Design, Documentation, Codes and Building Regulations Flashcards
What information would you typically collect/review when you start work? What should the client provide?
Following a Signed Agreement/contract you would review
1) Scope of work
2) site, program, project type, complexity and size
3) zoning, Bylaws, Codes and AHJ requirements
4) Budget, Sustainability and accessibility targets, schedule
5) master plans, heritage, vehicular and pedestrian access
Consider:
competence, availability, and compatibility before selecting work.
Client will provide:
1) Program and design brief
2) Construction budget
3) survey, sub-surface report
4) hazardous materials and environmental reports
5) geotechnical reports and heritage status
Is programming part of architect’s basic services?
No, programming is part of predesign phase.
Basic Services Include:
1) Schematic Design
2) Design Development
3) Construction Documents
4) Construction Procurement (bidding and negotiation)
5) Contract Administration during construction phase
What are the architect’s responsibilities for cost estimating?
1) Clarify to client that estimate is neither a quotation or guarantee
2) provide a statement of probable costs
3) Use historical data and appropriate contingencies
4) If not experienced, advise to hire a quantity surveyor (QS). Architect to provide all necessary background information and depending on stage of project the level of detail required for the accuracy of cost estimate.
5) Review QS breakdown and advice if budget may be unrealistic..
Describe the difference between development permit, rezoning and building permit?
1) Rezoning required to permit development on a site that differs from the land-us bylaws permit.
a) Minor variances - Relaxation only, granted by administration staff
b) Major variances- require different development - rezoning require public process and authorization from the local council.
2) Development Permit ensure applicant’s detailed building design complies with Zoning and Development By-Law. Following rezoning, applicant can complete development permit. DP regulates
a) allowed land uses
b) where building can be located on site
c) building’s maximum height and size
d) other provisions for good city building
3) Building Permit is required for any construction of change or land use or occupancy on private property. Submission documents (including architectural and consultant drawings) will be reviewed for compliance with Building-By Laws and codes to meet life safety, livability, accessibility and sustainability requirements.
a) once BP received construction may start
b) trades permits are applied for (electrical, fire sprinkler, plumbong and gas, mechanical)
What are the steps to rezoning a property?
1) Before rezoning
a) Architect to review existing site, it’s zoning, heritage designations and get land title (ownership) from client.
b) Contact planner for pre-zoning meeting to understand long term vision of neighborhood, land use, density and form of development.
2) Preliminary Rezoning Proposal and letter of enquiry summitted by applicant for review by planners.
a) Planners may ask Architect to hold pre-application open house to show early design ideas and get community input. Applicant required to invite community to open house.
b) Feedback from public and planner is considered in application.
3) Formal Rezoning Application submitted by applicant based on advice from pre-application and by City Council approved plans + polices.
a) Rezoning planners notify Public (site sign, mail and online) of application.
b) Planning open house held - share information about proposal and get public input.
3) Report + Referral for Public Hearing.
a) Rezoning Planners describe application, summarize feedback and make a recommendation to city council about application.
b) City council decides whether or not to proceed with a public hearing
4) Public Hearing is held:
a) City notifies public of hearing date with agenda
b) Rezoning planners present application and recommendation to council (applicant may also present),
c) mayor calls for vote on motion to: approve, amend or refuse application
5) Zoning Enactment: When all conditions are met council enacts by-law to change the zoning.
What is a Development Permit and steps? What codes and regulations does a Development Permit submission have to meet?
Development Permit ensure applicant’s detailed building design complies with Zoning and Development By-Laws. DP regulates:
a) allowed land uses
b) where building can be located on site (setbacks)
c) building’s maximum height and size (Floor space ratio - floor area/site area)
d) parking requirements
e) landscaping, tree protection and requirements
f) external design and building form and character
STEPS:
1) Research’s rezoning, policies and guidelines.
a) Designer/Architect engaged to provide advice on the process.
b) Determine if use with current zoning is conditional (approval required by Director of Planning) or outright (use permitted) Review land title.
2) Prepare and submit DP package with documents per checklist (e.g below)
a) Site plan, floor plans, renders, sections, elevations, landscaping
b) sunshading analysis
b) include cover page (site area, building height, setbacks, site coverage, FSR, parking included, proposed relaxations)
c) Acoustic, arborist, traffic reports, rainwater managemtn plan and geotechnical reports
3) Application reviewed by various departments 9engineering, landscape, development review branch
a) Director may engage commitees or panel or ask for public feedback
4) Decision made on application with outstanding requirments/obligations/revisions before permit issued
5) Changes are made + evelopment permit issued. Following DP, building permit application submitted.
What are the processes of a building permit?
1) Determine if Development permit required or rezoning.
2) Once DP approved submit application for BP. Refer to local jurisdications requirements for submissions.
2) BP reviews by building officials for compliance with municipal bylaws, regulations and the building code.
3) BP received:
a) construction may start
b) trades permits are acquired (electrical, fire sprinkler, plumbong and gas, mechanical)
c) inspections booked (occupancy)
What is the difference between the National Building Code (NBC), the BC Building Code and the Vancouver Building By-Law (VBBL)? When would each apply to a project?
1) National Building Code: model building code of Canada that all provincial codes are based off of. Used for Federal Land.
2) BC Building Code: based on NBC that is specific to the province of BC and is used in BC except for Federal Land within the province and Vancouver.
3) VBBL: Building code used in City of Vancouver. Enabled under Vancouver Charter to adopt by-laws to regulate the design and construction of buildings. Allows City Council to engage easier with building safety.
***Codes do not apply to First Nations Land. Regulatory Gap. Community chooses code or at min. follows NBC.
***NBC no legal status unless adopted for project construction.
What are the responsibilities of an Advisory Design Panel (ADP)?
