Drawing Coordination, Shop Drawings, and Complete … · 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



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



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



Definition of “Coordinate”

Webster’s Dictionary Definition:To integrate (different elements, etc.) into an efficient relationship; to adjust to; to function harmoniously



This is not the best way to coordinate construction activities



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



Escalator to nowhere



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



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




Select Construction Procurement OptionsGeneral Contractor Fixed Price Contract

Subtrades are selected

Construction ManagementSubtrades are tendered separately by Construction Manager

HybridSome Variation of above




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)




Construction ActivityPeriodic General Review

ArchitectEngineering Sub-consultants

Site MeetingsReview ScheduleReview Change RequestsReview Discovered ConditionsReview Deficiency Reports




Project CloseoutConsultant Review

ArchitectEngineering Sub-consultants

Authorities Having JurisdictionMunicipal CBOHydro/Gas/Communication

FinancialBank/FinancierLand Title



Neighbouring Site Constraints –What happens when the Train comes by?



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?



Dimension and Layout



Coordination Review Points (cont’d)

Construction DocumentsArchitectural/Structural/Mechanical/Electrical Coordination? Does it all fit together?Site Engineering and LandscapingMunicipal Infrastructure

WaterSewerGasCommunications



Aesthetics vs. Practicality




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?



Incomplete Infrastructure




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



Sure we installed the equipment…




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



…Workmanship!?




Consultant Activities during ConstructionCloseout Activities

Ensure that record drawings are updatedReview Building Operating ManualsConfirm ready for Occupancy Permit from Municipality



Oops, forgot to check the elevation …



A Building Project Incorporates many elements from many difference sources into one overall result



Typical Flowchart of Activities
























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



…now why did they need a stair here?



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



Instead of This



Get This



The End