01 Flashcards
ALTA SURVEY
American Land Title Association
an association that works with groups of realtors and bankers
detailed land parcel map, showing all existing improvements of the property, utilities, and significant observations within the insured estate. Also details the licensed surveyor’s findings concerning the property boundaries and how they relate to the title.
METES AND BOUNDS
old fashioned way of creating a survey
method of describing land, real property or real estate. Commonly used wherever survey areas are irregular in size and shape. Uses reference points, distance markers and degrees to measure out a lot.
Metes / boundary defined by the measurement of each straight run, specified by a dist. between the terminal points and orientation or direction.
Bounds / general boundary description, such as along a certain watercourse, a stone wall, an adjoining public road way , or extg bldg. Often used for larger pieces of property (farms) and political subdivisions.
PLAT OF SURVEY
the means used to make a plat or an official, drawn up map of a piece of land accurately.
AKA Boundary Survey or Plat of Survey
completed by a licensed surveyor
EASEMENTS
a right to cross or otherwise use someone else’s land for a specified purpose
ENVIRONMENTAL REPORTS
PHASE 1 / general recommendations w/ educated guesses supported by history, research and site observations
PHASE 2 / full on testing of soil, material testing - soil borings - need specific test results that let us know how to move forward
INCENTIVE ZONING
encourages private developers to provide amenities for public use in exchange for opportunity to build larger or taller structures on a site.
NONCONFORMING USE
building is no longer permitted by the zoning ordinance.
TYP allowed to stay unless it’s unsafe.
CONDITIONAL USE
a bldg that is permitted in an area that it is not zoned for, to benefit the public
ex: elementary school in residential neighborhood
VARIANCE
applied for by an owner on a private site to ask to deviate from an ordinance in order to avoid hardship.
SPOT ZONING
a change in the zoning ordinance for a particular area.
ORDINANCE
a municipal law
SETBACKS
required open space measured between property line and face of bldg.
Used to preserve light, air and spaciousness
BUILDING LINE
utilized by communities principally to achieve planned street patterns.
Helps insure that bldgs will not be erected in the bed of projected streets or of potential street widening
SCENIC EASEMENT
Prevents development that upsets something scenic to the public
ASSESSMENT
Valuation of property for the purpose of taxes
BUSINESS IMPROVEMENT DISTRICTS
used to fund public space improvements (new streetscapes/ graffiti removal) with intention that it will enhance an area’s appeal.
All business owners in the district who would benefit pay increased taxes.
EMINENT DOMAIN
Power of the state to take private property w/o owner’s consent, but w/ fair market value of the land compensation.
Must be used govt or public development (highways, railroads, civic center), economic development, or to mandate an easement or access (public utilities, right of way)
DEED RESTRICTIONS
place limitations on the use of the property
TYP by original developers, who determined what land would be used for (live, work, or play) and can’t be changed by future owners.
RESTRICTIVE COVENANT
limitations and stipulations used in residential settings.
Can be aesthetic (allowable color pallets, vegetation types/pruning, fencing materials) pet control (how many and/or living conditions), or storage related (visibility of parked cars/boats/campers).
AFFIRMATIVE COVENANT
commits a buyer to performing duties in the future
such as, will make payments for common charges in a condo
CONDITIONAL COVENANT
If a restriction is violated or disregarded, the land will revert back to original owners/heirs.
RIGHT-OF-WAY
right for people to cross land of another (pathways/cattle drives)
ONE ACRE
43,560 SQ FT or 1/640 sq mi, 4840 sq yards
an area of land used in the imperial and US Customary Systems.
Traditionally defined as the area of one ‘chain’ by one ‘furlong’ (66ft by 660ft)
National Geodetic Survey and NIST will end ‘‘temporary” continuance of US survey foot, mile and acre units at the end of 2022
LAND ORDINANCE of 1785
adopted by US Congress May 20, 1785 - set up a standardized system whereby settlers could purchase title to farmland in the undeveloped west.
CHECK / 24mi x 24mi (576 sq miles) divided into 16 townships
TOWNSHIP / 6mi x 6mi (36 sq miles) divided into 36 1-mile sections
SECTION / 1 sq mi parcel of land containing 640 acres
QUARTER SECTION / 1/2 mi on each side
helped set up mechanism for funding public education. Section 16 in each township was reserved for the maintenance of public schools. Many schools today are still located in section 16 of their respective townships.
