ch 16-18 Flashcards

Question

where does a subdivider have to make a filing when offering to sell or lease subdivided vacant land to nys residents on an installment plan

Answer 1

requires a sub divider to make a filing with the NYS dept of state according to article 9-a

Answer 2

allows a govt entity to purchase a fee, leasehold, or easement interest in privately owned real property for the public good and for public use, regardless of the owner's desire to sell or otherwise transfer any interest. In exchange for the interest, the govt must pay the owner just compensation

Answer 3

refers to the taking clause of the fifth amendment which says in part that private property cannot be taken for public use without just compensation

Answer 4

allow the county and municipality to protect the public against the hazards of unregulated construction. Building codes establish standards for virtually every aspect of a construction project

Answer 5

NY requires an owner/contractor/ developer obtain these which gives permission for the contrusction or renovation of a building or improvement. A building permit must be obtained before the project starts

Answer 6

intent is to specify land usage for every parcel within the jurisdiction. One of the primary applications of zoning power is the separation of residential properties from commercial and industrial uses. Residential zoning restricts land use to private, non-commercial dwellings Commercial zoning includes restaurants, stores, hotels, motels, service businesses and the like. Commercial zoning controls the location of office and retail land usage Industrial zones are made up of manufacturing companies and warehouses Vacant land has no buildings or improvements Agricultural zoning restricts land use to farming, ranching, and other agricultural enterprises Public open space is space that is not developed for a particular residential, commercial, industrial or institutional use Parklands are areas of recreation for the public Recreational areas include parks, shorelines, public fishing access areas, trails and access to waterways (NYS office of parks, recreation and historic preservation (OPRHP) supervises) Institutional areas include hospitals, prisons, courthouses, colleges and public schools

Answer 7

it is a type of zoning in which density is determined for an entire area, rather than on a lot-by-lot basis. W/in the cluster zone, the developer has greater flexibility in designing and placing structure so long as the overall density requirement is met

Answer 8

is a voluntary, incentive- based program that allows landowners to sell development rights from their land to a developer or other interested party who then can use these rights to increase the density of development at another designated location.

Answer 9

a public use planning incorporates long-term usage strategies and growth policies in a land use plan

Answer 10

it is a temporary suspension of the development of a property

Answer 11

occurs when a small area of land or section in an existing neighborhood is signaled out and placed in a different zone from that of neighboring property

Answer 12

a developer must submit this containing a surveyed plat maps and comprehensive building specifications. The project can commence only after the relevant authority has approved the plat

Answer 13

a county or local board administers zoning ordinances. The board rules on interpretations of zoning ordinances as they apply to specific land use cases presented by property owners in the jurisdiction. If they board rejects an appeal, the land owner may appeal the ruling by petitioning the NY supreme court through this.

Answer 14

a housing concept that produces a high density of residential housing units, a max use of open spaces, and a greater development flexibility, which results in lower priced homes and minimum maintenance costs

Answer 15

requires meetings of government agencies of dept to be open to the public

Answer 16

is one that clearly differs from current zoning

Answer 17

authorizes use that is not consistent with the zoning ordinance in a literal sense yet is clearly beneficial or essential to the public welfare and does not materially impair other uses in the zone

Answer 18

a current or potential property owner may petition the zoning board for an outright change in the zoning of a particular property, known as a rezoning

Answer 19

allows a use that differs from the applicable ordinance for a variety of justifiable reasons

Answer 20

gives permission to use the land for a purpose not allowed by the current zoning

Answer 21

permits an applicant to vary one or more of the dimensional or physical requirements of the applicable zoning law, code or ordinance in connection with some proposed construction

Answer 22

refers to those uses that are automatically allowed by the zoning code. They are allowed as a matter of right

Answer 23

to incorporate long term usage strategies and growth policies reflecting the needs of the local area, and also conforming to state and federal environmental laws and the plans of regional and state planning agencies

Answer 24

``` Population and demographic trends Economic trends Existing land use Existing support facilities Traffic patterns ```

Answer 25

Location, grading, surfacing, alignment, and widths of streets and highways Sewer and water main installation Minimum dimensions of property lots Setback lines for structures Areas reserved for public use, such as parks and schools Public utility easements

Answer 26

the developer is responsible for the cost of many of these items although the planning board through its regulations may agree that the municipality can help defray these cots

Answer 27

Provides guidelines for the construction of on-site wells Regulates the installation of individual wastewater treatment systems that receive domestic type sewage flows of less than 1,000 gallons per day

Answer 28

Drainage Landscaping Shading (help energy efficiency) Walkways (from front door-street)

Answer 29

