Tremont Residence: Construction Administration
Construction recently began on this residence in the Tremont neighborhood of Cleveland that our office has been designing. Check out this previous blog post with some pictures of the construction process.
Construction of the Tremont residence
Before construction starts the architect’s office is busy creating construction documents and applying for permits, but once construction begins the architect’s office shifts into construction administration. The contractor is responsible for constructing the building as designed in the construction documents and the architect’s office works on construction administration items to this end. Construction administration involves responding to requests for information, issuing sketches to clarify the drawings, and working with the owner and contractor to keep the project on track.
Requests for Information (RFIs)
RFIs are the formal process for the architect to ask questions about the project. Sometimes the architect’s intent in the construction documents is unclear or unforeseen things arise in the construction process that require a solution. RFIs can refer to any aspect of the project. For this residence we have received RFIs for everything from confirming the contractor’s scope of work to what type of structural connection needs to be made at beams.
Sketches
Sketches are issued by the architect when changes to the construction documents occur. The sketches above show some of the changes that have been made to the project. The first sketch shows changes to the front door of the residence. The door’s size was revised and a metal cladding material was added to the exterior side. The next three sketches show changes that were made to the master bathroom. Some of the things that changed include the addition of a second shower head and additional electrical work to install a shower controller.
Material selection
One major difference between commercial and residential projects are the materials used. Residential projects tend to use more personalized and higher quality materials than commercial projects do. The material selections for this residence have been in progress for a while. We’ve been working with the client to get the design exactly where they want it. Check out some pages from a recent material presentation below. We love all the textures from the wood grain, stone, and handmade tile.
Fund That Flip 04 - Construction Administration
This is the fourth post in our blog series following a project from start to finish. Check out the other posts here!
Sneak peek of the Fund That Flip demolition.
Construction can begin after the permit set has been reviewed and a permit is issued. The contractor selected by the client is responsible for building the project. However, architects are still involved in the construction process. During construction architects work on construction administration. This includes submittals, sketches, and site meetings.
Site Meetings
Regular site meetings with the owner, architect, and contractor help to overcome issues that arise during construction and allows everyone see the construction progress. Our office issues meeting notes after these site meetings to document the discussion.
Submittals
The construction documents specify products that the architect has selected. Submittals are generated by the contractor before purchasing items for the job. Most items and materials included in the project will have a submittal. Some examples would be doors, casework, ceiling tiles, paint, bathroom accessories, and HVAC equipment. Submittals are then given to the architect to review and either approve or reject it.
The image below is a page from the ceiling tile submittal for Fund That Flip. The type and size of the tile is indicated on product data sheets which our office then reviews and issues a response.
Sketches
Sketches are used to clarify or change things in the construction documents. Major project changes will be issued as addendums (see our construction document blog post for more information). Smaller changes will often be issues as sketches. These sketches are provided to the contractor by the architect’s office.
The sketch on the right was issued after furniture was selected for Fund That Flip. The table selected for this room was wall mounted so we needed to let the contractor know to provide extra wall support for it.
Fund That Flip Project Profile
Check out the other posts in this blog series.
We have previously posted about the first steps of a project,
the design phase, and construction documents.
Construction Update: Tremont Residence
We’ve been working on a residence in the Tremont neighborhood of Cleveland for a couple years now. Last year we made this blog post detailing the design process of the home and describing how it has changed over time.
Construction began earlier this year and we couldn’t wait to share some the progress. Check out some of the pictures Nick from the office has taken during the construction process!
All About Windows
Windows are an important part of every building and we put together this guide to explain them.
There are three main elements of windows that are important for anyone looking to buy windows: type, material, and glazing
Types of windows and how they operate
01 TYPE
These are the most common types of windows on the market today. Each type operates a bit differently.
Single Hung - Single hung models have an operable bottom sash that allows air flow into the space.
Double Hung - Both the top and bottom sashes move on double hung windows.
Casement - Casement windows open along the edge of the window - the other edge is hinged. The window is opened and closed using a hand crank on the interior side.
Awning - The window sash opens at the bottom of the window with a hinge along the top edge.
Sliding - Sliding windows open horizontally. One or both of the sashes can be operable on this window type.
Fixed - Like the name suggests - this type of window does not open.
