Building Analysis Flashcards

Question

fixed seating programming

Answer 1

• Fixed seating programming ○ Continental seating § Rows of seats are continuous and accesed by two side isles § Wider space row to row to accommodate for more ppl exiting ○ Multiple aisle seating Rows of seats are not continuous, side and intermediate isles

Answer 2

``` ○ Offices 100-250 ○ Restaurant dining 15-18 ○ Restaurant kitchens 3.6-5 ○ Hotel room 550-600 ○ Library reading room 20-35 ○ Book stacks .008 per book ○ Theaters with fixed seats 7.5 ○ Assembly areas with moveable seats 15 ○ Theater lobbies 30% of seating area ○ Classrooms 15-20 Stores 30-50 ```

Answer 3

``` ○ Offices .75-.85 ○ Retail offices .75-.90 ○ Restaurants .65-.75 ○ Public libraries .75-.80 ○ Museums .83-.90 ○ Theaters .60-.75 Hospitals .50-.65 ```

Answer 4

``` ○ Mechanical rooms total 5-9% § Heating, boiler 3-5 § Heating forced air 4-8 § Fan room 3-7 ○ Vertical dust space 3-4 sq ft per 1000ft sq of floor space available ○ Toilets 50 sq ft per water closet § Water closets 1 per 15 ppl up to 55, 1 per 40 ppl over 55 § Urinals substitute one for each water closet byt total water closets cann not be reduced less than 2/3 number required § Lavatories 1 per 15 ppl for offices or public buildings up to 60 ppl □ 1 per 100 ppl for public assembly ○ Elevator 7'4 wide by 6 deep ○ Elevator lobby 6 ft deep ○ Main corridor 5'7 ○ Exit corridor 4' or 44" by code min ○ Monumental stairs 5'-8'ft Exit stairs 4' or 44" min by code ```

Answer 5

• Rentable area: gross area for client space within existing building ○ Sum of occpant area exclusively for tenant and and prorated shared spaces and amenities Multiply needed occupant area by load factor to account for shared spaces

Answer 6

• BOMA International: building owners and managers association Common methods of measuring space by program

Answer 7

• IFMA: international facility management association | Also makes standards for measuring building floor area for facilities management

Answer 8

• Base building circulation: | Min path on multi occupant floor necessary for acces to occupant areas, stairs, elevators and support spaces

Answer 9

Demising partitions: separate adjacent tenant spaces

Answer 10

• Tenant occupies entire floor | Area includes all space taken by the base building circulation as well as the elevator loby

Answer 11

• Tenant occupies partial floor ○ Measure to inside FF of surface of corridor partitions and to centerlines of demisng partitions ○ Measuring to exterior walls § 50%+ of the area of the wall is glass measure to the inside surface of glass § Other wise measure to inside surface of exterior wall Ignore columns and recessed entries

Answer 12

``` • Two methods determining rentable area for tenant ○ Multipy occupant area by load factor for both ○ A - legacy § Varying load factors by floor § Rentable/usable ratio - R/U ○ B - single load factor § Same load all floors Net floor area / usable area -R/O ```

