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193 Cards in this Set
- Front
- Back
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what are the 3 key factors to remember about early human settlements? |
1. Embryonic form centered on ceremony, religion, & leadership 2. Living quarters surrounded archetypes of: -the granary (place where food was stored) -the temple (ceremonialrites and social interaction took place) -the palace (where theadministration of the village was conducted). 3. For security villages were often walled in for protection from other village populations ornomadic tribes seeking to take the food they could not produce. |
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what are 5 key factors to remember about Greek cities? |
1. Rectilinear grid pattern with large central agora the center of the city 2. Temple: center for religious activity while 3. Agora become marketplace & meeting place 4. Specialized facilities: theaters and stadiums 5. Hippodamus(400 BC) planned first cities |
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what are 6 key factors to remember about Medieval cities? |
1. Irregular layout: started at crossroads of main streets. Had no geometry or grid 2. Organized around church and market 3. Structures were near the center of the city 4. Informal rings of streets loosely connected, intersecting streets running from church to the gates of the city wall 5. typically built between 1100s-1350s |
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what are the 4 objectives of the Secretary of Interior’s Standards for Rehabilitation? |
1. Allow for new additions/alterations to be different from the older structure, but must becomplementary in massing, size, scale, and architectural feature 2. Criteria must be met if Federal Tax Credits will be used 3. Takes precedence over state/local regulations 4. Clients may discover historical significance during site analysis. Archaeological activity and proper handling of structures/artifacts must take place. |
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National Park Service Standards for Preservation: |
-Use a property as it was historically intended to, or maximize the rendition ofdistinctive materials, features, spaces, and spatial relationships if there is a change-History character of a property will be retained and preserved. Do not replacehistorical materials that are intact or can be repaired-A property will be recognized as a physical record of its time, place, and use.-Changes to property that are now also considered historical will be preserved (e.g.the minoan columns at Knossos that were painted red as an act of restoration)-Distinctive materials, features, finishes, construction or examples of craftsmanship willbe persevered-Existing condition of historic features will be evaluated to determine the appropriatelevel of intervention-Chemical/physical treatments will be gentle if absolutely required-Archeological resources will be protected & preserved in place |
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Mothballing: |
term used in historic preservation when you designate certain areas to be repaired or restored at a later date, under a later contract. |
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Adaptive Reuse: |
process of adapting old structures for purposes other than those initially intended while retaining historic features. |
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Historic Preservation: |
4 treatments applied to historic structures(MOST TO LEAST)-Preservation-rehabilitation-restoration-reconstruction |
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Preservation: |
-least amount of work done and any interventions are as inconspicuous as possible |
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Rehabilitation: |
-retain and repair historic materials -some replacement of damaged material is ok-additions that convey historic values are ok |
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Restoration: |
-remove inconsistent features and replace missing features in accordance with the restoration period |
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Reconstruction: |
new construction to look like it existed at an earlier time |
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what 7 items should be completed in the Preliminary Analysis/Predesign and Research for Historic Preservation: |
1. document existing conditions 2. program intended function/use of bldg. & site 3. research historic nature of project/area 4. determine which parts are original 5. sequence of construction 6. complete preliminary cost estimate 7. prepare application for federal grants |
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what 3 items should be coordinated during the Design Phase for Historic Preservation: |
1. standard steps of building design 2. preservation with arch/engineer development 3. specification/front end: That part of a contract which defines and prescribes the rights, responsibilities, and relationships of the contracting parties, and makes provisions for the contract's administration. |
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what 4 items should be coordinated during Document Phase for Historic Preservation? |
1. drawings, specs, final cost estimate 2. bidding/negotiation phase 3. construction administration, observation, and documentation 4. reports for maintenance, determination of historic eligibility for review boards |
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what 2 items need to be addressed regarding energy efficiency, accessibility, health and life safety issues for Historic Preservation? |
1. take care not to obscure, damage, or destroy character defining materials or features when upgrading a building to meet code and energy requirements 2. asbestos/lead abatement should be carefully done so that important historic finishes are not adversely affected |
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what 4 methods are used to determine land value? |
*calculated by the relation that yields the highest return for the site 1. Comparison Method: compared to other similar parcels (can be applied to all categories of use) and is the most accurate if current data is available 2. Development Method: selling price - $ develop - time to develop = price when comparisons aren’t available, use estimates to determine the selling price of lot, cost to develop, time to develop, and net sale price 3. Residual/Income Approach Method: used in highly developed areas by estimating potential income from improvements that yield the highest return (highest & best use) 4. Allocation Method: determine value of improved properties by deducting the value of site improvements to get the value of the land calculated value - improvements = price |
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Proxemics: |
-the study of spatial requirements of humans -effects of population density on behavior, communication and social interaction |
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Territoriality: |
behavioral system where person/group lays claim/defends an area |
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Sociofugal: |
grouping of people arranged so that each can have privacy from others |
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what are the 4 forms of circulation: pros and cons 1. grid: form of circulation pros & cons |
