Programming & Analysis 10-11 Flashcards
How to Survey Existing Buildings
Use field measurements and site-survey techniques, or accurate as-builts if available.
Survey - Site Features
Includes: parking service access pedestrian access adjacent properties microclimate amenities (views and water features)
Survey - Building Configuration
Includes:
•buildings overall size, shape and height
•location of columns, bearing walls, beams and other major structural components
•location of partitions, toilets, mechanical rooms and other service areas should also be noted
Survey - Building Structure
Includes:
•building type, load capacity and condition
•condition of foundation and primary structural frame is most important, correcting can be expensive. Usually requires structural engineering
Survey - Roof
Includes:
•type, condition and expected remaining life
•Check for signs of water leaking
•May require core drilling for assembly or infrared testing for weakened areas.
Survey - Exterior Envelope
Includes:
- Type and condition
- Existing insulation type and R-Value
- Windows in good condition
- Infrared testing could be helpful
Survey - Mech Systems
Includes:
- Type of heating and cooling
- Capacity o central plant
- Condition of distribution system
- Mech engineer typically required for this portion
Survey - Plumbing
Includes:
- Capacity of service to building
- Capacity of sewer
- Condition of pipe and fixtures
- Quantity of fixtures
- Mech engineer typically required for this portion
Survey - Electrical
Includes:
- Capacity of service
- Condition of primary and secondary service
- Condition of wiring and devices
- Condition of lighting and electrical components
- Electrical engineer typically required for this portion
Survey - Fire Protection
Includes:
- Condition of system
- Pipe sizing
- Spacing of Heads
- Fire Protection or Mech Engineer may be required
Survey - Major Equipment
If applicable, may include:
Refrigeration equipment
Commercial Food Service Equipment
Laboratory Equipment
Survey - Finishes
Condition and expected life of major surfaces finishes
Survey - Compliance with accessibility requirements
Condition of egress system and fire-rated elements should also be evaluated
General Survey
- If building is historic structure or historic value, additional issues to be investigated
- Architect needs to discuss costs and schedule to determine if end results can be achieved.
Document Building Survey Media
Several Media types: Hand drawings Cad Drawings Notes Reports Photos Videos
Building Survey Documentation
Include:
- Building structure, Exterior and interior walls
- doors, equipment, woodwork, plumbing fixtures, other pertinent items
- Scaled determined by size of building/Project
- Elevations
- MEP components
- Items to be removed should be highlighted
Field Measuring and Recording Methods - Digital Tools
Electromagnetic Distance Measurement (EDM) - Uses laser machine and reflector, requires knowledge of user to determine points (Accuracy at +/- 1/64 per 1600’)
Reflectorless Electromagnetic Distance Measurement (REDM) - Uses the return signal of laser to measure, not as accurate (+/- 1/8 at 100’) Laser could be skewed by surroundings, requires a point to still be placed
Laser Scanning - Medium range pulsing laser to sweep over object or space to form various cad images from 2D to 3D. Does not require points for scanning. Accuracy within +/- .05 - .01%.
Field Measuring and Recording Methods - Photography
- Rectified Photography - Uses flat images with no perspective distortion to produce images that allow scaling and dimensions. Good for hard to measure spots. Uses digital photos and measured points to adjust.
- Orthophotography - Like Rectified but software corrects for optical distortion
- Photogrammetry - Survey of objects or space through photos and software
- Stereophotogrammetry - uses two overlapping photos in computer program to create accurate 3d drawing
- Convergent Photogrammetry - uses multiple photographic images at different angles to produce 3d drawing within software - slower than laser scanning but +/- .05% accuracy
Survey - Regulations
Architect must confirm regulatory requirements, which requires building construction type and occupancy, but includes:
- Building Codes
- Zoning
- Easements
- Deed restrictions
- Covenants
- Historic Preservation
- Energy Conservation
- Local agency
Analyzing Existing Structures
Includes:
- Does location and features of site for new use or can it be adapted
- Structures size and configuration work for new use or can it be adapted
- Doe appearance and character align with clients goals
- Amount of work and costs to repair, renovate, modify and add to structure and MEP systems to meet new use, including seismic upgrades and adding fire sprinklers
- Does new occupancy work with existing structure
- Additional work needed to meet current codes and regulations
- Minimum renovations needed to meet needs if no budget or schedule established
- Detailed cost analysis should be performed to determine the right path or feasibility.
