Quality Management – Cost and Time Management

1. Quality Management – Cost and Time Management • Initial Cost of Materials & Equipment • Labor Cost • Long Term Cost • Time Management

2. Quality Management – Cost and Time Management • Initial Cost of Materials & Equipment: To control cost the architect considers • Initial cost • Installation cost • Long-term cost • Architects must specify the most appropriate products & materials for proper performance • Most products are available with various features or in various grades • e.g. wood grade – CMU types – concrete • Cost of assemblies vs. individual components • Cost based on product / material availability, project location, suppliers and general economic conditions.

3. Quality Management – Cost and Time Management • Labor Cost • +50% of construction cost = labor • Architects sometimes try to reduce the amount of on-site labor by specifying factory made assemblies • Field labor rates and productivity are union based • Factory conditions are better and productivity is higher • States set ‘prevailing wages’ to even the pay scale for union and non-union workers • Costs can be reduced by using repetitive materials and details

4. Quality Management – Cost and Time Management • Long Term Cost (Operational Costs) • Long term costs are usually inversely proportional to short term costs e.g. • High efficiency HVAC has a high initial cost but saves money over time • Can be client-type driven: • Developer = short term owner vs. owner occupied school or government building • Maintenance Cost • Specifying appropriate products & materials effects maintenance costs • Buildings that serve large populations vs. residential buildings • Toilet partition types / accessible ceilings allow for maintenance

5. Quality Management – Cost and Time Management • Fabrication time: shop vs. site • Erection time: prefabricated items go up faster • Construction Sequence: contractor controlled, but design has influence on sequence • Partitions that extend to the deck limit the ceiling installation till after the walls are finished

6. Project Code & Zoning Analysis • Working with the IBC • Working with a Zoning Ordinance

7. Working with the IBC • New Jersey follows the International Building Code, New Jersey Edition • Additionally, NJ has it’s own Administrative Code which contains the Uniform Construction Code (NJUCC) • NJ also has adopted other codes for plumbing, electrical, fuel gas and life safety

8. Working with the IBC • For this course we will outline steps for using the IBC NJ Edition • A good method is the following sequential format: • Use & Occupancy – Chapter 3 • Construction Type – Chapter 6 • Building Height & Size – Chapter 5 • Fire Safety Requirements – Chapter 9 • Means of Egress – Chapter 10 • Other information may be required for more complex buildings.

30. detection alarm extinguish

38. 300 people w/ 2 means of egress; 150 people per egress 150x0.2=30” wide corridor…or.. If you design a 5’ wide stairway it can hold 60/0.3=200 persons get bonus w/ sprinkler 60/0.2=300 persons

41. Working with a Zoning Ordinance • Along with the building code, the zoning ordinance is absolutely necessary for project development. • Remember zoning is enforced by law, so violations are subject to penalties. Additionally, the owner/client will not be pleased with a building design that cannot be built, the client can seek damages for this error.

42. Working with a Zoning Ordinance - 1 • Obtain a current property survey from the client. Usually a survey is part of the package given to the owner when the property was purchased (closing documents). • If a survey is not available, the owner should engage the services of a licensed surveyor to prepare a new one. The survey should show all meets and bounds as well as street dimensions and exact locations of all structures on the lot, utility locations • If your site is irregular with slopes and hills, request topographic data as well. This will help with the building design

43. Working with a Zoning Ordinance - 2 • Obtain the current zoning ordinance. You may be able to place a phone call to the zoning office and discuss your project. • If your project is simple, the zoning official might simply fax you the required pages. • Otherwise go the municipal building and discuss the project in person. You may have to purchase the ordinance, prices vary from $25 to $50 (or more), so ask first

44. Working with a Zoning Ordinance - 3 • Obtain the zoning map that outlines the various zones in your municipality and locate your project address on the map.

45. Working with a Zoning Ordinance - 4 • Read the sections of the ordinance related to your project’s zone. • Read all other appropriate sections of the ordinance that related to your project (i.e. off-street parking requirements, lighting, signage etc.). This takes time and careful reading!

46. Survey Property Address: 14 Pine Place, North Caldwell, Essex County, NJ Project Description: Owner wants an addition at rear of house

50. 24.03’ 23.42’ 22.66’ addition