THE ALBERTA MAIN STREET PROGRAMME

BUILDING REHABILITATION

BUILDING REHABILITATION
GETTING THE JOB DONE
13.1 The Project Architects Role
The project architect is retained by the local Main Street project and the municipality. The architect assists the project in undertaking a professional building rehabilitation program. The architect has the professional expertise and credentials to undertake work programs, is aware of and understands proper restoration and construction procedures; and is knowledgeable regarding materials, techniques, and building code restrictions necessary for proper building restoration and rehabilitation work. Project architects must be registered with the Alberta Association of Architects and have considerable experience in architectural restoration. Contact the program office for a listing of Main Street architects throughout the province. A sample contract and terms of reference is in Appendix F.

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Inglewood Main Street Project

SECTION

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Who Engages the Project Architect?

The municipalitys Main Street coordinator acts on behalf of the municipality and, in consultation with the chief of the Alberta Main Street Programme, is responsible for engaging an architect to conduct for each building project:

the architectural survey; priorization drawing; detailed working drawings; specifications; scheduled site reviews; detailed project reports; and, final review.

The project architect is a key member of the Main Street team. The architects professional expertise in proper restoration and construction procedures is essential to any successful rehabilitation project.

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figure 13.2 Scheduled site visits during the construction process ensures work proceeds as detailed on the working drawings and specifica-

Requirements of the Project Architect

Under the supervision of, and in collaboration with, the Main Street coordinator and the design committee, the project architect develops work programs and detailed drawings based on:

1. an understanding of the historical evolution and architectural character of the main street community area; 2. community consensus; and, 3. site inspections and technical advice to the building owners. Specifically, the project architect provides the services necessary to complete the specific requirements of the contract as outlined below: 1. prepare work programs for each building facade rehabilitation project for the review of the building owner, and for the use of the construction coordinator for cost estimating; 2. prepare construction drawings and specifications, as required, for each building facade rehabilitation project; 3. liaison with project personnel by telephone, as required, to resolve day to day issues; 4. make periodic site inspections of the work and attends site meetings with the building owners and project personnel as required; 5. prepare monthly detailed reports to the Main Street project office in regard to fees and expenses; and, 6. coordinate the services of a structural engineer which may be required from time to time.

What are the Actual Steps Taken by the Project Architect?

The actual steps in the process undertaken by the project architect are as follows:

tions.

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The Alberta Main Street Programme

THE ALBERTA MAIN STREET PROGRAMME

BUILDING REHABILITATION

Step One
Architectural Survey
This is a visual inspection of the existing building exterior and the interior foundation. There is no exploratory work undertaken. This step is intended to assess the current condition of the building envelope, its construction materials and finishes, and compile a preliminary list of the nature and extent of faults. The process includes photographic recording of the building and any preliminary historical research of the building where available. This survey identifies whether there is a need for a structural engineer. A report card then summarizes the findings of the survey and the report of the structural engineer if required. The report card also identifies structural conditions that require stabilization prior to facade rehabilitation. The building is not reviewed for compliance with the Alberta Building Code.
Alberta Main Street Programme

figure 13.3 A visual inspection of the building is intended to assess the current condition of the building envelope and its construction materials and finishes.

Step Two
Priorization Drawing
This drawing provides four kinds of information for the building owners review: 1. a drawing or photograph of the building facade as it currently exists; 2. a historic photograph of the building as it existed when it was initially constructed (or as it existed during a chosen era from which it is to be restored); 3. a proposed drawing depicting the historic characteristics reinstated into the facade; and, 4. a proposed rehabilitation work program that prioritizes work to be undertaken. At this point, a preliminary budget (which does not represent final upset costs) is established for the various priority work program items and presented to the owner for review and approval.

Step Three
Working Drawings and Specifications
Detailed working drawings are prepared outlining the work to be undertaken and agreed to by the building owner. A series of specifications outline the more detailed aspects of executing the work. These two documents are used by the construction manager retained by the municipality and the project to execute the work. Exploratory work may reveal additional requirements for further documentation and remedial work.

figure 13.4 A construction manager is normally hired if the project community is able to benefit from employment programs to provide lowcost, but unskilled, labour. Construction knowledge and supervision skills are an asset.

