construction projects.docx

SECTION SIX: CONSTRUCTION DOCUMENTS AND PROJECTS In this section, students will learn about Construction Projects (new construction and retrofits), and the role that an RHFAC Professionals can play at each stage of the process. This is important, as RHFAC Professional can influence design by re...

SECTION SIX: CONSTRUCTION DOCUMENTS AND PROJECTS In this section, students will learn about Construction Projects (new construction and retrofits), and the role that an RHFAC Professionals can play at each stage of the process. This is important, as RHFAC Professional can influence design by reviewing construction drawings -- well before a building is even constructed. New construction gives RHFAC Professionals the greatest opportunity to improve accessibility in any given project, especially compared to retrofitting existing built environments. An introduction to construction documents is also provided for students who have limited prior experience in reading and interpreting drawings. Unit 6.1 Construction Documents 101 This unit focuses on the following outcome and sub-outcomes: Interpret and navigate a set of construction drawings. o Read the main types of construction drawings. o Explain the key features and symbols on a construction drawing. Unit Outline Standard Types of Construction Drawings Standard Information Displayed on Drawings Key Features and Symbols: Line Types RHFAC Training STUDENT GUIDE Page \| 242 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Symbols Other Information Introduction This unit will provide participants with a high-level introduction to construction documents such that they can identify and interpret the main building elements, and in particular, elements related to accessibility. Construction documents include all building plans or drawings, specifications, and supporting documents used during completion of a construction project. An RHFAC Professional can learn a lot about a facility simply by studying the construction documents. When they understand how to read documents, they can proactively work with and discuss access requirements with a designer at the early stages of a project -- prior to construction. RHFAC Professionals can also use the construction documents to conduct a preliminary rating of a facility. NOTE: As construction documents can be highly technical and complex, this will serve only as a basic introduction for those who have limited prior exposure to the construction industry. Participants who intend to develop their practice as RHFAC Professionals and who do not have prior experience would benefit by taking additional training. Experienced contractors, or professional architects or engineers may skip this unit. Standard Types of Construction Drawings A set of construction drawings depicts different views of a structure, where each view is taken from a different reference point (top, front, side and back). The standard views are as follows: Plan, which is a top or horizontal view. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 243 Elevation, which is a vertical view of a building as seen from a flat plane. An elevation can be for the exterior (front, side, back) or the interior of a building. Section, which is a vertical view of a building as seen through a crosssection or cut through the building. Descriptions of common types of drawings that an RHFAC Professional will encounter are provided below. Site Plan. Similar to Google Satellite View or a map, a Site plan provides a bird'seye view of a property that shows the location, orientation and dimensions of a building on a lot, along with numerous Site details, including: Lot boundaries and dimensions Location of exterior elements and features, such as parking, walks, drives, other buildings and easements Grade and elevation changes, topography, etc. Adjoining/adjacent intersections (this is important, as it impacts egress) Floor Plan. A floor plan provides an overhead view of the interior of a building, with the roof and upper floors removed. It displays: Dimensions and arrangement of spaces in a building, including rooms, internal circulation (halls, elevators, escalators, stairs), walls, windows, doors and other features Location of and access to main features (auditorium, seating areas, washroom, service areas, etc.) Landscape Plan. Similar to a Site plan, a landscape plan shows the orientation, flows, features and positioning of the various elements of a landscape design. Some groups of people, including those with disabilities, older people, women and children, are more vulnerable to crime. Thus, an important component of a landscape plan is a Crime Prevention Through Environmental Design (CPTED) RHFAC Training STUDENT GUIDE Page \| 244 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE plan. The CPTED plan helps to ensure that outside areas are open and visible, are well lit and do not provide opportunities for someone to hide. Examples of safe design include low-profile plants and bushes, and glass elevators. By reviewing the landscape plan, an RHFAC Professional can assess the level of safety of the grounds surrounding the building and ensure there is a CPTED plan in place. Interior Elevation. An interior elevation shows a vertical view of the details inside of a building for a specific room or area. It displays: Height and location of interior walls, doorways, windows, trim and millwork Height and positioning of details, such as trim and millwork Height and positioning of accessories, such as washroom fixtures (grab bar, toilet paper holder, etc.) Exterior Elevation. Similar to Google Street View, the exterior elevation shows a vertical view of a building from the outside. Along with conveying the appearance of the façade, it shows: Floor elevations (levels) together with dimensions of important heights Doors and entrances Features that are attached to the walls, such as signage, and light fixtures Building Section. A building section is a vertical cross-section of a building cut from the foundation through the roof. It includes walls, windows, doors, floors, ceilings and observable structural components. It is similar to an interior elevation in that it shows the heights of various elements inside the building (walls, windows, doors, etc.). However, unlike an interior elevation that shows the height of walls, windows, etc. for a particular room or area, the section cuts through multiple floors to show the vertical relationship of a building's elements. This view of a building is not normally used when conducting a rating, as it contains a construction level of detail (e.g., floor thickness, framing, etc.), which is more detail than required. