Current through Register Vol. 49, No. 2, February 2024
SECTION FOUR CONSTRUCTION SECTION
4-100 INTRODUCTION
(A) Ark. Code Ann. §
22-2-102
et seq. provides authority to SBS to promulgate such reasonable rules,
regulations and procedures as may be required to carry out its duties
consistent with the purposes of this Act. The Construction Section provides a
review of all applicable legal restraints and requirements to assure compliance
with all laws pertaining to the contracting of capital improvements. Including
but is not limited to Ark. Code Ann. §
22-9-101
et seq. (Public Works Law) and Ark. Code Ann. §
19-4-1401 et seq.
(Accounting and Budgetary procedures).
(B) The Council has adopted the following
regulations in the interest of uniform application of all laws, encouraging a
maximum of competition and participation among those interested in doing
business with the State, and above all, establishing a climate which produces
the greatest return for the taxpayers' dollars in the contracting of capital
improvements.
4-101
CAPITAL IMPROVEMENTS
(A) Whenever an Agency
intends to construct buildings and facilities or to make repairs or additions
and improvements to existing buildings and facilities, the procedures as
outlined in this manual must be complied with.
(B) However, colleges' and universities'
capital improvement projects of $25,000 and State Agencies at $20,000.00 and
under shall be exempt from SBS (Construction, Engineering and Architectural
Sections) oversight. While relevant statutory and regulatory bidding
requirements must continue to be followed by the colleges and universities, no
contact will be necessary with SBS on projects of $25,000 or less, unless
requested, by the colleges/universities, in writing to do so or statutorily
mandated to do so. Higher Education Institutions may petition SBS for repairs
or construction for an exemption from SBS of any project greater than $25,000
but less than $500,000 including non-structural projects such as parking lots,
baseball fields, pre-fabricated buildings (however, excluding pre-engineered
buildings) and single family residential houses. A letter must be sent by
certified mail to the director of SBS setting forth justification on why a
particular capital improvement project should be exempt from SBS review. After
reviewing the justification documentation presented by the college or
university, the director of SBS shall have the right to grant or deny the
waiver. However, the director shall have the option of granting a partial
waiver in which designated documentation will be furnished SBS but the full
review process will not be required. The director or institution of higher
education may consult with the SBS-Higher Education Advisory Council on the
waiver request.
4-102
AGENCY PURCHASING OFFICIALS
When an Agency, such as an institution of higher education, is
authorized by law or regulation to have an Agency purchasing official, as
opposed to a purchasing agent, that official will be acceptable to the SBS for
the processing of bid and contract documents and bid openings for capital
improvements. All such processes must be coordinated with the Construction
Section unless exempted by law. However, all review and approval of capital
improvement expenditures and the front end bid documents shall be with the
Construction Section, unless exempted by law. The Council reserves the right to
withdraw this authority where such procedures are not followed. Verification of
capital improvements shall be pursuant to Arkansas laws. Nothing in this
section is intended to prohibit an Agency from utilizing SBS in the same manner
as Agencies not authorized to have an Agency purchasing official.
4-200 PURCHASE REQUESTS
(A) When an Agency makes a request for a
capital improvement to a State owned facility, unless specifically exempted
from oversight, the Agency shall submit to the Construction Section, a purchase
request with sufficient plans and specifications approved by SBS, so as to
describe what is required for formal bidding. When an Agency requests capital
improvements on non-state owned or state owned leased facility they must
receive approval from the Real Estate Services Section, see also §
4 -205, §5-103 (M)
(1) The project manual (specifications) shall
be based on the C.S. I.'s (Construction Specification Institute) format. All
items, equipment, materials, etc., shall be specified under each of the
appropriate (0-16) divisions format.
(2) The original specifications shall be
attached to the purchase request using a standard size paper of 8 1/2" X 11". A
minimum of 1" left side margin will be provided for
binding.
(B) The
Construction Section requires certain basic information on the Purchase Request
in order to perform its contracting responsibilities with diligence. The
request shall show the following information as applicable:
(1) Agency requisition number;
(2) Date;
(3) Department and the name of the contact
person, or the designated Agency project coordinator, or both;
(4 ) Estimated cost.
(5) Statement describing the work. The SBS
project number must be indicated on the purchase request. Reproducible
specifications must be submitted. If there are 10 or more pages in the specs,
it will be sent to the DF& A quick copy , and the Agency will be billed for
the cost. Tracings (i.e. reproducible drawings) must be sent, if possible. If
there are 3 or more pages of tracings then it will be sent to a blueprint
company for reproduction and billed to the Agency. After the bid is opened the
tracings will be returned to the Agency. If it is not possible to send
tracings, then 21 sets of drawings must be furnished. The Agency's purchasing
section will be sent a copy of bid documents.
(6) Possible bidders, including complete
mailing addresses and phone numbers.
(7) Calendar date set for
completion.
(8) Signature of
authorized official.
(C)
The Construction Section will prepare the Invitation to Bid, Front-end
documents (Instruction to Bidders), and Bid Form place legal advertising,
receive and open bids. Billing for legal advertising will be sent to the
requesting Agency. The Construction Section shall review the invitation to bid,
the front-end documents, and bid form when such documents are processed by a
Design Professional. The Notice of Bid Results will be furnished to the Agency.
The Agency shall return this form within the time frame established by the
Construction Section so that the contract(s) may be awarded or all bids will be
rejected. A request for re-bid may be made if justified. Bids shall expire
within the time frame established by the Construction Section from the opening
date unless extended by the bidder and the Construction Section.
(D) Intent to Award: Once the Construction
Section or the Design Professional receives the Agency's determination to award
a contract, and the contract determination is approved by the Construction
Section, a contract will be prepared and submitted with the intent to award to
the contractor to enable him to acquire the performance and payment bond. A
contract will not be issued until a performance bond is received in accordance
with Ark. Code Ann. §
18-44-501 et
seq.
(E) Notice to Proceed: Once
the Construction Section has approved the contract it will provide a copy of
the Contract and Notice to Proceed with a copy of the performance and payment
bond (if applicable), certificate of insurance and a copy of the contractor's
Bid form to the Agency purchasing official or agent. Purchasing officials
acting under §
4 -102 may issue a notice to
proceed after the contract has SBS approval. Design professionals who have
contract administration shall be responsible for the issuance of the notice to
proceed.
(F) No capital improvement
contract shall be awarded to other than the lowest responsible bidder. Any
Agency requesting rejection of the lowest responsible bidder shall make such a
request in writing signed by the Agency to the secretary of the Council for
full Council review at its next regular meeting.
4-201 PURCHASE ORDER
Purchase orders for capital improvement, regardless of the source
of funds involved, shall be issued in accordance with §
4 -401 et seq. Capital
improvement purchase orders for projects, which are $25,000 or more made by
institutions of higher education and $20,000 or more by other Agencies, shall
be submitted prior to the start of work, and must specify the exact dollar
amount to be paid. A performance and payment bond shall accompany the purchase
order. The purchase order shall contain the applicable language, disclosure
forms and documents, and approval pursuant to the Governor's Executive Order
98-04. A set of back up documents
shall accompany the purchase order. Applicable back up documents shall include:
Bid Tabulation; Insurance Certificates, Executive Order 98-04 forms or approval or both;
proof of advertising; performance and payment bond. The dollar amount of the
capital improvement purchase orders shall include, but is not limited to all
taxes, insurance, bonds, and freight costs. All purchase orders shall be
submitted in one (1) original and one (1) copy with back up. The Construction
Section will retain the copy and backup and the original returned to the Agency
upon approval of the purchase order.
4-202 EMERGENCY CONTRACTING
(A) Capital improvement contracting may be
made pursuant to Ark. Code Ann. §
22-9-201
where unforeseen or unavoidable circumstances occur:
(1) When human life, health, safety or state
property is in jeopardy.
(2) To
reconstruct facilities, construct new facilities and related site work due to
fire, storm, riots, etc.
(3)
Repairs to immediately-needed equipment or facilities where delay would result
in overall higher expenditures or cause the Agency to lose revenue due to not
providing the service responsible for, but is not limited to, medical
treatment, education, military armories.
(B) The Agency shall at minimum, invite four
(4 ) competitive bids, unless the
emergency is critical or obviously single source such as public
utility.
(C) The Construction
Section must be contacted in advance for prior written approval where time
permits. Where time does not permit prior written approval, telephone, fax or
electronic mail approval must be obtained at the earliest practical date from
the Construction Section. The Construction Section shall receive and record
details on all telephone approvals. The Construction Section shall not be
responsible for construction observations of emergency contracts, unless
exempted (see §
4 -101), which are below
$20,000.00.The following documentation is required when submitting a purchase
order or contract on capital improvements for approval:
(1) A letter of justification setting forth
the circumstances of the emergency. While documentation involving SBS approval
is not necessary, a copy of the SBS approval which has been attached to the
justification letter may help to expedite the process. Agencies may contact the
Construction Section for emergency justification forms.
(2) Insurance Certificate.
(3) Performance and Payment Bond issued in
accordance with Arkansas laws and regulations if the capital improvement is
$20,000.00 or over. The bond must be filed in the county where the work is to
be performed.
(4 ) List of
subcontractors as required under Ark. Code Ann. §
22-9-204.
(5) Contractor must be properly licensed in
with the Contractors Licensing Board (refer to Ark. Code Ann. §
17-25-101
et seq.)
(6) Any other applicable
document required by law or regulation including but is not limited to EO
98-04.
4-203 SOLE SOURCE
(A) Sole source on capital improvements will
only be approved when there are no other available sources to perform the
required work. This does not relieve the statutory requirements for license,
insurance and bonds. The following documentation is required when submitting a
purchase order or contract on capital improvements for approval:
(1) Letter of justification.
(2) Insurance Certificate.
(3) Performance and Payment Bond issued in
accordance with Arkansas laws and regulations if the capital improvement is
$20,000.00 or over. The bond must be filed in the county where the work is to
be performed.
(4 ) List of
subcontractors pursuant to Ark. Code Ann. §
22-9-204.
(5) Contractor must be properly licensed
pursuant to Ark. Code Ann. §
17-25-101
et seq.
(6) Any other applicable
document required by law or regulation including but is not limited to EO
98-04.
(B) The Construction Section shall not be
responsible for construction observations of sole source contracts, which are
below $20,000.00 or otherwise exempted contracts (see §
4 -101).
4-204 SPLIT PURCHASES
The Construction Section shall not condone splitting of purchases
to avoid these listed bidding procedures. When an Agency is found practicing
split purchases, it shall result in revocation of the Agency's purchasing
authority. Refer to §
4 -102.
4-205 CAPITAL IMPROVEMENTS FOR LEASED
PREMISES (STATE AND NON-STATE PROPERTY)
(A)
All work estimated at or over $ 20,000.00 must be formally bid in accordance
with the Arkansas laws and regulations. Agencies will need to submit their
leasing request letter to the SBS Real Estate Services Section (See §
5-103 (M)). Once the SBS Real Estate Services Section has approved it, a copy
of the lease or an amendment to the lease authorizing the capital improvements
shall be attached to the request letter and forwarded onto the Construction
Section. The Agency shall insure that legal advertising pursuant to Arkansas
laws and regulations occur.
(B)
These procedures apply when the State would be paying a lump sum for the work
to a Contractor, not the Lessor. Subsection (A) does not apply when the Agency
has contracted directly for the improvements with the Lessor through a state
lease agreement or amendment thereto. In these instances, the Agency would use
sole source purchasing procedures. While this method is the least desirable
situations may occur where there are no other choices. The Design Professional
selection process as set forth in the SBS Minimum Standards and Criteria shall
be utilized for the contracting of subsection (A). Plans and specifications are
required on those project estimated over $20,000.00 that is, of course, when
the Lessor cannot or will not provide this service.
4-300 BIDDING REGULATIONS
These bidding regulations are applicable to all bids produced by
SBS, a design professional or an Agency for state projects.
4-301 PRE-REQUISITES
(A) Before an Agency shall advertise for bids
for construction, all requirements shall be met pursuant to the General
Accounting and Budgeting laws and other applicable laws. Agency purchasing
officials (refer to § 4-102) shall follow these bidding regulations when
processing bids.
(B) Certification
of Project Amount:
(1) An Agencies must have
sufficient appropriations and funds for the capital improvement project prior
to the solicitation of bids. SBS shall not be responsible for verification or
approval of any Methods of Finance or any sufficiency of funds since that is
the responsibility of the agency under the state accounting and budgeting
procedures. Prior to the award of the contract, the Agency must certify the
appropriated amount for the award of the contract.
4-302 REPRODUCIBLE PLANS AND
SPECIFICATIONS
(A) Reproducible specifications
must be submitted to the Construction Section. If there are 10 or more pages in
the specifications, the Agency will be billed by the Department of Finance and
Administration for the costs.
(B)
Reproducible Tracings must be sent, if possible. All tracings will be sent to a
blueprint company for reproduction and billed to the Agency. After the bid is
opened the tracings will be returned to the Agency. If it is not possible to
send tracings, then 21 sets of plan drawings (bid documents) must be furnished.
The Agency purchasing official or agent will receive a copy of bid documents,
plans and specifications that are published for bidding.
4-303 ADVERTISING
Once the plans and specifications have been given final approval
by either the Architectural Section or the Engineering Section of SBS,
Agencies' capital improvement projects shall be advertised pursuant to Ark.
Code Ann. §
22-9-201
et seq. and §
19-4-1401 et seq.
Proof of advertising shall be furnished to the Construction Section. The Agency
will be responsible for paying for such and any other advertising cost.
4-304 BIDDER'S LIST
The Construction Section is to developed and maintains bidder's
list. Applications for the inclusion into the list will be accepted from all
qualified contractors who desire to contract for State work. Mailings shall be
sent to those qualified bidders within 24 hours of the advertised notice. To
defray the costs of postage and processing of such mailings, SBS shall charge
an annual fee of twenty-five dollars. No qualified contractor may be listed on
the bidder's list until full payment of the fee is made. The contractors will
receive bid notices from SBS for twelve (12) months from the date of the
payment. SBS will make every effort to mail renewal notices approximately
6 0 days prior to the expiration
date. However, the failure of SBS to mail renewal notices shall not excuse
bidders from their responsibility to renew their application nor shall it
excuse the failure to timely renew. A renewal application will be considered
timely filed if received by SBS or postmarked by the expiration date.
4-305 BID DATE AND LOCATION
Bid opening dates and time will be approved by the Construction
Section, only after receipt of the approval to bid letter from either the
Architectural or Engineering Section. While bid openings should be held within
the premises of SBS, however, the Construction Section may elect to hold bid
openings in other locales. Purchasing officials acting under §
4 -102 may hold their bid
openings at locales other than SBS premises.
4-306 SEALED BIDS
(A) All bids shall be submitted in a sealed
envelope. Bidders shall comply with Ark. Code Ann. §
22-9-204
and the bid documents with respect to the listing of subcontractors. Every
envelope should indicate the name of the bidder, project, project number, date
and time of opening. Upon receipt at the Construction Section, or an approved
alternate site, each bid shall be date and time stamped and held in a safe
place until the bid opening. No bid may be surrendered to any person after it
has been submitted except upon written request and authorization from that
bidder. (Refer to Withdrawal of Bids, §4-621.)
(B) All capital improvement bids shall
include all costs such as sales tax, use tax, permits, and insurance. The
contractor on capital improvement projects where labor and materials are
furnished is defined by the Arkansas Revenue Laws as the user and is
responsible for the appropriate taxes. There are no provisions for a contractor
to avoid taxes by using the tax-exempt number of any Agency.
4-307 AUTHORITY FOR OPENING BIDS
The responsibility for the supervision of opening bids is with
the Construction Section, SBS, unless the purchasing official is acting under
§4-102. The person authorized to read the bids shall first review the bid
documents to determine if the bid is responsive. Items to verify are: Bid Form
is complete, contractor's license number is indicated, applicable bid bond is
enclosed with the correct amount, bid amount (numerically shown), signatures,
addenda acknowledgement, corrections or changes initialed, and applicable
subcontractors are listed. If all documents appear to be properly submitted and
executed, the official may proceed to read the bid. If any statutory formality
is omitted, the bid should be declared non-responsive and remain unread.
Formalities other than statutory may be waived.
4-308 BID OPENING AND RECORDING
(A) Bids shall be opened and read by a
representative of the Construction Section, unless the purchasing official is
acting under §4-102 (refer to §4-307), at the designated time and
place. Representatives of the Agency are recommended to be present at the bid
opening. The Construction Section representative or the designated Agency
purchasing official, is responsible for establishing the official expiration of
time. In those instances where this is not practical or possible for the
Construction Section representative to attend the bid opening, the Construction
Section, may delegate this authority to a representative of the Agency. Also
see §4-307, 4-325.
(B) Bids
may be opened in any order, but if listed on a prepared tabulation, they should
be opened in such order. On Design Professional projects, the Design
Professional shall prior to the award of the contract furnish to the
Construction Section certified tabulation of bids, a cover letter certifying
the licensure of the contractor and subcontractors listed in the bid and
applicable bid bonds to the Construction Section. Tabulation of in-house bids,
certification of licensure and bonds are the responsibility of the Construction
Section or the Agency purchasing official. This form must be sent (faxed or
mailed) to the Construction Section the same day of bids received. Agency
purchasing official shall send a copy of their bid tabulation within
twenty-four (24) hours of the bid opening to the Construction Section. Refer to
§4-309 for Bid Tabulations.
(C) After the bids are opened and reviewed, a
letter will be sent to the Agency by the Construction Section or the applicable
Design Professional with the results of the bid opening. The Agency may:
(1) Accepting Low Bid: The letter regarding
the bid results must be completed and signed by the Agency. For projects, which
do not involve Design Professional contract administration or purchasing
officials pursuant to §4-102, Agencies shall return the original to the
Construction Section.
(2) Rejecting
Low Bid: Refer to § 4-315.
(3)
Rejecting all Bids and Rebidding: If the Agency wishes to reject all bids, it
shall note such on the letter regarding the bid results and return it to the
Construction Section with a letter of justification regarding such rejection.
