Vol. IV Design and Construction Standards

1024 Pages·2005·10.76 MB·English

ACCD DESIGN STANDARDS

INDEX TO DIVISIONS IN THIS DOCUMENT
BOOK 1 - ARCHITECTURAL
General Requirements Subgroup
Division 01 General Requirements July 2005
General Requirements Subgroup
Division 02 Existing Conditions, July 2005
Division 03 Concrete, July 2005
Division 04 Masonry, July 2005
Division 05 Metals, July 2005
Division 06 Wood, Plastics and Composites, July 2005
Division 07 Thermal and Moisture Protection, July 2005
Division 08 Openings, July 2005
Division 09 Finishes, July 2005
Division 10 Specialties, July 2005
Division 11 Equipment (not included)
Division 12 Furnishings (not included)
Division 13 Special Construction, (not included)
Division 14 Conveying Equipment, July 2005
Division 15 Reserved by CSI
Division 16 Reserved by CSI
Division 17 Reserved by CSI
Division 18 Reserved by CSI
BOOK 2- MECHANICAL AND PLUMBING
Facility Services Subgroup
Division 20 Reserved by CSI
Division 21 Fire Suppression, December 2004
Division 22 Plumbing, December 2004
Division 23 Heating, Ventilating, and Air Conditioning,
December 2004
Division 24 Reserved by CSI)
ACCD Design and Construction Standards © July 2005
Index - 1
ACCD DESIGN STANDARDS

BOOK 3- ELECTRICAL AND INFRASTRUCTURE
Facility Services Subgroup (Cont’d)
Division 25 Integrated Automation (not included)
Division 26 Electrical, December 2004
Division 27 Communications, July 2005
Division 28 Electronic Safety and Security, December 2004
Division 29 Reserved by CSI
Division 30 Reserved by CSI
Site and Infrastructure Subgroup
Division 31 Earthwork, December 2004
Division 32 Exterior Improvements, December 2004
Division 33 Utilities, December 2004
Division 34 Transportation (not included)
Division 35 Waterway and Marine Construction
(not included)
Division 36 Reserved by CSI
Division 37 Reserved by CSI
Division 38 Reserved by CSI
Division 39 Reserved by CSI
Looking to the future, these design standards have been prepared
using the 2005 CSI numbering format, which will become the
industry standard for design and construction. While relating to
the present, each heading also includes (in parenthesis) the
familiar division and section numbers.
ACCD Design and Construction Standards © July 2005
Index - 2
DIVISION 0 – INTRODUCTION AND PROFESSIONAL
REQUIREMENTS

00 00 00 Introduction
Consultants Requirements
Consultant Responsibilities
ACCD Requirements
Project Manager Requirements
Project Phases (general description)
Submittal Requirements
Codes
TAS / ADA
00 00 01 Project Definition
00 00 02 Architectural Requirements
00 00 03 Structural Engineering Requirements
00 00 04 Mechanical and Plumbing Requirements
00 00 05 Electrical Engineering Requirements
00 00 06 Civil Engineering Requirements
00 00 07 Landscape Architectural Requirements
Design and Construction Standards
Introduction

Design standards, which include both Educational Standards and
Design and Construction Standards, have been created as the
foundation for the design of all Alamo Community College District
(ACCD) facilities. Education Standards describe space
requirements for each educational space and include typical room
layouts. Design and Construction Standards are the basis for the
design, construction, operation, renovation, modification, and
general care of the facilities at ACCD. These two documents should
be used in conjunction with each other in developing designs and
modifications to ACCD facilities. The Design and Construction
Standards are described below, the Education Standards are
presented in a separate document.

The intent of the Design and Construction Standards is to be a
guide for all of those who will be using them, as they represent the
preferred methods, materials, and systems. It is, however, the
responsibility of the design professional to use these standards as a
basis for creative solutions that meet the objectives of each ACCD
project. If there are any reasons to deviate from these standards, a
written request will be submitted for approval by the ACCD
Facilities Department.

The standards have been developed for all typical ACCD
requirements. However, ACCD will have specific projects that are
not addressed in these standards and these special requirements
should be discussed during the Project Definition phase. The design
professional is responsible for developing documentation and
specifications for all products to be used, including products not
listed in the standards.