1) Act in public interest and provide advise on regulatory process, not decision making.
2) Required to conduct themselves per Archtiect’s Act, Bylaws and Code of Ethics
3) Architects participating on ADPs advice local governments, municipalities, and districts, on design, urban planning and zoning matters, for decision making in the public interest.
What are pros/cons of consultants under contract with architect versus client?
Under architect contract:
1) can choose preferred consultants
2) better coordination - higher quality performance
3) additional liability - responsible for their omissions
4) Must pay until reimbursed by client
Under Client contract:
1) no additional liability/risk on insurance
2) easier payment (client does this)
3) less efficient coordination - architect goes through client
4) less control over quality + schedule
Are there consultants that cannot be under contract with the Architect?
Yes, due to liability exposure, any consultants dealing with existing site/property conditions
- Land Surveyor
- Geotechnical Engineer
- Environmental engineers and scientists
What actions can you take when in disagreement over interpretation with the Building Inspector?
1) Discuss with building inspector and code consultant. Architect is interpreter and makes fair interpretation.
2) File a request for interpretation
a) City of Vancouver - building board appeal
b) BC Building Code Appeal Board (under local government act, operates independently, decisions are final and binding)
What are Letter’s of Assurance? What obligations do they place on who? Can they be modified?
1) LOA are LEGAL accountability documents, REQUIRED UNDER BUILDING CODE, that clearly identify responsibilities of key participants in a construction project.
a) Mandatory documents included in BCBC (Part 2 Div C) and VBBL.
b) Document parties responsible for design and field review of construction and to obtain professional assurances that design and work substantially comply with Building Code and other safety regulations (except for construction)
c) also assure field reviews will be and have been completed during construction.
d) signed and sealed by individual coordinating registered professional and registered professionals of record - responsibility on individual.
e) apply to all Part 3 buildings
1) Schedule A: Confirmation of commitment by owner and CRP.
a) Confirm owner retained CRP
b) CRP will
i) determine disciplines required, and RPR’s to be retained
ii) COORDINATE - design work and field reviews of RPRs including coordination of functional testing of fire protection and life safety systems.
2) Schedule B: Assurance of Professional Design and commitment for Field Review + Summary of Design and Field Review Requirements
a) completed by each RPR for discipline on the project
b) confirms design complies with Building Code
c) RPR responsible for field review, design and functional testing of all components initialed
e) items not relevant to the project are crossed off and initialized
3) Schedule C-A: Assurance of coordination of professional field review.
a) assurance CRP fulfilled obligations to COORDINATE field reviews of RPRs, coordinated functional testing of fire protection and life safety, and coordinated field reviews comply with Part 10 and plans/documents submitted for BP.
4) Sched C-B: Assurance of Professional Field Review
a) Confirms RPR has fulfilled obligations for field reviews under their discipline and assurance that components initialed in Sch B comply with Building Code + the design.
Schedules Sometimes required by supporting registered professionals for manufactured engineered products (ask for these at Shop Drawing review by Architect)
5) Schedule S-B - provides assurance to complete professional design and field reviews for work and design meets Building Code.
6) Schedule S-C - confirms fulfilled obligations for field review and design meets code.
Other Letters not required by Code but Accountability:
5) Schedule D – Commitment for Building Envelope Professional Review
(a) Submit before BP, seal and signature, date by Building Envelope Professional and CRP
(b) Confirms BEP retained and gives commitment for design review for components and assemblies in Part 5 of Div B and other aspects necessary.
6) Schedule E-1 – Owner’s Undertaking
(a) Submit with BP
(b) Identifies owner responsibilities on project
7) Schedule E-2 – Owner’s and Tenant’s Undertaking
(a)Same as above but for owner and tenant.
8) Schedule C-D – Commitment for building envelope professional review
a) Seal, signed, dated by CRP and building envelope professional. CRP initial
b) Confirms Building envelope professional fulfilled obligations for field review and that components comply with BCBC, By-laws and design.
What are the design and field review requirements for Architectural Discipline per Schedule B?
- Fire resisting assemblies.
- Fire seperations and continuity.
- Closures (tightness + operation)
- Egress, access to exits
- Performance and physical safety of guardrails and handrails etc.
- Structural capacity of all architectural components (seismic and acnhoring)
- Sound control
- Landscape, screening + site grading
- Firefighting access provisions
- Access for people with disabilities.
- Elevating devices
- Functional testing architecturally related fire emergency systems and devices.
- Development permit and conditiions
- Int. signage
- Shop drawing review
- Int and ext. finishes
- Dampproofing/waterproofing of walls and slabs below grade
- Roofing and flashings
- Wall cladding systems
- Condensation control and cavity ventilation
- Ext. glazing
- Integration of building envelope component.
- Environmental separation requirements (Part 5)
- Building envelope - Part 10 (ASHRAE, NECB or step code reqts)
- Building envelope testing, confirmation or both as per Part 10 requirements.
Describe ways project BLAA meets accessibility requirements.
- Barrier Free path of travel (1500mm) to the entrance and all floors requiring access
- Accessible parking stalls (parkade and at surface level parking)
- Universal washrooms with barrier free stalls at each level. (meet 1500 turning radius, grab bars, fixture/mounting heights per BCBC)
- Elevator access to all floors
- Tactile indicators on stairs
- Visually contrasting elements (doors identifiable, signage legible, floors contrast to walls)
- Ramps to all pools for access (1:12 max slope, landing every 9m)
- Fixed Seating in pool provides min percentage of accessible seats per bcbc based on the total number of fixed seats.