If the Agency wishes to reject all bids and rebid, is shall note such on the
letter regarding the bid results and return it the Construction Section with a
letter of justification. Any revisions to the bid documents, front end
documents, must be reviewed and approved by SBS before a new bid date will be
set.
(4) Negotiation. The
Construction Section must be contacted before any negotiation can occur. Unless
the project was bid under the historic site laws, all negotiations shall be
made pursuant to Ark. Code Ann. §
22-9-203
and requirements under the minimum standards and criteria unless exempted by
law.
4-309
BID TABULATION
Regardless of whether bids are opened by SBS or the design
professional, all tabulations must be sent (faxed, mailed or electronic email)
to the Construction Section within twenty-four hours of the bid opening. Bid
tabulations must contain the following information which includes but is not
limited to: the date and time of the bid opening; the project number; the
amount of the bid; the contractor names, whether a bid bond was included along
with the bond amount, and the listing of any applicable subcontractors.
Certification of bid tabulations are the responsibility of the Construction
Section for in house bids, and the responsibility by either the Agency
purchasing official or Design Professional for all other bids.
4-310 SCRIVENER ERRORS
Rejection of a bid due to scrivener error may be made pursuant to
Ark. Code Ann. §
19-4-1405.
4-311 CONTRACTOR'S LICENSE
Pursuant to Ark. Code Ann §
17-25-101
et seq., for all state capital improvement projects, including residential
projects, each contractor is required to be properly licensed with the
Contractors Licensing Board and shall indicate on his bid form his current
license number as issued by the applicable licensing entity. Failure to such
will be cause for rejection. The Construction Section is responsible for
licensure verification and the purchasing official is responsible for projects
pursuant to §4-102.
4-312 BID BONDS
(A) Acknowledgement of bid bonds shall be
made aloud. The official reading the bids shall indicate the bond amount, the
form of bond as either a cashier's check or a bid bond. The official shall
verify the company or individual being bonded, and review the documents for the
correct project designation, the Power of Attorney Supplement, and signatures.
Ark. Code Ann. §
19-4-1405
and §
22-9-203
govern bid bonds for capital improvements.
(B) Failure to execute the Contract and file
an acceptable payment and performance bond, proof of liability insurance, and
disclosure documents pursuant to EO98-04, within the time specified in the bid
documents after the intent to award has been issued to the bidder shall be just
cause for the cancellation of the award and forfeiture of the bid bond, which
shall become the property of the Agency, not as a penalty but in liquidated
damages sustained. Award may then be made to the next lowest responsible
bidder, or the work may be rebid and constructed under contract or otherwise as
the State determines. The low bidder who fails to execute the Contract and
submit an acceptable payment and performance bond and proof of liability
insurance will not be permitted to bid on any subsequent advertisement of that
project.
4-313
SUBCONTRACTOR'S BIDS
The listing of subcontractors on the form of proposal shall be
made pursuant to Ark. Code Ann. §
22-9-204
and the bid documents. The designated official as stated in §4-308 shall
verify the licenses of the applicable subcontractor's listed.
4-314 ALTERNATES
State projects under SBS jurisdiction shall not include the use
of deductive or additive alternates.
4-315 CONTRACT AWARD
(A) Once the bid results are determined, and
the Agency has requested to enter into a contract, an intent to award a
contract may be prepared if the documents provided are in order. A contract
will not be issued until a performance and payment bond is received in
accordance with Ark. Code Ann. §
18-44-501 et
seq. and §
22-9-401 et
seq.
(B) Contracts shall be awarded
pursuant to all applicable laws including but not limited to Ark. Code Ann.
§
22-9-203,
22-9-210
and §
19-4-1405.
Unless the project was bid under the historic site laws or otherwise exempted.
No capital improvement contract shall be awarded to other than the lowest
responsible bidder. Any Agency, board, commission or institution requesting
rejection of the lowest responsible bidder shall make such a request in writing
signed by the Agency head to the secretary of the Council for full Council
review at its next regular meeting.
(C) Copies of the Contract and the Notice to
Proceed with a copy of the performance bond (if applicable), certificate of
insurance and a copy of the contractor's Form of Proposal will be forwarded to
the Agency project coordinator upon SBS approval.
(D) The State reserves the right to cancel
the award of any contract at any time before the execution of the contract by
the parties and approval of SBS without any liability against the State.
Refer also to § 4-503 and 4-505.
4-316 DAVIS-BACON ACT (Federal
Funds)
(A) The Davis-Bacon Act, pursuant to 40
U.S.C. 276(a) et seq., grants to the Secretary of Labor the power to determine
wage rates paid to laborers and mechanics of contractors and subcontractors
engaged in any construction activities supported by federal funds. The
Davis-Bacon and related acts provide prevailing wage protection to workers on
federal funded construction projects. These laws require the payment of locally
prevailing wage rates and fringe benefits to employees of contractors or
subcontractor performing work on federally financed or assisted construction
projects valued in excess of $2,000. Under the provision of the Act, contractor
or their subcontractors are to pay workers employed directly upon the site of
the work no less than the locally prevailing wages and fringe benefits paid on
projects of a similar character. The Davis-Bacon Act directs the Secretary of
Labor to determine such local prevailing wage rates.
(B) The Construction Section maintains a
subscription with of the U.S. Department of Labor General Wage Determination
issued under the Davis-Bacon and Related Acts and will provide them upon
request as long as funds allow the subscription to be maintained. In a
situation where this office cannot provide a General Wage Determination and it
is necessary to have a Federal Wage Rate for the project, contact the
Construction Section for the correct procedure to follow. Agencies are
responsible for providing specific federal regulations, guidelines and
procedures as directed by their Federal Grantor/ funding source to the Design
Professional or any party that will publish work requiring the expenditures of
Federal funds.
(C) The
advertisement of the notice for such projects and the invitations for bids
shall state that federal funds are being used and that Davis-Bacon Wage Rates
will apply.
4-317
ARKANSAS PREVAILING WAGE RATES
On state-funded or other non-federally funded capital improvement
projects, wage determinations shall be published pursuant to Ark. Code Ann.
§
22-9-301 et
seq. The advertisement of the notice for such projects and the invitations for
bids shall state that state funds are being used and that the State Wage
Determinations shall apply.
4-318 CONTRACTOR'S INSURANCE REQUIREMENTS
(A) Dollar amounts of coverage limits for all
insurance policies shall be set by the capital improvement's Agency. Before an
Agency enters into a contract for the construction or alteration of facilities
or repairs to existing building, grounds or facilities, it shall ensure that
the contractor has complied by showing proof with the following insurance
requirements have been met:
(B) The
contractor shall purchase and maintain such insurance as will protect him from
claims set forth which may arise out of or result from the contractor's
operations under the Contract, whether such operations be by himself or by
anyone directly or indirectly employed by any of them, or by anyone for whose
acts may of them may be liable;
(1) Claims
under Workmen's Compensation, Disability Benefit and other similar benefit
act;
(2) Claims for damages because
of bodily injury, occupational sickness or disease, or death of his
employees;
(3) Claims for damages
because of bodily injury, sickness or disease, or death of any person other
than his employees;
(4 ) Claims for
damages insured by usual personal injury liability coverage, which are
sustained.
(a) By any person as a result of an
offense directly or indirectly related to the employment of such person by the
Contractor, or
(b) By any person;
and
(5) The contractor
shall provide and maintain during the term of this contract, at the
contractors' expense, Comprehensive Automobile Liability Insurance at limits no
less than the statutory requirements and it shall be shown on the certificate
in per person, per accident for bodily injury and per accident for property
damages.
(6) Claims under
comprehensive general liability for damages because of injury to or destruction
of tangible property including loss of use resulting therefrom. Coverage for
"completed operation" shall be required under this comprehensive liability
section.
(7) Builder's Risk
Insurance: The Contractor shall procure and maintain during the life of this
Contract Builder's Risk Insurance, and any extended coverage which shall cover
damage for capital improvement projects. Perils to be insured are fire,
lightning, vandalism, malicious mischief, explosion, riot and civil commotion,
smoke, sprinkler leakage, water damage, windstorm, hail and property theft on
the insurable portion of the Project on a 100 percent completed value basis
against damage to the equipment, structures, or material. The Agency and the
contractor, as their interests may appear, shall be named as the
Insured.
(8) The Certification of
Insurance shall show the agent's signature, business name, address and
telephone number. The certificate (Accord document) shall stipulate 15 days
written notice be given the Agency, prior to policy coverage cancellation,
including expiration.
4-319 ACKNOWLEDGEMENT OF ADDENDA
Any or all addenda will be acknowledged on the bid form and such
acknowledgment shall be stated during the reading of the bids. Every effort
should be exerted to eliminate addenda. If addenda are necessary they should be
issued as soon as possible, but in any event not later than one (1) working day
before receiving bids. An addendum, upon approval by the Construction Section,
which only sets a later bid date, may be issued anytime before time has been
called for the opening of bids. In the event an addendum requires changes in
the scope of the project, an appropriate extension of the bidding period should
be granted. No addenda shall be issued without the prior approval of the
Construction Section.
4-320
CONTRACT TIME
The period of time allocated for the work shall be stated as a
calendar date. The Agency, with input from the Design Professional, shall
decide on the amount of liquidated damages and the amount of such damages to be
included in the project specifications. Refer to § 4-404.
4-321 LATE BIDS
All bids received shall be recorded by date and time on the
sealed bid envelope. The recorded time and date shall be determinative
regarding issues of lateness. Bids received at the office designated in the
invitation to bid, but after the time has been called for receipt will not be
considered, unless, it is determined that the last receipt was due solely to
mishandling by the State after receipt at the State office designated in the
invitation.
4-322
MODIFICATIONS OF BIDS
Bidders may submit written modifications to their bid at any time
prior to the exact time set for receipt of bids. Modifications may be made on
the bidder's envelope. No modifications made shall show the base bid amount.
The bidder must sign any bid modification.
4-323 WITHDRAWAL OF BIDS
Withdrawal of bids by fax is authorized, but such withdrawal must
be verified by a follow up letter from the bidder before such withdrawal is
finally accepted, but only if the withdrawal is made prior to the time being
called for the opening of the bid. Withdrawal by fax shall only cause the bid
to remain unopened and unread for such period of time as required to receive
confirmation by letter but no later than 3 work days. A bid may also be
withdrawn in person by a bidder, or his representative, provided, his identity
is made known and he signs a receipt for the bid, but only if the withdrawal is
made prior to the exact time set for receipt of bids.
4-324 SUSPENSION/DEBARMENT OF CONTRACTORS
(A) All contractors are subject to approval
by the Construction Section. The Construction Section or the Agency purchasing
official shall record violations of contracts, poor workmanship and other
serious breaches of responsibility. The Construction Administrator or the
Agency purchasing official, shall thoroughly investigate all aspects of the
alleged violations or unsuitability.
(B) Authority to Debar or Suspend:
(1) Any contractor may be suspended or
debarred from consideration for award of capital improvement contracts.
(a) A Suspension is a determination that a
contractor shall not be allowed to bid on a state capital improvement projects
for up to one year.
(b) A Debarment
is a determination that a contractor shall not be allowed to bid on a state
capital improvement. Any contractor who receives two or more suspensions within
5 years may be subject to debarment.
(C) Causes For Debarment or Suspension. The
causes for debarment or suspension include, but are is not limited to, the
following:
(1) Conviction for of a criminal
offense in connection with obtaining or attempting to obtain a public or
private contract or subcontract, or in the performance of such contract or
subcontract.
(2) Conviction under
State or Federal statutes of embezzlement, theft, forgery, bribery,
falsification or destruction of records, receiving stolen property, or any
other offense indicating a lack of business integrity;
(3) Conviction under state or Federal
antitrust;
(4) Violation of
contract provisions, as set forth below:
(a)
Failure to perform in accordance with the specifications or within the time
limit provided in the state capital improvement contract; or
(b) Failure to perform or unsatisfactory
performance in accordance with the terms of one or more contracts;
(5) Failure to post bid or
performance bonds as required by laws or regulations;
(6 ) Substitution of work or materials
without the prior written approval of the Agency and the Construction
Section;
(7) Failure to replace
inferior or defective work or materials after notification by the Agency or the
Construction Section to which such services or materials has been provided or
delivered;
(8) Refusal to accept a
contract awarded pursuant to the terms and conditions of the contractor's
bid;
(9) Falsifying invoices, or
making false representations to any Agency or State official, or untrue
statements about any payment under a contract or to procure award of a
contract, or to induce a modification in the price or the terms of a contract
to the contractor's advantage;
(10)
Collusion or collaboration with another contractor or contractors in the
submission of a bid or bids that results in, or could result in lessening or
reducing competition for a bid;
(11) Falsifying information in the submission
of an application for listing on the Construction Section's bidders
list;
(12) Failure to make
appropriate and timely payments to their subcontractors;
(13) Any other act or omission the
Construction Administrator or head of a purchasing Agency determines to
demonstrate that the contractor cannot act in a responsible manner, including
but is not limited to suspension or debarment by any other governmental entity
for any cause;
(D)
Suspension: Prior to any action for suspension, the Agency purchasing official
or the Construction Administrator shall notify the contractor of the
opportunity for a hearing at least fourteen (14
) days prior to said hearing. Such notification shall state the facts upon
which the determination to suspend is made. In the event a contractor is
suspended, the Agency purchasing official or Construction Administrator shall
make a written determination setting forth the facts and circumstances upon
which the suspension was based, and shall be delivered to the bidder at the
address shown in the Agency's files. No bidding will be allowed during any
appeals of such.
(E) Debarment:
Prior to any action for debarment, the Agency purchasing official or the
Construction Administrator shall notify the bidder of the opportunity for a
hearing at least fourteen (14) days prior to said hearing. Such notification
shall state the facts upon which the action of debarment was based. In the
event a bidder is debarred, the Agency purchasing official or Construction
Administrator, shall make a written determination stating the facts upon which
the determination to debar was made, and shall be delivered to the contractor
at the address shown in the Agency's files. No bidding will be allowed during
any appeals of such.
(F) Notice:
The notice shall include a statement of the time, place and nature of the
hearing; and a short and plain statement of the matters of fact upon which the
action of debarment or suspension is based.
(G) Hearing: Opportunity shall be afforded to
all parties to respond and present evidence and argument on all issues
involved. Nothing in these regulations shall prohibit informal disposition by
stipulation, settlement, consent order or default. A hearing officer shall
conduct the hearing. Hearing shall be open to the public. The hearing officer
shall be the Agency director or his designee, which includes but is not limited
to a person contracted to perform such duties.
(H) In the event of a hearing, the hearing
officer shall administer oaths. All hearings shall be recorded by a certified
court reporter; the party requesting the hearing shall be responsible for
scheduling the certified court reporter and payment thereof.
(I) Decision: The written decision concerning
debarment or suspension shall state the reasons for the action taken and shall
inform the suspended or debarred person or entity involved of the rights to
judicial review.
(J) Other
Remedies: The procedures in this section shall not be exclusive and shall not
preclude the State from taking other action at law or in equity.
(K) Distribution of Decisions: A copy of any
determination of suspension or debarment made by an Agency other than SBS shall
be sent to the Construction Section who shall then send distribute a copy of
its determinations to each Agency purchasing official and to any Agency who may
have an interest. Any determination of suspension or debarment by SBS shall be
distributed to Agency purchasing officials and to any Agency who may have an
interest.
(L) Any contractor who
knowingly hires, subcontracts or utilizes a suspended or debarred contractor
may be subject to debarment proceedings.
4-325 OBLIGATION OF BIDDERS
At the time of opening of bids each bidder will be presumed to
have read and to be thoroughly familiar with the plans and contract documents,
including all addenda. The failure or omission of any bidder to examine any
form, instrument or documents shall in no way relieve any bidder from any
obligation in respect to his bid pursuant to Arkansas Gross Receipt Tax
Regulations Bidders on capital improvement projects which are not tax exempt;
and successful bidders cannot avoid sale or use taxes for whom they are
performing the work for.
4-326 ADDITIONS TO OR DELETION FROM THE
DOCUMENTS
All deletions, changes, additions, or alterations of the bid
documents will be acknowledged and read aloud. If such modifications are not
waived, the bid shall be declared non-responsive and rejected. Corrections or
change of figures must be noted and unless initialed by authorized officials,
shall be sufficient grounds for rejection.
4-327 ANNOUNCING LOW BIDDER
Until such time as the bids have been reviewed and certified, any
announcement or reference to the low bidder will use the phrase, "apparent low
bidder". Contract awards should not be made on the day of bid opening except in
special cases and approved by the Construction Section.
4-328 PROTESTS
Any actual or prospective bidder who is aggrieved in connection
with the project documents, or award of a capital improvement contract has the
right to protest to the Construction Administrator, or the Agency purchasing
official of the Agency that prepared the bid. The protest shall be submitted in
writing within five (5) workdays after the bid opening; in the event a bidder
is declared non-responsive or rejected after the five (5) day period, the
bidder shall have three (3) workdays from the declaration to submit a protest.
All protests shall identify the project by bid number or with sufficient detail
to identify the project, and shall with specificity, set forth the allegations
of the acts or omissions related to the protest. Since time is of the essence
in award of all capital improvement contracts, protests and their resolution
shall be resolved promptly. SBS shall be informed of protests to purchasing
Agency Officials and their response. Subcontractors or suppliers are not
considered bidders under this subsection. This section shall not be construed
as a waiver of the State's right to reject any or all bids and to waive any
formalities.
4-329
RESOLUTION OF PROTEST
The Construction Administrator, the Agency purchasing official or
a designee of either office shall have authority to settle or resolve a protest
of an aggrieved bidder actual or prospective, concerning the project bid
documents, solicitation, or award of a contract.
4-330 UNSUCCESSFUL BID
In the event no bids are received or the bids did not meet the
requirements of the project documents and it is apparent that further
solicitation of bids would be futile. The contract may be awarded to any
available qualified contractor only after obtaining the approval of the
Construction Administrator or designee.
4-400 CONTRACT ADMINISTRATION
This section is applicable to all agency capital improvement
project regardless of whether a design professional has contract administration
or not.
