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398 Cards in this Set

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Early City Structures centered

On features like the church, the monarchy, industry.

Grid system cities utilized

Uniformity, grids, building setbacks, and garden spaces

Satellite Towns are

The beginnings of the megalopolis



Small towns that are near each other and support each other

Ward

A plot of land nearly 600 feet x 600 feet square



4 residential blocks with 40 lots each and 4 Civic blocks



Arranged in a regular grid

Urban Development affects city planning historically by

- Proximity to vital services like food and water


- Location of Centers of activity like the church, temple, or ruling authority


- Military forifications like moats and city walls


- later aesthetic needs

City Planning and Aesthetics prompted...

City arrangements that used linearity, regularity


Traffic control measures


Green space


Setbacks

The industrial Revolution curtailed City planning by

Shifting focus from aesthetics to industry.

Negative affects to Urban residents as a result of the Industrial Revolution include

Plague


Filth


Lack of Open Space


Limited to No recreation space


Decrease in emphasis on social issues

The cite industrielle responded to the Industrial Revolution by

Zoning concepts like separate residential, industrial, public, and agricultural land use



Individual buildings with setbacks and building separation

The gridiron street system planned for

Public open spaces


Uniform lots


Setbacks

The West was settled into a ____ arrangement featuring ______.

Grid/townships

Townships

Subdivision of a 24x24 square miles and mass further divided into 16 townships (6 miles square)

Sections of a township

1 mile square subdivisions of township

Urban Sprawl

A post WWII movement featuring mass exodus of families from Urban centers to suburban developments



Individuals left seeking respite from crime, and overcrowding.

New Urbanism seeks to

Connect suburbs to regional transportation


Allow for pedestrian, bike transportation


Utilize mixed use development


Promote safer streets

City Development Patterns

Expanding Grid


Star


Satellite


Field


Megalopolis

Expanding Grid City Development Pattern

A grid is established at the intersection of two major roads and is extended out on that same grid until stopped by a natural land feature

Star Pattern City Development Pattern

City starts at a dense urban core then grows outward in spokes


Similar to Baltimore

Satellite City Development Pattern

When a dense Urban cores occurs near other major urban areas



Utilizes a beltway road system



Leads to the megalopolis

Field City Development Pattern

Amorphous, non centralized conglomeration of development incorporating highways and natural features

Megalopolis City Development Pattern

Very close district urban centers located near each other. Like DC/MD/VA

The Golden Gate Bridge or the St. Louis Arch give an area...

Imageability

5 Basic Elements of an Urban Image per Lynch's The Image of The City

Paths


Edges


Districts


Nodes


Landmarks

Paths are...

Circulation ie roads, rails, rivers, and walkways, etc

Edges are...

Boundaries that break continuity

Districts are

Parts of an area that share a character distinct from it's surroundings

Nodes are

Focal points indicating an entrance to a district

Landmarks are

Focal points that can be viewed from outside of the district but cannot be entered

The Superblock seeks to

Enhance park spaces while minimizing the automobile as the focal point for housing

Planned Unit Development

Parcels of land have different uses



FAR limits


Open Space Requirements


Parking Requirements


Max Building Heights


Setbacks


Building separation


Diversity of housing types

Transit Oriented Development

Interconnection of urban sprawl to downtown's with mass transit

Population Density, as affected by cultural influences and socioeconomic status, can

define comfort in high and low density areas.



All cultures have density limits that beyond which result in declines in wellness

Human territoriality leads to

Definition of personal space on


- a minimal scale ie decorating ones office


- a macro scale is property lines and rows of trees

Personal Space, comfort, and distance are governed by...

Intimate distance - within 18" defense zone


Personal distance - 18" to 30" comfort zone


Social distance - 4' - 12' strangers


Public distance - 12'+ very formal

Design the Crime Away

By creating private spaces, locating entrances off of private spaces, creating areas of surveillance

Catchment Areas

Population demographics within a certain zone used to determine feasibility of design projects and civic needs like school populations

Catchment Area Boundaries

Determined by geographical features, transportation availability, politcal boundaries, divisions between ethnic neighborhoods, proximity to customers requiring a service (ie a corner store)

What are Catchment areas used for?