``` Footings (They are typically made of concrete with rebar reinforcement that has been poured into an excavated trench atleast 6" thick and 12" depth) Foundation wall (about 8" wide poured concrete/blocks) Wood framing (vertical studs exterior walls 2"x4". In 3 story building studs in bottom need to be 3x4 or 2x6.) Slab on concrete (around slab stem well is 2ft deep, rest of slab is 4"-6" thich and 4"-6" layer of gravel below slab. 4mm sheet of plastic between concrete and gravel to keep moisture out. Embedded in concrete is 6"x6" wire mesh and steel reinforcing bars. cold climates concrete around the edge stem wall has to be below frost line) Floor framing (system of sills, girders, joists or floor trusses and sub-flooring. sillplate wooden support member laid on foundation wall and bolted) ```

Answer 30

first floor joists are completely covered with sub-flooring to form a platform upon which exterior walls and interior partitions are erected

Answer 31

exterior wall studs continue through the first and second stories

Answer 32

wider beams are spaced up to eight feet apart. Floors and roofs are covered with 2" thick planks, which serve as subflooring and roof sheathing

Answer 33

``` Loose fill Batts and blankets Rigid board Spray foam reflective ```

Answer 34

Hot water Steam Forced air Electric

Answer 35

Electric Oil fired Gas fired

Answer 36

Hydronics is the name for the use of water as the heat-transfer-medium in heating and cooling systems. Some of the oldest and most common examples are steam and hot-water radiators. In any hot water system, the water is heated in a boiler and circulated by means of one or more circulator pumps. A system may be broken up into individual heating zones using either multiple circulator pumps or a single pump and electrically operated zone valves

Answer 37

A steam system delivers steam to radiators or other heating elements where the steam gives up its heat and is condensed back to water. The radiators and steam supply pipes are pitched so that gravity eventually takes this condensed water back down through the steam supply piping to the boiler where it can once again be turned into steam and returned to the radiators

Answer 38

A forced air heating system draws room air through ductwork and a filter into a furnace, where the air is heated. The warmed air is then blown back to rooms through ductwork. A forced air system consists of an air filter, blower, heat exchanger/element/coil, and various controls. Like any other kind of central heating system, thermostats are used to control forced air heating systems. Forced air heating is probably the type most commonly installed in North America Electric-An electric furnace uses a resistance heating element to create heat directly in the air stream. Inside the jacket or cabinet will be controls, a blower, and the circuit breakers for the heating elements. Some furnaces have the breakers accessible from the outside of the cabinet Oil fired- have a heat exchanger, which is the place where the fuel is burned. Oil fired systems require a storage tank-either above or below ground -to hold the fuel that is delivered to the homeowner. Oil fired furnaces and boilers are a popular choice in areas of the country with limited access to natural gas, such as the northeast Gas-fired- have a heat exchanger to burn the fuel, which in this case is either natural gas or a petroleum gas such as propane or butane. This type of heating is popular in NY because it is less expensive and eliminates the need for oil deliver

Answer 39

it pumps liquid refrigerant (a liquid that cools something) into the air-handling unit (AHU), the unit inside the home that generates heated or cooled air. The most common refrigerant used in air conditioners is Freon. The AHU generates cool air and forces it through the home through the ductwork and into rooms. the ductwork system also returns air from the rooms back into the AHU for re-circulation. Meanwhile, the slightly warmed refrigerant travels back outside to the air conditioner, where it's cooled and re-circulated

Answer 40

the difference is the method used to condense the refrigerant as it leaves the compressor. Air-cooled units use air as the condensing medium and have a fan that moves the air over the coils. Water-cooled units use water as the condensing medium and use a pump to circulate the water through the condenser and out to a cooling tower Air-cooled units typically cost less to purchase and maintain because they do not require a cooling tower, pumps and condenser water chemical treatment. However, water-cooled units are generally much less expensive to operate because they can take advantage of lower condensing temperatures

Answer 41

is the amount of heat energy needed to raise the temp of one pound of water by one degree F. BTUs measure the amount of heat an air conditioning unit can remove from the room. As the BTU rating increases, so does the size, weight and cost of the unit

Answer 42

most can expect to last about 15-20 years. Will be affected by the climate in the geographical location of the unit

Answer 43

used primarily for climates with moderate heating and cooling needs. Energy efficient alternative to furnaces and air conditioners. Like a refrigerator, heat pumps use electricity to move heat from a cool space into a warm space, making the cool space cooler and the warm space warmer. During heating season, heat pumps move heat from the cool outdoors into the warm house. During the cooling season, heat pumps move heat from the cool house into the the warm outdoors. because they move heat rather than generate heat, heat pumps can provide up to 4 times the amount of energy they consume.

Answer 44

