SCHEMATIC DESIGN

Schematic Design Tasks

1. •Confirm Program and Design Parameters
   

2. •Review Scope for entire Team and 3rd parties
   

3. •Support Owner in obtaining Survey, Boring & Hazmat Investigations.
   

4. •Collect and document existing conditions. Compile "before" photos. Much of this work is available from the recent facility assessment.
   

5. •Perform initial Building Code and Regulations Review
   

6. •Prepare deliverables list, storyboards and staff requirements
   

7. •Prepare outline specifications
   

8. •Update program estimate and develop Statement of Probable Construction Costs.
   

9. •Design and Presentation Documents to Owner and required agencies
   

10. •Confirm staffing requirements for remainder of job
    

Schematic Design Requirements

1. •Site: Analyze Site forms and massing; Access and circulation - roads, walks, parking; Views to and from building; Concepts for grading and planting; Acoustics, sun, wind; Utilities - availability, routes; Site restrictions - zoning, wetland, critical areas.
   

2. •Foundations and sub-structure: Geotechnical analysis (assist Owner with requirements); Explore special problems; Select probable foundation system; Prepare basement plan.
   

3. •Superstructure: Relation of structure to spatial organization and elevations; Code impact - fire protection; Select system; Develop basic structural module
   

4. •Exterior Enclosure: Approach to elevations - materials, fenestration; Views to and from the building; Initial sizing of envelope elements - massing, materials
   

5. •Roofing: Analyze types of roofing systems; Determine basic characteristics - flat or pitched
   

6. •Vertical Circulation/Construction: Define basic organization of building with circulation scheme; Analyze vertical circulation needs; Identify special conveying systems requirements; Analyze code requirements for number and size of stairs
   

7. •Interior Construction: Develop interior design vocabulary; Single line plans; Layout key spaces with specific size requirements; Analyze adjacency requirements and circulation patterns; Relation to site - entries, grades, etc; Identify code issues - separations, corridor ratings, f/r constructions requirements
   

8. •Equipment: Obtain equipment needs; Identify the impact of key equipment items on siting and building design; Distribute room data sheets
   

9. •Mechanical Systems: Establish performance requirements and need for special mechanical systems; Analyze impact of mechanical concepts on overall building planning; Initial systems selection and distribution concepts - shaft locations; Space requirements for equipment
   

10. •Electrical and Lighting Systems: Establish performance requirements; Establish need for special systems; Approach to natural and artificial lighting; Lighting quality and character; Impact of site design; Space requirements for electrical equipment; Service, power and distribution concepts
    

11. •Outline Specifications: List of specifications sections required for projectStatement of Probable Construction Cost: Based on industry standard costs using parametric estimating methodology.
    

Schematic Design Deliverables

1. •Interior Construction: Develop interior design vocabulary; Single line plans; Layout key spaces with specific size requirements; Analyze adjacency requirements and circulation patterns; Relation to site - entries, grades, etc; Identify code issues - separations, corridor ratings, f/r constructions requirements
   

2. •Equipment: Obtain equipment needs; Identify the impact of key equipment items on siting and building design; Distribute room data sheets
   

3. •Mechanical Systems: Establish performance requirements and need for special mechanical systems; Analyze impact of mechanical concepts on overall building planning; Initial systems selection and distribution concepts - shaft locations; Space requirements for equipment
   

4. •Electrical and Lighting Systems: Establish performance requirements; Establish need for special systems; Approach to natural and artificial lighting; Lighting quality and character; Impact of site design; Space requirements for electrical equipment; Service, power and distribution concepts
   

5. •Outline Specifications: List of specifications sections required for projectStatement of Probable Construction Cost: Based on industry standard costs using parametric estimating methodology.
   

DESIGN DEVELOPMENT

Design Development Tasks

1. •Complete Design Development Documents
   

2. •Perform Building Code Review
   

3. •Prepare Preliminary Finish Selections
   

4. •Prepare Preliminary Furniture/Equipment Layouts
   

5. •Prepare Preliminary Specifications
   

6. •Coordinate Consultant’s Work
   

7. •Perform QA Review and obtain independent QA review
   

8. •Prepare Statement of Probable Construction Cost
   

9. •File Submittal with Owner and required agencies
   

10. •Confirm staffing requirements for remainder of job
    

Design Development Requirements

1. •Site: Coordinate & finalize layouts; Grading plans - interface w/ bldg. entrances, utilities, foundations; Utility locations; General planting plan; Locate roads, sidewalks, site improvements; Typical paving sections; Locate SWM facility.
   

