OBOA Conference October 5, 2009 Presented by James Farrow Architect, OAA, OAQ, MRAIC Drawing Coordination, Shop Drawings, and Complete Building Permit Applications The case for Architect as a Prime Consultant
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Drawing Coordination, Shop Drawings, and Complete Building
Permit Applications
The case for Architect as a Prime Consultant
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Profile of Presenter
James Farrow, Architect, Memberships: OAA, OAQ, MRAICPresident, Farrow Architects Inc., Ottawa since 1999Senior Vice President and Treasurer, Ontario Association of Architects 2009OAA Councillor 2008-2010Member of OAA Practice Committee 2002-2008Member of EABO 2008Participant in MMAH Part 3 OBC Code Committee
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Goals and Objectives for Today’s Discussion
Understand the Architect’s roleFrom an Architect’s Perspective:
Understand a Typical Building Project Order of Events and ScheduleUnderstand Appropriate Coordination Review PointsUnderstand the Need for Prime Consultant
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Definition of “Coordinate”
Webster’s Dictionary Definition:To integrate (different elements, etc.) into an efficient relationship; to adjust to; to function harmoniously
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
This is not the best way to coordinate construction activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Architect’s Role in a Building Project
Owner’s AdvisorBuilding Program
Project DesignerArchitectural DesignInterior Design
Prime ConsultantEngage Engineering and other Consultants
Project ManagerFacilitate progress of Project from concept to completionAssist Owner with Permit Applications
Contract ManagerInterpreter of Owner – Contractor Contract
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Escalator to nowhere
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Building Project Order of Events
Owner identifies need for new or renovated facilityOwner Engages Consultants
ArchitectEngineeringOthers as required to obtain “Base” Information required for Design
Consultants begin Design ActivitiesBuilding ProgramConcept DesignConstruction Drawings
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Building Project Order of Events (cont’d)
Seek Municipal and other ApprovalsSite Plan ApprovalOther 3rd Party Approvals (e.g. MOE, Fisheries, Transportation, etc.)Variances, if applicableZoning ApprovalPhase 1 and/or 2 Environmental AssessmentBuilding PermitDemolition Permit, if applicable
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Building Project Order of Events (cont’d)
Select Construction Procurement OptionsGeneral Contractor Fixed Price Contract
Subtrades are selected
Construction ManagementSubtrades are tendered separately by Construction Manager
HybridSome Variation of above
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Building Project Order of Events (cont’d)
Construction Activity CommencesDesired Completion Date is established by OwnerDetailed Schedule is established by ContractorShop Drawings are prepared by Subcontractors
Review by General ContractorReview by ConsultantsUpon acceptance by Owner/Consultants, submission to Authorities Having Jurisdiction (as required)
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Building Project Order of Events (cont’d)
Construction ActivityPeriodic General Review
ArchitectEngineering Sub-consultants
Site MeetingsReview ScheduleReview Change RequestsReview Discovered ConditionsReview Deficiency Reports
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Building Project Order of Events (cont’d)
Project CloseoutConsultant Review
ArchitectEngineering Sub-consultants
Authorities Having JurisdictionMunicipal CBOHydro/Gas/Communication
FinancialBank/FinancierLand Title
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Neighbouring Site Constraints –What happens when the Train comes by?
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Coordination Review Points
Program AcceptanceDid we include all program requirements?
Concept DesignDoes Concept meet program?Any site constraints? Are they met or can they be changed?Any municipal constraints? Are they met or can they be changed?
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Dimension and Layout
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Coordination Review Points (cont’d)
Construction DocumentsArchitectural/Structural/Mechanical/Electrical Coordination? Does it all fit together?Site Engineering and LandscapingMunicipal Infrastructure
WaterSewerGasCommunications
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Aesthetics vs. Practicality
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Coordination Review Points (cont’d)
Municipal ApprovalsSite Plan Approval
Usually application made at completion of concept design stage except for site engineering drawings which are more advanced
Building Permit ApprovalUsually application made at time of completion of Construction Documents but before Tender
Other municipal constraints?
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Incomplete Infrastructure
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Coordination Review Points (cont’d)
Construction ProcurementSubtrade Selection
Trade specific products or alternatives? Alternatives must be evaluated and accepted by Architect and Owner.Incorporate any addenda resulting from tender process
Construction ScheduleResponsibility of Construction General ContractorSchedule for Shop Drawing Submittals in order of when required to complete project
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Sure we installed the equipment…
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Coordination Review Points (cont’d)
Consultant Activities during ConstructionPeriodic General Review
Ensure that construction is proceeding according to applicable code and to drawings/specificationsAdvise on any necessary adjustments or changes as work progressesProvide reports for other stakeholders
Shop Drawing ReviewReview submittals by General ContractorCoordinate with other submittalsProvide copies for Municipal Authorities as required
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
…Workmanship!?
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Coordination Review Points (cont’d)
Consultant Activities during ConstructionCloseout Activities
Ensure that record drawings are updatedReview Building Operating ManualsConfirm ready for Occupancy Permit from Municipality
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Oops, forgot to check the elevation …
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
A Building Project Incorporates many elements from many difference sources into one overall result
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Typical Flowchart of Activities
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Why do you need a Prime Consultant?
Keeper of Entire History of a ProjectInvolved at all stages so will be aware of reasons for certain decisions along the wayEnsure any missing pieces are providedConcept to Project Realization
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
…now why did they need a stair here?
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Recommendation
Permit Applications with Prime Consultants could be streamlinedMunicipal Officials should resist temptation to become Project “Coordinators”Update Building Permit Application Requirements to require identification of “Coordinating Agent” for all projects
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Instead of This
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
Get This
OBOA Conference October 5, 2009
Presented by James Farrow Architect, OAA, OAQ, MRAIC
The End