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A.3 New Construction and Modernizations

The design process and related submission requirements for new construction and modernizations are somewhat different than those for alteration projects. A modernization is defined as the comprehensive replacement or restoration of virtually all major systems, tenant-related interior work (such as ceilings, partitions, doors, floor finishes, etc.) and building elements and features. The following flow diagram and related definitions describe this process.

Peer review, arranged through the Office of the Chief Architect, is required for all new construction projects as well as any modernization project with significant alterations to either the building aesthetic or systems. All new construction projects, as well as modernization projects which significantly alter an existing structure shall be presented to the Commissioner and Chief Architect for approval in Washington DC.

Design Process Definitions

General. These definitions are for new construction. Some requirements will be eliminated for a modernization project, such as zoning area, form, massing, etc.

Program Review
Prior to initiating each phase of design, the design team should meet to review design program expectations and to exchange ideas, lessons-learned, and concerns. Such technical “partnering” sessions allow a clearer definition of expectations while remaining within the project’s scope and budget.

Concepts
A submission that will demonstrate compliance with the Building Program (space tabulation of building program) including all adjacency and functional requirements. This submission will also show that the proposed project is within the zoning area, and that the building and massing are compatible with the surroundings. The aesthetics should support the design philosophy of GSA shown in the general approach to architecture in the preceding chapters of this document. Building systems and building envelope appropriate for the conceptual designs should be defined in order that they can be evaluated early for effectiveness and efficiency related to operation, maintenance and energy consumption.

Since there are many options to accomplish these ends with any particular program and site, GSA will participate in the normal design process of comparing options by working with the A/E through preliminary concepts. During preliminary concepts, three concepts must be presented; these preliminary concepts are intended to be working level and not presentation documents. They should be developed only to the level that allows selection of a concept that will still be within program operation and budget goals. This selected concept will be further refined and presented as the final concept. For major projects, presentation is made to the Commissioner of the Public Buildings Service for final approval.

Figure A-3 Design Process and Related Submission Requirements for New Construction and Modernization

 Figure A-3 Design Process and Related Submission Requirements for New Construction and Modernization

Design Development
A set of submissions and meetings that will finalize the selection of all systems with respect to type, size and other material characteristics. Systems are not only structural, mechanical, fire protection and electrical, but include all other building components such as the building envelope (wall, window and roof), interior construction (flooring, ceiling and partitions), service spaces, elevators, etc.

The design submission will consist of a combination of drawings, narrative and calculations. Although final design development plans, sections and elevations must be to scale, drawings made in the analysis stage to illustrate various options may be freehand.

This submission is not a preliminary construction document stage. The approval at the project directive meeting may require that building layout or size changes be incorporated into the construction documents. No design discipline should start work on construction documents until the project directive has been approved.

Life Cycle Cost Analysis. As specified herein and within programming requirements, life cycle cost assessments shall be made, leading to system/feature selections.

Production Stage. Development of the most favored of each system with supporting calculations and narrative. Plans, sections, elevations and details showing systems should be included.

Value Engineering (Analysis Stage). VE is a process that is somewhat continuous throughout the project but its greatest emphasis should be in the early stages of the project (concepts and design development). Initially it should focus on building systems and materials in a general sense during concepts. As the project is developed the focus will shift to detailed aspects of the earlier decisions during design development.

  • Diagrams, narratives, and sketches with calculations to demonstrate the life-cycle cost effectiveness of the system should be prepared and received during this phase.
  • This approach requires a diligent effort and commitment by all project team members early in the project to systems and materials that make sense economically and allow quality and durability.

Project Directive. The report summarizes analysis and design to date at completion of the design development phase. A meeting among GSA and A/E staff, particularly those who will be working on the construction documents, is held to review the project directive for concurrence.

Construction Documents
A set of detailed and coordinated submissions that become the basis of a construction contract. The notes on these should result in a single interpretation of a specific set of data or facts and, therefore, become the basis of a competitive price proposal. Construction documents should avoid using terms that the design specialist may know, but which have nothing to do with the purchase and installation of a product. Individual GSA regions may request a single or multiple submissions (i.e. 75 percent, 100 percent) as appropriate. Reviews may be both formal and informal (“onboard”). Language between specifications and notes on the drawings must be consistent and complementary.

Design Awards
Every two years GSA recognizes outstanding projects through its biennial Design Awards program. Designers are required to submit each new construction project for consideration.

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Site Analysis and Preliminary Concepts

Requirements. The preliminary concepts submittal consists of three or more distinctly different architectural design schemes presented in sketch format (single line, drawn freehand to scale), along with massing models, site slides and photographs, and sufficient narrative to allow comparison and selection of a design direction for preparation of a final design concept.

  • Site Survey. If a survey is part of the scope of work for the project, see Appendix A.5 for requirements.
  • Sketches. It may be recognized that the information requested in subparagraphs 1 and 2 may be in progress and not yet complete.
  1. Site location plan [at least 2 kilometers (1.25 miles) around site], showing:

    - Site relative to location of city center, major landmarks, major parking facilities, major roads and airport.
    - Location of subway stations and other mass transit links.

  2. Existing site plan (at least one block around site), describing:

    - Site boundaries, approximate topography, existing buildings, setbacks and easements.
    - Climatic conditions including path of sun.
    - Location of on-site and off-site utilities.
    - Natural landscape.
    - Pedestrian and vehicular circulation. (Include direction of traffic on adjoining streets.)

  3. Site plans for each design scheme, showing:

    - Building location and massing.
    - Building expansion potential.
    - Parking and service areas.

  4. Floor plans, showing as a minimum:

    - Entrances, lobbies, corridors, stairways, elevators, work areas, special spaces, mechanical rooms for major equipment and air handlers, and service spaces (with the principal spaces labeled). Dimensions for critical clearances, such as vehicle access, should be indicated.

  5. Building sections (as necessary), showing:

    - Floor-to-floor heights and other critical dimensions.
    - Labeling of most important spaces.
    - Labeling of floor and roof elevations.

Slides.

Minimum of six 35 mm slides showing the site and elevations of existing buildings (or landscape, as applicable) surrounding the site.

Models.

Massing models of each architectural design scheme on a common base. (No fenestration should be provided at this stage of design development.)

Narrative (in “Executive Summary” format).

1. Site statement, describing:

– Existing site features
– Climatic conditions.
– Topography and drainage patterns.
– Any existing erosion conditions.
– Wetlands and locations of flood plains.
– Surrounding buildings (style, scale).
– Circulation patterns around site.
– Site access.
– Noise/visual considerations.
– Local zoning restrictions.
– Federal Aviation Agency requirements.
– Hazardous waste.
– Pollution.
– Potential archeological artifacts.
– Historic preservation considerations, if applicable.

2. Site photographs, showing contiguous areas and effected preservation zones.

3. Existing major site utilities.

4. Description of each architectural design scheme, explaining:

– Organizational concept.
– Expansion potential.
– Building efficiency.
– Energy considerations.
– Advantages and disadvantages.
– Historic preservation considerations, if applicable.
– Sustainable design considerations.
– Baseline mechanical system and strategy to comply with the assigned energy goal.
– Fire protection design considerations.

5. Code statement.

– Provide a brief statement from each design team discipline member regarding the Code requirements that relate to the site and occupancy use.For example, items such as, but not limited to:classification of construction and occupancy group(s), fire resistance requirements and general egress requirements, etc. would be prepared by the design team fire protection engineer.

6. Construction cost of alternative schemes.

– Verify that each design scheme presented can be constructed within the project budget.