4-401 CHANGE ORDERS
(A) A change order is a amendment to the
original contract that may include but is not limited to changes in the dollar
value of the contract or the time for completion. Change Orders shall be
submitted for approval to the Construction Section, unless exempted, after
agreement is reached by the Agency, Design Professional, and the contractor as
to the change. A Change Order is not effective until approved by the
Construction Section. Emergency change orders may be effective by following the
same rules as emergency contracts. The distribution of change orders will be
the same as the original contract.
(B) Unless exempted, the Agency must submit
in writing to the Construction Section, a request for a change order. The
letter must state the work to be accomplished and the exact dollar amount. The
request must state the work to be accomplished or deleted, the dollar amount of
the work, and justification for change in the contract time. In addition to the
Construction Section's review of the change order, the Architectural Section or
Engineering Section, or both, shall review and approve any changes regarding
the scope of the project within its jurisdiction. Submittals shall be in one
(1) original and five (5) copies with appropriate backup. For projects which do
not involve a Design Professional three (3) copies with appropriate back up
shall be submitted.
(C) Once
approved, the Construction Section, the Agency or the Design Professional may
prepare the change order and have the contractor and the Agency and the Design
Professional execute it. After the signatures have been received the
Construction Section, will approve the change order and mail a copy to the
contractor, the Agency and the Design Professional, as well as maintain a copy
of the change order in the project file.
(D) Change orders shall be approved by the
Construction Section, before work is done, unless prior approval by the
Construction Section has been granted. Emergency change orders may be affected
by following the procedures as set forth in § 4-202 for emergency
contracts. Distribution of such will remain the same as for
contracts.
(E) The Construction
Section shall not be responsible for review nor approval of change orders on
exempt contracts (Refer to § 4-101) unless the change order increases the
total contract amount to more than the exempt amount. If the exempt contract is
increased to more than the exempt amount by a change order, the Agency shall
seek approval from the Construction Section by submitting the original contract
or purchase order along with justification for the increase under the sole
source methods. Under no circumstances shall an Agency abuse this process to
subvert any law or regulation relating to capital improvements.
4-402 CONSTRUCTION OBSERVATIONS
(A) The Construction Section has the
responsibility of construction observations on all projects unless exempted.
The Construction Section will make periodic checks on all projects, which are
$20,000.00 or more, unless exempted. If the Agency has capital improvement
project issues, which need to be addressed involving the contractor or the
project or both, the Agency should immediately notify the Construction Section.
Pre-construction meetings may include SBS personnel.
(B) When the project is presumed to be
complete, the Construction Section shall be notified by the appropriate entity
so that a final project construction observation review may be performed. Final
pay requests and release of retainage will not be approved by the Construction
Section until all close out procedures have been completed. See § 4-500
through § 4-504.
4-403 INVOICE/PAY REQUEST
(A) All invoices/pay requests shall be
submitted to the Agency. All invoices and pay requests shall be processed in
accordance with §
22-9-201
et seq. and § 14-4-1401 et seq.
If the invoice or pay request is for partial pay, then the amount
of retainage pursuant to Ark. Code Ann. §
22-9-604
shall be withheld and shown on the invoice/pay request. No amount of the
retainage shall be released until the conditions under the law are met. If the
invoice/pay request is for full payment, no retainage is withheld.
(B) The following shall accompany
the final pay request:
(1) An affidavit from
the contractor stating that no existing debts are owed and that all payments
due to subcontractors or suppliers have been made regarding the capital
improvement project. The contractor shall submit a copy with the final
invoice/pay to the Agency. The Agency shall submit a copy with pay request to
the Construction Section.
(2)
Documentation that the Surety Company has approved and consented to the final
payment, if a payment and performance bond was required. Approval of the surety
company for final payment to the contractor shall not relieve the surety
company of any of its obligations.
(3) Retainage release pay request package
prepared by the appropriate entity and submitted to the Construction Section,
including:
(a) Final pay request/invoice
indicating retainage release executed by the contractor, Design Professional
and Agency;
(b) Certification,
original and five (5) copies, executed by the Contractor, Design Professional
and Agency that the project has been substantially completed; and
(c) Letter from Design Professional verifying
that all punch list items have been completed by the contractor, and approving
the following if applicable:
(i) Commencement
date of the contractor's warranty period, which shall not be less than one
year;
(ii) Roof(s)
warranty(s)(Installer's warranty and the manufacture warranty if
specified;
(iii) Termite Inspection
Certificate;
(iv) Operational and
Maintenance Manuals;
(v)
Certificate of Air Balance; and
(vi) As built mark up prints and shop
drawings provided by the contractor for use by the design profession in the
preparation of record drawings.
4-4 04 LIQUIDATED DAMAGES
Any amount of liquidated damages owed by the contractor to the
Agency will be calculated by multiplying the "amount per day" of liquidated
damages specified in the contract documents by the number of days, which occur
between the contract completion date (as amended by applicable change orders)
and the date of issue of the certificate of substantial completion date.
Deductions for liquidated damages can be deducted from the final pay request.
Prior to final payment approval and retainage release, the Agency shall provide
to the Construction Section written documentation and justification regarding
any assessment or forgiving of liquidated damages. The final payment will be
reflective of such actions. The Agency with input from the Design Professional,
shall decide on the amount of liquidated damages and the amount of such damages
to be included in the project specifications.
4-4 05 CAPITAL IMPROVEMENT DOCUMENTS AND
PROCEDURES
After funds have been approved and distributed, the Agency, may
proceed with obtaining a contract for architectural or engineering services and
the awarding of contracts for the following but is not limited to construction,
repairs, alterations, improvements, soil testing, and land survey.
4-406 STANDARD PROFESSIONAL
SERVICES CONTRACTS (Architectural/Engineering and related building consultants)
After the design professional has been selected and final
approval of the Professional Services Contract has been provided by DFA, one
copy shall be submitted to the Construction Section. Any and all approved
contract amendments shall also be submitted to this section after final DFA
approval has been given. (See also § 6-200 et seq. for design professional
selection process.)
4-4 07
DESIGN PROFESSIONAL CONTRACT ADMINISTRATION RESPONSIBILITIES
(A) After the Design Professional has
received written approval from SBS that the project is ready for bid, the
Construction Section, shall set a bid opening date, time and place prior to any
advertising for bids. Agency purchasing officials pursuant to §
4 -102 shall coordinate bid dates
with the Construction Section. Bids shall be solicited for the project in
accordance with Arkansas laws and regulations (Refer to §
4 -200 (C).
(B) One (1) copy of the plans and
specifications shall be provided to the Construction Section, during the bid
solicitation process. Any addenda to the plans and specifications must be
reviewed and approved by the Construction Section prior to issuance. Design
Professionals shall submit addenda, which require a change in scope of work in
sufficient time to allow for appropriate SBS review and comment.
(C) If the bid plans and specifications have
been modified during negotiations (after the bid opening but prior to the award
of contract) then one (1) set of the modified plans and specifications shall be
furnished to the Architectural and Engineering Sections the construction
documents for review. Upon approval, a set of the final construction documents
issued shall be provided to the Construction Section. Additionally, any
modifications to the plans and specifications after the award of contract shall
be submitted to the Architectural or Engineering Sections or both for review.
Upon approval, a set of plans and specifications shall be furnished to the
Construction Section.
(D) Detailed
instructions for Design Professionals can be found in §
6 -100 et seq. and §7-100 et
seq. pertaining to Architectural and Engineering Sections. The Construction
Section will not approve bid opening time, place, or date without final plan
review and approval from the Architectural or Engineering Sections or both.
Observation reports shall be submitted by the Design Professional (Refer to
§§6-201, 6- 206, and 6- 326.) For payment of professional services
see §
4 -605.
4-408 AWARD OF CONTRACT
(A) After bids have been received and the
lowest responsible bidder has been determined, and after receipt of the
appropriate documents a letter of intent to award a contract may be issued by
the Design Professional, purchasing officials or the Construction Section. Once
issued, a contract is to be submitted to the Construction Section, for approval
with a complete set of as contracted plans and specifications. The contract is
to be submitted as follows: one (1) original and five 5 copies with a copy of
the bid tab, proof of advertisement, copy of bid bond, copy of performance bond
(if applicable) and certificate of insurance, disclosure forms and documents
pursuant to EO 98-04. A purchase order may be used as the form of contract
where applicable. A notice to proceed shall not be issued, nor any work is to
commence until and unless the contract or purchase order has been approved by
the Construction Section.
(B) No
capital improvement contract shall be awarded to other than the lowest
responsible bidder. Any Agency requesting rejection of the lowest responsible
bidder shall make such a request in writing signed by the Agency to the
secretary of the Council for full Council review at its next regular meeting.
If the certified apparent low bidder is not determined to be the lowest
responsible bidder, contact the Construction Section.
Refer also to §§ 4-315, 4-505.
4-409 CONSTRUCTION CONTRACTS
(A) Depending upon the applicable situation,
SBS, or the Agency or Design Professional, will prepare the construction
contract and after execution by the contractor and Agency, the original and
five (5) copies shall be forward to the Construction Section for review and
approval. For projects under the administration of the Design Professional, the
following information shall be submitted: a copy of the documents issued for
bids including all addenda and negotiated changes; and a copy of all
correspondence relating to the project including but not limited to change
orders, plan reviews submittals and responses from SBS; Copies of all bonds,
insurance certificates, proof of advertising, disclosure forms and documents
pursuant to EO 98-04, and bid tabulation shall accompany the contract. The
Construction Section will review and approve or disapprove all construction
contracts, unless exempted by law or regulation. When approved, the SBS
contract number shall be assigned. The SBS' contract number shall be used in
pay requests, payments, correspondence, etc., pertaining to the
contract.
(B) The Construction
Section will retain two (2) copies for the project file; the original and
remaining three (3) copies will be forwarded to the Agency where the original
will be retained, and the copies will be forwarded onto the Agency project
coordinator, the design professional and the contractor. The Design
Professional or the Construction Section as appropriate shall issue a notice to
proceed. Within ten (10) days after the decision to proceed, the general
contractor shall submit a complete breakdown of the project cost (schedule of
values) to the Design Professional who in turn shall provide such to the
Construction Section. No payment shall be made to the contractor until the
breakdown of project costs is provided.
(C) The SBS construction project file shall
contain copies of bonds, contracts, certified bid tabulation, insurance
certificates, Design Professional agreements, proof of advertising, processing
of final payment requests and the applicable disclosure forms and documents
pursuant to EO98-04. Documentation reflecting justification shall also be
contained in the project file if the contract was made pursuant to sole source
or emergency procedures.
(D) Refer
also to §§ 4-315, 4-503. Refer to §4-401 for information
regarding contract change orders.
4-410 PRE-CONSTRUCTION CONFERENCES
A member of the Construction Section may be available for
pre-construction conferences. Conferences shall be conducted at a location
convenient to the site (Agency decision) with all parties (SBS, Agency project
coordinator, and Design Professional) involved and all necessary information
available including but is not limited to all subcontractors, applications for
payments, payment procedures, change order process, construction time schedule,
project superintendence, safety procedures, etc., that would be of significance
to each particular project. The Design Professional shall provide the minutes
of these proceedings to the parties involved. The Design Professional shall
deliver a copy of the minutes, including the sign in sheet, to the Construction
Section within five (5) calendar days of the meeting.
4-500 PROJECT CLOSEOUT
(A) SBS shall be provided all necessary
approvals including final payment release from the project, Design
Professional, Agency final approval and acceptance, payment document for final
payments and release of retention, close-out contracts and contingency funds
and terminate the project. Contractor shall furnish copies of all maintenance
manuals and warranty items as part of his closeout data. See § 4-404 for
required documentation.
(B)
Substantial Completion (projects of $20,000.00 or more): The general contractor
shall notify all parties involved of the date upon which he will be ready for
substantial completion. The project architect or engineer and a representative
of SBS will schedule and carry out the inspection to verify if the construction
meets substantial completion status. No statement of substantial completion
shall be effective without the Construction Section's approval.
(C) Project Close Out Finals: The contractor
shall notify the Design Professional that he is ready for a final review, at
which time the Design Professional, with the Agency and representatives of SBS
will conduct a final review (walk through); and, if acceptable, accept the
facility. All mechanical, (HVACR-Plumbing), Electrical, or other building
systems shall be checked and inspected completely at the time of final review
prior to project final acceptance. The mechanical system should be balanced
once per each major seasonal change by the contractor under the administration
of the Design Professional during the first year warranty period as per the
project specifications. Written instructions concerning seasonal adjustment
should be issued to SBS for use by the applicable Agency building maintenance
staff. The Design Professional shall provide SBS with a letter stating that all
systems have been inspected and deficiencies listed and corrected.
(D) When the project has reached final
completion, the Design Professional shall provide to the Construction Section a
CD Rom with the following information:
(1)
documents issued during the bid phase including all addenda and negotiated
changes;
(2) correspondence
relating to the project;
(3) change
orders;
(4) plan reviews submittals
and responses from SBS;
(5) bonds,
insurance certificates, proof of advertising, disclosure forms and other
documents pursuant to EO 98-04;
(6
) certified bid tabulation; and
(7) all record drawings.
The CD-Rom shall be in a SBS approved readable format. Failure to
provide the above items may cause delay in the design professional's final
payment.
4-501 RECORD DRAWINGS
The contractor shall, during the progress of the work keep an
accurate record of all changes corrections from the layouts shown on the
drawings. Record of changes may be kept by accurately marking all changes on a
set of prints during the progress of the job. Exact locations of all
underground utility service entrances and their connections to utility mains as
well as all valves, etc., which will be concealed in the finish work shall be
accurately indicated on the drawings by measured distances. Depths as well as
horizontal distances shall be shown. Upon completion of the work and prior to
final payments, the contractor shall furnish to the Design Professional, one
(1) set each of "record" reproducible prints legibly and accurately drawn to
indicate all changes, additions, deletions, etc., from the contract drawings
the Design Professional shall verify and add to information as required and
transmit these reproducible prints to the Agency. On SBS' owned property the
Engineering Section shall receive the copy of the "record" drawings of
reproducible prints or cd-rom copies for record keeping.
4-502 DELIVERY OF GUARANTEES, BONDS,
MAINTENANCE MANUALS
Upon completion of the work and before final payment will be
authorized, the contractor shall furnish the Design Professional, for review
and approval prior to transmission to the Agency, the contractor's one-year
acceptance warranty, bonds, roof warranties, termite inspection, maintenance
and operation manuals and operation training, air balance data, shop drawings,
catalog data, as-built "record" reproducible prints, etc., as called for under
the various Divisions of Specifications. Certification of the above will be
made by the Design Professional and attached to the contractor's request for
final payment.
4-503
COMPLETION CERTIFICATES, AFFIDAVITS
Before final payment the contractor shall furnish to the Design
Professional four (4) executed copies of the required documents which shall be
attached to the contractor's request for final payment.
4-504 DUTIES OF DESIGN PROFESSIONALS ON STATE
PROJECTS
(A) The Design Professional shall
maintain up-to-date files on each project, which shall include project plans
and specifications, shop drawings, record drawings, and observations and
inspection reports. The Design Professional shall provide to SBS any and all
applicable contracted medium form regarding the project prior to their final
payment. All drawings are the property of the Design Professional; however, the
State retains the right to obtain copies of all drawings upon request and
payment of direct reproduction costs. Drawings produced for State projects
shall not be used or incorporated into any other projects unless permission to
do so is provided in writing from SBS and the Design Professional. Refer to
§
6 -326
for Design Professional project observation requirements.
(B) SBS shall be provided all necessary
approvals including final payment release from the project Design Professional,
Agency final payment release from the Design Professional, Agency final
approval and acceptance, payment document for final payments and release of
retention, close out contracts and contingency funds and terminate the project.
Contractor shall furnish copies of all maintenance manuals and warranty items
as part of his closeout data to the Design Professional who shall be
responsible for reviewing the manuals and warranty items. See §
4 -500 for substantial completion
and final inspection procedures.
4-6
00 PAYMENT REQUESTS
(A) Requests
for payments from capital improvement funds shall be made by the use of a
payment document using the General Accounting Procedures pursuant to
AASIS.
(B) Each payment document
shall indicate, the SBS contract number and be supported by the Design
Professional's certification of the contractor's estimates. Estimates must be
broken down by units of work normally used to calculate the work accomplished
during the invoicing period.
(C)
The Design Professional shall conduct site visits to determine the
responsibility and performance required by the Contract Documents. Refer to
§
6 -326
for Design Professional's project observation requirements. Observations shall
concur with the contractor's payment request and shall be submitted in written
form with the monthly pay request.
(D) Observation reports by Design
Professionals are required once a month at a minimum. The use of the standard
A.I.A. Document G-711 "Architect Field Report" or other approved form is
acceptable. Reports are to be maintained on file by the Design Professionals
and shall be provided to the Construction Section on a monthly basis.
Minimal observation reports shall include but not limited to the
following phases of construction:
(1)
Foundation.
(2) Roof
deck.
(3) Roofing and
Insulation,
(4) Mechanical
Equipment Installation.
(5)
Electrical Equipment Installation
(6
) Prior to application of interior wall and ceiling finishes
concealing the work
(E)
Contractor final pay requests must be approved by the Design Professional.
Payment requests shall be submitted by the contractor in an original and four
(4 ) copy to the Agency.
4 -601 PAYMENTS
(A) For contracts in which a payment and
performance bond was issued, a copy of all final payment documents including
labor or materials or both shall be sent to the Construction Section for
approval prior to any payment being released. Where a payment document is
supported by two (2) or more invoices, the Agency shall include a calculator
tape showing the total to be paid. Failure to include the calculator tape shall
result in return of the payment document to the Agency.
(B) Payment documents issued in payment of
Design Professional fees shall be supported by an invoice from the Design
Professional prepared pursuant to the General Accounting Procedures as
established by AASIS through the use of a SBS approved Invoice form (available
from the Architectural and Engineering Sections); and shall indicate the amount
due to date, less previous payments. Payments of Design Professional fees are
subject to timely (monthly) submittal of observation reports by the Design
Professional to the Construction Section Refer to §6-326. Design
professionals shall use the most current approved invoice form, which is
available from either the Architectural or Engineering Sections.