most common type of heat pump, transfers heat between the building and the outside air

Answer 45

more energy efficient, which transfer heat between the building and the ground or a nearby water source

Answer 46

Air-to-air advantages of an air source heat pump is its simple installation and competitive pricing. Disadvantage of an air-source heat pump is that climates with extended periods of freezing temperatures, such as NY, they have large limitations. The air temp outside is usually the lowest when the need for heat inside is the greatest, compelling users to use electric or gas heaters as back up Ground source an advantage of a geothermal heat pump system is that it typically has lower maintenance costs than conventional systems as all equipment is installed inside the building or underground. The main disadvantage is that geothermal systems tend to have a somewhat higher first cost than conventional systems

Answer 47

Gas hot water heaters-they have insulated tank where water is heated and stored until it is needed. They offer fast recovery times and can offer more economy over electric water heaters. The standing pilot light gas water heater has a pilot light which remains lit 24 hours a day and consumes gas to stay lit, while a gas-fired water heater with electronic ignition only lights a pilot light when it is necessary to fire the main burners Electric hot water heaters-are also storage tank units and are very popular because they are inexpensive and easy to install. Electric heat is 100% efficient, but the cost per KWH of electricity is more than the cost of using a gas fired water heater. Electric hot water heaters are also slow to recover as compared with gas-fired water heaters. However maintenance of the electric water heater is easier as it requires very little maintenance Tankless hot water heaters- are basically "on demand" water heaters. When the consumer opens the hot water faucet, a flow switch senses the flow of water and the water heater fires up and begins heating the water passing through its heat exchanger. Within seconds hot water comes out of the faucet. There is no tank to maintain or worry about leaking in the future. These systems are economical and last many more years than a regular water heater with a tank. They require little maintenance. since they are on-demand, the tankless water heater only uses fuel when hot water is needed.

Answer 48

Cast iron- used for underground drainage systems because of its strength and sturdiness. It can be lightweight or heavyweight, depending on the application. Iron pipes are very heavy and are prone to rusting on the inside Galvanized- used for hot and cold water supply lines. Galvanized steel pipe was commonly used years ago for the water supply lines, but more recently it has been replaced by other types of pipe. Steel is not used for underground plumbing Copper-Used for both water supply lines and drainage. Copper lasts longer than other metal pipes. It is easy to work with and resists corrosion. Copper is used for both hot and cold water supply lines. Copper pipe can be rigid or flexible, depending on the application. PVC-used mostly in areas where hard water is a problem. PVC is plastic pipe, so it is very lightweight and inexpensive. Unlike metal pipe, PVC crushes more easily, is less resistant to heat and requires more support because it is so much more flexible than metal. Some municipalities including NYC have restrictions on the use of PVC pipe. Brass-rarely used in plumbing installations today because it is expensive. PEX-ideally suited for potable water plumbing applications. It is flexible, making it easy to install and service. PEX is able to withstand the high and low temps found in plumbing and heating applications, and it is highly resistant to chemicals found in the plumbing environment. PEX is also very resistant to freezing and breaking. PEX systems have fewer joints and are easier to install providing a lower cost installation over traditional plumbing materials

Answer 49

120/240 volts

Answer 50

A 1 year builder's warranty against construction defects A 2 year warranty for plumbing, electrical, heating, and air conditioning systems A 6 year warranty for material defects

Answer 51

is a measure of how much pressure the electrons in a circuit are under

Answer 52

is a measure of the amount of electrons moving through the circuit. For example, when a light is on, there is a voltage across the filament of the bulb that is pushing amperage through the circuit. When the switch is off there is a voltage across the switch, but there is no current flowing because it is "blocked" by the switch. Amperage is calculated in watts or kilowatts

Answer 53

You can look on the tag that is attached to the item. Also the plugs and receptacles for the two types of voltage are different. In most cases, 110 volt plugs have either two straight prongs or three prongs, while 220 plugs have three prongs, one straight and two that are L-shaped

Answer 54

the circuit will overheat, resulting in a blown fuse or tripped circuit breaker.

Answer 55

the panel where the fuses or circuit breakers are located. The only sure way to know is the service size is by looking at the service entrance cables for a size indication

Answer 56

Aluminum wiring is used where the current is the heaviest, usually where the current comes into the building. It is also used for heavy appliances, such as dryers and air conditioners. Aluminum wiring has been known to cause overheating in outlets and switches that are not designed for use with aluminum wire, so older buildings should be inspected to be sure there are no potential wiring problems Copper wiring does not overheat and it can carry both large and small loads. Most new buildings have copper wire throughout, except at the service entrance where the aluminum is still used