2. •Foundations and sub-structure: Layout foundation; Typical sizes for footings, pile caps, etc; Basement plan.
   

3. •Superstructure: Finalize framing plan - floors and roof; Size main structural elements - beams, columns; Framing for special elements - canopies, equipment support; Structural interface with wall sections and fire-rated assemblies
   

4. •Exterior Enclosure: Final selection of materials; Start detailed wall sections of typical walls; Finalize elevations - fenestration pattern, materials, coursing, etc; Develop key details
   

5. •Roofing: Finalize system selection; Layout with slopes and drains - size and number; Locate rooftop equipment; Prepare basic sections of system with typical details for supports, parapets, drains, etc.
   

6. •Vertical Circulation/Construction: Finalize all shaft locations and sizes – duct shafts, stairs, elevators, escalators, etc.; Coordinate shaft framing with structural engineer; Typical shaft details & f/r construction details; Resolve all code requirements
   

7. •Interior Construction: Select finishes and materials; Prepare detailed room layouts - show equipment, casework, built-in items, actual wall thickness, doors, windows; Design special spaces; Interior elevations of typical and theme spaces; Interior elevations of built-in items, casework, etc.; Define corridors; Prepare ceiling plans, showing heights, materials, bulkheads, lighting; Sections through significant spaces; Start finish, partition and door schedules; Start hardware schedule; Dimension key spaces - overall dimensions; Coordinate layouts with structural grid and columns; Locate shafts; Identify and resolve all code issues - rated construction, means of egress; Meet with Code officials
   

8. •Equipment: Collect and review room data sheets and equipment selections, distribute to consultants; Finalize equipment locations - coordinate with plans and elevations; Confirm O/O, O/C, C/C; Prepare equipment schedule
   

9. •Preliminary Specifications: Full specifications for standard sections; Coordinate Division 1 requirements with Owner and/or CM; Identify bidding requirements; Identify submittals to be required; Confirm front end and insurance requirements with Owner/CM
   

10. •Mechanical Systems: Finalize system selection; Refine distribution plan (horizontal and vertical), single line layouts of main duct runs with sizes; Collect equipment data for loads, rough-ins, etc; Coordinate with local utilities for service; Coordinate distribution scheme and equipment locations with plans, sections, elevations; Finalize size and location of equipment rooms…Identify code requirements for dampers, shafts, mechanical room separation; Select fixtures
    

11. •Electrical and Lighting Systems: Finalize selection of lighting and electrical systems; Finalize service, power and distribution concepts; Develop lighting layouts - typical and special; Distribution diagrams; Finalize location and size of equipment rooms; Coordinate with Owner's systems vendors for special systems; Coordinate rough-in requirements for equipment; Coordinate with local utilities for service
    

12. •Statement of Probable Construction Cost: Update SD estimate based on design drawings; Use quantity takeoffs from drawings
    

13. •QA Review: Proposed Exterior Elements; Compliance with Building codes; Compliance with regulations
    

14. •File Submittal with Owner and required agencies
    

15. •During the Design Development process, the Civil Engineer will follow this process: (1) Develop Preliminary Site Plan (2) Review Plan with the State (3) Meet with review agencies to identify potential design issues (4) Develop Site Plans (5) Submit Site Plans to Agencies (6) Address Agency Comments
    

16. •Life Cycle Cost Analysis techniques shall be utilized by the mechanical and electrical engineers to determine mechanical systems with the lowest cost over the life of the building. Based on the life cycle costs and your input, the systems selected for the project will not necessarily the lowest first cost option.
    

Design Development Deliverables

Architectural

1. •Floor Plans (1/8") showing: Each floor with overall dimensions; Show relationship to existing structures; Final structural grid with columns shown at true size; Core elements; stairs, elevators, shafts; Double line layouts with true wall thickness; Room names and numbers; Major pieces of equipment
   

2. •Demolition Plans (1/8") showing: Limits of demolition with elements to be demolished identified
   

3. •Roof Plans (1/8") showing: Proposed and existing drains; Roof slope; Roof top equipment; Significant roof penetrations and structures; Typical Roofing Section(s)…
   

4. •Exterior Elevations (1/8") showing: Full height, full width of all major elevations; Windows, doors, louvers, special construction; Fix vertical height of openings from floor lines; Set roof eaves or parapet heights; Column grid and floor elevations; Control and expansion joints; Finish materials, with coursing, patterns, etc.; Special exterior features; Exterior grade at building wall; Subsurface construction (dotted in)
   

5. •Detail Elevations (3/4") if necessary, showing: Building entries; Typical bays with openings, coursing, transitions
   

6. •Building Sections (1/8") showing: One transverse and one longitudinal; Show all floors, grades, multi-story spaces; Key in typical wall sections; Show floor elevations and column grid.
   

