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AEC Glossary

Construction and architecture terms defined.

47 terms covering zoning, permitting, building codes, construction documentation, and project delivery. Written for AEC professionals.

Zoning and Land UsePermitting and Plan CheckBuilding Codes and StandardsConstruction DocumentationProject Delivery and ContractsProject Management

Zoning and Land Use

Floor Area RatioFARZoning Analysis tool
The ratio of a building's total floor area to the size of the land parcel it sits on. A FAR of 2.0 on a 10,000 sq ft lot allows 20,000 sq ft of building floor area. FAR is one of the primary controls local zoning codes use to limit development intensity.
SetbackZoning Analysis tool
The minimum required distance between a building and a property line, street centerline, or other feature specified by the zoning code. Setbacks apply to front, rear, and side yards. Building elements such as eaves, steps, and balconies may have different setback requirements than the primary structure.
Use ClassificationZoning Analysis tool
The category assigned to a building or parcel based on how it is used, as defined by the local zoning code. Common classifications include residential, commercial, industrial, mixed-use, and agricultural. A proposed use must conform to the use classifications permitted in a given zone, or a conditional use permit or variance may be required.
Overlay DistrictZoning Analysis tool
A zoning layer applied on top of the base zoning district that imposes additional or modified requirements. Common overlay districts include historic preservation overlays, flood hazard overlays, airport approach overlays, and transit corridor overlays. Requirements from the overlay district apply in addition to the base zone regulations.
Variance
A discretionary approval granted by a zoning board that allows a property owner to deviate from a specific zoning requirement (such as a setback or height limit) due to unique physical hardship. A variance is distinguished from a conditional use permit in that it modifies dimensional standards rather than permitting a new use.
Conditional Use PermitCUP
A discretionary approval that allows a land use that is not permitted by right in a given zone but may be allowed subject to conditions. The approving authority typically holds a public hearing and may impose conditions such as operating hours, parking minimums, landscaping requirements, or noise mitigation measures.
EntitlementProject Strategy tool
The governmental approvals required before a development project can be built. Entitlements may include general plan amendments, rezoning, conditional use permits, variances, subdivision maps, and environmental clearances. Entitlement is distinct from building permits: entitlements approve what can be built on a site; building permits approve how it will be built.
Assessor's Parcel NumberAPNZoning Analysis tool
A unique identifier assigned to a land parcel by the county assessor for property tax purposes. APNs are used to look up zoning designations, parcel maps, ownership records, and permit history. Also called a parcel number or tax ID in some jurisdictions.
Density Bonus
A state or local program that allows a developer to build more units than the base zoning permits in exchange for providing a specified percentage of affordable housing units. In California, the State Density Bonus Law allows increases of 20% to 80% above the base density depending on the affordability level of the bonus units.
Non-Conforming Use
A land use or structure that was lawfully established under prior zoning regulations but no longer conforms to current zoning requirements. Non-conforming uses and structures are typically allowed to continue but may not be expanded, and if destroyed beyond a certain threshold must be rebuilt to current standards.

Permitting and Plan Check

Plan CheckPermit Review tool
The review of construction documents by a building department to verify compliance with applicable building codes, zoning regulations, and other local requirements before a building permit is issued. Plan check may be conducted by city or county staff or, in many jurisdictions, by a private third-party plan check firm under contract to the jurisdiction.
Building PermitPermit Review tool
An official authorization issued by a local government agency allowing construction, alteration, or demolition of a building or structure. Building permits are required for most construction work above a threshold cost or scope. Work performed without a required permit may result in stop-work orders, fines, and mandatory removal.
Correction NoticeCity Comments tool
A written list of code deficiencies or documentation gaps identified by the plan check examiner that must be resolved before a building permit can be issued. A first correction notice on a mid-size commercial project commonly contains 30 to 80 individual items. Each item requires a written response and a revised drawing or document.
Certificate of OccupancyC of O
A document issued by the building department certifying that a completed building or space meets the applicable codes and is safe for occupancy. A certificate of occupancy is typically required before a tenant can move into a new commercial space or a new home can be sold. Final inspections by building, mechanical, electrical, and plumbing inspectors must be passed before the C of O is issued.
Deferred Submittal
A portion of the construction documents that is explicitly identified in the permit application as not yet complete and will be submitted and reviewed separately after permit issuance. Common deferred submittals include sprinkler shop drawings, curtain wall engineering, and prefabricated structural components. Each deferred submittal requires separate approval before the work can begin.
Over-the-Counter PermitOTC
A building permit issued on the same day as application, without a formal plan check cycle, for projects of limited scope that can be reviewed immediately by the counter technician. Eligibility thresholds vary by jurisdiction but typically include small tenant improvements, re-roofing, and mechanical changeouts.
Preliminary ReviewPermit Review tool
An optional pre-application meeting or written review process offered by some building departments to provide feedback on a project's code compliance before the formal permit application is submitted. Preliminary reviews can identify significant code issues early enough to be addressed in the design phase rather than during plan check.
Permit Expiration
Building permits expire if construction does not begin within a specified period after issuance (typically 180 days to one year) or if the work is abandoned for a specified period after commencement. An expired permit requires renewal and may trigger re-review under current code requirements, which may differ significantly from the code in effect when the original permit was issued.

