Building Analysis Flashcards
(91 cards)
1
Q
What are 3 ways of field measuring?
A
- electromagnetic distance measurement (EDM)
- reflector less electromagnetic distance measurement (REDM)
- Laser scanning = produces a 3D image
2
Q
What are the first 3 priorities when renovating a historic structure?
A
- Determine if it is a historic landmark
- Determine which of the 4 treatment options which will be undertaken
- Survey the structure
3
Q
If a building is a national historic landmark, who determines the renovation requirements?
A
The National Park Service
4
Q
What are the 4 treatment options for a historic building?
A
- preservation = attempts to retain all historic fabric through conservation, maintenance, and repair
- rehabilitation = emphasizes the retention and repair of historic materials, but gives more latitude to replacement, typically because the property is more deteriorated before work begins
- restoration = focuses on the retention of materials from the most significant time in a property’s history, while permitting the removal of materials from other periods
- reconstruction = the least historically accurate because it allows the opportunity to recreate a non-surviving site, landscape, building, structure, or object in NEW materials
5
Q
What are the 3 types of survey you should do before renovation an existing or historic structure?
A
- site survey
- structural survey
- architectural survey = determine whether original or historic elements have been removed or altered and, if so, what their original appearance was.
6
Q
How is the programming stage defined?
A
programming = the stage of defining the problem and establishing all the guidelines and needs on which the design process can be based. It is a time for analyzing all aspects of the problem and distilling its complexities into a few clear statements.
7
Q
What are the 5 process steps of a popular programming method?
A
- Establish the goals
- goals = the client’s objectives and reasons behind them - Collect & organize facts
- facts = the existing conditions and requirements for meeting a client’s goals - Uncovering concepts
- programming concepts = abstract solutions for the client’s problems that do not define the specific, physical means that will be used to achieve the solutions. They become the basis for later design concepts. - Determining needs
- balance the client’s desires against available budget
or
- establish a budget based on the defined goals and needs - Stating the problem
- problem statements = the bridge between programming and the design process in which client and architect agree on what are the most important aspects of the problem
8
Q
What is the ultimate goal of programming?
A
summarizing the essence of the problem in a few succinct problem statements
9
Q
What are the 4 elements of cost?
A
- Quantity
- Quality
- Budget
- Time
10
Q
What are the 4 minimum problem statements that the programming phase should identify?
A
- function = relates to people and activities within the space/building and their relationships
- form = relates to the site, the buildings physical and physiological environment, and construction quality
- economy = initial costs, operation costs, and life-cycle costs
- time = the past, present, and future as they affect the other 3 considerations
11
Q
What is the programmatic concept of priority?
A
Priority establishes and order of importance among things such as size of spaces, position of spaces relative in one another, and social and cultural values expressed through architecture
12
Q
What is the programmatic concept of relationships?
A
Relationships include the affinities of people and activities. Common because it most directly affects the organization of spaces and rooms.
13
Q
What is the programmatic concept of hierarchy?
A
Hierarchy relates to the exercise or expression of authority through physical symbols.
14
Q
What is the programmatic concept of character?
A
Character is a response to the image that the client wants to project. It is a combination of the look and aesthetic feel of the environment. Often reflected in design concepts that involve the building’s size, shape, materials, organization, and other physical aspects.
15
Q
What is the programmatic concept of density?
A
Density – typically rated low, medium, high – describes how a parcel of land or individual building or space is used.
16
Q
What is the programmatic concept of service groupings?
A
Service groupings include building services (mech, elec, comm, plumbing, other support).
17
Q
What is the programmatic concept of activity grouping?
A
Activity grouping is a determination of whether activities should be integrated and grouped together or separated and compartmentalized. (ie. if the goal is to create an intimate dining experience in a restaurant, the response could be compartmentalizing a number of small, private dining areas)
18
Q
What is the programmatic concept of people grouping?
A
People grouping is concerned with how people are placed together based on their physical, social, and emotional characteristics.
19
Q
What is the programmatic concept of home base?
A
Home base is related to the concept of territoriality and is a place where a person can maintain his or her individuality.