SPACE/SITE PLANNING HIERARCHY
1 / TOTAL BLDG GROUP – all bldgs in a complex
2 / COMPONENT BLDG – individual bldg in the group
3 / ACTIVITY CENTER – spaces related by function
4 / SPACE UNIT – individual space within a center
e.g. / Medical Campus > Acute Care Hospital > Surgery Dept. >Pre-Op Suite
SPACE/SITE PLANNING CONSIDERATIONS
1 / site-structure relationship
2 / response to site conditions (sun/veg/wind/sound)
3 / maintain human scale
4 / serve its purpose economically and thoughtfully
5 / utilize technologies
6 / local materials and bldg techniques
7 / hierarchy of parts that is interesting to look at
8 / interior-exterior relationship
9 / express human spirit and encourage human interaction
PLANNING DIAGRAMS
1 / MATRIX CHART – numerical values of req relationships (1=adj, 2=no, 3=separate)
2 / BUBBLE DIAGRAM –loose dwg of circles that indicates req adjacencies, priorities or relationships and relative sizes
3 / BLOCK DIAGRAM –more accurate layout of spatial org based on bubble diagram w/ more accurate sizing
CARDO AND DECUMANUS
2 major streets in a Roman town, perpendicular
5 ROAD TYPES
1 / LOCAL – low capacity roads w/ direct access to a site
2 / COLLECTOR – connection roads between local and arterial streets
3 / ARTERIAL – wide high capacity streets usually connecting to expressways
4 / EXPRESSWAY – limited access roads w/ high speed, high volume circulation
5 / LOOP – a collector/distributor road into a shopping center
SITE SLOPE % V/H
FLAT AREA = < 4% - good
MODERATE = 4 - 10%
STEEP - UNUSABLE = 10-50%
V STEEP, EROSION = +50%
CONSTRUCTION SLOPE % V/H
STORM DRAINS = 0.3% min SANITARY SEWERS = 0.4 - 1.4% STREET SURF. DRAINAGE = 0.5% min PLANTED OR L PAVERS = 1% min LAWNS = 25% max PLANTED BANKS = 50% max PARKING LOT = 5% max CAR RAMPS = 8% max SIDEWALKS = 10% max PAVED DRIVEWAYS = 10% max
ANGLE of REPOSE
greatest angle at which soil will lay w/o sliding LOOSE WET CLAY/SILT = 30% COMPACT DRY CLAY = 100% WET SAND = 80% DRY SAND = 65%
IMAGEABILITY
the quality of a physical environment that evokes a strong image in the mind of a given observer
concept by Kevin Lynch
KEVIN LYNCH 5 BASIC ELEMENTS of a CITY
1 / PATHS 2 / EDGES 3 / DISTRICTS 4 / NODES 5 / LANDMARKS
PLANNED UNIT DEVELOPMENT
PUD
each large parcel of land is designed to have a mix of uses: residential, commercial, recreational, and open space - and designed w/ variety in lot sizes and density
PUDs must conform to certain standards as communicated by the local planning agency and must be approved by the planning agency
TRANSIT-ORIENTED DEVELOPMENT
takes place in areas surrounding transit stops; it usually includes a relatively high density of living units, commercial development, and other support services.
allows residents to live, work, eat, and take care of day-to-day needs w/o a car
SOCIOPETAL VS SOCIOFUGAL
SOCIOPETAL / tend to bring people together
SOCIOFUGAL / tend to discourage interaction or social contact
EDWARD T HALL
4 basic distances of personal space
used to study human behavior and serve as a guide for designing environments - the distances always vary with cultural/social variances
1 / INTIMATE, 6-18”
2 / PERSONAL, 1.5-2.5 ft
3 / SOCIAL, 4 ft - 12 ft, business
4 / PUBLIC, 12 ft onward
OSCAR NEWMAN
‘Defensible Space’
1972 book that describes a range of design elements that use the basic elements of surveillance, territoriality, and real and symbolic barriers to reduce crime.
CPTED concept / CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN
CATCHMENT AREAS
the geographical region that a population resides within that affects a development area - a developer studies their catchment areas to determine economic feasibility
boundaries: highways, rivers. artificial political boundaries, school districts or more nebulous such as division btwn two ethnic neighborhoods - depends on transportation
census data and local planning agencies’ data is useful
NEIGHBORHOOD
concept first developed by Clarence Perry in 1929 as a way to bring ppl together and involved in planning process
relatively small area in which a number of people live and share similar needs and desires in housing, social activities, and other aspects of day-to-day living
PUBLIC FACILITIES
include schools, shops, fire stations, places of worship, post offices, and recreational centers
their availability, location and relative importance in a neighborhood can affect how a site is developed.
