Term
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Definition
| uniform standards of construction originating in NYC in 1916 to protect the health, welfare and safety of people. Regulates the use of land, light, air, and open space while protecting property values and protecting against nuisances (factories in residential areas), undesirable businesses (porn shops by schools) and dangers (hazardous chemicals in public areas). |
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Term
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Definition
| encourages private developers to provide amenities for public use in exchange for opportunity to build larger or taller structures on a site. |
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Term
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Definition
| building is no longer permitted by the zoning ordinance. Typically allowed to stay unless it’s unsafe. |
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Term
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Definition
| a building that is permitted in an area that it is not zoned for, to benefit the public (e.g.: an elementary school in a residential neighborhood) |
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Term
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Definition
| applied for by an owner on a private site to ask to deviate from an ordinance in order to avoid hardship. |
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Term
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Definition
| a change in the zoning ordinance for a particular area |
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Term
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Definition
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Term
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Definition
| required open space measured between property line and face of building. Used to preserve light, air, and spaciousness |
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Term
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Definition
utilized by communities principally to achieve planned street patterns. They help insure that buildings will not be erected in the bed of projected streets or of potential
street widenings. |
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Term
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Definition
| legal right of government or another land owner to use one’s property for a specific purpose |
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Term
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Definition
| Prevents development that upsets something scenic to the public |
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Term
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Definition
| Building code that specifies techniques, materials and methods to be used. Cut and dry and simple to administer by the official |
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Term
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Definition
| Building code that describes functional requirements, but leave method to achieve decisions up to the designer. |
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Term
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Definition
| values for how long a separation can resist the passage of fire. Stated in terms of hours and can be increased with the use of sprinklers. (eg: walls, doors, windows, floors, etc.) |
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Term
| Flame Spread Rating/Smoke Developed Ratings |
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Definition
| measures the amount of flame and smoke a material generates. (e.g. Carpet, fabrics, etc) |
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Term
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Definition
| a location designed to hold occupants when evacuation is not safe or possible. Has a steady supply of outside air, passive fire protection, electrical integrity/ emergency lighting, two way communication/call box to 24 hr manned, or outside line |
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Term
| Road/Street Design Principles |
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Definition
• Avoid intersections that are slightly offset (like Leiser/McGloughlin)
• Avoid intersection where the angle of roads is less than 80°
• Cartridge Roads are loop distributor-collector drive with access to the local road
• At intersections with more than 750 cars per hour, a traffic light is required
• At intersection with more than 3,000 cars per hour, grade separation is required |
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Term
Street Design
• Cloverleaf
• Direct left turn
• Diamond |
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Definition
• Cloverleaf: two level interchange
• Direct left turn: where two expressways intersect
• Diamond: expressways intersect secondary roads |
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Term
| Maximum length of a block |
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Definition
| 1,600’ (that’s 8 Portland Blocks!) |
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Term
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Definition
| 400‘ max w/ 80‘ turn around |
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Term
| 2 lane highway width w/ 9' shoulders |
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Definition
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Term
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Definition
Width = 11’-0” - 12’-0” wide
Heavy Traffic Streets = 6” concrete curb and gutter
Minor Streets = 4” roll curb or gravel
Minimum curb radii @ minor streets = 12”
Minimum curb radii @ major streets = 50”
Landscape strips = 7’ w/trees or 4’ wide w/ground cover |
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Term
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Definition
| Spaces are typically 9’-0” wide and 18’-0” - 20’-0” long |
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Term
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Definition
minimum 8’-0” wide with
access alley 5’-0” wide for cars or
8’-0” wide for vans adjacent to the space |
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Term
| SF/car when designing a lot |
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Definition
| Allow 290 sf / car when designing a lot |
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Term
| How much parking for a shopping space |
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Definition
| Plan for 3,000 - 4,000 sf of parking for every 1,000 sf of shopping space |
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Term
| Parking - Clearance between cars |
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Definition
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Term
| Parking - Circulation Aisle |
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Definition
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Term
| Parking - sizes in lots with attendants |
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Definition
| 8’ x 18’ stalls and 20’ aisles |
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Term
| Parking - Angle of parking affects projection and bay width of double loaded aisle - 30/35/40/45 parking |
