Building the Concept: Architectural Realization

 

Getting Work as an Architect

Competitions

    • Design Competitions
    • “Ideas” Competitions
    • Invited Design Competitions
    • Constrained Competitions

Private Clients / Return Clients

    • Social Events / Networking
    • Published work / Portfolio
    • Advertising / Website
    • Return Clients
    • Referrals

Request for Proposal – RFP’s

The Proposal document includes:

    • Design Team / Consultants
    • Firm / Team History
    • Completed Relevant Projects
    • Organization Charts
    • Schemes for Addressing major constraints of project

Consultants

    • Members of design team which address particular facets of the Project
    • As the Project Architect it is your responsibility to co-ordinate their activity and communication

›         Consultants Include:

»        Structural Engineer

»         Mechanical Engineer

»         Electrical Engineer

»         Civil Engineer

»         Geotechnical Engineer

»         Code Consultant

»         Acoustic Consultant

»         Fire Safety Consultant

»         Lighting Consultant

»         Cost Consultant

»         Interior Design Consultant

»         Landscape Architect

Contracts

Stipulated Price Contract

    • The Stipulated Price Contract is the traditional construction model

›         Also referred to as Competitive Building Contract, or Design/Tender/Bid Contract

›         Canadian Construction Documents Committee (CCDC) form #2

    • This Contract involves a Client hiring an Architect and a General Contractor, with a total Hard Cost Budget in Place

›         The project proceeds with a full set of working drawings which go to tender 

›         Sub-Trades bid on various components of the project

›         Bids return, and trades are selected (no requirement to select lowest bidder)

›         Construction begins and Architect assumes role as mediator between Contractor and Client

    • Disadvantages to the Stipulated Price Contract

›         Because the process requires thorough documentation, this method can be slow and inadaptable to design changes.

    • Client individually hires Architect and General Contractor

-Architect is in direct consultation with the client

 

-Client is responsible for payment of both the

 

-Architect and the General Contractor

Architect hires consultants

 

 

Cost Plus Contract

    • A Cost Plus Contract is typically used when the scope of services for the project is not clearly defined, or the project requires a short construction period.

›         Also referred to as Design/Build Contract

›         Canadian Construction Documents Committee (CCDC) form #3

    • This Contract involves a Client hiring a Builder or General Contractor, who in turn hires an Architect

›         Builder bills the client on a regular basis for construction materials and labor

›         The project can be constructed much more quickly as drawings are prepared as needed

›         Sub-Trades are hired directly by Builder, which speeds up bidding process

›         Client can isolate party responsible for project directly

    • Disadvantages to the Cost Plus Contract

›         Because the builder is in direct contact with the client, the Architect can lose design control

›         Builder has no supervision on Trade selection – can lead to

problems with quality

-General Contractor/builder hired by client

 

-General Contractor hires Architect and Consultants

 

-General Contractor is responsible for the payment of the parties involved

 

-Communication between Architect and Client can be severed

 

Project Management Contract

    • Typically used in large scale or complex projects the Project Management Contract introduces a third party strictly to manage the construction of a project.  Typical scheme used in Public Works government projects

›         Also referred to as Construction Management Contract

›         Canadian Construction Association (CCA) form #5

 

    • This Contract involves a Client hiring a representative or Construction Manager to oversee and communicate with the General Contractor

›         The Architect is hired by the Construction Manager to produce a concise set of construction documents in order to clearly define the scope of construction

›         This contract can be used without a General Contractor, where the Construction Manager would take the role of the General Contractor as well

›         Incentives can be provided to the GC for early completion or lowered construction costs

 

    • Disadvantages to the Project Management Contract

›         Expensive to administer as there is an additional party to pay

›         Construction manager has relatively little responsibility

 

-Construction manager is hired by consultant and acts as a representative to hire Architect and General Contractor [though in some cases the client hires the Architect]

 

-All communication is done through the construction manager, and the construction manager places emphasis on project efficiency

 

-Architect becomes removed from the client, and the Construction manager can be at conflict

 

Development Proposal Contract

    • This Contract is based on a format where a stipulated price with agreed modifications is given to a Developer

›         Also referred to as Build-to-Suit or Turn Key Contract

›         Canadian Construction Association (CCA) form #14

 

    • This Contract involves a Developer obtaining a parcel of land with complete discretion for design and construction development

›         The Architect is hired by the Developer to produce a single or multiple sets of construction documents at the direction of the developer

›         A client will lease or purchase directly from the developer before or upon project completion

›         Efficient cost determined construction process with little design related delays

 