To determine if an area can support certain development (ie an area with a low median income may not be able to support development of a high-end shopping mall)

Do your transportation accessibility enable you to develop this site?

___ Roads support transpo to site?


___ Enough drive-by exposure?


___ Will development overload the existing roads?


___ Can trucks get in?


___ Will the road noise affect the development?


___ If pedestrian access is needed, does it safely exist?


___ Will public transpo support your site? Is there access?


___ Are shipping lines available for your industrial development?

Development shall respect the fabric of a neighborhood by respecting...

- pedestrian access


- building size and scale


- architectural character


- views

Development shall respect the amenities of an area by...

creating/providing/improving access to schools, churches, fire stations, police stations, post offices, etc


- preserving/enhancing connections between the existing public facilities

During Programming, respecting user's and owner's psychological needs requires examination of...

- Proxemics


- Behavior Settings


- Territoriality


- Personalization


- Group Interaction


- Status

Proxemics psychologically affects development by...

culture determining the spacing of people

Behavior Settings psychologically affects development by...

arranging items and people in a space to support a specific task (ie a board room supports board meetings with room shape, furniture placement, lighting etc)

Territoriality psychologically affects development by...

creating spaces where individuals express self-identity, group-identity, and comfort from those outside of their territory

Personalization psychologically affects development by...

providing amenities for individual to move, adapt, and augment for comfort and establishing territory

Group Interactionpsychologically affects development by...

Guiding design that promotes or discourages human connections (ie the grouping of desks, seating areas, etc)

Statuspsychologically affects development by...

creating hierarchical divides with placement of walls, rooms, buildings, and amenities within districts

USGS

United State Geological Survey - Determines 100 Year flood plain

Types of Roadways

- Local Streets (Dalton Dr)


- Collector Streets (Patterson Ave)


- Arterial Streets (Reisterstown Rd)


- Expressways (I-695)




Road access to a site standards

- Leave ~ 150' to the site entrance


- intersections at no less than 80 degrees


- No diverging roads


- Ample turning radius


- Smooth grade transitions

When developing a site, transportation factors like ____, ____, ____, ____, ____, and _____ need to be taken into account.

- Road location


- Public Transit


- Service Access (Loading)


- Utilities (Water retention, telecom, etc)


- Municipal Services (Waste disposal)

Ways utilities affect development

- If Access to power, water, and sewer have to connected from far away, substantial costs apply

Easements

private land that public entities are permitted to use for installation and maintenance of utilities

Under the road utilities

Typ. sanitary sewers, storm sewers, and water mains

Adjacent to road utilities

Typ electric and communication lines either on poles or underground

Either Adjacent or under the road utilities

Gas lines

Utilities precedence when installing/designing

Sanitary and Storm Sewers b/c the use slope of land

Macroclimate

The regional weather patterns classifying an area as cool, temperate, hot arid, or hot-humid

Microclimate

Site specific modification of the macroclimate via trees, hills, bodies of water, and buildings

Climatic Influences during design include:

- Wind Patterns


- Solar Orientation


- Macro and Microclimate

Windward side of a hill

- Prevailing Winds blow directly into the hill
- Moist with lush greenery

- Prevailing Winds blow directly into the hill


- Moist with lush greenery

Leeward side of a hill

- Wind blows away from the hill
- Dry 

- Wind blows away from the hill


- Dry

Sea Breezes

Inversion weather phenomenon

Best wind related microclimates are

on the south/southeast facing slope towards the middle or near the top

Trees/Buildings and wind

Groups of Trees can decrease wind speeds by 30 - 60%

Solar Reflectance (Albedo)

The amount of radiant energy from the sun received on a surface

Solar Reflectance (SR) numerical expression

0 - 1.0 albedos


- 0 is a black surface that adsorbs radiation


- 1 is a mirror that reflects all radiation

Reflectivity and SR

Very similar



Reflectivity is a measure of solar HEAT rejection



SR is a measure of radiant energy reflected

Emmissivity

Inverse of Albedo (SR)


- Involves the emission of stored energy


- Comparable to Thermal Emittance

Solar Reflectance Index (SRI)

Measure's a roofs ability to reject heat



Black roof with .05 reflectivity and .90 emittance = SRI 0



White roof with .80 reflectivity and .90 emittance = SRI 100

Heat Island Effect

When built environments trap heat


- Preventable with more vegetation

Ecological Concerns During sustainable Design

Impact on environment including air water land and wildlife



Impact on natural landforms, water runoff, vegetation etc

Environmental Impact Statement (EISs)

Requirement for federal agencies


Includes analysis of how developments will impact water land air and wildlife.


