Page Turn - Design Guidelines

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PAGE TURN REVIEW DISCUSSION POINTS
Kick Off Meeting Client/Owner Items What is their intent with the project? Build/Sell vs. Long-term hold Do they have any current bidding standards we need to consider? Finishes MEPS Systems Are there any 'sacred cows' that we should know about that are off the table for change? Are there any paradigms they, or the Architect/Engineer, have that should be checked? These items could be a result of other projects or just a typical way of doing business. Civil How does the site naturally drain? Any site-specific zoning restrictions/requirements for the site? Where is detention and how will storm water be handled? Any state or local storm water requirements? Where are the existing utilities? Is there a copy of a geotech report? Is any site exploration needed to confirm design? Traffic studies needed? Any specific DOT or ROW permits required? Who designs the retaining walls? Any environmental or asbestos items to address? Architectural Before design begins, verify/confirm with all local reviewing authorities what code the building will be designed under Before design begins, verify/confirm when the next codes go into effect What was submitted for P&Z approval? Does our budget reflect this? Note all discrepancies and discuss with the owner. Are there any tenant exhibits or landlord work letters we need to review? What are the construction type and use groups? What are the rations of exterior facade materials? What is the floor-to-floor and does this provide adequate clearance for MEP/equipment/racking/owner ceiling heights? Discuss climate zone and moisture barrier design approach. Who handles COMCheck? Are there any factory mutual or other insurance design requirements? Verify/Understand to what extent the design will need to take into consideration for any FHA requirements (Fair Housing Act). Structural Discuss column placement/clear spans as needed What are the foundation details anticipated Verify if any deferred designs are expected to be carried by subs Discuss best type of structure based on the use group and local market Is a foundation permit submission an option? Any special seismic requirements? If project will be panelized, discuss design and EOR review. Fire Protection Review special fire protection and storage requirements Are there any flow tests available? Pressure adequate? Fire Command Center (high rise buildings) Need to have a design meeting around this item specifically for coordination to ensure all parts/pieces can fit and are accounted for Plumbing Confirm nearest sanitary and water connections Confirm all openings can accommodate equipment installation during construction, and potential replacement of equipment if needed in the future. Review of all equipment and clearances to ensure maintenance of equipment is achievable. Mechanical What kind of HVAC system will be used? BMS system needed/expected? Electrical How much power is available? Are there current or future requirements for electrical vehicles? What are low voltage scopes and who is carrying? Emergency generator needed? Was a photometric approved by the city? Max/Min? Pole Heights? 30% Drawings Civil Are there any unnecessary retaining walls or grade issues? Does the site balance? Building location and size finalized? Utility connection points and services available and coordinated? Specific Fire Department access requirements? Does th waterline need to loop the building(s)? Architectural What UL assemblies are we considering for roof, floors, exterior walls, etc? How are we achieving getting a rated structure if required? Do proposed columns fit in proposed walls? Check beams and ceilings as well. Which elevator is being used as basis of design? Type of shaft? Overlay MEP and structure with RCP Structural Are the foundation size assumptions we made accurate? Does detail seem correct? How is the shear being handled? Are the drawings clear on the composition of the shear walls and their locations? Is there any additional steel that we did not have included in our assumptions? Are all roof or suspended loads accounted for? Any penetrations needed in floors, roofs, or structural walls? Fire Protection Is fire pump needed? Any dry systems needed? Verify there are not tenting of top floor sprinkler lines in cold climates. In general, this is a Brinkmann standard to not construct this design practice in climate zone 4 or further north. Plumbing Where is the riser room? Does this match civil? Are all plumbing fixtures on architects' CAD files and identified on plumbing drawings? Gas load requirements for mechanical, laundry, kitchen, equipment, etc.? Mechanical Are mechanical chases required? Where? Is any kind of exhaust required? Do mechanical units have to be screened? Electrical Location finalized for electrical and MDF rooms? Transformer location close to electrical room? Any owner furnished equipment? Are all mechanical/plumbing