Antonia

Given the complexity of this system, this is one civic matter where a little bit of curiosity can go a long way.

Having a better grasp on how code changes can affect our built environment can help us make better-informed decisions when it comes to electing committee members or when voting for newly introduced statutes.

As expected, there are a lot of second-order effects that increase complexity and cost, often resulting in the opposite of what these laws were originally intended to promote.

To end:
This is not meant to be a comprehensive explanation, rather a simplified starting point, to help explain why building can be so complex once all these laws are layered and then changed, removed, added, or updated.

For this reason, we often run into situations where certain design/historic requirements are at odds with life safety or zoning codes (as an example). Knowing how to navigate the process and intersections of these is key to executing projects.

TL;DR:
Zoning: Where & what
Building: How & how safe
Design: Look & feel
Special/ Historic Districts: Unique character & function

Each of these plays a different role in development, and they are meant to work together to shape our built world. None of these laws are meant to be standalone.

6 - Transit-Oriented Districts (TOD): Future-focused development.

Methods used to encourage density near transit:
-Mixed-use zoning
-Reduced parking requirements
-Pedestrian-friendly design
-Incentives for affordable housing
Goal: Reduce car dependency, promote walkable communities

5 - Special Districts: Tailor-made zones to promote specific activities.

-Arts districts
-Entertainment zones
-Waterfront development
-University campuses
-Custom rules to foster specific environments or uses

In some instances, preservation efforts have kept some truly significant buildings from being demolished. In those instances, historians, preservationists, and specialized architects are involved in the efforts to document and meticulously restore structures so that future generations may enjoy them

This is one of the hottest topics when it comes to laws that reign our built environment.

Historic preservation is often misused to block development, not to preserve history (which is a shame).

4 - Historic Districts: Time capsules in the city.

Special rules to preserve character:

-General guidelines that classify buildings as "contributing" or as "landmarks"
-Strict renovation guidelines
-Limited demolition
-Period-appropriate materials
-Review of exterior changes

Design review tends to be highly subjective and often overseen by an appointed or elected committee.

Knowing if a jurisdiction you're hoping to build in requires design review approval is key, since it can prolong approvals and often disallow projects that otherwise meet zoning and building reqs

3 - Design Review: The beauty police. Doesn't exist everywhere (thankfully).

Evaluates proposed projects for:
-Architectural quality
-Materials & colors
-Landscaping
-Compatibility with surroundings
-Public space design
-Aims to enhance community aesthetics & prevent eyesores (some of the time)

2 - Building Code: The construction rulebook.
Ensures buildings are safe & habitable.

Covers:
-Structural integrity
-Fire safety
-Electrical systems
-Plumbing
-Energy efficiency
-Accessibility
(Often based on International Building Code (IBC) with local amendments.)

Sometimes zoning is approved through an administrative process that simply reviews proposals vs. the code requirements.

Other times, new projects are reviewed by elected or appointed committees, which can make the process less straightforward and overall more costly.

1 - Zoning Code: The town's/city's overall vision.
Divides land into districts (residential, commercial, industrial, etc).

Sets rules for:
-Building height & size
-Lot coverage
-Density (units per acre)
-Parking requirements
-Permitted uses

When trying to illustrate the complexity of the rules that shape our built environment to someone new to the industry, I've found it helpful to start by explaining the different types of codes.

This is my cheat sheet:

When discussing our built environment, people often mention "the code."

However, there isn't really one "code," and most people have no reason to know exactly how codes affect our towns and cities.

Schedules should be reviewed weekly with the owner, architect & contractor, & upcoming items (submittals, milestones, procurement, etc) should be on everyone's mind.

While the GC/CM should have a PM in charge or keeping schedule, it is ultimately the owner's responsibility to keep track of the job.

Bonus Tip: Use it as a tool

While including the schedule in the agreement makes the whole thing a legal matter, using the schedule as a project management tool is the best way to ensure the project is on time.

Make it contractual
The one thing that will help ensure these items are considered during the project is to include the schedule as an exhibit to the prime agreement with the CM/GC.

This also helps ensure the GC/CM makes all trade schedules part of their subcontracts with the trades.

Some trade start & completion milestones I look for and make sure to track via weekly meetings are: foundation, framing, roofing, windows, facade, initial punch, final clean & turnover to ops.

5-Milestones

Most people typically look at the construction start & end dates & call it a day.

While those milestones are important, ensuring they happen when they're supposed to comes as a result of targeting smaller milestones along the way.

While this is not something anyone can comment on without prior experience, it is a feature of the schedule that an owner should ask the GC/CM to explain.

Often, the exercise of going through the overlap & sequencing can reveal moments when a week can be gained here & there.

4-Installation (trade overlap)
A good GC/CM will have sequencing & trade overlap down to a science, but often, there is some 'meat left on the bone' when it comes to overlapping trades.

3-Submittals
Similarly to procurement, every trade should include submittals as part of their schedule.

The assumptions made for submittal review times must jive w/ consultant agreements & w/ the overall project timeline.

Often, late submittal issuance & review times are a major cause of delays.

a) Ensuring the trades are brought on board on time.

b) Timing the total project buy-out vs. when the GMP will be executed.

Often, people want to make sure they have a certain % of the hard costs under contract before they sign a GMP amendment

This helps ensure that the GMP budget isn't inflated

2-Buy-Outs
In a cost-plus + GMP setup (this is what every commercial project should have), knowing when all the subcontractor contracts will be executed is crucial.

There are two main reasons for this:

Not knowing when materials will be purchased can be a major issue on a project.

Reviewing the procurement section for each trade is key. This is the time to question long-lead times & plan accordingly.

1-Procurement
This is the most important part of a schedule. Every trade should have a schedule for when they are planning to purchase materials.

It should be based on material lead times.