(C) When payment documents or warrants are
canceled; it is the canceling Agencies responsibility to notify the
Construction Section so that project records may be corrected. To expedite the
processing of payment documents for capital improvement final payments, a
completed payment documents, approved by the Department of Finance and
Administration, along with a copy must be attached to the contractor's
certified pay request, which shall be delivered to the Construction Section for
approval. If these documents are sent to the Department of Finance and
Administration before processing through SBS, a delay in receiving the warrant
will be experienced.
(D) If pay
estimates are not approved, the contractor involved shall be notified in
writing immediately and shall be informed as to the reasons for
non-approval.
(E) Late payment
penalties may be assessed pursuant to Ark. Code Ann. §
19-4-1411
and §
22-9-205.
4-6 02 EMERGENCY CONTRACTING
(A) The following shall accompany the final
payment document for contracts, which are for $20,000.00 or more:
(1) Contractor's invoice.
(2) Copy of the purchase order or contract
approved by the Construction Section. If prior approval was not received, then
a copy of the purchase order with a letter of justifying the failure to obtain
approval must be attached.
(3)
Contractor's release of claims.
(4)
Consent of surety, if a payment and performance bond was required.
(5) Agency (other than SBS owned projects)
payments do not require SBS approval unless it is the final payment.
4-6 03 SOLE SOURCE
CONTRACTING
(A) The following shall accompany
the final payment document for contracts, which are for $20,000.00 or more:
(1) Contractor's invoice.
(2) Contractor's release of claims.
(3) Consent of Surety, if a performance and
payment bond is required.
(4)
Agency (other than SBS owned projects) payments do not require SBS approval
unless it is the final payment.
4-6 04 FORMAL BID
For contracts which are $20,000.00 or more:
(A) The following shall accompany the payment
document for final payment:
(1) Final pay
request.
(2) SBS in-house bids: The
SBS' contract number must be shown on the face of the payment
document.
(3) Contractor's release
of claims.
(4) Consent of
Surety.
(5) Agency certification
that all proper payments were processed in accordance with state laws and
regulations.
4-6
05 PROFESSIONAL SERVICES
(A) The
following shall be submitted by the Design Professional to the Agency along
with the invoice document:
(1) The control
number issued by the Department of Finance and Administration must be shown on
the face of the payment document
(2) Detailed invoice containing the following
information, including but is not limited to: Project name and locations;
Invoice date and number; design and SBS project number; total fees, percentage
of completion, fees earned and previously paid and the current amount due;
basic service fees total; reimbursable expenses and additional services shall
be submitted to Agency.
4-606 DELAY IN PROCESSING PAYMENT DOCUMENTS
Any penalties for the delay in processing of payments may be
processed in accordance with Ark. Code Ann. §
19-4-1411,
§
22-9-205.
4-700 CAPITAL IMPROVEMENT
ALTERNATIVE DELIVERY METHODS
Pursuant to Ark. Code Ann. §
19-4-1415,
SBS, unless exempted by law, has authority to approve and administer contracts
(contractor, construction manager, architect or engineer) for projects that are
$5,000,000 or more, which are awarded through negotiations instead of the bid
process. This type of alternative delivery method of contract shall be referred
to as "negotiated work".
4-701 PROJECT CRITERIA
(A) Agencies may utilize "negotiated award"
status for such projects, which include but are not limited to the following
criteria: Project's programming requires "Fast Tracking" ; traditional
design-bid-build process is less fiscally advantageous than negotiated work;
and negotiated work is more practical for project needs.
(B) Prior to utilization of negotiated award,
Agencies shall make a written request to the SBS Director for the use of
alternative methods and give justification for an alternative delivery method
pursuant to § 4-7 00. The SBS Director may
approve the request after reviewing the documents submitted. The Agency shall
cooperate with the SBS Director if more information is requested by the SBS
Director. If approved by the SBS Director, the Agency shall then submit the
project for review by the Arkansas Legislative Council No contract shall be
awarded without the approval of SBS and Legislative Council review.
4-702 SELECTIONS AND CONTRACT
AWARD PROCESS
(A) All selection processes
involving the Design Professional, contractor or contract manager shall be made
in accordance with §4-7 00.
(B) The pre-selection committee shall consist
of five (5) members. The SBS Director shall determine the two (2) members from
SBS. The respective Agency director shall determine the three (3) members of
the Agency.
(1) A request for proposals (RFP)
shall be made in accordance with § 4-7
00. The Agency shall prepare all RFPs. SBS shall approve the draft of the RFP
prior to its publication. RFPs for contractor's services shall have a statement
in regards to the state or federal prevailing wage.
(2) The pre-selection team shall meet at a
designated time and place to review the proposals. No more than five applicants
shall be selected. The Agency shall notify the finalists within 2 working days
of the selection determination.
(C) The final selection committee shall
consist of three (3) members of the Agency. The Agency director shall determine
the members of the final selection committee. The Agency shall notify SBS and
the finalists of the time and date that the final selection interviews will be
held. The Agency shall notify the successful finalist within 2 working days.
While SBS may attend the final selection meeting, it shall not vote in the
matter.
(D) The State reserves the
right to reject any and all proposals and to waive any formality in the
negotiation and award process.
(E)
Once the final selection is determined, the Agency may begin to enter into
final negotiations with the successful finalist. Nothing shall prohibit the
Agency from entering into negotiations with other finalists, if final
negotiations are not successful.
(F) Before SBS may approve any contracts:
(1) The contractor, engineer, architect, or
construction manager shall be licensed in accordance with
§4-700;
(2) Contract Documents
shall be review in accordance with §4-406
and §
6 -706
(3) The contractor or contract
manager (Refer to §4-315) shall submit a performance and payment bond(s);
and
(4) Insurance amounts and
processes relating to such shall be in accordance with § 4-318;
4-703 CONTRACT
OVERSIGHT
The Construction Section shall approve all payments and revisions
to the contract documents:
(1) Pay
Requests shall be in accordance with §4-403, unless exempted pursuant to
Ark. Code Ann. §
19-4-1415;
(2) Change Orders shall be in accordance with
§4-401;
(3) Construction
Observations shall be in accordance with §
6 -326;
(4) Close out procedures shall be in
accordance with §4-500 et seq.; and
(5) Liquidated Damages shall be in accordance
with §4-404.
SECTION SIX ARCHITECTURAL SECTION
6-100 DESIGN PROFESSIONAL SERVICES
SELECTION PROCEDURES
To ensure an equitable opportunity for all practicing design
professionals, SBS has initiated the following procedures that shall be
followed to select firms or individuals to perform professional services for
capital improvement projects. All agencies except as exempted by law, are
required to use the MSC. The State Architect or his designee will coordinate
selection of architects and related building consultants. Selection of
engineers and land surveyors, including mechanical, electrical, civil,
structural, geo-technical and environmental consultants, will be coordinated by
the State Engineer or his designee.
6-101 SELECTION AUTHORITY SCHEDULE
(A) Agencies' whose fund's have been
appropriated by the General Assembly to the Agency or appropriated to SBS for
specific buildings within Pulaski County shall have the responsibility for
selecting the Design Professional. Any questions regarding the interpretation
of this method should be directed to SBS, c/o the State Architect or the State
Engineer.
(B) Agencies desiring to
enter into professional services agreements wherein the contemplated fee,
exclusive of reimbursable expenses, are $5000 or less, may utilize a purchase
order for these services in accordance with Ark. Code Ann. §
19-4-1709(b)(9). Agencies may enter into such purchase order agreements without
prior approval of SBS. Such purchase order agreements shall not be placed on
the Professional Services Contract form PSC-1. Selection of the Design
Professional shall be in accordance with Ark. Code Ann. §
19-11-801.
If the Agency desires to have the agreement on the standard professional
services contract form, the Agency must follow the procedures outlined in
§ 6-102 through § 6-106.
(C) Agencies who contract for design
professional services under Ark. Code Ann. §
19-4-1415
are exempted from the selection methods found in the MSC.
6-102 AUTHORIZATION TO CONDUCT SELECTION
(A) Advertising shall not be implemented
until the Architectural Section or the Engineering Section has given approval.
Any Agency requiring design professional services or other appropriate
consultants, regardless of the nature of funding, shall submit by letter their
intentions, and request approval and "Authorization to Proceed" from the
Architectural Section or the Engineering Section, providing the following
information:
(1) Agency name and
project;
(2) Location of
project;
(3) Description of
services desired;
(4) Source of
funding;
(5) Description of the
work to be accomplished and approximate square footage where
applicable;
(6) Approximate time
frame for the anticipated need to start and complete the project;
(7) Agency Project Coordinator and telephone
number;
(B) Draft of
advertisement, name of papers advertising in, and deadline for submitting
advertisement. All placements should run on Friday, Saturday, & Sunday (3
days minimum) when possible.
(C)
The draft advertisement should contain but not be limited to the following
information:
(1) Advertisement cost billing
information from the Agency including the name, address, and phone number of
the purchasing official to which all invoices should be submitted;
(2) Notice to the Design Professional as
needed (i.e.: Architects, Engineers, Building Consultants, Environmental
Consultants or specialized fields such as Electrical Engineers);
(3) Name of the Agency, division, department
and location of the project;
(4) A
brief description of the project, including the approximate square footage for
new construction or renovations and the desired services;
(5) The desired deadline for responses to the
advertisement.
(6) A requirement
for respondents to include their general and specific experiences related to
the proposed project;
(7) A
requirement for respondents to list all current contracts they have with
agencies and higher education institutions in Arkansas;
(8) A requirement for respondents to submit
proof of professional liability and general liability insurance
coverage;
(9) A requirement for
respondents to list the size of their firm, a breakdown of their personnel and
resumes of key personnel who will be directly involved in the project. The firm
should also submit proof of registration by the appropriate licensing boards in
Arkansas;
(10) The name, address,
and phone number of the Agency person to whom the responses should be directed.
Include the number of copies of the submittals required by the Agency;
and
(11) Require one additional
copy of the response to be sent directly to the State Architect or State
Engineer or both.
6-103 PUBLIC NOTIFICATIONS REQUIRED
After approval by SBS to conduct selection procedures, the
selecting Agency shall be required to publish a notification that Design
Professional services are being solicited. A notice shall be published in at
least one (1) statewide newspaper for each project pursuant to the
advertisement criteria under §6-102(C). It shall run for 3 consecutive
days. Other publications, including but not limited to are the F.W. Dodge
Reports and Construction Market Data.
6-104 DESIGN PROFESSIONAL QUALIFICATIONS
The following are minimum qualifications required for Design
Professionals desiring working for the State:
(A) All Design Professionals shall
demonstrate their capability to perform the design of the project to the
satisfaction of SBS or their designee.
(B) All Design Professionals, except for
geo-technical engineers, whether prime or serving as consultants to the prime,
shall have in force a minimum of $500,000 in professional liability insurance
and proof of compliance shall be attached to all standard professional services
contracts.
(C) All Design
Professionals, whether prime or serving as consultants to the prime, shall be
licensed in their respective disciplines in Arkansas or shall be capable of
being licensed and shall do so immediately, with their respective licensing
boards, if awarded the project. Bid documents shall not be released to bidders
without Design Professional's Arkansas registration stamp or seal and signature
as evidence of compliance.
6-105 RESPONDING PROCEDURES
A minimum of ten (10) working days will be allowed for all
interested design professionals to respond in writing (FAX or telegram
communications are not acceptable) to the Agency indicating their interest in
providing professional services for the particular project published. Responses
shall be sent directly to the Architectural or Engineering Section, if
stipulated in the advertisement. EXCEPTION: Allow fifteen (15) working days for
projects that are large or complex and that might require the services of an
out-of-state design or consultant firm.
6-106 SELECTION METHOD
(A) After the response period, the receiving
Agency, if it decides to move forward, shall take the following actions:
(1) The Agency shall designate a Preliminary
Selection Screening Committee. This Screening Committee shall be composed of no
less than four (4) members, three (3) or more shall be from the particular
Agency desiring design professional services, and the fourth shall be the State
Architect or the State Engineer from SBS or their designee.
(2) The Preliminary Selection Screening
Committee shall meet at a designated time and place, and review all responses.
There shall be no more than five (5) finalists selected. A minimum of three
finalists may be selected for smaller, low budget projects. If five (5) or less
firms respond, the Agency may submit a written request to SBS for a waiver from
the pre-selection process provided the Agency agrees to interview all firms
that responded. If only one firm responded, the Agency may submit a written
request to SBS for a waiver of the pre-selection and interview process and may
begin negotiations with the firm that responded to the advertisement. The
Agency may also request authorization to begin the selection process
over.
(3) All responding applicants
shall be notified by mail within three (3) working days of the selection
results, naming the finalists for the final selection.
(4) The Final Selection Screening Committee
shall be made up of the Preliminary Selection Screening Committee minus the
representative of SBS. The representative of SBS is allowed to sit on the Final
Selection Screening Committee by request of the Agency; however, he shall not
have a voting power. SBS shall be notified in writing of the selection made by
the Final Selection Screening Committee.
(5) The final selection shall be made by the
Agency in an open public hearing from the finalists selected by the Preliminary
Selection Screening Committee. Notice of said hearing shall be mailed to the
finalists notifying the respective finalists of the time and location of the
interview at least ten (10) days prior to the hearing. All applicants shall
submit data concerning consultants and/or parties to be used for the project.
Exception: Allow fifteen (15) working days for projects that are large or
complex and that may require the services of an out-of-state design or
consultant firm.
(6) Each finalist
shall be given a specific time to make his presentation and a time schedule to
follow. The order of presentations shall be determined by random drawing during
the preselection process.
(7)
Preliminary designs or suggested designs shall not be permitted during the
selection process and shall be grounds for disqualification.
(8) The Agency shall forward the name of the
Design Professional selected to SBS within 24-hours after the personal
interview is conducted by the Agency. This notification will become part of the
permanent record and the Agency shall notify all applicants of the result of
the interviews. With the notification to the selected design professional, the
Agency shall initiate a contract with the Design Professional and submit it to
the Construction Section for review, approval, and processing. (Refer to §
4-501).
6-200
STANDARD FEE SCHEDULE FOR PROFESSIONAL SERV
ICES
The fees in these schedules are the maximum that will be allowed
and are considered necessary for the performance of adequate professional
services, unless exempted by law. Any increase beyond the scope of the fee
schedule must be jointly approved by the State Architect or State Engineer and
the Director. Refer to §6-223 and 7-203 for schedules.
6-201 DESIGN PROFESSIONAL'S BASIC SERVICES
DEFINED
(A) Basic services, when referred to
in the following fee schedules, shall be defined as follows and include all the
services of the architectural, civil, mechanical, electrical, and structural
consultants under one (1) base fee. For review of funding and Agency programs
refer to §§ 6-302, 6-303 and 6-304.
(1) Estimate of probable construction cost.
Provide a separate line item for each of the technical specification
divisions.
(2) Schematic
design.
(3) Design development,
including an estimate of the annual operation costs of all utilities, using
industry standard average energy use for the building type.
(4 ) Seismic Design as required for projects
to comply with Arkansas laws and the current Arkansas Fire Prevention Code in
Seismic Zone 1 Counties only.
(5)
Construction bid documents.
(6 )
Agency reviews as applicable, which includes but is not limited to, SBS, State
Fire Marshall and the State Health Department.
(7 ) Advertisement, bidding of project, and
contract negotiations as required to conform to the project funding per §
6 -215.
(8) Periodic construction observation (site
visits) by the prime Design Professional and all consultants at key critical
times, for that applicable portion of the work for which they are involved,
during construction and construction administration, including:
(a) Contract, bonds, insurance requirements
review, coordination of contract documents and processing to SBS;
(b) Shop drawing and material submittal
reviews by the appropriate Design Professional or consultant;
(c) Periodic observation reports, a minimum
of one (1) per month, complying with §
6-3
26, "Design Professional Observation Requirements", prepared by the Design
Professional and his consultant and furnished to the Agency and the
Construction Section;
(d)
Processing of Contractor's monthly pay requests (see § 4-600) and
observation field report submittals to SBS, submitted monthly on forms approved
by the Construction Section.
(e)
The appropriate Design Professional or Consultant shall monitor and ensure that
all Agency operations/orientation/training or equipment manuals, or all, are
submitted, reviewed, approved and transmitted to the Agency.
(f) Receive for the Agency from the
Contractor, "record" drawings and all project close-out items pursuant to
§ 4-500 through § 4-504.
(g) Follow up inspection by all parties
within thirty (3 0) days prior to
the expiration of the one (1) year Contractor's Warranty.
6-202 ARCHITECTURAL AND
BUILDING RELATED ENGINEERING (CIVIL, STRUCTURAL. MECHANICAL AND ELECTRICAL)
SERVICES FEES
(A) Fees shall be based on the
Architectural/Engineering Services Fee Schedule Chart (§ 6-223). This fee
chart is to be used for all building related Architectural, Civil, Structural,
Mechanical, and Electrical Design Professional Services. These fees shall be
considered part of "Basic Services" for a project as defined in §
6-201.
(B) Fee Chart § 6-223
shall be used to determine the base fee, which includes all building
consultants noted above, computed on the basis of the design professional
providing all basic services, as defined in this Standards and Criteria manual,
times a percentage of the total construction cost. Fees are determined on the
basis of lower fees for larger project costs and higher fees for smaller
project costs and more complex projects.
(C) SBS requires that these base fees shall
include the "full services" (unless otherwise negotiated) of all normal
consultants, i.e., civil, architectural, structural, mechanical, and
electrical, per § 6-201.
(D)
Note: All standard professional services contracts, negotiated as a percentage
of construction cost, shall pay compensation to the Design Professional on the
basis of actual construction cost, including all negotiations and change orders
through final acceptance and payments to the contractor. Estimated construction
cost, as approved by the Agency, shall be used until the bids are accepted, or
if the project is canceled.