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 245 Schematic Drawing. A schematic drawing of a building contains minimal detail. It is typically a preliminary drawing and is used to: Provide orientation Identify potential issues regarding circulation, etc. Develop a design criteria manual for the client Standard Information Displayed on Drawings Some key components that RHFAC Professional need to be aware of are described below. Drawing Identification: Drawings are named and labelled such that their content and referencing is clear. Scale: Drawings are drawn to scale. This means that relative sizes are correctly represented -- they are drawn at a specific ratio relative to the actual size of the place or object. Various scales may be used for different drawings in a set. Examples of common scales in Standards International (SI) units are as follows: RHFAC Training STUDENT GUIDE Page \| 246 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Note: 1 m = 100 cm = 1,000 mm Scale Equivalent Meaning Example Typical Usage 1:5 1 cm = 5 cm 1 cm on paper represents 5 cm (50 mm) actual length 4 cm on paper = 20 cm (200 mm) actual length Detailed drawings 1:25 1 cm = 0.25 m 1 cm on paper represents 0.25 m (25 cm or 250 mm) actual length 4 cm on paper = 1 m (100 cm or 1,000 mm) actual length Detailed drawings 1:50 1 cm = 0.5 m 1 cm on paper represents 0.5 m (50 cm or 500 mm) actual length 4 cm on paper = 2 m (200 cm or 2,000 mm) actual length Floor plans 1:100 1 cm = 1 m 1 cm on paper represents 100 cm or 1 m actual length 4 cm on paper = 4 m actual length Site plans 1:200 1 cm = 2 m 1 cm on paper represents 200 cm or 2 m actual length 4 cm on paper = 8 m actual length Site plans Similarly, examples of scales in Imperial units are as follows: Scale SI Equivalent Meaning Example Typical Usage ó″ = 1′ 0″ 1:24 ó in. on paper represents 1 ft. actual length 4″ on paper = 8′ actual length Detailed drawings RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 247 Scale SI Equivalent Meaning Example Typical Usage.″ = 1′ 0″ 1:48. in. on paper represents 1 ft. actual length 4″ on paper = 16′ actual length Floor plans ⅛″ = 1′ 0″ 1:96 ⅛ in. on paper represents 1 ft. actual length 4″ on paper = 32′ actual length Site plans Specifications: These are "precise descriptions of products, materials, standards, equipment, services, construction systems, construction methods and processes, and workmanship."38 They include notes, descriptions, finishes and material attributes. Schedules: A schedule is a list or table that contains detailed information about construction elements. Schedules are often incorporated with specifications. A schedule typically includes: Doors and door hardware Product lists (models and manufacturers for accessories, e.g., washrooms) List of accessories -- can identify if anything is missing (e.g., paper towel holder) Furniture Room finishes (walls, floors and ceilings) Title Block: Drawings on engineering or architectural projects contain title blocks, which typically include the following information: Project name and address/location Project number Date Drawing title 38 Canadian Handbook of Practice for Architects, Construction Documents -- Specif ications, p. 386. RHFAC Training STUDENT GUIDE Page \| 248 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Drawing number Scale Version and revision details Name and address of the architect List of Drawings: For large projects, a list of all drawings is provided. List of Consultants: This would be provided for large projects and would include the names and addresses of the owner, designers, architects, engineers, etc. involved on the project. Material Board: This includes black and white photos of tiles, furniture, etc. It can be used to view tile patterns and identify contrasts as well as view types of furniture and chairs. Key Features and Symbols Universal conventions for lines, symbols and formatting are used for construction drawings, and they are generally drawn to scale. Some standard features and symbols are described below. Line Types There are a number of different line types found on a drawing, but some of the key types are: Hidden object lines. These indicate hidden components. Or, in the case of a demolition plan, items destined for removal. They are represented by dashed lines. Visible object lines. These are used to depict visible components and outlines of physical features and are represented by solid lines. The weight or thickness of the line will also vary with the corresponding feature (e.g., lines representing walls will be thicker than lines representing doors). Centre line. This is drawn through the centre of a feature and is often denoted by "CL" at one end. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 249 Dimension lines. These run perpendicular to an object and are used to identify a dimension. Contour lines. These are used to identify ground elevation and indicate the slope or grade of the terrain. Symbols Drawings contain universal symbols that are used to identify features and references to those features. RHFAC Training STUDENT GUIDE Page \| 250 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE On-page reference. Used to identify a reference to a specific item on a drawing. 3 On-Page Reference Reference Number Off-page reference. Used to locate a separate but related drawing that is found on another page, such as an elevation drawing for a specific area of a plan. Reference number: Reference number of related view located on a different drawing. Drawing ID: Number/ID of drawing where related view is located. View direction: Indicates the direction/orientation from which the view is taken. Cloud. Indicates that the area is under development and will change as the design progresses. While a drawing is in this state, any stated dimensions are not considered accurate or reliable. 1 ID-1 Off-Page Reference (Call-Out) Reference Number Drawing ID Arrow indicates View Direction Under Development RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 251 NOTES RHFAC Training STUDENT GUIDE Page \| 252 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Unit 6.2 Construction Projects This unit focuses on the following outcomes: Apply the RHFAC Rating program. o Apply the Rating Survey to varied types of built environments. Unit Outline Construction Project Stakeholders Construction Project Phases 1\. Planning and Programming: Pre-Design 2\. Schematic Design 3\. Design Development 4\. Construction Documents 5\. Bidding (Tendering) and Negotiation 6\. Construction 7\. Commissioning 8\. Transition Planning 9\. Post Construction/Takeover 10\. Post Occupancy Evaluation Building and Construction Costs Types of Construction Contracts Project Delivery Methods Design/Bid/Build (D/B/B) Design/Build (D/B) Variations on Design/Bid/Build and Design/Build Public-Private Partnership (P3 or PPP) Integrated Project Delivery (IPD) Relationship of Project Delivery Methods to Project Phases Integrated Design Process (IDP) RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 253 Introduction The intent of this unit is to introduce students to project management concepts for a building project. This includes stakeholders, costs, contract types, delivery methods and construction project phases -- from pre-design to building commissioning and post-occupancy. As mentioned previously, one of the main triggers that stimulates demand for a rating is any building project that involves design and construction. This includes both new construction and major retrofits/ renovations or conversions. RHFAC Professionals can play an important role, from beginning to end -- by providing Universal Design recommendations at the beginning, by lending support throughout construction, and by providing advice regarding access for people with disabilities during the pre- and post-occupancy phases. Note: It is important to differentiate between accessibility consulting on a project design or on the full assessment of an existing building, and the work that is done to conduct a RHFAC Rating. Clarifying the difference to the client up front will help to manage expectations regarding the amount of detail and type of information that will be provided in a Rating Scorecard and Rating Summary in comparison to a full assessment report. Both types of work are important but have different purposes and may