The Site Design Process

Question 1

What are 4 types of smartgrowth development advocated for in LARE

Answer 1

mixed use

transit oriented

cluster

planned unit

Question 2

What 5 things should be assumed to be central goals in planning and design (per LARE)

Answer 2

protect enviornment from unecessary impacts
RESTORE evironmentally degraded areas
REUSE already developed sites
BUILD COMPACT walkable and distinctive spaces
CONSERVE resources

Question 3

What is form based code

Answer 3

is a type of land development regulation that uses the physical form of the built environs as its primary organzing principle

unlike zoning form based code can promote high quality urban design

Question 4

What is a FAR

Answer 4

Floor Area Ratio - establishes the ratio between the gross square footage of a building the the size of the lot

i,e a 1 story building covering 100% of the lot would have an FAR of 1

a 1 story building covering 50% would have an FAR of .5
a 4 story building covering 50% would have an FAR of 2

Question 5

What are the benefits of mixed used development (7)

Answer 5

provide SENSE OF PLACE

EFFECIENT HIGH DENSITY DEV

mixed uses cater to DIVERSE PUBLIC

ACTIVE public spaces

enourages PEDESTRIAN ACTIVITY and PUBLIC TRANSIT

INCREASE SAFETY due to increased usage

promotes URBAN INFILL, REDEVELOPMENT AND HISTORIC RE-USE

Question 6

List some of the challenges of Mixed-use development (5)

Answer 6

zoning discourages mixed use

COMPLEX financing

increased PROJECT COMPLEXITY

extensive INTERDISCPLINARY COORDINATION

extended and complex DEVELOPMENT APPROVAL PROCESS

Question 7

What is TOD

Answer 7

Transit oriented development - encourages high desnity development in areas surrounding mulit-modal transporation hubs

Question 8

What radius of development do TOD principles state should guide development around transit hubs at different locations

Answer 8

1/8 mile of transit hubs in downtown areas

1/2 development radius around mass transit stations in all other conditions

Question 9

What is a “primary area” inTOD development

Answer 9

the 1/4 mile area around a transit hub is considered to be the “primary” area for TOD developments

Question 10

What is a “secondary area” in TOD development

Answer 10

areas between 1/4 mile and 1/2 mile

Question 11

What 7 principles guide TOD development

Answer 11

encourage high density dev

mitigate urban sprawl

mix commercial and residential use

provide housing for all price ranges

reduce parking requirements

encourage use of public transit

create walkable communities and active public spaces

Question 12

What is cluster development and how is it different from TOD

Answer 12

cluster developments do not increase development density on a site - rather they take the total # of develoment units allowed on a site and group the units into clusters of greater density to preserve open space

Question 13

What are the benfits of cluster development

Answer 13

preserve open space and site character

protect natural and historic resources

reduce impervious surfaces

lower constrcution costs for streets and utlities

reduce site distrubance and grading

reduce visual impact of communities

Question 14

What is a planned unit development? what landuse regulation are they typically framed as?

Answer 14

PUD’s are a tract of land that is controlled by one entity and planned and developed as a single development (at once or instages) over a relatively long period of time

PUD’s typcially framed as a rezoned special district

Question 15

What do PUD’s allow for that makes them flexible?

Answer 15

mixed use development, consolidation of multiple parcels into single master plan.

allow for flexibility in meeting the density requirements and land use requirements for a site as a whole - to protect senstivie areas and create walkable neighborhoods

Question 16

What types of sites / development does LARE emphasize

Answer 16

redevelopment and reuse of land via urban infill sites

Greenfield sites

Brownfield sites

Greyfield sites

Residential lot sites

Question 17

For sake of LARE what should be assumed about a greenfield site

Answer 17

development of greenfield sites (undeveloped, park, pasture, conservation areas or agricultural sites) should be discouraged whenever possible as they provide a variety of essential ecosystem services

Question 18

What should be assumed about a brownfeild site?

Answer 18

the presence or potential presence of hazardous waste. pllutants and contamination via past uses

Question 19

What doe all browfield sites require prior to sale of of property?

Answer 19

a Phase I envrionmental assessment to analyze past and current site ownership

Question 20

What is required if contaminants are found in a phase 1 environmental assessment

Answer 20

a Phase II environmental assessment is required to determine location and remediation of contaminants on site

Question 21

What is a greyfield site? What are they typically characterized by?

Answer 21

an underutilized or abandoned retail or commercial property located in urban and suburban areas.

Larke commerical buildings surrounded by parking lots with little to no veg

Question 22

What is urban infill? when are they most successfull?