6-203 OTHER DESIGN PROFESSIONAL SERVICES
For boundary or topographical land survey services refer to
§
7 -201; for Geo-technical
engineering services, refer to §
7 -202; for civil and
environmental engineering services, refer to §
7 -203; for building related
civil, structural, mechanical and electrical engineering services, refer to
§
7 -204; for seismic design fee
allowance refer to §
7 -205 and for asbestos
consultant fees refer to §7-206
6-204 SEISMIC DESIGN FEE
ALLOWANCES
(A) For projects requiring seismic
design and certification to comply with Arkansas laws and the current Arkansas
Fire Prevention Code, fees may be increased, with the approval of the State
Architect, as follows:
(1) Arkansas Seismic
Zone 1 Counties: Basic services as defined under §
6 -200, §
6 -201.
(2) Arkansas Seismic Zone 2 Counties:
Multiply base fee only, up to 1.04, maximum.
(3) Arkansas Seismic Zone 3 Counties:
Multiply base fee only up to 1.05, maximum.
(4) Where applicable, the multipliers may be
used to compute the seismic design allowance in Zones 2 and 3 only. These
allowances shall be listed under the base fee shown on the standard
professional services contract under "Compensation" as: Seismic Design Fee
Allowance, "Zone 2" (or "3") = $ (Amount). Do not list as a combined
fee.
(B) Compliance with
all applicable seismic design building codes shall include all SBS' defined
structural and normal non-structural elements. Refer to §
6 -306.
(C) Additional Services for Non-Structural
Elements (All Zones). Earthquake resistant design of specific,
"out-of-the-ordinary" items or equipment not listed, may require "additional
services" on the standard professional services contract, unless otherwise
negotiated, for these non-structural seismic design bracing details. These
"additional services", may be negotiated on an hourly, lump sum, or percentage
of construction cost agreement when approved by the State Architect.
(D) Additional Services for Dynamic
Structural Analysis: Should dynamic structural analysis be required for the
seismic design of a structure to meet all applicable building codes, this
analysis shall be considered an "additional service" under the standard
professional services contract or its attachment, unless otherwise negotiated.
This expense shall not be incurred without the approval of SBS.
(E) A Seismic Zone Map, defined by county,
has been provided at the end of the Section for your information on page
6-88.
6-205 SPECIALIZED
CONSULTANTS
Fees may be negotiated on a percentage of construction cost, lump
sum, or hourly fee (not to exceed) agreement with approval by SBS. Specialized
consultants could include the following specialized fields including but not
limited to: acoustical, theatrical lighting, parking, food service, solar,
computer, parks, museum, landscaping, graphic, geo-technical, testing, land
surveying, and land planning.
6-206 INTERIOR DESIGN SERVICES
A basic interior design service fee not to exceed ten percent
(10%) maximum of the total cost of all furniture, draperies, equipment,
fixtures, paintings, artifacts, and the like, including planning and
observation of placement and installation of same, shall be used by all
agencies. Extra services desired by the owner shall require prior approval by
the State Architect. Include all "Interior Design Fees" under "compensation" in
the Professional Service Contract and list as "Additional Services".
6-207 ON-CALL PROFESSIONAL
SERVICES CONTRACTS
(A) In some instances, an
Agency or educational institution may elect to enter into an On-Call standard
professional services contract with an architect, engineer, or consultant. Do
not use the phrases "Indefinite Delivery or Open End when referring to On-Call
contracts. The use of these phrases implies that these contracts will not end.
State contracts must have a finite term and cost. All on-call contracts and the
selection of the design professional shall be only as approved by the State
Architect or State Engineer, and must follow all MSC regulations, regarding
plan review submissions for tracking projects to ensure funding. All reports,
studies, budget cost estimates and the like produced under these contracts
shall be submitted to SBS in the same manner as plan reviews. Failure to do so
may result in forfeiture of fees.
(B) These on-call contracts are to provide
professional services for small projects and additions, particularly renovation
and maintenance type projects. These contracts may be amended, as required, to
be in force a maximum of four (4 ) consecutive
years. At the end of the four-year period, a new selection process shall be
initiated in order to allow other equally qualified firms to submit proposals
and be selected based on their overall qualifications.
(C) Fees for design professional services for
each individual project should be based on a percentage of construction cost,
lump sum, or an hourly (not to exceed) type contract. Fee payments should be
closely audited to ensure they do not exceed the SBS' recommended maximum
allowable fee (refer to Fee Chart,
6 -223). Terms for On-Call
contracts must remain the same for the duration of the contract.
6-208 LUMP SUM OR HOURLY FEES (NOT
TO EXCEED)
As an alternative to the fees as a percent of construction cost
set forth in §
6 -202, § 6-203, and §
6-223, the Agency may negotiate a lump sum or hourly (not to exceed) fee
contract, subject to approval by SBS. The lump sum or hourly (not to exceed)
fee should be based on the estimated construction cost, which is applied the
percentages set forth in § 6-223 or, a lesser percentage figure may be
used if SBS determines that portions of the design work can be furnished by
other qualified sources. When a lump sum or hourly (not to exceed) fee basis is
contemplated, then public notification to Design Professionals should so
state.
6-209
ADDI TIONAL SERVICES FEES
(A) Fees for "Additional Services" may be
based on lump sum or hourly (not to exceed), unit prices. "Additional Services"
fees shall be agreed upon in writing prior to the encumbrance of
expense.
(B) Multipliers for
additional services may not be used in an attachment to a professional services
contract or invoice for services unless approved by the Agency and SBS in the
initial standard professional services contract. Design Professionals may
include a "multiplier" only where "above normal and lengthy" coordination of
the additional services of outside specialized consultants is involved and
approved by the Agency. This multiplier shall not exceed 1.20 times actual cost
and should be clearly stated in any invoices for payment.
(C) Multipliers shall not be applied to
equipment, material, or incidentals furnished to complete a project. Only
consultant or personnel charges are applicable.
6-210 MULTIPLIERS FOR REIMBURSABLE EXPENSES
(A) Certain contracts, such as the AIA
Document B151, "Abbreviated" "Standard Form of Agreement Between Owner and
Architect", provide for the use of multipliers when computing the expenses
incurred by the Architect (Design Professional), his employee, or consultants.
Multipliers shall not be used when submitting invoices without the written
agreement of the Agency and SBS during the initial preparation of a standard
professional services contract. Multipliers up to a maximum of 1.20 times
actual expenses for the procurement, coordination, and review of the work
required such as legal surveys, geo-technical services, specialized consultants
requested by the Agency, and the like, may be used only if acceptable to the
Agency and SBS, and are clearly stated and referenced to the standard
professional services contract in an attachment.
(B) Reimbursable expenses for material items,
printed materials, and reproduction of plans and specifications, testing lab
fees, or Agency review fees shall not be billed or invoiced with any
multipliers. Invoices are accepted for actual expenses incurred only.
6-211 ACCEPTABLE/ALLOWABLE
REIMBURSABLE EXPENSES
(A) Certain expenses
will be incurred during a construction project, which may need to be included
in all standard professional services contracts and also included as allowances
in the design professional's contract under "Reimbursable Expenses", such as:
(1) Reproduction of design and bid documents
(blueprints, printing, electronic media, cost, and the like). NOTE: These
expenses to the Agency are limited to those provided the review agencies during
the design review phases of the project, the minimum number of set required to
bid the project subject to approval of the Agency, and the minimum numbers of
sets to be furnished to the successful contractor (per 6-324). This includes
all bid documents, drawings, specifications, addenda, negotiated changes, and
change orders. Sub-contractors and suppliers requesting additional copies shall
be responsible for all printing and shipping costs. The Design Professional
shall furnish documentation of all printing and delivery cost.
(2) Land and topographical surveys.
(3) Geo-technical soils testing services and
material testing (soils compaction, asphalt, concrete, and similar testing
services).
(4) Agency review fees,
(example, Health Department plan reviews.)
(5) Out of state travel expenses, including
airfare, lodging, meals, ground transportation, parking and tolls, for in-state
design professionals when specifically requested by the Agency. Reimbursement
rates shall be subject to the guidelines published by DF&A for out of state
travel by state employees.
(6) In
state travel expenses, including airfare, lodging, meals, ground
transportation, parking and tolls, for out of state design professionals and
out of state specialized consultants when specifically requested by the Agency.
Reimbursement rates shall be subject to the guidelines published by DF&A
for out of state travel by state employees
6-212 UNACCEPTABLE MILEAGE. TRAVEL, FAX,
TELEGRAM, OR LONG DISTANCE TELEPHONE EXPENSES
(A) Professional service contract and/or
invoices for services shall not list any of the following as a "Reimbursable
Expense":
(1) Mileage to and from a project
site at any time.
(2) Any other
connected travel expenses such as meals, lodging, and parking. (except for
out-of-state travel when specifically requested by the Agency).
(3) Facsimile communications (fax).
(4) Long distance telephone
expenses.
(5) In-house computer or
CAD time or equipment expense.
(6)
Telegrams.
(B) This
applies to all design professionals and consultants, including geo-technical
consultants, whether in-state or out-of-state. These expenses are considered
normal overhead costs covered in the contract agreement, and are not
reimbursable expenses.
6-213 PROGRESS PAYMENTS TO THE DESIGN
PROFESSIONAL (RENDERING OF COMPENSATION)
(A)
While contract requirements may vary greatly, a mutually agreed upon Method of
Rendering of Compensation shall be established in the standard professional
services contract, under Section V, "Rendering of Compensation, " or in a
separate attachment. Compensation may be paid monthly or in stages of
completion, but compensation or invoices may not be paid or processed until an
Agency has received that portion of work.
(B) In a normal, average construction
project, compensation for services and reimbursable expenses may be paid at the
end of the following stages:
(1) Schematic
Design: Up to 15% of fee (after completion of First Plan Review).
(2) Design Development: Up to 50% of fee
(after completion of the Intermediate Plan Review, where applicable).
(3) Construction Documents: Up to 75% of fee
(after completion of Final Plan Review).
(4) Bidding, Negotiations, Award, Contract
Administration: Up to 80% of the fee.
(5) Construction Administration through the
final inspection and final punch list preparation up to 95% of fee.
(6) Project Closeout: Up to 100% after
processing final pay request and project closeout items (Maximum 45 days).
(Refer to §4-500 through §4-503)
(C) Contracts or invoices shall not exceed
percentages set without SBS' approval. Any supplemental contracts (such as AIA
Owner/Architect Agreements) listed as an "Attachment" to the standard
professional services contract shall agree as to language and intent for all
compensation, reimbursables, multipliers, and the like, noted.
6-214 PROJECTS WITH FIXED LIMITS
OF CONSTRUCTION COST
(A) Where applicable, the
Agency and the Design Professional may jointly agree to a fixed limit of
construction cost as a condition of a standard professional services contract
between the Agency and the Design Professional. If such a fixed limit has been
established, the Design Professional and the Agency will cooperate to mutually
agree with the State Architect, or the State Engineer, or both on contingencies
for design, bid climate and price escalation, on building program scope,
construction materials, equipment, component systems, and types of construction
to be included in the contract documents.
(B) The fixed limit of construction cost
shall be included with all plan review submittals to SBS. The fixed limit of
cost shall be stated in bold letters on the cover sheet of all documents
submitted for review. The cost shall be stated in the following manner, "FIXED
LIMIT OF CONSTRUCTION COST = (enter dollar amount)." This statement shall be
removed from the documents prior to publishing for bids. Budgetary concerns by
all parties shall be resolved during program review and the schematic design
phase, before the first plan review submittal to SBS.
(C) Where this fixed limit of construction
cost is exceeded, the Design Professional shall, without additional
compensation, modify the construction documents as necessary to comply with the
fixed limit, if provided under the terms of the standard professional services
contract.
6-215 PROJECTS
EXCEEDING CONSTRUCTION FUNDING AFTER BIDDING
(A) When it becomes apparent, after bids have
been opened and reviewed, that the project cannot be awarded because of budget
overruns, and that bids exceed the maximum allowed for negotiations pursuant to
Arkansas laws, the Design Professional shall initiate the following steps:
(1) Meet with the designated project
coordinator of the Agency or campus to review bids, budgets, program, and
Owner's needs, within seven (7) working days.
(2) Review project costs with bidders for
areas of possible savings or cost reduction. Analyze areas of excessive
cost.
(3) Review project with the
Agency's Project Coordinator(s), the State Architect, the State Engineer, and
the Construction Section's Administrator to resolve project status as quickly
as possible.
(4) Modify bid
documents as approved and directed by all parties and resubmit two (2) sets of
the bid documents to the Architectural Section for review, comments, and
approval for re-bidding.
(5) Re-bid
project. Coordinate bid date with the Construction Section.
(6) The Design Professional may be required
to re-design the project for re-bid without additional compensation. Additional
redesigns beyond one (1) re-bid shall be eligible for additional compensation
subject to the approval of the State Architect, the State Engineer or
both.
(B) Other than
reimbursables for printing costs, no additional compensation for re-bidding
will be allowed unless approved in writing by SBS.
6-216 OMISSIONS AND ERRORS IN CONSTRUCTION
DOCUMENTS
(A) Omissions, or errors, or both in
construction documents often arise from unrealistic project schedules, lack of
communication, failure to coordinate, review, or edit construction documents
accordingly, as well as many other shortcomings in the design and construction
process.
(B) The Agency project
coordinator should work closely with the chosen design professional to set
realistic project schedules which allow time for review and coordination by all
parties, particularly during the scheduled SBS plan reviews.
(C) Failure to include necessary construction
detailing, lack of coordination in the architectural, civil, structural,
mechanical, electrical, and other, portions of the drawings and specifications,
may result in costly change orders.
(D) If these change orders are reasonably
attributed in whole or part to errors or omissions on the part of the design
professional or his consultants, the Design Professional shall without
additional compensation (to the degree the change orders are responsibly
required because of the errors and omissions of the Design Professional),
correct or revise all errors or omissions in its designs, drawings,
specifications and other services, and prepare construction change orders to
effect corrective work. Good judgment and fair practice should be exercised by
all parties in making these types of decisions. The State Architect, State
Engineer and the Administrator of the Construction Section will review all
decisions respectively.
(1) An omission of an
item (such as a flagpole inadvertently left out of a set of project bid
documents) which would have otherwise been included in the base bid for the
project should not be used to penalize the Design Professional. However, if
remedial work to the landscaping or concrete paving is needed to allow for
installation of the flagpole at a later, less opportune time in the course of
construction, then the Design Professional may be held responsible for these
remedial costs (assuming the Agency has reasonably documented this requirement
during preparation of bid documents for the project).
(2) In general, when additional costs are
incurred in a construction project, which are directly attributed to negligent
errors or omissions or both on the part of the Design Professional, said Design
Professional may be required to bear some or all of the costs for remedial work
needed to correct these negligent errors or omissions. The Design Professional
should work closely with the Agency and the General Contractor to ensure that
all errors or omissions or both are corrected in a timely manner, before any
remedial costs are incurred, to contain and reduce change order costs. Errors
and omissions should be resolved between the Agency and the Design Professional
whenever possible, and as quickly as possible.
(3) The Administrator of the applicable
section(s), shall have the authority to settle or resolve disputes concerning
errors or omissions in a set of bid documents prepared for any Agency project
utilizing professional judgment and accepted standards of care required of
Design Professionals.
(4) Any
dispute involving negligent omissions, errors, or both not resolved by the
Agency and the Design Professional shall be submitted to SBS. Either party may
then request a conference review with SBS and the other party to attempt to
resolve the issue.
(5) Change
Orders required as a result of an error, omission, or both may not be eligible
for Design Professional fee compensation. For omissions, the Design
Professional may be assessed a percentage of the cost of the change order,
subject to SBS approval as determined in 6-217 (D), to cover the additional
cost of the work due to failure to include the work in the original bid
package. For an error, the Design Professional may be assessed the full cost of
the change order, not as punishment, but in fulfillment of the principal of
betterment, that the owner should not be required to pay twice for the same
element of construction.
6-217 DESIGN PROFESSIONAL'S LIABILITY
INSURANCE
(A) The Design Professional shall
carry professional liability insurance covering negligent acts, errors and
omissions. Include a copy of the current certificate of insurance as an
attachment to the standard professional services contract. The minimum policy
value shall be $500,000 except that the value shall be increased to a minimum
of $1,000,000 for projects where the estimated construction cost is between
$5,000,000 and $20,000,000. For projects exceeding $20,000,000 in estimated
construction cost, the policy value shall be a minimum of 5% of the estimated
construction cost. The Design Professional may utilize a Project Specific
Professional Liability Policy for projects exceeding $5,000,000 in estimated
construction cost. The Design Professional shall be required to disclose the
size and nature of all pending claims against his liability insurance during
the negotiation phase. The Design Professional shall maintain this insurance in
force after the completion of the services under the contract for a period of
one (1) year after substantial completion of the construction.
(B) Neither SBS' nor the Agency's review,
approval, acceptance of, nor payment for, any of the services required shall be
construed to operate as a waiver by the Owner of any rights or any cause of
action arising out of the Contract. The Design Professional shall remain liable
to the State for reasonable project costs, which are incurred by the State as a
result of negligent acts, errors, or omissions, or both on the part of the
Design Professional. This liability shall extend to the Prime Design
Professional's subcontractors and consultants in the performance of any of the
services furnished.
(C) The Design
Professional may be held responsible for reasonable project costs resulting
from its professionally negligent acts, errors, omissions, or other breaches of
the applicable standards of care established by Arkansas laws or regulations.
Liability may include, but not be limited to, the Design Professional's own
cost of for labor and other in-house cost, any resulting Contractor Change
Order cost including demolition, cutting patching, repairs, or modification of
work that is already in place. The Design Professional may also be held
responsible for any Contractor or Owner delays or damages, and any judgment,
fines, or penalties, against the Agency resulting from the Design
Professional's professionally negligent acts, errors, omissions, and other
breaches of the applicable standards of care.
(D) However, the Design Professional may not
be held responsible for the cost of the correct equipment or system which
should have been originally specified, except that the Design Professional
shall be responsible for any increased cost, whether the result of inflation,
reordering, restocking or otherwise of incorporating the corrected work into
the Contractor's Change Order
(E)
Upon determination that there may be Design Professional financial
responsibility involved, the Design Professional shall be contacted by the
Agency. The Design Professional shall be advised of the design deficiency,
informed that it is the Agency's opinion that the Design Professional may be
financially responsible, and requested to provide a technical solution to the
problem, including a cost estimate. The Design Professional shall be given the
opportunity to take the measures necessary to minimize the consequences of such
defects within a timely manner without jeopardizing the integrity of the
project. The Agency Project Coordinator shall promptly inform SBS of the issue
and shall keep SBS informed until the issue is resolved.