7. •Wall Sections (3/4") showing: Full height for each typical wall section; Coursing, flashing, materials, columns, beams, lintels, coping, insulation, grade, footings
   

8. •Details (1-1/2" or 3") if necessary for special conditions
   

9. •Interior Elevations (1/4") showing: Significant/special spaces; Materials, ceiling heights, vertical transitions
   

10. •Reflected Ceiling Plans (1/8") showing: Ceiling materials and grid layout; Bulkheads, skylights, exposed structure; Lighting
    

11. •Furnishings/Equipment Plans (1/8") showing: Separate plan if significant equipment; Also includes toilet accessories, handrails
    

12. •Finish/Door/Window/Partition Schedules: Schedule of basic finishes; Basic door and frame information; Basic partition types
    

13. •Code Summary (1/8") showing: Applicable codes and jurisdictions; Construction Type, Use Group; Exiting requirements; Rated partitions and room enclosures; Protection of structural elements; Special requirements
    

14. •Preliminary Specifications: Full specifications for standard sections; Coordinate Division 1 requirements with Owner and/or CM; Identify bidding requirements; Identify submittals to be required; Confirm insurance requirements with Owner
    

15. •Site: Site Plans: New and existing contours; Floor and contour elevations – entries; Boundaries, property lines, ROW, RTA, etc; Building location - tie dimensionally to property lines, roads, setbacks, existing structures; Boring locations; Parking, roadways, sidewalks, accessible access; Site structures - enclosure, vaults, demolition; Landscaping - existing and proposed, general planting descriptions and materials; Existing and proposed utilities; SWM areas
    

Structural:

1. •Dimensioned floor plans with structural grid finalized; Typical foundation details; Typical floor framing plans with sizes of typical framing members - columns, beams, joists, etc; Framing for special conditions - canopies, equipment, depressions, etc; Roof framing plan; Typical sections showing interface with architectural elements
   

Mechanical (HVAC):

1. •Single line duct layouts with sizes noted; System calculations; Equipment layouts for major pieces of HVAC equipment; Roof plan and equipment room(s) layout; Vertical distribution (shafts, chases); Coordinate with architectural plans for louvers, equipment access, etc; Preliminary product cuts; Sections through critical areas – ceilings; Special ventilation - coordination with Owner's equipment
   

Mechanical (Plumbing):

1. •Floor plans with fixtures located; Fixture schedules; Rough-ins for Owner equipment; Preliminary riser diagrams; Utility tie-ins; Sprinkler risers and pumps; Equipment room(s) layouts - pumps, heaters, flues
   

Electrical:

1. •Power and lighting plans for all floors; Special lighting needs - fixtures, controls, etc; Special power needs - automatic doors, push buttons, door sensors; Coordinate with Owner's vendors for telecomm, security, alarms, etc; Show all Owner's equipment - computers, copiers, fax machines, med/lab equipment; Locate major pieces of equipment - switchgear, transformers, generators, etc; Equipment room(s) layouts; Site lighting
   

2. •Specifications & Bid Documents
   

3. •The goal is to produce clear, concise and complete bidding documents that accurately represent the State’s needs and objectives.
   

CONSTRUCTION DOCUMENTS

Construction Document Tasks

1. •Complete Contract Documents (Drawings and Specifications)
   

2. •Finalize Building Code Review
   

3. •Coordinate Consultant’s Work
   

4. •Perform Final QA Review and obtain independent QA review
   

5. •Prepare Statement of Probable Construction Cost
   

6. •File Submittal with Owner and required agencies
   

7. •Confirm staffing requirements for remainder of job
   

Construction Document Requirements

1. •Site: Finalize site plan; Details of site elements - pavement sections, curb & gutter, site furniture & amenities, fences & enclosures, retaining walls; Prepare Sediment & Erosion Control details; Prepare SWM details; Coordinate utility layouts with local authorities; Prepare planting plans and plant schedule.
   

2. •Foundations and sub-structure: Finalize foundation dimensions, sizes, etc.; Coordinate with utility entry points.
   