1. grid: equally spaced streets or roads which are perpendicular to each other. Pros: Regularity, simplicity, and convenience. Simplifies the subdivision and offers a sense of direction Cons:Loses efficiency when main traffic channels become congested 2. radial: directs flow to or from a common center with straight channels circulating from the center point. Assumes city grow outward Cons: As city grows congested in center, where radial routes converge 3. Linear: connects flow between two points. Cons:1. Activities are located along route causes congestion.2. No focal point, numerous off and on movement impede smooth flow of traffic.I.e. Strip commercial developments: common outgrowth of urban development, visually chaotic, inefficient in land use 4. curvilinear: -responds to the topography of land and aligns with natural contours.-Desirable at small scale, results in reduced traffic speeds |
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Ergonomics: |
applied science concerned with designing equipment/furniture to maximize productivity by reducing fatigue and discomfort |
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what are 5 main reasons for FF&E Services? |
-the budget for FF&E is about 3-4x Interior design fees 1. to furnish a new space: using new or reconfiguring old for a space 2. to replace or upgrade existing FF&E: accommodate new/replace outdated technologies 3. to refurbish existing furniture: restore antiques, refinish instead of buying new 4. to expedite FF&E procurement: get things in time for a fast track project 5. to simplify FF&E procurement: assembles FF&E from multiple sources in one coherent package/one single point of sale. |
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Furniture, Furnishings, and Equipment: |
Refers to a wide assortment of products that are prefabricated or custom and located in the building or on the site (See AREndurance list) |
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what 5 items need to be taken care of when evaluating client needs (FF&E Programming Process)? |
1. Prepare a Cost Estimate: line item breakdown of all FF&E based on current prices of comparable items. client to approve budget 2. Select Furniture: design based on function, durability, aesthetics, budget, style 3. Prepare Specs 4. Assemble Bid Package/Solicitation of Bids 5. Administer Contract |
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what instructions should be prepared along with the FFE Specifications? |
1. delivery 2. installation 3. warranties 4. punch list procedures 5. reference/include a furniture plan |
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what 2 items should the architect be aware of regarding the FFE Contract? Owner/Supplier enter into their own contract (much like Owner/Contractor agreement)Supplier sends shop drawings/submittals to architect for review and approval |
1. Purchase orders are sent directly to the owner for payment, architect is copied on allcorrespondence and notified of any issues (long lead time, discontinued items, etc) 2. Architect helps establish installation schedule and arranges for punch list. |
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Traditional construction fees: |
Construction cost: amount of $$ to build Construction budget: 85% of construction Contractors OH/Profit: 15-40% of construction Surveys, testing, fees, FF&E: 15% |
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Traditional Project Budget: |
site acquisition: not included utility/off site construction: not included on site construction: 10-20& building construction: 10-15% contingencies: 5-10% construciton professional services: varies inspection & testing: varies financing: varies |
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Cost estimating for a building depends on the phase the project it is developed to: |
1. pre-planning/proposal: based on unit costs 2. programming: based on unit cost system based on similar building types and/or functions of spaces 3. sd: based on major elements of bldg. system 4. dd: based on detailed components 5. cd: based on unit rates for construciton competes, assembles and systmes. |
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typical breakdown for architectural services: (programming is an extra service) |
SD: 15% DD: 15% CD: 35% Bid/negotiation: 5% construction administration: 30% sometime project closeout: 2-5% |
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identifying the type of construction: |
1. determines limit on bldg. heights and area (also dependent of occupancy and if sprinkler) 2. Classified according to degree of fire resistance and determined by fire zone it is located and intended use 3. building are allowed to have a one story and 20' height increase if the building is protected thru by a sprinkler systems ( H exempt) |
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what are the 5 common development patterns: |
1. expanding grid: pattern of city is formed at the junction of two roads and laid out in the prevalent pattern exemplified in the initial plan of Philadelphia. Growth follows the grid pattern until some natural feature, limiting population or economies stops it 2. star pattern: revolves around the urban core, and development follows radiating spokes of mainhighways or mass transit routes. Higher density development tends to form around the spokes, with lower density development between. 3. field pattern: no central focus or apparent overall organization scheme. Development takes place in an amorphous network of highways and natural features. Los Angeles 4. satellite pattern: Houston: central urban core with other major cores surrounding it. Central core linked to the others with major highways, and often the outer cores are connected with road system called a beltway. Outer cores often begin as major shopping areas,peripheral business centers or transportation centers. Often starts off as a star pattern. 5. megalopolis: two or more urban centers near each other grow together as the space between is developed. southern california |
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4 effect of Development Patterns on Social Behavior: |
1. density: # of ppl per unit of area -excessive: can cause poor physical and mental health and spawn antisocial behavior 2. sociopetal: tend to bring ppl together 3. sociofungal: discourage interaction 4. terrioriality: ppl need a place to call their own |
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what are the 4 states for personal space? (Edward T Hall) |
1. intimate distance: 6"-18" will only allow people to come this close under special circumstances 2. personal distance: 1'-6"-2'-6" between themselves and others 3. social distance: 4'-12' impersonal business 4. public distances: 12' allows people to escape if they feel threatened |
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diversity |
in monotonous urban settings, people tend to become depressed, irritated or suffersome other negative influence |
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CPTED: Crime prevention through environmental design (Oscar Newman-Defensible Space) |
range of design elements that used the basic concepts of surveillance, territoriality and real symbolic barriers to reduce crime. Includes additional more modernmethods, surveillance, alarms and human resources |
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Neighborhood (Clarence Perry 1929) |
original concept developed by Perry. Primarilyproposed as a way of bringing people together to discuss common problems and tobecome involved in the planning process. Neighborhood defined as walkingdistance of an elementary school (community center).Neighborhood basic planning unit ofAmerican urban design: scale most people can identify with, part of a city thatpeople come in contact with on a daily basis and that influences their life themost.g4�t~��x |
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programming is comprised of which 4 components?