Instituted in the National Environmental Policy of 1969


Enforced by the EPA

Site Analysis of Rural and Semirural Sites should analyze the impact on:

- Natural landforms


- Water Run-off


- Wildlife


- Existing Vegetation

Site Analysis of Urban Sites should analyze the impact on:

- Noise Production


- Pollution


- Light Pollution


- Wind Conditions


- Sunlight Blocking


- Glare


- Utility Systems


- Transportation

Wetlands are

- Defined by the EPA


- Areas with soil so unindated with moisture that indigenous plant life is supported

Jurisdictional Wetlands

Wetlands administered by the Army Corps of engineers

Regulations protecting Wetlands

- Clean Water Act of 1972


- Protect damage from nearby development


- May allow site discharge if permitted

Sustainability Issues and Site Analysis

- Determining wetlands and sites within 100 ft of wetlands


- Elevations less than 5ft above a 100 yr flood plain


- Endangered Species habitats


- Historic Sites including burial grounds


- Prime Farmland


- Existing Air Quality


- Brownfields

What Sustainability Guidelines May Affect a New Project?

- Location


- Building Size, Shape, and Facade


- Site Disturbance


- Site Development

Building Location Guidelines for Sustainable Site Design

Use Urban Sites


Use sites with existing infrastructure


Encourage mixed use development


Locate near transportation routes


Minimize vegetation clearing


Use solar access to your advantage


Minimize wind effects


Minimize shadows on adjacent property


Utilize gravity sewers

Building Size, Shape, and Facade Guidelines for Sustainable Site Design

Minimize Footprint with Multiple Floors


Optimize Material Use


Garden roof


Include amenities for cyclists

Site Disturbance Guidelines for Sustainable Site Design

Use previously developed land


Position for minimal cut/fill


Plan utility installation to coincide with other digging onsite


Minimal site disturbance (40 ft from bldg, 5ft from road, 25ft beyond permeable surfaces)

Site Development Guidelines for Sustainable Site Design

Parking Under bldg


Minimize road, parking, and service paths


Reduce heat island effect


Use pervious paving


Use storm water retention


Minimize site lighting


Use native plants


Minimize high maintenance lawns

D

B

C

C

B

D

B

B

B

D

ABDF

B

B

B

ACDE

ABE

ACDF

ABDE

ABDF

A

D

D

D

D

D

ACDF

B

A

D

ABDE

A

5

B

D

A

D

ACDF

B

A

C

A

A

A small, three-story rectangular office building in a temperate climatic region is planned for the site shown.

C

D

D

BCDE

B

B

B

A

A

B

D

BCDE

D

C

D

B

75000 sq ft

ACE

CDEF

D

C

B

CDEF

D

D

B

BCF

B

C

B

A

ABDF

D

D

B

A

D

B

ADEF

D

D

B

A

D

B

ADEF

A

C

B

C

A

A

A

B

D

ACDF

47

C

D

Local Municipalities and States may or may not choose to adopt...

the ICC set of building codes

Local Municipalities and States may...

Adopt, partially adopt, or amend the ICC building codes

IBC Chapter 3

Use and Occupancy Classification


A, B, E, F, H, I, M, R, S, U

IBC Chapter 5

General Building Heights and Areas



General Height and Area


Unlimited Area Buildings


Mixed Use and Occupancy

IBC Chapter 6

Types of construction

I, II, III, IV, V

IBC Chapter 7

Fire Rated Construction



Firewalls/Barriers/partitions


Smoke Barriers/Partitions

IBC Chapter 10

Means of Egress



Occupant load


Egress Width


Accessible Means of Egress


Doors/Stairs/Ramps/Signs

The Major model building code for USA

The IBC,

The IBC is prescriptive in that...

It describes specific means and methods of design and construction for building components and systems.

Least Acceptable Risk

The minimum level of risk needed for building and occupant safety.

Separation of use groups is governed by which code?

IBC

Setbacks from property lines are governed by which code?