PROXEMICS
term coined by Edward T Hall
the interrelated observations and theories of man’s use of space as a specialized elaboration of culture.
issues of spacing btwn ppl, territoriality, organization of space, and positioning of ppl in the space, as related to the culture of which they are a part
BEHAVIOR SETTING
place w/ defined boundaries in which a standing pattern of behavior occurs at a particular time; the place may contain objects that support the behavior
for ex. the weekly mtg of board of dir in a particular conference rm - the mtg follows certain procedures
TERRITORIALITY
refers to the need to lay claim to the spaces we occupy and the things we own
related to the desire to express self-identity and freedom of choice - applies to groups and individuals (study club, street gang, etc)
PERSONALIZATION
one way territoriality manifests - the need for ppl to arrange the environment to reflect their presence and uniqueness
USGS maps
keeps topographical information on all parts of the US, including the location of floodplains
SERVICE ACCESS
access for truck loading, moving vans, daily delivery services - usually separate from car and pedestrian access
local zoning ordinances typ specify – gen 10 ft - 12 ft wide, 40 ft long, 14 ft vert clearance, 60 ft turning radius
MACROCLIMATE
based on latitude, elevation, water proximity. water reduces temp extremes
ISLANDS/COASTAL - constant and moderate temps
ARID/DESERT - low humidity, great temp variation
MOUNTAINOUS REGION - winds are forced to rise
MICROCLIMATE
based on solar radiation, angle btwn the ground and altitude
Greatest Sun – perp to ground
Winter Solstice – least hours of sun, low angle
Summer Solstice – most hours of sun, high angle
Vernal/Autumnal Equinox – equal hours of sun/dark
VORTEX
when moving air encounters a bldg perpendicular to a broad face it flows both over roof and down the facade. Air collects at the base of bldg which results in high velocity swirl of wind.
ALBEDO
solar reflectance expressed 0.0 - 1.0, ratio of radiant flux reflected by a surface to incident flux
0 – flat black surface that absorbs all energy striking it (vegetation)
1 – mirror that reflects all energy striking it and absorbs none (snow)
inversely related to emissivity
EMISSIVITY
ability of a surface to emit stored energy, similar to emittance
inverse of albedo, the albedo plus emissivity equal 1
SOLAR REFLECTANCE INDEX
SRI
a measure of a roof’s ability to reject solar heat, defined so that a standard black surface has SRI 0 and a standard white surface has an SRI 100
a perfectly reflective surface would have SRI of 122
LEED uses SRI of roof and SR of non-roof for heat island reduction credit.
ENVIRONMENTAL IMPACT STATEMENTS
EIS
used to analyze and predict how development will affect the environment, including the air, water, land, and wildlife.
This requirement instituted by National Environmental Policy Act of 1969 and enforced by EPA
WETLAND
defined by EPA as “an area whose soil in inundated or saturated by surface water or groundwater frequently enough that it can support plants that are adapted to living in saturated soil”
Wetlands are protected by the Clean Water Act of 1972 (CWA) - states and local jurisdictions may also regulate wetlands.
BASIC SITE ANALYSIS
1 / portions of site that cannot be developed – wetlands w.in 100ft, elevs lower than 5ft abv 100 yr flood plain, habitats for endangered species, historic sites, prime farmland
2 / determine historical cultural qualities
3 / future development adjacencies
4 / analyze air quality
5 /
LAND VALUE
3 FACTORS
1 / LOCATION
2 / LOCAL MARKET
3 / POTENTIAL FOR PROFIT
MARKET APPROACH
Land Value Calculating
Surrounding neighborhood or region investigated to find similar properties that have recently sold.
Often based on value per sq ft, acre, or other unit
INCOME APPROACH
Land Value Calculating
When value of land is calculated on the potential the property has to yield a profit.
Potential Gross Income is est then various expenses deducted - because potential net income is usually figured out on a yearly basis, this est must be capitalized
COST APPROACH
Land Value Calculating
Value of land is estimated at its highest and best use - then the cost to replace the bldg or add improvements is calculated
estimated accrued depreciation is figured and subtracted from the replacement cost or cost of improvements
this adjusted amount is then added to land value to give total value of property
3 BASIC METHODS OF PREPARING BUDGETS
AND EST COST DURING PROGRAMMING OR SCHEMATIC PHASE
1 / PROJECT COMPARISON METHOD
2 / AREA METHOD
3 / SYSTEM METHOD
PROJECT COMPARISON METHOD
Budget and Cost Estimating
15% - 25% Accurate
the cost of the new project is estimated using the costs of past projects of similar scope and function.