Building Codes and Standards

International Building CodeIBCPermit Review tool
A model building code published by the International Code Council (ICC) and adopted with local amendments by most US states and jurisdictions. The IBC covers structural design, fire and life safety, means of egress, accessibility, energy efficiency, and construction materials for commercial and multi-family buildings. Most states update their adopted version on a 3-year cycle.
California Building CodeCBCPermit Review tool
California's state-adopted building code, which is based on the International Building Code with California amendments. The CBC is maintained by the California Building Standards Commission and is typically more stringent than the base IBC in areas including seismic design, energy efficiency (Title 24), and accessibility (CBC Chapter 11B). California adopts a new edition of the CBC every three years.
International Residential CodeIRC
A model building code published by the ICC covering the design and construction of detached one- and two-family dwellings and townhouses. The IRC provides prescriptive construction methods that allow simpler compliance paths than the IBC for qualifying residential projects.
Occupancy ClassificationPermit Review tool
The category assigned to a building or space based on its use and the nature of the hazard it presents to occupants. The IBC defines occupancy groups including A (Assembly), B (Business), E (Educational), F (Factory), H (High Hazard), I (Institutional), M (Mercantile), R (Residential), S (Storage), and U (Utility). Occupancy classification determines fire-resistance requirements, egress requirements, and allowable construction types.
Construction TypePermit Review tool
A classification system in the IBC that defines the fire-resistance of a building's structural elements and exterior walls. The five construction types (I through V) range from Type I (fully non-combustible, highest fire resistance) to Type V (combustible framing, lowest fire resistance). Construction type determines the maximum allowable building height and area for a given occupancy classification.
Fire-Resistance Rating
A measure of the time in hours that a building assembly (wall, floor, column, beam) can withstand fire exposure under standardized test conditions before failing structurally or allowing fire to spread through the assembly. Fire-resistance ratings are expressed in 1-hour increments and are required for structural elements, separation walls, floor-ceiling assemblies, and exit enclosures based on the building's occupancy and construction type.
Americans with Disabilities ActADAPermit Review tool
A federal civil rights law that prohibits discrimination against people with disabilities and requires that buildings and facilities be accessible. ADA Standards for Accessible Design govern elements including parking, accessible routes, ramps, door hardware, restroom fixtures, counters, and signage. California has its own accessibility standard (CBC Chapter 11B) that is more stringent than ADA in many areas.
Title 24Permit Review tool
Part 6 of the California Code of Regulations, commonly called the California Energy Code. Title 24 establishes minimum energy efficiency standards for new construction and major alterations to residential and non-residential buildings in California. Compliance documentation (typically a HERS report and CF-1R or ENV-1 forms) must be submitted with the permit application.

Construction Documentation

CSI MasterFormatSpec Writer tool
A standard system for organizing construction specifications and cost data published by the Construction Specifications Institute (CSI). MasterFormat divides construction work into numbered divisions and sections, providing a common language for architects, engineers, contractors, and subcontractors. The current MasterFormat 2020 edition has 50 divisions organized into procurement and contracting requirements, facility construction, and facility services.
Request for InformationRFIRFI Management tool
A formal written question submitted by a contractor to the design team requesting clarification on the contract documents, including drawings and specifications. RFIs are numbered, tracked, and logged throughout the construction phase. An unanswered or poorly answered RFI can cause schedule delays and disputes. High-complexity commercial projects commonly generate 200 to 500 RFIs over the course of construction.
Submittal
A document, product data sheet, shop drawing, or sample submitted by the contractor to the design team for review and approval before incorporating the item into the work. Submittals verify that the contractor's proposed materials, equipment, and methods conform to the contract documents. Common submittals include shop drawings, product data, material samples, mock-ups, and test reports.
Shop Drawing
A detailed drawing prepared by a contractor, subcontractor, fabricator, or supplier showing how a specific building component will be manufactured, fabricated, or installed. Shop drawings are submitted to the architect of record for review and must be approved before the work proceeds. Common shop drawing submittals include structural steel connections, precast concrete panels, curtain wall systems, and mechanical equipment.
Construction DocumentsCDs
The complete set of drawings and specifications used to construct a project, obtain permits, and solicit bids. Construction documents are the final product of the design phase and form the basis of the construction contract. They typically include architectural, structural, civil, mechanical, electrical, plumbing, and landscape drawings plus a project manual containing the specifications.
Schematic DesignSD
The first phase of architectural design services, in which the architect translates the client's program into preliminary drawings that establish the overall form, scale, and character of the project. Schematic design deliverables typically include site plans, floor plans, sections, and elevations at a small scale. The fee for this phase is commonly 15% to 20% of the total design fee.
Design DevelopmentDD
The second phase of architectural design services, in which the schematic design is developed in greater detail. Design development drawings establish materials, systems, and dimensions. Structural, mechanical, electrical, and plumbing engineers are coordinated during this phase. DD documents are typically submitted for preliminary cost estimating.
SpecificationSpec Writer tool
A written document that describes the quality, performance requirements, and installation methods for materials, products, and workmanship used in a building project. Specifications are organized using the CSI MasterFormat numbering system and are included in the project manual alongside the general and supplementary conditions of the contract.

