The Site Design Process Flashcards
What are 4 types of smartgrowth development advocated for in LARE
mixed use
transit oriented
cluster
planned unit
What 5 things should be assumed to be central goals in planning and design (per LARE)
protect enviornment from unecessary impacts
RESTORE evironmentally degraded areas
REUSE already developed sites
BUILD COMPACT walkable and distinctive spaces
CONSERVE resources
What is form based code
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
What is a FAR
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
What are the benefits of mixed used development (7)
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
List some of the challenges of Mixed-use development (5)
zoning discourages mixed use
COMPLEX financing
increased PROJECT COMPLEXITY
extensive INTERDISCPLINARY COORDINATION
extended and complex DEVELOPMENT APPROVAL PROCESS
What is TOD
Transit oriented development - encourages high desnity development in areas surrounding mulit-modal transporation hubs
What radius of development do TOD principles state should guide development around transit hubs at different locations
1/8 mile of transit hubs in downtown areas
1/2 development radius around mass transit stations in all other conditions
What is a “primary area” inTOD development
the 1/4 mile area around a transit hub is considered to be the “primary” area for TOD developments
What is a “secondary area” in TOD development
areas between 1/4 mile and 1/2 mile
What 7 principles guide TOD development
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
What is cluster development and how is it different from TOD
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
What are the benfits of cluster development
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
What is a planned unit development? what landuse regulation are they typically framed as?
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
What do PUD’s allow for that makes them flexible?
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
What types of sites / development does LARE emphasize
redevelopment and reuse of land via urban infill sites
Greenfield sites
Brownfield sites
Greyfield sites
Residential lot sites
For sake of LARE what should be assumed about a greenfield site
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
What should be assumed about a brownfeild site?
the presence or potential presence of hazardous waste. pllutants and contamination via past uses
What doe all browfield sites require prior to sale of of property?
a Phase I envrionmental assessment to analyze past and current site ownership
What is required if contaminants are found in a phase 1 environmental assessment
a Phase II environmental assessment is required to determine location and remediation of contaminants on site
What is a greyfield site? What are they typically characterized by?
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
What is urban infill? when are they most successfull?
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
What are the challenges to urban infill? (5)
RESTRICTIVE ZONING
EXPENSIVE INFRASTRUCTURE
PARKING REQUIREMENTS difficult
COMMUNITY oppostion
complex and DIFFICULT FINANCING
What three factors make residential developments easier than other forms
small lots
less restricitve setbacks
lot widths that allow for increase allowable lot coverage
What is a deep and narrow lot configuration - what are its pros and cons
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
shallow wide lots pros and cons
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
Alley houses characteristics
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
what is a z lot - what are its defining characteristics
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
Describe generally the concept development phase of the design process
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
Describe the key goals and activities (9) of concept design as defined by LA Documentation standards
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
When refining a concept - what are the 4 key on-site determinants to be considered?
physical conditions
regulations and standards
open space
boundary interface with offsite properties and public infrastructure
When refining a concept - what the 4 key OFF site determinants to be considerred?
neighborhood and regional character
nuisances
number and location of site entrances
presence of significant views
What should be assumed about the location of entry and exit points in design on LARE?
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
what is a concept plan - how does it differ from a fucntional use diagram
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)
What 8 elements always appear on a concept plan
open space
buildings
landmarks
vehicle cirulation
pedestrian circulation
other circulation
utitlies
views
what is the schematic design phase of a project - what does it articulate that the concept plan doesn’t
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
What is the goal of the schematic design phase (as it relates to the following design dev phase)
to develop a clearly defined and feasible scheme for the project that can be translated into the design development
List the 13 goals and activities of the schematic design process as summarized in LA documentation standards
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
What is a basis of design (BOD) ? What does it outline and what other document (of the client’s) does it support?
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
What basis does a BOD provide for analysis of the design
Is a BOD udpated?
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
What is the design development phase ? how does it differ from the schematic and concept dev phases?
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
What three key questions are addressed during design devleoment
is the design coordinated?
will the design perform as intended?
is the design fully resolved?
what are the 7 key goals and activies of the DESIGN DEVELOPMENT phase
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
How do DD’s inform CDs
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