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2. form: site, structure, existing components 3. economy: budget to built/maintain/operate 4.time: schedule needed to complete work |
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programming statement:
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states the problem, no solution or stragtegy |
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design concept
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gives a physical/design solution for a problem |
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functional program:
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owner provided data for analysis/creation of a facilities program |
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facilities program
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program that considers scope, area minimums and adjacencies, ball park costs and site analysis |
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what are the 5 steps in the programming process?
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2. gather data: organize all site, context, user/occupancy, equipment, budget, codes, expenses 3. find relationships 4. establish priorities: based on budget and use 5. state the problem: what needs to answered in design |
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catchment area (market, trade or tributary area) |
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residential catchment area
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determined by local transit areas |
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proctor compaction test
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geotechnical test to determine maximum, practically achievable density of soils and aggregates |
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Layout of US Survey System
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Standard parallel: between baselines Principal Meridian: N-S basis Guide Meridian: meridians between principal meridians |
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Metes and Bounds
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verbal description of land that begins at a known point and describes the bearing and length of each side of the property until the point of the beginning is reached |
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what are the 3 types of site surveys? |
2. construction: precise condition of site and adjacent structures, benchmarks 3. possession: records completed development |
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2 different types of site surveying? (based on shape of earth) |
A. Geodetic: precise, follows spherical shape B. Plane: more common, assumes a flat plane |
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what are 3 types of building surveys?
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2. Laser scanning: remotely measure existing spaces (fastest/most accurate) 3. Photogrammetry: establishes control points and hand survey to get base coordinate system |
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what are the 8 types of land use?
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2. commercial 3. government 4. industrial 5. institutional 6. natural resources 7. open/conservations 8. residential |
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what are the 4 methods to determine land value?
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calculated to the use that yields highest return 2. development method: when comparisons aren't available, estimates to determine the selling price of lost, cost & time to develop, and net sale price 3. residual/income approach: used in highly developed areas by estimating potential income from improvements that yield the highest return 4. allocation method: used to determine value of improved properties by deducting the value of site improvements to get the value of the land |
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what are the 4 basic soil types?
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2. sand: well drained and can serve as foundation when graded (0.5-2mm) 3. silt: stable when dry, swells when frozen, do not use when wet (.002-0.5M) 4. clay: must be removed, stiff when dry and too plastic when wet ( -.002mm) |
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what are the 4 layers of soil?
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B level: minerals C level: weathered rock D Level: bedrock |
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what are the 4 potential land problems?
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2. Rock at/near surface: use explosives 3. Soil is clay, waterbearing sand/silt: construct deeper foundations, or remove poor soil 4. Underground streams: avoid at all costs |
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what are the bearing capacities of different soil types?
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Bedrock= 10,000 PSF Well graded gravel/sand= 3,000-12,000 PSF Compacted sand/fill= 2,000-3,000 PSF Silt/Clay= 1,000 - 4,000 PSF |
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what are 2 common shallow foundation methods?
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2. Mat foundations: very expensive. Only used when the strata is week, as it acts as one continuous foundation |
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where to take borings?
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ie. Open warehouses: one in each corner and one in the middle Large Structures: every 50' Uniform conditions: 100'-500' spacing |
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what are 4 types of deeper foundations?
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2. socketed caissons: similar to belled caissons. but the hole is drilled deep into the strata. BC comes from end bearing and frictional forces 3. end bearing piles: 2-3x cost of spread footings. driving until tip meets firm resistance from strata 4. friction piles: driven into softer soils. friction transmits the load between pile and soil. bearing capacity is limited to whichever is weaker: the strength of the pile of the soil |
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Gross Area= Net Area + circulation but includes what other 5 items?
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2. areas on/below the first or main floor when the average height of the 4 corners is more than 6' above natural grade at the exterior 3. decks, patios, other usable open areas that are enclosed on 3+ sides (includes walls and solid roof) 4. Double the SF of any interior space with a ceiling height at 15' or more. Excludes stairwells with no habitable space above/below 5. Attic of at least 150 SF and with a ceiling of at least 7'-6" |
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Building Efficiency:
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Net Area/Gross Area |
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Floor Area Ratio (FAR)
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Gross Area/Site Area |
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Gross Area is measured from: |
exterior face of walls |
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What 3 items are sometimes allowed to exceed height restrictions?
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2. Fan Rooms 3. Skylights |
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what is the space/site planning hierarchy? From most important to more specific |
2. Component building: individual building 3. Activity Center: spaces related to each other by function 4. Space Unit: each individual space within a center |
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what are 3 planning diagrams?
