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A.4 Alteration Projects

The design process and related submission requirements for alterations are somewhat different than those for new construction and modernizations. An alteration is defined as a limited construction project for an existing building that comprises the modification or replacement of one or a number of existing building systems or components. Alterations are less than total building modernizations. The following flow diagram and related definitions describe this process.

Design Process Definitions

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.

Concept. A submission that will demonstrate that the space program has been accomplished, including any adjacency and functional requirements. This submission will also show that the proposed project is compatible with the project authorization and that the aesthetics support the design philosophy of GSA shown in Chapter 3, Architecture and Interior Design of this document. A preliminary analysis of proposed building systems should be accomplished to determine the most cost-effective alternatives.

Figure A-4 Design Process and Related Submission Requirements for Renovation

Figure A-4 Design Process and Related Submission Requirements for Renovation

Design Development. A set of submissions and meetings that will finalize the selection of type, size and other material characteristics of all systems. Systems are not only structural, mechanical, fire protection and electrical, but all other building components such as envelope (wall, window and roof), interior (flooring, ceiling and partitions), toilet and service rooms, elevators, etc. The submission will consist of a combination of drawings, narrative and calculations.

Construction Documents. A set of detailed and coordinated submissions that become the basis of a construction contract. They should be produced in a general fashion that any construction contractor nationwide can understand. Designs shall be illustrated to distinguish between existing construction and new work, and be clear enough to result in a single interpretation of a specific set of data or facts. Language used in the specifications should be consistent and complementary to notes on the drawings. The 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.

Specifications. Specifications to be organized according to CSI format, fully edited, typed and bound.

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

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Site Planning and Landscape Design
A sitework narrative only needs to be submitted if sitework is a substantial part of the scope of work for the alteration.

Narrative.

1. Site statement, describing:

– Existing site features.
– Topography and drainage patterns.
– Any existing erosion conditions.
– Wetlands and location of flood plains.
– Circulation patterns around site.
– Site access.
– Noise/visual considerations.
– Local zoning restrictions.
– Potential archeological artifacts.
– Historic preservation considerations, if applicable.
– Fire protection considerations, if applicable.

2. Site analysis of utilities, if utilities are to be changed.

3. Description of site and landscape design concept.

– Proposed changes to circulation design.
– Proposed changes to parking.
– Proposed method for storm water detention or retention.
– Proposed changes to paving.

Architectural
An architectural concept only needs to be submitted if architectural work is a substantial part of the scope of work for the alteration.

Drawings.

1. Demolition plans.

2. Floor plans, showing as a minimum:

– Existing and new spaces, circulation, entrances, stairways, elevators, special spaces and service spaces including mechanical, fire protection, electrical and communication spaces. Dimensions for critical clearances, such as vehicle access and fire apparatus access should be indicated.

Narrative.

1. Architectural program requirements.

– Describe how the design meets the project authorization.

2. Design concept, explaining:

– General layout.
– Treatment of historic zones, if applicable.

3. Calculations.

– Where building renovation involves window or insulated wall systems, perform an LCC assessment to optimize selection.

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
A structural narrative only needs to be submitted if a structural upgrade is part of the scope of work.

Narrative.

1. Description of current structural systems, state of repair, variances from present codes and available spare load capacity. Data may be obtained from review of original construction drawings and codes or from an analysis of the actual structure.

– This report may have been completed as part of the Prospectus Development Study.

2. Identification of governing codes.

3. Description of recommended changes to the structural system, addressing:

– Structural materials, required selective demolition or alteration of existing structural elements, roof and floor framing system, means of resisting lateral loads and connections between existing and new structural systems.

4. If a seismic safety study exists for the building, describe any variations taken in design, compared to the study’s recommendations.

Mechanical
A mechanical narrative only needs to be submitted if the alteration scope of work involves changes to the major mechanical systems. Replacement in kind of all or part of an existing mechanical system does not need to be shown at this stage of design.

Narrative.

1. Description of requested changes to existing systems.

– Describe HVAC and plumbing systems, including available capacity versus criteria in Chapter 5 of this document and operational characteristics. – Identify how new systems will be tied into existing systems. (Any replacement should be well integrated with other building systems that remain or are replaced.)
– Outline energy conservation opportunities that were researched. Highlight those that were incorporated. This report may have been completed as part of the Prospectus Development Study.