7. Space Program Statement/Reconciliation

8. Preliminary Energy Analysis for compliance with the assigned Energy Goals for each architectural concept.

9. Art in Architecture Statement.

– Provide statement defining the integration of Art in Architecture. At a minimum identify the location for the proposed art concept.

10. A description of any deviation from the PBS P100.

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Final Concept

Site Planning and Landscape Design
The following information must be complete for the final concept submittal of all buildings. (If materials produced for the preliminary concepts submittal do not require modification, such materials are acceptable for this submission.)

Drawings.

1. Site plan (at least one block around site), describing:

– Site boundaries, approximate topography, existing buildings, setbacks and easements.
– Building orientation with respect to path of sun.
– Building massing and relationship to massing of surrounding buildings.
– Future building expansion potential.
– Location of on-site and off-site utilities.
– Grading and drainage.
– General landscape design, showing location of major features.
– Pedestrian and vehicular circulation. (Include direction of traffic on adjoining streets.)
– Parking and service areas.
– Fire protection, water supplies, fire hydrants, and fire apparatus access roads.

Narrative.

Description of site and landscape design final concept.

– Circulation.
– Parking.
– Paving.
– Landscape design.
– Irrigation, if any.
– Utility distribution and collection systems.
– Method for storm water detention or retention.
– Landscape maintenance concept.
– Fire protection, water supplies, fire hydrants, and fire apparatus access roads.
– Accessibility path for the physically disabled.

Architectural

Drawings.

1. Floor plans, showing as a minimum:

– Work areas, lobbies, corridors, entrances, stairways, elevators, special spaces and service spaces (with the principal spaces labeled). Dimensions for critical clearances, such as vehicle access, should be indicated.
– Office areas must show proposed layouts down to the office level of detail verifying the integration between the approved program and the building concept is achievable.
– Indicate how major mechanical and electrical equipment can be removed/replaced.

2. Elevations of major building façades, showing:

– Fenestration.
– Exterior materials.
– Cast shadows.

3. Building sections (as necessary), showing:

– Adequate space for structural, mechanical and electrical, telecommunications and fire protection systems.
– Mechanical penthouses.
– Floor-to-floor and other critical dimensions.
– Labeling of most important spaces.
– Labeling of floor and roof elevations.

4. Color rendering. [Minimum size must be 600 mm by 900 mm (24 inches by 36 inches).]

Photographs.

Four 200 mm by 250 mm (8-inch by 10-inch) color photographs, mounted, identified and framed, and two color slides, of the rendering or model image (showing at least 2 vantage points). In addition, provide for all building elevations (at least 1 vantage point per each elevation).

– Two of the photographs and the two slides are to be sent to the GSA project manager.
– Provide two additional 600 mm by 900 mm (24-inch by 36-inch) photographs of the rendering for the GSA project manager. (For courthouse projects only.)

Model.

1. Provide a model of the final concept with sufficient detail to convey the architectural intent of the design.

Narrative.

1. Architectural program requirements.

– Show in tabular form how the final concept meets the program requirements for each critical function.
– A revised description of any deviation from PBS-P100

2. Description of final concept, explaining:

– Expansion potential.
– Building floor efficiency.
– Conveying systems design (elevators, escalators).
– Design strategy to attain the assigned energy goal.
– Treatment of historic zones, if applicable.
– Operations and maintenance goals (exterior and interior window washing, relamping, etc.).
– Sustainable design concepts (LEED strategy).

3. Vertical transportation analysis (elevators and escalators).

4. Code analysis.

The Code criteria shall be reviewed by each design team discipline member to the degree of detail necessary to assure that tasks accomplished in this phase meet all the Code requirements.

– A Code/Criteria analysis shall be prepared by each design team discipline member that documents an investigation of the applicable codes and agency criteria that will govern the design of a specific project. This analysis should alert the Government to any conflicts in the project’s design criteria so that they can be resolved early. The analysis should also provide a common perspective for the design and review of the project. This analysis is probably most critical in building modernization and repair/alteration projects.

5. Construction cost.

– Verify that the final concept can be constructed within the project budget.

6. Identify architectural systems alternatives which will be analyzed during design development for life cycle cost analysis.

Historic Preservation
8.5" x 11" report, signed by qualified preservation architect, including

Narrative.
1. General: Project purpose, scope, groups and individuals involved

2. Existing conditions, describing:

– Overall building size, configuration, character
– Project location
– Existing original materials and design, relevant alterations

3. Preservation design issues and prospective solutions, including:

– Location of new work/installation: visibility, impact on historic finishes
– Compare options for preserving/restoring historic materials and design
– Identify further study required to avoid adverse effects as applicable

Photographs.

– General and detail views showing existing conditions at affected preservation zones, keyed to plan showing location and orientation of each view
– Captions identifying location, subject, condition shown

Drawings.
Reduced to 8.5" x 11, 11" x 17" foldout or placed in cover pocket:

– Site and floor plans, as applicable
– Sketches or schematic CAD drawings (elevations, plans) showing preservation design concepts

Structural

Drawings.

Plans, showing:

– Framing plans of the proposed structural system showing column locations; bay sizes; and location of expansion and seismic joints.

Narrative.

1. Identification of any unusual local code requirements.

2. Code compliance statement.

– Name of model building code followed.
– Building classification.
– Identification of Region of Seismicity, wind speed, etc.
– Identification of special requirements, such as high rise.

3. For new buildings:

– Statement certifying that the structural engineer has reviewed the building configuration for seismic adequacy, and the criteria outlined in Chapter 4, Structural Engineering, have been met. This statement must be signed by the structural engineer and the architect.

Mechanical
For the system approved and selected from the three concepts, provide the following:

Drawings.

1. Floor Plan(s):

– Identification of equipment spaces for major equipment.
– Location of major equipment, including size, weight, and clearance requirements.

2. Flow Diagram(s):

– Air flow diagrams representing final concept of systems for each major space.
– Air flow diagrams representing final concept of building system.
– Water flow diagrams of the main mechanical system in the mechanical room(s) and throughout the building.

Narrative.
A written narrative describing the selected mechanical system and equipment, including:

– Design conditions.
– Ventilation rates, dehumidification and pressurization criteria.
– Equipment capacities, weights, sizes and power requirements.
– Description of heating, cooling, ventilating, and dehumidification systems for each major functional space.
– Fuel and utility requirements.
– A code compliance statement.

Calculations and Energy Analysis.

– Building load calculations.
– Psychometric calculations for full load and partial load utilization in summer, winter, spring, and fall. (Partial loads at 50% and 25%, and unoccupied hours.)
– Energy and life cycle cost analysis using DOE-2, or approved equal.
– Fuel consumption estimates.

Specifications.

– Table of Contents identifying specifications to be used on the project.

Cost Estimates.

– Cost of total HVAC system.
– Cost of major equipment.
– Cost of air distribution and piping system materials.

Fire Protection
Fire protection and life safety submission requirements shall be identified as a separate Fire Protection section as outlined in this document.

Drawings.

Plans showing:

– Equipment spaces for fire protection systems (e.g., fire pump, fire alarm, etc.).
– Fire protection water supplies, fire hydrant locations, fire apparatus access roads, and fire lanes.

Narrative.

1. Description of the building’s proposed fire protection systems including the egress system.

2. Code compliance analysis

– The design team fire protection engineer shall prepare an analysis of the applicable codes and agency criteria that will govern the design of the specific project. For example, items such as, but not limited to: classification of construction and occupancy group(s), rating of structural components, fire resistance requirements, interior finish, occupant load calculations, exit calculations, identification of areas to receive automatic sprinkler systems and/or automatic detection systems, smoke control systems, etc. would be prepared by the design team fire protection engineer as necessary to provide a complete fire protection and life safety analysis for the Final Concept.

