E-MAIL:

PHONE: FAX:

APPR

AISE

R

APPRAISER:

COMPANY:

ADDRESS:

E-MAIL:

PHONE: FAX:

SUBJ

ECT

PROPERTY ADDRESS: CITY: PROVINCE: POSTAL CODE:

LEGAL DESCRIPTION:

Source:

MUNICIPALITY AND DISTRICT:

ASSESSMENT: Land $ Imps $ Total $ Assessment Date Taxes $ Year

EXISTING USE: OCCUPIED BY:

ASSI

GNM

ENT

NAME: NAME TYPE:

PURPOSE OF THE APPRAISAL: To estimate market value (see definition herein) or Other

INTENDED USE OF APPRAISAL:

INTENDED USERS (by name or type):

REQUESTED BY: Client above Other

THIS APPRAISAL REPORT REPRESENTS THE FOLLOWING VALUE: (if not current, see comments) Current Retrospective Prospective

Update of original report completed on with an effective date of File No.

PROPERTY RIGHTS APPRAISED: Fee Simple Leasehold Other (see comments) OTHER OWNERSHIP: Cooperative Condominium/Strata Other

MAINTENANCE FEE (if applicable) $:

IS THE SUBJECT A FRACTIONAL INTEREST, PHYSICAL SEGMENT OR PARTIAL HOLDING? No Yes (if yes, see comments)

VALUE APPROACHES USED IN THE DEVELOPMENT OF THIS APPRAISAL: DIRECT COMPARISON APPROACH COST APPROACH INCOME APPROACH Other

EXTRAORDINARY ASSUMPTIONS & LIMITING CONDITIONS An extraordinary assumption or limiting condition has been invoked in this appraisal report. YES NO If yes, see attached addendum.

HYPOTHETICAL CONDITIONS A hypothetical condition has been invoked in this appraisal report. YES NO If yes, see attached addendum.

JURISDICTIONAL EXCEPTION A jurisdictional exception has been invoked in this appraisal report. YES NO If yes, see attached addendum.

NEIG

HBO

URH

OOD

NATURE OF DISTRICT: Residential Commercial Industrial Agricultural

TYPE OF DISTRICT: Urban Suburban Rural Recreational Agricultural

TREND OF DISTRICT: Improving Stable Transition Deteriorating

BUILT-UP: Over 75% 25 - 75% Under 25% Rural

CONFORMITY: Age: Newer Similar Older

Condition: Superior Similar Inferior

Size: Larger Similar Smaller

From To

AGE RANGE OF PROPERTIES (years):

PRICE RANGE OF PROPERTIES: $ $

MARKET OVERVIEW: Supply:

Demand:

Good Average Poor

Good Average Poor

PRICE TRENDS: Increasing Stable Declining

COMMENTS:

SITE

SITE DIMENSIONS:

SITE AREA: Sq. Ft. Sq. M. Acres Hectares

Source:

TOPOGRAPHY:

CONFIGURATION:

ZONING:

Source:

DOES EXISTING USE CONFORM TO ZONING? Yes No (see comments)

TITLE SEARCHED: YES NO

UTILITIES: Telephone Sanitary Sewer Storm Sewer Natural Gas Septic

Open Ditch

WATER SUPPLY: Municipal Private Well Other

FEATURES: Gravel Road Paved Road Lane Sidewalk Curbs

Street Lights Cablevision

ELECTRICAL: Overhead Underground

DRIVEWAY: Private Mutual None Single Double

Underground Laneway

Surface:

PARKING: Garage Carport Driveway Street

LANDSCAPING: Good Average Fair Poor

CURB APPEAL: Good Average Fair Poor

COMMENTS:

Appraisal Institute of Canada © Ottawa, Canada 2012 AIC Full 09/12

www.pcag.net

Form DFF3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

www.pcag.net

Form DFF3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

RESIDENTIAL APPRAISAL REPORTREFERENCE: FILE NO.:

CLIE

NT

CLIENT:

ATTENTION:

ADDRESS:

E-MAIL:

PHONE: FAX:

APPR

AISE

R

APPRAISER:

COMPANY:

ADDRESS:

E-MAIL:

PHONE: FAX:

SUBJ

ECT

PROPERTY ADDRESS: CITY: PROVINCE: POSTAL CODE:

LEGAL DESCRIPTION:

Source:

MUNICIPALITY AND DISTRICT:

ASSESSMENT: Land $ Imps $ Total $ Assessment Date Taxes $ Year

EXISTING USE: OCCUPIED BY:

ASSI

GNM

ENT

NAME: NAME TYPE:

PURPOSE OF THE APPRAISAL: To estimate market value (see definition herein) or Other

INTENDED USE OF APPRAISAL:

INTENDED USERS (by name or type):

REQUESTED BY: Client above Other

THIS APPRAISAL REPORT REPRESENTS THE FOLLOWING VALUE: (if not current, see comments) Current Retrospective Prospective

Update of original report completed on with an effective date of File No.

