SNF. best practices from an architect s perspective

Transcription

1 SNF best practices from an architect s perspective Puchlik Design Associates 859 South Raymond Avenue Pasadena, CA SNF introduction BRUCE MACPHERSON, AIA, LEED AP Principal, Puchlik Design Associates, Inc. BARCH Cal Poly San Luis Obispo, CA Graduate diploma in Housing Studies, Architectural Association, London, UK Licensed California Architect in 1987 Working in healthcare architecture and with OSHPD for 19 years. Active in developing healthcare building regulations 1 SNF introduction Topic 1 ROLE OF AN ARCHITECT What to expect when working with an architect Topic 2 WORKING WITH OSHPD Working With the Office of Statewide Health Planning and Development (OSHPD) Topic 3 PROBLEMS AND SOLUTIONS 2

2 TOPIC 1 3 TOPIC 1 WHAT IS AN ARCHITECT? Accredited Degree either a Professional Degree or a Master s Degree in Architecture. Passed a series of national exams and a California exam. 5 hours of continuing education in accessibility every two years. This establishes minimum competency. [Photo retrieved from: May 15, 2010] 4 TOPIC 1 WHAT IS A HEALTHCARE ARCHITECT? A licensed architect who specializes in healthcare projects. Is current on healthcare trends and building types. Understands healthcare building regulations and OSHPD. 5

3 TOPIC 1 Architects and Skilled Nursing Facility Projects The California Administrative Code requires that a California Licensed Architect or Licensed Structural Engineer be in responsible charge of all healthcare projects: Hospitals, Intermediate Care Facilities, Skilled Nursing Facilities, Long Term Care Facilities, Post-Acute Care Facilities. 6 TOPIC 1 THE ARCHITECT WILL: Work with Owners and users to understand project requirements Research applicable code requirements Investigate existing conditions and review record documents Prepare design documents outlining the project requirements Provide construction cost estimates Prepare the construction documents and coordinate with consulting design engineers 7 TOPIC 1 Fill out required OSHPD applications and Forms Prepare the required Testing, Inspection and Observation Program for approval by OSHPD Coordinate with OSHPD to obtain approval for a building permit Help owner select appropriate building contractors and obtain bids Direct the Inspector of Record to ensure conformance with approved Construction Docs Observe the work of construction to ensure compliance with the design intent 8

4 TOPIC 1 Respond to contractor s requests for information (RFIs) Review contractor s submittals and reports Review contractor s requests for payment and change order requests Prepare Amended Construction Documents (ACDs) for approval by OSHPD Coordinate with OSHPD field staff for non-material alterations Prepare certificate of substantial completion Obtain Verified Compliance Reports Assist Owner in filing final statement of construction cost certification. 9 TOPIC 1 WHAT THE ARCHITECT DOESN T DO: See through walls Build the project Provide bid estimates Provide Construction Management services Provide continuous on-site inspections 10 11

5 OSHPD is the Building Department for Hospitals, Intermediate Care Facilities, Skilled Nursing Facilities, Long Term Care Facilities, Post-Acute Care Facilities in the State of California. Anything to do with the building comes under OSHPD s Jurisdiction. Local Jurisdictions (city, county) enforce land use, zoning, parking and off-site regulations OSHPD issues building permits for the building The local Jurisdiction issues building permits for site work and off site work 12 OSHPD has two offices in the State: The Sacramento Office covers all facilities North of Los Angeles County The Los Angeles Office covers all of Southern California OSHPD is organized into office staff and field staff: The office staff is generally concerned with plan review and approval The field staff is generally concerned with construction observation and code compliance Photo retrieved from: 13 OSHPD FACILITY DEVELOPMENT DIVISION DEPUTY DIRECTOR Paul Coleman SACRAMENTO REGIONS Central, Coastal, North DEPUTY DIVISION CHIEF Chris Tokas LOS ANGELES REGIONS North LA, South LA, South DEPUTY DIVISION CHIEF Gordon Oakley PER REGION Architecture & Engineering Regional Supervisor Plan Reviewers Architects, Structural, Mechanical, Electrical Field Compliance Regional Compliance Officer Field Staff Compliance Officer (C.O.) District Structural Engineer (D.S.E.) Fire Life Safety Officer (F.L.S.O.) 14