Answer 57

is technically known as armored cable or "AC". It has a flexible aluminum or steel sheath over the conductors and is fairly resistant to damage

Answer 58

it is a brand name for a type of plastic insulated wire, sometimes called non-metallic sheath. The formal name is NM. This cable is suitable for use in dry, protected areas that are not subject to mechanical damage or excessive heat. Most new homes are wired almost exclusively with NM wire

Answer 59

a pipe made from plastic, steel or aluminum that is used for protection and routing of electrical wiring. Conduit can be used for both above ground and underground applications

Answer 60

this is a type of flexible metal conduit (FMC) similar to armored cable, except that the conductors are installed by the electrician. With armored cable, the armor is wrapped around the conductors at the factory to form a complete cable assembly. FMC is often referred to as Greenfield after the person who submitted the product for listing in 1902. FMC is not suitable for wet locations and it should not be buried underground or in concrete. It is easy to use and work with in small, confined spaces

Answer 61

Public and private buildings, structures, mobile homes, recreational vehicles, and floating buildings Yards, lots, parking lots, carnivals, and industrial substations Installation of conductors and equipment that connect to the supply of electricity Installations used by the electrical utility, such as office buildings, warehouses, garages, machine shops, and recreational buildings, that are not an integral part of a generating plant, substation, or control center

Answer 62

three business day after signing it by providing written notice to the contractor. The 3 day right to cancel the contract can be waived for emergency repairs if the owner initials the contract and gives the contractor a written waiver statement

Answer 63

$500 plus attorney's fees and other damages

Answer 64

up to $250 or 5 percent of the contract price up to $2500

Answer 65

A borrower goes to a bank and asks for a loan. If he qualifies, he might be offered a loan guaranteed by the FHA. (The FHA was created, long before subprime loans became widely available, to help borrowers who couldn't get conventional home loans because they had low credit scores or limited resources.) A bank or other institution bundles a group of FHA mortgages and sells a bond backed by mortgages in the pool to investors. Ginnie Mae insures the bond, for a fee. But it doesn't own any bonds itself. As time goes on, "the bank collects mortgage payments from borrowers and passes payments to Ginnie Mae, which passes them through to investors," If a borrower defaults, the bank can foreclose and collect from FHA or VA. But the bank is responsible for making the pass-through payments whether or not the borrower pays. "If the bank can't make all or part of the pass-through payment, Ginnie Mae makes sure that bondholders continue to get their promised payments," If loans default and FHA or VA insurance doesn't cover the full amount, Ginnie Mae makes up the difference. These bonds are sold mainly to institutions including mutual funds. Funds that have Ginnie Mae in their names must invest at least 80 percent of their assets in Ginnie Mae-backed securities. Ginnie Maes account for about 10 percent of the mortgage-backed securities market, Fannie and Freddie are much bigger and more diversified. They buy mortgages from lenders that are not government insured but meet certain standards. Fannie and Freddie package loans into mortgage-backed bonds and sell them to investors. Fannie and Freddie also guarantee bonds that are packaged and sold by others, as long as the mortgages meet their standards. Unlike Ginnie, Fannie and Freddie keep some bonds on their own books. They also buy and hold some mortgage securities packaged by others. Fannie and Freddie securities are found in a wide variety of bond funds including government-income funds, which are allowed to buy them even though they had no explicit government backing, at least until now. Its bonds are safer Historically, Ginnie Mae bonds have been considered safer than Fannie and Freddie securities. "You don't have to worry about credit risk with Ginnie Maes," . "They are backed by the full faith and credit of the U.S. government, just like a Treasury bond. That's not the case with Fannie and Freddie, although recent steps suggest that if they don't have the full faith and credit, they're pretty close." You can still lose money in a Ginnie Mae fund. If interest rates rise, the price of Ginnie Mae bonds and bond funds will fall. (Conversely, if interest rates fall, bond prices will rise.) Like all mortgage securities, they are also susceptible to prepayment risk. If interest rates fall, many homeowners will refinance their mortgages and investors will get back their principal sooner than expected. "You don't want that," because it forces investors or bond-fund managers to reinvest principal at lower interest rates. Despite all the drama, Fannie and Freddie bonds haven't done much worse than Ginnie Maes. In the past three months, a medium-term fixed-rate Ginnie Mae bond is down 0.63 percentage point, compared with a loss of 0.61 and 0.68 percentage points, respectively, for comparable Fannie and Freddie bonds. Over the past 12 months, all three are up roughly 8 percent, Newhall says. Fannie and Freddie stockholders have fared far worse. Their shares are down 79 and 86 percent, respectively, the past year.

Answer 66

New York regulates wells and sanitary waste systems.

Answer 67

A smoke alarm and carbon monoxide detector

ch 16-18 Flashcards

(92 cards)