be quoted as separate items on a proposal and on an invoice. The ideal is that principles of Universal Design are integral to the design process, as opposed to adapting a building design to meet accessibility and code requirements after the design is complete. This ensures that the design accommodates individuals of all abilities and, as such, does not require an adaption at all. Inclusion of Universal Design becomes standard practice. New construction gives RHFAC Professionals the greatest opportunity to improve accessibility in any given project, especially compared to retrofitting existing facilities. RHFAC Training STUDENT GUIDE Page \| 254 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Designing and constructing a building can be a highly complex process involving multiple tasks and numerous stakeholders. While the activities and sequence will vary from one project to another, the overall process is consistent. But, this unit does not teach students how to construct a building -- rather, it provides them with sufficient context so they can understand how to add value to the process. Construction Project Stakeholders On any large project, there are numerous stakeholders that participate at various stages. The main participants and their roles are explained in the sections below. Owners -- the public and private-sector buyers of construction. They usually hold ownership or legal title to the land or Site and to the completed building project, and they may or may not be the client or end-user of the building. Designers (Consultants) -- architects, engineers, planners, and various other specialty consultants and technical personnel engaged by the owners who are responsible for the design documentation and overseeing of construction. Architects are required to provide a wide range of services throughout design and construction of a large building. Accordingly, they typically assume the role of project lead and engage engineering and specialist consultants to provide specialized expertise as required by the specific job. Engineering consultants will often include civil, electrical, environmental, mechanical and structural engineers. There are numerous types of specialist consultants. Examples include accessibility specialists, building code consultants, acoustic consultants, construction managers, interior designers, landscape architects, land surveyors, LEED consultants, lighting consultants, quantity surveyors, specifications writers, urban and regional planners, urban designers, security specialists, and wayfinding consultants. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 255 In Canada, some large consulting firms, such as Stantec, are multi-disciplinary, and they offer a range of architectural, engineering, planning, interior design and environmental services under one roof -- a one-stop shop for a client. Other firms are more focused in a particular area or discipline. Examples of large engineering companies that operate in Canada include Fluor, AMEC, Hatch, Mott MacDonald, SNC Lavalin and Ausenco. Constructors -- contractors, sub-contractors, trade contractors, manufacturers, suppliers and trades responsible for construction of buildings. Examples of large general contracting firms in Canada are PCL Constructors, Bird, Graham, Ellis Don and Kiewit Corporation. Others -- lending institutions, real estate services, trade associations, researchers, analysts, Authorities Having Jurisdiction (AHJ) and other miscellaneous official and service agencies. Other stakeholders whose needs are important and who should also be considered include: Users -- people who use the building and its facilities. Operations and Facility Maintenance Personnel -- people who take care of the building once it is occupied. Community/Neighbourhood Members -- people who will be affected by the building. Government/Municipal Planning Personnel -- people who monitor compliance and issue permits. Construction Project Phases All projects typically progress through a common set of phases, which define the key activities, along with roles and responsibilities of participants, as the project progresses from design through construction to building occupancy. Each of the following standard project phases is explained in this section: 1\. Pre-Design RHFAC Training STUDENT GUIDE Page \| 256 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE 2\. Schematic Design 3\. Design Development 4\. Construction Documents 5\. Bidding (Tendering) and Negotiation 6\. Construction 7\. Commissioning 8\. Transition Planning 9\. Post-Construction/Takeover 10.Post-Occupancy Evaluation The diagram below illustrates the importance of ensuring any changes to a project are made early in the construction process. Specifically, there is a direct relationship between the cost of changes and project stage. That is, cost of change increases as a project progresses. Similarly, there is an indirect relationship between the opportunity to influence change and project stage -- it becomes harder to make a change to the design as a project progresses. Simply put, making changes early in the design process is far less expensive and much easier to do than if changes are made once construction is well underway. Ensuring requirements are complete prior to embarking on design is key, as redesign is time-consuming, inefficient and costly. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 257 Source: Whole Building Design Guide. (February 2018). In Architectural Programming. Retrieved from: https://www.wbdg.org/design/dd\_archprogramming.php 1\. Planning and Programming: Pre-Design Description The pre-design phase lays the groundwork for design and is the first step on any project. At this stage, the overall vision, goals, objectives, project scope, major cost-related tasks and direction are determined. Key decisions are made by the architect and the owner/client regarding the form of project delivery (see "Project Delivery Methods" topic), and the type of construction contract (see "Types of Construction Contracts" topic). Role of RHFAC Professional The role of the RHFAC Professional at this stage is to bring their knowledge of Universal Design strategies to the table and to ensure these are appropriately reflected in the project vision and the functional program/design brief. They could also provide input to the needs analysis and planning phase. Activities and Outputs Key activities/outputs, typically handled by an architect, include: Site analysis and Site conditions report Needs analysis and planning RHFAC Training STUDENT GUIDE Page \| 258 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Feasibility study (optional) Project vision Functional program/design brief Additional services may be performed by specialist and professional consultants (e.g., engineers, planners, landscape architects, and accessibility specialists). Site Analysis and Site Conditions Report A Site analysis includes evaluation of an existing or potential Site in relation to the building program, municipal zoning, budget and construction schedule. The output of a Site analysis is a Site conditions report, which is the responsibility of the owner. Needs Analysis and Planning The needs analysis and planning stage involves determining why and for whom the facility is needed, whether it is aligned with organizational and strategic plans, and roughly how much it will cost to build it. It includes: Needs analysis. This basically defines who needs the facility, why they need it, what they need and how many people are expected to use it. It includes an assessment of user needs (potential and/or existing) to determine design requirements as well as marketing studies, competitor analysis and demographic analysis to determine market demand. Business case. This provides the business and financial justification for the project. Master plan. A master plan defines long-term development strategies. Organizational plan (if applicable). If changes to an organization generated the need for the new or renovated facility, it is important to define the nature of these changes and the impact they have on the building design. Financial plan. A general or ballpark cost estimate for the project is developed. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 259 Feasibility study. Some projects also include a feasibility study, which essentially consolidates the findings from the needs analysis and planning. It determines the viability and practicability of a project. Project vision. The project vision or big idea, expresses the key requirements for the project, and reflects the values, goals and philosophy of the owner. Functional program/design brief. This establishes the key design criteria, including the optimum size of the building. It addresses the following: General criteria, which defines who will be using the space and their space requirements; guiding principles (e.g., accessible, LEED, sustainable, etc.); vision, goals and objectives and how they will impact the space. Functional requirements and spatial relationships, which defines the type, quantity and location of spaces. Site requirements and constraints. This includes parking, circulation and orientation. Provision for future expansion. Building systems and special equipment. Construction budget. Time frame or schedule. 2\. Schematic Design Description The schematic design phase represents about 10% of the design/ consulting effort and involves establishing a preliminary or conceptual design based on the design brief or the functional program and Site conditions report developed during the pre-design. During this stage, the architect assembles the design team, including structural, mechanical and electrical engineers as well as specialist consultants. The architect uses the schematic design to discuss and confirm key issues with the client, to evaluate design alternatives, and to fine-tune the design before RHFAC Training STUDENT GUIDE Page \| 260 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE beginning detailed technical development. The owner must approve the schematic design before further development can proceed. Role of RHFAC Professional The role of the RHFAC Professional during the schematic design phase is to identify potential requirements and specifications related to accessibility and to ensure they are appropriately documented. Activities and Outputs The documents produced during the schematic design phase include: Preliminary drawings (Site plan, conceptual floor plans, conceptual building (vertical) sections, conceptual building elevations, 3D models) Outline or preliminary specifications and confirmation of compliance with regulatory requirements Building cost analysis or estimate of probable construction costs A preliminary schedule for design and construction start and completion 3\. Design Development Description The design development phase represents about 15% to 20% of the design/consulting effort and involves refining the schematic design documents to create the detailed technical design -- right down to interior design and wayfinding. Project cost and space requirements are fine-tuned. The owner must approve the detailed design before the project can move to the construction documentation phase. Role of RHFAC Professional During this stage, input and collaboration of various consultants, including the RHFAC Professional, is critical to the success of the project. This will ensure the design is complete and easily translated into construction drawings. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 261 Activities and Outputs The key outputs of this phase are: Detailed drawings Renderings and perspectives Outline specification Development permit and approval of land use variances, as required 4\. Construction Documents Description The construction documents phase represents about 45% of the design/consulting effort and involves production of all building plans or drawings, specifications, schedules and supporting documents used to tender construction contracts and to build the project. Construction drawings, often called "working drawings" or "blueprints", are detailed drawings that guide the contractor and sub-contractors and include architectural as well as structural, mechanical, and electrical engineering drawings. They include all dimensions as well as lighting, amenities, technology, finishes, products, colours, wayfinding, signage, and they have been reviewed for building code compliance. Specifications ("specs"), complement working drawings and are used to define products, materials, equipment, installation methods, quality standards and procedures. Specs should always be read and interpreted together with the drawings, as they form part of the detailed description of a building's design. They often contain information that is not found on the drawings. Specs frequently incorporate references to standards published by standards organizations and trade associations. Examples of accessibility standards that could be referenced include: CSA Group: Section B651 Accessible design for the built environment (Latest version) RHFAC Training STUDENT GUIDE Page \| 262 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE International Organization for Standardization (ISO): ISO 21542:2011Building construction -- Accessibility and usability of the built environment Role of RHFAC Professional The role of the RHFAC Professional during the construction document phase is to work with the owner and design team to ensure that all requirements related to accessibility are accurately reflected in the drawings and specifications. Ideally, the RHFAC Professional would help to write any relevant specifications. This is also the phase where a pre-construction rating is recommended as most information required to complete a rating will be available. The RHFAC Professional can conduct a rating based on detailed drawings/specifications and submit an application for pre-construction approval, as described previously in Unit 3.3. The certification is valid for 5 years or until the Site receives an occupancy permit. Once the building is ready for occupancy, the Site will be required to register for an Existing Site rating. Activities and Outputs The main outputs of this phase are the construction documents, which include all drawings, specifications and schedules required to build and manufacture any aspect of the new or renovated building and its Site. For projects that involve a bid call, these documents would form the "bid documents" or "bid package". 5\. Bidding (Tendering) and Negotiation Description The bidding (tendering) and negotiation phase represents about 5% of the design/consulting effort. It involves inviting contractors to bid on the project based on the set of completed construction documents, and then negotiating with and selecting an appropriate contractor to construct the project, most often based on the low-cost bid. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 263 Role of RHFAC Professional Potential roles of an RHFAC Professional during this phase are to assist the architect and/or client in responding to questions raised by prospective contractors and to evaluate the bids from the perspective of accessibility. Activities and Outputs The key outputs of this phase are the construction contract and the building permit. With the contract in place, the contractor can then submit the construction documentation and apply for a building permit. If the building is to be constructed in stages, multiple building permits may be required for each stage. 6\. Construction Description The construction phase represents about 25% of the design/consulting effort. At this stage, it is time for the contractor to break ground -- the design has been translated into construction documents, the contract has been awarded, and the development and building permits are in place. As work progresses on the building, the building department (building inspector) will conduct Site inspections to confirm compliance with the building permit and building code. Where specialized areas of knowledge, such as accessibility and Universal Design, are required, the building department will often engage thirdparty resources to conduct an inspection. Final inspection is done when the building is ready for occupancy. A certificate of occupancy is issued to allow legal use of the building if the work has been completed in accordance with the building permit and building code, and when items affecting health and safety are fully operational. The occupancy permit may be issued based on "substantial completion", which means there are minor deficiencies. RHFAC Training STUDENT GUIDE Page \| 264 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Specialist consultants, including RHFAC Professionals, may be invited by the architect to attend Site meetings such that they can review the performance of the contractor with respect to their specific area. They may also be invited by the building department to assist with inspection of the work. The RHFAC Professional should also take part in final inspections. At the end of this phase, the building is constructed. The contractor submits "asbuilt drawings" or a final set of plans to reflect the finished product, including all change orders and modifications. The drawings become the property of the owner to use in operating and maintaining the building. Role of RHFAC Professional RHFAC Professionals may be invited by the architect to attend Site meetings such that they can review the performance of the contractor with respect to access and Universal Design. They may also be invited by the building department to assist with inspection of the work. The RHFAC Professional should also take part in final inspections. When building construction is complete, the RHFAC Professional will check the asbuilt drawings to confirm that design considerations are built according to plan. 7\. Commissioning Description Commissioning refers to a process of quality assurance by which a building is tested to verify that all components and systems are installed and working in accordance with design specifications and contractual requirements. Deficiencies are identified and corrected before occupancy is allowed. This is generally done on large or complex projects, often by an independent third-party commissioning agent engaged by the owner. Commissioning may commence at the beginning of a project and may continue until occupancy. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 265 Role of RHFAC Professional During this phase, the role of the RHFAC Professional is to maintain communication with the commissioning agent to ensure any specific requirements and design related to accessibility are included and tested as part of the commissioning plan. Activities and Outputs Key outputs of this phase are commissioning reports, which provide documentation of all the tests conducted and the results. 8\. Transition Planning Description When a project nears construction completion, the owner or the representative consultant develops change management plans and processes that enable an orderly transition of responsibility for building operations and maintenance to the building owner and building staff (mechanical, electrical, fire alarm, security, etc.). This includes orientation and training to facilitate a smooth transition to the new or upgraded facility. Role of RHFAC Professional The RHFAC Professional can play an important role during this stage by helping owners and end-users understand how to operate, adjust and maintain the accessible features in the building. This would also be a good time to provide them with disability awareness training and/or to familiarize them with respectful and inclusive language and etiquette. Activities and Outputs The key outputs of this phase include a set of special instructions as well as completion of training for operations staff related to building operation and maintenance of the building. RHFAC Training STUDENT GUIDE Page \| 266 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE 9\. Post-Construction/Takeover Description In addition to transition planning, and prior to building occupancy, the architect, engineer and/or contractor will assemble and submit to the owner everything the owner will need to operate the building. This will include: Operations instructions and maintenance manuals. They are supplied by the manufacturers of all equipment installed in the building. Record documents, such as as-built drawings. Maintenance materials and spare parts. Product warranties for manufactured products. Labour warranties and guarantees on the work provided by the contractor and sub-contractors. Prior to the anniversary date of the one-year warranty, the architect must arrange a review of the building with the engineers, the contractor, the client, the client's operations and maintenance personnel, and possibly the commissioning agent, if applicable. Any identified deficiencies will need to be corrected. Role of RHFAC Professional The role for the RHFAC Professional during this phase would be similar to the role described in the previous stage (transition planning). 10.Post-Occupancy Evaluation Post-occupancy evaluation is a review and rating of a building after it has been occupied. Specifically, it involves the systematic evaluation of the performance and/or effectiveness of a completed building, as compared to benchmarks either established during design or based on industry standards. Performance may be measured in terms of easily quantifiable technical attributes, such as energy consumption, indoor air quality, lighting, finishes and acoustics, or in terms of functional attributes, which are quantified based on the explicitly stated needs of RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 267 occupants and users. Functional attributes include accessibility, efficiency of the layout of a building interior, aesthetics, comfort, safety and security. Role of RHFAC Professional Once the building receives an occupancy permit, the client can apply for an Existing Site rating based on the RHFAC rating system. The RHFAC Professional can conduct on-site visits and submit rating for certification as described previously in Unit 3.3. Building and Construction Costs No discussion regarding projects would be complete without talking about costs, as cost control is always a key objective. Generally, the economics of a project are established by the client during the pre-design phase of a project for business case and budgeting