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.

– Identify existing fire protection systems (e.g., sprinklers, fire alarm notification appliances, etc.).

2. Floor plans, showing a minimum:

– New fire protection systems (e.g., sprinklers, fire alarm notification appliances, etc.).

Narrative.
A fire protection narrative only needs to be submitted if the fire protection work is a substantial part of the scope of work for the alteration or involves changes to a fire protection system.

1. Fire Protection program requirements.

2. Description of the buildings proposed fire protection systems including modifications to the existing egress systems.

3. Code statement identifying changes in building occupancy classification, occupancy group(s), fire resistance requirements, egress requirements, etc.

Electrical
An electrical narrative only needs to be submitted if the alteration scope of work involves changes to the type or location of major electrical systems.

Narrative.

1. Description of requested changes to existing systems.

– Describe lighting, power and signal systems, including available capacity versus criteria in Chapter 6. and operational characteristics.
– Describe code deficiencies. Identify how new systems will be tied into existing systems.
– This report may have been completed as part of the Prospectus Development Study.

2. Describe both existing and new distribution systems within the building.

– Special power and reliability requirements should be addressed, including emergency power and UPS systems.

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

A life cycle cost analysis of three options that have been modeled should be included with this submittal.

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Design Development
Site Planning and Landscape Design
Calculations.

1. Storm drainage and sanitary sewer calculations.

2. Storm water detention facility calculations, if applicable.

3. Parking calculations, if applicable.

Narrative.

1. Site circulation concept, explaining:

– Reasons for site circulation design and number of site entrances.
– Reasons and/or calculation 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 (including aerial apparatus), roads and fire lanes.

2. Site utilities distribution concept.

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.
– Brief operating description of irrigation system.
– Summarize water conservation opportunities that have been studied.
– Brief description of fire protection water supplies.
– Brief description of fire hydrant locations.

5. Site construction description.

– Brief description of materials proposed for pavements and utilities.

6. Code Analysis.

– Analysis of applicable local zoning and building code requirements.

Drawings.

1. Demolition plans (when applicable).

2. Preliminary site layout plan, showing:

– Roads, walks, parking and other paved areas (including type of pavement). Show access route for the physically disabled from parking and from public street to main entrance.
– Fire apparatus access (including aerial apparatus) and fire lanes.

3. Preliminary grading and drainage plan, showing:

– Preliminary site grading, storm drainage inlets, including detention facilities.

4. Preliminary site utilities plan, showing:

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

5. Preliminary landscape design plan, showing:

– Preliminary hardscape design, including site furniture, water features, etc.
– Preliminary planting scheme.
– Preliminary irrigation design.

Architectural
Narrative.

1. Building concept, explaining:

– Entrance locations and service locations.
– Building circulation and arrangement of major spaces.
– Interior design.
– Adherence to the Historic Building Preservation Plan, if applicable.

2. Building construction description, explaining, if applicable:

– 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.

Drawings.

1. Demolition plans.

2. Building floor plans, showing:

– Spaces individually delineated and labeled.
– Enlarged layouts of special spaces.
– Dimensions.
– Accessible routes for the physically disabled as well as other compliance requirements regarding signage, toilets, etc.

3. Building roof plan, if applicable, showing:

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

4. Elevations of major building façades (if changes to the exterior are proposed), showing:

– Existing and new fenestration.
– Existing and new exterior materials.
– Cast shadows.

5. Two building sections (of renovated areas only), showing:

– Accommodation of structural systems.
– Mechanical penthouses, if any.
– Floor to floor and other critical dimensions. Labeling of most important spaces.

6. Exterior wall sections, showing:

– Materials of exterior wall construction, including flashing, connections and method of anchoring.
– Vertical arrangement of interior space, including accommodation of mechanical, fire protection and electrical services in the floor and ceiling zones.

7. Proposed room finish schedule, showing:

– Floors, base, walls and ceilings.
– Finish schedule may be bound into narrative.

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 proposed (as specified)
– 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 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.

1. Gravity load calculations.

2. Lateral load calculation.

3. Foundation calculations.

4. Calculations showing that system is not vulnerable to progressive collapse.

5. Vibration calculations.

6. Results of any other studies necessary for the project design.

Narrative.

