Building Analysis Flashcards
List 7 types of programming analyses
- Reviewing technical analysis
- Evaluate existing structures
- Evaluate historic structures
- Determine functional requirements
- Create a Program
- Create a budget
- Create a schedule
Electromagnetic Distance Measurement (EDM)
Type of field measurement / survey using laser based instrument with onboard computer to measure distance, horizontal & vertical angles of laser beam to reflective prism target. High level of accuracy.
Reflectorless Electromagnetic Distance Measurement (REDM)
Type of field measuring / survey similar to EDM but relies on return signal bounced from object being measured. Less precise accuracy.
Laser Scanning
Type of field measuring / survey uses medium range pulsing laser beams that sweep over object or space to obtain 3D coordinates of points on surface being scanned. Plans, sections, elevations can be generated from the 3D image.
List 3 methods of field measuring
- Electromagnetic distance measuring
- Reflectorless electromagnetic distance measuring
- Laser scanning
List 4 types of treatment approaches for historic structures from the most historically accurate to the least.
- Preservation
- Rehabilitation
- Restoration
- Reconstruction
Preservation
Attempts to retain all historic fabric thru conservation, maintenance & repair
Rehabilitation
Emphasizes retention & repair of historic materials but gives more latitude to replacement (property was most likely deteriorated before work began)
Restoration
Focuses on retention of materials from buildings most significant time in history. Permits removal of materials from other periods.
Reconstruction
Recreate non-surviving site with new materials, landscape, structure, etc.
List the 6 categories for treatment of historic masonry outlined by the NPS
- Identify, retain, preserve
- Protect & maintain
- Repair
- Replace (if a feature is too deteriorated to repair)
- Remove existing features from other historic periods
- Recreate missing features
What are the 5 steps in the programming process?
- Establish Goals (client’s objectives)
- Collect Facts (existing conditions & requirements for meeting client’s objectives)
- Programming Concepts (abstract solutions for client’s problems)
- Determine needs (balance clients needs with budget)
- State problem (bridge between concept & design)
List the 4 elements of cost
- Quantity
- Quality
- Budget
- Time
List the 4 major problem statements that should be addressed during the 5th stage of programming
- Form
- Function
- Economy
- Time
What are 3 considerations for evaluating space needs when programming?
- Number of people to be accommodated
- Objects/equipment located in the space
- Activity to take place
Continental seating
Continuous rows of seats accessed by two side aisles
Multiple aisle seating
Non-continuous rows of seating, accessed by intermediate and side aisles
What type of seating arrangement requires larger row to row seating?
Continental seating
Benchmarking
Establishing common standards for rooms, spaces, activities based on measurement of similar facilities
Individual area, not including circulation, mechanical rooms, stairs, elevators, etc.
Net or net assignable area
What are secondary spaces when determining net area?
Mechanical rooms, elevator shafts, stairs, circulation paths
Also referred to as non assignable area
How do you determine space needs?
of people x area needed
How do you determine gross area?
gross area = net area / efficiency
Net + non assignable area adds up to equal gross area
What is efficiency?
A ratio of net area to gross area
Commonly ranges from 60%-80%
What two things is rentable area based on the sum of?
- Occupant area (area used exclusively by tenant’s own business / function
- Prorated share of common areas used by all tenants
What is the calculation for rentable area?
Rentable area = Gross area x LF
LF = load factor
What are two methods of measuring rentable area according to ANSI / BOMA Z65.1?
- Legacy method
2. Single load factor method
Legacy method
Method to measure rentable area. Uses different load factors for each floor. Uses R/U ratio (rentable area / usable area) for each floor
Single load factor method
Method to measure rentable area. Uses single load factor for all floors. Uses R/O ratio (net fl area/usable area)
What are 3 types of adjacency needs to consider when creating bubble / stacking concept diagrams?
- People
- Products
- Information
Describe 3 common methods of budgeting
- Pro Forma
- Public projects = budegeted thru public funding/legislation
- Budget set on scope of project (most realistic and accurate method)
Pro forma
Statement listing the expected income the project will generate & expected costs to build the project. Estimates rent / SF balanced with cost of building
List 4 considerations other than construction costs for budget.
- Site development costs
- FF&E ( furniture, fixtures p & equipment)
- Professional services
- Moving costs
What % of contingency should be added to a budget?
5%-10%
Debt service
Long term interest, ongoing cost to owner.
List 3 ways of preparing budgets & estimating costs during programming.
- Project Comparison Method
- Area Method
- Assembly / System Method
Project Comparison Method
Programming budget method. Cost of new project is estimated using cost of past projects of similar scope / size.
Accuracy w/in 15-25%
What are most pre-design budgets based on?
Area.
Using this method, low, midrange and high budgets are often developed
Area Method
Programming budget method. Prepared when prelim design is complete and architect knows general size of project.
Average cost / unit of area is used
Project can be thought of as separate parts with diff costs / unit area
Accuracy within 5%-15%
Assembly / System Method
During SD, budget is based on major sub-systems. Usually includes markup for contractors overhead & profit.
Accuracy within 10%
What 3 things affect land value?
