Efficiently Produced Construction Documents are Quality Construction Documents

Transcription

1 Efficiently Produced Construction Documents are Quality Construction Documents Creative Disruption - AIA Minnesota November 13, 2015; 10:15 am 11:45 am Micheal J. Lough Good design makes a difference

2 CES Quality Assurance This program is registered with the AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to constitute approval, sponsorship or endorsement by the AIA of any method, product, service, enterprise or organization. The statements expressed by speakers, panelists, and other participants reflect their own views and do not necessarily reflect the views or positions of The American Institute of Architects or of AIA components, or those of their respective officers, directors, members, employees, or other organizations, groups or individuals associated with them. Questions related to specific products and services may be addressed at the conclusion of this presentation.

3 Presenter Micheal Lough, AIA Copyright Materials This presentation is protected by US and International copyright laws. Reproduction, distribution, display and use of the presentation without written permission of Integral Consulting is prohibited. Integral Consulting 2015

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5 Learning Objectives Identify the elements that make up quality construction documents and an efficient process. Explain how quality construction documents is indicative of early problem solving and detailing resulting in a better built and safer building. Explain how quality construction documents efficiently communicates required information for a better informed construction team. Explain how a better informed construction team contributes to fewer construction errors and thus a safer building.

6 Fundamental Thesis Efficiency and Quality are Directly Proportional Win - Win Cause and effect - Work efficiently achieve Quality Efficiency is a process Quality a result

7 Fundamental Thesis But, Producing Efficient Construction Documents is not free It requires a commitment Planning It can make the brain hurt

8 We Define What We Think is Important by Our Priorities Who is the past year specifically prioritized Efficiency within the office? Who in the past year specifically prioritized Quality in the production of Construction Documents? Which is more important to your office, Efficiency or Quality? I say get them both.

9 Quality defines us Efficiency enriches us

10 Primary Objective of CD s Communicate Information Telling a Story

11 What - Where Question: Can architects dimension? Question: Is there anything difficult about dimensioning? Why: Dimensioning is given very low priority.

12 What is the cost of poorly dimensioned Construction Documents Perquisite: accurate drawings (nominal or actual) Redrawing elements drawing and drawing, again and again Requirements not met accessibility code things don t fit

13 What is the cost of poorly dimensioned Construction Documents Modules don t layout brick, kitchen cabinets, windows, tile Many RFI s can be generated A great deal of time is spent checking shop drawings not required if well dimensioned CD s Change Orders are generated

14 Dimensioning Intent The intent of dimensioning is to convey the dimensional relationships of the various components of the project which must be communicated in such a manner that the project can be coordinated and constructed. Accomplishing proper dimensioning requires a certain amount of good judgement and understanding a few simple concepts.

15 Dimensioning Intent

16 What -- When What are we to do when? Know what the contract requires

17 Schematic Design Based on the Project requirements agreed upon with the Owner, the Architect shall prepare and present a preliminary design illustrating the scale and relationship of the Project components. AIA B103 Process shall consist of drawings and other documents including a site plan, if appropriate, and preliminary building plans, sections and elevations; and may include some combination of study models, perspective sketches, or digital modeling AIA B103

18 Process Design Development The Design Development Documents shall illustrate and describe the development of the approved Schematic Design Documents shall consist of drawings and other documents including plans, sections, elevations, typical construction details, and diagrammatic layouts of building systems to fix and describe the size and character of the Project as to architectural, structural, mechanical and electrical systems, and such other elements as may be appropriate. AIA B103

19 Process Construction Documents The Architect s Drawings and Specifications set forth in detail the quality levels of materials and systems and other requirements for the construction of the Work AIAB103 The Architect shall incorporate into the Construction Documents the design requirements of governmental authorities having jurisdiction over the project AIAB103 The Owner and Architect acknowledge that in order to construct the Work the Contractor will provide additional information, including Shop Drawings, Product Data, Samples

20 Construction Documents Conceptual Design Schematic Design Design Development Process Construction Documents

21 Construction Documents Construction Documents Bidding & Negotiations Construction Phase Process

22 Task Summary Cover

23 Task Summary Objectives

24 Tasks

25 Tasks sample large project Schematic Design Building Elevations / Building Sections Small scale building elevations should be complete for typical areas of the project Note exterior materials and indicate the extent of their use Building sections indicate major structural elements and major transfer or horizontal distribution zones Parking structure sections should clearly indicate ramping and parking elevations

26 Tasks deliverables by phase Schematic Design Building Elevations / Building Sections

27 The Work / The Project A Building Systematic Design Object A building is usually a roofed and walled structure built for permanent use Merriam Webster Commodity, Firmness & Delight Vitruvius The Work (project / building) is an orderly arrangement of systems & components in integrated relationships in order to satisfy specific requirements

28 Drawings / Specifications Systematic Design Object Drawings tell us where of what and how much, how parts come together Specifications give us quality and performance