and owner furnished electrical loads accounted for? ** 60% Drawings Civil Do grades match architectural FF elevation? Are there any redundant utilities that can be reduced? Any significant storm treatment or storage that needs to be reviewed for alternate options? Any grading plan changes to reduce underground utilities? Is transformer close to electrical room? Verify final coordination of downspouts and other utility locations. Verify pavement thicknesses matches the geotech report. Monument sign needed? Verify FL elevation of sanitary is adequate for building fixture location. Adequate access around the building? Verify NOI is established and determine what entity it is in and if it needs to be transferred. Architectural Are the elevator shafts the correct size for the type of elevators that are being proposed? Do shear walls and structural walls coordinate with floor layout? Avoid plumbing walls if possible Recheck overlay MEP and structure for required ceiling heights. Check waterproofing and flashing details at foundations and slab edge to confirm correct. Check typical window flashing details and verify correct for the facade being proposed. Are there balconies? Is the structure coordinated with a recess and is there a specific detail on waterproofing? Review typical wall sections of exterior facades for correct weather barrier and facade detailing Roofing materials and details appear correct based on our assumptions? Review door hardware and functioning with owner, architect, and spec writer. Are corridor and exterior wall drywall requirements shown? If not, review with the architect the expectations for UL assemblies, draft stoppings, etc. Structural Are there any roof loads that need to be accounted for (RTU's, etc.)? Any delegated designs that are not covered by EOR? Need input for general details? Are all penetrations, chases, roof openings dimensioned correctly? Elevator door openings designed to be left open full length of the wall? Verify all headers and beams are sized and the shear wall and structural wall schedules are complete. Do finish floor elevations match architectural? Check gypcrete, concrete to wood, etc. Confirm bolted shear connections vs. fully welded Elevator steel included (hoist beam, embeds, rail supports, divider beams, etc.?) Verify if there will need to be temporary bracing of the structure based on the sequencing of the project. Fire Protection Any unconditioned space that requires dry heads, sidewalls in walls below, or a dry system? Added soffits needed? Do all closets require sprinklers? All truss spaces and dead spaces have adequate coverage? Balconies or overhangs over 4' require protection. Are sprinklers required in elevator shaft? Plumbing Verify civil elevations are coordinated with sanitary and storm discharge Are exterior hose bibs needed? Is gas shown to all required locations? Any other furnished equipment? Verify floor drains are shown for equipment or ADA units. Mechanical Confirm chases and shafts are located properly and correct size? Does duct routing work with structural elements? Overlay with structural to review proposed ceiling heights. Review fire damper locations. Any return plenums being proposed? Confirm materials in that space are non-combustible. Coordinate vents and louvers on exterior with architect. Bathroom exhaust and laundry exhaust clearly shown and to lengths allowable by equipment? Window and intake clearance met? Electrical Are all mechanical/plumbing and owner furnished electrical loads accounted for? Light RCP coordinated with architectural and mechanical? Electrical/low voltage feeders on site plan coordinated with local utility? Site lighting and site signage power coordinated? Any smoke dampers, smoke detectors, or CO required? Review locations and low voltage vs. line voltage requirements Low voltage rough-ins identified (access control, cameras, speakers, fire alarm)? Do all TV and data locations match architectural? 90% Drawings Civil Overlay lights and other utilities for conflicts Temp roads or soil stabilization needed? What is the logistics plan? Review irrigation and turf requirements Landscape quantities match budget Any added amenities or additional details needed? Architectural Where is pre-rock going to be required? Make a list or highlight on plan Note all shear walls on the drawings and confirm that there aren't any plumbing conflicts or accessibility issues once sheathing is installed. Are there showers? How are we maintaining the UL assembly and the ADA access? Any unused wall types that should be removed? Door schedule appear to be accurate and doors labeled correctly on plans? Check that all details tie out Verify all UL's on the plans listed actually will be required. Highlight all rated walls on plans and verify they terminate into an adjacent rated structure or wall. Any boilerplate details that do not apply. Structural Verify no missing information or sizing of members Shear wall schedule and elevations