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PROGRAMMING & ANALYSIS

This division will assess objectives related to the evaluation of project requirements, constraints and opportunities related to the project. The division will focus on issues related to programming, site analysis, and zoning & code requirements. Candidates must demonstrate an understanding of and abilities in, project type analysis, the establishment of qualitative and quantitative project requirements, evaluation of project site and context, and assessment of economic issues.

• Programming• Site analysis• Zoning code issues• Building code issues• Different project types• Economic issues


Table of Contents

• Lecture discussions organized in the order of the 5.0 objectives

• Example projects and goals matrix

• Scenario considerations

• Code samples

• Questions


Terminology

• Project delivery• Design Bid Build• Design Build• Construction Manager• Fast-track• Multi-Prime• Developer• Integrated Project Delivery• x• x• x• x


Terminology

• Project delivery• Design Bid Build• Design Build• Construction Manager• Fast-track• Multi-Prime• Developer• Integrated Project Delivery• x• x• x• x•


Site Information

• Owner responsibilities

• Surveys Metes and bounds Plat of survey ALBA survey Specific issues (trees, utilities, etc.) Easements

• Geo-technical information

• Environmental reports

ENVIRONMENTAL & CONTEXTUAL CONDITIONS

Site specific environmental and contextual issues:

Constraints and Opportunities(what are the site issues that drive design?)• Orientation

• Views

• The lay of the land (topography)

• Density / openness

• Context

• Macro vs. Micro environmental issues

ENVIRONMENTAL CONDITIONS

Site specific environmental issues:

Orientation

• Cardinal directions

• Angle (from grade)

• Azimuth (from cardinal direction)

• Solstice, Equinox

• Solar hours

• Solar gain / natural daylight

plan of cardinal points



Orientation





• Solar hours




Orientation





• Solar hours


15degree plan



Topography

• Contours

• Interval

• Benchmark

• Cut and Fill

• Swale and Berm

• Surveys

basic topo plan



Topography

• Contours

• Interval

• Benchmark

• Cut and Fill

• Swale and Berm

• Surveys

unusual topo plan



Topography

• Contours

• Interval

• Benchmark

• Cut and Fill

• Swale and Berm

• Surveys

topography plan



Topography

• Contours

• Interval

• Benchmark

• Cut and Fill

• Swale and Berm

• Surveys

site plan

street types

CONTEXTUAL CONDITIONS

Site specific context issues:

• Views

• Density

• Street type

• Transit

• Asset map

• Economic conditions

• Acoustics



• Views

• Density

• Street type

• Transit

• Asset map


• Acoustics

density examples



• Views

• Density

• Street type

• Transit

• Asset map


• Acoustics

parking lots



• Views

• Density

• Street type

• Transit

• Asset map


• Acoustics

transit oriented design



• Views

• Density

• Street type

• Transit

• Asset map


• Acoustics

asset maps and market conditions



• Views

• Density

• Street type

• Transit

• Asset map


SUSTAINABLE SITE PRINCIPLES

What environmental design concepts are appropriate for THIS particular project:

• Project goals / appetite for green

• Site analysis

• Cost benefit analysis

• Energy

• Health

• Healthy planet

• Resilience


Sustainable checklist:

• Goal setting

• Active resilient design

• Vulnerability assessment

• Near amenities (walkable)

• Near transit (reduce parking count)

• Alternate transport (bike paths, storage)

• Compact / appropriate density



• Preservation / development of open space

• Create active lifestyle opportunities

• Brownfield site adaptation

• General remediation

• Adaptive reuse building

• Low impact development

• Passive site heating / cooling methods



• Stormwater management (run-off issues)

• Native planting

• Water re-use

• Efficient irrigation

• Porous pavers

• Green roof

• Bio-swales



• Balance cut and fill

• Regional materials

• Low waste

• Heat island effect

• Night sky lighting

• Providing habitat

• Renewable energy (green power, solar, wind, geothermal, etc.)