Historic Structure Evaluation governing bodies
Historic Preservation Service of the National Park Service provides information and regulations on historic preservation. If landmark contact the state and historic preservation officer and National park service should be consulted
Types of Historic Preservation
Preservation - Maintain and preserve
Rehabilitation - Retention and repair of a building - more emphasis on replacement usually due to deterioration
Restoration - Focuses on most significant time period
Reconstruction - recreate non-surviving site.
Federal Historic Preservation Tax Incentive Program (36 CFR 67) General Standards
10 general standards often referred to the Secretary of the Interior’s Standards for Rehabilitation:
- Property used for historic use or new use that requires minimal change of characteristics
- Historic Character to be retained and preserved, removal to be avoided
- Recognized as physical record of time, no addition of other elements from other buildings
- Historically significant changes should be retained and preserved
- Distinctive characteristics to be preserved
- Deteriorated features to be repaired instead of replaced as possible.
- avoid Chemical or physical treatments
- Significant archeological resources affected to be protected and preserved
- New construction shall not destroy historic characteristics and should be differentiated
NPS Guidelines for preservation restoration and reconstruction
10 guidelines:
- Property used as it was historically or given new use reflective of restoration period
- characteristics of restoration period will be retained and preserved
- Recognized as physical record of time, associated work to be physically and visually compatible, identifiable upon close inspection and properly documented
- characteristics from other historical periods to be documented prior to removal
- Distinctive characteristics to be preserved
- Deteriorated features to be repaired instead of replaced as possible.
- replacement of missing features from restoration period to be substantiated by documentary and physical evidence, do not create false sense of history.
- Chemical or physical treatments that cause damage to be avoided, surface cleaning to be as gentle as possible
- Significant archeological resources affected to be protected and preserved
- Designs never executed historically will not be constructed.
Surveying Historic Structures
Same list applies as Surveying existing buildings, but also include:
- Structure survey to assess settlement, deflection and structural members previously damaged
- Determine what elements have been removed or altered and original appearance
- Define characteristics that define historic character and prioritize
- Physical survey from a restoration specialists may be required
Masonry in Historic Buildings
- Identify, Retain and Preserve - Identify unique masonry features for the period
- Protect and Maintain - provide drainage, clean when needed to prevent deterioration, avoid chemical or sand-blasting damage, Only remove paint if damaged, repaint per period.
- Repair or replace if there are signs of deterioration or damage, damaged masonry units should be repaired via patching or piecing. Only replace extremely damaged with similar pieces
- Replace with reproduction if too deteriorated, must be like for like or comparable substitute
- Remove existing features from other historic periods
- Recreate if feature is entirely missing, used as last option.
Programming Definition
State of defining the problem and establishing guidelines
Programming Phases
- Establish Goals - Clients objectives and reasons behind them
- Collecting Fact - existing conditions and requirements for meeting the clients goals
- Uncovering Concepts - Process should develop concepts, abstract solutions for clients problems
- Determining Needs - balancing desires of clients against budget or establishing budget based on defined goal and needs.
- Stating the problem - The bridge between programming and design process.
Programming Concepts
General abstract solutions to the client’s problems
Expansibility
Programming Concept - when a client’s needs may change in the future.
Four Major Programming Components
Function - People and activities within the space and relationships
Form - Relates to the site, physical and psychological environment and quality of building
Economy - Money, initial, operating and life-cycle costs.
Time - past, present and future and affect on Function, Form and Economy.
Problem Seeking by Pena and Parshall
Identified 24 programmatic concepts that recur in all types of buildings.
- Priority
Programming concept that establishes order of importance
- Relationships
Programming concept that include the affinities of people and activities
- Hierarchy
Programming concept that relates to the exercise or expression of authority through physical symbols
- Character
Programming Concept that is a response to the image that the client wants to project, combination of look and feel of environment.
- Density
Programming concept that typically rated low, medium or high and describes how a parcel of land or individual building or space is used.
- Service Groupings
Programming concept that building services that support use of building (ex. MEP Rooms)
- Activity Grouping
Programming concept that is a determination of whether activities should be integrated and grouped together or separated and compartmentalized.
- People Grouping
Programming concept concerned with how people are placed together based on their physical, social and emotional characteristics
- Home Base
Programming concept that relates to the concept of territoriality and is a place where a person can maintain his or her individuality
- Communications
Programming Concept that promotes the effective exchange of information or ideas by examining who communicates with whom and how exchanges are conducted.