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Definition
30° parking = 15’-7” projection = 43’-2” bay width
35° parking = 16’-7” projection = 45’-2” bay width
40° parking = 17’-6” projection = 47’-0” bay width
45° parking = 18’-2” projection = 48’-4” bay width |
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Term
| Parking - 90° parking: Cars per lineal feet and benefits |
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Definition
11 cars/100 lineal feet of curb
• makes for easy two-way traffic and can accommodate most cars. The only disadvantage is that it can be difficult to maneuver |
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Term
| Parking - 60° parking: Cars per lineal feet and benefits |
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Definition
pretty efficient = 9 cars/100 lineal feet of curb
• Relatively economical and allows easy access to and from parking spaces |
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Term
| Parking - 45° parking: Cars per lineal feet and benefits |
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Definition
pretty efficient = 8 cars/100 lineal feet of curb
• Relatively economical and allows easy access to and from parking spaces |
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Term
| Parking - 30° parking: Cars per lineal feet and benefits |
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Definition
east efficient = 5 cars/100 lineal feet of curb
• Uneconomical |
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Term
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Definition
| Slopes in parking lots should be 5% max |
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Term
| multiple story lots - ramps slope |
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Definition
| In multiple story lots, ramps should be 15% max, with 8’ transitions |
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Term
| Pedestrian Circulation - Area of a person |
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Definition
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Term
| Pedestrian Circulation - Easy movement |
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Definition
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Term
| Pedestrian Circulation - Crowd movement |
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Definition
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Term
| Pedestrian Circulation - No movement |
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Definition
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Term
| Pedestrian Circulation - Sidewalks |
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Definition
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Term
| Pedestrian Circulation - Collector walks |
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Definition
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Term
| Collective Transit System requirements |
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Definition
| at least a population density of 30 persons per acre |
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Term
| Max distance to walk to a stop |
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Definition
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Term
| Transit Speeds - Local Bus |
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Definition
| short trips in city/long trips in burbs - 15 - 30 mph |
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Term
| Transit Speeds - Express Bus |
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Definition
| between medium density areas - 40 - 60 mph |
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Term
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Definition
| between areas with high density - 40 - 70 mph |
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Term
| egress - Typical common path of travel |
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Definition
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Term
| egress - Typical distance to an exit |
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Definition
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Term
| egress - Exits cannot pass through |
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Definition
• Kitchens
• Storerooms
• Closets
• (or spaces used for similar purposes)
• Through rooms that can be locked to prevent egress |
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Term
| egress - Fire Tower Requirements |
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Definition
One Fire Tower is required in buildings over 75’-0” (one exit, minimum)
• Non combustible construction that is connected with mechanically vented vestibules on backup power or balconies |
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Term
| Egress - door swing direction |
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Definition
| Doors must swing in the direction of travel |
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Term
| Egress - calculating number and width of exits |
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Definition
The number of exits is based on the number of occupants
• Typically spaces with more than 50 occupants must have 2 exits
• Required width of exits is determined by occupants on the floor plus an allowance for
occupants from floors above |
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Term
Egress - exit or not exit:
Elevator
Escalator
Ramp
Revolving Door |
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Definition
• Elevators are not a means of egress
• Escalators provide a conduit for smoke and are not an approved exit
• Ramps may constitute a portion of the require legal exits
• Revolving doors must collapse to be part of required legal exit |
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Term
| Ventilation Systems - How to minimize the circulation of smoke |
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Definition
Minimize the circulation of smoke by:
• Isolating the circulation system of each fire area
• Shifts from normal to top exhaust when there’s a fire
• Increasing air pressure to prevent flow of smoke and fumes |
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Term
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Definition
• Required for buildings with 3 or more stories
• Must be in working order during construction |
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Term
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Definition
| continuously pressurized with water from a public supply. Hose cabinets are located at fixed distances, and hoses can be operated by occupants |
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Term
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Definition
| not connected to a constant water supply, the firemen connect to an outside hose connection point. Cabinets are located in smoke proof stair towers and hoses are used by firemen |
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Term
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Definition
| both wet and dry. Must deliver 35 gallons/minute from each of two outlets simultaneously. |
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Term
| Fire Alarms and Sensor Types |
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Definition
• Install both local alarms and alarms connect to the Fire Department.
