ARE Programming Planning and Practice - Building Programming Flashcards
Architectural Programming
Process that seeks to analyze and define an architectural problem along with the requirements that must be met by the physical solution.
How is the required area for a space determined if the client does not have set standards?
- Number of people that must be accommodated
- An object or piece of equipment
- A specific activity that has clearly specified needs
How much space is required for a student in a classroom?
15-20 sf net area per student
How much space is required for an office worker?
100 sf to 250 sf , net area per person
How much space is required for restaurant dining?
15-18 sf net area per seat
How much space is required for restaurant kitchens?
3.6-5 sf net area per seat
How much space is required for a hotel (1.5 people per room)?
550-600 sf gross area per room
How much space is required for a library reading room?
25-35 sf net area per person
How much space is required for book stacks?
.08 sf net area per bound volume
How much space is required for theaters with fixed seats?
7.5 sf net area per person
How much space is required for assembly areas with movable seats?
15 sf net area per person
How much space is required for theater lobbies?
30% of seating area
How much space is required for stores?
30-50 sf per person
Gross building area
Net assigned area + unassigned areas
Net assigned area/gross area = Net-to-gross ratio AKA efficiency
What is the common efficiency ratio for offices?
.75-.85
What is the Common Efficiency Ratio for retail stores?
.75-.90
What is the Common Efficiency Ratio for restaurants
.65-.70
What is the Common Efficiency Ratio for public libraries?
.75-.80
What is the Common Efficiency Ratio for museums?
.83-.90
What is the Common Efficiency Ratio for theaters?
.60-.75
What is the Common Efficiency Ratio for hospitals?
.50-.65
What are the two ways space relationships in a program are usually documented?
- Matrix format
- Adjacency Diagrams
p. 78 3-4 in Ballast
What are three concepts that are involved in Flexibility?
- Expansability- capacity to add
- Convertability- ability to change to a new use
- Versatility- ability for one space to serve a variety of uses
What is a behavior setting?
A place with definable boundaries and a standing pattern of behavior. Example a weekly board of directors meeting.
Territoriality
The need to lay claim to the spaces we occupy and the things we own.
Related to the needs of self-identity and freedom of choice.
Often manifests itself as Personalization
Should designs show preference for small groups or large groups?
Small groups, 97% of groups comprise 2-4 people.
Spaces only usable by large groups will rarely be used.
Plans that prefer small groups but allow for the possibility of large groups are preferable.
What are the four basic variables in developing a construction budget?
- Quantity
- Quality
- Available Funds
- Time
All projects need to balance these factors.
How much does site development typically cost?
10-20% of the building costs
What is included in the Total Construction Cost?
- Site development cost
2. Building cost
What is the typical cost for Movable Equipment?
5-10% of Building cost
How much do professional services typically cost?
5-10% of total construction cost
What is a typical contingency?
5-10% of total construction and furnishings
What is included in a Total Project Budget?
- Total Construction and Furnishings
- Professional Services
- Inspection and Testing
- Escalation Estimate
- Contingency
- Financing Costs
- Moving Expenses
What is a typical escalation estimate?
2-10% per year
Estimated to expected midpoint of construction
Is long term interest included in the project budget?
AKA Debt
Is often not included in the project budget but is rather considered an ongoing cost to the owner like maintenance.
What is a systems budget?
Usually done during Schematic Design
Uses historical costs of specific subsystems, ex foundations, roofing, wall finishes per square foot.
Usually include contractor overhead and profit as well as other admin costs.
What is the next level of budgeting after the systems budget?
Expanded itemization
Like a systems budget but broken down.
Example instead of one number for finish flooring, different numbers will be used for each type of flooring per square foot.
What are the two types of overhead contractors charge?
General overhead- cost to run business
Project overhead- costs specific to project
Both will be 10-20% of the total cost for labor, materials, and equipment.
How much do contractors charge for profit?
5-20% of total labor, materials, equipment, and overhead
Profit and overhead can be 15-40% of the construction cost
What is a cost index?
A number given to each market (city) that can be used to compare construction costs from one city to another.
What are the phases of the design portion of the project schedule?
Programming Schematic design Design Development Construction documents Bidding and Negotiation
What are four variables that affect the design portion of the project schedule?
- Size of Project
- Number of people working on project
- Abilities and experience of project team
- Type of client and approval process
What are ten variables that affect the construction portion of the project schedule?
- Management ability of contractor and subs
- Material delivery
- Quality and completeness of drawings
- Weather
- Labor availability/disputes
- New or remodeling (remodeling longer per sf)
- Site conditions
- Architect
- Lender Approvals
- Agency and Government Approvals
Gantt Chart?
AKA bar chart
Used for scheduling. Each activity is given a starting and an ending date. Some will overlap.
Page 3-14, 88 in Ballast
Critical Path Method
A chart that graphically depicts all of the tasks required to complete a project, the sequence they must occur, their duration and the earliest and latest possible starting and finishing times.
Page 3-15, 89 Ballast
What is the critical path
The sequence of events that must happen for a project to meet the deadline. If any of the events on the critical path are delayed the whole project is delayed.
What is float?
The limits on the amount of time that non-critical activities can take place without delaying the whole project.
What is fast-track scheduling?
Overlaps design and construction phases of project.
Foundations and items with long lead times can begin before all details are figured out.
Separate contracts are established so that each major system can be bid and awarded by itself to avoid delaying other construction.
10-30% less time than a conventional construction project
What are the types of regulations that buildings must comply with?
Zoning ordinances Building Codes Deed restrictions Easements Local Gov't such as fire or health Gov't agency rules such as FHA Local and state energy conservation rules
What are the five steps of the programming process according to “Problem Seeking”?
- Establishing Goals
- Collecting and analyzing facts
- Uncovering and testing concepts
- Determining Needs
- Stating the Problem
According to “Problem Seeking” what are the considerations for each step of the programming process?
- Form
- Function
- Economy
- Time
What is an example of a goal during the programming process?
A goal for a school administration might be to increased daily informal activity between schools and teachers.
What are examples of facts during the programming process?
Number of people accommodated, site conditions, space adjacency needs, expected growth rate, equipment to be housed, user characteristics, money available, code requirements, climate info
What is an example of a concept during the programming process?
If the goal is to promote interaction. A concept may be to provide common spaces and mixed flow circulation patterns
What is the point of the Determining Needs step of the programming process?
Separating wants and needs. True needs must be adjusted to match available resources.
What are Problem Statements?
The bridge between programming and the design process. They state the most important elements of the problem and form the basis of design. There should be one for each of the major considerations form, function, economy, and time