Answer 13

Gross area = net / efficiency

Answer 14

Rentable area = Gross area x load factor

Answer 15

``` ○ People § Physical connection ○ Products § Mechanical change like dumbwaiters, conveyor belts ○ information Electronic connection ```

Answer 16

• Value engineering ○ Reviewing items and materials to find a more inexpensive solution Easier done at the beginning of the project process

Answer 17

Money to build as well as contractors overhead and profit

Answer 18

○ Parking site irrigation costs | Large projects may need to update adjacent shared roads or utilities

Answer 19

○ Furniture fixtures equipment | May come out of separate budget depending on project

Answer 20

○ Arch and engineering fees | Specialists,inspections and testing

Answer 21

○ For unforseen changes and errors | Usually 5-10%

Answer 22

○ Long term interest paid on permanent financing as well as immediate costs of loan fees and admin costs ○ Debt service Not included in project because it is considered and on going cost for the owner… like property maintenance

Answer 23

○ Owner works out a pro forma statement § Listing expected income and costs to build § Rent per squarefoot is calculated against project cost □ Limit is set on building cost to make this feasable Architect must work within this cost

Answer 24

○ Funded through public funding or legislation | Fixed budget without involvment of arch

Answer 25

○ Quantity quality time and cost | One can not be changed without effecting the others

Answer 26

Inflation is measured to the estimated midpoint of construction date

Answer 27

○ Location, local market conditions, potential to generate profit § Catchment, population density, site featurs, transport and utilities ○ Land appraisal - highest and best use § Value assumes property will yield highest return on investment Anything less is considered under developed

Answer 28

○ Property tax expression ○ Mills = thousandths of a dolllar charged per $1000 of assed value Assessed property value is a % of actual value set by taxing authority

Answer 29

○ Reduce or eliminate taxes may turn an uneconomical project into a viable one Used as a way of implementing public property

Answer 30

• Ongoing activity, revise at each stage of project | AIA - if project exceeds budget architect may have to redesign within budget with no additional compensation

Answer 31

• Project comparison ○ Estimate using costs of past projects with similar scope and function ○ Usually used for feasability ○ 15-25% accuracy, determine low mid and high • Area method or square foot method ○ Use if type and extent of site and building are known ○ Average cost per unit of area or volume ○ May use different averages per program within one building for example a lab would be more expensive than typ classroom ○ 5-15% accuracy • Assembly method or system method ○ Use during schematic design ○ Building broken down into sub systems ( wall roofs floors equipment ect) ○ Based on historical cost info § Dollar amounts in system cost include contractor overhead and proffit 10% accuracy

Answer 32

• Market approach ○ Surrounding area is investigated to find similar properties that have recently sold or are on the market § The property in question would be valued at the same price § Usually based on value per sq acre or foot • Income approach ○ Value of the land is based off on potential to turn a profit § Estimate gross income and subtract expenses • Cost approach ○ Land value is estimated at its highest and best use ○ Cost to replace or add improvements is calculatedd ○ The estimated depreciation if figured and subtracted from the improvement costs This amount is then added to the land value to give the total value of the property

Answer 33

○ Imposed for governmental purposes ○ May be limited or require vote of general population to increase ○ Used to fund schools and infrastructure typically ○ Property tax - ad valorem taxf Based on property value

Answer 34

○ Imposed for a specific or single purpose authority ○ Use to fund major transport project or something along those lines Require a majority vote

Answer 35

○ Issued by city and backed by tax revenue ○ Used for public capital facilities like schools museums libraries or land Property tax is issued to repay the principal interest over 10-30 year period

Answer 36

○ Government issued bonds backed by customer revenue | Rates are usually increased

Answer 37

○ City issued bonds for revenue producing public enterprises ○ Paid off from revenues generated through charges Airports parking garages hospitals

Answer 38

``` ○ Phases after programming § Schematic design § Design development and spec outline § Construction documents § Bidding or negotiation § Construction admin architect acts as the owners agent and rep in overseeing and approving construction ○ Time needed per phase can vary § Size and complexity § Numer of people working on project § Ability and design methods (age of team) § Type of client and approval process - large corp owner has long approval process ○ Other variables § Contractor management § Material delivery § Quality of architects drawings § Weather § Labor availablitty § New construction vs remodel § Site conditions § Architects CA skill and process § Lender approvals Agency and govt aprovals ```

Answer 39

• Abatement ○ A reduction in the price of a property due to discovery of some problems • Accessory building ○ Building with secondary function to main building • Amenities ○ Desirable features of a building or near a building that inc value • Amortization ○ Payment of a loan using equal payments at equal intervals over life of loan • Anchor tenant ○ Major tenant in shopping mall that attracts shopers at benefit of satellite tenant • Appraisal ○ Estimation of property value made by qualified appraiser • Aquifer ○ Natural underground reservoir from which wells draw water • Assessed value Value given to a piece of property to be used in assessing taxes. Assessed value is a % of the actual value