(F) If the Design Professional refuses to
cooperate in the negotiations, the Agency shall have the right to proceed with
the remedial construction and/or change order negotiations without the Design
Professional. Disputes shall be resolved as set forth in the Standard
Professional Services Contract.
(G)
Alternatively, the Design Professional may discharge its financial
responsibility through negotiations with, and direct payment to, the
Contractor. This action must be participated in and approved by the
Owner.
6-218 OTHER
INSURANCE REQUIRED OF THE DESIGN PROFESSIONAL
(A) Prior to the start of any work under the
Professional Services Agreement, the Design Professional shall provide to the
Agency Certificates of Insurance forms approved by the State and shall maintain
such insurance until completion of all work under the agreement. The minimum
limits of liability shall be as follows:
(1)
Worker's Compensation: Standard Arkansas Workers Compensation Policy with
statutory requirements and benefits.
(2) Employers Liability:
|
$100,000 minimum.
|
(3) Broad Form Comprehensive General Liability:
|
$1,000,000 minimum
|
Combined Single limit coverage. The State shall be named as an
additional insured with respect to the services being provided. The coverage
shall include but not be limited to premises/operations liability, Products and
completed operations coverage, independent contractors liability, owners and
contractor's protective liability, personal injury liability.
(4) Automobile Liability:
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Arkansas Statutory Limits
|
6-219 PROFESSIONAL SERVICES CONTRACT
(A) Selection of architect, engineers, land
survey, and other related building consultants shall be coordinated and
verified by the State Architect or State Engineer. When the Agency has
completed the selection process then the agency shall prepare a standard
professional services contract. All basic compensation items, compensation for
additional services, and reimbursable expense items, shall be carefully
reviewed by both the Agency and design professional before signing the standard
professional services contract. The signature page of this form shall be the
only signature page in the agreement. Delete or strikeout the signature pages
from all attachments to avoid confusion. Upon request, the State Architect or
State Engineer or both are available for contract draft reviews between the
Agency and the design professional.
(B) For Compensation and Reimbursable
expenses, see §6-200 et seq. and §7-200 et seq. Additional services
of the Design Professional may be based on a percentage of construction cost,
lump sum or hourly fee with a not to exceed amount stated on the
contract.
(C) All standard
professional service contracts shall be submitted to the Architectural or
Engineering Sections. Contracts or amendments expected to receive Legislative
review must have attached appropriate information regarding the contract or
amendment justification. Contracts shall also contain disclosure forms and
documents pursuant to EO 98-04, Appropriate information includes but is not
limited to: Agency name; project description; construction and Design
Professional funds; # of standard professional services contracts; identify
Design Professional and the objectives and scope; Design Professional fees;
estimated construction cost; contract control number; amendment compensation
with explanation; Design Professional reimbursables with breakdown; contract
extension date; name of the contractor; contract amount and change orders.
Contracts shall be completed in its entirety prior to submission for review.
Particular attention will be given to areas concerning "Calculations for
Compensation" and "Description of Services to be Provided. New contracts or
amendments to contracts shall be submitted to the Architectural or Engineering
Sections seven (7) working days before the deadline as set by the Department of
Finance and Administration.
(D)
Failure to meet the above schedule for review and approval can cause a delay of
30 days or more for legislative review. All standard professional services
contracts $25,000.00 require Legislative review. The standard professional
services contract form takes precedent over any and all attachments regarding
time, funds, and compensation. After approval by the Department of Finance and
Administration one (1) copy will be sent to the Construction Section;
distribution of other copies will be as designated by the Department of Finance
and Administration.
6-220 ATTACHMENTS TO THE PROFESSIONAL
SERVICES CONTRACT
(A) Agency and Design
Professionals may wish to add attachments to the standard professional services
contracts. These attachments may be used to clarify the extent of the
professional services, either basic or additional, for the Agency and the
Design Professional. When Agencies and Design Professionals wish to add
attachments to the standard professional service contract, the following shall
be done:
(1) Attachments shall be referenced
Attachment "A", "B", "C", and the like, and referenced on page two of the
contract under "Objectives and Scope".
(2) Attachments shall be neatly typed
additions or the Agency and Design Professional may choose to use the standard
American Institute of Architects "Abbreviated Standard Form of Agreement
Between the Owner and the Architect", the Engineers Joint Council on
Construction Documents "Standard Form of Agreement Between Owner and Engineer",
or other documents approved by SBS. (SBS neither endorses nor rejects the use
of these documents.) If these documents are used, they shall be carefully
edited to fully agree with the standard professional services contract,
Arkansas laws and regulations including the MSC regarding allowable fees,
compensation, multipliers, acceptable reimbursable expenses, and the like, and
the services to be provided under the contract. Hourly rates and attachments
shall remain in place for the duration of the contract, subject to annual or
biennial review and negotiations. The language contained within the standard
professional services contract shall take precedence over all
attachments.
(B) In
addition, the SBS "Basic Services Defined" (refer to § 6-201) shall be
attached to, or added under the AIA contract, Article 12, "Other Conditions or
Services." All contracts shall adhere to the SBS "Basic Services Defined" as a
condition of the contract.
6-221 AMENDMENTS TO PROFESSIONAL SERVICES
CONTRACT
(A) Any modification to an existing
standard professional services contract requires the submission of an
"Amendment" for approval by all parties, as per the original contract,
including, but not limited to, changes in the project cost and scope of the
project, fee or hourly rate adjustment, reimbursable expenses or additional
services adjustments, contract extension, funding change (character code), and
additional sub-consultants.
(B) The
base fee in a standard professional services contract will normally remain
constant for the duration of a project. However, if the funding or scope of the
project changes significantly enough to reduce or increase the base fee allowed
by the SBS Standard Fee schedule (see § 6-223), then the standard
professional services contract shall be amended by both parties to reflect the
new base fee agreement, and submitted for approval.
6-222 FEE SCHEDULE CHART (SEE PAGE
6-89)
6-300 PROCEDURES FOR PROJECT
DEVELOPMENT AND CONSTRUCTION
Outlined below are the steps that will normally be followed in
the development of a building project from inception to acceptance by SBS. In
individual cases there will, of course, be a variance from the procedures shown
below. It is anticipated that these will be the exception rather than the rule.
Refer to § 3-100 through § 3-102 for building or site acquisitions;
§ 6-100 for design professional selection; and § 7-301 for boundary
and topographic land surveys; §7-302 for geotechnical services;
§7-400 for the recommended grading standards; §7-600 for mechanical
and electrical requirements for buildings; and §7-900 for issues
concerning asbestos in buildings.
6-301 INITIATION OF PROJECT
The Agency notifies the State Architect or State Engineer or both
of its intent to do construction or improvement work.
6-302 FEASIBILITY STUDY REQUIREMENTS
(A) A feasibility study may be required to
determine the initial building program needs, property requirements, probable
construction cost and site improvement costs. The study may include but not be
limited to other non-construction cost such as financing cost, design service
fees, equipment cost, furnishing cost, and contingency cost in order to
determine if a project is economically feasible and if adequate source of
funding is available.
(B) The
feasibility study should determine site selection needs, such as property size,
zoning, utilities, acquisition costs, flood plain management, drainage costs,
environmental review, pedestrian and vehicular access, parking needs, and
storage needs as applicable. Building size and area requirements for all
functions including the electrical, lighting, heating, cooling, and building
system requirements should be addressed. Estimated construction, operation, and
utility costs based on square footage and specific development costs, should be
computed. Operational and staffing cost for security, maintenance, janitorial
and building operators should be included on a cost per square foot basis as a
part of the study. The study should include a brief discussion of the
requirements and possible solutions for each area along with a line item cost
estimate for each area. Consideration should be given to future expansion
capabilities in all cases. The feasibility study should be used as a basis to
help establish funding and to guide the Agency's Project Coordinator in
selection of, and directing the work of, the appropriate Design
Professional.
(C) Design
Professionals shall be selected in accordance with the MSC (refer to §
6-100 et seq.). The Agency shall obtain approval from the State Architect or
the State Engineer prior to initiating a feasibility study with outside
consultants or design professionals.
6-303 PROGRAMMING
(A) Unless otherwise negotiated, basic
programming costs for a project are not covered under basic services provided
in a standard professional services contract. SBS requires that the Agency
provide the Design Professional with a minimum program of all project
requirements, including site and building requirements, a program of required
spaces, their approximate size or square footage, and all needed functions
required for the building or project site, including all basic electrical,
lighting, heating, cooling, and building system requirements. This information
should be provided prior to negotiating a contract with the Design
Professional. Copies of this information shall be included in the first review
submittal to SBS for informational purposes.
(B) If the Agency cannot provide a minimum
program as described above, the Agency may include under "Additional Services"
to standard professional services contract, a "not to exceed" cost for
programming. This should be invoiced per the number of actual hours spent in
preparation of the program, up to the "not to exceed" cost stated in the
contract. The Agency should only incur this expense with the approval of the
State Architect, or the State Engineer, or both.
(C) When programming is provided by the
Agency, review and needed corrections and compilations to the overall building
program for site analysis and the addition of circulation space, mechanical
equipment space, ancillary and storage space, and the like, as well as review
and coordination of all electrical, lighting, heating, cooling, and building
system requirements, shall be considered part of the Schematic and Design
Development Phase furnished under basic services, unless otherwise approved by
the State Architect, the State Engineer, or both. A copy of the program
approved by the Agency Project Coordinator shall be included in the First Plan
Review submittal to SBS.
6-304 FINANCING AND CONTINGENCY BUDGETING
"Authorization to Proceed" with the project will be given to the
Agency concerned, providing appropriate funding is available for the project.
It is recommended that all cost estimates for construction, all projected
building costs, and all methods of finance include a contingency fund.
Contingency funds should be used to offset inflation, unforeseen expenses,
and/or cost overruns on construction projects. Items that could or may be
covered by a contingency fund are unexpected utility work or relocation,
damaged roof decking replacement, rock excavation, and the like. Contingency
funding normally should not exceed 10% and should depend on the cost and
complexity of the project, with a proportionately smaller amount as project
budgets increase. While 5 to 10 percent may be necessary on low cost projects,
this percent may be excessive on higher cost projects (1-1/2 to 2-1/2 percent
may be sufficient). Overall building budgets should be reviewed with the State
Architect, State Engineer, or Design Professional chosen to perform the work.
Contingency funds are not set up to cover the cost of errors in design and
construction by the Design Professional, or for lack of coordination on their
part, which requires remedial work during completion of construction. Refer to
§ 6-216 for Errors and Omissions as defined by SBS.
6-305 PROJECT COORDINATOR
(A) The Agency shall assign a Project
Coordinator. Name and position of Project Coordinator shall be submitted to
SBS, on a form approved by SBS, for record with the First Plan Review
submittal. Project Coordinator shall not be changed without written notice to
SBS.
(B) The responsibilities of
the Project Coordinator shall cover the following:
(1) Allow the Agency to work closely with the
Design Professional.
(2) Cooperate
with SBS in all design and budget decisions, including compiling and approval
of the Agency's program for the project and approval of the estimated
construction cost at each plan review submittal.
(3) Help make decisions regarding programming
and operational restraints to best benefit the Agency and to bring the scope of
the project within the estimated construction cost as submitted by the Design
Professional and approved by the Agency.
(4) Be aware of the project status at all
times. Attend all meetings and keep records accordingly.
(5) Keep the Agency Director advised as to
the project progress at all times.
(6) Maintain adequate records of the project
for future use, including plans, specifications and record drawings.
(7) Serve as the Agency primary contact
regarding all matters concerning the Capital Improvement Project.
(8) Pre-review all submittals from the Design
Professional prior to forwarding to SBS for review. The Project Coordinator
shall ensure that all submittals meet the project requirements as defined for
the Design Professional and as required for an SBS submittal (refer to §
6-318 through § 6-321).
(9)
The Project Coordinator shall forward all submittal data to SBS along with any
comments or supplemental instructions issued to the Design Professional. If the
Agency has no comments to forward, the transmittal letter should include a
statement to the effect that the submittal generally meets the scope of the
project as defined to the Design Professional. Ensure that all submittals are
forwarded to SBS in the order that meets the Agency's priority needs. This will
prevent SBS from reviewing a low priority project that has been submitted
directly by the Design Professional.
(10) The Project Coordinator shall receive
and review all comments regarding the submittal review by SBS and shall be
responsible for distribution of these comments to all appropriate parties. The
Project Coordinator shall ensure that the Design Professional responds to all
comments in writing and notify the Design Professional and SBS in writing if he
disagrees with a comment or a response. Responses shall be included with the
next submittal package. It is acceptable and encouraged to include the direct
responses from the Design Professional to the SBS comments. It is the Project
Coordinator's responsibility to ensure that each comment is addressed and to
his Agency's satisfaction.
6-306 POLICY CONCERNING EARTHQUAKE RESISTANT
DESIGN FOR PUBLIC STRUCTURES
(A) All design
professionals shall comply with all Arkansas laws and regulations, including
but not limited to the Arkansas Fire Prevention Code in regard to seismic
design.
(B) Compliance with
applicable seismic design building codes shall include all SBS defined
'structural" and "non-structural" elements.
1)
"Structural elements" are defined as all structural load carrying members of a
building or structure required to transmit loads (forces) within the building
or between the building and ground.
2) "Non-structural elements" are defined as
items such as normal interior non-bearing walls and partitions, mechanical and
electrical equipment machinery bracing, suspended ceiling framing systems,
light fixtures, piping, conduit, and air handling ducts, and the
like.
(C) Refer to
§ 6-207 and § 7-205, Seismic Design Services, regarding "additional
services" for dynamic structural analysis or specific, "out of the ordinary"
non-structural elements of a project.
6-307 BUILDING CODES ADOPTED
SBS shall ensure that reference is made to the Arkansas Fire
Prevention Code. Arkansas laws and SBS Regulations shall have precedence over
the Arkansas Fire Prevention Code where they exceed the requirements of that
code. All Design Professionals shall comply with all Arkansas laws and the
Arkansas Fire Prevention Code in regard to seismic design. SBS shall reference
these codes in its review of bid documents for these projects.
6-308 REGULATORY AGENCIES' REVIEW
(A) In addition to reviews completed by SBS,
design professionals are encouraged to work closely with municipal building
officials and/or fire chiefs throughout the planning stages of State funded
capital improvements. It is recommended that such municipal authorities be
given the opportunity to review such plans to coordinate zoning, parking, and
street utility and fire department requirements (specific fire protection,
building access, fire lane, and the like requirements). Special requirements
may be needed according to available equipment and fire- fighting/emergency
procedures. Coordination with and review by the local fire official is a
mandatory requirement.
(B) The
Design Professional shall be responsible for coordinating a project directly
with these regulatory agencies, independently from SBS, allowing adequate time
for plan reviews and approval before requesting a bid date The Design
Professional shall submit copies of all regulatory review Agency comments,
waivers, variances and instructions regarding the project, including local fire
official reviews, with the final plan review submittal. Copies will be
forwarded to SBS for record through the Project Coordinator.
(C) The following is a partial list of the
regulatory agencies mentioned above which have adopted design and/or
construction standards and may require pre-construction plan review and
approval. Design professionals should request copies of all acts, laws, and
adopted standards from these individual agencies. This listing is not exclusive
of any other Agency, which may under special circumstances exercise design
authority.
(1) Department of Health:
(a) Division of Plumbing and Natural Gas
(plumbing systems, domestic water, septic design, swimming pools, and the
like);
(b) Division of Radiation
Control & Emergency Management (X-ray, nuclear medicine, installation or
safety evaluations);
(c) Division
of Sanitarian Services (kitchens, restaurants, and the like);
(d) Division of Engineering (waste water
systems, water systems and districts, cemeteries, swimming pools, and the
like);
(e) Division of Health
Facility Services (hospitals, health units, and the like).
(2) State Police: State Fire Marshall (fire
code review, life safety, and the like);
(3) Department of Labor (elevator safety,
including inclined stairway chairlifts and vertical wheelchair lifts, boiler
inspection, industrial hygiene, OSHA reviews);
(4) Department of Environmental Quality:
(Resources Conservation and Recovery Act of 1976 when Federal funding exceeds
$10,000; Storm Water Pollution Prevention Plan for disturbed sites in excess of
5 acres, asbestos issues and other required environmental reviews);
(5) Division of Services for the Blind of the
Department of Human Services (vending facilities in state owned or leased
properties);
(6) Highway and
Transportation Department (highway access, right-of-way design). Contact local
district headquarters' engineer;
(7) SBS (review of building access for the
physically disabled, state flood plain management review, Arkansas Fire
Prevention Code and other applicable laws and regulations);
(8) Office of Long Term Care within the
Division of Medical Services of the Department of Human Services, (long term
care facilities/nursing homes);
(9)
Arkansas LP Gas Board (review/inspect rural installation of LP storage tanks
and gas meters);
(10) Arkansas
Industrial Development Commission, Energy Division, (1994 Arkansas Energy
Efficient Standards for New Building Construction, and ASHRAE/IES
90.1;
6-309
UNACCEPTABLE DESIGN CONFIGURATIONS
(A) The
following configurations have proven too expensive or result in excessive
maintenance activity or utility costs. These configurations shall not be
accepted for use in State owned building designs unless they are submitted for
approval in writing to the State Architect, the State Engineer or both, prior
to the First Plan Review. A copy of the approval letter from SBS shall be
included with the plan review submittal.
(1)
Pedestrian or vehicular circulation (other than for maintenance) on roofs of
habitable spaces or support spaces. I.e. Pedestal pavers, on a Plaza, over
occupied spaces, shall not be accepted.
(2) Sloped glazing (except for Greenhouses),
such as ridge or sloped skylights, which increases heating and cooling capacity
requirements.
