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Construction Documents and Services > Programming & Analysis 10-11 > Flashcards

Programming & Analysis 10-11 Flashcards

1
Q

How to Survey Existing Buildings

A

Use field measurements and site-survey techniques, or accurate as-builts if available.

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2
Q

Survey - Site Features

A 
Includes: 
parking
service access
pedestrian access
adjacent properties
microclimate
amenities (views and water features)
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3
Q

Survey - Building Configuration

A

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

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4
Q

Survey - Building Structure

A

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

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5
Q

Survey - Roof

A

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.

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6
Q

Survey - Exterior Envelope

A

Includes:

  • Type and condition
  • Existing insulation type and R-Value
  • Windows in good condition
  • Infrared testing could be helpful
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7
Q

Survey - Mech Systems

A

Includes:

  • Type of heating and cooling
  • Capacity o central plant
  • Condition of distribution system
  • Mech engineer typically required for this portion
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8
Q

Survey - Plumbing

A

Includes:

  • Capacity of service to building
  • Capacity of sewer
  • Condition of pipe and fixtures
  • Quantity of fixtures
  • Mech engineer typically required for this portion
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9
Q

Survey - Electrical

A

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
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10
Q

Survey - Fire Protection

A

Includes:

  • Condition of system
  • Pipe sizing
  • Spacing of Heads
  • Fire Protection or Mech Engineer may be required
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11
Q

Survey - Major Equipment

A

If applicable, may include:
Refrigeration equipment
Commercial Food Service Equipment
Laboratory Equipment

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12
Q

Survey - Finishes

A

Condition and expected life of major surfaces finishes

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13
Q

Survey - Compliance with accessibility requirements

A

Condition of egress system and fire-rated elements should also be evaluated

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14
Q

General Survey

A
  • 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.
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15
Q

Document Building Survey Media

A 
Several Media types:
Hand drawings
Cad Drawings
Notes
Reports
Photos
Videos
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16
Q

Building Survey Documentation

A

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
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17
Q

Field Measuring and Recording Methods - Digital Tools

A

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%.

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18
Q

Field Measuring and Recording Methods - Photography

A
  • 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
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19
Q

Survey - Regulations

A

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
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20
Q

Analyzing Existing Structures

A

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.
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21
Q

Historic Structure Evaluation governing bodies

A

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

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22
Q

Types of Historic Preservation

A

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.

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23
Q

Federal Historic Preservation Tax Incentive Program (36 CFR 67) General Standards

A

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
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24
Q

NPS Guidelines for preservation restoration and reconstruction

A

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.
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25
Q

Surveying Historic Structures

A

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
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26
Q

Masonry in Historic Buildings

A
  • 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.
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27
Q

Programming Definition

A

State of defining the problem and establishing guidelines

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28
Q

Programming Phases

A
  • 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.
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29
Q

Programming Concepts

A

General abstract solutions to the client’s problems

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30
Q

Expansibility

A

Programming Concept - when a client’s needs may change in the future.

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31
Q

Four Major Programming Components

A

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.

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32
Q

Problem Seeking by Pena and Parshall

A

Identified 24 programmatic concepts that recur in all types of buildings.

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33
Q
  1. Priority
A

Programming concept that establishes order of importance

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34
Q
  1. Relationships
A

Programming concept that include the affinities of people and activities

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35
Q
  1. Hierarchy
A

Programming concept that relates to the exercise or expression of authority through physical symbols

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36
Q
  1. Character
A

Programming Concept that is a response to the image that the client wants to project, combination of look and feel of environment.

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37
Q
  1. Density
A

Programming concept that typically rated low, medium or high and describes how a parcel of land or individual building or space is used.

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38
Q
  1. Service Groupings
A

Programming concept that building services that support use of building (ex. MEP Rooms)

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39
Q
  1. Activity Grouping
A

Programming concept that is a determination of whether activities should be integrated and grouped together or separated and compartmentalized.

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40
Q
  1. People Grouping
A

Programming concept concerned with how people are placed together based on their physical, social and emotional characteristics

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41
Q
  1. Home Base
A

Programming concept that relates to the concept of territoriality and is a place where a person can maintain his or her individuality

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42
Q
  1. Communications
A

Programming Concept that promotes the effective exchange of information or ideas by examining who communicates with whom and how exchanges are conducted.

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43
Q
  1. Neighbors
A

Programming Concept that refers to how the project will promote or prevent sociality and how the building or facility will relate to surroundings

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44
Q
  1. Accessibility
A

Programming concept that concerns the entry to the building and making the facility accessible to all.

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45
Q
  1. Separated Flow
A

Programming Concept that relates to segregating the flow of people, automobiles, service access and other activities of a building.

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46
Q
  1. Orientation
A

Programming Concept concerned with keeping people from feeling lost within a larger context, usually provides a point of reference.

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47
Q
  1. Mixed Flow
A

Programming Concept opposite of separated flow and intended to promote integration among people.

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48
Q
  1. Sequential Flow
A

Programming concept often needed for both people and objects for specific series of events or processes.