- Neighbors
Programming Concept that refers to how the project will promote or prevent sociality and how the building or facility will relate to surroundings
- Accessibility
Programming concept that concerns the entry to the building and making the facility accessible to all.
- Separated Flow
Programming Concept that relates to segregating the flow of people, automobiles, service access and other activities of a building.
- Orientation
Programming Concept concerned with keeping people from feeling lost within a larger context, usually provides a point of reference.
- Mixed Flow
Programming Concept opposite of separated flow and intended to promote integration among people.
- Sequential Flow
Programming concept often needed for both people and objects for specific series of events or processes.
- Flexibility
Programming concept that includes expansibility, convertibility (allow for change) and versatility
- Tolerance
Programming Concept allows some extra space for an activity that is likely to change in the future
- Safety
Programming Concept focused on how to minimize the risk of injury or death
- Security Controls
Programming Concept for ways to protect both people and property with a degree of security based on value.
- Energy Conservation
Programming concept of using materials and components produced with little energy, recycled materials or by using recyclable materials
- Environmental Controls
Programming concept of using controls to meet human comfort needs
- Phasing
Programming Concept of completing project in stages to meet time and cost schedules
- Cost Control
Programming concept of establishing realistic preview of costs and balanced budget to meet clients available funds
Determining Space Needs
Two factors in determining size and configuration are:
- Amount of space needed for activities
- Relationships needed among spaces
Methods to determine space requirements
- Client directed requirements
- Number of people who must be accommodated
- By an object or equipment within the spaces and clearances
- By an activity that has clear specified space needs
Benchmarking
Establishing common standards based on similar facilities
Net Area
Net area of building is determined by space requirements of the building, does not include support space or general circulation
Non-assignable Areas
Support spaces (Circulation, MEP rooms, etc..)
Gross Building Area
The total of Net area and unassigned area
Building Efficiency
Ratio of net area to gross area
Rentable Area
Rentable area is greater than programmable area because it includes circulation and service spaces. It comprises of the occupant area (space used by occupant) and prorated share of building common areas. Rentable area is determined by occupant are by a load factor.
Load Factor
Building owner provided factor to determine rentable area.
Rentable area Measurement Standards
BOMA - Building Owners and Managers Association
IFMA - International Facility Management Association
Full Floor Tenant Rental Area
Includes all space by the base building circulation and elevator lobby
Base Building Circulation
Minimum path on a multi-occupant floor necessary for access to and egress from occupant areas, elevators, stairs, restrooms, janitorial closets, etc.
Partial Floor Tenants Measurement
- Inside of wall at multi-occupant corridor
- Centerline of Demising Partitions (between tenant spaces)
- Exterior wall is inside, unless windows are more than 50% at which it is inside face of glass
- Columns, recessed entries and structural projections are ignored
Method A - Rentable Area
Legacy Method - results in different load factors for different floors. Uses Separate R/U Ratio (Rentable Area divided by usable area) for each floor
Method B - Rentable Area
Single Load Factor Method - Same load factor for all floors and uses R/O Ratio (Preliminary or net floor area divided by usable area)
Rentable Area Equation
Area Gross = Area Net/Efficiency
Rentable Area = Area Gross * Building Load Factor
Determining Space Relation Diagrams
Adjacency Matrix - Chart based Adjacency Diagram (Geographic Adjacency) Bubble Diagram
Methods for Establishing Budget
Pro-Forma - Calculates expected income and cost to build
Fixed Funding - Government Projects And Education Projects
Scope Based Budget - Most realistic as it is based on specific parameters
Construction Budget Variables
4 Variables to Consider:
- Quantity
- Quality
- Available Funds
- Time
All 4 of these are interrelated. One cannot be changed without affecting the others
Value Engineering
The review of different systems and components and materials to see if the same function can be achieved with a less expensive option
Project Budget Items
Primary Items:
- Building Cost
- Site Development Cost
- FF&E
- Professional Services
- Inflation
- Contingency
- Financing (Does not include Debt Service which is ongoing cost to owner)
Methods To Calculate Budget
- Project Comparison Method - Compares like projects, typically accurate within 15-20%, Often includes Low, Mid and High range
- Area Method (SF Method or Volume Method) Based on a unit of measurement. Accuracy within 5-15%
- Assembly or System Method - Uses costs per system (i.e.,, foundation superstructure, wall finishes, MEP) Uses subsystem alternate for cost options. Accuracy within 10%
Land Values
Land values determined by location, local market condition (including Demand) and potential for generating profit.