(3) Rooftop mounted,
heating or cooling units and associated piping and/or ductwork, which increases
foot traffic, roof penetrations, maintenance requirements, and re-roofing
costs.
(4) Seismic Design Upgrades
for Existing Buildings in Seismic Zone 2 and Zone 3: Upgrades of existing
structures involved in additions, alterations, or retrofitting in Seismic Zones
2 or 3 shall be submitted for approval prior to beginning Schematic Design.
Design changes required by failure to follow this procedure shall be the
responsibility of the Design Professional.
(5) Building located in Flood Plains: All
additional design requirements associated with building in a Flood Plain shall
be submitted prior to beginning Schematic Design. The additional cost of design
changes required by failure to follow this procedure shall be borne of the
Design Professional.
(6)
Air-conditioning systems which do not meet the requirements of ASHRAE Standard
62 or systems which, when set to meet this standard, will be operating outside
of their intended design parameters and will result in a reduced life
expectancy for the equipment.
6-310 PHASED PROJECTS
(A) Where a project size or complexity
requires funding in stages and takes many years to complete, the Agency and
Design Professional shall take the following steps in ensure project completion
in a timely and prudent manner:
(1) Be aware
that future funding is subject to termination.
(2) Work to the budget established in the
funding for each phase" or portion of the project.
(3) Establish a building program for the
established budget for each phase only.
(4) Base all work in the schematic design and
design development and construction bid documents, for the funded portion of
the project only. Do not obligate the Agency for design services beyond the
project funding limits. Any authorization for Design Professional services
beyond available funding must be approved in writing by both SBS and Agency
officials.
(5) Do not bid or
obligate funding for partial construction, such as slab work only, for a
project, which will be unused, and of no value until future funding is
established for completion.
(6)
Coordinate project requirements with the Project Coordinator and SBS as to
master planning, funding, and program review in the First Plan Review
submittal.
6-311 PROJECT SCHEDULE
(A) The project Design Professional shall
submit to SBS and the Agency, a projected "Project Schedule" developed in
conjunction with the Agency Project Coordinator, which shall include the
following anticipated dates:
(1) Date of first
plan review submittal to SBS.
(2)
Date of intermediate plan review (+/- 50%) submittal to SBS.
(3) Date of final plan review submittal to
SBS.
(4) Dates for bidding and
construction start and estimated completion date.
(B) For exemptions refer to §
4-101.
(C) If a Capital Improvement
Project at four year or two year institution of higher education is subject to
the review process of SBS as set forth by Arkansas laws or regulation, the
process of review and the elapsed time calculated on the project shall be from
the time that the plans are first submitted to and received by SBS and reviewed
by SBS. For projects exceeding $5,000,000, the § 6-318 prescribe three
plan reviews. For projects between $5,000,000 and $15,000,000, the procedure
described herein is intended to reduce this to two, i.e. preliminary
(first/second) and final review. The required content and level of design for
each plan review submission remains the same as stipulated in §§
6-319 and 6-320. In order to advance a two-step process, the first plan review
shall involve a working meeting, which may be held in the SBS offices attended
by the project engineers, architects and coordinator from the college,
university and the State Architect or State Engineer or both. This meeting
shall initiate the first plan review, and the preliminary plans and
specifications will be presented. The project engineer, architect, and
coordinator from the college, university will be expected to describe the
project in its relationship to master planning, and in terms of any
extraordinary or unusual features, the sufficiency of the available budget and
construction schedule, and the desired time schedule for further plan review
and bidding. As a precursor to meeting, the Agency should submit a written
description of the project to the State Architect or State Engineer or both.
The State Architect or State Engineer or both will make suggestions and
recommendations at this meeting, although SBS will not be precluded from making
additional findings in its formal first plan review letter. The goal of the
meeting and the first plan review is to serve as a prerequisite to a final plan
review to follow expeditiously thereafter. However, should the Director of SBS
and the college or university determine that the project is complicated or that
the design process is extensive, second and third (final) plan reviews may be
scheduled as required in § 6-318. The initial meeting is considered to be
essential. However, owing to the size, estimated cost or nature of a proposed
project, the Director of SBS may waive the initial meeting requirement and
receive, First Plan Review drawings and documents without an accompanying oral
presentation.
6-312
DESIGN PHILOSOPHY
(A) The goal of the Agency
and its consulting Design Professionals should be to create a capital
investment that meets the user's functional requirements, program requirements
and provides the most economical life cycle cost for the taxpayer. Buildings
and structures will often be used for periods exceeding fifty (50) years and
consequently, should be designed for durability, adaptability, and economy of
operation and ease of maintenance. The State currently has many functioning
buildings that are over fifty (50) years old.
(B) Building system components should be
selected on the basis of life cycle cost. If an increased first cost or initial
cost can be documented to show a reduced life cycle cost for the State,
particularly for operating and personnel cost, then the design should
incorporate the more expensive first cost feature or system. Studies have shown
that the initial construction cost for most buildings equals 10 percent or less
of the total cost of owning and operating a building over the life cycle of the
building. Agencies are encouraged to require the Design Professional to produce
life cycle cost data for analysis before approving a design element or
system.
(C) Agencies must be alert
to ensure their consulting Design Professionals exercise discipline in their
designs to avoid inefficient use of facility space in terms of floor area and
building volume. Exterior design features and materials should be consistent
with the architectural character of the surrounding buildings and should
complement the natural materials at the site. Excessive features or unusual
geometry, which are not related to the function or intended use of the
facility, should be avoided.
(D)
Acceptance of a particular design does not imply that other more cost-effective
designs are not acceptable. Good architecture can be achieved simply by good
design which implies sensitivity to scale, mass, proportion, color, materials,
lighting and detail, none of which necessarily cost more.
6-313 DESIGN STANDARDS AND REQUIREMENTS FOR
OWNER/AGENCIES
(A) The Agency and the Design
Professional should be aware of differences between private work and work
performed for the State. Failure to comprehend these basic differences in rules
and policies can result in costly disputes, protest, claims, and document
re-submittals. The Design Professional should become familiar with these
differences, which include but are not limited to the following
areas:
(B) Since the knowledge and
experience of the contractors bidding on the project is unknown, drawings and
specifications requirements shall be clear as to the intent of the work. The
plans and specifications must be clear, concise, and provide thorough detailing
of existing and new construction.
(C) Sections, details, and dimensions must be
in sufficient quantity, clarity and detail to allow the bidder to understand
what is expected, to make takeoffs of material types and quantities, and once
hired, to prepare shop drawings and execute the construction. This particularly
applies to stairs, special connections for framing, typical details of system
interfaces, flashing for roofs, walls, and similar building features.
(D) Details should clearly distinguish
between existing and new construction. The drawings must also clearly show the
beginning and the ending point of demolition requirements.
(E) The project design is solely the
responsibility of the Design Professional. Specifications requiring the
contractor to provide engineering design are not acceptable unless the products
specified for contractor design are closed-engineering systems. Closed
engineering systems may include pre-engineered metal buildings, prefabricated
trusses, post tensioned structural concrete slabs, pre-cast concrete systems
and common steel structural connections. Other systems can be classified as
closed-engineering systems if approved in writing by the State Engineer. When
closed-engineering system specifications are used, the Design Professional
shall include the requirement for such systems designs to be stamped by a
professional engineered duly licensed to practice in the State pursuant to Ark.
Code Ann. §
22-9-101
et seq. Closed-engineering system shop drawings shall be submitted through the
Design Professional to the engineer of record for review and approval for
incorporation into the overall project design.
(F) In order to encourage competition
required in the expenditure of public funds, performance specifications that
define a desired result or assembly are strongly preferred. If performance
specifications are not practical, and a manufactured product must be used to
define a desired result of assembly, then at least three manufacturers and
three products should be referenced. Do not reference both manufactured
products and performance criteria because conflicts in the performance criteria
and the product performance may create ambiguity and result in the
misapplication of a product, a protest, or a claim. Sole source and proprietary
specifications are not allowed without prior written approval by the State
Architect and/or the State Engineer.
6-314 SPECIFICATION STANDARDS
(A) Specifications shall clearly define the
quality, performance, and installation standards for the Work and the
conditions under which the Work is to be executed. They shall be in sufficient
detail to describe the materials, equipment and supplies, and the methods of
installation and construction. Required tests and guarantees shall be indicated
in the specifications.
(B) Federal
Specifications, MILSPECS, Corps of Engineers Specifications and the like often
contain requirements or standards, which are not applicable to State work.
Those specifications may contain requirements and options ranging from the
lowest quality to the highest quality product, which must be carefully
reviewed, selected and identified in the specifications. Therefore, any
reference to these types of specifications should be avoided.
(C) Specifications shall be on 8 ½" by
11" sheets and bound into a project manual with bid sets preferably printed on
both sides of the sheet. Type print size shall be suitable for microfilming and
shall not be smaller than 12-point type size. The table of contents pages, or
index, shall be dated with the same date as the drawings and shall be sealed
and signed by the appropriate Design Professionals.
(D) The Project Manual shall include but not
be limited to:
(1) Title of Project and Name
of Agency;
(2) Names, address,
phone and fax numbers of the Design Professional and all consultants;
(3) An index of all contents;
(4) Notice of Invitation to Bid;
(5) Instructions to Bidders;
(6) Bid Form;
(7) The General Conditions;
(8) Supplemental General Conditions, (if
applicable);
(9) Contract Between
Owner and Contractor;
(10) Workers
Compensation Insurance Certificate;
(11) Standard Performance and Payment
Bond;
(12) Change Order blank
forms;
(13) List of
Drawings;
(14) Division 1-General
Requirements, Special Conditions, and the like;
(15) Technical Specification (Divisions 2-16
Applicable Sections);
(a) Technical
Specification Sections shall be numbered with appropriate five digit section
numbers corresponding to the CSI numbering system. The preferred paragraph
numbering system format is the Alpha Numeric format.
(b) Technical Sections shall be subdivided
into the Part I-General, Part
II, Products, Part
III -Execution format,
and;
(17) Appendices
containing Soils Report, Asbestos Report, or other information pertinent to the
project but not a part of the Work. Such material should be noted as,
"INFORMATION ONLY", for use by the Contractor as he deems
appropriate.
(E) The
four (4) types of specifications used on State projects are performance
specifications, non-proprietary specifications, proprietary specifications and
sole source specifications.
(F)
Performance Specification or Non- Proprietary formats are the preferred methods
of specifying materials, equipment and systems. A non-proprietary specification
shall be written either as a generic performance specification (preferred); or
as a specification naming a minimum of three (3) manufacturers with model or
series numbers. The following describes the SBS requirements for performance
specifications and non-proprietary specifications.
(1) A generic performance specification must
be written to describe the required characteristics, performance standards,
capacities, quality, size or dimensions, and the like, of the item or system.
The specifications must be written with sufficient detail to allow
manufacturers to determine if their product meets the requirements of the
project. Include only the salient features that will be used to judge a
product's acceptability for the project. The performance specification shall
not name manufacturers or brand name products.
(2) A non-proprietary specification may be
based on a manufacturer/model number type specification and must list at least
three (3) manufacturers with their respective model numbers. Each of the listed
manufacturers/model numbers must have been determined by the Design
Professional to meet the specifications and be acceptable. If a named
manufacturer prepackages or preassembles its item or system, the model number
shall be specified. If the named manufacturer (s) custom builds the item or
system, naming of model numbers is not required. When model numbers are used in
a specification, be aware that each number and letter may be a unique
identifier for various features of that manufacturer's product line. Avoid
listing model long numbers. Limit the model number to the point necessary to
describe the appropriate series of products and describe the unique product
characteristics in the body of the specification or the schedules.
(3) The non-proprietary specification must
describe the required characteristics, performance standards, and capacities
that will be used to determine equal products. Do not specify extraneous
characteristics that do not relate to the products' performance or suitability
for the project. The specification shall not be contrived to exclude any of the
manufacturers listed or to benefit any one (1) manufacturer over any of the
other manufacturers. If only two (2) acceptable manufacturers can be found and
documented by model number but other equal products are acceptable if found by
the bidder, the Design Professional may list only those two (2) manufacturers
and the phrase "or approved equal".
(G) A specification is proprietary if it
fails to meet requirements of a generic specification or a non-proprietary
specification. Although a proprietary specification should be avoided because
it restricts competition, circumstances such as space limitations, mandatory
performance standards, compatibility with an existing system, and the like, may
leave no other reasonable choice. Two (2) typical situations that may require
proprietary specifications are:
(1) When only
two (2) manufacturers or suppliers provide an acceptable product or system,
when there are no equals and when no substitutions are allowed or
(2) When only one (1) manufacturer is
available, but two (2) or more vendors or suppliers can purchase the material
and compete to provide the product or system to contractors or
bidders.
(H) Proprietary
specifications may only be used when the Agency requests and receives, in
writing, approval from the State Architect or the State Engineer or both, to
use a proprietary specification. The Agency must request approval as soon as
the need for the specification is recognized, preferably in the preliminary
design stage but definitely prior to submission of Final Plan Review Documents.
The Agency request shall justify why the proprietary specification is
necessary.
(I) A specification is
sole source when it names only one (1) manufacturer or product to the exclusion
of others, or when it is contrived so that only one (1) manufacturer, product,
or supplier can satisfy the specification. A product or piece of equipment that
is available only through a single franchised vendor is also considered to be a
sole source item. Sole source specifications may be used only when the Agency
requests and receives, in writing, approval from the State Architect or the
State Engineer or both, to use a sole source specification. The Agency must
request approval as soon as the need for the specification is recognized,
preferably in the preliminary design stage but definitely prior to submission
of Final Plan Review documents. The Agency request shall justify why the sole
source specification is necessary.
(J) Prior to advertising the project for bids
that contain sole source specifications, the Agency is encouraged to either
procure the sole source item and specify it as Owner furnished/Contractor
installed or the Agency may pre-select a sole source item through a competitive
life cycle cost request for proposals (RFP). The RFP, and evaluation criteria,
shall be approved by the State Architect or the State Engineer or both, prior
to issuance of the RFP. The analysis shall also be reviewed and approved by the
State Architect or State Engineer or both. The product having the lowest life
cycle cost shall be selected and shall be included in the specification as an
allowance cost item listing manufacture, product number, allowance price,
vendor contact name, address and phone number and the manufacturer's quote
number.
(K) The use of standardized
specifications or "guide specs" as a basis or resource for editing has many
advantages for the Design Professional, the Reviewer and the Contractor. The
Design Professional shall edit the guide specifications to include only the
materials, requirements, and procedures applicable to the project.
Specifications, which are submitted without editing, will be rejected as an
incomplete submittal. Where Military guide specifications are used on a
project, they shall be edited to delete references to Military and Federal
Specifications. References to the Contracting Officer shall be changed to the
Agency. Also requirements for tests, inspections, visits to the manufacturer's
plant, and the like, which are not normally required for state projects shall
be deleted.
(L) The Design
Professional shall not require samples, shop drawings, or similar materials to
be submitted for approval prior to receipt of bids without the specific written
approval of the State Architect or the State Engineer or both. The
specifications must contain sufficient information to describe to the
contractor and bidders the performance and quality standards that will be used
to evaluate the submittals.
(M)
Complex or sensitive systems such as locking systems, detention equipment and
security control systems for prisons often require manufacturers with a proven
history of reliable, operable equipment in special situations with minimal
malfunctions, as well as subcontractors who are experienced installers of that
manufacturer's products. In such instances, the Agency and Design Professional
should develop the necessary documents to pre-qualify the manufacturers and/or
subcontractors prior to bidding. The names of those pre-qualified shall be
listed in the bid documents for use by all general contract bidders.
(O) Projects for the State are not "testing
grounds" for new type of materials or equipment. However, the fact that a
material is newly developed does not preclude its use if documentation of
recognized, independent laboratory tests clearly show that the material will
meet the applicable requirements for the project. The Agency shall submit a
written request and justification to the State Architect or the State Engineer
or both for approval to specify a new product or material prior to the Final
Plan Review submittal. Unless the manufacturer of a new product furnishes
factual data sufficient to evaluate the product, it should not be considered
for use. If a new product is considered for use, a competitive-type
specification should be written to assure that a competitive, good-quality
product will be obtained. The Agency, with the approval of SBS, may authorize
use of a new material, equipment or system for a particular project on a trial
basis for observation or evaluation.
(P) Specifications must clearly indicate the
requirements for the project. Words or phrases, which are vague or may be
interpreted more than one way often lead to problems during bidding or
construction and result in change order or claims. The following instructions
are intended to reduce common errors and conflicts evolving from
interpretations of the specifications.
(1)
Under Requirements, do not say, "the Work consists of." Drawings should show
the entire 'scope of the work'. If necessary to list certain parts, say
"Generally, the Work includes."
(2)
In lieu of reference to the accompanying drawings, use the words "as shown,"
"as indicated," "as detailed" or "as approved by.," "as directed by...," "as
permitted by..."
(3) The Contractor
is responsible for determining the packages of work for each subcontract. It is
acceptable to specify certain specialty work to be performed by person
qualified, certified or licensed (if appropriate) and experienced in this type
of work. If it is necessary to reference a specific trade group, it may be
referred to as that group or trade by the CSI division number or section number
i.e.: "Division 16" for electrical work instead of "electrical sub-contractor"
or "Section 16721-Fire Alarm" instead of "fire alarm contractor".
(4) Do not use "etc." This term is too
indefinite for bidding and inspection purposes.
(5) Minimize the use of cross-references and
in no case use paragraph numbers for this purpose. If it is necessary to refer
to a particular paragraph, do so by its section number and title (e.g. Section
03300, Cast-in-Place
Concrete).
(6 ) Do not include a
paragraph in the various sections entitled "Work not Included", describe only
the work that is included under the respective sections.
(7) Specifications should clearly delineate
air conditioning ducts, heating ducts and piping systems, which require
insulation. The phrase "insulating all ducts except in conditioned spaces" has
resulted in differences of opinion and claim situations. All duct systems
should be appropriately designated as supply, exhaust, outside air intake,
transfer, relief, or return and further clarified by stating insulating
requirements.
(8) Do not confuse
"any" and "all": "Correct any defects" should read "Correct all
defects."