Step Four
Construction
A construction manager is engaged for the project by the municipality in consultation with the project coordinator and the architect. The construction manager is responsible for coordinating the work crew, all work and any subcontractors. The budget and schedule is prepared and revised with the construction manager and presented to the building owner for review and approval. During the course of
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figure 12.5 The project coordinator maintains clear communication channels between the architect and the construction manager or contractor. A daily visit to each construction site is part of the coordinators normal routine.

rehabilitation work, the construction manager contacts the project architect on a regular basis for interpretation of the contract documents (working drawings) and review of the work undertaken. The architect provides additional instructions as required during regular site visits. When the project chooses to hire private contractors, rather than a construction manager, the project architect is responsible for ensuring a complete scope of work and specifications when required. The architect is also responsible for leading the project coordinator through the bidding process for those projects requiring such action. Smaller undertakings may not require the bidding process. In such cases, the project coordinator and the project architect would review a list of qualified contractors or subtrades with the building owner and come to a consensus as to whose services are chosen. All contracts are signed between the building owner and the contractor or subtrade. The work of the contractor is then supervised intermittently by the project architect, and more frequently by the project coordinator who is nearer the site. All warranties and guarantees are the responsibility of the contractor or subtrade.

Alberta Main Street Programme

How is the Project Architect Paid for Work Performed?

Total payments to the project architect should not exceed the stated amount in Funding Policies and Guidelines. The architects fee is based on a per diem rate and normally covers all professional services, travel time, meals, postage, telephone expenses, and reproduction costs. A monthly invoice from the architect details work on an hourly basis. Each invoice should indicate progress on the project, total hours worked, and any claims for expenses. Invoices also include an interest charge of 1.5% per month for nonpayment of fees within 30 days of receipt of invoice. If the project architect retains additional consultants to assist in completing the contract, the payment of additional fees are paid as invoices to the project architect and forms part of the total payment of fees.

Step Five
Routine Updates
The architect inspects the work and makes changes to the budget and work schedule in consultation with the construction manager and the project coordinator as required. Any such changes must first be reviewed by the project coordinator, and recorded and submitted to all parties for approval. Agreement of all parties is assumed if no response is received by the Main Street project coordinator within two (2) days of receipt of the change request.

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BUILDING REHABILITATION

Other Responsibilities
If the Main Street project chooses to employ a construction manager and utilize employment programs to obtain unskilled workers, the project coordinator and architect must undertake the following: 1. engage a construction manager; 2. complete necessary employment program applications; and, 3. hire work crews under the approved program. The alternative to this option is that the Main Street project or building owner chooses to work with a private contractor rather than utilize unskilled labour.

13.2 What is the Construction Managers Role?

The construction manager has four primary responsibilities: 1. coordinate the activities of the work crews; 2. acquire required permits, including, but not limited to, building permits, occupational health and safety permits; 3. ensure compliance with all environmental regulations and local by-laws (particularly with respect to traffic and sidewalk closures); and, 4. be responsible for reviewing and monitoring the budgets and schedules on an ongoing basis with the project coordinator, the architect, and the building owner. A sample contract and terms of reference is in Appendix F of the Coordinator Manual.

figure 13.5 If the private contractor route is not employed, a construction manager must coordinate the activities of the work crews, obtain appropriate permits, comply with regulations, and review and monitor budgets and schedules.

Lacombe Main Street Project

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When obtaining work crews through employment programs, the crew normally includes a bookkeeper who maintains financial records and obtains quotations for the supply of materials and services. Where possible, the lowest price for the most suitable materials and/or services is selected.

A sample is provided in Appendix F of the Coordinator Manual. It is in the best interest of the building owner to review the document with the project coordinator prior to signing.

13.3 What is the Building Owners Role?

The building owner is responsible for reviewing and approving budgets and ongoing work, including:

priorization drawing; intent of detailed working drawings and

specifications; and, the work, in general, during construction, including the routine budget and schedule updates.

The owner should also recognize that during the construction phase certain disruptions of business are inevitable. The owner and the project coordinator should work jointly to arrange the least disruption possible by maintaining clean sidewalks, display windows, and a safe pedestrian entry into the building at all times.

Letter of Agreement
The letter of agreement defines rights, responsibilities and liabilities of the property owner and the municipality. It must be signed prior to the start-up of any rehabilitation work, including the development of working drawings or project specifications. The agreement outlines:

responsibilities of all parties involved; insurance coverage requirements; termination of work; warranties and guarantees; payments by the owner; and, completion of work.

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The Alberta Main Street Programme