    • Disadvantages to the Development Proposal Contract

›         Standard architectural implementation with no incentive towards innovative building materials or construction

-The developer is hired by the client 

 

-The developer is responsible for the hire and payment of parties involved

 

-Though the Architect is in direct contact, the developer often has control over the design

 

-Projects will tend to be biased towards timely completion rather than Architectural merit

Design Stages

Concept – Schematic Design

    • Needs of Client Discussed
    • Programming of Project Finalized
    • Initial massing for building Proposed

Design Development

    • Project developed to an initial level enough for client visualization, development publication
    • Project initially reviewed by consultants
    • Initial Project Estimation done by Cost Consultants
    • Deficiencies are reviewed and design is altered
    • Pragmatic issues are addressed
    • Project is prepared for Permit

Permits

Site Plan Control Approval

    • Organizations involved

›         National Capital Commission

›         City of Ottawa

›         Heritage Committee

›         Rideau Valley Conservation Authority
    • Issues Concerning the Official Plan

›         Zoning

›         Variances

›         Set-Backs

›         Easements
    • Other Issues Concerning

›         Massing of Proposal

›         Service Connections

›         Landscaping / Parking

›         Waste Removal

Building Permit

    • Assembled Drawing Package Including

›         Architectural, Structural, Mechanical, and Electrical drawings

›         Numerous sets given to City for Review

    • Must meet Ontario Building Code 1997 Standards

›         OBC has precedence over National Building Code

›         Can be superseded by Barrier Free Regulations

›         Issues of uncertainty will result in a process of clarification and re-submittal

    • Permits are Costly

›         $13.50 for every $1000 of construction costs including the cost of all work regulated by the Permit including the cost of all material, labor, equipment, overhead and professional services

»        $10 M Project = $135,000 Building Permit

Project Requirements

Tender/Bid/Build Method

    • Working Drawings

›         Thorough set of drawings which are oriented towards the actual construction of the project

›         Wall Sections / Details / Millwork / Spec / Schedules

    • Call for Tender

›         Contractors are invited to bid on project based on drawings and outline spec

›         Clarifications to drawings are issued at this point via Addenda

›         Bids are submitted and contract is awarded

    • Shop Drawings

›         Detail drawings from specific trades [misc. metals, millwork, etc.]

›         Shop drawings contain minor changes based on shop practices which are to be approved by architect

Reduced Schedule Method

    • Working Drawings

›         Developed at the requirement of the Party in Charge

›         Depending on the context, degree of resolution can be quite low

›         Still requires co-ordination with consultants

    • Call for Tender

›         Generally a minimal amount of architect involvement

›         Occasionally required for introductory site visit to introduce the project

›         Required bids are submitted and lowest bid is usually accepted

    • Shop Drawings

›         Amount of shop drawings is usually lessened due to initial involvement with trades

›         Detail design is usually constrained as custom detailing is time consuming

Architect’s Role During Construction

Site Visits

    • Plays the Role of Observer

›         Responsible for acting as the representative of the client

›         Observes progress and quality of construction, but does not instruct

›         Errors and omissions are noted for discussion 

    • Payment Certificates

›         Validates the quality of construction done to date its authenticity to the construction documents

›         Notes the extent of the construction completed, progress noted is legally binding

›         In Project Management Contracts, this is usually the responsibility of the Project Manager

 

    • Substantial Completion

›         Also referred to as 95% completion, this developed stage of construction is the start of product warranties, as well as many insurance clauses

Mediator

    • At different phases of the project the Architect will be confronted with conflicts which will require careful mediation and ethical decisions

›         In the design stage – the Architect will have to evaluate the viability of the client’s proposal.  In the same respect, the Architect is expected to design within the client’s requirements

›         In tender stage - the Architect must remain loyal to design decisions and not allow the project to be altered dramatically by the general contractor

›         In the construction stage – the Architect will usually face a situation where there is a dispute between the contractor and the client.  The Architect has a legal, ethical obligation to side with the ‘correct’ party, not necessarily the client.

Change Orders

    • Occurs when a change is required on site due to unforeseen issues

›         Mechanical System interferes with Architectural element

›         Product Spec is no longer available

›         Price of material changes after tender

›         Design change by Client

    • System of Approvals

›         Before a Change Order [CO] is issued it must be approved

›         The General Contractor will ask for clarification Request For Information [RFI]

›         The RFI will be answered by the appropriate consultant via Contemplated Change Notice, or [ASK, ASI, MSK, ESK, SSK]

›         Once the cost implications are examined by the client, a CO will be issued

›         CO’s are expensive, and should be avoided.

WELL RESOLVED WORKING DRAWINGS