• The one to the fire department can be manual or can be through automatic fire sensors.
Sensor types:
• Fixed Temperature
• Smoke Detector
• Product of Combustion |
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Term
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Definition
• Dual water mains service both sides of the street = 6" residential, 8" high density
• When density is less than 1,000 people/square mile there’s typically no public water supply
• Valves are located so that no single break in a line impacts more than 500’-0” of water
• Main water supplies are installed in a branch or gridiron system
• Main Wastewater lines are located at the center of the street
• Do not put wastewater/water lines adjacent for fear of contamination if a break/leak
• Wastewater lines on site need to be designed first to accommodate pitch and gravity
• To convey solid material, must have up to a 2% slope, with velocity of 2 - 10 ft/secondof water |
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Term
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Definition
vary between every city, and influence building design through the regulation of land, function, size, and exterior elements.
• If zoning ordinances and building codes give different maximum heights or areas, the lower
of the two takes precedence. |
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Term
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Definition
| intended to permit safe egress, maintain structural integrity, limit the spread of fire help extinguish blaze, limit damage, and avoid collapse |
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Term
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Definition
| areas treated as incidental must be separated by a one-hour fire barrier that have self-closing doors with no air transfer openings and/or have a fire suppression system |
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Term
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Definition
| to be considered an accessory, an area can’t exceed 10% of the total floor area allowed by the height/area table |
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Term
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Definition
| if occupancies in a building are too large to be considered incidental/accessory then the building is considered to have mixed occupancy. |
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Term
| automatic fire suppression system |
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Definition
Code emphasizes the importance of installation of an automatic fire suppression system. The threshold limit for fire suppression is based on one or more of the following:
• The fire area or building are in which the occupancy is located
• Where the occupancy is located in the building
• The number of occupants in a building or fire area |
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Term
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Definition
enclosures that provide a certain number of hours protection based on the risk associated with the occupancy. e.g.: High Hazard (H) = 4 hrs, Utility (U) = 1 hr
• Each fire area must be surrounded by firewalls, fire barriers (floors and walls) or exterior
walls and roof.
• To avoid installing fire suppression within a space, a fire area separation can be used to subdivide a single occupancy.
• As long as the fire areas with a building fall below the limits, no fire suppression is
needed
• Sprinklers are required for any windowless stories, building taller than 55’-0, and
underground structures with the lowest level below 35’-0” from the lowest level of exit discharge |
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Term
| Identify the Type of Construction |
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Definition
• Determining the limits on building height and area is tied to several factors, including the occupancy and if the building is fully sprinklered.
• Classified according to degree of Fire resistance and determined by fire zone it is located and intended use
• Buildings are allowed to have a one story and 20’-0” height increase if the building is protected throughout by a sprinkler system (does not apply to H occupancies) |
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Term
| three elements of means of egress |
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Definition
Exit access
Exit
Exit discharge |
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Term
| means of egress - Exit access |
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Definition
distance a building occupant must travel from the most remote point in the occupied portion of the exit access to the entrance of the nearest exit
• Travel distance within a space is typically limited to 75’-0” before two distinct paths
are required.
• When a building requires two exits, the travel distance is only measure to one of the
exits, not both
• The overall travel distance from any space within a suite of offices to an exit is
250’-0”, which includes the 75’ of travel distance to an exit |
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Term
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Definition
a door that opens directly to the outside or a protected stair/ramp
• Enclosed stairs are required to proved a fire-rated enclosure for 1 hour (2 hours if stair connect 4+ stories)
• No limit on distance traveled within an enclosed exit
• 50% of exits can discharge through a lobby space on the level of exit discharge if
protects and has a sprinkler system |
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Term
| means of egress - Exit discharge |
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Definition
the path between the exit door and the public way.
• No dimensional limits on the travel distance once outside the building (except if exits discharge onto a balcony). |
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Term
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Definition
HVAC limits are based on minimum requirements for recirculated and
fresh air required in a building from operable windows and openings. Mechanical ventilation is not required in any building, except when natural ventilation is not met.
• Environmental issues like mold aren’t addressed in building/mechanical code
• Mechanical/Natural ventilation is required in crawl and attic spaces to prevent
stagnant air |
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Term
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Definition
prescribes the minimum loads under various construction/load conditions.
