Kaplan Construction Documents - Lesson 1 Summary

Kaplan Construction Documents - Lesson 1 Summary
"Documentation "
1. Construction documents = drawings and specifications
a. Convey design intent to contractor
b. for bidding and constructing
c. must be complete concise, correct, clear and coordinated.
d. negligence in drawings that results in over budget or change orders is liability of Architect
e. Drawings and spec's consistent with eachother
f. drawings = physical relationships, dimension and location of building elements
g. specifications = requirements of quality, methods and techniques of installation & desired performence.
2. Construction Drawing Organization
a. sheet order consistent with standard conventions
Architectural - General & Site Plan
Civil / Landscape Plans
Architectural - Remaining
Structural
Plumbing
HVAC
Electrical
Information Technology, Telecomm, Kitchen or other
b. use standard abbreviations, material designations, graphic symbols and schedul formats.
c. Clarity = present information accurately and at appropriate scales to avoid confusion, extra costs and delays.
d. Avoid redundancy(put a repetative note in one location and refer back to it for other locations), ambiguity(be specific) and omissions (dot your i's).
e. Some items need to be shown but are not part of the contract, clearly designate as such, (NIC) not in contract, these are items to be furnished by the owner.

3. Shop drawings, Product Data and Samples are submitted by the contractor for verification of intended product use for approval of the Architect.
a. shop drawings = graphic indication of fabrication and installation of an intended product.
b. Product Data = Cut sheets from Mfr. about product performance, standard form charts, brochures, diagrams of instructions.
c. Samples = For approval of use on project for materials color, texture, finish, workmanship, etc.
d. Architect to review all items for compliance with design intent.
e. see lesson 10 for further details of the above items

4. Project Manual
a. Cotains technical information (specifications) and general requirements including procedures, legal, bidding, contract forms, etc.
b. Specifications (Div. 1-16) prepared by architect and consultants.
c. most other documents prepared by owner(s) rep's, attorneys, insurance agents and consultants.
d. Architect typically assembles project manual
e. Use of standard AIA documents is recommended which are incorporated into project manual.

5. CSI MasterFormat
a. published by Construction Specifications Institute
b. industry standard, 16 division (1995 version) is for typical use, new format (2004 version) can be used if required by client.
c. provides number organization of any/all products used on project and included in specification project manual.
d. 16 divisions
Div 1 General Requirements
Div 2 Site Work
Div 3 Concrete
Div 4 Masonry
Div 5 Metals
Div 6 Wood and Plastics
Div 7 Thermal and Moisture Protection
Div 8 Doors and Windows
Div 9 Finishes
Div 10 Specialties
Div 11 Equipment
Div 12 Furnishings
Div 13 Special Construction
Div 14 Conveying Systems
Div 15 Mechanical
Div 16 Electrical
(see separate blog post for explanation of each division and subdivisions)
e. Each section(sub-division) is further divided into three parts: General, Materials and Execution
f. many proprietary Master Specification systems are available to subscribe to.
d. all product selections must be made on research and indepedent analysis by architect and not selected because it shows up in the master spec list.

6. Division 1 - General Requirements
a. procedural instructions specific to project execution

7. Three types of technical specifications, any of which can be used in any manual

8.Proprietary spec's = call for desired materials, products, systems and equipment by trade names and model numbers.
a. Two kinds, closed(sole source) and open(equal)
b. closed = one product called for no alternates, not usually allowed on public projects
c. open = name several acceptable products or provide info on only one and allow a proposed equal. this allows for competetive bidding and likely to decrease costs due to competition.
d. div 1 should have instructions for contractor to submit an altarnate for approval by architect
e. for alternates, architect must consider compliance with aesthetic instent, value, quality, warranties, mfr's reputation, code compliance, operating & maintenance cost, size and weight, ease of construction and operational characteristics.

9. Performance Spec's = describe desired end results that are performance oriented.
a. composition of components or systems are not described
b. allows for broad competition & creative input.
c. Must explicitly define required testing methods and procedures of evaluating performance.

10. Reference specifications = Set quality standards established by recognized testing authorities or by fed government. (ie. astm 8856e, reference # to an agencies spec #, therefore reference specification)
a. used in conjuction(within) with another type of specification, usually performance
b. commonly are only minimum requirements and may not apply to project specific application.
c. research before cited as they are dated and are constantly changed and revised

11. Descriptive specifications = most detailed, they are what they sound like
a. describe all components
b. architect assumes total responsibility of function and performance of product

12. Cash allowance specifications
a. in lieu of specifying an actual product or description of work
b. bidders are required to set aside a specific amount of money
c. quality level unknown at time of bid
d. allowance for purchase and/or installation of item
e. details are determined at a later date

13. Multiple Prime Contracts
a. specifications prepared for each contract separately
b. increased effort by architect
c. architect can be liable for gaps in asignment of construction work.

14. Interpretation - When inconsistencies or ambiguity occurs
a. conflicting specifications - most specific clause will govern
b. handwritten provisions prevail over typed
c. typed precedes pre-printed provisions

15. Interpretation - Conflict in drawings
a. Most recent drawing prevails
b. Dates of all revisions on each drawing clearly indicated
c. Large scale details prevail over small scale general drawing, ie. floor plan or elevation
d. heirarchy and precedence can be descirbed in the supplementary conditions.

16. Conflict between specification and drawing
a. must notify architect in writing
b. Architect will determine requirement

17. Code compliance is essential - effects project design
a. Energy requirements
b. Fire protection
c. mechanical, plumbing and electrical codes
d. Architect has prime responsibility for compliance
e. consultants / engineers share responsibility equally

18. Aesthetics
a. All engineering / code requirements effect design
b. from structural system to electrical, mechanical etc.
c. Architect must be familiar with all to properly coordinate

19. Quality Control
a. engineers must meet calculation requirements
b. architect must inform engineer of All relative design criteria
c. can request consultant to perform periodic in-house peer reviews.

20. Cost Control
a. initial estimating is essential
b. Architect coordinates budget with consultants
c. assigns percentage of budget to consultant work
d. design within in limits
e. Low initial cost usually means high maintenance (life cycle) costs
f. Balance must be struck

21. Operational costs - complex to calculate
a. includes equipment as well as organization (client) charecteristics

22. Maintenance -
a. complex systems require more maintenance
b. maintenance staff experience varies

23. Compatibility of elements
a. Size and Weight of equipment effects layouts, room sizes, structural support, etx.
b. analyze piping / structure conflicts
c. special equipment may require special consultant, architect advises and owner pays

24. Ease of construction - labor and equipment requirements
a. designers must consider constructability of all building components
b. room for required equipment to execute the work
c. types of skilled labor available in an area

25. Sequencing
a. construction sequence should be taken into consideration.

26. Scheduling -
a. Long lead items require designers to select certain components ahead of time
b. owner may purchase equipment directly on advice of architect & consultants
c. contractor installs

27. Fast Track project delivery (multiple prime contracts)
a. separate prime contract for each stage of work.
b. ensures availability of products when needed
c. helps control cost from inflation
d. focus on critical path items
e. season and weather affects equipment ordering and material selection
ie. install heating befor winter comes, climate affects structural integrity of different systems and therefore may be avoided by the structural engineer.

28. Construction Management
a. client can hire construction manager (usually for complex projects)
b. contribute to the control of time and cost
c. involved as early as design phases

29. Consultant internal coordination
a. they are responsible for their own internal coordination

30. Consultant overall coordination
a. architect sets specification format for consultants to follow
b. consultants must participate in division one preparation
c. architect to review consultant drawings for conflicts

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