The type of window used plays a role in a home’s energy efficiency. It takes more energy to heat and cool a space if outside air is actively leaking inside. Any window that opens has the potential to leak. Due to this fact, fixed windows are the most energy efficient. Casement and awning windows seal pretty well. The sliding mechanism on the other types of windows tends to allow more air through. This becomes more important if extreme wind and weather conditions are common at the building location - most of the time a quality sliding window type will be fine.
02 MATERIAL
Windows are being made out of many different materials these days. Below we will explain some of the most popular materials used and their relative benefits.
Wood
Wood windows offer the best insulating properties of the different window materials discussed here. They are also considered to be the most beautiful type. They require more upkeep than the other materials and are the most expensive option.
Vinyl
Vinyl is less expensive than the other options here but window manufacturers offer different grades of vinyl windows. Higher grades are recommended as lower grades tend to leak more air. Premium grade vinyl windows can end up being expensive.
Fiberglass
Fiberglass is more expensive than vinyl but less expensive than wood. It is stronger, more energy efficient, and more durable than vinyl.
Aluminum
Aluminum is lightweight and stronger than other options but allows for a lot of heat transfer. The other window materials offer far better insulation. Aluminum will sometimes be used as a cladding material with wood underneath. This does help to insulate the window but water tends to get behind the aluminum and cause the wood to rot.
03 GLAZING
There are a few ways to increase the energy efficiency of a window through it’s glass construction. Insulation can be added with multiple-pane windows and there are coatings that decrease heat transfer.
Number of Panes
Windows can have multiple layers of glass. Double-pane and triple-pane windows have air or gas sealed between the panes which helps by adding insulation to the glass. If the seal is broken, however, condensation can form between the panes. There is also a definite cost increase when multiple panes are used.
Low-E Glass
Low-E stands for low emissivity. This is a very thin coating applied to the glass that allows light through but reflects heat. This coating keeps heat from passing through the window making it useful in all seasons.
Windows are also tested for their energy efficiency. These measurements will be available to anyone shopping for windows. Two of these values are the solar heat gain coeffient (SHGC) and U-value.
SHGC (Solar Head Gain Coefficient)
This value indicates the amount of energy from the sun that passes through the window assembly. A higher SHGC allows more heat from the sun through. A lower value is more energy efficient.
U-Value
The U-value is the rate at which heat moves through the window. A lower value indicates a more insulated window.
EnergyStar has recommended values for the SHGC and U-value based on location. Check it out here.
Fund That Flip 03 - Construction Documents
The largest aspect of an architect’s job - in both time and deliverable size - is the creation of construction documents. Construction documents are drawings that tell the contractor what to build and how to do it. These drawings form the basis of a project. They are used for everything from pricing a job to detailing the contractor’s scope of work.
We previously made a blog post about what is included in a construction document set and how the read the drawings. Check it out here: Construction Documents: A Primer
A title sheet is included in each construction document set.
Permit Set
The first set of construction documents issued is a permit set. This set of drawings is created as part of a building permit application and are submitted for review by the regulatory bodies that issue permits. The drawings are reviewed to ensure the design adheres to the zoning code, building code, and life safety mandates. Elements like interior finishes and detailed construction diagrams are often unnecessary - and yet to be figured out - at this point. If the client has decided to solicit bids to find a contractor the permit set is often used to do that as well.
Multiple Disciplines
Architecture is not the only discipline represented in construction documents. Consultant drawings are also included. These are drawings that are created by civil, structural, mechanical, and electrical engineers or by third party vendors. The disciplines represented in a set of construction documents depends on the scope of the project. One example of vendor drawings common in restaurant projects are kitchen equipment vendor drawing. These drawings specify all the equipment and the electrical or plumbing services required for the equipment.
Post-Permit Set
Fund That Flip was a fast tracked a project and we had a permit set submitted to the city before we presented the design to them! After our presentation we had some changes to make to the construction documents. Construction documents that change after the permit set are issued as an addendum or bulletin. An “addendum” set refers to changes to the construction documents before a contractor is selected and a “bulletin” set is issued after that happens.
This is the third post in our blog series following Fund That Flip from start to finish. Our next post will discuss the construction process and what you can expect from your architect during that time.
Fund That Flip 02 - Design
This is the second post in our Fund That Flip series where we follow a project all the way through. Check out the other posts in this series here!
This post is about the schematic design phase. This is when the design is developed further and becomes more real.