• The building and its components are considered “dead loads”. Occupants are considered “live loads”.
• Environmental loads account for wind, snow, rain, earthquake, and floods that may impact a building |
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Term
| Code - Special local conditions |
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Definition
| local code and regulations that are so specialized they can’t be included in a general code. |
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Term
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Definition
specifications for minimum quality standards and means for determine the strength of a member to resist a given load.
• Typical materials include concrete, wood, glass, steel, masonry, aluminum, and
gypsum
• New materials are permitted if their preference level can be proven and accepted by
the review board. |
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Term
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Definition
Sanitation is fundamental to health, safety, and welfare of
occupants. Types and numbers of fixtures to maintain sanitary conditions within a building type are mandated. |
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Term
| National Park Service Standards for Preservation |
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Definition
• Use a property as it was historically intended to, or maximize the rendition of distinctive materials, features, spaces, and spatial relationships if there is a change
• History character of a property will be retained and preserved. Do not replace historical materials that are intact or can be repaired
• A property will be recognized as a physical record of its time, place, and use.
• Changes to property that are now also considered historical will be preserved (e.g. the
minoan columns at Knossos that were painted red as an act of restoration)
• Distinctive materials/features/finishes/construction or examples of craftsmanship will be
persevered
• Existing condition of historic features will be evaluated to determine the appropriate
level of intervention.
• Chemical/physical treatments will be gentle if absolutely required.
• Archeological resources will be protected/preserved in place
• Tax incentives and federal/state/local grants stimulate market for preservation
• Buildings must be 50 years old to qualify for listing on National Register of Historic Places |
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Term
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Definition
occurs to buildings that are specifically significant (designed by a famous architect, housed an important historic event, etc). These buildings are typically on
the National Register of Historic Places |
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Term
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Definition
occurs to buildings in a significant historic district, but aren’t individually
significant (and are more likely to be able to take on a new use). |
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Term
| documented plan for preservation |
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Definition
Identify, retain, and preserve historic materials and features
Stabilize deteriorated historic materials/features as a primary measure
Protect and maintain historic materials and features
Repair historic materials and features
Limited replacement of extensively deteriorate portions of historic features
Address energy efficiency, accessibility, health and life safety issues: |
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Term
| Adaptive Reuse - Identify, retain, and preserve historic materials and features |
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Definition
• Identify the features that are important in defining the building’s historic character and which must stay in order to retain that character.
• Includes building siting, materials used (wood, brick, metal), features (roofs, porches, windows), interior materials (plaster, paint), interior features (wainscoting, moldings, stairways, spatial configuration, structural and mechanical systems) |
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Term
| Adaptive Reuse - Stabilize deteriorated historic materials/features as a primary measure |
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Definition
• Include structural reinforcement, weatherization, or correct unsafe conditions
• Should be carried out that it detracts as little as possible from the building appearance • Not necessary in every project |
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Term
| Adaptive Reuse - Protect and maintain historic materials and features |
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Definition
• Protection generally involves the least degree of intervention
• Includes maintenance of historic materials (rust removal, caulking, limited paint removal),
cleaning (gutters, yard/landscaping), installing protective elements (fences, alarms) |
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Term
| Adaptive Reuse - Repair historic materials and features |
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Definition
• Stabilize, consolidate and conserve
• Includes repointing with correct strength mortar, patching/splicing/reinforcing wood/metal • All work should be physically and visually compatible
• All work should be identifiable upon close inspection and documented for future research |
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Term
| Adaptive Reuse - Limited replacement of extensively deteriorate portions of historic features |
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Definition
• Only use if all prior steps proves inadequate
• Use surviving prototypes to replace missing/deteriorated in kind
• Includes using wood where there was wood, metal where there was metal, etc.
• Excludes hidden structural reinforcement and mechanical systems
• All work should be identifiable upon inspection and documented for future research |
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Term
| Adaptive Reuse - Address energy efficiency, accessibility, health and life safety issues |
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Definition
• Take care not to obscure, damage, or destroy character defining materials or features when upgrading a building to meet code and energy requirements.
