Permission to Build Granted

1. Permission to Build Granted Yikes! Yeah! OLA Session #515 Super Conference 2015

2. The Process • Bespoke • Linear (timeline dependant) • Driven by Legal Agreements • Options in Delivery Methods • Creative/ Open Ended/ Risky

3. The Process – Linear • Construction • Instructions • Changes • Approvals • Sub Trade Coordination • Constructing Documents • Working Drawings (blue prints) • Specification • Approvals • Consultant Coordination • Pre-Design • Vision • Site Selection • Budget • Program • Tender • Contractor Pricing • Addendums • Award • Move-In • Commissioning • Deficiencies • Fit out • Design • Preliminary Designs • Confirm Budget • Confirm Program

4. The Process – linear Impact Cost + Schedule Project Duration Pre-Design Post Tender - Construction Design

5. The Process – linear Impact Cost + Schedule Time to make decisions ! Project Duration Pre-Design Post Tender - Construction Design

6. The Process – linear

7. Delivery Methods • Design – Bid – Build (Stipulated Sum) • Design + Build • Construction Management

8. Delivery Methods Design – Bid – Build (Stipulated Sum) • Pros • Most Used • Direct Client Control • Usually Lowest Cost • Cons • Often Most Time-Consuming • Construction Cost not Known until Completion (mid Risk) Best Used: • For most Projects bid cost known design bid construction final cost known

9. Delivery Methods Design Build • Pros • Can be Faster • Costs Known Up Front (low Risk) • Cons • Less Client Control • May required a “compliance” architect to represent client interests • Requires detailed RFP & performance specifications Best Used for Projects that are: • Simple, and • Time sensitive final cost known design construction

10. Delivery Methods Construction Management • Pros • Potentially the Fastest • Direct Client Control • Cons • Usually Most Costly • Construction Cost not Known until Completion (high risk) Best Used for Projects that are: • Complex, and • Very time sensitive bid cost known design construction bid final cost known

11. Legal Agreements Client – Consultant Agreement • Client/ Architect Agreement (eg RAIC Doc. 6) Client – Builder Contracts • Stipulated Price (CCDC 2) • Construction Management (CCDC 5 A and B) • Design Build (CCDC 14)

12. The Players

13. Design-Bid-Build Design-Build client client general contractor builder architect architect sub consultants sub consultants sub trades sub trades The Roles

14. The Client - Librarians What they Should Do • clearly define a vision/ program • contribute experience, knowledge and understanding of libraries and their system • establish project success parameters What they Shouldn'tdo • Micro-manage Design • Commutate Directly with Contractors

15. The Client – Project Manager What they Should Do • contribute experience, and specialized construction knowledge • Manage overall project schedule, budget and • Assist defining a vision / program • Establish project success parameters What they Shouldn'tdo • Set Program • Micro-Manage

16. The Architect What they Do • translate the vision / program into an executable design • bring experience, knowledge and understanding to the project • Fulfill professional duty to the public • To advise and represent the Client What they Shouldn't do • Set Budget or Program • Control Construction Method, Quality or Schedule Kazuyo Sejima

17. The Architect - obligations • Working Under the Client (Design – Bid – Build or Stip. Sum) Defined in Client/ Architect Agreement (eg RAIC Document 6, OAA document 600) • Working Under Builder/ Develop (Design Build, 3P)

18. Sub-consultants/ Engineers What they Do • provide specialized expertise (eg structural, M+E, IT, acoustics, cost, traffic, etc.) • work directly under architect or client • Most typical consultants (S,M,E,C) under architect • Others can be hired by client or architect to provide advice to the architect (Acoustical, Cost, traffic, etc) • Others must be hired by the client (eg Geotechnical, survey) What they Shouldn't do • lose sight of overall project goals

19. The Builder/ Contractor – (DBB) What they Do • build design based on contract documents (specification and drawings) • bring experience, knowledge and understanding to the project • control construction methods, site safety and schedule What they Shouldn't do • unilaterally make changes • directly advise the client

20. The Builder– DB What they Do • Design/ build based on documents provide by the client (RFP, scope, etc) • bring experience, knowledge understanding and a design to the project • control design, construction, cost, site safety and schedule What they Shouldn't do • make assumptions regarding needs

21. Selecting the Players

22. The Architect - How to Choose Qualification-based Selection – The RFP • Clear and concise requirements and selection criteria • Give specific details (eg vision, program, site, client team) • Seek specific succinct responses • Avoid: • vague catch all language e.g. “responsible for all aspects to make the project successful” • items beyond scope e.g. “architect to ensure project is completed on schedule” • onerous proposal requirements

23. The Architect - How to Choose Qualification-based Selection – The RFP • Clear and concise requirements and selection criteria • Give specific details (eg vision, program, site, client team) • Seek specific succinct responses • Avoid: • vague catch all language e.g. “responsible for all aspects to make the project successful” • items beyond scope e.g. “architect to ensure project is completed on schedule” • onerous proposal requirements

24. The Builder - How to Choose Design/ Build (Stip. Sum) • Low bid price usually wins • Therefore Pre-qualify for: • Experience with Building Type (firm and individuals assigned) • Capability to Complete • Financial Status • References • CCDC 11

25. The Builder - How to Choose Design Build • RFP Process • Select for: • Most Suitable Design Proposal • Experience (Builder and Designer) • Capability to Complete • Financial Status • References • Cost

26. Resources • RAIC (www.raic.org) / OAA (www.oaa.on.ca) • Selecting, Agreements, CHOP (Canadian Handbook of Practice) • CCDC (www.ccdc.org) • Standard Construction Documents and Forms • OGCA (www.ogca.ca) • Design Inspirations: dezeen.com; archdaily.com; Architectural Review; Canadian Architect; Architectural Record

27. Remember it’s Your Project • Provide Clear Vision and Program • Understand what is being presented “art of the dumb question?” • Give Timely Informed Directions • Have Fun, Stay Positive