1. 1 Constructibility Review - an Overview John Koplaski, P.E. March 27, 2006

2. 2 Constructibility Review What is it? An independent review & analysis of the design documents before a project is bid to contractors. Why? To identify and resolve – during the design development stage – potential problems which may impact construction and result in additional costs, delays, claims, or disputes.

3. 3 Constructibility Review Goals: Avoid Construction Problems Control Costs –Minimize Change Orders Optimize Schedules –Minimize Potential for Delays Improve Quality and Safety Properly Define, Allocate, and Manage Risk Enhance Future Use –Operability, Maintainability, Reliability of Systems

4. 4 Constructibility Review Basic Premises: Expand Front-End Planning Integrate Construction Knowledge into Design Apply “Lessons Learned” Proactive, Not Reactive

5. 5 Constructibility Review When? All Design Stages –Early and Ongoing: Conceptual, Schematic (30%), 60%, 90%, Final Backcheck –Early Stages: Design Schemes, Systems Selection, VE –Later Stages: Coordination, Inter-disciplinary, Completeness Forward Planning, Not Backward Review

6. 6 Contract Plans Check for: Work Area Access, Staging Existing Site Conditions & Interface How to Accomplish Phasing/Sequencing Construction Feasibility, Complexity COORDINATION: Between... –Disciplines; Plans; Plans & Details/Sections; Plans & Specs; Spec Sections; Specs & General Conditions Errors and Omissions

7. 7 Contract Specifications Check for: Specific and Appropriate Schedule Requirements –Feasible Durations and Milestones –Means for Requesting/Justifying Extensions of Time –Initial Schedule Submission Requirements –Schedule Update and Revision/Recovery Requirements Detailed Submittal Requirements –Product Substitution / Sole Source –Performance Spec / Design by Contractor Requirements for Coordination Drawings Bid Form & Bidding Information –Bid Alternates –Unit Price Items –Allowance Items

8. 8 Constructibility Review What We’ve Found: Serious structural design errors, omissions & conflicts; worked with designer to resolve and correct before bidding Design without bid alternates not provided; no drilled pier foundation specification; provided Owner with scheduling spec. to manage the job Changed scheme to avoid 50 vertical feet of shoring throughout theater and tenant/library space below. Drew Model School Albemarle-C’ville Regional Jail Shirlington Library & Signature Theater

9. 9 Constructibility Review More Examples: Minimize new piping under existing concrete floors; Minimize demolition required for installing new work; Simplify construction. BELOW FLOOR NEW ADDITION EXISTING BUILDING Bad Comment: Relocate below grade pipe. Good Comment: Move 4”/6” sanitary line north of the existing building wall to eliminate need for floor slab demolition. Useless Comment: Change abbreviation for below from “bel.” to “blw.” Plumbing Plan

10. 10 Constructibility Review More Examples: Minimize duct penetrations through structural elements; Reduce time & effort for forming additional concrete openings. Simplify construction. SHEAR WALL Structural PlanMechanical Plan Bad Comment: Duct goes through concrete shear wall. Good Comment: Move duct feeding Classroom 209 to the south above doorway 209 to avoid shear walls and eliminate fire dampers. Coordinate with structural.

11. 11 Constructibility Review More Examples: Ensure equipment can fit (installation) and be accessed, serviced, or removed (maintenance). Pure constructibility. Good Comment: Review/ensure feasibility of installing ice storage tanks in existing space with step up, door widths, and column locations. Check for adequate clearances for maintenance or replacement. Coordinate with manufacturer. Amateur Comment: Verify Mechanical Room Number A019 on Building Section vs. A020 on Floor Plan. NEW FOOTINGS NEW STL JSTS NEW COLS. Building Section Arch. Floor Plan Mech. Floor Plan

12. 12 Constructibility Review More Examples: All structural plans should have a column schedule, indicating all columns, base plates, base plate elevations, piers, etc. Structural/Architectural design responsibility vs. making the Contractor figure out on shop drawings. QUESTION: Is the W10x39 column bearing on the lower floor slab, a pier below the lower floor slab, the footing, on the upper floor slab, or on the concrete foundation wall? 5” SLAB W/6x6 W1.4 x W1.4 WWF EL. = 124.50 EL. = 137.00 SEE SECOND FLOOR PLAN W10x39 col. 12” CONC. FOUND. WALL Foundation Plan

13. 13 Constructibility Review Coordination: Refl. Ceiling Plan Arch. Floor Plan Mech. PlanElec. Plan Bad Comment: Verify Reflected Ceiling Plan.