• Asbestos/Lead abatement should be carefully done so that important historic finishes are not adversely affected. |
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Term
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Definition
Americans with Disabilities Act (ADA): law that prohibits discrimination based on
disability |
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Term
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Definition
Building Owners and Managers Association (BOMA): professional organization that for
commercial real estate professionals |
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Term
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Definition
| law that prohibits housing discrimination on the basis of race, color, religion, sex, disability, familial status, and national origin. |
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Term
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Definition
| US Department of Housing and Urban Development |
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Term
| ADA Guidelines - areas included/not included |
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Definition
Included:
all employee work area and temporary construction that is open to the public
Not Included:
• Temporary construction facilities (e.g. Job shacks, scaffolding, trailers)
• Raised areas used for security/life safety (e.g. Security or life guard towers)
• Non-occupiable service areas accessed infrequently for maintenance (e.g. Mechanical
rooms, penthouses)
• Tollbooths
• Water slides
• Non-public animal containment areas
• Raised boxes and wrestling rings
• Raised structures for officiating/announcing sports events |
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Term
| ADA Guidelines - Wheelchair Passage Width |
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Definition
| 32” clr at a point/36” clr continuous |
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Term
| ADA Guidelines - 2 Wheelchair Passing Width! |
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Definition
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Term
| ADA Guidelines - Headroom |
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Definition
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Term
| ADA Guidelines - Turning Space |
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Definition
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Term
| ADA Guidelines - Clear Floor Space |
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Definition
| 2’-6” wide x 4’-0” long min |
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Term
| ADA Guidelines - Changes in level |
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Definition
1/4” max w/o edge treatment
Beveled Edge Ok = 1/4” – 1/2” w/ 1:2 max slope
Requires Ramp = 1/2” or more |
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Term
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Definition
| 32” clr min when open 90 deg |
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Term
| ADA Guidelines - Shallow Closet Doors |
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Definition
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Term
| ADA Guidelines - Door Clearance |
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Definition
| 1’-6” clr on pull side of door |
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Term
| ADA Guidelines - Accessible Route Cross Slope |
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Definition
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|
Term
ADA Guidelines - Ramps
Slope
Width
Length
Landings
2 Handrails |
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Definition
Slope = 1:20 min to 1:12 max
Width = 3’-0” wide
Length = 30’-0” max
Landings = 5’-0” at each end (width of ramp)
2 Handrails = If rise is +6” or run is +72” |
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Term
| ADA Guidelines - Handrail Height |
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Definition
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Term
| ADA Guidelines - Handrail Cross Section |
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Definition
| 1-1/4” - 2” and 1-1/2” clr from wall |
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Term
| ADA Guidelines - Handrail Extension |
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Definition
| 12” past top and 12”+ 1 tread bottom |
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Term
| ADA Guidelines - Stairways |
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Definition
| 48” clr between hand rails min |
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Term
| ADA Guidelines - Walkways |
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Definition
|
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Term
| ADA Guidelines - Curb Cuts |
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Definition
| 3’-0” flared sides:1:10 max/front 1:12 |
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Term
| ADA Guidelines - Car Parking Space |
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Definition
| 9’-0” wide min with 5’-0” wide aisle |
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Term
| ADA Guidelines - Van Parking Space |
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Definition
| 11’-0” wide min w/5’-0” wide aisle |
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Term
| ADA Guidelines - Parking Space Location |
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Definition
| 200’-0” max from building entrance |
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Term
ADA Guidelines - Number of accessible spaces
7 - 50 car lot
51 - 100 car lot
101 - 150 car lot |
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Definition
7 - 50 car lot = 2 accessible spaces
51 - 100 car lot = 3 accessible spaces
101 - 150 car lot = 5 accessible spaces |
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Term
| An Area of Rescue will be located on one of the following |
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Definition
• A portion of a stairway landing within a smoke proof enclosure
• A portion of an exterior exit balcony located immediate adjacent to an exit stair
• A portion of a 1-Hr fire resistive corridor located immediately adjacent to an exit enclosure
• A vestibule located immediately adjunct to an exit enclosure constructed to the same fire resistive standards as required for corridors/openings
• A portion of a stairway landing within an exit enclosure that’s vented to the exterior and separated by 1-1/2 Hr doors, minimum
• When approved, an area or room which is separated from others by a smoke barrier
• An elevator lobby when the elevator shafts and adjacent lobbies and pressurized as
required for smoke proof enclosures |
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Term
| BOMA Standards to calculate rentable area |
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Definition
• Rentable area includes a share of common restrooms and corridors
• No deductions are made for columns or projection necessary to the building
• When measuring from an exterior wall which is more than 50% glass, measure from the
inside face of glass
• Measure to the centerline of demising walls
• Measure to the inside face of walls |
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Term
| Fair Housing Act Guidelines |
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Definition
• Covers most housing (owner-occupied building with 4 or less units, single family houses sold/rented by owner, and housing run by clubs that limit occupancy to members are sometime exempt)
• Landlords/Real Estate Agents/Lenders can’t take any of the following actions based on race, color, national origin, religion, sex, familial status, or handicap
• A resident with a documented disability cannot be refused the opportunity to make
reasonable modification to their dwelling/common use area (at resident’s expense) for the
person to be able to use it.