Some companies develop rules of thumb for est cost per hospital bed, student, hotel room, etc…
requires information on projects of similar scope/function
AREA METHOD
Budget and Cost Estimating
aka Square-foot method, volume method
5% - 15% Accurate
when preliminary bldg and site design is completed
estimation of an average cost per unit of area or volume - can be considered as separate parts w/ diff costs per unit of area or volume such as class space, lab space, shop space, etc
ASSEMBLY METHOD
Budget and Cost Estimating
aka SYSTEM METHOD
~10% Accurate
During SD when more is known about a project
Historical cost information on each type of subsystem can be applied to the design - can be useful to look at alternate systems
a break down of low-, average-, high-quality
AD VALOREM TAX
Tax based on the value of the property
ASSESSMENT
Valuation of property for the purposes of taxes
BUSINESS IMPROVEMENT DISTRICTS
a type of Special District Assessment
used to fund public space improvements
the intention that it will enhance area appeal
all business owners in the district who would benefit pay increased taxes
TAX INCREMENT FINANCING
Method cities use to issue bonds to pay for civic improvements (sewers/streets) with the intention that it will stimulate development in that area.
During redev. taxes are based on pre-improved assessed value of property - After redev. taxes increase due to improvements - the difference in tax increment is used to repay bonds
GENERAL OBLIGATION BONDS
Used to fund a civic project (library, police station) and require voter approval.
All taxpayers in jurisdiction help pay off bond through property tax.
DEVELOPER IMPACT FEE
Used to fund infrastructure to support new developments
DEBT SERVICE
an additional long term cost to the owner to pay off the construction loan for a project
TYP not included in original project cost.
AMORTIZATION
decreasing or accounting for an amount over a period of time.
REVENUE BONDS
AKA
RATE-SUPPORTED BONDS
issued by local govt to pay for a facility or improvement
backed by the revenue that will come from customers who use the services that the bonds funded
Construction, renovation, and expansion of city water and sewer facilities are often funded with revenue bonds.
PUBLIC ENTERPRISE REVENUE BONDS
issued by cities or counties to finance facilities for revenue-producing public enterprises
bonds paid off from revenues generated by the facilities through the charges they impose
Airports, parking garages, hospitals, are examples of facilities that may use this method of financing
SUBDIVISION EXACTIONS
puts the burden on the developer
requirements that dedicate some land for public use or contribute cash for the purchase of land and facilities by local govt
PROJECT FINANCING
common ways
1 / MORTGAGE LOAN 2 / BLANKET LOAN 3 / BOND 4 / BRIDGE LOAN 5 / CONSTRUCTION LOAN 6 / HARD MONEY LOAN 7 / MEZZANINE LOAN
PRO FORMA STATEMENT
A statement or model of all the expected expenses (both initial and long-term) of a developing project
compares the expected income and increase in value of the project - determines whether a project is viable
Pro forma, Latin – as a matter of form
MORTGAGE LOAN
Project Financing
used to purchase a property
in exchange for the loan, the borrower grants the lender a lien on the property until the loan is repaid.
Most common method by which individuals purchase homes.
BLANKET LOAN
Project Financing
used to fund the purchase of a large piece of real estate that the borrower intends to subdivide and resell as smaller parcels.
each time a parcel is sold a portion of the mortgage is paid back and retired, but the remainder of mortgage is still in force.
BOND
Project Financing
Debt security issued by govt entity (school board, city council) to raise money for a construction project.
Issuer of bond receives money from buyer and in exchange the issuer promises to repay the principal with interest on a later date.
Bonds are TYP sold to individual investors and investment companies.
BRIDGE LOAN
Project Financing
short-term loan to purchase property or finance a project quickly, before long-term financing can be arranged.
CONSTRUCTION LOAN
Project Financing
used to finance the construction of a project and is in effect only for the duration of construction.
Once construction is complete, the loan must be converted into a long-term, permanent loan whereby the lender is repaid monthly.
HARD MONEY LOAN
Project Financing
Short-term Loan, High Interest Rates
Distressed financial situation such as foreclosure, bankruptcy, or nonpayment of a previous loan.
Based on quick-sale value (sig less than market) of an asset such as a parcel of property or other real estate
MEZZANINE LOAN
Project Financing
used by a developer to pay a variable amount of interest during project development (starts low and gets really high rate at 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.
ASBESTOS
Naturally occurring mineral found throughout the world
common types:
CHRYSOTILE / white asbestos, 95% of asbestos found
AMOSITE / brown asbestos
CROCIDOLITE / blue asbestos
Asbestos originally used for spray fireproofing, sound proofing, pipe insulation, floor/ceiling tiles, mastic, etc.