1. Description of structural concept, including:

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

2. Code analysis.

– Building classification, required fire resistance of structural elements, identification of seismic zone, wind speed, etc.
– Identification of special requirements, such as high rise.
– Summary of special requirements resulting from applicable local codes.

3. Proposed methods of corrosion protection, if applicable.

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

– See Appendix A.5 for specific requirements.

5. Geologic Hazard Report.

Drawings.

1. Demolition plans (where applicable).

2. Preliminary framing plans and key details.

– Include column locations, bay sizes and location of expansion and seismic joints.

3. Preliminary schedules, including:

– Column, beam, slab, metal deck, and wood framing schedules, as applicable.
– Preliminary seismic details.

Mechanical
Calculations.

HVAC.

1. Block loads for heating and refrigeration.

2. Heat and air balance calculations.

3. HVAC calculations for air handling units.

4. Heat loss calculations for walls and roofs.

5. Energy analysis.

– Projections for the annual energy consumption of the building, taking into account architectural wall and roof design and lighting.

Plumbing.

1. Water supply calculations.

– Include pressure for domestic hot and cold water.

2. Roof drainage calculations, should new roof drainage be part of the project.

Narrative.

1. Life Cycle Cost Analysis of at least three potential HVAC systems.

– The analysis should compare first cost and operating costs. One of the systems must be the base line system described in the Chapter 1 of this document.

2. Description of the HVAC systems studied.

– The general features, configuration, and functional advantages and disadvantages of each system should be compared qualitatively.

3. Description of recommended HVAC system.

– Include cost and other considerations.

4. Recommendations for HVAC systems for special spaces.

– Automated data processing rooms, auditoria, conference rooms, kitchens and other special spaces identified in the building program.

5. Proposed plumbing system.

– Include lists of typical fixtures.

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

7. 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. Demolition plans.

2. Site plan.

– Proposed inverts of sewers, storm water pipes and gas lines at the building service entrance, showing match to existing utilities.

3. Floor plans.

– Proposed HVAC scheme, showing building zoning and major duct and piping runs.

4. Floor plans.

– Sketch layouts of mechanical rooms, showing locations of major equipment. including size variations by different manufacturers.

5. Floor plans.

– Locations of proposed plumbing fixtures and equipment.

6. Systems schematics and flow diagrams.

7. Typical schematics for plumbing systems.

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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 plan office 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.

6. Life cycle cost study on the options to integrate related building systems.

Narrative.

1. Proposed power distribution scheme.

– Provide a detailed description and justification for the selected scheme.

2. Interface with Building Automation System.

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

3. Engineering analysis for demand limit controls.

4. Description of each proposed signal system.

5. 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.

Drawings.

1. Demolition plans.

2. Site plan.

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

3. Floor plans.

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

4. Floor plans.

– Major routing of communications system, communications equipment rooms and closets.

5. Underfloor distribution system.

– Show typical detail for power and communications services.

6. One-line diagram.

7. Typical lighting layout.

– Include lighting for special areas.

8. Exterior lighting scheme.

9. Layout of electrical rooms.

– Show locations of major equipment.

10. One-line diagrams of other signal systems.

11. Security system site plan.

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

12. Security system floor plans.

– Access controls, intrusion detection devices and CCTV locations shown. Preliminary local panel locations shown.

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

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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 A/E firm shall provide a signed and dated professional seal on all final contract documents. The cover sheet should also include a statement by the design A/E, certifying the design meets the listed design criteria. Exceptions and waivers to the design criteria should also be listed on the cover sheet of the contract documents, including the name and date of the individual providing authorization.

Site Planning and Landscape Design
Cover Sheet. Provide code clarification statement for compliance with specified codes and standards by each discipline with professional seals and signatures. In addition, include a drawing index.

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

1. Demolition plans.

2. Site layout plan.

– Location of all buildings, roads, walks, accessible routes, parking and other paved areas and planted areas.
– Limits of construction.
– Locations of fire protection water supply lines, fire hydrants, fire apparatus access roads, and fire lanes.

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 and plazas.
– All surface drainage structures.

4. Site utilities plan, showing:

– All underground 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).

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. Construction details, profiles and sections and notes as necessary to fully describe design intent.

9. Construction phasing, if part of project.

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.