Documentation of site opportunities:

QUESTIONS

1. The large roof of the Village Hall creates an opportunity to collect water. Once collected, what should happen with the water?

2. Due to the hilly landscape, the parking lot at the Village Hall is 10’ below main entry level of the building. What would your concerns likely be?

3. While trying to confirm pricing estimates, you are calculating that the amount of soil that will be removed from one area is approximately 18” deep over an area of 1200 square feet. The trucks can carry approximately 10 cu. yds. away in each load. How many truck loads will be necessary?

4. In deciding the likelihood of using solar panels for the Village Hall project, what would be your first questions?

CODES & REGULATIONS

What are the relevant codes and issues:

• Find out from local municipality (local laws)

• What is the process for review / approval?

• Model codes, standards, overlays, etc.

• Zoning code (local)

• Building code (IBC)

• Specific codes for Fire, Plumbing, Electric, etc.

site plan

CODES & REGULATIONS

Zoning Code issues:

• Districts

• Permitted uses

• Setbacks (primary and secondary)

• FAR

• Massing

• Specialty issues - pedestrian zones, overlays, window walls, etc.

CODES & REGULATIONS

Other land use issues:

• Easements

• Covenants

• Specialty (FAA, watershed, open space, saving trees, green roofs, etc.)

• Utility lines

• Historic districts

• Realities and Expectations

• PUD

CODES & REGULATIONS

Project phases and codes

SchematicDesign

DesignDevelopment

ContractDocuments Bidding

ConstructionAdmin

QUESTIONS

1. The site is 100’ x 140’. There is a 5’ parking setback, 10’ side yard setback, a 10’ front and rear yard setback. The FAR is 1.0. The company wants to build a 3 story building for efficiency. How many cars can you fit in the parking lot?

2. In trying to determine where the perimeter of the building will be, I would presumably refer to which code?

3. Your client wants to take a large piece of land that is a vacant, former manufacturing building, tear down the structure, and build 48 new, single family houses. What will likely be required?

SITE ANALYSIS AND PROGRAMMING

Putting it all together:

• Graphic analysis for site options

• Environmental reports (phase 1 and 2)

• Legal descriptions (surveys)

• Topography

• Soils report

Analysis of this information is the backbone of the Project Program



• Environmental reports

• Phase 1 - Look and see, research history

• Phase 2 - Do the actual tests



• Legal descriptions (surveys) (Ordinance of 1785)

• Topography


Soils report

• Standard Penetration Test Split spoon (tube)

• Vane Shear Test

• Water table

• Soil bearing capacity

• PSF

• Actual soils bedrock, rock, gravel, sand, silt, clay, organic (usually two mixed together)


Soils report

• Bedrock

• Gravel

• Sand

• Silt

• Clay

• Organic


Soils report

• Bedrock

• Gravel

• Sand

• Silt

• Clay

• Organic

ConsiderThe soil boring report shows a well contained sandy gravel with a psf of 4000 at about 8’-0” below grade and a sturdy peat material at 3’-0” below grade. Is it worth spending the money to get the foundation down to the deeper sandy gravel, or should we just be happy with the peat?


Example Site Analysis:


Utilities:

• Supply potable water (and wells)

• Waste water

• Electrical

• Cable, telephone, etc.

• Natural Gas (and related other gases)

• Oil

• Specialties


The site section and utilities:

• Supply potable water (and wells)

• Waste water

• Electrical

• Cable, telephone, etc.

• Natural Gas (and related other gases)

• Oil

• Specialties

ConsiderYou are designing a suburban library that will be surrounded by gardens, as it can be seen on all four sides from the neighborhood streets. How will you deal with the utilities and meters?