shown? Fastener patterns clear? Do architectural drawings accurately represent structural details? Verify wall thicknesses, member sizes, fire rating requirements, etc. Any exterior elements require structural design or details (awning, trellis, dumpster enclosure, monument sign)? Review specifications for clear mix designs, product requirements and special inspection requirements. MEPS Verify all backgrounds match architectural latest. Review penetrations in exterior wall locations. Check RCP/mech/light/sprinkler overlays again Check final structural member size. Confirm product data for showers, furnaces, etc. match architectural dimensions. Check power requirements for any equipment vs. the panel schedule Should provisions be made for DAS or future rough-in?**
DESIGN GUIDELINES
30% Construction Documents Team Goal: Building Programming Understood Architectural - 30% Schematic Design Floor plans near complete with minor adjustments Prepare all major plan elements of the building for all floors, with approximate accommodations for structure and MEP Includes building elevations and notes exterior materials Develop building sections including typical foundation details. Indicate floor to floor dimensions, ceiling heights, major structural elements and major MEP transfer or horizontal distribution zones. Develop typical exterior wall sections, typical exterior details, and typical exterior wall types with sufficient detail. Establish ceiling heights on a preliminary typical or representative reflected ceiling plan. Prepare partition type sheet for typical floor only. All types of partitions should be accurately shown, noted, and dimensioned. Prepare an outline specification with project description, general and regulatory requirements, preliminary building code, preliminary accessibility analysis, structural requirements, etc. Civil - 30% Schematic Drawings Contact entities providing utility services to the project. Develop schematic site plan Identify site features with focus on hardscapes Preliminary site grading plan Verify that survey and existing conditions information provided by the owner is sufficient and/or determine what additional information is required. Review site landscaping with local code officials. Site features and grading should be approximately shown. Structural - 30% Schematic Drawings Determine structural system Establish major grid lines, columns, shear walls and other vertical elements. Determine dimensional requirements and size structural components. Address major slab openings on typical floor(s), size major beams and spandrel beams. Provide a typical footing detail. MEPS - 30% Schematic Design Develop design criteria and what systems will be used. Prepare outline specification including detailed system descriptions Prepare preliminary fixture selections - general space requirements and types of plumbing fixtures, general criteria for light fixture types. Develop preliminary layout of major mechanical rooms Develop typical floor space requirements including electrical rooms, any mechanical rooms, major risers, chase requirements, etc. Include weights of equipment, major horizontal and vertical penetrations. Prepare energy code analysis. Verify there are not tenting of top floor sprinkler lines in cold climates. In general, this is a company standard to not construct this design practice in climate zone 4 or further north. ** 60% Construction Documents Team Goal: Floor plan finalized, minimize changes moving forward. Coordinate among disciplines and Owner Vendors Architectural - 60% Design Development Plans are generally graphically complete except for minor coordination Primary exterior dimension strings are complete Interior demensioning complete Rooms labeled and numbered Partition types tagging generally represented Doors tagged Reflected ceiling plans for all typical and major areas of the project drawn with light fixtures and diffusers indicated Representative ceiling details drawn, focus on covering scope Structure and MEPS coordination well underway Exterior elevations are graphically complete All building sections are cut and structure is coordinated with current structural drawings Complete typical wall sections Foundation/basement sections complete Vertical circulation elements, stairs, elevators, and elevator cabs are completely dimensioned and coordinated in plans and sections Block out unit kitchens/bathrooms, laboratory, or other such spaces with casework and built-in fixtures, equipment and appliances Interior material selections are scheduled and/or specified Finish design of lobbies, amenities and other finish spaces is initiated Draft of specifications for finish sections The majority of partition types are detailed Representative typical interior details drawn Door schedules for typical area complete with draft of specifications for doors, frames and hardware Typical door details are drawn Typical area room finish schedule is complete Interior finishes are tabulated or