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49
Q
  1. Flexibility
A

Programming concept that includes expansibility, convertibility (allow for change) and versatility

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50
Q
  1. Tolerance
A

Programming Concept allows some extra space for an activity that is likely to change in the future

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51
Q
  1. Safety
A

Programming Concept focused on how to minimize the risk of injury or death

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52
Q
  1. Security Controls
A

Programming Concept for ways to protect both people and property with a degree of security based on value.

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53
Q
  1. Energy Conservation
A

Programming concept of using materials and components produced with little energy, recycled materials or by using recyclable materials

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54
Q
  1. Environmental Controls
A

Programming concept of using controls to meet human comfort needs

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55
Q
  1. Phasing
A

Programming Concept of completing project in stages to meet time and cost schedules

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56
Q
  1. Cost Control
A

Programming concept of establishing realistic preview of costs and balanced budget to meet clients available funds

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57
Q

Determining Space Needs

A

Two factors in determining size and configuration are:

  • Amount of space needed for activities
  • Relationships needed among spaces
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58
Q

Methods to determine space requirements

A
  • 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
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59
Q

Benchmarking

A

Establishing common standards based on similar facilities

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60
Q

Net Area

A

Net area of building is determined by space requirements of the building, does not include support space or general circulation

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61
Q

Non-assignable Areas

A

Support spaces (Circulation, MEP rooms, etc..)

62
Q

Gross Building Area

A

The total of Net area and unassigned area

63
Q

Building Efficiency

A

Ratio of net area to gross area

64
Q

Rentable Area

A

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.

65
Q

Load Factor

A

Building owner provided factor to determine rentable area.

66
Q

Rentable area Measurement Standards

A

BOMA - Building Owners and Managers Association

IFMA - International Facility Management Association

67
Q

Full Floor Tenant Rental Area

A

Includes all space by the base building circulation and elevator lobby

68
Q

Base Building Circulation

A

Minimum path on a multi-occupant floor necessary for access to and egress from occupant areas, elevators, stairs, restrooms, janitorial closets, etc.

69
Q

Partial Floor Tenants Measurement

A
  • 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
70
Q

Method A - Rentable Area

A

Legacy Method - results in different load factors for different floors. Uses Separate R/U Ratio (Rentable Area divided by usable area) for each floor

71
Q

Method B - Rentable Area

A

Single Load Factor Method - Same load factor for all floors and uses R/O Ratio (Preliminary or net floor area divided by usable area)

72
Q

Rentable Area Equation

A

Area Gross = Area Net/Efficiency

Rentable Area = Area Gross * Building Load Factor

73
Q

Determining Space Relation Diagrams

A 
Adjacency Matrix - Chart based
Adjacency Diagram (Geographic Adjacency) Bubble Diagram
74
Q

Methods for Establishing Budget

A

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

75
Q

Construction Budget Variables

A

4 Variables to Consider:

  • Quantity
  • Quality
  • Available Funds
  • Time

All 4 of these are interrelated. One cannot be changed without affecting the others

76
Q

Value Engineering

A

The review of different systems and components and materials to see if the same function can be achieved with a less expensive option

77
Q

Project Budget Items

A

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)
78
Q

Methods To Calculate Budget

A
  • 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%
79
Q

Land Values

A

Land values determined by location, local market condition (including Demand) and potential for generating profit.
Based on highest and best use

80
Q

Land value Calculation Types

A
  • 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
81
Q

Tax Types

A

Development Taxes - Cost to Develop

Property Taxes - Ongoing Taxes

82
Q

Property Tax Calculation

A

Assessed Value = Actual Value * valuation percentage

Yearly tax = (Assessed Value * Mill Levy)/$1000

83
Q

Mill Levy

A

Thousandths of a dollar charged per $1000 of assessed value.

84
Q

Public Works Financing - General Sales Taxes and Property Taxes

A

Sometimes used for public works but typically used for ongoing operation and maintenance.

85
Q

Public Works Financing - Special Sales Taxes

A

Sales tax for specific project and requires majority vote of people in district

86
Q

Public Works Financing - General Obligation Bonds

A

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

87
Q

Public Works Financing - Revenue Bond

A

Revenue Bond or Rate-Supported Bonds - revenue from customer will support repayment of bond

88
Q

Public Works Financing - Public Enterprise Revenue Bond

A

Used by cities or counties to fund projects like airports, parking garages and hospitals that generate income to repay

89
Q

Public Works Financing - Tax-Incrememnt Financing

A

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.

90
Q

Public Works Financing - Development Impact fees

A

Fees are imposed on developers in order to pay for improvements to off-site infrastructure to support development. Roads, Utilities and fire and police.

91
Q

Public Works Financing - Subdivision Exactions

A

Similar to Development impact fees, but requires a developer to set a side land or funds to purchase public land.

92
Q

Public Works Financing - Special District Assessments

A

Is a special assessment for a specific district that is established based on the properties that will benefit from the improvements.

93
Q

Project Financing Methods - Mortgage Loan

A

Used to purchase property - typically by individuals to purchase homes

94
Q

Project Financing Methods - Blanket loan

A

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

95
Q

Project Financing Methods - Bond

A

debt service issued by government entity.

