We take care of problems – so you don’t have to.
Properly managing a building after completion of construction is just as critical to long-term savings as its design. With more than 48 years of experience managing our own real estate portfolio, Lark Group Property and Facility Management offers our clients trusted expertise and peace of mind, helping maximize building returns for owners by providing exceptional care for their tenants.
Our staff takes a hands-on, common sense approach to building management, focusing on facility “life cycle costing” to implement the most efficient management and maintenance systems. They solve issues ranging from financial and triple net expenses, insurance and maintenance contracts to handling on-site emergencies such as break-ins, roof leaks, plumbing and electrical issues. Personable and well-trained maintenance staff work hard to build and maintain relationships with tenants, offering expert advice on suite care and overall building maintenance.
Years of experience, familiarity with buildings and their systems, and a desire to keep building costs down while preserving the integrity of the asset make Lark a fitting building management choice for any owner.
Lark leads the way in virtual construction using, fully integrated 3D, 4D and 5D BIM technologies and workflow to control the project from design through to completion.
A fundamental reason why Lark has taken the initiative to be at the forefront of BIM technology is to maximize the value that BIM brings to Owners. We call this True BIM. It starts with our in-house capability to produce accurate Construction models, building the model in detail floor by floor and adding construction means and methods. We use schedules within Revit to monitor the design development and Trimble Vico software and processes to control 4D (scheduling) and 5D (costs). Vico is the most integrated BIM software and any changes to the model automatically update the impact on cost and schedule.
The “As-Built” BIM model at a Level of Development 500, is populated with relevant building component information such as product data, O&M manuals, cut sheet specifications and warranty data.
During Design Development the Architectural Revit model will be used for program validation and will be developed from LOD 200 to LOD 300. A Model Progression Specification (MPS) will outline the modelling protocols in detail. Included in the MPS will be Revit Family naming conventions for seamless downstream use in 4D and 5D processes using Trimble Vico software. The LOD follows the guidelines set out in AIA Document G202 – 2013
The Architect’s model will be handed on to the Structural Engineer, to verify the structural elements. The Structural model will then also be developed to LOD 300. By that stage the MEP design should be complete and those models also produced to LOD 300. These are data rich BIM models, not just visual 3D representations of the building. The common programs used are Autodesk Revit. In addition to the design models created by the design consultants additional software may be used for Energy modelling and Structural analysis.
From Design Development to the completion of Construction Documents the models are continually compared for clash detection to assist with coordination. This clash detection process is initially run in Revit, and subsequently using Trimble Vico software. In combination with hard and soft clash detection, Lark also has an established best practice for Constructability Analysis. By building the project “virtually” in Revit using 2D drawings for reference, we are able to conduct constructability analysis, identify missing information and add means and methods. This is our Construction model. On a number of projects, we have shown to significantly reduce the number of RFI’s and changes during construction.
We log and track every clash and constructability issue until each is resolved. During construction we use the 3D models to enhance communication, and as a reference for dimensions and elevations. In congested ceiling spaces we often produce colour coded construction drawings for Mechanical and Plumbing layout, using accurate information from the fully coordinated Mechanical model.
LARK uses Vico software to produce a “Flowline” schedule for production planning and control. A flowline is a graphical representation that shows the movement of crews through locations. This is a Location Based Management System (LBMS) that uses Line of Balance theory to optimize work flow and productivity. The schedule is driven from the 3D model quantities and our proprietary database of production rates, and so any changes in the 3D model will be automatically reflected in the 4D schedule.
To achieve increased productivity, LBMS plans for continuous work for resources; the completion of work at a location before leaving that area; and the elimination of interference of trades in the samephysical location. In LBMS it often makes more sense to delay the start of a task to allow for continuous work, than to start in unproductive conditions and work slower. Starting early and working slow because of interference will result in more inefficiency than starting later and working fast. The focus of LBMS is managing the completion of locations instead of the commencement of locations. This methodology has shown to increase productivity significantly.
Vico is not only a superior planning tool, but is also highly effective in controlling the schedule during construction. Actual production data is captured every few days and the schedule calculates a forecast based on the actual production trend. This allows the team on site to be proactive and to take corrective actions very quickly if needed.
5D QUANTITIES AND COST MANAGEMENT
We use Vico software to generate accurate quantities from the models by location to support estimating and scheduling.The quantities are extracted directly from the 3D model and so any changes in the model (changes in design) are automatically reflected in the quantities and cost plan. This helps with cost management during design, and having accurate quantities also helps reduce waste during construction.