The special case of septic systems:

• Septic tank• Leachfield

• Sludge• Effluent• Scum

• Bacteria• Filtering

• Percolation test• Gravity flow


The special case of fire protection:

• Access to all four sides (fire trucks)• Or some other manner of approach• Depends on occupancy• Bollards• Gates• Durability of access materials• Building heights• Relation to other utilities• Proximity to the building• Engine height, turning radius, grade, etc.• Truck weight• Hydrants


The special case of fire protection:

• Access to all four sides (fire trucks)• Or some other manner of approach• Depends on occupancy• Bollards• Gates• Durability of access materials• Building heights• Relation to other utilities• Proximity to the building• Engine height, turning radius, grade, etc.• Truck weight• Hydrants

ConsiderYou are designing a hotel along a bluff overlooking a beautiful lake. The design bumps as close as it can to the edge to increase the views for the customers. How do you pacify the Fire Marshal?


Put it all together:

• Sustainability opportunities

• Orientation

• Topography

• Context / Historical

• Utilities

• Fire control and access

• Highest and best use

QUESTIONS

1. The site is 120’ x 40’, and after side yard setbacks the building itself will be 30’ wide and 2 stories tall with the first floor as a slab on grade (no basement). The preliminary expectation is that the loading will be approximately 120 pounds per square foot for the occupiable floor (live and dead loads) and 60 pounds per square foot for the roof. The structure is expected to be 30’ clear span wood truss joists with a CMU bearing wall. The soil report shows sandy silt at 24” to 48” below grade (1000 psf), sand at 60” to 120” below grade (3000 psf), and bedrock at 30’ below grade (12,000 psf). Which soil do you think you will use?

2. You are reviewing the percolation test for the clay for the septic field. What do you expect to find?

3. You are now a fire fighter. You arrive to an emergency site. What are the first issues you would want to determine?

BUILDING ANALYSIS AND PROGRAMMING

Building new vs. using existing structures:

• How does it fit to project goals?

• Sustainability (embodied energy, etc.)?

• Historical benefits?

• Grandfathered in?

• Costs (first costs / life cycle costs)

• Does the structure work for the new use

• Test fits

BUILDING ANALYSIS AND PROGRAMMING

Adaptive Reuse documentation:

• Environmental (P1 / P2)

• Change of expectations (example insulation)

• How to alter? Additions? Structural changes? Alterations to loading? Moisture migration?

• Longevity of existing materials

• Does the existing structure meet the current codes and regulations?

PROGRAMMING

Components of programming:

• Set goals / state the problem

• Collect data and analyze it

• Create relationships

• Establish priorities

• Re-state the problem

PROGRAMMING


• What is the essential problem?

• Phases General (goals) Needs (scale, relationships) Details (actual opportunities, test fits) Putting it together (making clear what is expected)

• Function, Form, Efficiency, Time

• Never design while programming

• Owner sign-off / clear communication

PROGRAMMING


• Where is the information from? Codes, experience, measurement, standards

• Space needs Office - 100 - 200 sf/per? Assembly - 8 - 30 sf/per? Schools - 15 - 20 sf/per in classrooms more admin, less assembly Residential- depends on market

• Time and efficiency as relates to size Are there ways to double up use? Communication issues?

PROGRAMMING


• Net vs. Gross Tenant space Circulation Structure Circulation Real estate systems of measurement Pro-rated

PROGRAMMING


• Feasibility Study

• Market Study

• Catchment Study

• Highest and best use

PROGRAMMING

Circulation systems:

• Linear (point to point)

• Radial / Multi-axis

• Loop

• Center Core

• Grid / Random

• Object / field

• Village(remember, you are not designing ... research)

PROGRAMMING

Gathering information:

• Bubble diagrams

• Relationship diagrams

• Surveys (questionnaires)

• Curated conversations

• Anecdote vs. data

• Aspiration vs. needs

PROGRAMMING

Surveys and data:

• Rooms

• People

• Relationships

• Conference rooms, team rooms, etc.

• Double up?

• Furnishing needs

• Files, storage, closets, etc.

PROGRAMMING

Prioritizing:

• Way-finding and circulation

• Hierarchy

• Front of house / back of house

• Efficiency

• Concept for systems

• Narrative

• Budget (pro-forma?)