EPA bans spray application 1973
Lab analysis only way to ID it
Owner responsible for cost to ID and remove
Diseases:
ASBESTOSIS / non cancerous chronic respiratory disease caused by accumulation of asbestos fibers in lungs
CANCER OF LUNG, STOMACH, COLON
MESOTHELIOMA / rare cancer in the thin membrane lining the chest and abdomen
ASBESTOS REMOVAL
methods to minimize/contain asbestos fibers during removal
WET METHODS HEPA VACUUMING AREA ISOLATION Use Personal Protective Equipment Avoid Sawing, Sanding and Drilling
PRECINCTUAL
Urban Organizational Pattern
Dispersed activities likely with no center or core
Growth happens in any and all directions, and is flexible efficient and economical
TYP BLDG EFFICIENCIES
55% -- HOSPITAL 60% -- COLLEGE, STUDEN UNION; COURT HOUSE; RETAIL 65% -- APARTMENTS; College Classrooms 70% -- AUDITORIUMS; BANKS; RESTAURANTS 75% -- JAILS/PRISONS; OFFICE 80% -- DEPARTMENT STORE 85% -- GARAGE, SERVICE
HOTELS
Standard Design Principals
Separate public/private spaces - service/back of house
Service spaces available on each floor
Unit of measure is the bed size, rooms should be sized accordingly
TYP US room size = 12’6” x 20’-0”
SUBURBAN SHOPPING CENTERS
Standard Design Principals
Convenient and easy access by car and public transit
Street Mall = 800’ long, stores = 20-30’ and 120-140’ depth
mix of tenants, shopping, food, and services
Allow 2x parking per bldg size (100sf bldg = 2000 sf parking)
SCHOOLS
Standard Design Principals
Separate noisy spaces (gym, cafeteria) from quiet spaces
Design to mimic surrounding neighborhood character
Address visibility, acoustics, temp, human scale, comfort stimulation and security
Design for eaching type
Standard classrooms = 800 - 1000 sf
CHURCHES
Standard Design Principals
Form determind by ritual, standards, and history
Address sight lines, acoustics, procession, seating, existing congregation size and projected growth
THEATERS
Standard Design Principles
Stage dimensions, seating and site lines vary with theater type and performance
Types of stages include proscenium, Theater in the round (audience on all sides), Thrust stage (audience on three sides)
Optimum depth of seating is 4-5x the stage width
Maintain a 30 degree viewing angle from the front row to the stage
HOSPITALS
Standard Design Principles
Highly specialized and complex building type
STandard single patient rooms are 150 sf and double rooms are 200 sf (sharing of lavatory)
Nurse stations should monitor 25-35 beds and be centrally located
WILLIAM LEBARON JENNEY
People to Know
ARCHITECT / late 1800s / Chicago
“Father of the American Skyscraper”
Designed the HOME INSURANCE BUILDING, first fully metal framed bldg, considered firsts skyscraper (8 stories)
Daniel Burnham studied under Jenney
CLARENCE STEIN
People to Know
ARCHITECT URBAN PLANNER / early 1900s
Major proponent of Garden City Movement
Collabed w/ Henry Wright to design Rayburn NJ a garden suburb noted for its superblock layout
SIRE EBENEZER HOWARD
People to Know
Writer and Parliment Recordkeeper / 1910s / UK
Wrote Garden Cities of To-morrow
Garden City Movment / “Three Magnets” pull a ppl are town, country, town-country - balancing desire for city and country
LEWIS MUMFORD
People to Know
HISTORIAN / 1950s-1980s / NYC
what sets humans apart from animals is not use of tools but our use of language/symbols
Critical of urban sprawl and argued that the structure of modern cities is partially responsible for social problems seen in western society
Medieval city should be basis of ideal city
TONY GARNIER
People to Know
ARCHITECT and PLANNER / 1920s / Lyon, France
Wrote ‘Une Cite Industrial’ - brought idea of zoning categories - leisure, industry, work, and transport - response to industrial revolution
Pioneered use of reinforced concrete
trees incorporated into important streets
CLARENCE PERRY
People to Know
PLANNER and WRITER / 1920-30s / NYC
strong advocate of the neighborhood community and recreation center
Wrote ‘The Neighborhood Theory’ which served as a framework to design functional, self-contained neighborhoods in industrial cities
PATRICK GEDDES
People to Know
BIOLOGIST and PLANNER / late 1800s
Introduced concept of REGION to architecture
Believed changing spatial form would be possible to change social structure as well
Emphasised the preservation of human life and energy rather than superficial beautification - happiness, health, and comfort of all residents
LUDWIG HILBERSIMER
People to Know
ARCHITECT and PLANNER / 1920-50s / Germany and Chicago
Taught at the BAUHAUS
Wrote ‘CITY PLAN’ - emphasized street hierarchy including safety for children to walk to school
Developed studies for the new town center which was a dissolution of major cities and a complete penetration of landscape and settlement
ROMANESQUE
Eras to Know
900s - 1100s / Medieval Europe
Round headed arches, arcades, symbolism, sometimes squished elements to fit into tight spaces