- Location
- Local market conditions
- Potential for generating profit
List 3 ways land values are calculated
- Market approach
- Income approach
- Cost approach
Market Approach
Way to calculate land value. Surrounding neighborhood / region investigated to find similar properties that recently sold or are on market
Income Approach
Value of land calculated based on potential property has to yield a profit. Potential gross income is estimated and expenses are deducted.
Cost approach
Value of land is estimated at its highest & best use. Then cost to replace building / add improvements is calculated. Estimated accrued depreciation is subtracted from replacement cost. This adjusted amount is added to land value to get total value of the property.
Mill levy
of thousandths of a dollar (mills) that are charged per $1000 of assessed value
How do you calculate tax?
- Find assessed value (multiply actual value by % determined by tax authority)
- Multiply assessed value by mill levy and divide by 1000.
List 9 methods for public works financing
- General sales / Property Taxes
- Special sales tax
- General obligation bonds
- Revenue bonds
- Public enterprise revenue bonds
- Tax increment financing
- Development impact fees
- Subdivision exactions
- Special District Assessments
General tax
Any tax imposed for govt purposes
Ad valorem tax
Tax based on value of property being taxed
General sales tax & property taxes
Money from taxes placed in a general fund. Jurisdiction can use money as needed for improvements. Typically used for ongoing maintenance and improvements.
Special Sales Tax
Method of public works financing. Tax imposed for specific purpose or by single-purpose authority.
Ex: to fund a major transportation project
General obligation bonds
Method of public works financing. Issued by city/ state and backed by general tax revenue & issuers credit.
Typically used to finance specific public capital projects like schools & museums
Levy a property tax over a 10-30 year period
Requires voter approval
Revenue bonds
Method of public works financing. Issued by local govt to pay for facility/improvements. Backed by revenue that will come from customers use of service.
Ex: construction, expansion, renovation of city’s water and sewer facilities
Public enterprise revenue bonds
Issued by cities / counties to finance facilities for revenue producing public enterprises
Bonds paid back thru revenue made from charges imposed by facilities
Ex: airports, hospitals
Tax increment financing
Pay for improvements that encourage private development to generate taxes due to increased property value
Cities create special districts to do this
Does not require a vote
Development impact fees
Imposed on developers to pay for off-site infrastructure that new development makes necessary
Impact fees like utility hookup fees can also be charged
Subdivision exactions
Requires developer to dedicate some land for public use or contribute $$ to purchase land / facilities by local govt
Special district assessments
Sometimes called BIDs (Business Improvement Districts)
Fees used to fund public space improvements to increase an areas property value
List 7 types of project financing
- Mortgage loan
- Blanket loan
- Bond
- Bridge loan
- Construction Loan
- Hard money loan
- Mezzanine loan
Mortgage loan
Borrower grants lender a lien on property until loan is repaid
Blanket loan
Funds purchase of large piece of real estate intended to be subdivided into smaller parcels
Bond
Type of debt security issued by govt entity to raise $ for construction project
Typically sold to investment company or individual investor
Bridge loan
Short term loan used to purchase property / finance project quickly before long term financing can be arranged
Construction Loan
Finance building of project only for duration of construction. Then the loan is converted into long term loan where lender is paid monthly
Hard money loan
Short-term loan used for distressed situation like foreclosure
High interest rate
Based on quick sale value which is usually much less than market value
Mezzanine Loan
Secured by collateral in stock of company rather than in the developers property
In the event of default, the lender can seize assets more quickly
Often used by developers for large projects
In project financing, what is created to determine if the project will be financially successful?
Pro Forma
What 2 factors must be considered when creating a project schedule?
- Design time
2. Construction time
When is the design schedule developed?
After an architect is awarded the project
What does the design schedule include?
All design activities from conceptual planning to construction
Each phase must be completed / approved before work can begin on the next phase
When in the project schedule should the client give written approval?
After SD, DD, & CD phases
Describe the design-bid-build schedule
Traditional process consisting of several clearly defined phrases:
SD, DD, CD, Bidding / negotiation, CA
What happens during the SD phase of the project schedule?
General layout of the project is developed, preliminary building systems & materials are studied
What happens during the DD portion of the project schedule?
SD decisions refined & developed in more detail
Preliminary specs are written
More detailed cost analysis is developed
What happens during the CD phase of the project schedule?
Final working drawings & complete project manual are issued
What happens during the bidding portion of the project schedule?
Several contractors bid on project, one is awarded job
What happens during the CA portion of the project schedule?
Architect acts as owner’s agent in overseeing & approving construction
List 4 things each phase of the project schedule depends on?
- Size & complexity of project
- # of people working on the project
- Abilities & methodology of design team
- Type if client & client’s approval process
Who prepares the final construction schedule?
The contractor or CM. After the project is awarded
The architect should provide an estimated construction timeline during programming, but make it clear that it is only an estimate
What should the designer consider first when selecting the building’s structural system?
Type of span
What 3 things are primary determinants when selecting a structural system?
- Resistance to applied loads
- Occupancy
- Building program
List 10 considerations for selecting a buildings HVAC system
- Use of building
- Size of building
- Control needs
- Climatic zones
- Fuel available
- Flexibility
- Integration with other building systems
- Integration with alt energy sources
- Economics
- Energy efficiency