20
Q
What is the programmatic concept of communications?
A
Communications promotes the effective exchange of information or ideas by examining who communicates with whom and how exchanges are conducted.
21
Q
What is the programmatic concept of neighbors?
A
Neighbors refers to how the project will promote or prevent sociality and how the building or facility will relate to surrounding facilities. (ie 2 buildings share an entry court to foster interaction and community between users of both bldgs)
22
Q
What is the programmatic concept of accessibility?
A
Accessibility is concerned with entry into a building and with making the facility accessible to all, regardless of familiarity with the facility or physical capabilities.
23
Q
What is the programmatic concept of separated flow?
A
Separated flow relates to segregating the flow of people, automobiles, service access, and other building activities.
24
Q
What is the programmatic concept of mixed flow?
A
Mixed flow is intended to promote interaction among people. The opposite of separated flow.
25
What is the programmatic concept of sequential flow?
Sequential flow is often needed for both people and objects where a specific series of events or processes is needed. (ie art museum or factory)
26
What is the programmatic concept of orientation?
Orientation is concerned with keeping people from feeling lost within a larger context, often by providing a point of reference within a building or group of buildings.
27
What is the programmatic concept of flexibility?
Flexibility includes 3 different components:
Expansibility: how a building can accommodate growth through expansion
Convertibility: how a building can allow for changes in function through the conversion of spaces
Versatility: provides for several different activities with multifunctional spaces.
28
What is the programmatic concept of tolerance?
Tolerance allows some extra space for activity that is likely to change in the future, rather than fitting the space precisely.
29
What is the programmatic concept of safety?
Safety is focused on how to minimize the risk of injury or death. Building codes and other safety precautions are closely tied to this.
30
What is the programmatic concept of security controls?
Security controls are ways that both people and property can be protected, with the degree of security based on the value of the potential loss.
31
What is the programmatic concept of energy conservation?
Energy conservation can be achieved in several ways, such as by keeping the heated or cooled area to a minimum, keep heating flow to a minimum, using materials produced by low amounts of energy, by using recycled materials, or by using recyclable materials.
32
What is the programmatic concept of environmental controls?
Environmental controls are controls designed to meet human comfort needs, both mechanical and natural means of climate control. (ie air temperature, light, sound, humidity)
33
What is the programmatic concept of phasing?
Phasing is concerned with completing the project in stages to meet time and cost schedules. Also concerned with whether the project can use linear phasing or concurrent scheduling to meet urgent occupancy requirements.
34
What is the programmatic concept of cost control?
Cost control is concerned with establishing a realistic preview of costs and a balanced budget to meet the client’s available funds.
35
What are 2 important factors in determines building size and configuration?
1. amount of space needed for activities in the building.
| 2. relationships among spaces
36
What are the 4 methods to determine the amount of space needed for activities in the building? Which method is the most common?
1. the client's requirements
2. the number of people who must be accommodated = the most common method
3. an object or piece of equipment (size and clearances)
4. any activity that has clearly defined space needs
37
What are 2 types of row seating?
1. Continental Seating = one row with an aisle on each end
| 2. Multiple Aisle Seating = row has aisles on each end but is also broken up with intermediate aisles
38
What is benchmarking during programming?
Benchmarking: the establishment of common standards for rooms, spaces, and activities based on the area of similar facilities
39
What is the required area for an office space?
150 gross
40
What is the required area for a restaurant dining room? Restaurant kitchen?
15 net / 200 gross
41
What is the occupant load for a hotel?
hotel = residential, so 200 gross
42
What is the required area for a library reading room? Library book stacks?
50 net / 100 gross
43
What is the required area for a theater with fixed seats?
7.5 nsf / person (check building code explanation book)
44
What is the required area for an assembly area without fixed seats:
- concentrated (chairs only)
- standing space
- unconcentrated (tables & chairs)
- 7 net
- 5 net
- 15 net
45
What is the occupant load for a classroom?
20 net
46
What is the required area for a store?
60 gross
47
How do you calculate a building's efficiency ratio?