29 Orderly Arrangement SD illustrate the scale and relationships of the Project components DD -- FIX and describe the size and character CD final coordinated dimensioning completed Systematic If the architect does her job properly in the Construction Documents then the architect has minimal responsibility to address dimensioning in submittals / RFI s, etc during construction

30 Systems & Components Systematic SD Preliminary selections of major building systems and construction materials shall be noted on the drawings or described in writing DD include outline specifications that identify major materials and systems and establish in general their and relationships of the Project components CD -- setting forth quality levels of materials and systems and other requirements for the construction of the work

31 Integrated Relationships Coordinated / System Interface Details SD a level of coordination to confirm space requirements such as fixing plans and floor to floor heights DD typical construction details, and diagrammatic layouts of building systems to fix and describe Systematic Developed details showing how systems interface / joint details

32 Satisfy Specific Requirements Programmatic meeting the needs and expectations of its customers Aesthetic Design - beauty Systematic Project Requirements Regulatory Zoning / Site Environmental / Department of Transportation / FAA Building Code / Other codes / accessibility Energy / Sustainability Performance MEP/FP system performance Structural systems performance Building envelope performance Acoustic performance Reliability, durability, hazards, limiting fire impact Safety / emergency

33 Lessons from Commissioning Whole Building Owner Project Requirements (OPR) Systematic Project Requirements ASHRAE 0 A written document that details the functional requirements of a project and the expectations of how it will be used and operated. These include project goals, measurable performance criteria, cost considerations, benchmarks, success criteria, and supporting information. Produce a document with the Owner in the Conceptual or Early Schematic Phase

34 Lessons from Commissioning OPR Programmatic What did the Owner ask you to do? What did they give you? What did they not give you? Systematic Project Requirements Conceptual Motivation and general intent of project Expression of image envisioned Intended users Context Social impact

35 Lessons from Commissioning OPR Systematic Project Requirements Regulatory Zoning Building Codes Accessibility Sustainability and Building Performance requirements not system specific LEED or related Durability building maintenance Acoustical Warranty requirements

36 Lessons from Commissioning OPR System Specific HVAC&R ASHRAE Guideline 1 Building Enclosure Commissioning, BECx Systematic Project Requirements Other Systems

37 Systematic Evaluation What Information is Shown on Floor Plans Floor Plan

38 Systematic Evaluation Roof Plan Checklist

39 Systematic Evaluation What Information is Show on Building Elevations Building Elevations

40 Systematic Evaluation What Information is Show on Building Elevations Building Elevations - Checklist

41 Systematic Evaluation What Information is Show on Building Elevations Building Elevations - Checklist

42 Wall Sections - scale Building Sections ¼ Scale or smaller Almost useless to help detail a building, useful to provide context, relationships Systematic Evaluation What Information is Shown on Wall Sections 90% of Detailing covered by 2 Scales and the scales are in a scale ratio of 1:3 or 1:4 ½ scale and 1 ½ scale requires some halfsize (6 ) ; or Prefer: ¾ scale and 3 scale and very few larger scale Organize by strata base, middle, top Avoid cutting the small scale sections

43 Envelope Detailing I don t get this Window Type Drawings Systematic Evaluation What Information is Shown on Wall Sections

44 Envelope Detailing I don t get this Window Type Drawings Systematic Evaluation What Information is Shown on Wall Sections A way to generate multiple sheets without solving any problems or working the brain too hard If there are uncut wall sections with good dimensioning at ½ or ¾ scale and if there are partial plans with good dimensioning what purpose do window type drawings serve?

45 Systematic Evaluation Boilerplate Details

46 Envelope Detailing caution Boilerplate a mixed review Systematic Evaluation What Information is Shown on Wall Sections The Good no reason to reinvent the wheel over and over research a problem well and use that information. The Bad details not applicable to the project, details not detailed using project specific materials and systems, details drawn is scale unrelated to the project. The Ugly lifted manufactured details not in context project specific, poorly scaled and poorly researched details.

47 Envelope Detailing critique System Sheets a lesson in inefficiency Systematic Evaluation What Information is Shown on Wall Sections

48 Systematic Evaluation What Information is Shown on Wall Sections Envelope Detailing critique System Sheets a lesson in inefficiency A sheet where partial elevations, partial plans, and wall sections are organized on the same sheet telling a good story. Often many of these drawings are just not providing enough useful information making it worth the effort and time to draw these sheets. Most often the wall section needs to be at a larger scale than the partial elevation.

49 Systematic Evaluation Inefficiency in Construction Documents - Mostly White Space

50 Systematic Evaluation Inefficiency in Construction Documents - Minimal Information

51 Systematic Evaluation Inefficiency in Construction Documents - Variations on a Theme (copy and paste)

52 Systematic Evaluation Inefficiency in Construction Documents - Same drawing at different scales

53 Systematic Evaluation Detail Module

54 Systematic Evaluation Detail Sheet

55 Systematic Evaluation Detail Sheet

56 Systematic Evaluation Wall Section Sheet

57 Systematic Evaluation Wall Section Sheet

58 Systematic Evaluation What Information is Shown on These Details Wall Section strategy Elevation tagging ¾ Sections

59 Systematic Evaluation What Information is Shown on These Details Wall Section strategy Efficient Wall Section sheet ¾ Sections

60 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail What are the problems the detail needs to solve?