Electrical

Drawings.

Plans showing equipment spaces for all electrical equipment to include: panels; switchboards; transformers; UPS; and generators.

Narrative.

1. Description of at least two potential electrical systems and a baseline system.

– General characteristics of a baseline system are described in Chapter 1, General Requirements of this document.

2. Proposed special features of electrical system.

3. Code compliance statement.

Certification Requirements

1. The architect/engineer (lead designer) must certify that the project has been conceptualized to comply with ASHRAE 90.1 and will meet GSA’s energy goal requirement.

2. Green building (sustainable) design concepts—LEEDS strategy.

3. Life cycle cost analysis.

– VE decisions and commitments that were made during this phase by the Project Team.

4. In bullet form, identify how proposed design features will support performance expectations of the project. Expectations are identified in the project’s design program and within the Functional Objectives Matrix in Appendix A.2.

Final Concept Cost Estimate
A cost estimate must be provided. It should comply with the requirements for the concept stage estimate stated in GSA document Project Estimating Requirements.

Cost estimates must separate costs for interior tenant build out from core/shell cost items as described in the GSA New Pricing Guide. The interior build out cost must be divided by each building tenant.

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Design Development

Site Planning and Landscape Design

Calculations.

1. Site storm drainage combined with building storm drainage, and sanitary sewer calculations.

2. Storm water detention calculations, if applicable.

3. Parking calculations, if applicable.

4. Dewatering calculations

– Calculations modeling dewatering rates during dry and wet season excavation. Calculations must take into account effect of dewatering on adjacent structures and improvements.
– Calculations must assume a specific shoring system as part of a comprehensive excavation system.

Narrative.

1. Site circulation concept, explaining:

– Reasons for site circulation design and number of site entrances.
– Reasons and/or calculations for number of parking spaces provided.
– Reasoning for design of service area(s), including description of number and sizes of trucks that can be accommodated.
– Proposed scheme for waste removal.
– Proposed scheme for fire apparatus access and fire lanes.

2. Site utilities distribution concept.

– Brief description of fire protection water supplies.
– Brief description of fire hydrant locations.

3. Drainage design concept.

4. Landscape design concept, explaining:

– Reasoning for landscape design, paving, site furnishings, and any water features.
– Reasoning for choice of plant materials.
– Proposed landscape maintenance plan and water conservation plan.
– Brief operating description of irrigation system.

5. Site construction description.

– Brief description of materials proposed for pavements and utilities.

Code analysis.

The Code criteria shall be reviewed by each design team discipline member to the degree of detail necessary to assure that tasks accomplished in this phase meet all the Code requirements.

– Identify local zoning and all building code requirements and provide a complete analysis as they pertain to the project.

Drawings.

1. Site layout plan, showing:

– All buildings, roads, walks, parking and other paved areas (including type of pavement).
– Accessible route from parking areas and from public street to main facility entrance.
– Fire apparatus and fire lanes.

2. Grading and drainage plan, showing:

– Site grading and storm drainage inlets, including storm water detention features.

3. Site utilities plan, showing:

– Sizes and locations of domestic and fire protection water supply lines, sanitary sewer lines, steam/condensate lines, and chilled water supply and return lines, if applicable.

4. Landscape design plan, showing:

– General areas of planting, paving, site furniture, water features, etc.

5. Irrigation plan, if applicable.

Architectural

Calculations.

1. Acoustical calculations.

2. Dew point location.

3. Toilet fixture count.

Narrative.

1. Building concept, explaining:

– Reasons for building massing, entrance locations and service locations.
– Building circulation and arrangement of major spaces.
– Interior design.
– Adherence to the Building Preservation Plan, if applicable.
– Energy conservation design elements.
– Water conservation considerations.
– Explain how all these design considerations are combined to provide a well integrated cohesive design concept.

2. Analysis of refuse removal, recycled materials storage and removal, and maintenance requirements.

3. Building construction description, explaining:

– Structural bay size.
– Exterior materials, waterproofing, air barriers/vapor retarders, and insulation elements.
– Roofing system(s).
– Exterior glazing system.
– Interior finishes, with detailed explanation for public spaces.
– Potential locations for artwork commissioned under the “Art in Architecture “ program, if applicable.
– Use of recycled materials.
– Sustainable design concepts and LEED strategy

4. Review of project for code compliance.

– Code criteria should be reviewed by each discipline to the degree of detail necessary to assure that tasks accomplished in this phase meet the code requirements.

5. For major alterations, provide a determination whether an accessible floor is needed.

6. Building maintenance, explaining:

– How unique and tall architectural spaces such as atriums or grand staircases will be cleaned, have their light fixtures maintained, have interior and exterior glass surfaces cleaned and typical maintenance performed.
– How courtrooms, dining facilities and other assembly spaces with fixed seating, multi-level spaces or with sloped floors will have their ceilings, lights and other ceiling elements maintained and repaired.
– Proposed scheme for window washing equipment.
– Consideration and prevention of bird nesting on exterior surfaces.
– How major mechanical and electrical equipment can be serviced and/or replaced in future years.

7. Review of building for compliance with project specific criteria as noted in Chapter 8, Security Design.

8. Description of process for servicing and replacement of equipment given the necessary dimension clearances.

9. Program Status and Reconciliation Report.

– Report verifying the current design’s compliance with the approved space program. Any deviations must be clearly reported.

10. Curtainwall Report.

– In projects with complex curtainwall systems, describe size and locations of major movement joints to accommodate structural drift due to seismic and/or wind loading. Describe proposed curtainwall attachment methods to accommodate these lateral movements.
– Describe water migration, and fire safety systems.
– Describe typical interfaces between exterior wall system and interior finishes.
– Describe interfaces between major enclosure assemblies such as glass curtain wall to precast or stone panels.
– Identification of at least three suppliers that can provide proposed exterior wall system.
– Address any requirement for blast resistance in the context of “Windgard” simulations and/or blast testing results, as provided by the Office of the Chief Architect.

11. Building Keying and Signage Report.

– Report must fully define the keying hierarchy for the entire building incorporating various levels of access, security, and fire egress. A/E should coordinate with GSA Fire Safety Engineer for keying.
– Signage system and room numbering system must be integrated with keying system.

12. Provide two Finish Boards for both Public and Tenant interior areas composed of actual material samples and color coded plans and sections of major spaces showing their use.

Drawings.

1. Building floor plans, showing:

– Spaces individually delineated and labeled.
– Enlarged layouts of special spaces.
– Dimensions.
– Planning module.

2. Building roof plan, showing:

– Drainage design, including minimum roof slope.
– Dimensions.
– Membrane and insulation configuration of the roofing system.

3. Elevations, showing:

– Entrances, window arrangements, doors.
– Exterior materials with major vertical and horizontal joints.
– Roof levels.
– Raised flooring and suspended ceiling space.
– Dimensions.

4. One longitudinal and one transverse section, showing:

– Floor-to-floor dimensions.
– Stairs and elevators.
– Typical ceiling heights.
– General roof construction.

5. Exterior wall sections, showing:

– Materials of exterior wall construction, including flashing, connections, method of anchoring, insulation, vapor retarders, and glazing treatments.
– Vertical arrangement of interior space, including accommodation of mechanical and electrical services in the floor and ceiling zones.

6. Proposed room finish schedule, showing:

– Floors, bases, walls and ceilings.
– (Finish schedule may be bound into narrative.)

7. Perspective sketches, renderings and/or presentation model, if included in the project scope.

8. Proposed site furniture, showing:

– Site furniture cut sheets or photos
– Proposed locations.