6 Plan Review Times for New Buildings or Additions: Initial review 80 days Back Check reviews 50 days Plan Review Times for Substantial Projects (e.g. remodels, multiple HVAC unit replacements, etc.): Initial review 60 days Back Check reviews 30 days Plan Review Times for Projects Less than $175,000 Construction Value (Rapid Review): Initial review 15 days Back Check reviews 15 days Small Projects Less than $50,000 Construction Value (SB 1838): No Review Amended Construction Documents: Initial review 30 days Back Check reviews 30 days Keep in mind that the design team needs to respond to comments before resubmitting. 15 FIELD REVIEWS: Many projects can be reviewed in the field by OSHPD Field Staff Or Expedited Review in Office if Minor in Nature Initial review 30 days Back Check 15 days Refer to OSHPD FREER Manual for an eligible list of projects. The fee for all plan reviews and inspections is 1.5% of construction cost including fixed equipment

7 18 Keep Your Compliance Officer or Regional Compliance Officer Informed About: Maintenance Replacing finishes Building Emergencies Low Voltage Systems Change of Use of Rooms Exterior Work And Everything Else BEFORE YOU DO THE WORK! 19 Communicating with your Compliance Officer or Regional Compliance Officer: is generally best Telephone and if an emergency Keep your conversation limited to the specific question Do not provide extraneous information unless asked Quite often IORs have the best opportunity communicating with OSHPD Field Staff DON T DO WORK WITHOUT THE REQUIRED APPROVALS AND PERMITS 20

8 21 A big problem is unpermitted work. OSHPD can inspect if there is reasonable cause to believe that there is unpermitted work or a condition in violation of the building code (CAC 7-128). Reasonable Cause: Someone calls with a complaint Field staff sees work being done that is unrelated to a permitted project 22 DON T DO WORK WITHOUT A PERMIT. OSHPD Fees for unpermitted work: The actual cost for field investigation and office support 1.5% of estimated construction cost to correct plus the value of the unpermitted work OSHPD may order areas with unpermitted work to be vacated and remain vacated until work is corrected and occupancy is granted OSHPD reports unpermitted work to CDPH 23

9 Unpermitted water heater replacement Not strapped properly Not vented properly No water quality test Electrical requirement is greater different Doesn t drain properly Use OSHPD How to guide for water heater replacements 24 Unpermitted HVAC Replacement Heavier Unit Different electrical load Structure not adequate to support new unit Filters are not adequate Emergency power generator not adequate Air Balance not properly monitored New unpermitted units painted to look old Replace unpermitted work with permitted 25 Repurposing Rooms Dining to Rehab Gym Storage to Office Potentially reduces code required spaces Speak with Compliance Officer prior to repurposing any rooms 26

10 Blocking required exits while replacing floor finishes Prepare phasing plan for review by Compliance Officer keeping access to required exits open 27 Facility staff doesn t understand construction Considering hiring a Construction Manager to help: Develop capital improvement plan Establish regular maintenance schedules Coordinate with Architect, Contractor and IOR Provide initial project budgeting 28 Architect, Contractor and IOR not doing their jobs Contract with firms experienced with OSHPD Develop a consistent team of trusted professionals who work well together Don t be seduced by low bid 29

11 FINAL THOUGHTS: Keep your record plans and documents in a safe place and let your architect see them and make copies or electronic scans. Don t lie to your architect Be up front with your issues so your architect can develop an appropriate solution. DON T DO UNPERMITTED WORK. Don t be afraid of OSHPD Keep your communications simple and hire people who will help you. Don t make changes during plan review or construction. 30 SNF thank you! PUCHLIK DESIGN ASSOCIATES 859 South Raymond Avenue Pasadena, CA t f Point of Contact Bruce Macpherson, AIA, LEED AP t bmacpherson@puchlikdesign.com Marketing Amber Pauli, Marketing Coordinator t x 129 apauli@puchlikdesign.com 31