SCHEMATIC DESIGN
We are able to use the response that the client has about the concept design to refine priorities and goals before we move onto other phases of design. For Fund That Flip we were able to establish that the office would be mostly open and retain views of Lake Erie in the space. We also confirmed the goal of making a great first impression when you walk into the office by entering right into the open lounge and kitchen -- where the action is -- rather than into a traditional reception space.
Sheet from a client presentation that shows precedent images and our color diagram.
DESIGN CONCEPT / INSPIRATION
We take these goals and establish them as our design concept that we refer to during further design phases to make sure we’re still meeting them. On top of these design concepts we look at existing examples of similar projects--in architecture, we call them precedents--to get further inspiration and provide images that the clients can see so they can better understand the design direction. For Fund That Flip, we also designed a concept for how color would be distributed spatially throughout the office by making a plan diagram.
Sketch elevations of the kitchen pods.
DESIGN DEVELOPMENT
The design ideas start getting more specific during the Design Development phase and therefore our sketches and presentations can get more specific too. During this phase, materials evolve from vague notations to specific selections.
MATERIALS
As for choosing these materials, establishing the design diagram helped us follow the rules we set up for ourselves and narrow-down the endless choices of materials. We chose a color scheme that would endure changes in design trends. After sifting through many material samples, we made a physical materials board so our client could see and touch all the actual materials.
Finish materials arranged by proximity to one another.
CLIENT PRESENTATIONS & RENDERINGS
Through this process of design development, we’re able to provide drawings and images to the client that help them understand what the design is. For this project, we held several design meetings to review progress. Toward the later stages of design development, we produced renderings to illustrate what it would be like to be in the finished space. These images provide perspective, material approximation, lighting effects, and other features that differ from more abstract drawings we do, like plans and elevations.
Earlier rendering of lounge and kitchen
Later rendering of lounge and kitchen compared with later rendering of the same area.
As we determine the final design of the project, we move on to construction drawings. Our next post in this series will be all about construction documents.
What's Oliver Architecture Watching?
We’ve been stuck inside for a couple weeks now - read about the TV shows we’ve been enjoying!
Ohio has been under a stay-at-home order due to COVID-19 and we’ve found ourselves watching a good amount of television. We asked everyone in the office what they’ve been watching - check out their answers if you’re looking for something new!
Jon’s been watching The Office and listening to Office Ladies.
If you’re anything like me you’ve watched The Office all the way through multiple times. Jenna Fischer and Angela Kinsey, Pam and Angela on the show, recently started the Office Ladies podcast. On this podcast they re-watch each episode of the show and tell behind the scenes stories. I’ve been listening to an episode of the podcast then watching the show to notice all the details they talk about. The Office is streaming on Netflix and Office Ladies is from the Earwolf podcast network
Zoë’s been watching Little Fires Everywhere!
It’s based on the best-selling novel by Celeste Ng. It’s set in Shaker Heights (near Cleveland where our office is located), which is also where the author grew up. The show stars Kerry Washington and Reese Witherspoon and deals with themes of family/motherhood, racial dynamics, friendship, and order. Little Fires Everywhere is on Hulu and there’s a new episode every Wednesday night.
Mary Kate’s been watching Top Chef and Too Cute!
I watch a lot of reality competition shows, and Top Chef feels like the classiest of the bunch. I have never tried a ceviche in my life, but I feel qualified to judge one after watching 16 seasons of this show. Secondly, Too Cute follows a litter of puppies or kittens from when they are a few days old until they are adopted. It is great to put on in the background to lower my heart rate and blood pressure as I am doing something else. Plus, a narrator describes each little pup or kitten’s personality, very cute indeed! Both shows have multiple seasons available on Hulu.
Nathan’s been watching Kim’s Convenience!
Zoë turned me onto this show by picking it for her birthday Netflix Party. It’s an hilarious sitcom set in Toronto around a Korean-Canadian family who own and operate a small store in the city. It’s got everything you want from a solid sitcom: dramatic irony, family disagreements, and an infuriating “will-they-won’t they.” The amazing performances and character development bring it all together! You can binge 4 seasons of Kim’s Convenience on Netflix.
Nick’s been watching Jack Ryan.
John Krasinski plays the role of a CIA analyst working with multiple governments to apprehend the leader of one of the largest terrorist organizations in the world. This is a show that doesn't shy away from intimately showing the human side and moral dilemmas of a macro scale of countries to the micro scale of individuals. It's emotionally heavy and in tune with the horrific facets of the world in a contemporary light. I appreciate that no character or group is demonized and each has a compelling backstory to their actions. I was interested in seeing John Krasinski's other acting roles after watching him in The Office and the film 13 Hours. You can watch on Hulu or Amazon Prime Video.