Zoning codes

Minimum green spaces are governed by which code?

Zoning codes

Storm water from roof drains is governed by which code?

IPC

Loading Spaces and Parking are governed by which code?

Zoning

Accessible Paths of Travel are governed by which code?

IBC

Standards have no legal standing until

They are adopted by a governmental jurisdiction

ASTM Standards standardizes...

Testing of materials and assemblies over a specific testing period

NFPA Standards standardize...

All testing and approval of material and assemblies related to fire protection

ASHRAE standardizes..

HVAC equipment and assembly testing standards

ANSIs Function...

To approve the standards developed by other organizations.



They also help to prevent standards duplication

Items that are listed as ANSI approved

Have been reviewed by several relevant organizations related to the applicable trade and agreed upon with ample debate

NRTLs are

Nationally recognized testing laboratories

NRTLs are recognized by OSHA to

Test products to spec and product safety standards

UL (Underwriters Laboratory) is an

NRTL

UL tests...

Product safety

UL labels

Listed label - product or assembly passes safety testing


Classified label - parts or certain aspects of a product or assembly passes safety testing

Testing Fire Resistance of Construction Assemblies

ASTM E119


NFPA 252


NFPA 257

Testing Flammability of Construction Materials

ASTM E84


NFPA 265


NFPA 286

Flammability Tests determine...

- Whether a material is flammable and or combustible


- How fast for spreads across the material


- Smoke and fumes emitted from a material

Steiner Tunnel Tests AKA ASTM E84 tests for

Rates of surface burn of materials

Flame Spread Index Classifications

Class A(I): 0 - 25 FSI Most Fire Resistant


Class B(II): 26 - 75 FSI


Class C(III): 75 - 200 FSI

The First Zoning Ordinance

NYC as an attempt to curb crowding, industrial encroachment of living areas, blocking of light and air

Purposes of Zoning Ordinances

- Land use


- Open space


- Structure size


- Setbacks


- Parking and Loading Spaces

Easements extends rights...

Of ones land for another use

Utility Easements allow

A utility to use private land, maintain their equipment, and restricts the landowners ability to build on the property without consent

Access Easements allow...

The public to cross an adjacent property that blocks access to a parcel

Rights of Way

Legal right of an entity to cross another's property. Usually with roads and sidewalks

Restrictive Covenants

Restrict the use of a property (Think homeowner's associations rules)

Affirmative Covenants

Require a buyer to perform a specific duty in the future

Conditional Covenants

Permits a title to revert back to its original owner restrictions are not followed

The influences of solar orientation are

- Building Orientation


- Outdoor Space Location


- Building Entry Location

Solar Altitude

The angle of the sun above the horizon

Solar Azimuth

The angle from Due North or Due South

Climate Zones in the US

8 Different


Set by The department of Energy

Optimal Building Position in the Northern Hemisphere

South Facing Entry (or slightly angled east or west)


Sun Control Devices

Window/Roof Overhangs (South)


Vertical Sun Baffles (East/West)


Louvers


Trees

Four Basic Climate Zones

Cool


Temperate


Hot-Humid


Hot-Arid

Cold climate Zones and Building Design

- Partially Underground


- Minimal Northern Exposure


- South Facing Doors and Windows


- Little to no North Facing windows/doors


- Landscaping and orientation to block winter winds


- Cube Shaped


- Avoid passive heating


- Include summer shading


- Dark colors to absorb heat


- Insulate

Temperate climate Zones and Building Design

- Maximize Southern Exposure *- Minimize Northern Exposure *- Landscaping and orientation to block winter winds but allow summer winds- Rectangular Shaped*- Passive and Active solar heating*- Include summer shading*- Medium colors to minimally absorb heat- Evening ventilation*

Hot-Humid Climate Zones and Building Design

- Maximize Openings


- Landscaping and orientation to allow for cross ventilation


- Narrow Floor Plans


- Passive and Active solar cooling


- Include shading for all openings


- Light colors to reflect heat


- Material with minimal thermal Mass

Hot-Arid climate Zones and Building Design

- Minimize Openings*


- Use pools to reduce local air temp*


- Compact Floor Plans*


- Active solar cooling*


- Include shading for all openings*


- Light colors to reflect heat*


- Material with high thermal Mass*

Alternative Energy systems

- Passive Solar Heating


- Natural Cooling


- Active Solar


- Photovoltaics

Passive Solar heating

Maximize Southern Exposure


Works best in long narrow building


Incorporate Thermal Mass


Deciduous Trees to block summer sun and allow winter sun

Natural Cooling Includes

Shading


natural ventilation


Radiative cooling


Evaporative cooling


Ground Coupling

Radiative Cooling

Materials are used so that Heating is stored during the day and released at night

Ground Coupling

Uses the stable coolness of the Earth to cool a building using a ground source heat pump

Design for natural cooling by...