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2. Bubble Diagram: loose drawing with circles to indicate relationships 3. Block Diagram: more accurate of spatial organization based on bubble diagram, but with accurate sizes used |
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what are blocking and stacking diagrams?
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Blocking: assigning departments to a defined area on a floor based on its desired adjacency and support requirements Stacking: assigning floors/areas of floors to departments based on its desired adjacency and support requirements |
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Ergonomics
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applied science concerned with designing equipment/furniture to maximize productivity by reducing fatigue and discomfort |
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what 7 things are needed to evaluate client needs regarding FFE services?
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1. function and types of spaces 2. number of assigned staff 3. number of visitors 4. types of quantities of items to be stored 5. desired artwork and interior plantings 6. signage required 7. quantity, condition, & types of exiting furniture to be reused |
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what 5 considerations for selecting furniture?
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1. function: client needs 2. durability: how long it should last 3. aesthetics: what will enhance the design 4. budget: how much the client can afford 5. style: scale/size/proportion is appropriate |
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what are the 3 types of specifications?
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2. descriptive (open) spec: used in competitive bidding. characteristics, materials, finishes, workmanship, & fabrication of products. give list of comparable manufactures 3. performance spec: describes only the desired/required results. give no characteristic or manufactures |
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Owner & Supplier enter into own contract, but the architect is responsible for 2 items regarding FFE:
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1. review of supplier sends shop dwgs 2. setting up installation schedule and arranges for punch list *purchase orders are sent directly to owner for payment, architect is cc on all correspondence and notified of any issues (lead time, discontinued items, etc) |
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architect is responsible for overseeing ordering phase, in particular which 4 items?
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2. review detailed furniture systems list 3. review invoices and recommend payment (much like pay app process) 4. review submittals for finish/fab selections |
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architect is responsible for overseeing tracking/scheduling phase, in particular which 4 items?
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1. check acknowledgement for accuracy and complements 2. record estimated delivery dates 3. recommend substitutions/change for products with long lead time that might affect move in date 4. coordinate delivery/installation schedule to ensure installation into the completed space or to arrange storage in secure (and bonded) temporary warehouse or storage area |
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what are 3 types of property assessments?
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2. market approach: determine the true underlying value of a property based on the amount for which a property would trade in a competitive auction setting 3. cost approach: estimating the land value & the depreciated value of any improvements. typically applied to special use building |
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what are 4 types of owners?
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1. joint tenancy: each tenant has a share in the whole which passes to survivors at death 2. partnership: business built on the shares of partners. after the death of one, the partnership dissolves and assets are distributed to remaining partners/estate of deceased 3. corporation: business independent of shareholders. after the death of one, their shares pass on and do not affect business 4. trustee: a person or company who holds property or authority for the benefit of another (401k, will, charity) |
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what are 5 types of ownership?
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2. Condo: sole ownership of property, but shared ownership of common elements 3. Co-Op: ownership of a number of shares of stock of a corporation that owns land 4. Leasehold: rental agreement, where a person owns a temporary right to land or property for a determined period of time 5. Sale & Leaseback: owner sells property and then leases it back long-term at a fixed rate, in order to raise money by offloading a property to someone who wants to make a long term investment. Typically done for tax purposes. |
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what are 5 types of development loans?
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1. blanket loan: used by a developer to purchase land that they intend to subdivide and resell. when its sold, the lot is released from the loan & debt is repaid as part of the selling price 2. bridge loan: quickly granted and used to close on a property/start construction while waiting for the official (long term) loan to be approved 3. mezzanine loan: used by a developer to pay a variable amount of interest during project development (starts low and gets a high % rate at the end). Considered a gamble, the stock in the company is collateral if revenue isn't produced by sale or lease at the end to repay the loan 4. conventional mortgage: borrow money at a fixed or adjustable rate, and when its paid off, the borrower has clear title to what was purchased. 5. deed of Trust: title is held by a trustee, foreclosure can happen under power of sale 4. conventional mortgage: 5. deed of trust: |
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Air Pollution Temperature Inversion Phenomenon
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air temperature at ground level is lower than higher elevations causing the heavy, cold trapped air below to release pollutants |
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Typical Human Comfort Zone
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Temperature: 65-75 F Humidity: 30-60% |
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Winds
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Unnoticeable: <50 MPH Pleasant: 50-100 MPH Pleasant & noticeable: 100-200 MPH Drafty: 200-3000 MPH Uncomfortable: 300+ MPH |
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Noise (smallest difference is 1 decibel
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Sleeping, studying: 30 decibels Conversation, comfort: 50-60 decibels Safety Threshold:85 decibels |
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Proxemics
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study of spatial requirements of humans and the effects of population density on behavior, communication and social interaction |
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territoriality |
behavioral system where person/group lays claim to an area and defends it |
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sociofugal |
grouping of people arranged in a way that each can have privacy |
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what are 5 housing types?
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1. SFD: private, one family per unit, height depending on style and location 2. SFA/duplex: private, one family per unit, two families per bldg, ht varies on style & location, more affordable than SFD 3. row: private, 1 family per unit, multiple families per buildings, typ. 2 stories with basement and 20-35' wide. Sound usually an issue between units 4. walk-up apartment: semi-private, multiple families per bldg. typ. 3 stories tall, neighboring units adjacent and above/below 5. high-rise: semi-private, multiple families per bldg., shared exterior lobby and circulation. least amount of implied ownership. works well for elderly residential complexes, not so much for low income |
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what are 5 types of housing patterns?