GOTHIC
Eras to Know
1100s - 1300s
pointed arch, buttressing, ribbed vaults
allowed thinner walls, larger glass windows and vaults to be constructed over bays
GEORGIAN
Eras to Know
Late 1760s - 1790s / England and America
Gernal bldgs were 5 bays with 2 stories and central door, double gambrel roof, quoining, heavy detaling, thick chimney, 12 over 12 windows that were small compared to bldg mass, mutule blocks
FEDERAL / ADAMESQUE
Eras to Know
1790s - 1820s / USA
Style that originated from Pompeii
Delicate detail and Ornamentation, 12 over 12 windows, circulate window in pediment, pilasters that create arcade splayed/point lintel, finely carved moldings, fan/transom lights around doorway
GREEK REVIVAL
Eras to Know
1840s - 1860s / USA
Looks like a temple with chunky details, arched colmns with correct proportions, full pediment, correct entablature (cornice, freize, architrace), 6 over 6 windows, squared lintel, earlier examples have lower pitched roof
Facades were in antis (two columns and two pilasters on facade)
GOTHIC REVIVAL
Erias to Know
1850s - 1860s / mostly UK
Sought to revive medieval forms in contrast to the neoclassical beaux arts styles prevalent at the time. Assoc w/ churches
steep pitch roof painted arches, verge board, wall dormers, irregular L shaped plan, flat buttressing
ITALIANATE
Eras to Know
1865 - 1880 / US England Europe
Modeled on 16th century Italian renaissance architecture with picturesque aesthetics
Very tall/elongated feeling w/ irregular or symm plan, 2 over2 long narr windows, paired bracket, cupola, corner quoining, squared columns w/ chamfered corners, cast iron details, heavy hood moldings, mult story bay windows, shallow dormers and narrow double leaf doors
“SECOND EMPIRE / 1870s-80s” – similar but with mansard roofs
4 MAJOR PROGRAMMING CONSIDERATIONS
1 / FUNCTION, relates to people and activities w/in the space
2 / FORM, relates to the site, physical and psych environment, quality of construction
3 / ECONOMY, concerns money, initial, operating, and life-cycle costs
4 / TIME, concerns the past, present, future as they affect the three other considerations
DEMISING PARTITIONS
Partitions that separate adjacent tenant spaces
BASE BUILDING CIRCULATION
The minimum path on a multi-occupant floor necessary for access to and egress from occupant areas, elevators, stairs, restrooms, janitorial closets, and similar areas
SHINGLE STYLE
Eras to Know
Late 1880s / USA New England
Closley related to masonry, mimics the shape of stone, has shingles used as membrane, cavernous openings in gable are emphasized, as well as the overall volume of the bldg instead of dtls, gambrel roofs have curve edges and shingles curve around corners and protrustions
“RICHARDSONIAN” 1880s – similar to shingle but a masonry version
QUEEN ANNE
Eras to Know
1880s - 1900s / USA
Hypbrid Shingle Style that emphases many wild colors, scalloped shingles, gable screens, turrets, irregular floor plan, clapboard siding, starburst motifs, weathervanes/finials, 1 over 1 windows typical, cube/pyramid roof, slate, chamfered bays, oriel windows, big windows with little on top
revival influenced by the English Baroque of Queen Anne’s era (1702-1714ish)
NEW URBANISM
Eras to Know
1980s - present / USA
Reform all aspects of development and urban planning from urban remodels to suburban infill to contain a diverse range of housing and jobs and be walkable
AHWAHNEE PRINCIPLES were developed by Duany, Platter Zybeck, Calthorpe, and others as a set of community principles
TYP SURFACE STREETS
width = 11-12’
heavy traffic streets = 6” conc curb and gutter
minor streets = 4” roll curb or gravel
Min curb radii @ minor streets = 12”
Min curb radii @ major streets = 50”
Landscape Strips = 7’ w/trees 4’ w/o trees
PARKING DESIGN
9' x 18-20' typ space ~290 sf / car Clearnce btwn cars = 20' Circulation Aisle = 12' 90 degree parking most efficient - 11cars/100 lineal ft Max slope 5% ramps at 15% w/ 8' transition
Accessible spaces 8’w, 5’ access cars, 8’ access vans
PUBLIC TRANSIT
cheat sheet
Collective Transit Sys needs at least a pop density of 30 ppl / acre
Max distance to walk to a stop 1/4 - 1/2 mile
Local Bust = 15-30mph
Express Bus = 40-60mph
Rail = 40-70 mph
EGRESS
cheat sheet
TYP common path of travel = 75’ max
TYP dist to an exit = 250’ max
Exits cannot pass through: kitchens storerooms closets rooms that can be locked or prevent egress
Fire Tower required in bldgs over 75’
Doors swing in direction of travel
exit number based on # of occ
TYP 50+ occ must have 2 exits
STANDPIPES
cheat sheet
Required w/ 3 or more stories
WET STANDPIPE: cont pressurized w/ water from a public supply. Hose cabinets are located at fixed distances and hoses can be operated by occ
DRY STANDPIPE: not connected to a constant water supply, the firemen connect to an outside hose connection point. Cabinets are located in smoke proof stair towers and hoses are used by firemen.