Consultant Requirements
Owner / Consultant Agreement
The design professional hired by ACCD shall have a contract in
place with ACCD and a clear Scope of Work that has been reviewed
as part of a work-session with ACCD prior to commencing work.

Sub-Consultants
The design professional hired by ACCD shall provide a list of
proposed sub-consultants to ACCD, who reserves the right to reject
any person or firm which ACCD may deem to not be qualified or
competent to render the services required. Consultants may include:
§ Architect
§ Mechanical, Electrical, Plumbing
§ Structural
§ Civil
§ Landscape Architect
§ Roofing Consultant
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Design and Construction Standards
Introduction

§ Acoustical Consultant
§ Lighting Consultant
§ Other

Sub-Consultant Agreements
Sub-Consultant agreements shall match the consultant agreements.
The design professional contracted with ACCD shall provide copies
of the sub-consultant agreements to ACCD when requested.

Consultant Responsibilities
§ The Educational Standards and the Design and
Construction Standards are intended to establish standards,
policies, and practices and are to be used as the basis for
decisions on design, construction documents and
specifications. They should be used as a guide only and are
not intended to cover every situation or to restrict innovative
design. Where good design dictates a deviation from the
design standards, the design professional should submit a
written Request for Variation (RFV) to ACCD’s project
manager for approval by the ACCD Facility Department.

§ The standards are intended to provide the consultant with a
basis for making product selections, establishing project
standards, performing calculations for MEP systems and
completing designs of all systems. These guidelines are not
intended, in any case, to take precedence over any code
requirements, more stringent criteria based upon “good
design and engineering practice,” or other known
requirements. The design professional shall notify ACCD of
any deviation or exceptions that are desired or required by
submitting a Request for Variation (RFV) to ACCD’s
project manager for approval by the ACCD Facility
Department..

§ ACCD’s project manager and the ACCD Facility Department
will review any Requests for Variation (RFV) and, if it is
agreed that a variation or deviation is in order, a written
deviation will be granted. No deviation from the design
standards will be allowed without written approval. The
purpose of these design standards is to provide uniformity of
design based on ACCD’s standards and policy.

§ Design professionals contracted for specific projects have
legal responsibility for design and document preparation.
When specifications are required, they shall be written by
the design professional for each specific project. These
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Design and Construction Standards
Introduction

Design and Construction Standards are not specifications,
and may not be reproduced as such.

§ Existing or as-built drawings of renovated buildings or other
areas cannot be assumed to be 100% accurate; therefore, the
design professional is required to visit the site, conduct a site
survey, inspect existing conditions and record observations.

ACCD Requirements
Project Team
ACCD will furnish the manager of the design team with a list of
team members, including all user group team members. The list will
establish approval and authority levels to be observed by all team
members.

Budget and Schedule
ACCD will furnish the manager of the design team with the initial
budget and schedule to be used as a basis for the project budget and
schedule.

Land Survey
ACCD will furnish the land survey of the site. In order to assist
ACCD in providing the most comprehensive information from the
registered professional land surveyor (RPLS) in the State of Texas,
ACCD will provide a standard requirement for land surveying and
request that design professionals recommend and/or modify the
requirements based on the scope of work.

Geotechnical
ACCD will furnish geotechnical consultant services when ACCD
agrees that such services are necessary. In order to assist ACCD in
providing the most constructive information from the geotechnical
consultant, ACCD will provide a standard requirement for
geotechnical services and request that design professionals
recommend and/or modify the requirements based on the scope of
work.

Hazardous Materials
ACCD will furnish a copy of a hazardous materials survey (when a
survey has been performed on an existing building and/or site) to the
manager of the design team, and will be responsible for the
abatement of the site and/or building as required for new
construction and/or renovations. Hazardous materials surveys shall
be distributed during Project Definition phase.

Hazardous materials include organic growth within existing
structures. Any suspicious materials, organic or other materials,
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Design and Construction Standards
Introduction

found by the design professional during site investigation; shall be
brought to the attention of ACCD’s project manager.