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2. end on pattern: rows of units on small streets at right angles to the street 3. court pattern: units face a common open space 4. cluster development: dwellings are clustered, open space is common 5. PUD (planned urban development): large developments used to reintroduce diversity to a neighborhood and mimic cluster development. typically phased and contains mix of uses |
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what are 4 key factors regarding the concept of defensible space (Oscan Newman)?
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1. territoriality: one homes is sacred 2. natural surveillance: residents ability to see what's happening in the neighborhood 3. image: physical design that instills a sense of community 4. milieu/environment: surrounding amenities that affect security (proximity to police/city center/drugs) |
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what are the 4 zones of personal space (Edward Hall)?
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2. personal space: 4'-0" radius 3. social space: 12'-0" radius around person 4. public space: 25'-0" radius |
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urban organizational patterns?
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1. linear: connected by transportation spine. used when major circulation occurs between points. lacks focus or center. Can become congested. Not used with availability of land is limited 2. megalopolis: an extensive linear arrangement of cities. East US 3. axial: similar to linear but two directions 4. radial: center core where elements have common origin or destination. Inflexible, but compact allows for maximum interaction 5. grid: flexible, compact, and standardized layout of blocks used for complex distribution of uses. boring. used in most US cities 6. precinctual: dispersed activities likely with no center or core. growth happens in any and all directions and is flexible efficient and economical 7. concentric: business center in the core with concentric rings outwards, rings blend into one another. 8. multiple nuclei pattern: 9. rectilinear: streets and blocks at right angles 10. sheet: extensive urban area without focal point, routes , or forms (sprawl) |
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what are 4 standard design principles for hotels?
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1. separate public and private spaces from service/BOH functions 2. Services spaces available on each floor 3. unit of measure: bed and rooms should be deisgned accordingly 4. typical US room size: 12'-6" x 20" |
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what are 5 standard design principles for suburban shopping centers?
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1. convenient and easy to access by both car and public transportation 2. car-centric, not pedestrian friendly 3. street mall = 800' long. Each store given 20--30' storefront and 120'-140' depth 4. mix of tenants: food, shooping, services 5. allw 2x parking per building size |
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what are 5 standard design principles for schools?
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2. design to mimic surrounding neighborhood character 3. address visibility, acoustics, temperature, human scale, comfort, stimulation & security 4. design for teaching type (private vs team) 5. standard size: 800 - 1000 SF |
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what are 3 standard design principles for churches?
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2. address sight lines, acoustics, procession, seating, existing congregation size and projected growth 3. historical (pre ecumenical) organization was axial while contemporary organization is more rectangular/ circular allowing for intimacy and unity |
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what are 4 standard design principles for theatres? |
1. Stage dimensions, seating and site lines 2. types of stages include proscenium, theatre in the roud, thrust stage 3. optimum depth of seating is 4-5x the stage width 4. maintan 30 degree viewing angle from the front row to the stage |
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what are 3 standard design principles for hospitals?
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1. highly specialized and complex building type 2. standard single patient rooms are 150 Sf and double rooms are 200 SF 3. nurse stations should monitor 25-35 beds and be centrally located |
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what are 2 standard design principles for parking?
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2. cheapest is outdoor lot, then structure, then underground |
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what are the typical building efficiencies
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Hospitals - 55% College, Student Union, Court House & RTL - 60% Apartments, College Classroom and Admin - 65% Auditoriums, banks, restaurants - 70% jails & office - 75% department store - 80% garage, service - 85% |
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Roman Cities:
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attributed to Vitruvius in 30s BC were rectilinear grid patter enclosed in
walled city, and built off of two main streets the cardus and decumanus. Towns were either for commerce or military. |
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Baroque
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typically built between 1600s - 1900s as a growth of the Renaissance.
Used boulevards and avenues to connect various parts and expand the city |
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what are 3 types of land ownership?
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2. fee simple: land could be transferred and used however the owner pleased 3. homestead: 160 acres was free and transferred to private ownership provided a |
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Zoning:
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-Uniform standards of construction -regulates use of land, light, air, and open space -protecting property value, undesirable businesses, and dangers (hazardous chemicals) |
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incentive zoning
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encourages private developers to provide public amenity in exchange for extra height and/or area
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nonconforming use
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-existing building is no longer permitted in current zoning code
-typically allowed to stay unless dangerous -grandfathered in |
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conditional use
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building that is permitted in an area that it is not zoned in, to benefit the public (school in residential)
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variance: most common area |
-deviation from an ordinance to avoid hardship on an owner
-requires a relaxation of the applicable regulations to avoid denying the landowner the same rights and use of the property enjoyed by neighbors -EX: would be a house built on an oddly-shaped lot |
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spot zoning
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a change in the zoning ordinance for a particular area
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ordinance
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a municipal law
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setback
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required open space measured between property line and face of building used to preserve light/air/spaciousness
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building line
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-used by communities principally to achieve planned street patterns
-help ensure that buildings will not be built in the areas not desired |
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easements
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legal right of government/another land owner to use another property for a specific purpose -could be for access, utilities or scenic view
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scenic easement
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prevents development that'd compromise a public scenic feature
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business improvement district
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increased taxes on business owners in the district to fund public space improvements to enhance an area's appeal
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eminent domain
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-power of the state to take private property at fair market value without the owner's consent
-must be used government/public development, (highways, railroads, civic centers) economic development, or a mandated easement for access (public utilities, ROW) |
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deed restriction
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limitation on the use of the property based on the intent of the original owners and not to be changed by future owners
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restrictive covenant
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-limitation/stipulation in a residential community (ex: there may be guidelines for aesthetics, maintenance, storage, etc.)