3. •Superstructure: Coordinate and finalize framing; Detail special conditions, slab openings, depressions, etc; Finalize column and footing schedules
   

4. •Exterior Enclosure: Finalize all details; Coordinate with framing members; Complete large scale details showing flashing, openings, transitions, etc.
   

5. •Roofing: Coordinate drains and equipment locations with MEP engineer; Coordinate equipment supports with consultants; Complete details for all special and typical conditions
   

6. •Vertical Circulation/Construction: Complete all details; Coordinate with consultantsInterior Construction: Complete interior details; Complete casework elevations; Complete interior elevations; Detail all built-in items; Complete all schedules; Finalize finish schedule - select colors and patterns; Complete dimensions; Add all detail and section keys; Coordinate with consultants; Finalize ceiling plans
   

7. •Equipment: Finalize equipment schedule; Ensure that consultants have coordinated rough-ins; Coordinate equipment with casework
   

8. •Final Specifications: Full specifications for all sections
   

9. •Mechanical Systems: Finalize design details - registers, ducts sizes, fixtures; Double line layouts; Coordinate shaft/chase sizes and details; Coordinate with local utilities; Complete fixture schedules
   

10. •Electrical and Lighting Systems: Finalize design details; Finalize schedules and distribution layouts; Complete design of all service rough-ins; Coordinate with local utilities
    

11. •Statement of Probable of Construction Cost: Update DD estimate, adjusting for quantities, additional detail, etc.
    

12. •Final QA Review
    

13. •File Final Submittal with Owner and required agencies
    

Construction Document Deliverables

1. •Architectural
   

2. •Floor Plans: Add dimensions (as late as possible); Key in details; Show all partition types, door symbols, etc.; Add General Notes and; Construction Notes…
   

3. •Demolition Plans: Show note symbols; Add General and Demolition Notes
   

4. •Roof Plan: Finalize layout and details; Coordinate equipment layouts and roof penetrations; Add walking pads; Key in all sections and details; Add Construction Notes
   

5. •Exterior Elevations: Complete all elevations; Key in details; Complete all vertical dimensions; Complete all notes
   

6. •Detail Elevations: Complete as necessary
   

7. •Building Sections: Key in all wall sections
   

8. •Wall Sections: Complete for all special conditions (full height not required); Include plan details
   

9. •Details: Complete as required
   

10. •Interior Elevations: Complete all elevations with dimensions; Complete architectural woodwork elevations
    

11. •Reflected Ceiling Plans: Add dimensions, key in all details; Add bulkhead details and notes; Show diffusers, lights, access panels, hatches
    

12. •Furniture/Equipment Plans: Coordinate with consultants and floor plans; Finish/Door/Window/Partition Schedules: Add color and specific material selections; Show special doors, windows, frames; Add all special/unique partition types, louvers
    

13. •Code Summary Complete
    

14. •Final Specifications: Full specifications for all sections
    

15. •Site: Site Plans: Finalize and coordinate; Finalize site details; Sediment and erosion control plans; Coordinate utility entry points with MEP and structural engineers; Planting plants, plant schedule
    

16. •Structural: Complete all framing; Detail all special conditions; Column and footing schedules
    

17. •Mechanical (HVAC): Complete all details; Complete equipment schedules
    

18. •Show all ductwork, diffusers, dampers, etc.; Riser diagrams
    

19. •Mechanical (Plumbing): Complete fixture schedules; Show all drains, cleanouts, fixtures, etc.; Riser diagrams
    

20. •Electrical: Complete lighting fixture schedules; Show all circuits, switches, receptacles, etc; Riser diagrams
    

21. •During the construction procurement process, the team will assist in promoting the project to local contractors.
    

BIDDING AND NEGOTIATION

Bid Phase Responsibilities:

1. •Deliver a complete, high quality set of contract documents and all supporting data (contracts, budgets, equipment information, etc.)
   

2. •At least one person from the design team must be available throughout the entire bidding period.
   

3. •During construction, the team will ensure that the Bureau of Veteran’s Affairs receives exactly what they paid for by enforcing the requirements of the Contract Documents.
   

CONSTRUCTION

Construction Phase Responsibilities:

1. •The Design Team’s responsibilities do not end until construction is complete.
   

2. •The person who designed and produced the details will resolve construction issues with those details.
   

3. •Responsiveness is a high priority.
   

Management phase

Commissioning

Facilities management (CMMS)

The Design Atlantic team can also support you in the computerized and web based management of the project.