9. Diagrams illustrating the ability to access, service and replace mechanical/electrical equipment showing the pathway with necessary clearance.

10. Location of accessible pathways and services for the physically disabled.

11. Placement of Art-in-Architecture elements.

Photographs.

1. Two sets each of 35 mm slides and 200 mm by 250 mm (8 inch by 10 inch) photographs for: rendering or model image (if changed from concept submission); and elevation views for all exposures (if changed from concept submission).

Historic Preservation
8.5" x 11" report, signed by qualified preservation architect, including

Narrative.
1. General: Project purpose, scope, groups and individuals involved, substantive changes to approach described in concept submission

2. Existing conditions, describing:

– Overall building size, configuration, character
– Project location
– Existing original materials and design, alterations.
– New findings from testing or analysis in concept phase

3. Preservation solutions explored, how resolved and why, including:

– Location of new work: visual impact, protection of ornamental finishes
– Design of new work/installation: visual and physical compatibility with existing original materials and design; materials/finishes chosen
– Methods of supporting new work/installation
– Preservation and protection of historic materials during construction through tenant move in

4. Effects, describing:

– How project will affect the building’s architecturally significant qualities
– Measures proposed to mitigate any adverse effects on historic materials or design

Photographs.

– General and detail views showing existing conditions at affected preservation zones, keyed to plan showing location and orientation of each photo view
– Captions identifying location, subject, condition shown

Drawings.
Reduced to 8.5" x 11, 11" x 17" foldout or placed in cover pocket:

– Site and floor plans, as applicable
– Elevations, plans, and section details showing preservation design solutions for each issue identified, as approved by Regional Preservation Officer

Cover.
Building name, Address, Project title, Project Control Number, Author (Preservation Architect), Preservation Architect’s Signature, Date of Submission.

Structural
Calculations. For any computer-generated results, submit a program user’s manual, a model of the input data and all pertinent program material required to understand the output. A narrative of the input and results for computer generated calculations for the recommended structural concept should be contained in the calculations as well.

1. Gravity load and lateral load calculations, with tabulated results showing framing schedules.

2. Foundation calculations.

3. Calculations showing that the system is not vulnerable to progressive collapse.

4. Vibration calculations.

5. Blast calculations.

Narrative.

1. Code criteria should be reviewed by each discipline to the degree of detail necessary to assure that tasks accomplished in this phase meet the code requirements.

2. Comparative cost analysis of at least three potential framing systems.

– The analysis should compare first costs based on the design of a typical cross section of the building, one interior column bay in width, including a comparison of lateral load-resisting elements. Nonstructural building systems that have a bearing on the overall cost of the systems must be included. For example, in a comparison between steel and concrete systems, the cost of fireproofing the steel structure must be considered, if fireproofing is required by code.

– The analysis should include a brief narrative listing factors that may have a bearing on the final selection, such as the availability of local labor skilled in the erection systems, speed of construction and other concerns.

3. Description of recommended structural concept, including:

– Choice of framing system, including lateral load resisting elements, and proposed foundation design.
– Verification of adequacy of all assumed dead and live loads.

4. Identify all code requirements and provide a complete analysis as it pertains to this project including but not limited to:

– Required fire-resistance rating of structural elements.
– Summary of special requirements resulting from applicable local codes.

5. Proposed methods of corrosion protection, if applicable.

6. Geotechnical Engineering Report, including boring logs (if part of scope of work).

– See Appendix A.5 for specific requirements.

7. Geologic Hazard Report.

– See Appendix A.5 for specific requirements.

8. Blast consultant’s report and analysis (if part of scope of work).

Drawings.

1. Framing plans and key details.

Mechanical

Drawings.

HVAC
1. Floor plan(s):

– Single line piping and ductwork schematic layout.
– Show terminal air devices.
– Perimeter terminal units.
– Quarter-inch scale drawings of mechanical
       equipment room(s) showing all mechanical
       equipment serving the project, including
       equipment access and service requirements.
– Roof plan showing all roof mounted equipment.
– Show adequate access from mechanical equipment room(s) to freight elevators.
– Show adequate access to roof-mounted equipment.

2. Single line schematic flow and riser diagram(s):

– Airflow quantities and balancing devices for all heating/cooling equipment.
– Water flow quantities and balancing devices for all heating/cooling equipment.
– Flow/energy measuring devices for water and air systems for all cooling, heating and terminal equipment.

3. Automatic Temperature Control Diagram(s):

– Control flow diagrams showing all sensors, valves, and controllers (analog and digital).
– Sequence of operations of all the systems and its operation (occupied and unoccupied).
– BACnet or LON Work Building Automation System and their descriptions.

4. Schedules

– Provide schedules of major equipment that includes chillers, boilers, pumps, air handling units, and terminal units.
– Air Terminal Devices
– Air Balance Relationships between Spaces

Plumbing
1.Floor plan(s)

– Proposed building zoning and major piping runs.
– Locations of proposed plumbing fixtures and equipment.

2. Systems schematics and flow diagrams.

Calculations and Energy Analysis.

HVAC

– Building load calculations.
– Heat and air balance calculations.
– Psychometric calculations for full load and partial load utilization in summer, winter, spring, and fall. (Partial loads at 50% and 25%, and unoccupied hours.)
– Detailed energy analysis using DOE-2, or approved equal. Output shall indicate energy consumption of the system and total building energy summary.
– Fuel consumption estimates.
– Comparative analyses to recommended system defined in concept submissions.
– Additional life cycle cost analyses as required to optimize equipment selections, heat recovery/storage, and control/zoning options.
– Selection cut sheets of equipment and control systems.
– Calculations for duct losses.
– Calculations for piping losses.

Plumbing

1. Proposed plumbing system.
– Include lists of typical fixtures.

2. Evaluation of alternate sources for preheating of domestic water (solar or heat recovery).

Specifications.

– Redlined (strike through) version of each specification section to be used on the project

Cost Estimates.

– Cost of total HVAC system.
– Cost of major equipment.
– Cost of air distribution and piping system materials.

Fire Protection
Fire protection and life safety submission requirements shall be identified as a separate Fire Protection section as outlined in this document.

Calculations.

1. Occupant load and egress calculations.

2. Fire protection water supply calculations.
– Includes water supply flow testing data.

3. Fire pump calculations where applicable.

4. Smoke control calculations where applicable (e.g., atrium, etc.).

5. Stairway pressurization calculations where applicable.

6. Calculations contained in The SFPE Handbook of Fire Protection Engineering for calculating sound attenuation through doors and walls for placement and location of fire alarm system audible notification appliances.

Narrative.

1. Building egress system.
– Includes egress calculations and stairway exit capacities, remoteness, exit discharge, etc.

2. All building fire alarm and suppression systems.

3. Smoke control system(s), where applicable.

4. Special fire protection systems (e.g., kitchen extinguishing system), where applicable.

5. Fire resistance rating of building structural elements.
– Coordinate with structural engineer.

6. Fire alarm system.

7. Interface of fire alarm system with Building Automation system and Security Systems.

8. Review of building for compliance with life safety requirements and building security requirements.

9. Interior finish requirements as they pertain to the life safety requirements.

Drawings.

1. Floor Plans showing:

– Equipment spaces for fire protection systems (e.g., fire pump, fire alarm, etc.)
– Fire protection water supply lines, fire hydrant locations, fire apparatus access roads, and fire lanes.
– Standpipes and sprinkler risers.
– Riser diagrams for sprinkler system.
– Riser diagram for fire alarm system.
– Remoteness of exit stairways.
– Location of firewalls and smoke partitions.
– Identification of occupancy type of every space and room in building.
– Calculated occupant loads for every space and room in the building.
– Location of special fire protection requirements (e.g., kitchens, computer rooms, storage, etc.)