Answer 40

• Bedroom community ○ Region or small town that contains mainly housing offers few employment opps • Blighted area ○ Many buildings in state of decay and need improvement • Boilerplate ○ Standard portion of written doc • Buffer zone ○ Piece of land separating two incompatible uses • Capital expenditure ○ An amount of money used to make physical improvements to a property to enhance value overtime • Cash flow ○ Net income after expenses • Cc and r Covenant conditions and restrictions - all rules that apply to property owners in condos and co ops

Answer 41

• Cluster housing ○ Close proximity housing or apts with nearby common spaces • Conditional use permit ○ Permit for special use not otherwise allowed in zoning jurisdiction to make sure surrounding neighborhood is not adversely effected • Conveyance ○ Act of transferring an interest in a proeperty to another person • Co op ○ Residents of individual units own an interest in the corporation that owns the property but do not directly own their unit • Demising wall ○ Party wall • Despoil ○ Remove items of value from a site • Discount rate ○ The rate of interest that reflects the time value of money and is used to discoutn future values • Down zoning Change in zoning resulting in a decrease of allowable density

Answer 42

• Easement ○ Right to use a portion of land owned by another for a specific purpose • Eminent domain ○ The righth of a government jurisdiction to take ownership of private property of the public good while paying fair compensation to the owner • Encroachment ○ Intrusion onto one prperty by the improvement of adjoining property • Equity ○ The amount of money an owner keeps after selling property and paying off debt • Fixture ○ Item attached to building included in sale • Ground lease ○ Long term lease of a property that allows the tenant to use and improve the land but reverts to the owner at the end of the lease • Improvement ratio ○ Ratio of the value of improvements on a property to the value of the property alone • Inverse condemnation ○ Eminent domain ○ Remedy by court for private land owner whose land has been taken away by govt bodyd • Landlocked Parcel of land not bordering public roads

Answer 43

• Land sale leaseback ○ Legal arrangement in which the owner of a property sells the property to someone else then immediately leasees it from purchaser • Lien ○ Right to keep possession of property belonging to someone else until a debt owed by that person is paid • Lien waiver ○ Document that gives up a persons right to claim a lien against property • Materialmans lien ○ Claim placed against deed by someone who has provided work that has not been paid for • Min property standards ○ Min standards for resi buildings required by fed housing admin for construction or for underwriting a mortgage • Modified uniform present worth factor Dicount factor that is used to convret anuual amount that is changing from year to year to a given escalation rate to time present value

Answer 44

• Net leaseble area ○ Does not include common areas structure or circulation • Occupancy permit ○ Doc issued by the city dept giving permission to be occupied • Pad site ○ Separate location for developemnt of retail space near but not in a shopping center • Pro forma ○ Financial projection for a development project that is meant to determine whether the project is feasable given estimates on income and cost • Restriction ○ Restrictive covenatn ○ Limit on how owner can use or improve property • Riparian ○ Pertaining to land adjacent to river or other body of water • Riparian rights ○ Rights of a landowner to use or control all or a portion of the water bordering their property • Special use permit Exemption from zoning regs

Answer 45

• Underimproved land ○ Property not producing max income given size and zoning • Uniform capital recovery ○ Method of converting the future value of money to a present worth using the discount rate • Uniform present worth factor ○ Discount factor used to convert uniform annual value to time equivalent present value • Uniform sinking fund ○ Amount of money that has to be invested at todays value at a given interset rate / the distcount rate to become a specified amount of money in the furture • Usury Illegal practice of charging exorbitant interest rates on a loan

Answer 46

• Variance ○ Permission to deviate from zponing ordinance where strict adherence would cause undue hardship • Wetlands ○ Land that is commonly flooded and environementally sensitive • Zero lot line ○ Part of a zoning regulations set back requiremetns that allow a building to be constructed up to the prop line with no setback • Zoning bylaw Local jurisdiction regulates building practices