COMBINATION DRY AND WET STANDPIPE
both wet and dry. Must deliver 35 gallons/minute from each of two outlets simultaneously
FIRE ALARMS
cheat sheet
Install both local alarms and alarms connected to Fire Dept.
The Fire Dept alarm can be manual or activated w/ sensors
SENSOR TYPES:
Fixed Temperature
Smoke Detector
Product of Combustion
BOMA STANDARDS to claculate rentable area
Rentable area includes a share of common restrooms and corridors
No deductions are made for columns or projection necessary to the bldg
When measuring from an exterior wall which is more than 50% glass, measure from the inside face of glass
Measure to the centerline of demising walls
Measure to the inside face of walls
COST ESTIMATING
PER DESIGN PHASE
PRE PLANNING / based on unit costs (cost per person, bed, sf, etc)
PROGRAMMING / based on unit cost system (cost per sf) based on similar bldg types and/or functions of spaces
SCHEMATIC DESIGN / based on the major elements of each bldg system (mechanical, electrical, plumbing, structure)
DESIGN DEVELOPMENT / based on detailed components (curtain walls, storefronts, lay-in ceilings, etc)
CONSTRUCTION DOCUMENTS / based on unit rates for construction competes, assemblies and systems. This estimate is what pre-bid cost checks and cost breakdowns are based on
TYP DESIGN PHASE LENGTHS
SD = 15% 1-2 mos DD = 15% 2-6 mos CD = 35% 3-7 mos B/N = 5% 3-6 weeks (contracor bid, 2 weeks) CA = 30% 25-50% of length of project
ProjCloseout = 2-5%
VEHICLE TURNING RADII
Cheat Sheet
SMALL CAR = 16-19 ft STANRD CAR = 19-23 ft LARGE CAR = 23-25 ft AMBULANCE = 25-30 ft BUSS/TRUCK = 43-50 ft
PRESERVATION
Historic Preservation
least amount of work done to the bldg and any interventions are as inconspicuous as possible
bldgs that are specifically significant - TYP on National Register of Historic Places
REHABILITATION
Historic Preservation
retain and repair historic materials, but some replacement of damaged material is ok, as are additions that convey historic values
occurs to bldgs in a significant historic district but aren’t individually significant and are more likely to able to take on a new use.
RESTORATION
Historic Preservation
remove inconsistent features and replace missing features in accordance with the restoration period
RECONSTRUCTION
Historic Preservation
new construction to look like how something existed at an earlier time
4 TREATMENTS TO HISTORIC STRUCTURES
1 / PRESERVATION
2 / REHABILITATION
3 / RESTORATION
4 / RECONSTRUCTION
SECRETARY OF INTERIOR
REHABILITATION STANDARDS
allow for new additions/alterations to be diff from the older structure but must be complementary in massing, size, scale, and architectural features
Criteria must be met if Federal Tax Credits will be used
Takes precedence over state/local regulations
Clients may discover historical significance during site analysis. Archaeological activity and proper handling of structures/artifacts must take place
DETERMINE LAND VALUE
calculated by the use that yields the highest return for the site
COMPARISON METHOD - compared to other similar parcels
DEVELOPMENT METHOD - when comparisons not available, use estimates to determine the selling price of lot, cost to develop, time to develop, and net sale price
RESIDUAL INCOME APPROACH - used in highly developed areas by estimating potential income from improvements that yield the highest return
ALLOCATION METHOD - used to determine the value of improved properties by deducting the value of site improvements to get the value of land
SOIL TYPES
GRAVEL: well drained and able to bear loads (+2mm)
SAND: well drained and can serve as foundation when graded (0.5-2mm)
SILT: stable when dry swells when frozen, do not use when wet (0.002-0.05mm)
CLAY: must be removed, too stiff when dry and too plastic when wet (<0.002mm)
LOAM: rich soil containing equal parts of sand, silt and clay
ALLUVIUM
soil, sand or mud deposited by flowing water
HUMUS
soft dark soil containing decomposed organic matter, poor bearing capacity
LOAM
a mixture of sand, clay, and silt particles. It has high water retention, calcium, and aeration. This is the ideal soil for most crops and vegetables. It is soft and very easy to cultivate.