Electrical
Calculations.

1. Lighting calculations for a typical 186 m2 (2,000 sf) open office plan with system furniture.

2. Lighting calculations for a typical one person private office.

3. Power calculations from building entry to branch circuit panel.

4. Load calculations.

5. Life cycle cost analysis of luminaire/lamp system and associated controls.

Narrative.

1. Description of alternative power distribution schemes.

– Compare the advantages and disadvantages of each approach. Include the source of power, potential for on-site generation, most economical voltage and primary versus secondary metering.

2. Proposed power distribution scheme.

– Provide a detailed description and justification for the selected scheme. Address special power and reliability requirements, including emergency power and UPS systems.

3. Proposed lighting systems.

– Discuss typical lighting system features, including fixture type, layout, and type of controls.
– Discuss special spaces such as lobbies, auditoria, dining rooms and conference rooms.
– Discuss exterior lighting scheme.

4. Interface with Building Automation System.
– Methods proposed for energy conservation and integration with Building Automation System.

5. Engineering analysis for demand limit controls.

6. Description of each proposed signal system.

7. Description of proposed security systems’ features and intended mode of operation.
– Proposed zone schedule.
– Proposed card access controls, CCTV assessment and intrusion protection system, if applicable.

8. Proposed Telecommunications Infrastructure.
– Systems proposed for infrastructure and cabling to accommodate the communications systems. These must be designed and provided in compliance with EIA/TIA Building Telecommunications Wiring Standards.

9. Code criteria should be reviewed by each discipline to the degree of detail necessary to assure that tasks accomplished in this phase meet the code requirements.

Drawings.

1. Site plan.

– Proposed site distribution for power and communications, proposed service entrance and location of transformers, generators, and vaults, etc.

2. Floor plans.

– Proposed major electrical distribution scheme and locations of electrical closets.

3. Floor plans.
– Proposed major routing of communications system, communications equipment rooms and closets.

4. Floor plans.
– Plan layouts of electrical rooms, showing locations of major equipment, including size variations by different manufacturers.

5. Single line diagram of the building power distribution system.

6. Plan of typical office lighting layout.

7. Single line diagram of other signal system including: telephones; security; public address; and others.

8. Security system site plan.

– Proposed locations for CCTV, duress alarm sensors, and access controls for parking lots. If the system is not extensive, these locations may be shown on the electrical site plan.

9. Security system floor plans.

– Proposed locations for access controls, intrusion detection devices, CCTV and local panels.

Design Development Cost Estimate
A cost estimate must be provided. It should comply with the requirements for the design development estimate stated in GSA document Project Estimating Requirements.

Cost estimate must separate costs for interior tenant build out from core/shell cost items as described in the GSA New Pricing Guide. The interior build out costs must be divided by each building tenant.

Address what value engineering items were incorporated from the Concept Value Engineering Workshops. (Document all VE Workshop sessions during design development and show what is to be incorporated into the final design.)

Specifications.
Assemble all project related construction guide specifications and mark out all content that does not apply to the project.

Certification Requirements

1. The architect/engineer (lead designer) must provide certification that the project has been designed and is in compliance with ASHRAE 90.1 and will meet GSA energy goal requirements.

2. Assemble material for LEED rating submission, indicating features and points that assure desired LEED rating.

3. VE decisions and commitments that were made during the Design Development phase by the Project Team.

4. In bullet form, identify how selected design features will support the project’s performance expectations. All building systems involved with the project shall be discussed, each addressing all performance expectations as covered in the design program and Appendix A.2.

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Construction Documents

The construction documents must be complete, coordinated between disciplines, biddable, readable and buildable, with no room for unreasonable additional interpretation. The drawings listed below represent requirements for GSA’s review, and do not constitute any limitation on the documentation required to properly contract for the construction of the project, or limit the professional design liability for errors and omissions.

One of the guidelines to insure inter-discipline and intradiscipline coordination is included under each category of work and is referred to as the Review Checklist. The A/E consultant should make sure that all of these items, and others that pertain to good project coordination, are reviewed and addressed before submission of the documents to GSA.

Update of Code Analysis. The Code criteria shall be reviewed by each design team discipline member to the degree of detail necessary to assure that tasks accomplished meet all the Code requirements.

Site Planning and Landscape Design

Drawings. General: The plans listed below, except the demolition plans, may be combined on small projects.

1. Demolition plans, if required.

2. Site layout plan.

– Location of all buildings, roads, walks, accessible routes from parking and public street to building entrance, parking and other paved areas, and planted areas.
– Limits of construction.
– Locations and sizes of fire protection water supply lines, fire hydrants, fire apparatus access roads, and fire lanes.
– Location of floodplains and wetlands.

3. Grading and drainage plan, showing:

– Existing and new contours [use 500 mm (2 foot) interval minimum in area around buildings].
– Spot elevations at all entrances and elsewhere as necessary.
– Elevations for walls, ramps, terraces, plazas and parking lots.
– All surface drainage structures.
– Water retainage and conservation.

4. Site utilities plan, showing:

– All utilities, including inlets, manholes, clean-outs and invert elevations.

5. Planting plan, showing:

– Building outline, circulation, parking and major utility runs.
– Size and location of existing vegetation to be preserved (include protection measures during construction).
– Location of all new plant material (identify function, such as windbreak or visual screen where appropriate).
– Erosion control.

6. Planting schedule, showing:

– Quantity of plants, botanical names, planted size and final size.

7. Irrigation plan, if applicable.

– Include schematic of irrigation control system.

8. Planting and construction details, profiles, sections, and notes as necessary to fully describe design intent.

9. Construction phasing, if part of project.

10. Survey of surrounding buildings, structures and improvements in both wet and dry season to document pre-construction elevations.

11. Potential archeological artifacts.

Calculations.

1. Final drainage calculations, including storm water detention.

2. Final parking calculations, if applicable.

3. Pipe sizing calculations for water and sewer pipes.

4. Pavement design calculations.

Site Design Review Checklist.

This checklist is intended to provide an inter-disciplinary coordination review.

  • Piping and other utility locations and inverts at building penetrations coordinated with mechanical drawings.
  • Electrical service coordinated with electrical drawings.
  • Interference of utilities with underground electrical runs checked.
  • Interference between planting and utilities checked.
  • Elevations of entrances coordinated with architectural drawings.
  • Required reinforcement shown for all free standing and retaining walls.
  • Connections to foundation drainage coordinated.
  • Sub-surface drainage shown.
  • Location of underground storage tanks shown.
  • Construction of underground storage tanks detailed.

Architectural

Drawings.

1. Project title sheet, drawing index.

2. Demolition plans.

– Show for modernizations, if required.

3. Floor plans.

– Show planning grids and raised access floor grid, if applicable.

4. Reflected ceiling plans.

– Show ceiling grid and location of all elements to be placed in the ceiling.

5. Building sections.

– Vertical zoning for electrical and mechanical utilities must be indicated on sections.

6. Roof plans.

– Roof plans must show slopes, low points, drains and scuppers, equipment, equipment supports, roof accessories and specialty items, if applicable.

7. Exterior elevations.

8. Wall sections.

9. Interior elevations.

10. Details.

Schedules.
Diagrams illustrating proper clearance for servicing and replacement of equipment.

Specifications.

1. Room finish, color and door schedules can be incorporated into either the specifications or drawings.

2. Call for thermographic scans of building envelope to identify sources of heat transfer.

3. Call for assembly of mock-ups for spaces such as courtrooms and sample office space fit outs.

Architectural Review Checklist.
This checklist enumerates some of interfaces between architectural and engineering disciplines that require close coordination.

