An Integrated Approach to Construction Documents

Jason Tapia, AIA, LEED AP, NCARB, CDT

Goals of the Presentation

Who We Are

What is a Project Manual

The Service We are Offering

Why it is Important

Examples of Different Project Delivery Methods

Business as Usual

Best Practices

What is Building Center No. 3?

•Architects

•Landscape architects

•Interior designers

An interdisciplinary group of professionals:

BC No. 3 Team

Building is simulated

• Energy modeling

• Solar heat gain reduction

Performance benchmarks are predetermined

• Artificial lighting usage

• Day lighting optimization

Sustainability is addressed

• Life Cycle Assessments of building’s impact on the environment: Pre-use, operational, and end-of-life phases

Project delivery methods are emphasized

• Tight integration between project manual and CDs

Fuse process driven design with researched based solutions

Architecture + Research

Leads to high performance buildings

• Example: 01.2000 Price and Payment ProceduresDivision 1:

Administrative Protocols

• Example: 31.3100 Site Clearing

• Most of the landscape architecture and civil engineering divisions are 30 -39

Division 2 – 50:

Specifications

Building Center No. 3 Architecture + Research

MasterFormat organizes building construction data by:

• Division: 1-50 (as of 2004)

• Sections: NN.0000 – 9999

• Parts: 1 (General), 2 (Products), 3 (Execution)

• Articles: 1-99

• Paragraphs: a-z

What is a Project Manual?

It is the “silent” 40% of construction documents

Reference Standards: ASTM

Shop Drawings? Required

Tolerances? Stringent

GENERAL

PRODUCTS

EXECUTION

Sample Section: 32.3119 Decorative Metal Fence

Risk Mitigation

• Project manual addresses all of the “C.Y.A.” notes typically buried in drawings

Quality Assurance

• Reference standards shift quality expectations to builder – design team only verifies compliance

• Establishes acceptable procedures

• Cites specific manufacturers that are acceptable

Client Satisfaction

• Reduce mistakes and delays

• Reduce change orders

Why is this so important?

DWGs

Project

Manual

Business as Usual

Complementary

Integrated

Project Delivery Methods

DWGs

DWGsProject

Manual

Risk Quality

Best Practice: Integrated Approach

Project

Manual

DWGs

Business as Usual

Your Company

Your Company

DWGs

BC No. 3

Best Practice

Sample Drawing: AIA Best Practices (Architectural Graphic Standards for Residential Construction 2nd Edition)

What might an integrated

sheet look like?

•Paradigm shift in project

delivery

•Job site laborer: “What’s with

the all the funny numbers?!”

•It’s the foreman’s job to

know

Project Manager ($125/hr.)

Usually has multiple projects and limited time to focus

Project Landscape Architect ($100/hr.)

Is the one responsible for the drawing component

Project Manual Done In-house

Thorough Project Manual requires 80 – 140 hrs. depending on

the complexity of the project

Who is qualified to produce a Project Manual in-house?

Result:

1) No Project Manual OR

2) Hastily assembled Project Manual

•Errors and contradictions in the documents

• Research products and reference standards

• Contact vendors and manufacturers to ensure they can do the job

• Assist in reviewing the drawings to ensure quality

Active member of the project team as an outside consultant

CLOSINGBC No. 3’s project delivery strategy:

Project

Manual

Complementary Integrated

DWGs DWGsProject

Manualor

[Sustainable Design in Miami]

Website http://bcnumber3.com

Blog http://bcnumber3.com/pinup/