A gardener’s best friend
LEVELS OF SOIL
A LEVEL = topsoil (organic/mineral material)
B LEVEL = Minerals
C LEVEL = Partially weathered/fractured rock
D LEVEL = Bedrock
BEARING CAPACITY OF SOILS
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
UNIFIED SOIL CLASSIFICATION SYSTEM (USCS)
the classification system used in engineering and geology to describe the texture and grain size of a soil. uses a two-letter system:
C – Clay Soils
M – Silts
S – Sands
G – Gravels
O – Organic Soils
H – High Liquid Limit – water content >50%, high plasticity (very cohesive or sticky clay)
L – Low Liquid Limit – Water content <50%, low plasticity
W – Well-graded Soils – particles of all sizes
P – Poorly graded soils – grain distribution affects consolidation and settlement
POORLY GRADED SOILS
P in USCS
poorly graded soil is a soil that does not have a good representation of all sizes of particles from the No. 4 to No. 200 sieve.
Poorly graded soils are more susceptible to soil liquefaction than well graded soils.
Poorly graded soils are often further divided into unifromly-graded or gap-graded soils
WELL GRADED SOILS
W in USCS
a soil that contains partiles of a wide range of sizes and has a good representation of all sizes from the No. 4 to No. 200 sieves.
SIEVE ANALYSIS
a practice or procedure used in civil engineering and chemical engineering to assess teh particle size distribution (gradation) of granular material by allowing the material to pass through a series of progressively smaller mesh size and weighing the amount of material that is stopped by each sieve as a fraction of the whole mass.
SILT
granular material of a size between sand and clay, whose mineral origin is quartz and feldspar
range between 0.0039mm and 0.0625 mm, larger than clay but smaller than sand particles.
silts and clays are distinguished mechanically by their plasticity
prone to being washed away by rain
formed by dust, organic matter, and debris, are carried by water and tehn deposited
CLAY
consist of very fine grains of sand
less air space in the soil and drainage of water is very low
most of the time there is water logging and harms the roots of the plants
heavey and sticky when wet - if growing crops takes place in this soil it needs a lot of organic fertilizers for the plant to grow
ATTERBERG LIMITS
basic measure of the critical water contents of a fine-grained soil:
- shrinkage limit
- plastic limit
- liquid limit
these tests are mainly used on clayey or silty soils since these are the soils that expand and shrink when the moisture content varies. Clays and silts interact with water and thus change sizes and have varying shear strengths.
BULK DENSITY
refers to the weight per volume of any unit of soil.
a rule of thumb: the higher the bulk denisty of a soil, the greater the support it can provide for a foundation.
LIQUID LIMIT (LL)
the moisture content at which a soil tends to flow and will not retain its shape.
PLASTIC LIMIT (PL)
the mositure content at which a soil deforms plastically.
the soil is rolled into long threads until they just begin to rumble at a diameter of amout 3 mm. If soil can be rolled into finer threads w/o cracking it containsmore moisture than its plastic limits
ENERGY MODEL ANALYSIS
modeling, which predicts energy use and energy savings measured against a baseline of performance
the best way to estimate how a building and its systems will perform during the design
could be performed by the architect or by a third-party
IgCC
The International Green Construction Code, provides comprehensive guidelines for the design and construction industry to deliver sustainable, resilient, high-performance buildings
IECC
International Energy Conservation Code
comprehensive energy conservation code that establishes minimum regulations for energy-efficient buildings using prescriptive and performance-related provisions
ENERGY STAR
a label certifying high-performance appliances and fixtures
a govt program run by US EPA and US Dept of Energy that promotes energy efficiency
provides information on the energy consumption of products and devices using different standardized methods
STANDARD PENETRATION TEST
SPT
measures the density of granular soils and consistency of some clays at the bottom of a borehole
records the number of blows req by a hammer to advance a standard soil sample
MOTHBALLING
term used in historic preservation when you designate certain areas to be repaired or restored at a later date, under a later contract.
ADAPTIVE REUSE
process of adapting old structures for purposes other than those initially intended while retaining their historic features.
DETENTION POND
low lying area that is designed to temporatily hold a set amount of water while slowly draining to another location. They are more or less around for flood control when large amounts of rain could cause a flash flooding if not dealt with properly.
RETENTION POND
designed to hold a specific amount of water indefinitely. Usually the pond is designed to have drainage leading to another location when the water level gets above the pond capacity, but still maintains a certain capacity.
FLUME
elevated artificial channel that carries fast moving water and is used to transport things like logs and fish
WEIR
embankment, levee or dam formed to hold a river or stream or divert water flow.
DETERMINE LAND VALUE
1 / COMPARISON METHOD – compare similar parcels
2 / DEVELOPMENT METHOD – est selling price of lot, cost to develop and time to develop
3 / RESIDUAL/INCOME APPROACH METHOD – highest and best use
4 / ALLOCATION METHOD – deduct improvements to get land value