Project Delivery and Contracts

Design-BuildProject Strategy tool
A project delivery method in which a single entity (the design-build contractor) holds a single contract with the owner for both design and construction services. Design-build overlaps the design and construction phases, typically delivering projects faster and with fewer owner-managed coordination risks than design-bid-build. It is now the dominant delivery method for commercial and industrial construction in the United States.
Design-Bid-Build
The traditional project delivery method in which the owner first contracts with an architect to produce complete construction documents, then competitively bids those documents to general contractors, and finally awards a separate construction contract to the lowest qualified bidder. Design-bid-build provides maximum price competition but requires a complete design before construction begins, extending the overall project schedule.
Guaranteed Maximum PriceGMP
A contract structure in which the contractor agrees to complete the project for a stated maximum price, with any cost overruns above the GMP absorbed by the contractor. Savings below the GMP are typically shared between the owner and contractor at a negotiated split. GMP contracts are commonly used in construction management at-risk and some design-build arrangements.
Change Order
A written amendment to the construction contract that modifies the scope of work, contract sum, or contract time. Change orders require the signature of both the owner and contractor and become part of the contract documents. Unresolved change order claims are one of the most common sources of construction disputes.
Notice to ProceedNTPProject Strategy tool
A written document issued by the owner to the contractor authorizing the contractor to begin work on the project. The NTP establishes the official start date of the contract and triggers the commencement of the contract time. Contractors typically cannot begin work or incur reimbursable costs before receiving a valid NTP.
Substantial Completion
The stage in the progress of the work when the work is sufficiently complete in accordance with the contract documents so that the owner can occupy or utilize the work for its intended use. Substantial completion triggers the start of the correction period (also called the warranty period), the release of retainage, and the beginning of the statute of repose in most states.
Retainage
A percentage of each progress payment (typically 5% to 10%) withheld by the owner until the project reaches substantial completion or the work is fully complete. Retainage is intended to incentivize the contractor to complete the project and address punch list items. Retainage laws vary by state and project type.
Punch List
A list of incomplete or defective items that the contractor must correct before final payment is released. The punch list is typically prepared by the architect during a final inspection near substantial completion. Punch list items are minor in nature; if a project has significant uncompleted work, substantial completion has not yet been achieved.

Project Management

Critical PathProject Strategy tool
The sequence of project tasks that determines the minimum project duration. Any delay to a task on the critical path directly delays the project completion date. Tasks not on the critical path have float, meaning they can be delayed to some degree without affecting the overall schedule. Critical path method (CPM) scheduling is required on most public works contracts.
Float
The amount of time a project task can be delayed without delaying the project completion date (total float) or the start of the next task (free float). Tasks on the critical path have zero float. Disputes over who owns float (the owner or the contractor) are common on large construction projects.
General Conditions
Contractor costs that support the overall project but are not directly attributable to a specific scope item, including site supervision, temporary facilities, scaffolding, safety programs, quality control, and project management. General conditions are typically estimated as 8% to 15% of the direct construction cost and are a separate line item in the GMP or lump sum contract.
Submittals Log
A tracking document maintained by the contractor that records the status of every required submittal: date submitted, date reviewed, review action (approved, approved as noted, revise and resubmit, rejected), and date returned. The submittals log is a key project management tool and is often reviewed during owner-architect-contractor (OAC) meetings.
RFI LogRFI Management tool
A tracking document that records every Request for Information submitted on a project, including the date submitted, description, assigned discipline, response due date, and date answered. An aging RFI log with many unanswered questions is a leading indicator of schedule risk. Contractors use the RFI log to document delay claims when the design team's response time affects the work.

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