Revised Appendix B _ Design Review_ Minimal S.pdf

Revised Appendix B - Design Review– Minimum Submittal Requirements

(Stated Cost Limitation Value > $5M)

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Preliminary Consultation

The purpose of the Preliminary Consultation is to confirm the existing conditions and requirements and to develop a plan for the work.

1. Review Scope as provided within the RFQu

2. Review Facility Assessment Report

3. Review As-built Documentation/Building Space Survey

4. Code Review

5. Utilities Review

6. Program/Planning Work Sessions

7. Preliminary Presentation

8. Final Submission

Schematic Design - Minimum Submittal Requirements:

The purpose of the Schematic Design is to confirm that the design solution meets the client’s functional needs as defined in the Program for the project. Reviewers focus on site use, layout, adjacency requirements, room sizes, and similar issues.

1. Site plans showing:

a) Adjacent building structures

b) Easements and infrastructure/utilities

c) Topographical features and existing plantings

d) Vehicular and pedestrian site access and flow

e) Landscape/ hardscape plan

f) Grading plan

g) Draft of storm meter management plan (as needed)

h) Preliminary site logistics plan

i) Tree protection plan

2. Floor plans showing:

a) Double line room layouts with door swings

b) Public, private and service circulation

c) Vertical circulation through the facility

d) Program room numbers and corresponding program areas on the plans special features

e) Wall ratings and types

3. Elevations:

a) Identify major elements for facility character

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b) Graphical identification of proposed materials with shades and shadows to illustrate depth and volume as well as the contextual relationships to the Owner’s site as appropriate.

4. Cost information showing:

a) Preliminary cost comparisons between schemes, if applicable

b) Cost of special features or phasing premiums

5. A statement of probable construction cost. At a minimum, the cost estimate must address the systems shown below. A breakdown into sub-component systems is encouraged but not required. Each component or sub-component must identify the unit, unit cost, cost per square foot, and the percentage of the total construction cost:

a) General conditions, profit and overhead

b) Site work

c) Foundations

d) Superstructures

e) Exterior closures

f) Roofing

g) Interior construction and finishes

h) Conveying

i) Special construction

j) Fire protection

k) Plumbing

l) HVAC

m) Electrical

n) Controls

o) Communications and security

6. Specifications and Other Information:

a) Include the proposed table of contents

b) Provide an outline specification or narrative indicating materials, types of construction, proposed mechanical systems, plumbing systems, fire protection, security systems, and proposed electrical and life cycle analysis investigations

7. A written narrative of the energy and life cycle analysis investigation.

8. An updated project schedule

9. Any special phasing or sequencing

10. Any testing / analysis

11. Any LEED or sustainable design considerations

12. An updated Space and Functional Program specifically identifying any modifications.

13. Life Cycle Cost Analysis.

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Design Development - Minimum Submittal Requirements

In the Design Development Phase, reviewers are looking at methods of construction, materials, building support systems, and choice of products. Design Development requirements are in addition to Schematic Design Requirements.

1. All comments from the Schematic Design Review Process must be incorporated into the Design Development design review submittal or a written narrative explaining in detail why specific comments were not incorporated must be included.

2. Civil Discipline

a) Site Grading and Drainage Plan: Show developed drainage concepts, include existing and new contours, drainage structures (numbered for general reference), and spot grade elevations.

b) Site Utilities Plan: Indicate the plan relationships of existing and proposed utilities. Vertical relationship of the utilities will be noted by plan notations and profiles. Site plan including grading and site utilities, utility connection points, and a storm water management design.

c) Planting Plan: Illustrate the center points at desired spacing of major plantings. A key will explain the proposed form and design characteristics of the plants (large shade tree, flowering ornamental tree, low evergreen shrub, etc.). An existing tree to remain will have an “o” for its center point. A proposed tree will have an “x” for its center point or appropriate legend indicators.

d) Design Details: Show the design or detailing to be used in the site development. These details will clarify the relationship of vertical and horizontal surfaces, steps, walls, and pavements, etc., including edge conditions at adjacent surfaces.