61 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail What are the problems the detail needs to solve?

62 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail The more parts the merrier? Or What was I thinking?

63 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail A cleaned up and substantially less expensive version which performs better.

64 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail The more parts wall at soffit.

65 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail Cleaned up masonry wall / soffit.

66 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail Clean detail w/ notation

67 Exterior Wall Detail Clean detail w/ notation Systematic Evaluation What Information is Shown on These Details Concrete Slab Hot Fluid-Applied Rubberized Asphalt Membrane Roofing Root growth regulator protection layer Drainage layer Rigid insulation

68 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail Similar detail

69 Systematic Evaluation What Information is Shown on These Details Exterior Wall Detail Detail w/ partial enlarged detail

70 Systematic Evaluation What Information is Shown on These Details

71 Systematic Project Requirements Satisfy Specific Requirements Exterior Wall Performance Barrier Rain penetration Vapor penetration Air infiltration Thermal barrier Acoustic Natural Light Natural Ventilation Aesthetic Resources Construction Costs Sustainability Maintainability / Durable Structure Fire Safety

72 Satisfy Specific Requirements Exterior Wall Performance Barrier Rain Penetration Single Component Barrier Systematic Project Requirements Multiple Component Barrier Systems Interface / Joint Detailing

73 Wall Assemblies Single Element Mass Walls Rain water penetrates the exterior of the wall due to porosity (low permeability is better). Movement is generally by diffusion higher moisture content to lower moisture content Wall has sufficient storage capacity A short drying cycle which dries out the wall Success is dependent upon sufficient storage capacity combined with low absorption rate and short drying time

74 Wall Assemblies Single Element Face-Sealed Walls Perfect Walls The perfect membrane with perfect joints

75 Wall Assemblies Multiple Element Cavity Walls (masonry, non-vented) Elements include a masonry veneer, cavity, substrate and flashing Water can penetrate through the veneer and the moisture is generally absorbed or travels down the back face of the veneer within the cavity

76 Wall Assemblies Multiple Element Drainage Plane (Stucco) Cladding such as stucco (3- coat) with sealed joints low permeability or nonpermeable cladding Drainage mat wicking properties and drainage cavity Rigid insulation Air / vapor (if required) barrier Sheathing

77 Wall Assemblies Multiple Element With Openings or Vents Cladding (grille, lattice, cladding, rain screen) Cavity Air / Water / (maybe Vapor Control) layer Wet / Moist Dry

78 Wall Assemblies Multiple Element Grilled / Lattice Cladding (almost a single element assembly) Open Joint Cladding (grille or lattice) UV Penetrates cladding Quasi Cavity Air / Waterproof layer / (maybe Vapor Control) layer Wet Dry

79 Wall Assemblies Multiple Element Back-Ventilated Drained Cavity Wall Assembly Cladding o Takes brunt of exterior forces o UV protection o Tight openings or vents Cavity Air / Water / (maybe Vapor Control) layer Wet / Moist Dry

80 Wall Assemblies Multiple Element Drained and Back-Ventilated Rain Screen Wall Cladding Assembly Cladding (Rain Screen) -- Addresses all rain water penetration forces except those associated with Pressure Differential -- Cavity Air / Water / (maybe Vapor Control) layer Water barrier performance requirements are not that high Moist Dry

81 Wall Assemblies Multiple Element Pressure Moderated (Equalized) Rain Screen Wall Cladding Assembly Moist Dry Cladding (Rain Screen) Compartmentalized Cavity Air / Water / (maybe Vapor Control) layer Water barrier performance requirements are not that high P o P c

82 Systematic Project Requirements Specifications / Notation Weather, Air and Vapor Barriers Weather Barriers Building paper Building wrap Flexible flashing Drainage material Vapor Retarders Polyethylene Vapor Retarders Reinforced-Polyethylene Vapor Retarders Fire-Retardant, Reinforced-Polyethylene Vapor Retarders Modified Bituminous Sheet Air Barriers Nonbituminous Adhering Sheet Air Barriers

83 Specifications / Notation Weather, Air and Vapor Barriers Systematic Project Requirements Fluid-Applied Membrane Air Barriers High-Build Air Barriers, Vapor Retarding High-Build Air Barriers, Vapor Permeable Medium-Build Air Barriers, Vapor Retarding Medium-Build Air Barriers, Vapor Permeable Low-Build Air Barriers, Vapor Retarding Low-Build Air Barriers, Vapor Permeable Air-Barrier Coatings Vapor-Retarding, Air-Barrier Coating Vapor-Permeable, Air-Barrier Coating

84 53 West Jackson Boulevard Suite 1020 Chicago, Illinois T M mlough@integral-consulting.net Questions? Thank you for your time! This concludes The American Institute of Architects Continuing Education Systems Program