Based on highest and best use
Land value Calculation Types
- Market Approach
- Income Approach
- Cost Approach - Highest and Best Use is determined and then the cost of the replacement or addition minus depreciation is added to the land value for total value of property
Tax Types
Development Taxes - Cost to Develop
Property Taxes - Ongoing Taxes
Property Tax Calculation
Assessed Value = Actual Value * valuation percentage
Yearly tax = (Assessed Value * Mill Levy)/$1000
Mill Levy
Thousandths of a dollar charged per $1000 of assessed value.
Public Works Financing - General Sales Taxes and Property Taxes
Sometimes used for public works but typically used for ongoing operation and maintenance.
Public Works Financing - Special Sales Taxes
Sales tax for specific project and requires majority vote of people in district
Public Works Financing - General Obligation Bonds
Issued by city or state and backed by tax revenue - typically used to finance projects that primarily don’t produce a revenue (school, libraries) Must be voted for by people
Public Works Financing - Revenue Bond
Revenue Bond or Rate-Supported Bonds - revenue from customer will support repayment of bond
Public Works Financing - Public Enterprise Revenue Bond
Used by cities or counties to fund projects like airports, parking garages and hospitals that generate income to repay
Public Works Financing - Tax-Incrememnt Financing
To pay for improvements that promote private development and generate increased taxes due to increased property values. Master planned development. Taxes are frozen for a defined period to time for development and increase after time has ended.
Public Works Financing - Development Impact fees
Fees are imposed on developers in order to pay for improvements to off-site infrastructure to support development. Roads, Utilities and fire and police.
Public Works Financing - Subdivision Exactions
Similar to Development impact fees, but requires a developer to set a side land or funds to purchase public land.
Public Works Financing - Special District Assessments
Is a special assessment for a specific district that is established based on the properties that will benefit from the improvements.
Project Financing Methods - Mortgage Loan
Used to purchase property - typically by individuals to purchase homes
Project Financing Methods - Blanket loan
used to fund the purchase of a 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 without affecting the remainder
Project Financing Methods - Bond
debt service issued by government entity.
Project Financing Methods - Bridge Loan
Short-term Financing to purchase property or project quickly before long-term financing can be arranged
Project Financing Methods - Construction Loan
Used to finance building or projects and in effect only for the duration of the project
Project Financing Methods - Hard Money Loan
Short-term loan used to finance distressed situations such as foreclosure, bankruptcy or nonpayment of previous loans. Typically higher interest rate
Project Financing Methods - Mezzanine Laon
Secured by collateral in the stock of the development company rather than the developed property. In default, bank can seize assets of the borrower more quickly than standard loans. Often used by developers for larger projects
Scheduling components
Design Time and Construction Time
- Architect has control over design time.
- Architect has no control over construction but must be able to best estimate project schedule to meet clients goals
Design-Bid-Build Timeline
Schematic Design Design Development Construction Document Production Bidding (or Negotiation) Construction Administration
Best Practice for ensure completion of CDs
Monitoring Time Sheets
Abatement
A reduction in the price of the property due to discovery of some problem that tents to decrease the property’s value
Accessory Building
A building whose function is secondary to that of the main structure
Amenities
Desirable features of a building or near a building that effect the property value
amortization
Payment of a loan using equal payments at equal intervals over the life of the loan.
Aquifer
A natural, underground reservoir from which wells draw water
blighted areas
An area of which most buildings are dilapidated state
Buffer Zone
Piece of land used to separate two incompatible uses
Conveyance
The act of transferring an interest in a property to another person or the document written to formalize such a transfer
Dedication
The donation of a parcel of land by a developer for public uses, such as for a park or school
despoil
To remove items of value from a site
Development Rights
The legal right of a developer to develop a piece of land
Downzoning
A change in zoning resulting in a decrease of allowable density
encroachment
An intrusion onto one property by the improvement of an adding property
escalation rate
The rate of change in the price for a particular good or service
fixture
An item that is attached to the building and is typically included int he sale of the building
Ground Lease
Long term lease of a property
improvement ratio
the ratio of the value of improvements on a property to the value of the property
inverse Condemnation
Eminent domain
landlocked
Parcel that does not border any public road.