3. Architectural Discipline

a) Site Layout and Materials Plan: Illustrate the design forms and materials to be used. Major dimensions will be indicated. All appearance-related design issues should be addressed, resolved, and shown. LEED and sustainable design and construction should be considered.

b) Dimensioned floor plans indicating structural bay sizes and overall building dimensions. Floor Plan should show dimensions of major elements and final partition locations, including all openings.

c) Exterior and core wall sections showing final dimensional relationships, materials, and component relationships.

d) Floor Plan showing all fixed and loose equipment

e) Large-scale plans and sections

f) Room finish schedule identifying all finishes.

g) Interior and exterior finish and color schedule (exposed finished mechanical and electrical items will be clearly addressed)

h) Building sections.

i) Door and hardware schedule showing door, frame, and fire ratings, if any.

j) Window schedule showing types and sizes.

k) Preliminary development of details.

l) Reflected ceiling plan including ceiling grid, light fixtures, and all devices that penetrate or are mounted upon finished ceiling.

m) Interior movable furniture, office equipment, demountable partitions and system furniture, layouts for all departments and floors, including proposed building signage system.

n) Gross and net area calculations by department to determine compliance with Program of Requirements.

o) A thorough outline technical specification, including selected acceptable manufacturers.

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4. Structural Discipline

a) Foundation drawings.

b) Floor plan with all structural members located and sized.

c) Footing, beam, column, and connection schedules.

d) Final floor elevations.

5. Plumbing and Mechanical Disciplines

a) Heating and cooling load calculations for each individual space, including cooling requirements for heat loads generated by office equipment, personal computers, etc.

b) Mechanical equipment schedule indicating size and capacity.

c) Plumbing Fixtures Schedule.

d) Floor plans showing mechanical equipment and plumbing fixtures. All equipment and fixtures should be shown and located.

e) Floor plans that show main ductwork distribution, branch ductwork, and plumbing piping. All ductwork and piping should be located and sized to coordinate with structural framing system.

f) All ceiling-mounted devices should be located.

g) Legend showing all symbols used on drawings.

6. Electrical Disciplines

a) Floor plans locating all power-consuming equipment with a description of the equipment load characteristics.

b) Estimate total electric load, confirm Design Manual required excess capacity.

c) Floor plans showing all major electrical equipment (switchgear, distribution panels, emergency generator, transfer switches, UPS system, etc.), which will be dimensioned and drawn to scale.

d) Site plan showing preliminary site lighting design with pole and fixture type designations.

e) Floor plans showing lighting layout, power, telecommunications, and office automation devices and switches with preliminary circuiting.

f) Estimate interior electrical loads for systems furniture, receptacles, lighting, food service equipment and any other special use areas, etc.

g) Preliminary Distribution Panel Schedules.

7. Cost Information Showing:

a) Relocation costs (temporary and permanent)

b) Contingencies

c) Temporary services

d) Confirm scope and budget

e) Proposed V/E items

8. Other Deliverables

a) Schedule of Spaces: Provide a comparative schedule of spaces arranged in tabular form, listing the building’s various spaces and showing the original square footage allotted in the approved Program for each space. Any deviations from the approved Space and Functional Program, involving square footage or otherwise, must be clearly indicated.

b) Survey and geotechnical information are required as part of the Design Development Documents.

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c) Project Specification Manual complete with all Division 01: “General Requirements” sections and technical sections. General Requirements sections unique to the project, such as including temporary facilities and Supplementary Conditions, must be fully developed. With each technical specification section, for each product or material specified, include a photocopy of a cut sheet of the basis of design components and at least two acceptable components specified.

d) Final Life Cycle Cost Analysis.

e) Detailed Cost Estimate building on the estimate previously developed in Schematic Design

f) Information provided outside the initial scope of services and based on subsequent written authorization must be clearly noted.

g) Final site logistics plan showing access, laydown area, traffic re-routing, pedestrian access and flow, fencing, construction parking, etc.

30% Construction Document – Minimal Submittal Requirements

30% Percent Completed Construction Documents deliverables are to include, at a minimum, all Design Development information plus the following:

1. All comments from the Design Development review process must be incorporated into the 30% Construction Document design review submittal or a written narrative explaining in detail why specific comments were not incorporated must be included.

2. Cover Sheet(s)

a) Name and address of Owner, Architect, Project Number

b) Vicinity map

c) Location map

d) Index to all drawings

3. Site Plan

e) Abbreviation and symbol glossary

f) A certified plot plan (sealed by a licensed land surveyor)

g) A grading plan 1’-0” or 2’-0” increments with appropriate sections

h) Sediment control and storm water management plans and profiles

i) Local governing utility standards included in all utility details

j) Standard details must be modified to suit project conditions. All non-applicable information must be deleted.

k) Existing and proposed electrical, gas, sewer, water, storm drainage, telephone and TV cable utilities must be identified.

l) Utility designs must show plan, profile, and all fittings and details required by code and local government standards.