Using trees for shade


Use fixed shading devices on south


Use large overhangs


Minimize East West windows


Use water and wind elements


Use light colored or reflective materials


Minimize impervious surfaces


Take advantage of winds (add courtyards and maximize cross ventilation)



Active Solar Collectors

Hide with parapets and sloped roof


Careful of glare on other buildings

Photovoltaics

Optimize by use on large, flat roof or sloped roof


Use pvs in building materials

1 acre =

43,560 sqft

1 hectare =

10,000 sq meters

US PLSS Public Land Survey System

Subdivision of land into smaller townships and sections

PLSS system uses

Principal Meridians and Standard Parallels to create



24mi square checks divided into



16 6mi square townships (labeled by North/South East/West) divided into




divided into


divided into



36 1mi square sections (labeled by township and range) divided into



4 1/4s (labeled by direction of corner, section number, township and range number)



PLSS plot label explanation



SE 1/4 of the NW 1/4 of section 12, T. 1N, R. 7W

The Southeast corner of the northwest corner of the subdivided section 12 located at the intersection of the 1st North township and the 7th west range

Metes and Bounds Survey

Bearing lines angling from the NEWS in degrees/minutes/seconds with the distance of the plot line

Evaluation of Existing Structures during programming involves evaluation of...

All the components of a building's site, systems, structure, cladding, roof, finishes, and code compliance



Site Features to analyze during an existing building survey

Parking


- Service Access


- Pedestrian Access


- Adjacent Properties


- Microclimate


- Views


- Water features, etc

Building Configuration Qualities to analyze during an existing building survey

- Building Size


- Building Shape


- Building Orientation


- Basic Structure Configuration


- Basic Systems


- Basic Room Configurations

Building Structure Qualities to analyze during an existing building survey

- Type of Structure


- Load Capacity


- Condition of Structure including Foundation and Structural Frame


-

__________ performs the structural survey during the Existing Building Survey

A structural engineer

Roof Qualitiesto analyze during an existing building survey

- Type


- Condition


- Useful Life Span

___________ is used to determine the composition and condition of an existing roof assembly.

Core Drilling

____________ is used to find weakened areas in a roof assembly.

Infrared Testing

Exterior Envelope Qualitiesto analyze during an existing building survey

- Type


- Condition (including insulation, windows, openings)


_____________ is used to find air leaks and failures in a building envelope.

Infrared Testing

Mechanical Systems to analyze during an existing building survey

- Type of Heating and Cooling


- Capacity of Central Plant


- Condition of Distribution systems

__________ performs the HVAC survey during the Existing Building Survey

Mechanical Engineer

__________ performs the plumbing survey during the Existing Building Survey

Mechanical Engineer

__________ performs the electrical survey during the Existing Building Survey

Electrical Engineer

__________ performs the fire protection survey during the Existing Building Survey

Mechanical OR Fire Protection Engineer

Plumbing systems to analyze during an existing building survey

- Capacity of Service to Bldg


- Sewer Capacity


- Condition of Pipes and Fixtures


- Number of Fixtures

Electrical systemsto analyze during an existing building survey

- Capacity of Service to Bldg


- Primary and Secondary Service


- Condition of Wiring and Devices


- Condition of lighting


- Other electrical Components

Fire Protection Systems to analyze during an existing building survey

- Condition of System


- Condition of Pipes


- Spacing of Heads

Equipment to analyze during an existing building survey

Major Equipment like


- Refrigeration


- Food Service Equipment


- Lab Equipment

Finishesto analyze during an existing building survey

- Condition


- Useful Life

Accessibility Requirementsto analyze during an existing building survey

- Egress condition


- Fire Rated Elements

Building Surveys document...

building conditions including interior partitions, doors, equipment, casework, elevations of floors, noted systems etc

Building surveys can be illustrated using the following methods...