specified citing as much specific manufacturer, model, type, color information as possible Updated outline specification or prepare draft specification for finishes, doors, roofing, waterproofing, and glass systems Civil - 60% Design Development Coordinate with utility connections Final grades and drainage finalized Paving patters, paving details, and site lighting delineated All site elements are defined Site plan graphically fixed and site geometry fixed Landscape plans indicate planting and hardscape, plant schedule complete, irrigation scope determined Site detailing initiated Structural - 60% Design Development All column sizes and lateral "shear" design structural elements fixed and included in architectural drawings. All floor framing plan sheets drawn denoting slab thicknesses, any beams and showing major slab openings Foundation design completed Structural design complete with regard to wind loading and/or seismic Framing diagrams for all miscellaneous framing assemblies Structural/architectural/MEP coordination ongoing Draft of specifications sections Scope of all miscellaneous structural items defined Slab depressions and balcony conditions addressed General CMU reinforcing design and loose lintels are shown Typical masonry design and/or other cladding interfaces reflected in typical details MEPS - 60% Design Development All riser diagrams are complete Typical floor(s) coordination is complete with all risers, chases and interstitial ceiling areas coordinated Major equipment rooms are laid out and final space requirements are confirmed Mechanical floor plans are nearly graphically complete showing horizontal collection and distribution piping. Coordinate mechanical, fire protection and plumbing risers with the floor plans Coordinate horizontal distribution of major ductwork, plumbing piping, sprinkler mains, etc. With architectural reflected ceiling plans such that the ceiling heights can be confirmed. RCP has diffusers, light fixtures and other principal devices There is enough coordination between the various MEPS disciplines to confirm interstitial spaces and large structural openings in slabs and shear walls. All equipment schedules are completed Reaffirm energy code analysis Coordinate utility requirements 90% Construction Documents Team Goal: Floor plan finalized, minimize changes moving forward. Coordinate among disciplines and Owner Vendors Architectural - 90% Permit Drawings Cover sheet/contact info up to date UL sheets complete G-Sheets (accessibility information) complete Code sheet/code analysis/fire partitions barriers defined Overall floor plans and enlarged plans complete Roof plan complete Flashing details complete Reflected ceiling plan complete Elevations complete Partition schedule, general notes complete Typical building sections complete Wall sections complete Details near completion Unit back of house and unit interior elevations complete Door and window schedule complete Majority of specifications complete Civil - 90% Permit Drawings Complete civil drawings Area traffic plan if major walkways and roadways are impacted Construction site access Construction signage SWPPP and BMP details Site details including hardscapes Profiles for underground utilities Pipe sizes Connection details Soil preparation and planting specifications Landscape irrigation details and legends Specifications complete Structural - 90% Permit Drawings Columns, beams, and design structural elements complete Structural/architectural/MEP coordination complete Specifications complete Structural details and notes complete, including misc. details Structural calculations complete MEPS - 90% Permit Drawings Detailed piping and duct design with all sizes shown Equipment details with structural support details shown Final equipment schedules and installation details Penetration and sleeve details Foundation drain layout Typical plumbing details including structural support requirements Equipment piping details Water riser diagram, waste and vent diagrams including fixture counts Location of all sprinkler zone valves, drains, and hose connection points Fire protection riser layout and detailed piping design with pipe size indicated Typical sprinkler installation details including structural support details Design calculations Details of power service to building, power plans, primary cable, raceway, feeder conduits, electrical loads, duplex and special receptacles and branch circuitry design. Emergency power systems plans, controls and details Connections to other building systems Switchgear and panel elevations Grounding details Interior an exterior lighting plans including control systems and devices, lighting panels, switching and circuiting Detailed fire alarm panel, device and plans including duct detectors, fire smoke dampers, sprinkler flow and tamper switches, monitor and control modules, door hold opens, door lock releases Detailed sequence of operations**
DOCUMENTS
Design Guidelines 4.5.21 Page Turn Review 12.14.21