(net area) / (gross area)
48
A building owner bases rent on the sum of what two areas?
1. occupant area = area used exclusively by the tenant's own business/function
2. prorated share of building areas used by all tenants
49
What is the building load factor? How do you calculate it?
a factor which you multiply the net assignable space (occupant area) to get the total rentable area needed.
(rentable square feet) / (usable square feet)
Usable Square Feet– All space that is used exclusively by a tenant.
Rentable Square Feet– Usable square footage plus a portion of the building’s shared space that also benefit each tenant (lobbies, shared restrooms, hallways, etc.)
50
what are two types of diagrams you can use to represent building programming and space requirements?
1. bubble diagram (plan / horizontal adjacencies)
| 2. stacking diagram (section / vertical adjacencies)
51
What are 3 basic methods of preparing budgets and estimating costs during programming & SD?
1. project comparison method
2. area method / sf method / volume method
3. assembly method / system method
52
What is the project comparison method? When should you use it? How accurate it is?
cost of a project is estimated using costs of past projects that are similar to scope and function.
use when first setting a project's budget or during feasibility
accurate within 15-25%
53
What is the area method? When should you use it? How accurate it is?
average cost per unit of area or volume may be used
prepare when preliminary design is complete and more is known about the project
accurate within 5-15%
54
What is the assembly method? When should you use it? How accurate it is?
budget is based on major subsystems
use during SD, when more is known about the space requirements and building configuration
accurate within 10%
55
What are 3 ways that land value is calculated?
1. market approach = the surrounding region or neighborhood is investigated to find similar properties that have sold recently or are on the market.
2. income approach = the value of the land is calculated based on the potential the property has to yield a profit. The potential gross income is estimated, then various expenses are deducted.
3. cost approach = the value of the land is calculated at its highest and best use. Then cost to replace or add improvements to the existing building is calculated. The estimated accrued depreciation is subtracted from the replacement cost. This adjusted amount is added to the land value to give the total value of the property.
56
What is a mill levy?
The mill levy is the "tax rate" that is applied to the assessed value of a property. One mill is $1 per $1,000 dollars of assessed value. It consists of a local portion which is used to fund area services and a statewide portion which is used to fund public schools.
57
What is general sales tax? How can it be used for public works financing?
Any tax imposed for general governmental purposes.
May be used to fund projects, but more often used for ongoing operation and maintenance of existing facilities and normal capital improvements (ie. replacing curbs or remodeling schools).
58
What is property tax? How can it be used for public works financing?
Tax based on the value of the property being taxed/
Money collected is placed in a fund and then used by the jurisdiction as needed.
59
What is special sales tax? How can it be used for public works financing?
Any tax imposed for a specific purpose or by a single-purpose authority (ie major transpiration project)
**Requires approval of the voters**
60
What is general obligation bond? How can it be used for public works financing?
A bond issued by a city or state that is backed by the general tax revenue and the issuer’s credit.
- Used in the finance or acquisition of special public capital facilities such as schools, libraries, and museums and to purchase real property.
- Jurisdiction issuing the bond is permitted to authorize a levy on property tax to pay off the bond’s principal and interest
**Requires approval of the voters**
61
What are revenue bonds? How can they be used for public works financing?
Also called rate-supported bonds. They are bonds issued by a local government to pay for a facility or improvement and are backed by the revenue that will come from customers who use the services that the bonds funded.
Often used to fund construction renovation and expansion of city water/sewer facilities.
62
What are public enterprise revenue bonds? How can they be used for public works financing?
Bonds issued by cities or counties to finance facilities for revenue-producing public enterprises (ex. airports, parking garages, hospitals). Bonds are paid off from revenues generated by the facilities through the charges they impose.
63
What is tax increment financing? What are the steps to create it?
A city uses this to pay for improvements that will encourage private development in an area and generate increased taxes due to increased property values.
- A city first creates a special district and makes public improvements within it.
- Then the assessed values of properties within the cities are used to determine taxes that are frozen during development.
- Bonds are issued at the beginning of redevelopment.