  • Interference with structural framing members coordinated.
  • Locations and details of below-grade and other waterproofing shown, and coordinated with structural drawings.
  • Anchorage of exterior wall elements shown.
  • Expansion and/or seismic joints shown and detailed.
  • Adequate clearances to install, service, repair and replace mechanical and electrical equipment. (Verify all space requirements are incorporated into the floor plans.)
  • Rooftop mechanical equipment shown.
  • Adequate clearances under rooftop mechanical and electrical equipment to facilitate maintenance, repair and replacement of the roofing system.
  • Location of roof drains and floor drains coordinated with mechanical drawings.
  • Air diffusers and registers coordinated with mechanical drawings.
  • Louver sizes and locations coordinated with mechanical drawings.
  • Light fixture types and locations coordinated with mechanical and electrical drawings.
  • Wall and roof sections coordinated with heat loss calculations.
  • Adequate envelope design details to ensure thermal/air/moisture control.
  • For pressurized plenum raised flooring, assure effective barrier to prevent air passage to exterior walls.
  • Acoustical wall treatments shown in mechanical rooms (if applicable).
  • Location of access panels in plaster ceilings and soffits coordinated with mechanical drawings.
  • Plumbing fixture mounting heights coordinated with mechanical drawings.
  • Coordination of architectural elements with exposed structural members.
  • Location of air supply and ducted exhaust systems.
  • Security light fixtures required and locations coordinated with electrical drawings.

Historic Preservation Specifications.

Competency of bidder and restoration specialist qualification requirements, Sections 00120 and 009[00], cross referenced in material specifications

Technical specifications for repair and restoration of historic materials, including:

– Specialized materials and procedures for repair and restoration of historic materials
– Procedures for protecting historic materials in areas being altered
– Sample review requirements of repair and restoration procedures
– Sample submittal requirements for replacement materials and new installations in preservation zones

Structural Drawings.

1. Demolition plans (when applicable).

2. Full set of structural construction drawings.

– Drawings must be fully dimensioned, noted and detailed for accurate bidding and construction.
– Load criteria for all floor live loads, roof live load, roof snow load, wind load, earthquake design data, and special loads must be shown on drawings. Live load reduction of the uniformly distributed floor live loads, if used in the design, shall be indicated.
– Basic wind speed (3-second gust), miles per hour (km/hr),Wind importance factor, I, and building category,Wind exposure, the applicable internal pressure coefficient must be indicated.
– Seismic design criteria, such as Seismic use group, Spectral response coefficients SDS and SD1, Site class, Basic seismic-force-resisting system, Design base shear, and analytical procedure must be indicated. Additional information may be required by the local building official.
– Soil bearing pressure and lateral earth pressure must be indicated.
– Properties of basic materials must be indicated.
– Blast-resistant requirements if applicable.
– Indicate the codes and standards used to develop the project.

3. Schedules.

– Schedules for foundations, columns, walls, beams, slabs, and decks, as applicable.

4. Structural details. (All typical details must be shown on the drawings.)

– Include details for steel connections.
– Include details for anchorage of building system equipment and nonstructural building elements (may be shown on mechanical, electrical or architectural drawings, as applicable).

Calculations. For any computer generated results, submit a model of the input data and all pertinent program material required to understand the output. A narrative of the input and results should be contained in the calculations as well.

Final structural calculations, including:

– Gravity loads.
– Lateral loads.
– Foundations.
– Thermal loads where significant.
– Vibration propagation.
– Progressive collapse.
– Supports for nonstructural elements, including mechanical and electrical equipment.
– Steel connections
– Blast analysis.

Structural Review Checklist.

  • Floor elevations shown on drawings.
  • Camber requirements shown on drawings.
  • Beam and girder connections detailed.
  • Clearances for bolts and fasteners shown (steel and wood construction).
  • Fire resistance of structural members indicated.
  • Beam reactions shown for moment connections.
  • Equipment, piping and ductwork supports detailed (may be shown on structural, mechanical or electrical drawings, as applicable).
  • Hoists shown in major mechanical rooms (if required).
  • Interference with piping and ductwork coordinated.
  • Interference with electrical ducts and conduit coordinated.
  • Anchorage of architectural, mechanical or electrical systems and components.
  • Roof drains coordinated with architectural and mechanical drawings.
  • Subdrainage and foundations coordinated with mechanical drawings/piping.
  • Waterproofing of foundation walls, retaining walls and other structural elements coordinated with architectural drawings.

Mechanical Drawings.

HVAC

1. The construction documents must be complete, coordinated between disciplines, biddable, readable and buildable, with no room for unreasonable additional interpretation.

2. The drawings listed below represent requirements for GSA’s review, and do not constitute any limitation on the documentation required to properly contract for the construction of the project, or limit the professional design liability for errors and omissions.

3. One of the guidelines to insure inter-discipline and intra-discipline coordination is included under each category of work and is referred to as the Review Checklist.

4. The A/E consultant should make sure that all of these items, and others that pertain to good project coordination, are reviewed and addressed before submission of the documents to GSA.

5. Systems must be fully drawn and sized to permit accurate bidding and construction.

6. Demolition plans:

– Show for modernizations, if required.
– Show all existing conditions relative to the project.
– Show all work to be removed and differentiate this work from all existing conditions to remain.

7. New work HVAC piping and equipment plans:

– All valves must be shown. Indicate locations where temperature, pressure, flow, contaminant/ combustion gases, or vibration gauges are required, and if remote sensing is required.
– Mechanical room piping layout shall be double line.

8. New work HVAC duct and equipment plans:

– Single line piping and double line ductwork layout.
– Show terminal air devices.
– Perimeter terminal units.
– Quarter-inch scale drawings of mechanical equipment room(s) showing all mechanical equipment serving the project including equipment access and service requirements. (The layout shall indicate the spaces allocated for maintenance and removal.)
– Air balancing of systems.
– Roof plan showing all roof-mounted equipment.
– Show adequate access from mechanical equipment room(s) to freight elevators.
– Show adequate access to roof-mounted equipment.
– Mechanical details.
– All dampers—both fire dampers and volume control dampers—must be shown. Ductwork ahead of the distribution terminal must be indicated in true size (double line).

9. New work single line schematic flow and riser diagram(s):

– Airflow quantities and balancing devices for all heating/cooling equipment.
– Water flow quantities and balancing devices for all heating/cooling equipment.
– Flow/energy measuring devices for water and air systems for all cooling, heating and terminal equipment.

10. New work automatic temperature control diagram(s):

– Control flow diagrams showing all sensors, valves, and controllers (analog and digital inputs for controllers, front end equipment and system architecture).
– Sequence of operations of all the systems and its operation (occupied and unoccupied).
– BACnet or LON Work Building Automation System and their descriptions.
– Energy flow/metering devices for major equipment such as chillers, boilers, pumps, and other terminal equipment.
– Diagram to show control signal interface, complete with sequence of operation; BACnet/LON Works.
– Software requirements.
– Show location of energy metering devices and their connection to central processor.

11. New work schedules:

– Provide schedules of major equipment that includes chillers, boilers, pumps, air handling units, and terminal units.
– Air Terminal Devices
– Air Balance Relationships between Spaces

Plumbing

1. Demolition plans

– Show for modernization, if required.

2. Piping riser diagrams.

– Plumbing

3. Floor plans.

– Plumbing layout and fixtures; large-scale plans should be used where required for clarity.

4. Riser diagrams for waste and vent lines.

5. Riser diagrams for domestic cold and hot water lines.

6. Plumbing fixture schedule.

Narrative.

