building a town library addition

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Town Library Addition

net area (sf) units total area (sf) Remarks

Social Program

Lounge 700 1 700 Social space for activities and meeting

Children's Room 600 1 600 Space for group readings and activities

Meeting Room 400 1 400 Couches, TV, Seating

Atrium 1000 1 1000 High quality entry space for new addition

Subtotal Recreation Program 2700

Academic Program

Lecture/Presentation Hall 500 1 500 Guest speakers, presentations, town meetings

Book Stacks 2000 1 2000 New book collection stacks

Computer Lab 250 1 250 Row of Computers

WorkStations 250 1 250 Desks

Reading Room 300 1 300 Separate from lounge and noise

Subtotal service program 3300

Service Program

Offices 100 3 300 Staff offices

Bathrooms 150 2 300 Men's and Women's

Storage 600 1 600

Janitor's Closet 50 1 50

Reception and Check-Out Counter 200 1 200 Administration and Staff

Subtotal social program 1450

Subtotal net program 7450

Assuming 75% efficiency 9,909

Total Gross Program 9,909

1Town Library Addition P rogram Def in i t i on & Ca lcu la t ion

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Town Library Addition

Conceptualization Cost Estimate

Town Library SF 9,909

Quality: Good, One Story Construction

Base Cost $185.00

Elevator Adjustment $4.50 $189.50

Perimeter Adjustment $1.00 $186.00

Height Adjustment (per foor above 2) $1.55 $187.55Basement Adjustment $2.50 $190.05

Premium Material Consideration $7.50 $197.55

Adjusted Base Cost $197.55

Current Cost Multiplier (Inflation Factor) 1.05 $207.43

Local Conditions Multiplier (Boston) 1.17 $242.69

Adjusted Square Foot Costs $242.69

Estimated Construction Costs $2,404,816.94

Site Development Costs ($2000/pa 20) 2000 $100,000.00

Accelerated Constr. Deadline (18 months) 1.25 $125,000.00Special Features:

Large Glass Atrium $300,000.00

Roof Terrace w/ Garden $75,000.00

Equipment/Furnishings $200,000.00

Total Hard Costs $3,104,816.94

Base Design Fees (interpolate from Fee) 10.00% $310,481.69

Misc. Project Costs/Printing & Reimburs) 2.00% $62,096.34

Contigency (Bonus Pool) 15% $465,722.54

Project Costs $3,943,117.52

1ATown Library Addition P r o j e c t C o s t C a l c u l a t i o n

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M. 390 Library


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1BTown Library Addition Project Design & Construction Schedule


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1C Town Library Addition F o r m s o f A g r e e m e n tSince 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 owner-

generated agreements that require architects to take on unnecessary and exorbitant risk. In order toavoid this, I would propose to use the AIA A201-2007 General Conditions agreement form between

my architecture rm, 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 pro-

vided 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 unreason-

able requirements, such as warranties, guarantees, and indemnications. Paragraph 3.1 of AIA B101-

2007 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.2This 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 StandardForm of Agreement between the architect and the consultant. The contract covers engineering ser-

vices, 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 out-

lined in the program denition (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 t with the A201 General Conditions agreement form and

the C401 form being used between my architecture rm 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

________________________________________________________________________________[1] Dunn, James. Types of AgreementThe 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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1D Town Library Addition C o n s t r u c t i o n C o s t M a n a g e m e n t

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The rst step in controlling the construction costs for any project is to incorporate all aspects of

a building into each design stage. The program denition phase of the project will allow the architects to

determine the occupancy of each room and therefore the types of mechanical, electrical, plumbing andstructural 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 rened by consulta -

tions 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 rel-evant experience on similar projects, a large portfolio of successful work, veriable credentials, recom-

mendations and, if possible, a previous work relationship with either the owner or the architecture rm.The Construction Contract Administration phase of the delivery process is a vital part of control-

ling construction costs. The architect should include CCA services in the owner-architect agreementbecause a proactive approach....can better capture ...potential benets and can help the architectavoid pitfalls...4. Choosing a qualied and experienced architect to manage the project and overseeconstruction on site is another important part of controlling construction costs. An experienced architectwill immediately see issues with a project while on site that someone without experience might not rec-ognize as unusual. A proactive CCA with verify team assignments, set up a project database, meet withthe 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 sub-

mittals, frequently visit the site, and conduct more project meetings to verify progress and appease anyconcerns. As part of the design phase, the specications for the project will be determined and planningshould be afforded to this phase so that it is ensured that our designed building materials and furnish-ings are available in adequate stock and that the contractors know how to work with them. An effectiveCCA will also be able to quickly process any change orders during construction and ensure that verylittle time is wasted. On a construction site, time is money, and mistakes made during the design pro-cess 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 specications 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_________________________________________________________________________________

[4] Atkins, James B. Construction Contract Administration The Architecture Students Handbook of Professional



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1E Town Library Addition F i n a l S t e p s o f P r o j e c t C l o s e o u t

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

Contractors Duties:

- 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 certicate of substantial completion

- Complete punch list items as stipulated in the certicate of substantial completion

- Submit required closeout documents and materials

- Submit notice of nal completion

- Submit nal application for payment and sign nal change order

- Warrant to the owner and architect that the work is new, free from defects, and in accordance

with the contract documents

Architects Duties:

- Review the contractors punch list to check for defects

- Inspect the project to determine substantial completion

- Conrm owner-accepted nonconforming work

- Prepare and issue a certicate of substantial completion with specic date and attached

punch list

- Review closeout materials to determine contract compliance for submittals

- Prepare nal change order

- Inspect project to determine nal completion

- Advise contractor to submit nal application for payment

- Process nal application for payment

Owners Duties:

- Agree to accept responsibility for security, maintenance, heat, utilities, damage to the work,

and insurance

- Sign certicate of substantial completion

- Sign nal change order and make nal payment5

Issues to Avoid:

- Owner occupancy date, nal change order, and maintenance training omissions 6

- Architect not ensuring nal payment by following up with owner7

_________________________________________________________________________________[5] 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


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