Design Management Responsibilities
Project Kick-Off Meeting
It is important for the success of the project for the team to have
good communication. To begin this communication effort and
promote team collaboration, a Project Kick-Off meeting should be
scheduled to include the manager of the design team, ACCD’s
project manager, and all other key design and ACCD team members.
A thorough discussion of each of the following topics is critical to
making sure the team is “off on the right foot.” The key topics for
this meeting should include:
§ Project process
§ Project phases (project definition, schematic design, design
development, construction documents, bidding, and
construction)
§ Project schedule,
§ Meeting schedule
§ Documentation requirements
§ Management Report requirements

Management Report
The manager of the design team will be responsible for providing a
written monthly progress report to ACCD’s project manager during
the design phase of the project. The report will discuss
accomplishments, schedule updates, outstanding issues, and work
scheduled for the next month.

Schedule
The manager of the design team will be responsible for maintaining
the schedule and providing periodic updates to ACCD’s project
manager during the design phase of the project.

A schedule for the project shall be developed to include:
§ Project Definition
o Workshops
o Programming
o Conceptual Design
§ ACCD Review and Approval
§ Schematic Design
§ Cost Estimating
§ ACCD Review and Approval
§ Design Development
§ Cost Estimating
§ ACCD Review and Approval
§ Construction Documentation – 65%
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§ ACCD Review and Approval
§ Construction Documentation – 98%
§ ACCD Review and Approval
§ Construction Documentation – 100%
§ Solicitation for Construction Contracting
§ Estimated Construction Mobilization
§ Estimated Construction Period
§ Substantial Completion
§ ACCD Review and Approval
§ Warranty Completion

Project Directory
The manager of the design team will be responsible for developing a
project directory listing all team members and sub-consultant groups,
including all team member names, companies, phone numbers, fax
numbers, and e-mail addresses. The directory shall be distributed to
the team and ACCD’s project manager.

Project Phases
The design team will use the following standard phases for the
development of design and documentation for the project. A brief
description of each phase is listed below. A more detailed
description is included in Sections 00 00 02 – 00 00 03 of these
Design and Construction Standards listed by each professional
discipline.

Project Definition
In order to establish a project scope that can be delivered within the
constraints of cost, schedule, and quality requirements; ACCD
requires a Project Definition phase, during which the project team
will work together to establish values, goals, strategies, and detailed
requirements. This phase is explained in more detail in Section
00 00 01 of the Design and Construction Standards. The basic
components include:
§ Workshop / Big Picture Concepts
§ Program
§ Develop Building Systems
§ Develop Cost Model
§ Conceptual Design
§ Process Definition

Schematic Design
Upon approval of the Program, Cost Model, and Conceptual Design,
the design team will proceed into Schematic Design. During this
phase, it is the design team’s objective to work out all major design
concepts and define all major decisions.
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To complete this phase the design professionals will develop
drawings and/or brief narratives as required to convey concept.
Code analyses shall be started and a cost estimate developed.
Documentation shall be submitted to ACCD for review, comments
and approval.

Design Development
The design team shall proceed to Design Development upon receipt
of Schematic Design comments and approval. During Design
Development all design decisions should be finalized, and
documented in drawings and outline specifications. Code analysis
shall be finalized and a revised cost estimate developed. Design
Development documents shall be submitted to ACCD for review,
comments and approval.

Construction Documentation
The design team shall proceed with Construction Documents upon
receipt of Design Development comments and approval.
Construction Documents shall reflect all previous design decisions
developed during Design Development. During this phase, details
should be finalized and drawings completely integrated between all
disciplines. The Construction Documents are to be issued in three
submittals, a 65% submittal, a 98% submittal (which are 100%
complete documents for the design professionals, lacking only final
comments from ACCD), and a 100% submittal with comments from
the previous submittal integrated in the documentation.

Solicitation for Construction Contracting
Solicitation for Construction Contracting is typically the
responsibility of ACCD’s acquisitions department. The design
professionals will be asked to respond to bidding questions as
needed; and will shall also assist in evaluating, grading and ranking
proposals as directed by the project manager. Fee for this service
will typically be included in the lump sum pre-negotiated fee
structure.

Construction Administration
During Construction Administration the design team will be
responsible for submittals, construction review, and project team
meetings as determined in the scope of work. Fee for this service
will typically be included in the lump sum pre-negotiated fee
structure.

It is anticipated that the manager of the design team will attend bi-
weekly meetings, and visit the site at weekly at a minimum. Each
design professional shall participate in meetings, visit the site at
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