A written narrative describing the final mechanical system and equipment selection including:

– Updated narrative submitted during design development.
– Updated ductwork and piping loss calculations.
– Updated equipment selections with capacities, weights, sizes and power requirements
– Updated psychometrics.
– Updated design conditions.
– Updated Ventilation rates, updated dehumidification and pressurization conditions.
– Updated description of the airside and waterside systems and the associated components, including operating characteristics, ranges, and capacities, spaces served and special features.
– Updated description of occupied, partial occupancy, and unoccupied related sequence of operations.
– Updated fuel and utility requirements.
– An ASHRAE 90.1 compliance statement.
– A code compliance statement.
– An updated description of any deviation from PBS-P100.

Calculations and Energy Analysis.

HVAC

– System load and supply air calculations (for VAV systems).
– System pressure static analysis at peak and minimum block loads (for VAV systems).
– Acoustical calculations (for VAV systems, use peak air flow).
– Calculations for duct losses.
– Calculations for piping losses.
– Flow and head calculations for pumping systems.
– Selection of equipment, cut sheets of selected equipment.
– Psychometric calculations for full load and partial load utilization in summer, winter, spring, and fall. (Partial loads at 50% and 25%, and unoccupied hours.)
– Detailed energy analysis using DOE-2, or approved equal. Output shall indicate energy consumption of the system and total building energy summary.
– Fuel consumption estimates.
– Comparative analyses to recommended system defined in concept submissions.
– Additional analyses as required to optimize equipment selections, heat recovery/storage, and control/zoning options.
– Sizing of fuel storage and distribution and vibration isolation.

Plumbing

Plumbing calculations.

– Include entire building, including roof drainage calculations and hot water heating calculations.
– Water supply calculations, including pressure.
– Roof drainage calculations.
– Sanitary waste sizing calculations.

Specifications. Completely edited version of each specification section to be used on the project.

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Checklists

Mechanical Review Checklist.

  • Interference with structural framing members coordinated. Equipment pad locations coordinated with structural drawings.
  • Adequate clearances to service and replace mechanical equipment. Hoist (or other means of equipment replacement) coordinated with structural drawings.
  • Motors and special power needs coordinated with electrical drawings. Location of roof drains and floor drains coordinated with architectural and structural drawings.
  • Air diffusers and registers coordinated with architectural drawings and electrical lighting plans.
  • Location of supply and exhaust systems coordinated with security barriers, detection devices and other related concerns.
  • Louver sizes and locations coordinated with architectural drawings.
  • Inverts of piping coordinated with civil drawings. Supports and bracing for major piping, ductwork and equipment coordinated with structural drawings.

    – Penetrations through rated wall/floor/roof assemblies detailed and specified.
    – BAS system specified, including software and point schedules. (Use an open communication protocol system like BACnet.)
    – Startup and testing requirements specified.
    – Provide PBS-P100 checklist compliance.

Special Checklist for VAV Systems.

  • Minimum amount of outside air to be admitted during occupied hours shown on drawings; also mini-mum ventilation supplied at lowest setting of VAV box.
  • Fan schedule for both supply and return fans, showing minimum and maximum airflow rates and total pressure at minimum flow, maximum sound power level and blade frequency increment at peak air flow.
  • VAV terminal units to be specified indicating maximum and minimum air flow rates minimum static pressure required, maximum static pressure permitted and noise ratings at maximum air flow.
  • Supply air outlets specified by face and neck sizes, ADPI performance for maximum and minimum airflow.
  • Controller pressure setting and sensor location shown, including reference pressure location.
  • For multiple sensors all locations must be shown. Also show pressure setting for high limit of supply fan.
  • Maximum and minimum airflow rates shown for airflow measuring stations.
  • Airflow measuring stations located. All required control instruments shown and located.

Fire Protection
Fire protection and life safety submission requirements shall be identified as a separate Fire Protection section as outlined in this document.

Drawings.

1. Demolition plans.

– Show for modernizations, if required.

2. Full set of fire protection construction drawings.

– Drawings must be carefully dimensioned, noted and detailed for accurate bidding and construction.

3. Fire Protection details. (All typical details must be shown on the drawings.)

Building Construction

– Building’s construction type (e.g., 443, 222, etc.).
– Firewalls and smoke partitions.
– Panel and curtain walls.
– Fire stopping configurations. Include details of all openings between the exterior walls (including panel, curtain, and spandrel walls) and floor slabs,
openings in floors, and shaft enclosures.

Life Safety

– Each stair.
– Horizontal exits.
– Each required fire door.
– Stairway pressurization fans.
– Security door hardware, including operation procedures.

Water Supply

– Fire pump configuration.
– Anchorage of underground fire protection water supply lines.
– Standpipe riser.

Water Based Fire Extinguishing Systems

– Installation of waterflow switches and tamper switches.
– Sprinkler floor control valves, sectional valves, and inspector text assembly.

Non-Water Based Fire Extinguisher Systems

– Special fire extinguishing systems (e.g., wet chemical, etc.).

Fire Alarm System

– Fire alarm riser.
– Typical firefighter telephone station.
– Typical firefighter telephone jack.
– Electrical closets for fire alarm system panels.
– Fire alarm telephone panel (includes voice paging microphone and firefighter telephone system).
– Visual indicating device control and power detail, typical for floors (state location).
– Amplifier rack (state location).
– Typical location of duct smoke detectors.
– Outdoor fire alarm speaker.
– Wall mounted cone fire alarm speaker.
– Typical terminal cabinet.
– Lay in ceiling mounted fire alarm speaker.
– Lay in ceiling mounted fire alarm combination speaker/strobe.
– Wall mounted strobe device.
– Typical manual fire alarm box installation.
– Fire alarm system input/output matrix.
– Graphic annunciator panel.
– Installation of the graphic annunciator.
– Fire command center showing the locations of each panel to be installed.

Specifications.

1. Final Specifications.

– Specifications shall be based on GSA M/E Supplements to Masterspec.

Calculations. For any fire modeling generated results, submit a copy of the input data and all pertinent program material and assumptions required to understand the output and the analysis. A narrative of the input and results shall be part of the calculations.

1. Final occupant load and egress calculations.

2. Final fire protection water supply calculations.

– Includes water supply flow testing data.

3. Final fire pump calculations where applicable.

4. Final smoke control calculations where applicable (e.g., atrium, etc.).

5. Final stairway pressurization calculations.

6. Fire modeling.

7. Final calculations contained in The SFPE Handbook of Fire Protection Engineering for calculating sound attenuation through doors and walls for placement and location of fire alarm system audible notification appliances.

Fire Protection Review Checklist.

Building Construction

  • Verify details for fire walls and smoke partitions.
  • Verify Underwriters Laboratories or U.S. Gypsum Association design numbers with fire walls, smoke partitions, and partitions.
  • Verify fire stopping for penetrations in fire rated walls and floors meet Code requirements.
  • Verify structural components are fire rated (if applicable).
  • Verify fireproofing meets Code requirements (if applicable).
  • Verify proper building separation for exposure protection.
  • Verify interior finish meets Code requirements.

    Life Safety

  • Verify the number of exits based on occupant load.
  • Verify exits discharge outside.
  • Verify travel distance to exits.
  • Verify remoteness of exits.
  • Verify common path of travel limits meet Code requirements.
  • Verify door swings meet Code requirements.
  • Verify stair details.
  • Verify horizontal exit details.
  • Verify exit signs meet Code requirements.
  • Verify emergency lighting meet Code requirements.
  • Verify each occupancy classification meets specific exiting requirements.
  • Verify the type, size, and location of each portable fire extinguisher.