PROGRAMMING

Prioritizing:

• Way-finding and circulation

• Hierarchy

• Front of house / back of house

• Efficiency

• Concept for systems

• Narrative

• Budget (pro-forma?)

ConsiderYour client is ready to sign a contract for you to design the new construction office for their small business (20 employees) and they have lined up $150,000 for the construction...

For seasonal reasons, they need to have the construction finished in 4 months...

PROGRAMMING

Process:

• Goals

• Data

• Bubble diagrams

• Precedents and prototypes

• Schematic designs

• Actual designs

PROGRAMMING

Preliminary Budgeting:

• Guesstimate?

• Experience / Comparables

• Basic Square footage $

• Unit type

• Assemblies type estimate

• Walking back from the existing budget

• Broad Range

PROGRAMMING

Preliminary Scheduling• Architecture portion

• Construction portion

• CPM

• Phasing

• Lead times & other related considerations

• Weather

• Market considerations

PROGRAMMING

Preliminary Budgets and Scheduling• Cost estimators

• CM’s

• Experience

• Bring in Contractor

• Analyze it!

PROGRAMMING AND AFTER

Moving from analysis to concept to designs

• Test fits, precedents, sketches, schematic designs

• Program diagrams to plan / section

• Site analysis to site plan

• Data to design

(RFP’s are a bit of both)

Review designs to make sure align with the Program

PROVIDING ALTERNATIVES

Evaluating options:• Grand scheme (plan)

• Structure (grid and section)

• Shell and core (wall section)

• Big moment

• Cost analysis (assembly system)

• Construction viability

• Data and analysis Trade offs (is this worth that)

office section


Evaluating options:• Grand scheme (plan)

• Structure (grid and section)

• Shell and core (wall section)

• Big moment

• Cost analysis (assembly system)

• Construction viability

• Data and analysis

wall section


Thermal & Moisture

Protection

Aesthetic Structure Cost & Budget

(Life-cycle)

Acoustic Material Sourcing

Context Fire Safety Maintenance Local Market

Buildability& Tolerance

Adaptive Reuse

What issues need to be considered when?

SCHEMATIC THINKING

Schematic Design Tools• Typical Plan and Site Plan

• Elevation / Massing model

• Section (roof and foundations)

• Wall Section (or other telling drawing, perhaps the RCP, maybe a sketch)

• Structure concept

• System concept

Everything else comes laterMultiple options

SCHEMATIC THINKING

Schematic Design Tools• Typical Plan and Site Plan

• Elevation / Massing model

• Section (roof and foundations!)

• Wall Section (or other telling drawing, perhaps the RCP, maybe a sketch)

• Structure concept

• System concept (often aligned with either circulation or structure

Multiple options / Everything else comes later

ConsiderAfter the Programming presentation, the client says its not quite right and they ask for a “re-design” ...

After the SD presentation, the client says its not quite right and they ask for a “re-design” ...

After the DD presentation, the client says its not quite right and they ask for a “re-design” ...

After the CD presentation, the client says its not quite right and they ask for a “re-design” ...

SCHEMATIC THINKING

It is easy to get caught up in design issues and forget the main directives of the project. There must be a regular system for review of:

• Alignment with program

• Alignment with contract

• Alignment with regulatory environment

• Communication systems

• Team voices

• Other voices

PROCESS

Project phases and codes

SchematicDesign

DesignDevelopment

ContractDocuments Bidding

ConstructionAdmin

QUESTIONS

1. The team is trying to analyze a few different design options, including a bearing wall and joist system vs. a beam column concept, and a curtain wall vs. a precast panel system. If you were tasked with doing a preliminary cost estimate, how would you likely do it?

2. While discussing the programming goals with the client, she says that cost control is the number one important issue. What suggestions might you make? What if it said “lowest cost” instead of “cost control”?

3. The catchment for the convenience store on an urban corner would likely be what? How about for the big box store? What about a mall?

4. The blah blah blah programming blah blah blah design?