  • Piping and other utility locations and inverts at building penetrations coordinated with mechanical and 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. Demolition plans.

2. Floor plans.

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

3. Reflected ceiling plans.

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

4. Building sections.

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

5. Roof Plans.

– Roof plans must show slopes, low points, drains and scuppers, if applicable.

6. Exterior elevations.

7. Wall sections.

8. Interior elevations.

9. Details.

10. Schedules

Specifications.

1. Instructions to bidders.

2. Division 1, edited to suit specific GSA requirements.

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

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

  • Interference with structural framing members coordinated.
  • Location of below-grade waterproofing shown.
  • Anchorage of exterior wall elements shown.
  • Expansion and/or seismic joints shown and detailed.
  • Adequate clearances to install, service and replace mechanical and electrical equipment.
  • Rooftop mechanical equipment shown.
  • 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.
  • Acoustical wall treatments shown in mechanical rooms (if applicable).

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 (where 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 load, 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.

3. Schedules.

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

4. Structural details.

– Include details for steel connections.
– Include details for anchorage of nonstructural building elements.

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.

1. 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.

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 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.
  • Concrete inserts shown for 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.
  • Details for drift, anchoring of exterior walls and anchoring of nonstructural full-height partitions shown in drawings.

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

HVAC.

1. Demolition plans.

2. HVAC piping layouts.

– All valves must be shown. Indicate locations where temperature, pressure and flow gauges are required.

3. HVAC duct layouts.

– 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).

4. Automatic control diagram.

– Diagram to show control signal interface, complete with sequence of operation.

5. Layout of equipment rooms showing all mechanical equipment.

6. Mechanical details.

7. Complete equipment schedules.

8. HVAC duct riser diagram.

Plumbing.

1. Demolition plans.

2. Floor plans.

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

3. Riser diagrams for waste and vent lines.

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

Calculations.

1. HVAC calculations for the entire building, arranged by individual air handling and pumping system.

– Block loads for heating and refrigeration.
– Room load and supply air calculations.
– System load and supply air calculations (for VAV systems).
– System pressure static analysis at peak and minimum block loads (for VAV systems).
– Heat loss calculations for walls and roofs.
– Acoustical calculations (for VAV systems use peak air flow).
– Flow and head calculations for pumping systems.

2. Plumbing calculations.

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

3. Sizing of fuel storage and distribution and vibration isolation.

Mechanical Review Checklist.

  • Interference with structural framing members coordinated.
  • Equipment pad locations coordinated with structural drawings.
  • Adequate clearances to install and service 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 drawings.
  • Air diffusers and registers coordinated with architectural drawings.
  • .Louver sizes and locations coordinated with architectural drawings.
  • Inverts of piping coordinated with civil drawings.
  • Supports and bracing for major piping and equipment coordinated with structural drawings.
  • Penetrations through rated wall/floor/roof assemblies detailed and specified.
  • BAS system specified, including software and point schedules.
  • Start up and testing requirements specified.

Special Checklist for VAV Systems.

  • Minimum amount of outside air to be admitted during occupied hours shown on drawings; also minimum 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 air flow rates shown for air flow measuring stations. Air flow measuring stations located.
  • All required control instruments shown and located.
  • Location of supply and exhaust systems coordinated with security barriers, detection devices, and other related concerns.

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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.

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 line.
– 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.

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 firestopping 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 .

1. Demolition plans.

2. Floor plans.

– Show lighting, power distribution and communications raceway distribution.

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 underfloor distribution system.

8. Site plan.

– Indicate service locations, manholes, ductbanks 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, panelboards 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.

Calculations.

1. Illumination level calculations.

2. Short circuit calculations.

3. Voltage drop calculations.

4. Overcurrent coordination study.

5. Generator calculations.

– Include starter loads.

6. UPS calculation (if UPS provided).

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 and emergency power requirements supplied for all mechanical and fire safety equipment.

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.

Construction Documents Specifications

1. Instructions to bidders.

2. Division 1, edited to suit specific GSA requirements.

3. Technical specifications sections, organized according to CSI format.

– Specifications must be fully edited, typed and bound. Room finish, color and door schedules can be incorporated into either the specifications or drawings.

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

Ariel Rios, Washington, DC
Ariel Rios, Washington, DC

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