Construction Materials IV Construction Documents What are they

Construction + Materials IV: Construction Documents What are they? How can I do them too?

The Traditional Phases of Design:

Purpose of this Process Facilitate dialog with your client Anticipate the opportunities and constraints of a given project Examine exact construction and materials before construction begins Communicate your design to the people who will build it Quality assurance during construction

Where’s the contract part?

In your contract… Schematic Design Prepare design analysis and alternatives, diagrams, concepts boards Sketches in perspective, plans and elevations Occasionally materials swatches and square-foot cost estimate Design Development Detailed dimensional study of chosen scheme Code analysis Most typically plans, sections, elevations, and a full materials board Cost Estimate Occasionally photo-realistic renderings to examine complex design situations Construction Documents Complete drawn description of all elements of the project Complete written description of all products, including where and an how they are to be used Bidding and negotiation Assist in preparing and distributing copies of all documents Answer contractor questions Prepare and distribute sketches, request for information (RFI) responses and addenda Advise you client about issues that arise Construction administration Visit site to verify compliance with the contract documents Answer questions; distribute RFI’s and addenda Advise you client Prepare punch list and certificate of Substantial Completion

CD’s vs. FF&E Documents

Consider constructability as you design Concept statement Conceptual diagrams Understanding typical construction methods and procedures Understanding characteristics of different materials

THE CONTRACT DOCUMENTS • Comprised of the Specifications, Contracts, and Construction Drawings (working drawings) • Serve as guide for the workers & suppliers to follow during construction 9

THE CONSTRUCTION DRAWINGS • Show the location, size, and particulars of something to be built. • The specifications are written documents that set the standards of the workmanship and materials. • The construction drawings and the specifications complement one another and are used together. 10

THE CONSTRUCTION DRAWINGS • An example: • Drawings show the color and location of a paint applied to a wall. • But do not tell how it is to be applied (sprayed, rolled, or brushed) • Also do not specify the resulting workmanship required. • All of these particulars are detailed out in written specifications that accompany the drawings. 11

THE SPECIFICATIONS • Are written documents the clearly describe: • The required materials. • Requirements for the execution of the work. • Workmanship expected. 12

THE SPECIFICATIONS Might be placed directly on the drawings 13

THEY MIGHT FILL A WHOLE SHEET 14

THEY MIGHT BE IN A SEPARATE BOOKLET • Could be bound or a loose-leaf manual • Or might be on a CD/DVD 15

SPECIFICATIONS ARE REFERRED TO AS CLOSED OR OPEN • CLOSED – No product can be used on the project other than what is specified. • OPEN – Allows for the contractor to suggest alternate products the item that is specified. 16

FOUR TYPES OF SPECIFICATIONS • PROPRIETARY • DESCRIPTIVE • REFERENCE • PERFORMANCE 17

ORGANIZATION OF SPECIFICATIONS • Organization of specifications has been standardized in accordance with the building trades. • Current Systems – known as “Master. Format “ • Contract Specifications Institute (CSI) • Construction Specifications Canada (CSC) 18

MASTERFORMAT SYSTEM • Used to be 16 Divisions, but was revised in 2004. • Standardizes the format and numbering of project information. • Used for specifications & cost estimating. • Divided into two groups and five subgroups, as follows on next slides. 19

CONTRACTS • Are various contractual agreements between the parties involved in a building project. • They detail each party’s responsibilities. • Can be oral or written formats – but written are preferred. 20

CONTRACTS • Are various contractual agreements between the parties involved in a building project. • They detail each party’s responsibilities. • Can be oral or written formats – but written are preferred. • Preprinted documents are provided by: • A. I. A. (American Institute of Architects) • A. S. I. D. (American Society of Interior Designers) • I. I. D. A. (International Interior Design Association) 21

SAMPLE CONTRACT A. S. I. D. example Table of contents for Agreement Between Designer & Client for Design Services. Another important contract is the one between owner & contractor to do the work – based on the drawings & specifications. 22

CONSTRUCTION DRAWINGS Often called working drawings Visually communicate design and information required to bring a building or space into reality. The drawings generally follow a set of architectural drawing conventions – as explained in the rest of this chapter. However, there is a variety in these set conventions – depending on the office standards, size of the project, and details needed. 23

ORGANIZATION OF CONSTRUCTION DRAWINGS • Primary types of drawings are generally described as architectural and engineering drawings. • A concrete wall might described as to size & finish on the architectural drawings, but an engineering drawing spell out the exact structural components, such as the steel in the concrete wall. 24

ORGANIZATION OF CONSTRUCTION DRAWINGS • Other specialty drawings might be created specifically for furniture placement. 25

SEQUENCE OF CONSTRUCTION DRAWINGS • Construction drawings are sequentially arranged by major components. • The order of drawings generally follow how a building is constructed - from the ground to the shell of the building to the interiors. • The exact sequence and number of sheets will vary from project to project and office to office. 26

SEQUENCE OF CONSTRUCTION DRAWINGS 27

SEQUENCE OF CONSTRUCTION DRAWINGS (cont’d) 28

ORGANIZATION OF CONSTRUCTION DRAWINGS FOR A SMALL RESIDENCE • The small residence shown in the following slides only comprises 3 sheets. 29

SMALL RESIDENCE 30

SMALL RESIDENCE 31

SMALL RESIDENCE 32

A LARGER PROJECT sheets 30 33

THE CONSTRUCTION DRAWING SET • The sheets are numbered and bound sequentially as a set. • In small projects, a simple numeric system is used. 34

ORGANIZING THE SET BY SPECIALTIES A - Architectural S - Structural M – Mechanical E – Electrical P – Plumbing I – Interiors F – Finishes Q - Equipment 35

GUIDELINES FOR PREPARING CONSTRUCTION DRAWINGS Before the construction drawings are made, other work must first be finished: Feasibility studies Programming Schematics Preliminary designs Design development Info from consultants must be collected and be available. A building code analysis is done before the construction drawing phase or at the very beginning of 36

So what’s the project? A Contemporary Art Museum

Program summary Lobby Shop Café Galleries of various sorts

Site: the Old Brunswick, ME HS

Aesthetic issues How to work with existing building How aggressive should the new architecture be? How to handle daylighting and electric lighting

Precedents De. Young Museum, San Francisco Boston ICA Mass MOCA LA County Museum

Denver Museum of Art Daniel Liebeskind

Building Code issues At least two fully enclosed stairs Separation of uses Atrium space (main stairs) Accessibility throughout