4. Landscape

a) An overall site plan showing plantings, irrigation and drainage system, site lighting, and all site development features

5. Architectural

a) A basic floor plan of the entire facility showing minimal detail with a grid or column reference system showing overall building layout dimensions, core spaces, Owner-numbered or named rooms, room square footage, floor opening penetrations, etc. Fire ratings of all partitions, fire doors, etc., should be clearly denoted.

b) A dimensioned floor plan locating all interior partitions and exterior wall partitions from the grid or column reference system. Floor plan should include room workstation designations, interior and exterior door and window designations.

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c) Room wall elevations for all non-typical walls.

d) Casework floor plan complete with schedule, details, and elevations.

e) Interior and exterior window, door and frame schedule, complete with elevations and details for all head, jamb, and sill conditions.

f) Interior and exterior finish and color schedule (exposed finished mechanical and electrical items will be clearly addressed).

g) Details to illustrate transitions between finish materials and construction types. Major building sections in at least two directions. A sufficient number of details to clearly indicate the method of construction for all building components and include, but not be limited to: walls, floors, roofing assemblies, waterproofing systems, insulating systems, interior and exterior finishes, architectural details, interior stairs and elevators.

h) Final locations of major equipment must be shown on the floor plan with associated floor loadings being shown on the structural drawings.

i) Partition-type schedule and section details for all interior, exterior, and floor wall conditions.

j) Roof plan showing all roofing material, roof drains, overflows, access hatches, roof walk pads, roof drainage slopes and elevations, scuppers, skylights, and mechanical and plumbing penetrations. Details must be provided for all edge, parapet, and flashing conditions.

k) All exterior building elevations showing finish materials, exterior door and window openings and designations, lights, louvers, grilles, signage, speakers, and other devices.

l) All structural members included in, or enclosed by the architectural details must be closely coordinated and the size verified by the structural engineer. Details must indicate the framing and furring method wherever appropriate.

m) A reflected ceiling plan showing all grid, access doors, drapery tracks, light fixtures, grills, diffusers, sprinkler heads, security devices, fire alarm devices, intercom system, exit devices and acoustic treatment. Ceiling heights and type should be indicated on the reflected ceiling plan.

n) All mechanical/electrical elements included in or enclosed by the architectural details must be closely coordinated and the size verified by the design engineer. Details must indicate the framing and furring method wherever appropriate.

o) Code Analysis Information such as: fire resistance plans and building code construction type and occupancy information

6. Structural

a) A dimensioned foundation plan showing and locating in plan and in elevation all footing, foundations, foundation piers, caissons, grade beams, reinforcement with all layouts for masonry, and anchor bolts.

b) A dimensioned floor plan for each floor, showing all beams, beam sizes, duct and piping penetrations, construction joints, expansion joints, edge conditions, imbedded anchors and frames thickened slabs, recessed slabs stair penetrations, elevator shafts, floor loading, top of structure elevation and reinforcement.

c) Footing, column, grade beam, caissons, piers, reinforcement, and beam schedules.

d) Dimensioned to scale details showing all conditions, connections, and structural sizes.

e) Shear walls clearly shown on plan and schedule if symbol code is used.

f) Abbreviation and symbol glossary.

g) Fastener/connection schedule.

h) Elevations of all footings, elevations to top of all beams, columns, recesses, and floors.

i) Roof beam plan, elevator hoist beams.

7. Mechanical

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a) Abbreviation and symbol glossary.

b) Mechanical equipment schedule.

c) Exterior louver schedule, as coordinated with architectural louvers.

d) Floor plans indicating ductwork with sizes, ductwork mechanical devices, beams for floor above with ductwork penetrations.

e) HVAC plan showing final location of all ceiling-mounted mechanical devices, which include but are not limited to:

diffusers, return air grilles, and thermostats.

f) Floor plans should indicate housekeeping pads and weight of concentrated loads.

8. Plumbing

a) Fixture/connection schedule

b) Abbreviations/symbol glossary

c) Floor plans indicating domestic hot and cold water, storm, waste, vent, and gas piping plans, including all valves, unions, fixtures, pipe sizes, and riser diagrams, etc.

d) Areas of concentrated plumbing equipment (hot water heaters, circulating pumps, etc.) must be enlarged from the basic floor plan to not less than ¼-inch = 1’-0” detail in both plan and section views.

