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