Answer 22

the practice of developing vacant or underutilized properties within an existing community or urban area

most success when they MATCH and respect the context of their surrounding neighborhood - reflecting the massing scale, proportion and design attributes of nearby buildings

Question 23

What are the challenges to urban infill? (5)

Answer 23

RESTRICTIVE ZONING

EXPENSIVE INFRASTRUCTURE

PARKING REQUIREMENTS difficult

COMMUNITY oppostion

complex and DIFFICULT FINANCING

Question 24

What three factors make residential developments easier than other forms

Answer 24

small lots
less restricitve setbacks
lot widths that allow for increase allowable lot coverage

Question 25

What is a deep and narrow lot configuration - what are its pros and cons

Answer 25

results in garage and front facing street to maximize rear space produces unattractive views from street minimal privacy - adjacent props with higher stories can peer into yard

Question 26

shallow wide lots pros and cons

Answer 26

development costs are higher with few units per linear foot of utilities and road seen as less desirable than deep and narrow because rear private space is limited

Question 27

Alley houses characteristics

Answer 27

garage and driveways at rear - absent from front streetscape aesthically pleasing neighborhoods increase cost with addtion of the alley - resulitng in smaller lots overall to offset cost of alley

Question 28

what is a z lot - what are its defining characteristics

Answer 28

a zero lot line property - when house is placed at or near one property line often slanted relative to street to increase appearance of lot widths

Question 29

Describe generally the concept development phase of the design process

Answer 29

comes after site analysis first time designers starts to consider what goes where explores, evaluates and compares various design solutions for a project and site

Question 30

Describe the key goals and activities (9) of concept design as defined by LA Documentation standards

Answer 30

synthesize data from site analysis CONTINUE to develop and evaluate the program consider design alternatives draft a DESIGN BREIF based off of the design intent ESTABLISH PERFORMANCE METRICS UTILIZE design studies and eval relationships between programmatic elements complete an ESTIMATE OF PROBABLE COST organize preliminary phasing determine needs for interdisciplinary coordination

Question 31

When refining a concept - what are the 4 key on-site determinants to be considered?

Answer 31

physical conditions regulations and standards open space boundary interface with offsite properties and public infrastructure

Question 32

When refining a concept - what the 4 key OFF site determinants to be considerred?

Answer 32

neighborhood and regional character nuisances number and location of site entrances presence of significant views

Question 33

What should be assumed about the location of entry and exit points in design on LARE?

Answer 33

entry and exit points should connect to any preexisting ciruclation patterns without putting users in danger They should align with or corresond with existing axis - for example with a building of importance nearby

Question 34

what is a concept plan - how does it differ from a fucntional use diagram

Answer 34

concept plans loosely illustrate proposed program areas in bubbles or arrows to scale on a site a functional use diagram shows bubbles and arrows (not to scale and not in realtionship to the site)

Question 35

What 8 elements always appear on a concept plan

Answer 35

open space buildings landmarks vehicle cirulation pedestrian circulation other circulation utitlies views

Question 36

what is the schematic design phase of a project - what does it articulate that the concept plan doesn't

Answer 36

schematic plan refines elements of concept plan into dimensioned, scaled and articulated features proposed on the site, such as pathways, parkinlots, buildings walls, hard and soft spaces

Question 37

What is the goal of the schematic design phase (as it relates to the following design dev phase)

Answer 37

to develop a clearly defined and feasible scheme for the project that can be translated into the design development

Question 38

List the 13 goals and activities of the schematic design process as summarized in LA documentation standards

Answer 38

refine content from the concept phase develop a site context plan ID a preferred plan option dcoment compliance and regulatory requirements coordinate prefferred plan with off site systems estimate probably cost for preferred plan create project cover sheet develop study models and character images prepare illustrative graphics develop sketch details define a materials pallette prepare a construction phasing diagram prepare a BASIS OF DESIGN

Question 39

What is a basis of design (BOD) ? What does it outline and what other document (of the client's) does it support?

Answer 39

a set of documents developed during the SCHEMATIC DESIGN phase used to FORMALLY ESTABLISH A PROJECT'S DESIGN INTENT and to EVALUATE CONFORMANCE WITH THE DESIRED DESIGN it provides a comprehensive record of the principles and decision making process behind design choices it oulines how the design will fulfill the OWNER'S PROJECT REQUIREMENTS

Question 40

What basis does a BOD provide for analysis of the design Is a BOD udpated?

Answer 40

establishes key performance metrics and technical specs that provide basis for comparing design alternatives and selecting the most suitable option it is updated through the design development phase and construction documentaiton phase

Question 41

What is the design development phase ? how does it differ from the schematic and concept dev phases?

Answer 41

concept and schematic address project as a whole design development used to address specific systems and components of a preferred project design emphasis is placed on three dim studies of the proposed design

Question 42

What three key questions are addressed during design devleoment

Answer 42

is the design coordinated? will the design perform as intended? is the design fully resolved?

Question 43

what are the 7 key goals and activies of the DESIGN DEVELOPMENT phase

Answer 43

communicate team ROLES & RESPONSIBILITIES identify INTERDISCIPLINARY COORDINATION needs ESTABLISH CONVENTIONS for QC, CAD, etc CONFIRM REGULATORY/ PERMITTING DRAWING APPROVAL PROCESS (submittal number and type) id DEADLINES AND SCHEDULE create mock ups of the document set and specifications develop and refine a construction budget

Question 45

How do DD's inform CDs

Answer 45

DD's establish conventions used as the foundation for CD's such as document set orgnaization sheet layout content (scale names ect) detail names and numbering drawing notation and convetnions specs format and organization