Hand Sketch OR CAD


- Site Prepared OR As-Builts


- Existing Site Surveys/Geotech/Soils Reports


Electromagnetic Distance Measurement (EDM)


Reflectorless Electromagnetic Distance Measurement (REDM)


Rectified Photography


Orthophotography


Stereo Photogrammetry


Convergent photogrammetry


Laser Scanning

Advanced Field Measuring Methods

When examining an existing structure, inquire about...

Site


Configuration


Appearance


Structure


Code Updates


Systems Upgrades


Construction Type and Allowable Area


Time and Budget


Extent of Renovation required

Economic Feasibility is analyzed during existing structure survey and includes

Comparison of new structure Costs vs renovation costs

The _________ provides guidelines for Historic Preservation of existing structures.

National Park Service

Four approaches to historic preservation

Preservation


Rehabilitation


Restoration


Reconstruction

Preservation of existing structure includes

Retaining all the historic character through conservation, maintenance, or repair

Rehabilitation of existing structures includes

Retaining AND Repair where repair is acceptable within limits



Usually with a delapidated building

Restoration of existing structure includes

A period specific renovation including removal of inapplicable materials

Reconstruction of existing structure includes

Recreation of a historic site to a specific time period.


The least historic method

The Secretary of the Interiors Standards for Rehabilitation

A set of 10 guidelines used for the Federal Historic Preservation Tax Incentive Program

Guidelines used for the Federal Historic Preservation Tax Incentive Program

1. Same use or new use with minimal change


2. Preserve the character


3. Preserve the time period.


4. Retain historical evolutions


5. Preserve the construction.


6. Repair elements if possible. Replace if not.


7. Use least destructive cleaning methods.


8. Preserve site.


9. New construction must respect old.

Existing Conditions Survey of a Historic Structure includes...

All from a non historic survey (structure, site, cladding, openings, building systems, roof, fire protection, etc) and:


- structural integrity of structural members


- alteration/removal of historic elements

Treatment of Masonry in Historic Buildings

- ID, retain, preserve


- Protect and maintain


- Repair


- Replace


- Remove


- Recreate

Protection and maintenance of masonry in historic buildings

- Correct drainage issues


- Clean using the gentlest method possible


- Remove paint to the next sound layer using the gentlest method possible

Repairing of masonry in historic buildings

- Hand rake, don't use electric methods, to remove mortar.


- replace damaged masonry dispatchin with patching, or reinforcing masonry


- deteriorated masonry units maybe replace with similar substitute

Replacing of masonry in historic buildings

Reproduce the feature using economically and technically feasible substitute materials

The Process of Programming Includes...

- establishing goals


- collecting facts


- uncovering concepts


- determining needs


- stating the problem

Four considerations during programming

Function


Form


Economy


Time

Programmatic concepts

Abstract solutions to a client's needs without the physical means to achieve them

The four elements of cost

Quantity


Quality


Budget


Time

Problem statements during programming

A bridge between programming and Design where the most important aspects of design problem are summarized. There should be four statements that link to function, form, economy, and time.

Programmatic concepts occurring before design

General, abstract solutions to a client's problems

24 programmatic concepts

Priority


Relationships


Hierarchy


Character


Density


Service groupings


Activity grouping


People grouping


HomeBase


Communications


Neighbors


Accessibility


Separated flow


Mixed flow


Sequential flow


Orientation


Flexibility


Tolerance


Safety


Security controls


Energy conservation


Environmental controls


Phasing


Cost control

Determining Space Needs are dependent on one of 3 factors

- The number of Occupants in space


- The equipment required in the space


- The activity taking place in the space

Benchmarking in programming

Common Space Standards for rooms, spaces, and activities

Net Assignable Area

the space in a building taken by the main rooms and functional spaces




also called net area

Non-assignable Area

the space in a building occupied by support spaces like circulation, walls, restrooms, mech, elec, and telephone/server rooms.