- Bond revenue pays taxes.
- At the end of development, property values increase and the increase in tax revenue (the “tax increment”) goes into a special fund to retire the bond.
64
What are development impact fees?
Fees imposed on developers to pay for improvements of off-site infrastructure that a new development makes necessary. (Shifts costs from residents to developers.)
65
What are subdivision exactions?
Require developers to either dedicate land for public use or contribute cash for government to purchase land/facilities. Not used to fund construction .
66
What are special district assessments? How is it created?
Also called Business Improvement Districts (BIDs) or Benefit Assessments, they are used to fund public space improvements (parks or streetscapes) in order to enhance an area’s appeal and increase its property taxes. This type of funding is not intended for private development
- A special tax district is established encompassing the properties that will benefit from the proposed improvements
- If a majority of property owners agree, then all owners must contribute
67
What is a blanket loan?
A type of loan often used to purchase a large piece of real estate that will be subdivided and resold as smaller parcels.
68
What is a bond?
A type of debt security issued by a governmental entity to raise money for a construction project.
The buyer pays the issuer and then issuer agrees to repay the principal with interest at a later date .
69
What is a bridge loan?
A short-term loan to purchase property quickly before long-term financing can be arranged.
70
What is a construction loan?
A loan used for the construction of a project, it is only in effect for the duration of construction. Once construction is complete, the loan must be converted into a long-term, permanent loan that is paid monthly.
71
What is a hard money loan?
A relatively short-term loan used in a distressed financial situation (foreclosure, bankruptcy, nonpayment of previous loan).
- Loan is based on quick-sale value < market value
- High interest rates
72
What is a mezzanine loan? What happens in case of default? Who typically uses it?
A loan secured by the stock of the development company rather than the development property.
Allows lender to seize borrower’s assets more quickly in case of default
Often used by developers for large projects
73
What are 10 interrelated variables that help determine the HVAC system selection?
1. building use
2. building scale
3. building flexibility
4. control needs
5. integration with building systems
6. integration with alternative energy resources
7. climate zone
8. fuels available
9. energy efficiency
10. economics
74
What are 7 variables that help determine structural system selection?
1. Building program
2. Building occupancy
3. Fire resistance
4. The resistance to applied loads
5. Integration with other building systems
6. Construction schedule
7. Cost
75
When a conflict arises in selecting a structural system, what is the first thing to consider?
The type of span
76
What can you do to reduce member depth in:
- wood construction?
- steel construction?
- concrete construction?
wood construction:
- Increase the lumber grade
- Substitute for an engineered wood member
- Flitch beams = two+ wood members with steel plates sandwiched between them. Increases strength with shallower depth member
Steel construction: increase the yield strength of the member
Concrete construction: increase the specified compressive strength
77
Abatement
a reduction in the price of a property due to the discovery of some problem that tends to decrease the property’s value
78
Amortization
the payment of a loan using equal payments at equal intervals over the life of the loan, where each payment applies to both principal and interest
79
Aquifer
a natural, underground reservoir from which wells draw water
80
Buffer zone
a piece of land used to separate two incompatible uses
81
Capital expenditure
an amount of money used to make physical improvements to a property to enhance the property’s value over an extended period of time.
82
CC&Rs
Covenants, conditions, and restrictions = rules that apply to a property owner i a subdivision, condominium, or coop
83
Cluster housing
type of housing development in which houses or apartments closely placed and have access to nearby common open spaces
84
Conditional use permit (CUP)
a permit for a proposed use that would not otherwise be permitted in a particular zoning district
85
Conveyance
the legal process of transferring property from one owner to another.
86
Despoil
to remove items of value from a site
87
Ground lease
a long term property lease that allows the tenant to use and improve the land, but that reverts back to owner at the end of the lease
88
Improvement ratio
the ratio of the improvements on a property to the value of the property alone
89
Inverse condemnation
the remedy by a court for a private land owner whose property has been seized by the governme
90
Special use permit
an exemption from zoning regulations
91
Usury
the illegal practice of charging exorbitant interest rates on a loan