purposes. Accordingly, some key definitions are provided below. Project cost is the total cost of the project and includes all capital costs incurred in completion of the project. Total cost of a project includes land, consulting fees (including accessibility consulting), permits, financing, construction and equipment costs. Construction cost is the cost to build a facility. It is a function of the space of the facility (square footage) plus the time required to design and construct it. Construction costs related to accessibility would include expenses for materials or equipment related specifically to the design and construction of an accessible facility. Construction Cost \$ = Function (Space of facility + Design time) Operating and maintenance costs are expenses related to the day-to-day administration of a facility and to ongoing maintenance following completion of the project. Operating and maintenance costs related to accessibility would RHFAC Training STUDENT GUIDE Page \| 268 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE include training expenses as well as maintenance expenses for accessible equipment and materials. Life cycle cost represents the total cost of a facility throughout its expected life -- from concept development and building the project, to ultimately demolishing the asset The life cycle cost includes both project (capital) costs and ongoing operating and maintenance costs, as represented by the following equation: Life Cycle Cost = Project (Capital) Cost + Operating Cost + Maintenance Cost For most projects, a business case is a key component of the project's feasibility study, as it provides the background and rationale for its initiation. It includes the business benefits (qualitative and quantitative) as well as total expected life cycle costs. The RHFAC Professional could provide some input regarding accessibility costs and benefits. Typically, the lead architect, in conjunction with the owner, is responsible for business case preparation. Types of Construction Contracts RHFAC Professionals should have a basic understanding of different types of construction contracts, particularly if they are asked to provide any cost estimates for the construction project. Three main types of construction contracts are used in the construction industry. They include: Stipulated price (fixed-price) contracts Cost plus contracts Unit price contracts The stipulated price contract is the most common type of fixed-price contract. The price is established through a bidding process, and the contractor who wins the bid is then paid a fixed price for the completion of construction. This type of RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 269 contract is used when costs are predictable. Any alteration to the price or time of construction is handled via a formal change order. With a cost plus contract (also called a time and materials contract), the contractor is reimbursed for their actual costs, plus an additional fee based on an agreed-upon fixed sum or a percentage of the costs. This type of contract is typically used on small, complex projects in which total costs are difficult to determine. The owner will, however, have a fixed budget with a maximum cost ceiling. In a unit price contract, the contractor is paid a pre-determined amount for each unit or quantity of work used in construction. The quantities involved are generally verified by an independent third party, such as a quantity surveyor, and the unit price is derived through bidding or negotiation. The contract price is based on the sum of all item costs (quantity for each item multiplied by its price) plus any additional agreed-upon allowances. This type of contract has limited use in building construction and is used primarily in civil engineering work. Project Delivery Methods A project delivery method is the systematic approach by which a project is designed, constructed, and sometimes operated. Selection of the delivery method is a key decision that the owner makes prior to embarking on a design and construction project, as it has a direct impact on project costs and controls. It is important for an RHFAC Professional to understand the language of project delivery to work effectively with designers and maintain effective communication with stakeholders. The delivery method: Determines the phase during which the various parties become engaged in a project, along with their responsibilities and contractual relationships. Basically, it defines when and how they will work together to deliver the project. RHFAC Training STUDENT GUIDE Page \| 270 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Specifies the types of contracts required (e.g., stipulated/fixed-price contracts, cost plus contracts, etc.) and the process for awarding contracts. While there are a variety of project delivery methods in use today, we will explore the most common options: Design/Bid/Build (D/B/B) Design/Build (D/B) Variations on D/B/B and D/B: o Design Assist by Contractor o Construction Management at Risk Public-Private Partnership (P3) Integrated Project Delivery (IPD) It is important to note that there is no "best" delivery system. Selection of the project delivery method varies with the individual circumstances of a project, including the client's needs and the project team's ability to deliver. On all projects, there is a minimum of three parties involved: an owner, designer professionals, and a builder (contractor). Finally, regardless of the method chosen, the real power is tied to the contract and construction documents (drawings and specifications) -- a contractor is only obligated to provide what is explicitly defined. Thus, it is critical that accessibility requirements are clearly and carefully specified in both the contract and construction documents. Sometimes, a contract may include a reward for fulfillment of contractual obligations as well as a penalty if requirements are not met. Design/Bid/Build (D/B/B) Design/bid/build is the most traditional and most frequently used project delivery method. As the name suggests, it involves three distinct sequential project phases: design/construction documents, bid (or tender), and build/construction. Key characteristics of this method are that all prospective builders bid on a known RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 271 design, and the owner or government agency contracts with separate entities for the design and construction of a project. A description of each project delivery phase, along with the corresponding standard project phases and the process (participants, roles and contractual arrangements) is provided in the table below. Design Phase Corresponding Project Phases: Pre-design Schematic design Design development Construction documents Process Description: The owner retains a designer (architect) to create a design for the project, including production of all drawings, specs and documents. Other design professionals may be engaged to provide additional services, which may include engineering (e.g., structural, civil, mechanical, electrical) and specialty consulting services (e.g., accessibility, LEED, plumbing, fire protection, landscape architects). Bid Phase Corresponding Project Phase: Bidding (tendering) and negotiation Design/Bid/Build Contractual Arrangements Design Contract Design Contract Building Owner Construction Contract Construction Contract DDeessiiggnneerr BBuuiillddeerr RHFAC Training STUDENT GUIDE Page \| 272 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE The architect and the owner organize the final bid documents for issuance to interested builders (general contractors). The project is put out to tender, and various builders submit bids for the work through a competitive process. Each builder obtains copies of the bid documents and puts them out to multiple sub-contractors who will be involved with various components of the project. The owner hires a builder, usually, but not always, based on the lowest bid. Technical merit is also considered along with price. The type of construction contract created between the owner and the builder is usually a "stipulated price contract". Build Phase Corresponding Project Phase: Construction Process Description: The builder who is awarded the main contract creates additional contracts with different sub-contractors to construct various specialized portions of the work (e.g., electrical, mechanical). The designer maintains limited oversight and responds to design questions on behalf of the owner. The contractor completes building construction. Main advantages of D/B/B: Widely used and well understood, with clearly defined roles of parties involved. Thorough understanding of design prior to construction. Costs are usually known prior to construction. Disadvantages of D/B/B include: Longer time period to execute than other delivery methods, as there is no overlap between the phases. Separation of design and construction may restrict communication. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 273 Since there is no input of construction expertise to the design, important design decisions lack a full perspective regarding construction methods and materials. Sometimes there is an adversarial relationship between the owner and the contractor due to the complexity of a project. In the event of a dispute or disagreement during construction, it is the architect's role to act as the arbitrator as they are responsible for administering the contract. Design/Build (D/B) Design/build is a project delivery method in which the owner or government agency contracts with a single entity, such as a design-build team, to provide both the design and the construction. In this model, the builder generally assumes the risk for project delivery and also takes the lead on the design-build team. A separate consulting agreement exists between the project's design-builder (contractor) and the designer (architect), in which the designer receives a fee for their services. Design/Build Contractual Arrangements Design/Build Contract Design/Build Contract Building Owner DDeessiiggnneerr\--BBuuiillddeerr Consulting Agreement Consulting Agreement RHFAC Training STUDENT GUIDE Page \| 274 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE A description of each project delivery phase, along with the corresponding standard project phases and the process (participants, roles and contractual arrangements) is provided in the table below. Design Phase Corresponding Project Phases: Pre-design Schematic design Design development Construction documents Process Description: The owner/agency issues a "Request for Qualifications" (RFQ). Various design-build teams submit their credentials in response to the RFQ, at their own expense. The owner/agency usually selects three teams from the list of qualified respondents and invites them to proceed to the next stage. The owner/agency then issues a "Request for Proposals" (RFP) to the qualified respondents, which includes the high-level requirements for the project. Each team of qualified respondents submits an RFQ response, which sometimes may include a proposed design, along with estimated costs. In such cases where a design is required, the owner is essentially running a design competition and will provide a compensation fee of a pre-determined fixed amount to all parties who submit compliant bids. The owner reviews the proposals and awards a contract to the winning team. The contract is fixed price or "stipulated price" based on the team's proposal. Each builder reimburses their team for expenses incurred during the proposal phase. However, the builder on the winning team may also provide their team with a monetary award or bonus in addition to covering the team's expenses. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 275 Build Phase Corresponding Project Phases: Construction The winning team constructs the building in accordance with the designbuild stipulated price contract. Advantages of the D/B methodology include: It simplifies the arrangement and reduces risk for the owner by combining the design and construction services under a single contract and point of responsibility. This contrasts with the design/bid/build approach, in which the design and construction is handled by different teams via separate contracts. The RFQ/RFP process creates an even playing field, and a smaller playing field, as participants compete with usually only two other equally qualified contractors. It creates time and cost savings by having the designer and contractor working together throughout the process. It provides a better sense of probable construction costs earlier in the process as the contractor is also involved in the cost review process. Contractor input into construction logistics during design ensures the design is buildable, realistic and affordable. Disadvantages or criticisms of a D/B project include: The cost is determined before the design is complete. Reduced design control and involvement by the owner and other stakeholders. Unlike D/B/B, where there is a built-in system of checks and balances created by having separate contracts, the design-build team may often make decisions, and in the interest of saving time, may not involve the owner. Architect's role as leader of the design team is reduced. High risk and costs to the design team for preparing the proposal, which may or may not be successful. RHFAC Training STUDENT GUIDE Page \| 276 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Potential for tension between the "regulated" professional (architect) and the "unregulated" building contractor. Variations on Design/Bid/Build and Design/Build There are two common variations of the D/B/B and D/B delivery methods. With both, the contractor is engaged early in a project to provide input and expertise: Design Assist by Contractor With this delivery method, a general contractor is hired by the owner in order to provide input and feedback during the design, based on their knowledge and expertise of construction methods and techniques. The main benefits of involving key contractors in the design phase are improved quality, early identification and resolution of issues, and reduction of costs. A design assist contractor may also submit a bid for the job, but there are no guarantees that they will win the construction contract. This method is typically used when an owner does not want to go the design/build delivery method, yet is willing to pay a small fee to a contractor to provide construction expertise in the design process. Construction Management at Risk A construction manager is an individual who is employed to oversee the direct construction elements of a project and the parties who are to perform them.39 With this delivery method, a construction manager, usually a contractor, acts as an advisor to the owner by providing expertise (scheduling, cost, building technology, or construction method) throughout the design phase of a project. They are paid a fee for their services. In most cases, the 39 Canadian Handbook of Practice for Architects, Chapter 2.3.2, Types of Construction Project Delivery, p\. 320. RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 277 construction manager is also awarded the construction job and acts as a general contractor/builder throughout construction. This method is more commonly used on large, complex projects, rather than on relatively small and simple projects. Public-Private Partnership (P3 or PPP) The Canadian Council for Public-Private Partnerships defines a public-private partnership (P3) as follows: "A cooperative venture between the public and private sectors, built on the expertise of each partner, that best meets clearly defined public needs through the appropriate allocation of resources, risks and rewards."40 Essentially, a public entity partners with a private entity for the purpose of delivering complex public infrastructure projects. The private entity finances the project, assumes the construction risks and is repaid by the public entity when the project is completed. Groups, typically consisting of a contractor, an architect, a lender and sometimes an operator, bid on the project. The winning group then sets up a project company that agrees to design, build, finance and maintain or operate the facility for a specified period, usually 30 years, in exchange for some form of compensation based on meeting predefined performance criteria. Financing (capital) is typically provided by a consortium of private investors in exchange for revenues that the facility is expected to generate over the specified period. Investors often hire their own team of consultants who act as independent advisors. In British Columbia, Partnerships BC is a private company wholly owned by the BC Ministry of Finance. Advantages include: Risk is off-loaded from the public sector to the private sector. 40 The Canadian Council for Public-Private Partnerships. (February 2018). What are P3s? In Definitions & Models. Retrieved f rom: http://www.pppcouncil.ca/web/Knowledge\_Centre/What\_are\_P3s\_/Def initions\_Models/ RHFAC Training STUDENT GUIDE Page \| 278 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE P3s have been compared to leasing a car -- rather than paying the up-front financing costs of a project, governments can defer payment until the project is completed. Disadvantages include: A service is purchased today that must be paid for in the future. Integrated Project Delivery (IPD) Integrated project delivery (IPD), not to be confused with the integrated design process (IDP), is a relatively new method that contractually requires full collaboration among the main parties -- owner, design team, general contractor (and sub-contractors). The owner, the builder and the design team are all bound to a common contract, such that the risk, liability and reward are collectively managed and shared. Essentially, no one is the "boss" in this situation, other than the lawyer who draws up the contract. On rare occasions, an IPD project may have a design/build contractual arrangement. Among all of the delivery methods, IPD is the least common method currently in use in Canada. It started to gain interest in the USA about 10 years ago with Sutter Health, a not-for-profit health system in Northern California. This method was used for the first time in Canada for construction of the new Five Hills Hospital in Moose Jaw, Saskatchewan, which opened in 2015. Sutter Health provides the following definition on their website: IPD is a proven way to organize project teams to achieve lean construction by modifying traditional building methods to optimize the entire project, not just each piece, through a highly collaborative relationship among the owner, architect and general contractor. These parties sign an integrated contract and are part of the risk pool that shares responsibility for cost containment, with built-in incentives to be shared by IPD team members for completing work on schedule and under RHFAC Training STUDENT GUIDE RHFAC Training STUDENT GUIDE - Version 3.0, September 2020 Page \| 279 budget. As a result, substantial savings are already being realized in terms of time, materials and money.41 The main focus of an IPD project is the final outcome, or in this case, a finished building. It brings all parties together early in the process in order to optimize all aspects of design and construction such that value is maximized for the owner. Relationship of Project Delivery Methods to Project Phases Below is a summary outlining how the common methods of project delivery are aligned with the standard project phases. 1\. Pre-Design 2\. Schematic Design 3\. Design Development 4\. Construction Documents 5\. Bidding/Negotiation 6\. Construction 7\. Commissioning 8\. Transition Planning 9\. Post-Construction/Takeover 10.Post-Occupancy Evaluation Design The Pre-Design, Schematic Design, Design Development and Construction Documents phases are all components of the Design stage of any project delivery method. Bid The Bidding (Tendering) and Negotiation phase is only relevant to project delivery methods in which a contractor has not already been engaged. Accordingly, it applies to Design/Bid/Build and Design Assist by Contractor methods, but not to those in which the contractor and design team are tightly integrated (e.g., 41 Sutter Health. Sutter Santa Rosa Regional Hospital. (February 2018). Integrated Project Delivery (IPD). Retrieved f rom: http://www.suttersantarosa.org/newhospital/about/IPD.html Design (All Project Delivery Methods) Bid (D/B/B or Design Assist by Contractor) Build (All Project Delivery Methods) RHFAC Training STUDENT GUIDE Page \| 280 Version 3.0, September 2020 - RHFAC Training STUDENT GUIDE Design/Build, Construction Management at Risk, Public-Private Partnerships, and Integrated Project Delivery). With those methods of delivery, procurement of the design team and contractor takes place during the design phase of a project. Build The remaining stages, Construction, Commissioning, Transition Planning, Post- Construction/Takeover and Post-Occupancy Review are all components of the Build stage. Integrated Design Process (IDP) The integrated design process (not to be confused with integrated project delivery or IPD) is a "whole building" or holistic approach to building that involves active and continuing collaboration of multiple stakeholders, building designers and consultants from various fields (e.g., users, building code specialists, architects, civil engineers, mechanical engineers, electrical engineers, LEED specialists, accessibility specialists). Basically, everyone works together from day one. The integrated building design approach is based on multiple objectives, including accessibility, sustainability, security and other factors. Any project delivery method (e.g., D/B/B, D/B, P3, IPD) can be managed using an IDP approach. The expectation is that this high level of integration from beginning to end will minimize costs and maximize performance or outcome. IDP differs from a conventional approach to project delivery, as it is intended to be more collaborative where all the parties are working together throughout the life of the project. Good design firms have always managed new projects this way, but the approach was formally adopted and labelled about 10 years ago for sustainable building projects. IDP is a BC Housing requirement for all projects undergoing LEED certification. The province also recommends this approach for other projects. RHFAC Training STUDENT GUIDE RHFAC