-May include limitations: -setbacks -minimum square footage of homes -types of materials that can and cannot |
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affirmative covenant
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for buyers, the obligation to perform certain duties in the future (ex: payments for common charges in a condo)
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conditional covenant
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if restrictions are violated/disregarded, land ownership passes back to the original owners or their heirs
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ROW
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right-of-way; right for people to cross land of others
-public land used for streets and sidewalks -street occupies only a portion of the ROW the remainder is used for sidewalks, landscaping and utilities |
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Utility easement: |
-allows a utility company to install and maintain lines above or below ground within the boundaries of the easement. -No permanent structures can be erected within the easement without permission from the party holding the easement |
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Access Easement: |
-if one parcel of land is not served by a public road and another separates the first parcel from the street, an access easement may be granted, which allows the public and the owner of the inaccessible land the right to cross. -Creates private or public ROW |
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Support Easement: |
for the construction of common party walls between properties |
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Joint use Easements: |
allow two or more property owners to share a common feature such as a driveway |
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Acre |
43560 SF |
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US Survey grid system |
divided land that wasn't surveyed in the 1780's into a square grid system Check: 24x24 miles - contains 16 townships Township: 6x6 miles - contains 36 sections Section: 1x1 miles- contains 4 quarter Quarter Section: 1/2x1/2 |
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Prescriptive Code
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building code that specifies techniques, materials and methods to be
used. Cut and dry and simple to administer by the official |
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Performance Code
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Building code that describes functional requirements, but leaves
method to achieve decisions up to the designer. |
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Fire resistance
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values for how long a separation can resist the passage of fire. Stated in -is intended to permit safe egress, maintain structural integrity, limit the |
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Flame Spread Rating/Smoke Developed Ratings
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measures the amount of flame and
smoke a material generates. (e.g. Carpet, fabrics, etc) |
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what are 3 things to do to minimize the circulation of smoke by:
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2. shifts from normal to top exhaust when there's a fire 3. increasing air pressure to prevent flow of smoke and fumes |
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standpipes are required for buildings over
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-must be in working order during construction |
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standpipe |
is a type of rigid water piping which is built into multi-story buildings in a vertical position or bridges in a horizontal position, to which fire hoses can be connected, allowing manual application of water to the fire. |
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wet standpipe |
continuously pressurized with water from a public supply. Hose cabinets
are located at fixed distances, and hoses can be operated by occupants |
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dry standpipe
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not connected to a constant water supply, the firemen connect to an
outside hose connection point. Cabinets are located in smoke proof stiar towers and hoses are used by firemen |
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fire alarms
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• Install both local alarms and alarms connect to the Fire Department.
• The one to the fire department can be manual or can be through automatic fire sensors. • Sensor types: • Fixed Temperature • Smoke Detector • Product of Combustion |
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Water
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• Dual water mains service both sides of the street = 6” residential or 8” high density
• When density is less than 1,000 people/square mile there’s typically no public water supply • Valves are located so that no single break in a line impacts more than 500’-0” of water • Main water supplies are installed in a branch or gridiron system • Main Wastewater lines are located at the center of the street • Do not put wastewater/water lines adjacent for fear of contamination if a break/leak • Wastewater lines on site need to be designed first to accommodate pitch and gravity • To convey solid material, must have up to a 2% slope, with velocity of 2 - 10 ft/second |
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what are 3 types of methods to determine occupancy? • Establish one or more occupancy categories for a building and understand how the code |
1. incidental use area: areas treated as incidental must be separated by a one-hour 2. accessory use areas: to be considered an accessory, an area can’t exceed 10% of 3. mixed occupancy: if occupancies in a building are too large to be considered |
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threshold limit for fire suppression is based on which 3 items?
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1. The fire area or building are in which the occupancy is located |
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Fire areas are: must be surrounded by: |
-enclosures that provide a certain number of hours protection based on the risk associated with the occupancy. e.g.: High Hazard (H) = 4 hrs, Utility (U) = 1 hr -fire barriers (floors and walls) or exterior |
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sprinklers are required for:
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any windowless stories, building taller than 55’-0, and underground structures with the lowest level below 35’-0” from the lowest level of exit
discharge |
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Determining the limits on building height and area is tied to several factors:
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-occupancy and if the building is fully sprinklered -Classified according to degree of Fire resistance and determined by fire zone it is -Buildings are allowed to have a one story and 20’-0” height increase if the building is |
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what 3 elements are egress paths?