Water Supply

  • Verify water supply is adequate to meet design density.
  • Verify detail of anchorage of underground fire protection water supply line.
  • Verify location of valve box and cover plate on buried gate valve.
  • Verify fire pump calculations justify the size of the fire pump and jockey pump.
  • Verify riser diagram for fire pump meets Code requirements.
  • Verify detail of fire pump configuration.
  • Verify sensing lines for both the fire pump and jockey pump are indicated on the details.
  • Verify all piping for fire pump is identified on the drawings.
  • Verify the location of the test header.
  • Verify the location of both controllers.
  • Verify the power feeds to the fire pump and jockey pump are identified on the drawings.

Water Based Fire Extinguishing Systems

  • Verify specifications contain information stating the static and residual pressures are available at a measured flow rate.
  • Verify the sprinkler riser is sized properly on the riser diagrams.
  • Verify that sprinkler piping is not shown on the construction contract drawings. Only the interior fire main piping shall be shown, in addition to the location of obstructions, structural components, construction of walls, floors, and ceilings.
  • Verify the location and size of underground or standpipe water supplies.
  • Verify the location and arrangement of all waterflow and tamper switches.
  • Verify the location of the riser and all points where it penetrates a floor.
  • Verify the location of the fire department connection.
  • Verify the location of all control valves and alarm valves.
  • Verify all areas of the building have sprinkler protection.
  • Verify accuracy of symbol list.
  • Verify all floor control valves and sectional valves have drains.
  • Verify inspector’s test valve arrangements.
  • Verify wall and ceiling construction is indicated, as well as ceiling height.

Non-Water Based Fire Extinguisher Systems

  • Verify kitchen equipment is protected by a wet chemical system, monitored by fire alarm system.
  • Verify power and gas shut down for kitchen equipment meet Code requirements.

Fire Alarm System

  • Verify location of all audible notification appliances on the drawings and riser diagram meet Code requirements and that the design calculations for substantiating the placement and location of the audible notification appliances match the drawings.
  • Verify audible notification appliances are identified in stairways and elevator cabs.
  • Verify location of all visible notification appliances on the drawings and riser diagram meet Code requirements.
  • Verify accuracy of fire alarm riser diagram.
  • Verify that at least two vertical fire alarm risers are installed remote as possible from each other. Verify that a minimum two-hour fire rated assembly, shaft, or enclosure, not common to both risers protects one riser. Verify that a minimum one-hour fire rated assembly, shaft, or enclosure protects the second riser. Verify that a minimum one-hour fire rated assembly, shaft, or enclosure protects the horizontal interconnection between the two risers.
  • Verify that a minimum of two (2) distinct fire alarm audible appliance circuits and a minimum of two (2) distinct visible appliance circuits are provided on each floor.
  • Verify that adjacent fire alarm audible and visual appliances are on separate circuits.
  • Verify location and construction requirements of fire command center.
  • Verify location of graphic annunciator panel.
  • Verify fire alarm system wiring is solid copper.
  • Verify location of all manual fire alarm stations meet Code requirements.
  • Verify smoke detectors are installed in each elevator lobby and elevator machine room to initiate elevator recall.
  • Verify locations of all area smoke detectors on the drawings and riser diagram meet Code requirements.
  • Verify locations of all fire fighter telephone stations and telephone jacks on the drawings and riser diagram meet Code requirements.
  • Verify locations of all duct smoke detectors on the drawings and riser diagram meet Code requirements.
  • Verify accuracy of fire alarm system input/output matrix.
  • Verify accuracy of symbol list.
  • Verify accuracy of final smoke control calculations where applicable (e.g., atrium, etc.).
  • Verify accuracy of final stairway pressurization calculations where applicable.
  • Verify accuracy of interface of fire alarm system and Building Automation System.
  • Verify accuracy of interface of fire alarm system and the building security systems.

Miscellaneous

  • Verify that the locations of the fire dampers meet Code requirements.
  • Verify that the location of smoke dampers meet Code requirements.
  • Verify that the elevator systems meet Code requirements.
  • Verify that sprinklered elevator machine rooms are provided with a means to automatically disconnect power.

Electrical Drawings.
General: Systems must be fully drawn and sized to permit accurate bidding and construction.

1. Demolition plans.

– Show for modernizations, if required.

2. Floor plans.

– Show lighting, power distribution and communications raceway distribution and locations of fire alarm and annunciator panels.

3. Single-line diagram of primary and secondary power distribution.

– Include normal power, emergency power and UPS.

4. Single-line diagram of fire alarm system.

5. Single-line diagram of telecommunications system.

6. Circuit layout of lighting control system.

7. Details of under floor distribution system.

8. Site plan.

– Indicate service locations, manholes, duct banks and site lighting.

9. Layout of electrical equipment spaces.

– Show all electrical equipment. Include elevations of substation transformers and disconnect switches.

10. Schedules for switchgear, switchboards, motor control centers, panel boards and unit substations.

11. Grounding diagram.

12. Complete phasing plan (if required) for additions and alterations.

13. Security systems site plan.

– Final locations of all security devices and conduit runs.

14. Security system floor plans.

– Layout of all security systems.

15. Storage areas for electrical equipment/spare parts.

Specifications.

Final specification. Zone schedules may be bound into the specifications or shown on drawings.

Calculations.

1. Illumination level calculations.

2. Short circuit calculations.

3. Voltage drop calculations.

4. Overcurrent coordination study.

5. Generator calculations.

– Include starter loads.

Electrical Review Checklist.

  • Interference between major conduit and structural framing members coordinated.
  • Adequate clearances to install and service electrical equipment.
  • Light fixture locations and types coordinated with architectural drawings and interior design.
  • Screens for exterior generators and transformers coordinated with architectural drawings.
  • Penetrations through rated wall/floor/roof assemblies detailed and specified.
  • Normal or emergency power supplied for all mechanical and fire safety equipment.
  • Supports and bracing for major conduits and equipment coordinated with structural drawings.

Certification Requirements for Energy Conservation
The architect/engineer (lead designer) must provide certification that the project has been designed and is in compliance with ASHRAE 90.1 (latest approved version), and will meet GSA energy goal requirements.

Certification will also indicate that the architectural/engineering design elements have been integrated with the overall project design, and that the building can meet the programmed LEED rating.

The architect/engineer certification must be signed and sealed by a principal of the architectural/engineering firm in charge of the project.

Construction Documents Cost Estimate
A cost estimate must be provided. It should comply with the requirements for final working drawing stage estimate stated in the GSA document, Project Estimating Requirements.

Cost estimate must separate costs for interior tenant build out from core/shell cost items as described in the GSA New Pricing Guide. The interior build out costs must
be divided by each building tenant.

Data and Operations Manual
An operations manual shall be prepared and training provided for the building Operations and Maintenance personnel describing the design objectives and how to operate the building. The manual shall include: as-built drawings, equipment data, model numbers for the equipment, parts lists, equipment options, operating manuals for each piece of equipment, testing and balancing reports and certifications, maintenance schedules, videos, and warranty schedules. The manual must be reviewed and certified complete by the GSA project manager before submission to the Facilities Manager.

GSA Design Awards Submission
All prospectus level projects shall be submitted of the GSA Design Awards Program for consideration.

The submission must clearly communicate, in visual and narrative form, the scope and outstanding features of the project and be organized to facilitate easy review by the jury.

Materials must be in transparent sleeves inside a standard 10 by 11-1/2 inch three-ring binder that is no more than 1-1/2 inches thick. The project name and category must appear on the front and the spine of the binder. No deviations from these requirements are permitted.

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