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Town Library Addition

Program Definition & Calculation
net area (sf) units Town Library Addition total area (sf) Remarks

Social Program Lounge Children's Room Meeting Room Atrium

Subtotal Recreation Program 700 600 400 1000 1 1 1 1 700 Social space for activities and meeting 600 Space for group readings and activities 400 Couches, TV, Seating 1000 High quality entry space for new addition 2700

Academic Program Lecture/Presentation Hall Book Stacks Computer Lab WorkStations Reading Room
Subtotal service program 500 2000 250 250 300 1 1 1 1 1 500 Guest speakers, presentations, town meetings 2000 New book collection stacks 250 Row of Computers 250 Desks 300 Separate from lounge and noise 3300

Service Program Offices Bathrooms Storage Janitor's Closet Reception and Check-Out Counter
Subtotal social program Subtotal net program Assuming 75% efficiency Total Gross Program 100 150 600 50 200 3 2 1 1 1 300 Staff offices 300 Men's and Women's 600 50 200 Administration and Staff 1450 7450 9,909 9,909

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A Town Library Addition

P r o ject Cost C a l cu l a ti o n
M. 390 Library

Town Library Addition

Conceptualization Cost Estimate Town Library Quality: Good, One Story Construction Base Cost Elevator Adjustment Perimeter Adjustment Height Adjustment (per foor above 2) Basement Adjustment Premium Material Consideration Adjusted Base Cost Current Cost Multiplier (Inflation Factor) Local Conditions Multiplier (Boston) Adjusted Square Foot Costs Estimated Construction Costs Site Development Costs ($2000/pa 20) Accelerated Constr. Deadline (18 months) Special Features: Large Glass Atrium Roof Terrace w/ Garden Equipment/Furnishings Total Hard Costs Base Design Fees (interpolate from Fee) Misc. Project Costs/Printing & Reimburs) Contigency (Bonus Pool) Project Costs SF 9,909

$4.50 $1.00 $1.55 $2.50 $7.50 1.05 1.17

2000 1.25

$185.00 $189.50 $186.00 $187.55 $190.05 $197.55 $197.55 $207.43 $242.69 $242.69 $2,404,816.94 $100,000.00 $125,000.00 $300,000.00 $75,000.00 $200,000.00 $3,104,816.94

10.00% 2.00% 15%

$310,481.69 $62,096.34 $465,722.54 $3,943,117.52

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B Town Library Addition

Project Design & Construction Schedule

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C Town Library Addition

F o r m s o f A g r e e m e n t

Since the owner is representing a municipal government and is using public funding, it is customary to have an owner-generated agreement. However, there are usually provisions in ownergenerated agreements that require architects to take on unnecessary and exorbitant risk. In order to avoid this, I would propose to use the AIA A201-2007 General Conditions agreement form between my architecture firm, the public library counsel of the municipal town government, and the contractor. Doing so would hopefully avoid a situation where the owner requests indemnity provisions that cause the architect to assume liability for things that we have little or no control over. Additionally, the General Conditions agreement form would let us get around agreeing to a contract where the architect has to make a guarantee or a warranty on the project, which is almost uninsurable. Between the architect and the owner I would also propose using AIA Document B101-2007 and B103 forms, which are the Standard Forms of Agreement. Paragraph 2.2 of AIA B101-2007 states, The Architect shall perform its services consistent with the professional skill and care ordinarily provided by architects practicing in the same or similar locality under the same or similar circumstances. The Architect shall perform its services as expeditiously as is consistent with the professional skill and care and the orderly progress of the Project.1 This provision alludes to the architects Standard of Care, which is both an obligation on the architect to do acceptable work, but also relief from such unreasonable requirements, such as warranties, guarantees, and indemnifications. Paragraph 3.1 of AIA B1012007 states that the Architects Basic Services consist of those described in Article 3 and include usual and customary structural, mechanical, electrical, and plumbing engineering services.2 This provision is something that will supplement the additional services provided by the consulting engineers, but it also requires that the architects do preliminary engineering design so that the project is not unnecessarily delayed and that the schematic and construction documents are designed in an integrated fashion that incorporates all aspects of the design, not just spatial considerations. In addition to these contracts, I would suggest using AIA Document C401-2007, the Standard Form of Agreement between the architect and the consultant. The contract covers engineering services, such as structural, mechanical, or electrical engineering3. I would use the C401-2007 document with the landscape architect as well, who will be designing the roof terrace and garden, which is outlined in the program definition (p. 1) and allocated for in the budget calculation (p. 2). The C401 form works in accordance with the General Conditions agreement form A201 that is being used between the main contracting parties. As an architect, I would also suggest that the Contractor use the AIA Document A401-2007 form for subcontractors because of its natural fit with the A201 General Conditions agreement form and the C401 form being used between my architecture firm and the consultants. I would also suggest that the owner and contractor use the AIA A101-2007 form of agreement. Agreement Forms to Use: AIA 201-2007, B101-2007, C401-2007 and A101-2007, A401-2007 ________________________________________________________________________________
Dunn, James. Types of Agreement The Architecture Students Handbook of Professional Practice (John Wiliey & Sons, Inc., Hoboken, New Jersey; 2009) p. 582 [2] Ibid. (p. 583) [3] Twomey, Timothy R. Project Design Team Agreements The Architecture Students Handbook of Professional Practice (John Wiliey & Sons, Inc., Hoboken, New Jersey; 2009) p. 606
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D Town Library Addition