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1.Exit access: distancea building occupant must travel from the most remote point in 2. Exit: a door that opens directly to the outside or a protected stair/ramp 3. Exit discharge: the path between the exit door and the public way. |
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ventilation Determine System Requirements
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HVAC limits are based on minimum requirements for recirculated and
fresh air required in a building from operable windows and openings. Mechanical ventilation is not required in any building, except when natural ventilation is not met. • Environmental issues like mold aren’t addressed in building/mechanical code • Mechanical/Natural ventilation is required in crawl and attic spaces to prevent stagnant air |
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Determine System Requirements Structural: |
prescribes the minimum loads under various construction/load • The building and its components are considered “dead loads”. Occupants are |
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Determine System Requirements Special local conditions: |
local code and regulations that are so specialized they
can’t be included in a general code |
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Determine System Requirements Material limits: |
specifications for minimum quality standards and means for
determine the strength of a member to resist a given load. • Typical materials include concrete, wood, glass, steel, masonry, aluminum, and gypsum • New materials are permitted if their preference level can be proven and accepted by the review board. |
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Determine System Requirements Plumbing Fixtures: |
Sanitation is fundamental to health, safety, and welfare of
occupants. Types and numbers of fixtures to maintain sanitary conditions within a building type are mandated. |
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Identify, retain, and preserve historic materials and features:
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• Identify the features that are important in defining the building’s historic character and
which must stay in order to retain that character. • Includes building siting, materials used (wood, brick, metal), features (roofs, porches, windows), interior materials (plaster, paint), interior features (wainscoting, moldings, stairways, spatial configuration, structural and mechanical systems) |
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Stabilize deteriorated historic materials/features as a primary measure:
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• Include structural reinforcement, weatherization, or correct unsafe conditions
• Should be carried out that it detracts as little as possible from the building appearance • Not necessary in every project |
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• Protect and maintain historic materials and features:
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• Protection generally involves the least degree of intervention
• Includes maintenance of historic materials (rust removal, caulking, limited paint removal), cleaning (gutters, yard/landscaping), installing protective elements (fences, alarms |
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Repair historic materials and features:
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• Stabilize, consolidate and conserve
• Includes repointing with correct strength mortar, patching/splicing/reinforcing wood/metal • All work should be physically and visually compatible • All work should be identifiable upon close inspection and documented for future research |
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Limited replacement of extensively deteriorate portions of historic features:
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• Only use if all prior steps proves inadequate
• Use surviving prototypes to replace missing/deteriorated in kind • Includes using wood where there was wood, metal where there was metal, etc. • Excludes hidden structural reinforcement and mechanical systems • All work should be identifiable upon inspection and documented for future researc |
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• Address energy efficiency, accessibility, health and life safety issues:
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• Take care not to obscure, damage, or destroy character defining materials or features
when upgrading a building to meet code and energy requirements. • Asbestos/Lead abatement should be carefully done so that important historic finishes are not adversely affected. |
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Undbundling:
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when an owner structures their own project teams, lead by a third party
project manager. |
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Architect-Consultant Agreement:
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architect assumes primary contractual responsibility to
the owner for the accuracy and completeness of the work of the architect’s consultants. • If something goes wrong, the architect can be held liable. • Agreement should parallel owner-architect agreement |
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Multiple Prime:
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a design professional holds an agreement directly with the owner or their
project manager. The owner may: • Provide overall coordination of the multiple prime design professionals, including the architect, through in-house staff • Assign coordination to a project/program manager • Allocate coordination to one of the design professionals...maybe the architect |
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Joint Venture:
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a contractual union between two or more firms for one or more specific
projects. • Enables firms to combine key resources while allowing each participating firm to pursue other projects. • Essentially like a partnership • Retains no and pays no income taxes…it passes profits and losses and tax liabilities to its participating members. • Participating firms are individually and jointly liable to the client and others for the services offered by the joint venture. • Typically formed only for the purpose of seeking a specific project. • E.g.: a international firm joins with a local firm to complete a project |
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Preliminary Costs
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SF Cost Estimates; based on occupancy, size & type of construction
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Detailed Costs:
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Itemized break down
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Utilization Ratio:
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Used by firms to determine the amount of time spent on billable work as
a percentage of total time the employee is compensated. UR = billable hours / total hours |
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Value Engineering:
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process to get the best value for the project using similar, but more
affordable materials and techniques |
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Pro-forma:
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financial analysis of a building project which involves cost/return on investment
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Cost of money or debt service:
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principal and interest payments
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Depreciation:
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federal tax benefit with the idea that a building loses value as it ages
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General Obligation Bond:
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used to finance non revenue collecting facilities
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Revenue Bond
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Used to finance revenue collecting projects (tolls, etc)
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what are 6 methods of calculating fees for architectural services?