9. Electrical

a) Lighting fixture schedule finalized

b) Lighting control schedule, switches, emergency lighting

c) Power riser diagram for interior lighting systems

d) Abbreviations and symbol glossary

e) Panel schedules with panel locations shown on the floor plan started

f) Fan/motor control schedule/diagram

g) Power riser diagram and main distribution panel layout in large enough scale so each run can be clearly seen.

h) Floor plan indicating wire management wiring for power, receptacles, voice, video and data communications, including circuiting and connections to systems furniture, etc. started

i) Separate plans for power, voice, and data must be provided

j) HVAC plan indicating above-ceiling wiring and circuits for lighting/electrical switches, security, fire alarm, emergency exit lighting and intercom controls, etc. started

k) Main service entrance connection diagram as verified and coordinated with the governing power utility; locations of services entrances and transformers must be verified with the Architect

10. Statement of Probable Construction Cost

a) The cost information reported at the conclusion of the 30% Completed Construction Document Stage must be based upon supportive cost information from the updated detailed cost estimate prepared from the Design Development Documents Stage. The detailed estimate must account for the refined information of quantity or product information adjustments required in the development of the details to construct the design and incorporate the Constructability Review comments.

11. Quality Assurance/Quality Control Coordination

a) All drawing submittal packages are expected to be thoroughly reviewed and coordinated between disciplines utilizing a structured review process in an attempt to minimize changes during construction due to the errors and omissions of the design team. If, during construction, excessive changes due to errors and omissions of the design team are required, the Owner reserves the right to seek reparation for said changes.

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80% Complete Construction Documents - Minimum Submittal Requirements

80% Percent Completed Construction Documents deliverables are to include, at a minimum, all 30% Submittal information plus the following:

1. All comments from the 30% Construction Document Review Process must be incorporated into the 80% Construction Document design review submittal or a written narrative explaining in detail why specific comments were not incorporated.

2. Civil

a) All civil documents should be 100% complete.

3. Landscape

a) Details and sections of all site development features, sidewalks, curbs, paving stones, bollards, ramps, exterior stairs, lawn areas showing seeding methods, etc.

b) All landscape conditions should be thoroughly detailed.

c) A symbol glossary

d) Planting schedule

e) Seeding schedule

f) Modify standard details to suit project conditions and delete all non-applicable information

4. Architectural

a) Interior signage locations must be shown on the floor plan complete with details and schedules.

b) Casework floor plan complete with schedule, details, and elevations

c) Interior and exterior window, door and frame schedule, complete with elevations and details for all head, jamb, and sill conditions

d) Completion of all wall sections, enlarged toilet plans, enlarged floor plans, wall elevations, finish/color floor plans, finish/color boards (both interior and exterior)

e) Completion of FF&E plans, and vertical circulation plans and sections

f) Completion of all final roofing and waterproofing details

5. Mechanical

a) Floor plan indicating the sprinkler and standpipe riser systems, including all required pumps and control devices.

b) Fire damper schedule and location of dampers on each floor.

c) Ductwork sound attenuation schedule.

d) Vibration isolation schedule.

e) Terminal control box schedule with electrical and air volume requirements.

f) Chilled water, condenser, refrigerant, fuel oil, steam and gas riser piping floor plans and riser diagrams, and schematics, including pipe sizes. Piping schematics must be in large enough scale to clearly indicate all control devices, valves, unions, and miscellaneous appurtenances.

g) Areas of concentrated mechanical equipment must be enlarged from the basic floor plan to not less than ¼-inch = 1’- 0”, illustrating detailed ductwork and equipment within the mechanical room in both plan and section views; coil access and filter access are to be shown to scale as verification of clearance.

h) Access doors – both wall and ceiling, must be called out at each applicable location as coordinated with the architectural drawings (rated where applicable).

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i) Duct/piping penetrations of all walls, floors, roofs, beams, columns, and foundations must be coordinated with and verified by the structural engineer. Code complying fire-stopping must be detailed for penetrations through fire-rated assemblies.

j) Locate on the floor plans all controls system equipment and provide a panel and device schedule, indicator and panel graphics complete with sequence of operation and control system program diagram.