96
Q

Project Financing Methods - Bridge Loan

A

Short-term Financing to purchase property or project quickly before long-term financing can be arranged

97
Q

Project Financing Methods - Construction Loan

A

Used to finance building or projects and in effect only for the duration of the project

98
Q

Project Financing Methods - Hard Money Loan

A

Short-term loan used to finance distressed situations such as foreclosure, bankruptcy or nonpayment of previous loans. Typically higher interest rate

99
Q

Project Financing Methods - Mezzanine Laon

A

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

100
Q

Scheduling components

A

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
101
Q

Design-Bid-Build Timeline

A 
Schematic Design
Design Development
Construction Document Production
Bidding (or Negotiation)
Construction Administration
102
Q

Best Practice for ensure completion of CDs

A

Monitoring Time Sheets

103
Q

Abatement

A

A reduction in the price of the property due to discovery of some problem that tents to decrease the property’s value

104
Q

Accessory Building

A

A building whose function is secondary to that of the main structure

105
Q

Amenities

A

Desirable features of a building or near a building that effect the property value

106
Q

amortization

A

Payment of a loan using equal payments at equal intervals over the life of the loan.

107
Q

Aquifer

A

A natural, underground reservoir from which wells draw water

108
Q

blighted areas

A

An area of which most buildings are dilapidated state

109
Q

Buffer Zone

A

Piece of land used to separate two incompatible uses

110
Q

Conveyance

A

The act of transferring an interest in a property to another person or the document written to formalize such a transfer

111
Q

Dedication

A

The donation of a parcel of land by a developer for public uses, such as for a park or school

112
Q

despoil

A

To remove items of value from a site

113
Q

Development Rights

A

The legal right of a developer to develop a piece of land

114
Q

Downzoning

A

A change in zoning resulting in a decrease of allowable density

115
Q

encroachment

A

An intrusion onto one property by the improvement of an adding property

116
Q

escalation rate

A

The rate of change in the price for a particular good or service

117
Q

fixture

A

An item that is attached to the building and is typically included int he sale of the building

118
Q

Ground Lease

A

Long term lease of a property

119
Q

improvement ratio

A

the ratio of the value of improvements on a property to the value of the property

120
Q

inverse Condemnation

A

Eminent domain

121
Q

landlocked

A

Parcel that does not border any public road.

122
Q

land sale leaseback

A

Legal arrangement in which the owner of a property sells the property to someone else but then immediately leases it from the purchaser

123
Q

lien waiver

A

A document that gives up a person’s right to claim a lien against property

124
Q

minimum property standards

A

Minimum standards for residential building required by the FHA for constrain or mortgage underwriting

125
Q

modified uniform present worth factor

A

A discount factor that is used to convert an annual amount that is changing from year to year

126
Q

Net leasable area

A

The area of a building that is available for rent including public and MEP rooms

127
Q

pad site

A

A separate location for development of retail space near but not in a shopping center

128
Q

restriction

A

a limit on how the owner of a property or building can use or improve the property

129
Q

riparian

A

Pertaining to land adjacent to a river of other body of water

130
Q

riparian rights

A

Right of landowner to use or control all or a portion of water in a body of water bordering property

131
Q

satellite tenant

A

Minor or smaller tenant in a shopping center compared to an anchor tenant

132
Q

underimproved land

A

Property that is not maximizing income it is capable of producing given site, zoning, etc…

133
Q

uniform capital recovery

A

Method of converting the future value of money to a present worth using the discount rate

134
Q

uniform present worth factor

A

Discount factor that is used to convert a uniform annual value

135
Q

uniform sinking fund

A

The amount of money that has to be invested at today’s value at a given interest rate to become the specified future amount

136
Q

usury

A

Illegal practice of charging exorbitant interest rates on loans

137
Q

zoning bylaw

A

Set of zoning regulation’s established by a local jurisdiction that regulates certain building practices within the jurisdiction

138
Q

Wood Structure

A

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

139
Q

Wood Beams

A

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

140
Q

Manufactured Wood Products

A 
utilize wood and increase structure:
lightweight I-Shaped Joist
Manufactured framing member
trussed wood joist
box beam
stressed skin panel
141
Q

Steel structure

A

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

142
Q

Concrete

A

Cast-in Place (mild reinforcing(rebar) or post tension) Pre-Cast systems (prestressed) Rebar is used at Tilt-up panels.

143
Q

Cast-in Place Systems

A

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

144
Q

Pre-Cast systems

A

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

145
Q

Post-tensioned concrete

A

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

146
Q

Masonry

A

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.

147
Q

composite Construction

A

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

148
Q

Walls and the building envelope

A

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.

149
Q

Trusses

A

straight members forming triangles connected and arranged to have all members in tension or compression.
Field fabricated or factory assembled(limited by transportation)

150
Q

Arches

A

hinged or fixed supports
Typically always in compression
be built of steel, concrete, wood or stone

151
Q

Rigid Frame

A

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

152
Q

Space Frame

A

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

Construction Documents and Services (6 decks)

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