Successful PPP Projects always emphasize the final P. Solid partnerships with all stakeholders. Partnerships with the Health Authority, Municipal Authorities, Lenders, User Groups, Operators, Consultants and Sub-Contractors are key to our success in both Public Private Partnership projects by coordinating and managing competing demands for an optimal solution that satisfies all of the parties to the deal. These win-win arrangements foster long-term relationships that remove risk and make the process rewarding and enjoyable.
Lark develops award-winning institutional projects under the PPP model by synthesizing the best of evidence-based design (EBD) and patient-centered care, while delivering the services and features that our clients need. Quality project delivery has allowed the Lark Group to build relationships with various sectors that we value highly, and that allows us to continue to building our expertise in the PPP arena.
Lark Group is currently constructing numerous projects ranging from 15 million dollars to 60 million dollars. Our highly successful track record is reflected in the numerous awards that Lark projects have received. These include Best International Project at the 2010 Public Private Finance Awards for the Royal Jubilee Hospital Patient Care Centre, a state-of-the-art, 500-bed care facility, as well as the Silver Award for Project Financing from the Canadian Council for Public-Private Partnerships.
No matter the type of building or the design requirements, Lark’s team is ready to provide solutions to fit any client’s project needs.
With experience in a wide range of commercial, light industrial, multi-family residential building projects for over 40 years, Lark has the in-house capabilities to handle all of your current and future facility needs.
Lark has built a strong reputation for quality construction incorporation. As a privately owned and operated company we feel that client confidence is only established through co-operation and consideration of the particular needs for each project. The experienced staff members at Lark pride themselves on their ability to work with their clients, to provide the desired finished product on time and on budget.
Our involvement in numerous industrial, commercial, institutional, and infrastructure projects across BC has allowed us to work with some of the most reputable tradesmen in the province.
Rest easy with our professional management team behind you. Cash in on a strong loyal network of sub-contractors eager to work with us on your next project.
In today’s challenging marketplace, a well coordinated project team is essential.
As design-builder and owner of many projects, Lark understands the importance of designing and building to exceed client needs and delivering a building that will perform over its life.
Since its inception in the 1970s, the Lark Group has built a solid understanding of the British Columbia design-build market. Our teams work hard to understand all aspects of the project, using our knowledge to determine how the project can be best financed, what its optimal design will be, and how to ensure the best price over the lifetime of the contract while also considering safety and comfort. In short, we are experts.
Developers of new properties face challenges today that must be resolved before the project can commence, including land scarcity, rising costs and skilled labour shortages. The Lark team uses our expertise in cost control, value engineering, Building Information Modeling (BIM) and the use of VICO with life cycle costing in order to consistently deliver industry-leading projects.
This approach uses win-win solutions, including those having the best balance of cost, function, efficiency, maintainability, and delivery for a particular project.
In today’s competitive construction market, there are almost as many project delivery methodologies as projects. But tailoring your choice to the individual project’s specifications and circumstances will help ensure success. Key factors dictating a particular type of delivery method include budget, time restraints, risk, and level of quality.
Lark Group specializes in fast-track, design-assist and design-build solutions that integrate design, construction and building operations, favouring best life cycle cost over low component costs. Over the last ten years, our team has been involved in 40 design-build projects across a variety of sectors. Our construction methods allow us to meet any schedule and budget, ensuring a successful outcome.
Lark values its long-term relationships and partnerships with governments, health authorities, lenders, owners, operators, consultants and sub-contractors. These relationships are the key to our success in Public and Private sector projects. Focusing on a successful outcome, Lark coordinates and manages competing demands for an optimal solution that satisfies all parties involved in the project. These win-win arrangements foster long-term relationships which remove risk, and make the process both rewarding and enjoyable.
Our highly successful track record is reflected in the numerous awards that Lark projects have received. These include Best International Project at the 2010 Public Private Finance Awards for the Royal Jubilee Hospital Patient Care Centre, a state-of-the-art, 500-bed care facility, as well as the Silver Award for Project Financing from the Canadian Council for Public-Private Partnerships.
Lark’s construction management approach provides a collaborative environment in which the Owner, Consultants and Construction Managers work as a team to find the best solutions. These solutions can be quickly turned into results delivering the project in the most efficient manner possible. This efficiency translates into a balance between cost, schedule and quality. Lark’s process is completely open book where the owner is in an informed position throughout the life of the project and involved in the decision making process.
Establishing the project requirements for quality begins at project inception. A careful balance between the owner’s requirements of the project costs and schedule, desired operating characteristics, materials of construction, etc. and the design professional’s need for adequate time and budget to meet those requirements during the design process is essential. Owners balance their requirements against economic considerations and, in some cases, against chance of failure. The design professional is obligated to protect public health and safety in the context of the final completed project. The constructor is responsible for the means, methods, techniques, sequences, and procedures of construction, as well as for safety precautions and programs during the construction process.