land sale leaseback
Legal arrangement in which the owner of a property sells the property to someone else but then immediately leases it from the purchaser
lien waiver
A document that gives up a person’s right to claim a lien against property
minimum property standards
Minimum standards for residential building required by the FHA for constrain or mortgage underwriting
modified uniform present worth factor
A discount factor that is used to convert an annual amount that is changing from year to year
Net leasable area
The area of a building that is available for rent including public and MEP rooms
pad site
A separate location for development of retail space near but not in a shopping center
restriction
a limit on how the owner of a property or building can use or improve the property
riparian
Pertaining to land adjacent to a river of other body of water
riparian rights
Right of landowner to use or control all or a portion of water in a body of water bordering property
satellite tenant
Minor or smaller tenant in a shopping center compared to an anchor tenant
underimproved land
Property that is not maximizing income it is capable of producing given site, zoning, etc…
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 that is used to convert a uniform annual value
uniform sinking fund
The amount of money that has to be invested at today’s value at a given interest rate to become the specified future amount
usury
Illegal practice of charging exorbitant interest rates on loans
zoning bylaw
Set of zoning regulation’s established by a local jurisdiction that regulates certain building practices within the jurisdiction
Wood Structure
one-way structural system
joists span between beams or bearing walls and support floors or ceilings
typical spans of 20ft but often use 25ft
joists require lateral support via plywood or underlayment
Wood Beams
Solid wood is limited because of strength and size limitations
Gluelam is popular and comprised of individual pieces of lumber glued together.
Plank and beam system is common that utilizes wood decking to span and become exposed ceiling
Glulam is also often used for appearance
Manufactured Wood Products
utilize wood and increase structure: lightweight I-Shaped Joist Manufactured framing member trussed wood joist box beam stressed skin panel
Steel structure
Ideal for multi-floor construction
beam and girder system - spans of 25-40 ft and covered with steel decking
open-web steel joist system - Low rise construction - span long distances, up to 96ft. Either steel decking or wood with closer spaced joists
Concrete
Cast-in Place (mild reinforcing(rebar) or post tension) Pre-Cast systems (prestressed) Rebar is used at Tilt-up panels.
Cast-in Place Systems
Beam and Girder - Easy to build and spans of 15-30 feet
One-way pan joists - 20-30ft span, easy to form with pre-fab formwork
two-way concrete:
Flat plate - Reinforced slab that loads into the columns - short span and light loads
Flat Slab - like flat plate but has drop panels at columns for larger spans or heavier live loads
Waffle Slab - Prefab Components and left exposed
Pre-Cast systems
Used for beams and columns or wall panels
Single tee and double tee offer beams and flooring
beams come with camber to account for live and dead load
Post-tensioned concrete
Post tensioning steel (tendons) is stressed after concrete poured and cured. Tendons can be small high-strength wires, seven-wire strands or solid bars.
Typically used where precast members are difficult to get to site
Masonry
Three basic types:
single-wythe, double wythe and cavity
Double and Cavity can be grouted or ungrouted
Horizontal reinforcing is typically 16” O.C.
Vertical reinforcement is standard rebar placed in accordance with the wall
Slenderness Ratio is important consideration do to potential buckling of the wall depending on load.
composite Construction
Any system of two or more materials designed to act together.
Can include composite steel deck and beam system, concrete slab and beam system, and open-web steel joists with wood chords
Walls and the building envelope
Nonbearing walls are not considered part of the structure, but require two structural item - weight of envelope and exterior loads, (primarily wind)
Need to account for expansion, either through expansion gaps or expansion joints
steel buildings minimize structural movement
concrete see the most movement from structural deformation over time, Wood does as well, but usually smaller structures so not noticeable.
Trusses
straight members forming triangles connected and arranged to have all members in tension or compression.
Field fabricated or factory assembled(limited by transportation)
Arches
hinged or fixed supports
Typically always in compression
be built of steel, concrete, wood or stone
Rigid Frame
vertically and horizontal members work as a single structural unit
All three members resist loads together versus separately
Gabled Rigid Frame at single story application to reduce bending stress
Space Frame
trusses in two direction
Very efficient and allow spans up to 350ft.
Light Weight
Computer required for analysis and design due to complexity of structure