Efficiency of a Building or Efficiency Ratio

Net area : Gross Area

Gross Area

net area + non-assignable areas

Typical Building Efficiency Range

60 - 80%

High Efficiency Building Types

Offices, Retail, Libraries, Museums

Low Efficiency Building Types

Theaters, Hospitals

Net Rentable Area

Calculated by BOMA standards




Sum of the occupant space and a prorated amount of the shared tenant spaces

BOMA International

Building Owners and MAnagers Association International




- Used for calculating rentable space

For a floor shared by multiple tenants, area calculations are measured...

to the center of demising walls and inner surface of all others (inner surface of glass walls too)

ANSI/BOMA Z65.1 has 2 methods for measuring rentable area

Method A - Legacy Method


Method B - Single Load Factor Method

Legacy Method for measuring rentable area

R/U ratio




rentable area / usable area

Single Load Factor Methodfor measuring rentable area

R/O ratio




net area/ usable area

rentable area =

load factor * necessary occupant area

Graphically Showing Adjacency

Adjacency Matrix


Adjacency Diagram (Bubble Diagram)

Adjacency is determined by the immediate needs of

People


Products


Information

Construction Budgets are usually based on 4 interrelated constraints

Quality


Quantity


Available Funds


Time

Debt Service

Ongoing Finance costs or long-term interest




No included in the project development budget

3 Budget Preparation Methods

- Project Comparison Method


- Area or Volume Method


- Assembly or System Method

Project Comparison method of estimation project costs

Uses project of similar scope, size, and complexity estimate




Accurate to 15 - 25%

Area (or Volume) Method of estimation project costs

Uses area or volume derived from a preliminary design




Accurate to 5 - 15%

Assembly method of estimation project costs

- Derived from the known subsystems a project will include




- Accurate to within 10%

Land value are influenced by

location, market conditions, and profitability

Land values are calculated using

- The Market Approach


- The Income Approach


- The Cost Approach

The Market Approach for calculating land values

value is determined based on comparable properties sold

The Income Approach for calculating land values

value is determined based on the potential profitability of the land




net value = gross value - various expenses

The Cost Approach for calculating land values

V = C - D + L

Mill Levy

How property taxes are expressed as thousandths of a dollar ($.001)

49.31 mills =

49.31/1000

Public Works Financing Types

- General Sales and Property Taxes


- Special Sales Taxes


- General Obligation Bonds


- Revenue Bonds


- Public Enterprise Revenue Bonds


- Tax-Increment Financing


- Development Impact Fees


- Subdivision Exactions


- Special District Assessments

General Obligation Bonds issued by a public entity are...

backed by general tax revenues, recollected by property tax revenues, and voted on by tax payers

Revenue (Rate Supported) Bonds issued by a public entity are...

backed by general tax revenues, recollected by revenues collected by the facility's use, and voted on by tax payers




ie sewer improvements

Public Enterprise Revenue Bondsissued by a public entity are...

backed by general tax revenues, recollected by charges imposed by the facility's use, and voted on by tax payers




ie parking garages, hospitals, airports

Tax Increment Financingissued by a public entity are...

intended to encourage private development which over time will lead to increased property values then increased property taxes.




No public vote required

Development Impact Fees imposed by a public entity are...

fees paid by a developer to extend public services to a new site.




- controversial as calculation is subjective and who benefits is unclear

Subdivision Exactions

requirements satisfied by a developer.




include land for public use or a cash contribution for purchase of land/facilities

Special District Assessments

Areas are defined by a public entity and agreed upon by a majority of taxpayers in the district.




Taxes are assessed among the taxpayers in the district to fund an improvement, usu a park or public space




Does not encourage private development

Types of Project Financing

- Mortgage


- Balloon Mortgage


- Bond


- Bridge Loan


- Construction Loan


- Hard Money Loan


- Mezzanine Loan

Mortgage

A project financing type that grants a lien on the property to the lender as collateral until the full loan is repaid

Blanket Loan

A project financing type that allows a borrower to sell parcels of a property, satisfying that part's mortgage, while the remainder of the loan remains due.

Bonds

A project financing type that is issued by a government entity to a individual investor or investment company to raise money for a construction project

Bridge Loan

A project financing type that is used on a short term basis to finance a purchase until a permanent funding method is set

Construction Loan

A project financing type that funds the building process and is converted when construction ends

Hard Money Loan

A project financing type that is used on distressed properties, for short-term quick sale.