• A resident with a document disability cannot be refused reasonable accommodation in
rules/policies/precuts or services, if necessary for the resident to use the building (e.g. A
complex with a “no pet” policy must allow a visually impaired tenant to keep a guide dog)
• Housing doesn’t have to be made to a person who is a direct threat to the health and/or
safety of others (through the use of violence, illegal drugs, etc)
• Unless a building/community qualifies as housing for older people, it can’t discriminate
against pregnant women, anyone securing legal custody of a child, or families with one or more children under 18 who live with a parent/legal guardian/designee with written consent. |
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Term
| Fair Housing Act Guidelines - Requirements for New Buildings with 4 or more units and an elevator |
|
Definition
• Public common area must be accessible
• Doors and hallways mush be wide enough for a wheelchair (32”-36” min)
• All units must have:
• An accessible rough into and through the unit
• Accessible light switches, electrical outlets, thermostats, etc
• Reinforced bathroom walls to allow later installation of grab bars • Kitchens/bathrooms can be used by people in a wheelchair
• These rules do not replace more stringent state/local codes |
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Term
| Fair Housing Act Guidelines - Landlords/Real Estate Agents/Lenders can’t take any of the following actions based on race, color, national origin, religion, sex, familial status, or handicap: |
|
Definition
• Refusal to rent or sell
• Refuse to provide information regarding loans
• Refuse to negotiate for housing
• Making Housing unavailable
• Deny a dwelling
• Set different terms, conditions, or privileges for sale or rental (e.g.: rates, points, fees,
monthly rent)
• Falsely deny that housing is available for inspection, sale, or rental
• For profit, persuade owners to sell or rent
• Threaten, coerce, intimidate, or interfere with any exercising a fair housing right or
assisting someone who is
• Advertise or make a statement that indicates a limitation or preference based on race,
color, national origin, religion, sex, familial status, or handicap |
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Term
| Life-Safety Code (NFPA 101) Guidelines |
|
Definition
Not a legal code, but written like one to facilitate adoption into law by cities
Addresses construction, protection, and occupancy features necessary to minimize danger to life from fire including smoke, fumes, or panic.
Does not address general fire prevention or building construction features that are normally part of fire/building codes.
Applies to existing and new structures
Is a source for determination of liability in accidents
Groups flame spread ratings (materials propensity to burn rapidly and spread flames) into 5 classes |
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Term
| Life-Safety Code (NFPA 101) Guidelines - flame spread ratings |
|
Definition
Class A = 0-25
Class B = 26-75
Class C = 76-200
Class D = 201-500
Class E = 0ver 500
A flame spread rating number is the relative rate at which flame will spread over the surface of a material, as compared with flame spread on asbestos-cement board (rated zero) and on red oak (rated 100).
Flame spread rating number is not the rate at which the flame actually spreads along the surface and is not an indication of the fire resistance of the material. |
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Term
| Accessibility Programming Method |
|
Definition
• Identify client’s potential accessibility problem areas and desired outcomes
• Identify strategies for correcting problems including a proposed implementation schedule
and budget/cost analysis
• Develop prototype design details for implementation
• Prepare and administer surveys if required to assess population using building
• Prepare client training program manuals and facility monitoring documentation |
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