construction documents

construction documents

a set of drawings that includes:

the agreement with the owner and contractor

conditions of the contract

construction drawing

specifications (project manual)

addenda issued prior to execution of the contract

modifications after execution etc

how much of the time and billing does the construction drawing phase take up

40 to 50%

drawings illustrate

the physical relationships in the design

specifications (project manual)

complement the drawings and express requirements in the words with detail and quality

methods and techniques of installation

types of standards (5)

CSI ( construction specification Institute)

CONDOC

CAD layer guidelines

US National CAD Standards

Individual User/ Owner Standards

CONDOC

set of standards that refer to CSI divisions so the drawings directly reference the specs- no redundancy

Manual drafting

sometimes the most efficient

items standardize manual drafting- preprinted title blocks, clones of base info, incorporation of written data into spec books, pin-bar drafting

manual drafting conventions

• line weights, many symbols, poche etc.

• reading of manual or CAD drawings is similar

digital drafting

• CAD requires increased vigilance against false or incorrect manipulation of info on drawings

• most important part is to communicate clearly to the contractor in the field

graphic conventions

• lettering

• Leaders

• sheet numbers, drawing numbers and titles

• north arrows and scales

• line weight

• symbols

Standards

• sheet size, layout, scales, sequence and numbering

• note styles

• dimensioning conventions

• organizational informational and procedural standards for use of CAD systems

general types of drawings (13)

• site plan

• floor plan

• reflected ceiling plans

• roof plans

• exterior elevations

• wall sections

• vertical transportation

• enlarged plans and interior elevations

• schedules

• details

• civil

• structural

• MEP

Title block

usually a border around a sheet that includes '

project name (largest)

project location

client name & contact info

architects name, logo, & contact info (second largest)

architects seal

date

sheet number

total number of sheets

copyright and date

pros of architecture

• creating buildings and spaces to enhance lives

• satisfaction in making something tangible

• design is liberating

• every project is different/ every day is different

• a balance of creativity and logic

cons of architecture

• undercompensated for the amount of work we perform

• underappreciated due to public’s ignorance

• there is so much to know

the players in the design/ construction industry

• owners/client

• engineers

• consultants

• contractors

• bankers

• insurance agents

• real estate agents

• code officials

• industry organizations

Louisiana requirements for licensure

• a professional degree from NCARB accredited program

• completion of the AXP (3,740 hours)

• Completion of the ARE

• application fee for initial registraton

• yearly registration fee

AXP experience requirements

• project management

• practice management

• programming and analysis

• project planning and design

• project development and documentation

• construction and evaluation

integrated design

describes the working environment and new culture

design process that relies on: greater info sharing, Greater collaboration, at least seven dimensions, ability to integrate these factors, less surprises and conflicts

Traditional phases of design

1. schematic design

2. design development

3. construction documents

4. bidding and negotiations

5. construction administration

phases of integrated design

1. conceptualization

2. criteria diagram

3. detail diagram

4. implement documentation

5. review

6. procurement

7. construction

8. closeout

9. facility management

6 main points of planning CDs

• production planning

• documentation standards

• maintain/ assemble library of construction info & tech references

• through checking and review procedures

• resources and desire to produce high quality CDs

• approval of the owner at various stages

production planning

• budgeting time and fee

• scheduling work

• mock-up set of drawing

• outline spec mark up

• sequencing drawings

documentation standards

• office standards for template , index etc

• computer standard for file name, organization etc

maintain/ assemble library of construction info & tech references

• product data/ sample

• site data

• program data

• case studies

• technical construction manuals

through checking and review procedures

• systems checks and coordination

• code review

• construction cost estimates

• production budget time checks

• team member accountability

• scheduling coordination/ review meeting/ deadlines

• maintain review set of plans at all time

• review checklist at various stages

• outside reviewer

• consultant review

• owner review

resources and desire to produce high quality CDs

• physical environment

• equipment hardware

• software

approval of the owner at various stages

• scheduling milestone/review meetings

• maintain constant communication of revision/changes/questions

phases of design

• preliminary/ programming

• schematic design

• design development

• construction drawings

• bidding and negotiations

• construction administration

mockup set of drawings

• half size

• block out necessary drawings

• arrange drawings per office standards

• consider sequence of production for the model

• budget time for each sheet

• make copies for all team members

what is needed for a plan a review

• completed application

• plan review fee

• one set of drawings and specifications and, when applicable, stamped by the architect or civil engineer (POR) preparing the documents