Kevin’s been watching Formula 1: Drive To Survive.
This is a Netflix original program that follows the previous year’s Formula 1 racing teams as they move through the season. I can’t claim to have a great knowledge about the sport and/or the cars, but I can’t get enough of watching teams comprised of hundreds of people working towards making two cars run a race as fast as possible. Even with all of the custom technology, almost endless budgets, and cream-of-the crop drivers, it seems like catastrophic failure is constantly just around the corner. The majority of the teams do this knowing that they will never compete with Mercedes and Ferrari. For them, a 5th place finish in a race is a huge victory.
One criticism I have is that the voice-over during the show is meant to sound like an actual race announcer—I’m pretty certain that it’s not commentary from any actual race, but was recorded specifically for the show to, you know, advance the narrative a bit.
Construction Documents: A Primer
A practical introduction to reading construction documents.
Construction documents are the main deliverable produced by architects. They are drawings that show the contractor what to build and how to do it. Construction documents even have their own phase of an architecture project. This guide provides a basic introduction on how to read construction documents.
Fund That Flip Title sheet. Check out our blog series for more information about this project.
Title Block
Title block
Every sheet in a set of construction documents has a title block. The title block is a border on the sheet that contains project information and provides basic sheet organization.
Most title blocks incorporate a grid using numbers and letters along the sides that are used to reference where a drawing is on a sheet. Architecture drawings are big (24” x 36”) and sheets can contain many drawings.
All the information in a title block is along the right hand side because construction documents are bound along the left side and this allows one to flip through drawings easily. The project team is listed at the top of the sheet - this is where all the contact information for the various engineers and consultants on a project is listed. Further down on the sheet is the project information. This will include a name and address for the project as well as the revision information. Construction documents are often changed throughout the project and drawings are updated and issued multiple times. This is where the drawing version and date are indicated. Changes to the drawings are indicated with revision clouds which surround the changes and note the revision number when the change occurred. The bottom of the title block contains the sheet information. This is where one can find the sheet title and number.
Title Block Grid
Project Team Information
Project Information
Sheet Information
symbols
There are a lot of symbols used in construction documents that can be intimidating for those unfamiliar with them. There are different symbols for different disciplines but there (should) always be a symbol legend associated with a drawing. Our office usually puts a generic symbol on the title sheet and then more specific legends on the applicable drawings. A lot of information is contained in a single symbol. For example, the section symbol indicates the sheet the section drawing is on, “A101,” and the grid location of the section drawing on that sheet, “1”.
Typical architectural drawings
Floor Plan
The floor plan is the most ubiquitous and important drawing in a construction document set. This is a top down view of the space. Dimensions are given for all the built elements, wall/door/window types are indicated, and notes are called out on floor plans.
Reflected Ceiling Plan
Reflected ceiling plans - often abbreviated RCP - is just a floor plan that looks up instead of down. This is where all the ceiling elements - lights, ceiling types, HVAC diffusers - are shown.
Wall Sections
Wall sections are where the drawings begin to get more detailed. Plans are general drawings and are usually at a smaller scale to show the overall project. There’s only so much information that can be conveyed through plans. Wall sections show a cut through a wall to indicated how the wall should be constructed. Wall sections often include call out symbols which lead to an even more detailed drawing of a certain element.
Interior Elevations
Interior elevations are a great way for architects to indicate the design intent for a space. These drawings are straight on views that face different directions. Elevations show the project as a person in the space would see it.
Schedules
Schedules are hugely important to a set of construction documents. We place the schedule sheet at the end of the architectural drawings. They include more information about various design elements.
Some typical schedules:
Door schedule - This gives each door a number and includes information such as size, material, and hardware.
Finish schedule - This schedule gives each material used an abbreviation and lists information like a description, manufacturer, and model number.
Equipment schedule - This could include any specialized equipment a project may call for or items like refrigerators and televisions.
The dispersed architecture office
It seems like every project in the office has some form of delay, major issue, or an “oh #@!?!” moment. That said, the current covid 19 situation is a new one.