6. Plumbing

a) Piping and insulation jacket dimensions are to be coordinated with architectural finishes and casework; all exposed piping is to be verified with the Architect.

b) Plan drawing of all water and sanitary branch piping for installation of interior equipment and fixtures.

c) Typical piping riser schematics for all gravity flow piping systems.

d) Access panels, doors, and provisions in both walls and ceilings are to be shown on floor plans for all valves, cleanouts, and caps, etc.

e) Connections to existing and new building utilities must be clearly shown. Requirements of governing utilities must be determined and clearly detailed and shown. Connection details and elevations must be checked and coordinated with applicable civil drawings.

f) Design details

g) Piping penetrations of all walls, floors, roofs, beams, columns, and foundations must be coordinated with and verified by the structural engineer. Code complying fire-stopping must be detailed for penetrations through fire-rated assemblies.

7. Electrical

a) Lighting fixture schedule completed

b) Lighting control schedule, switches, emergency lighting completed

c) Panel schedules with panel locations shown on the floor plan completed

d) Floor plan showing location of all fire alarm device/panel schedule, indicator graphics, riser diagram including activated hardware and pull stations. Confirm activated hardware with hardware schedule.

e) Floor plan showing location of all intercom devices, panel schedule and location, and program riser diagram.

f) Floor plan showing location of all security devices, panel schedule and locations, and riser diagram.

g) Floor plan showing location of all intercom and TV outlets and devices.

h) Telephone board schedule and riser diagram coordinated to equipment size requirements and connection provisions with the governing telephone utility and Owner requirements.

i) TV terminal/splitter and riser diagram coordinated as to equipment size requirements and connection provisions to antenna and cable TV system.

j) Floor plan indicating wire management wiring for power, receptacles, voice, video and data communications, including circuiting and connections to systems furniture, etc. completed

k) Floor plan indicating power connections to all mechanical equipment.

l) Power and lighting plans indicating above-ceiling wiring and circuits for lighting/electrical switches, security, fire alarm, emergency exit lighting and intercom controls, etc. completed

m) Areas of concentrated electrical equipment, and electric vault rooms in particular, must be enlarged from the basic floor plan to not less than ¼-inch = 1’-0” and must be shown in plan and elevation.

n) Sheet notes must be applicable to each sheet. Standard notes and details must be modified to specific conditions.

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o) Access to systems must be verified. Doors, panels or other provisions must be called out in all wall and ceiling locations for junction boxes, controls, or any other device requiring access.

p) Raceway penetrations of all walls, floors, roofs, beams, columns, and foundations must be coordinated with and verified by the structural engineer. Code complying fire-stopping must be detailed for penetrations through fire-rated assemblies.

q) A dimensioned floor plan showing wire management system with openings located for voice data, video and electrical and outlet locations. This is more typically done by the electrical engineer

8. Statement of Probable Construction Cost

a) The cost information reported at the conclusion of the 80% Completed Construction Document Stage must be based upon supportive cost information from the updated detailed cost estimate prepared from the 30% Completed Documents Stage. The detailed estimate must account for the refined information of quantity or product information adjustments required in the development of the details to construct the design and incorporate the Constructability Review comments.

9. Quality Assurance/Quality Control Coordination

a) All drawing submittal packages are expected to be thoroughly reviewed and coordinated between disciplines utilizing a structured review process in an attempt to minimize changes during construction due to the errors and omissions of the design team. If, during construction, excessive changes due to errors and omissions of the design team are required, the Owner reserves the right to seek reparation for said changes.

10. Other Deliverables

a) Commissioning final plan

b) Updated project schedule

100% Complete Construction Documents - Minimum Submittal Requirements

1. Submittal for 100% complete documents will be the same as the 80% submittal requirements with all appropriate 80% review comments from the Owner incorporated within the drawings and specifications.

2. All comments from the 80% Construction Document Review Process must be incorporated into the 100% Construction Document design review submittal or a written narrative explaining in detail why specific comments were not incorporated.

Review, Comment and Approval Submissions to DCSD:

1. Schematic Design Phase (Preliminary Design Submittal for GaDOE)

2. Design Development Phase

3. 30% Construction Documents Phase (Check Set Submittal for GaDOE)

4. 80% Construction Documents Phase

5. 100% Construction Documents Phase (Final Submittal for GaDOE)

Building Permit

1. Submit for Building Permit

2. Submit for L.D. Permit

3. Incorporate Permit Review Comments

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Bid Negotiations

1. Bid Period

2. Pre-Bid Conference

3. Negotiations & Award

4. Begin Construction

Phasing (as appropriate)

(List Phasing as appropriate