• brief description of hoe building is to be used

floor plans

• has the most info so needs more time for development and review

• remember wall thickness are dimensioned to rough sizes- 3-1/2” for 2x4 stud walls with gypsum board each side

“always” for dimensioning

• always at least 3 strings of dimensions

• always dimension same side of wall (except at outside/exterior walls)

• always dimension centerline of columns

• always dimension to the center of windows and doors unless they are in solid masonry/concrete walls or its a curtain wall

specifications

• written data that covers products, systems, and materials

• refers to qualitative aspect which drawings do not cover

goals for spec writing

• clarify design intent for contractor

• protect owner and architect

• allow flexibility where possible to reduce construction cost

• standard for workmanship

• familiarize yourself on construction process to make better design choices

types of specs

• proprietary- most common, list manufactures

• descriptive- most detailed, requires every item to be fully specified

performance

• intended performance of product or system

• means of verifying

CSI master format (master spec)

1. gen. reqs.

2. site

3. concrete

4. masonry

5. metals

6. woods and plastics

7. thermal and moisture protection

8. doors and windows

9. finishes

10. speciaties

11. equipment

12. furnishings

13. special construction

14. conveying systems

15. mechanical

16. electrical

master format section outline

• part 1- general (products, allowance, alternates, etc)

• part 2- Products (more particulars on manufacturers, components, finishes)

• part 3- Execution (installation, field quality control)

construction procurement

• assisting the owner in obtaining competent construction service

• it is critical that the architects explain this service to clients who may be unfamiliar with the bid process

why client needs us

• increase in construction claims and litigations

• trends towards increased cost control and quality

• ensuring that the contractor is well qualified

• ensuring that the project is well organized contractually to minimize added cost

• eliminate tying up clients in-house resources

architects procurement services

• selection of project delivery method

• identify qualified contractors\review bids for accuracy

• assists in awarding bids and preparing contracts

• usually cost 1-2% of construction cost

architects responsibilities

• reasonable diligence, skill, and judgment

• CDs reliable for contractors to provide accurate and comprehensive bids

• CD reflect local codes

• CDs reflect unusual conditions

• act in owner’s best interest in selecting bidders and taking bids

contractors responsibilities

• the bidder has read and understand CD

• the bidder has visited the site

• the bid is based on the materials, equipment, and systems without exception

• the bidder has studies and compared the CDs and reported and incosistencies

the bid process

• preparatory steps

• prequalification of bidders

• preparation of bidding documents

• receipt of bids

• contract award

preparatory steps

• delivery method selection

• number of construction contracts (one prime bidder or additional primes such as roofing etc.

• fast tracked or phased construction

• award system- negotiated or bid, open bid or invited bid

• contractor compensation- fixed price, cost plus fee, unit price etc.

• timing- evaluate market conditions and availability

prequalification’s of bidders

• investigate the contractor- gen reputation, financial integrity, demonstrated ability, quality of performance, prior project experience

• only for invited bids not public jobs

preparation of bidding documents

• advertisement or invitation to bid

• instructions to bidders

• bid forms

• owner contract agreement

bid period

• project either advertised or bidders invited

• recruit contractors

• plans submitted for permits

• usually 30 days from advertisement date

• addendums may not be issued later that 72 hours before bid date

• changes, addition, or deletions are issued as addenda

pre-bid conferences

should cover-\

• project background

• confirmation of bid date & procedures

• further explanation of alternates

• identification of special issues or working conditions

• update on post-bid schedule

• questions and observations

receipt if bids

• can be formal or inform

• at architects office

• bidder deliver bid form and security in person

• read publicly

• evaluated by the architect & recommendation made by owner

• 24 hours to withdraw

• lowest bidder accepted unless unqualified

taking bid under advisement

• collect proof of insurance from low bidder

• collect schedule of value from low bidded

• verify both

• advise owner if low bid acceptable

rebid or negotiation

• may want to rebid, increase budget, abandon project or negotiate in all bids are over budget

• rebidding without design changes is improper on public jobs

• negotiation can occur with selected bidder to revise the design to reduce cost

• owner may reject all bids

contract award

• all bidder should be notified of owners decision as soon as possible

• an owner-contractor agreement or contract is prepared and signed by both parties

• a letter of intent or notice to proceed initiates the contract time

reflected ceiling plans

• convey how ceilings should look

• should show lighting, air devices, material indication, soffits, life safety devices, ceiling heights, partitions to the deck