For now, I’m going to set aside the much more important health, safety, and financial impacts of covid 19 and burrow down into thoughts on the specific impacts to an architecture office
“It’s Good This Didn’t Happen 20 Years Ago…”
When I was first interning at an architecture office, AutoCad R14 was THE pinnacle of software (please note this was seventeen years before “AutoCad 2014”) . 3d modeling was a novelty that someone did in their spare time to show off the cool flower vases they could render. And the paper. Oh the paper. There were drawing sets, presentation boards, product catalogs, code books, zoning books, project binders, standard details, material libraries, and on and on. We are far from having paperless offices, but sending everyone to work remotely makes me realize that this would have been virtually impossible a couple of decades ago.
Between email, digital calendars, online project management software, and storing data in the cloud it is possible with (relatively) short notice to have everyone work 30 miles apart from each other. There have been snags, server issues, and a general gnashing of teeth. What there hasn’t been is a complete disruption of service, which is in itself kind of amazing.
“It’s not the same…”
Of course not. It’s been exactly one day of having the office split apart, and it feels different. To find out what your colleagues are up to, you have to send them a chat or an email instead of just popping your head up and shouting across the room. Granted, the chats and emails happened when we were all together in the same place, but we at least had the option of shouting.
I’d like to think we’ll find a balance of interaction and collaboration, but there might be no substitute for being in a room with someone to brainstorm, draw, and share ideas.
“It’s better…”
I’m not sure about this one. I’ve only worked in open offices where everyone interacted with everyone else, for better or worse. Being split up forces better project management and goal-setting. It makes everyone set tasks and deadlines rather than fussing around on different things (although I’m of the opinion that some great things come from fussing around).
Working from home also lets people manage themselves. It might get old (give it a few weeks), but the ability to sleep in an extra hour rather than commute to the office. is a nice perk. There are also environmental considerations—fewer drivers = fewer cars = fewer emissions. On the scale we are seeing now, it might have some impact if we turn it into a habit moving forward.
“I don’t like being reliant on software…”
This one is inevitable. To link everyone together requires software: slack, google drive, remote desktop, goto meeting, zoom, jira, confluence. The list is long. If the software doesn’t work, then you’re dead in the water.
It is trite, but it is true “paper can’t crash on you.”
“The dog ate my homework…”
For every project, builders have used a slew of different excuses as to why schedules are delayed, products are unavailable, or things in general aren’t getting done. I’ve heard “…it’s the hurricane…it’s NAFTA…it’s because of the drought.” Pick the crisis of the day.
It’s tough to argue with “It’s the global pandemic.” That one feels real.
Wash your hands and stay home.
That’s it for now. Sorry for a lack of images. Pictures always make things better.
Fund That Flip 01 - First Steps
Starting a new project is exciting for us in the office. The possibilities are endless, everyone is enthusiastic, and the constraints of time and budget haven’t reared their heads (yet). Every project is different, but there are some steps that are common to almost all of them. Our goal with this series of posts is to walk through the various phases/stages of the design and construction process.
The Client
Around this time last year we finished an office renovation for Fund That Flip. They quickly outgrew that space and asked us to help design them a new office.
See more pictures from Fund That Flip’s first office here.
Fund That Flip’s old office (red) inside their new space (blue).
Existing conditions floor plan
Initial conditions
The very first step is to take stock of the existing conditions. This means going to measure, photograph, draw, and note everything that we can know about the space. For this project, seven people descended onto the site at once (four from our office and three from our engineer’s office). Although it is nearly impossible to get all the information in a single visit, we still try to be a thorough as possible.
Conceptual Design
The first meeting with a client lets us start the conceptual design phase. It is important to make sure of a few key factors (some more exciting than others). In this case, the information we needed was:
What is the vision for open office areas vs. enclosed offices? How many of each are you looking to accommodate?
How does your company operate within the office space? Does everyone value their privacy? Should spaces be more open and collaborative, even if that means less privacy for folks?
How should your office “feel?” Is it a sleek, polished corporate environment? More raw and loose?
Initial Concept Sketch
We treat conceptual design both as a way to lay out space requirements AND to start developing the overall design and feel of the project. To this end, we don’t do a lot of pure “bubble diagrams.”
The client’s budget is kept in mostly in the background during this process. It isn’t totally forgotten, but there will be plenty of time in future steps to bring it more to the front. This is the time to establish the aspirational goals, and then see how to best achieve them.
Speaking of next phases. The next post will elaborate on the schematic design phase, where things become a little more “real,” and the visions from the conceptual design phase get put to the test.