Usu interest is high

Mezzanine Loan

A project financing type that uses the development company as collateral for a loan




Usu used by developers on large projects

Pro Forma

A statement of all the expected expenses compared the the expected income and appreciation




Used to determine a project's feasibility

Abatement

Reduction of property value due to discovery of a problem

Aquifer

A natural underground reservoir from which wells draw water

Bedroom Community

A region containing mainly housing and few employment opps

Boilerplate

A standard portion of a written document

Buffer zone

A piece of land used to separate 2 incompatible uses

Capital Expenditure

Money used to improve a property to enhance its value over time

CC&Rs

Conditions, Covenants, and Restrictions - Rules that apply to property owners in a subdivision, condo, or co-op housing

Cluster Housing

Housing development where housing is close each other and near common open spaes

Conditional Use Permit (CUP)

Zoning




Allows a normally unpermitted use in an area

Conveyance

Transferring interest in a property to another person




Also the document name

Dedication

The donation of a parcel of land by a developer for public use

Despoil

To remove items of value from a site

Discount Rate

a rate of interest adjusted for inflation to calculate the value of future cash flow

Downzoning

Change in zoning which decreases allowable density

Ground Lease

Long term property lease that allows improvements on the land but reverts back to owner at lease end

Improvement Ratio

improvement value : All Value

Inverse Condemnation

Court ordered remedy to a property owner whose property was taken by eminent domain

Land Sale Leaseback

Developer sells property then immediately leases it back

modified uniform present worth factor

Discount factor to convert a variable annual amount to a present value

Net Leaseable Area

The Area of a bldg available to rent not including common areas

Occupancy Permit

Certificate of Occupancy issued by Govt stating that a building may be occupied

Restriction

AKA Restrictive Covenant restricting how a property owner may use their property

Riparian

refers to land adjacent to a river

Riparian Rights

Rights to the water use bordering your property

Special Use PErmit

Exemption from Zoning regs in a jurisdiction

Spot Zoning

Applying zoning regs to specific properties when nearby land is under different zoning

Uniform Capital Recovery

Process of converting future value into present value using a discount rate

Uniform Present Worth Factor

Discount factor to convert a uniform annual amount to a present value

Uniform sinking fund

The amount of money that needs to be invested at the discount rate to attain a specific amount in the future

Usury

The illegal practice of charging exorbitant interest rates on a loan

Variance

permission granted by the govt to deviate from the zoning ordinance where strict adherence would cause undue hardship

Standard Structural Systems - Wood

Wood Joist System


Plank and Beam


Glulam Beams


Wood I-Joists


Wood Trusses


Box Beams

Standard Structural Systems - Steel

Beam and Girder System


Open Web Steel Joists

Standard Structural Systems - Concrete

Precast vs Cast-In-Place


Prestressed Concrete




- Beam and Girder System


- Concrete Joist


- Two Way Systems


- Flat Plate


- Flat Slab


- Waffle Slab




PreCast Structural Members


- Rectangular Beams


- T Beams


- L Beams


- Single Tee


- Double Tee


- Precast Column


- Hollow Core Slab

Standard Structural Systems - Masonry

- Single Wythe


- Double Wythe


- Cavity

Slenderness Ratio

Deals with the ratio of the unsupported height a member to its width

Flexural Strength

Deals with the ability of a member to resist lateral forces

Standard Structural Systems - Composite Construction

Reinforced Concrete


- Composite Decking w/ Steel Beams


- Steel Beams with Concrete Decking



Standard Structural Systems - Walls Systems

Need to account for creep of concrete and thermal expansion of different materials

Creep

Deformation of Concrete under a continuous dead load

Premanufactured buildings vs Built on site

Premans are faster and more cost economical to construct with less material and labor costs

Silt

Soil type classified by




Small Particles


High Water Retention


Poor Drainage


Expands


Bad for Foundations



Types of Soils

Peat


Sand


Silt


Clay


Loam


Rock

Sand

Soil type classified by




Medium Particles


Low Water Retention


Excellent Drainage


Good For Foundations

Clay

Soil type classified by




Tiny Particles


High Water Retention


Poor Drainage


High Expansion


Bad For Foundations

Loam

Soil type classified as a mix of Sand, Silt, and Clay




Mix of Particles


Low Water Retention


Excellent Drainage


Good For Foundations