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1. Multiple of Direct Salary Expense (DSE): everyone’s direct salary/wages 5. Stipulated/Lump Sum: a specific amount is agreed upon for the total payment |
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Traditional design fees per discipline:
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Architecture = 10% of construction cost
Mechanical=15% Electrical = 12.5% Civil =10.5% Structural=9.5% |
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Traditional contractor fees:
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General Overhead= 8-10% value of firm value
Project Overhead= 4-10% of construction cost Profit =15-20% small jobs 10-15% large jobs 5 - 10% very large jobs |
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Traditional construction fees:
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Construction Cost =Amount of $$ to build
Construction Budget= 85% construction cost Contractor’s OH/Profit=15 - 40% construction cost Surveys, testing, fees, FF&E=15% |
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Traditional project budget:
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Site Acquisition =not included in project budget
Utility/Off Site Construction =not included in project budget On Site construction=10-20% of construction cost Building construction=10-15% of construction cost Contingencies= 5-10% of construction cost Professional Services = varies Inspection and Testing= varies Financing=varies |
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what are 4 key cost objectives?
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1. Complete the project within the financial limits set by the owner
2. Provide an appropriate use of resources/value for the money within the budget 3. Optimize longer-term life cycle costs by examine alternative that offer the best balance between upfront costs and maintenance costs 4. Provide the owner with relative implications to the budget based on owner decisions throughout the project duration. |
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cost projections for a project are based on 4 factors:
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2. Project Scope: what’s included in the building 3. Quality: how nice the building will be (construction, technologies, finishes 4. Budget: how much the owner can spend |
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what other 6 factors influence construction budget?
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1. Availability of labor and materials (if there’s no work, people will do jobs for cheap, if
there is work, prices go up...basic supply and demand principle) 2. Labor rates fluctuate depending on cost of living, demand, project location, deadline 3. Material prices fluctuate depending on the market, where they ship from, etc 4. Convenience of transportation 5. The more remote the location the more expensive 6. Costs are less predictable in rural areas |
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The appropriate type of cost estimating for a building depends on the phase of the project
it is developed to |
1. Pre-Planning/Proposal: based on unit costs (the cost per person, cost per bed, cost 2. Programming: based on unit cost system (cost per sf) based on similar building types 3. Schematic Design: based on the major elements of each building system (mechanical, 4. Design Development: based on detailed components (curtain walls, storefronts, lay-in 5. Construction Documents: based on unit rates for construction competes, assembles |
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what are the typical phase breakdown for architectural services (programming is an extra service)?
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Schematic Design =15%
Design Development= 15% Construction Documents= 35% Bid/Negotiation=5% Construction Administration =30% Sometime Project Closeout is broken out to about 2-5% |
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what are 4 things that impact and influence schedule?
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1. The size of the project
2. The complexity of the budget 3. The number of people working on the project 4. Client action/reaction time (and to an extent, municipal review time) |
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what are 2 risks of extending schedule?
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1. Can increase costs due to inflation
2. Team members could change, causing a learning curve |
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what are 4 risks of shortening the schedule?
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1. Requires people to work overtime (costly/inefficient)
2. Requires the need to hire more people (learning curve to project and office standards) 3. If no employee changes are made, drawings can turn out poor, uncoordinated, etc 4. Generally causes higher costs for design and construction for a lower quality project |
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what are 3 different types of construction schedules?
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2. Critical Path Method:all events expected to occur and operations to be performed in 3. Fast Track Schedule: Construction documents are issued in phases and construction • Requires coordination between architects, contractors, and construction managers |
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schedule duration for a general project?
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Schematic Design=1 - 2 months
Design Development = 2 - 6 months Construction Document = 3 - 7 months Bid/Negotiation =3 - 6 weeks (contractors: 2 weeks to bid) Construction Administration= Varies Contingencies=25-50% of length of project |
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Types of AIA Contracts:
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A Series= Owner + General Contractor Agreements
B Series = Owner + Architect Agreements C Series =Architect + Consultant Agreements (joint ventures) D Series = Industry Standard Documents G Series = Contract & Office Administration Forms |
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Division One:
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The General Requirements Division of the specifications which establishes
the administrative/procedural duties of the contractor, architect, owner during construction. |
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General Contract:
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The agreements between the owner and the contractor for the
construction of a project. |
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General Conditions:
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The part of the contract documents which states the rights,
responsibilities, and relationships of the parties involved (owner/arch/consultant/contractor/ sub/vendor) |
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Supplementary General Conditions:
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Additional conditions, included in the project
manual, that are used to modify the General Conditions of the Contract for Construction in order to allow for any specific legal, climatic, or site conditions of the particular project |
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Special Conditions:
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Additional requirements to the Supplementary General Conditions of
the Contract for Construction. These requirements are usually requested by government or local building agencies. Special conditions are used when supplementary conditions must be further extended. |
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General Requirements:
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defines the specific procedures that a contractor must follow.
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Single Prime Contract:
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A contract for building construction under which one prime
contractor is responsible for the entire project, in contrast to having separate contracts. |
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Separate Prime Contract:
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One of several owner-contractor agreements for a project,
each of which provides for constructing a major portion of the work (general construction, electrical, mechanical, etc.) |
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what are the 3 types of specs?
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1. Proprietary (Closed) Spec: doesn't allow for substitution 2. Descriptive (Open) Spec: used with vendors who propose products they think willmeet requirements (used in competitive bidding, and does not give levelof control in closed spec) 3. Performance Spec: Describe only the desired/required results. Give no characteristics ormanufactures. (used with vendors who propose products they think willmeet requirements) |