Construction Cost Management

The first step in controlling the construction costs for any project is to incorporate all aspects of a building into each design stage. The program definition phase of the project will allow the architects to determine the occupancy of each room and therefore the types of mechanical, electrical, plumbing and structural needs each space will have. These calculations will allow us to plan for the service space that is required for our building, which can be integrated into the schematic design and refined by consultations with the engineers. New programs like Autodesk Revit Architecture and MEP allow architects to design with greater incorporation of building systems from the initial design phases. Using these programs, the schematic phase of design can be much more accurate and make the construction documentation phase move much more quickly. In the case of the Town Library Addition project, we are using the conventional Design-Bid-Built project delivery process, but with design programs such as Revit, these phases can be eased and accelerated to take advantage of both the familiarity that people have with the DBB delivery method and the newer integrated delivery systems. Another important aspect of controlling construction costs is to hire a contractor that has relevant experience on similar projects, a large portfolio of successful work, verifiable credentials, recommendations and, if possible, a previous work relationship with either the owner or the architecture firm. The Construction Contract Administration phase of the delivery process is a vital part of controlling construction costs. The architect should include CCA services in the owner-architect agreement because a proactive approach....can better capture ...potential benefits and can help the architect avoid pitfalls...4. Choosing a qualified and experienced architect to manage the project and oversee construction on site is another important part of controlling construction costs. An experienced architect will immediately see issues with a project while on site that someone without experience might not recognize as unusual. A proactive CCA with verify team assignments, set up a project database, meet with the consultants, conduct a preconstruction conference and be active on the construction site. During construction, the CCA will manage changes in work from various people, manage submittals, frequently visit the site, and conduct more project meetings to verify progress and appease any concerns. As part of the design phase, the specifications for the project will be determined and planning should be afforded to this phase so that it is ensured that our designed building materials and furnishings are available in adequate stock and that the contractors know how to work with them. An effective CCA will also be able to quickly process any change orders during construction and ensure that very little time is wasted. On a construction site, time is money, and mistakes made during the design process relate to an enormous amount of wasted money during construction. In summary, it is important to:

-Accurately calculate occupancy loads for structure, mechanical, plumbing and electrical systems -Adequately integrate building systems into the schematic design phase using programs like Revit -Check to ensure that the specifications are available in stock and that the contractors are familiar -Hire a contractor with relevant experience in accordance with the bidding requirements of the Town -Develop a good relationship with the contractor -Appoint an experienced CCA to overlook the construction process _________________________________________________________________________________
Atkins, James B. Construction Contract Administration The Architecture Students Handbook of Professional Practice (John Wiliey & Sons, Inc., Hoboken, New Jersey; 2009) p. 432
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E Town Library Addition

Final Steps of Project Closeout
- Prepare a punch list of all the projects change orders made during construction - Submit notice of substantial completion to architect - Obtain agreement for the owners acceptance for responsibility for security, maintenance, heat, utilities, damage to the work, and insurance - Sign the certificate of substantial completion - Complete punch list items as stipulated in the certificate of substantial completion - Submit required closeout documents and materials - Submit notice of final completion - Submit final application for payment and sign final change order - Warrant to the owner and architect that the work is new, free from defects, and in accordance with the contract documents

Closeout Phase of Project: February 1st, 2016 - March 1st, 2016 Contractors Duties:

Architects Duties:
- Review the contractors punch list to check for defects - Inspect the project to determine substantial completion - Confirm owner-accepted nonconforming work - Prepare and issue a certificate of substantial completion with specific date and attached punch list - Review closeout materials to determine contract compliance for submittals - Prepare final change order - Inspect project to determine final completion - Advise contractor to submit final application for payment - Process final application for payment

Owners Duties:
- Agree to accept responsibility for security, maintenance, heat, utilities, damage to the work, and insurance - Sign certificate of substantial completion - Sign final change order and make final payment 5

Issues to Avoid:

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- Owner occupancy date, final change order, and maintenance training omissions 6 - Architect not ensuring final payment by following up with owner 7

Hartman, Douglas C. Project Closeouts The Architecture Students Handbook of Professional Practice (John Wiliey & Sons, Inc., Hoboken, New Jersey; 2009) p. 525 [6] Ibid. (p. 523) [7] Atkins, James B. Construction Contract Administration The Architecture Students Handbook of Professional Practice (John Wiliey & Sons, Inc., Hoboken, New Jersey; 2009) p. 449

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