PROPERTY RIGHTS APPRAISED: Fee Simple Leasehold Other (see comments) OTHER OWNERSHIP: Cooperative Condominium/Strata Other

MAINTENANCE FEE (if applicable) $:

IS THE SUBJECT A FRACTIONAL INTEREST, PHYSICAL SEGMENT OR PARTIAL HOLDING? No Yes (if yes, see comments)

VALUE APPROACHES USED IN THE DEVELOPMENT OF THIS APPRAISAL: DIRECT COMPARISON APPROACH COST APPROACH INCOME APPROACH Other

EXTRAORDINARY ASSUMPTIONS & LIMITING CONDITIONS An extraordinary assumption or limiting condition has been invoked in this appraisal report. YES NO If yes, see attached addendum.

HYPOTHETICAL CONDITIONS A hypothetical condition has been invoked in this appraisal report. YES NO If yes, see attached addendum.

JURISDICTIONAL EXCEPTION A jurisdictional exception has been invoked in this appraisal report. YES NO If yes, see attached addendum.

NEIG

HBO

URH

OOD

NATURE OF DISTRICT: Residential Commercial Industrial Agricultural

TYPE OF DISTRICT: Urban Suburban Rural Recreational Agricultural

TREND OF DISTRICT: Improving Stable Transition Deteriorating

BUILT-UP: Over 75% 25 - 75% Under 25% Rural

CONFORMITY: Age: Newer Similar Older

Condition: Superior Similar Inferior

Size: Larger Similar Smaller

From To

AGE RANGE OF PROPERTIES (years):

PRICE RANGE OF PROPERTIES: $ $

MARKET OVERVIEW: Supply:

Demand:

Good Average Poor

Good Average Poor

PRICE TRENDS: Increasing Stable Declining

COMMENTS:

SITE

SITE DIMENSIONS:

SITE AREA: Sq. Ft. Sq. M. Acres Hectares

Source:

TOPOGRAPHY:

CONFIGURATION:

ZONING:

Source:

DOES EXISTING USE CONFORM TO ZONING? Yes No (see comments)

TITLE SEARCHED: YES NO

UTILITIES: Telephone Sanitary Sewer Storm Sewer Natural Gas Septic

Open Ditch

WATER SUPPLY: Municipal Private Well Other

FEATURES: Gravel Road Paved Road Lane Sidewalk Curbs

Street Lights Cablevision

ELECTRICAL: Overhead Underground

DRIVEWAY: Private Mutual None Single Double

Underground Laneway

Surface:

PARKING: Garage Carport Driveway Street

LANDSCAPING: Good Average Fair Poor

CURB APPEAL: Good Average Fair Poor

COMMENTS:

Appraisal Institute of Canada © Ottawa, Canada 2012 AIC Full 09/12


SITE EVALUATION

The investigation and analysis of a site must critically evaluate both its existing development and the potential for further development. Consideration must be given to all of the planning and construction factors discussed above, starting from external neighbourhood factors and working inward to the house itself. The points noted below should be considered when carrying out a site evaluation – however, note that possible site considerations are certainly not limited to those below.

Lot size and legal restrictions

• area of lot similar to neighbours and chosen comparables • caveats or easements restricting further development on the site (e.g., garage building

and front yard parking)

Lot shape • proportions of the lot similar to neighbours and comparables • similar width but greater depth affords a larger rear yard privacy zone • pie-shaped lots with their largest dimension at the front street afford less rear yard

privacy area

Site coverage • size of house (both footprint and mass) appropriate to neighbourhood and lot

Functional zoning • zones are identifiable and appropriately located for both house and neighbourhood (e.g., formal to formal, informal to informal, inside to outside)

• control of pedestrian access to ensure usability and privacy • circulation is appropriate between zones and from street/lane • service areas are functionally located and screened

Environmental response • public entry is obvious and protected from wind and rain • private outdoor spaces are oriented to the south-west • appropriate living spaces are oriented to winter sun and external/internal views

Engineering: site services and drainage

• location of overhead services are not in conflict • sewer, water, and gas service locations and potential for future development • locations of downspouts, splash pads, and the direction of run-off are suitable and show

no signs of erosion • indications of ponding in areas such as driveways and patios

Hard landscaping • design, integration, and suitability to lot, house, and neighbourhood • appropriate materials and maintenance

Soft landscaping • layout, scale, and texture suitable to lot, house, and neighbourhood • plant material in good health and properly maintained • no large trees near the house, overhead lines, or outbuildings • planting appropriate to shade summer sun and block winter winds

SUMMARY

A site factor analysis helps achieve maximum potential in a residential development project. The factors to consider include access, site planning and layout, environmental analysis, engineering and site servicing, aesthetics and context, site improvements, landscape integration and the zoning and devel-opment bylaws to name a few.

chapter 3 site factor analysis - real estate division · chapter 3: site factor analysis 3.3 in...

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