14. 14 Constructibility Review Coordination: 7.5MOTOR HP7533 10 HP 2 HP 2 HP 7.5 HP Missing AHU 11 Electrical with Mechanical Power Provided with Equipment Requirements Electrical Riser Diagram Mechanical AHU Schedule

15. 15 Constructibility Review More Coordination Examples: 4 Site Plans: Civil, Landscaping, Architectural, Electrical Utility Locations, Sizes, and Invert Elevations inside the building (Plumbing) and outside the building (Civil) Utility Profiles, Exterior Grades, Crossing Utilities Footing, Exterior Grade, and Floor Slab Elevations: Civil, Structural, Architectural Foundation, Wall, Structure, Floor Elevations: Architectural & Structural Grid dimensions and major wall dimensions: Architectural & Structural Column locations on Architectural & Structural Architectural Wall Sections and Structural Sections Building Expansion Joint locations on Architectural & Structural Cross Bracing locations on Structural and Floor Plans & Elevations on Architectural

16. 16 Constructibility Review More Coordination Examples: Roof Plan: Slopes, Elevations, Structure, Rooftop Penetrations & Equipment Structural support for Mechanical equipment, especially large roof-mounted RTU’s, cooling towers, etc. Floor and Wall Openings (stairwells, shafts, chases, etc.): Architectural, Structural, Mechanical, Plumbing Louvers on Mechanical and Elevations on Architectural Fire Dampers on Mechanical and Fire-Rated wall locations on Architectural Above Ceiling Sandwich Space: Depth of Structure, Ductwork, Sprinkler, Conduit/Piping, Lights, Ceiling Height Specifications exist for all work shown on Plans Coordination of items shown on Plans with Schedules (Finish Schedule, Window Schedule, Beam Schedule, VAV’s, Partition Types, etc.)

17. 17 Constructibility Review Don’t Get too Bogged Down with Comments about: North Arrows, Vicinity Maps, Title Blocks, page numbers, etc. Spelling and Abbreviations (we’re not grading an 8 th grade English paper) CADD Presentation (line weights, text sizes, typeovers, etc.) Expect that you will go over each comment with the A/E and you don’t want to spend most of the time appearing trivial or responding to So What? Compiling Comments:

18. 18 Constructibility Review Compiling Comments: Start with indicating the location: “Wall Section 3: ” “Para. 2.2, a, iv: ” Try not to use “you,” “we,” or “I” Don’t make statements. Give directions. Do not indicate, “Had difficulty finding section cuts...” Instead of “Reinforcing is missing...” use: “Indicate reinforcing at...” If the comment is for the A/E to “check” or “verify” something, explain why; what the concern is (e.g., “Verify section 4/A6.3” is not enough) With no direction and no explanation, comments end up being: “Janitors Closet calls for ceramic floor tile.” What do we want the A/E to do about that?

19. 19 Constructibility Review Compiling Comments: Priority Rankings 1 – Major Issue; Cost/Schedule Impacts 2 – Coordination, Conflicts, Errors 3 – Spelling, Abbreviations, CADD Presentation, Section References Coordination comments – same/similar comment should appear for each discipline affected Try to be as specific as possible: Bad Comment: “Coordinate slab elevations on civil and architectural.” Good Comment: “Coordinate loading dock floor slab elevation 328.00 indicated on site grading plan with 330’-8” indicated on architectural sheet A2.1.”

20. 20 Constructibility Review MBP Constructibility Review Tools: C-Review Manual A work in progress, a good starting point C-Review Comment Templates Master Cover Letter and Proposal/Scope list In-house CADD Magnifying Glasses Windows MBP Services Expert Team