(9) Do not confuse
"either" or "both"; e.g., "Paint sheet metal on either side" should read "Paint
sheet metal on both sides." "Either" implies a choice.
(10) Do not confuse "or" and "and"; e.g.,
"The equipment shall not have defects in workman-ship and material." The use of
"and" in this sentence indicates both requirements must be met. e.g. "Additives
that decrease strength or durability are not permitted.
(11) Do not use "and/or." The courts have
considered this phrase to be intentionally ambiguous and, therefore claims are
often rendered in favor of the Contractor.
(12) Use statements that are definite and
contain no ambiguous words and phrases "Remove" implies to take away from its
current location. If "remove" is used, the Design Professional must also
indicate whether to dispose of, salvage, or re-install the material "removed".
"Reinstall" implies putting the existing back in the indicated place. If
"reinstall" is used, the Design Professional must also indicate that the
Contractor must carefully remove the item, properly store it, and then
"reinstall" the item at appropriate time. "Replace" implies removal of old
material and furnish and install new material. The preferred wording would be
to "remove" and "provide".
(13)
"Provide" is defined as "furnish and install." When material or equipment is
"furnished" by the Agency directly or under other contracts for installation by
the Contractor, the term, "install" should be used; however, the Contractor may
be required to "provide" foundations, fastenings, and the like, for the
installation. If the word "install" is used alone, the Bidder or Contractor has
a right to assume, on the basis of the definition cited, that the Agency will
"furnish" the materials in question.
(14) Do not include equipment schedules in
the specifications. Equipment schedules should be provided on the plans for
quick access and review. The construction record prints are often used by the
building maintenance and operation personnel on a daily basis. Having the
equipment schedule information readily available on the plans can save critical
time and avoid confusion during an operational emergency or repair.
6-315 DRAWING STANDARDS
(A) The following represents the minimum
requirements, standards, and expectations applicable to all drawings prepared
for bidding and construction on state projects. Refer to §
6 -325 through §
6 -327 for a description of the
contents of each discipline submittal. Note that not every category will be
used on every project. The Design Professional shall select the appropriate
categories for each specific project.
(B) Arrangement of Drawings: Drawings shall
be arranged in the following order with the discipline identifying character
shown:
T Title Sheet & Index
TS Topographical Surveys & Plot Plan Drawings
B Boring Logs & Soils Data
D Demolition Drawings
C Civil Site Drawings
L Landscaping Drawings
FA Fire Service Access Drawings
A Architectural Drawings
K Kitchen Equipment Drawings
S Structural Drawings
M Mechanical (HVAC) Drawings
FP Fire Protection Drawings (Sprinkler Systems)
P Plumbing Drawings
E Electrical Drawings
* Special Category Drawings (Assigned by SBS)
* For special categories such as laboratory case work, acoustical
plans, audio-visual plans, and the like, that do not readily fit into the
defined categories, contact the State Architect or the State Engineer or both,
for a drawing category assignment.
(C) Drawing Numbers: Drawings shall be
sequenced by discipline letter and number, i.e., A1, A2, A3.1, A3.2, S1, S2,
and the like. For large projects SBS recommends the Designer use a flexible
numbering system such as A1.01, A1.02 for plans, A2.01, A2.02 for sections, and
the like. This will allow Designer to insert additional drawings as the project
develops without requiring a re-numbering of sheets.
(D) Sizes of Drawing Sheets: Drawing sheet
size, except in special cases approved by the State Architect or State
Engineer, shall be 24" by 36 " (preferred) or,
alternatively, 30" by 42". Drawings shall be prepared so as to be suitable for
microfilming and for making clear, legible half-size reproductions.
(E) Lettering: Unnecessary letter
embellishments, poor spacing, careless lettering, weak lines, and lettering
which is crowded or too small result in illegible films and poor reproductions.
The minimum height for hand lettering on all projects shall be 1/8". Mechanical
(typed or CADD) lettering shall be 1/12" minimum and in all caps. Make minimum
gap between lines equal to one-half the letter height. Lettering and line
weight must be in accordance with classical drafting practices.
(F) Detail Numbers: Each plan view, section
view or detail shall be given an individual detail number to facilitate written
and verbal communication.
(G)
Scales: An indication of the scale of the object drawn shall be located
directly under the title of each plan, elevation, section, detail, and the
like. (Example: Scale 1/8"=1'0"). All floor plans shall be drawn at a minimum
scale of 1/8" = 1'-0". The use of a smaller scale for floor plans must be
approved in writing by SBS prior to the first submittal. Avoid odd size scales
such as 3/32" = 1'-0" as these scales often lead to takeoff errors. Use break
lines and match lines for larger building plans. For sheets with one plan such
as a floor plan, sheet, or site plan the title should be located centered under
the main part of the plan or at the lower right-hand corner of the sheet. The
north arrow should be located at the right side of the title.
(H) Provide a master listing of all
applicable abbreviations and symbols used in the set of drawings or provide a
listing of all common abbreviations and symbols at the beginning of the
drawings and provide a listing of the discipline specific abbreviations and
symbols at the beginning of each discipline. For complex piping schematics,
electrical riser diagrams of special system layouts, the designer is encouraged
to provide an abbreviated legend of symbols on those specific sheets to
minimize the need to flip sheets to find critical symbols.
(I) Topographic and civil site drawings shall
conform to the approved site plan and shall show building location by
dimensions, existing and approximate new finished grades, roads & walks,
temporary & permanent erosion and sediment control devices, and storm-water
management facilities.
(J) Boring
logs representing soil conditions encountered in the site investigation
including pertinent logs from previous explorations in the project location
should be presented in the project manual for informational purposes. Logs
shall show the ground elevation, the depths of borings, depths and
classifications/descriptions of materials encountered, blow counts per ASTM
D-1586, ground water elevation, and
other pertinent information. Boring locations relative to the project shall be
shown on a small-scale location plan or on the Site Plan.
(K) Building Floor Plan drawings for all
disciplines shall be oriented the same to avoid confusion and to facilitate
overlaying of drawings. It is customary for a building plan to be oriented with
north toward the top or left edge of the sheet. All plans shall have a North
Arrow for orientation. For projects where the plan is divided and shown on
multiple sheets, provide a key plan on each plan sheet and crosshatch or shade
the area of the key plan shown on the sheet. Provide clearly defined match
lines and reference the sheet where the match can be found. Avoid showing
construction information across the match lines as this can lead to confusion
and duplication of material counts.
(L) The drawings shall describe/show the Work
to be provided by the Contractor. Existing features, structures, or
improvements to remain shall be so noted. Existing features, structures, or
improvements to be demolished and/or removed shall be clearly identified. Work,
improvements, demolition or construction, which the Agency will perform or have
performed by separate contract, shall be identified as "Not in Contract" or
"NIC" if the abbreviation has been defined. Do not use the phrase "Work by
Others".
(M) All foundation and
floor plans shall be drawn to a scale not less than 1/8"=1'-0" with all
necessary dimensions shown. Roof plans are preferred at 1/8=1'-0" scale;
however, roofs without mechanical equipment and metal/shingled pitched roofs
may be drawn at a 1/16 "=1'-0" scale if approved in
writing by SBS prior to the first submittal. Foundation, floor and roof plans
shall show all permanent equipment vents, utilities or pipe penetrations,
openings and such items affecting the construction. All plans shall be provided
with column numbers or grid numbers to facilitate written and verbal
communication describing the location of specific information on the
plan.
(N) Design live load capacity
for all floors and the roof in pounds per square foot shall be noted on
structural floor plans.
(O) Every
floor plan or partial plan shall be provided with a unique room number and/or
name. All schedules shall reference the specific room number to which the
schedule applies. Reflected ceiling plans shall show room numbers, locations of
lights, HVACR items, sprinkler heads, speakers, smoke detectors, and the
like.
(P) Enlarged plans to
1/4 " scale shall be furnished to
clearly show the location and arrangement of built-in equipment/casework and of
the furniture, fixtures, equipment, and the like, which influence the location
of utilities, including electrical, plumbing, heating, and the like, and the
assignment of space within the project.
(Q) A minimum of one transverse and one
longitudinal section through the building shall be shown along with as many
additional sections as are needed for understanding the overall construction
requirements. Include necessary dimensions on each. All elevations shall be
drawn to scale at not less than 1/8" equals 1'-0".
(R) Typical wall sections shall be drawn at
not less than 3/4 "=1'-0" scale. Typical window,
door and special opening details shall be drawn at 1-1/2"=1'-0" scale or
larger.
(S) Provide stair sections
for each stair configuration including dimensions, sizes, framing members,
components, and any special details required.
(T) Provide all necessary interior and
exterior details, including special doors, windows, woodwork, paneling or other
decorative work, toilets and washrooms, and the like, with plans and elevations
at a minimum scale of 1/4"=1'-0" and with construction details at a minimum of
3/4"=1'-0".
(U) Door schedules
shall include door number, label or type, size, material, frame, lintel, and
remarks. Also provide elevation and detail references. Window schedules shall
include make or type, size, material, and lintel remarks. Also provide
elevations and details, if required for complete description. Finish schedules
shall include space or room number, space name, floor finish, wall type/finish,
ceiling type/finish, ceiling height, base, wainscot, remarks, and other
comments, if required.
(V) Provide
an enlarged plan view of each unique mechanical, electrical or equipment room.
Equipment room plans shall be drawn at 1/4"=1'-0" scale minimum. Provide a
minimum of one section through each equipment room drawn at 1/4 = 1'-0" minimum
to clarify the height of, equipment, ductwork, piping and the like. Provide one
(1) longitudinal section and one transverse section through the building
(minimum) to show mechanical and electrical work with relation to the work by
other disciplines. Provide other partial sections as required to clearly
explain the scope of the work and to describe the restrictions at congested
areas.
(W) Relation of Drawings and
Specifications: Drawings generally indicate the scope of work, locations,
relationships, and dimensions while specifications generally indicate quality,
performance and installation requirements. Drawings and specifications shall
supplement each other and must not conflict. Terminology used in specifications
and drawings should be the same.
(X) Since the final plan review drawing
submittals are, in the opinion of the Design Professional, complete and ready
for bid, all drawings submitted for final review shall bear the Arkansas seal
of the individual or individuals responsible for its design (and corporate
seals where applicable). To prevent incomplete drawings from being mistaken as
construction drawings, the Design Professional shall over stamp the seal with
either "Preliminary" or "Not for Construction" or "For Review Only" and shall
not provide a signature over the seal.
(Y) All drawings and the specifications
issued for bid or construction shall be dated with the same date which is
established by the Design Profession as the date the documents are (or will be)
complete. Documents printed for bidding shall bear the date described above
with no revision numbers or dates. In accordance with Architectural Act and the
Engineering Act, the Design Professional shall sign and date the
stamp.
6-316 QUALITY
CONTROL
(A) The Design Professional shall be
responsible for the professional and technical accuracy and coordination of all
designs, drawings, specifications, cost estimates and other work or materials
furnished under the standard professional services contract.
(B) The Design Professional shall perform a
Quality Control review of the specifications and drawings prior to making a
plan review submittal to the Agency. The Design Professional shall ensure that
the plans and specifications being submitted for review meet the MSC submittal
requirements and that all elements of the design have been coordinated with
respect to function and location. It is not the responsibility of the Agency,
SBS, or the Contractor to ensure that the plans have been coordinated from
sheet to sheet and discipline to discipline.
(C) The cover sheet of all plans and
specifications submitted for review to SBS through the Project Coordinator
shall contain the following statement signed by the responsible Design
Professional who is a Principal in the firm. This statement shall be removed
from the cover sheet prior to issuing the plans for bids:
" A Quality Control check, including the appropriate coordination
among disciplines, has been made on this project's documents, and corrections
related to this check have been made. The undersigned principal/owner states
that these plans and specifications as submitted for review are, to the best of
his or her knowledge and ability, complete and ready for review."
Signed _________________________ Date _____________
(name and title)
(This statement shall not appear on sets of documents issued to
bidders)
6-317
PLAN REVIEW AUTHORITY
(A) SBS reviews capital
improvement construction documents for compliance with the MSC during its
normal review of capital improvement projects. Such review does not relieve the
Design Professional from the responsibility for designing in accordance with
state and federal laws and regulations. While SBS endeavors to provide a
thorough review of the documents presented for review, SBS shall assume no
liability for the completeness, accuracy, or constructability of the documents
approved for bidding. SBS approval for bidding implies only that the documents
reviewed contain the minimum amount of information required to achieve a
reasonably accurate price for the actual value of the work
contemplated.
(B) While some code
reviews are performed under the terms of various Memoranda of Understandings
between SBS and the Agency or authority having jurisdiction, the review
provided by SBS does not relieve the Design Professional from the
responsibility for full compliance with these codes and good design
practices.
(C) SBS reserves the
right to reject a submittal for incompleteness, unacceptable design
configuration or failure to met the requirements of the Arkansas Fire
Prevention Code or other applicable codes, regulations, or standards. SBS may
also downgrade a combined submittal if the submittal lacks the detailing or
information necessary to be considered a final review.
6-318 PLAN REVIEW SCHEDULE
(A) For projects with an estimated
construction value (equipment, materials, and labor) of $500,000 or less, the
Agency may submit a combined first and final review. All elements described
below for the first review and the final review shall be included in this
combined submittal. This shall include the written system descriptions.
Descriptions may be condensed to provide an over view of the project scope.
Ensure that the descriptions accurately reflect the scope of work described by
the drawings and specifications.
(B) For projects with an estimated
construction value in excess of $500,000 but less than $5,000,000, the Agency
shall provide a minimum of two review submittals. These reviews shall consist
of a First Plan Review and a Final Plan Review. The contents of each review
shall be as described below. The Agency shall not proceed to the final
submittal until SBS has approved the first submittal.
(C) For projects with an estimated
construction value of $5,000,000 or more, the Agency shall provide a minimum of
three (3) review submittals. These reviews shall consist of the First and the
Final Reviews as described below. The Agency shall make at least one
intermediate submittal between the first and final review. This submittal shall
be made when all discipline drawings have been developed to a level of
approximately 50% complete. This review is required to ensure that the Design
Professional is on track with the project program and budget. The Agency shall
not proceed to the final review until SBS has approved the intermediate
submittal. For large projects with an estimated construction value in excess of
$15,000,000 the Agency may request additional intermediate reviews to aid in
maintaining the project schedule and quality control. Such request shall be
made in writing and approved by SBS prior to the second submittal.
(D) For projects with an estimated
construction value under $5,000,000 which are complex or present unique design
challenges, the Agency may request an informal review meeting with the SBS
reviewers at any stage of project development. Request shall be directed to the
State Architect or State Engineer or both and shall define the specific goal of
the meeting. Such informal reviews will not result in a comprehensive review or
formal written comments.
(E) Design
Professionals designing stand alone projects, particularly building or complex
renovation projects are encouraged to contact the State Architect or State
Engineer for an informal, preliminary review to ensure that the project is on
track as to its intent, budget, program, ADA and code requirements, design and
detailing prior to submission to SBS to avoid extensive corrections or
redesign. This is particularly important to first time design professionals
doing work for the State.
6-319 FIRST PLAN REVIEW SUBMITTAL
REQUIREMENTS
(A) The Agency shall schedule a
minimum of 14 calendar days, excluding
holidays for the SBS review process for a First Review only. For a combined
first, and final review the Agency shall schedule a minimum of 21 calendar days
for the SBS review process. The Agency shall provide two (2) complete sets of
all submittal documents, including correspondence.
(B) The following documents shall be included
in the First Review Submittal Package:
(1) A
completed copy of the SBS Plan Review Submittal Cover Sheet.
(2) Transmittal letter from the Agency
Project Coordinator indicating that the information contained in the submittal
package has been reviewed by the Agency and that the information complies with
the Project Program as described to the Design Professional. Also that the
information provided generally meets the minimum SBS submittal requirements for
the requested submittal.
(3) A
statement of the estimated construction cost, estimated building/project square
footage and the Agency Building Program Requirements. Cost estimate shall be on
a square foot basis for each of the 15 technical specification divisions
(2-16). Include line items for divisions #0 and #1. General construction items
may be grouped together for convenience. Note which divisions are combined
(i.e. Division
4,5,6,7, and the like). Provide
separate line items for divisions related to civil site divisions, structural
divisions, mechanical divisions, and electrical divisions. Include a copy of
the funding source. For projects, which do not have an established funded
source adequate to cover the anticipated cost of the project, the Agency shall
obtain written approval by SBS to proceed to the schematic design phase prior
to the First Review Submittal.
(4 )
Provide a plan of the campus or complex showing the location of the project
site. This should be the campus master plan if one exists. Include a vicinity
map showing the location of the campus, complex or building with respect to the
local community or area.
(5)
Provide a site plan or survey of the area immediately around the proposed
project site. Show the location of adjacent buildings, structures, and land
features such as streams, ponds, drives, and the like that may affect the
building siting. Show how the building relates to the pedestrian and vehicular
circulation and traffic patterns of the overall campus. Dot in areas proposed
for future expansion of this building and adjacent buildings or features such
as parking or driveways. Show location of proposed parking areas and sidewalks.
Show locations of existing utility lines and routing of new services. Show the
location of the 100-year flood plain boundary on the site plan. Provide a north
arrow and a dimension scale.
(6 )
Provide floor plans at a scale of not less that 1/8"=1'-0" (refer to
6 -322.G). Provide room names and
numbers for each space on every plan. Show locations of all doors, windows, and
openings. Show location and dimensions of each mechanical room, electrical room
and telecommunications room. Show the major pieces of equipment in each room
and the proposed entry and access into each space. For equipment rooms without
an access communicating directly through the exterior of the building, show the
proposed route for installation and removal of the equipment. Ensure that a
path is provided to allow removal of the largest component of a piece of
equipment without requiring demolition of a wall, window and the like. For
equipment located in attic spaces, mezzanines, crawl spaces or basements,
provide a plan of these spaces showing the service access entry point, access
and service platforms and the proposed route of installation and removal of
equipment. Where the removal or demolition of walls, ceilings, or other
building systems will be required for future access to replace equipment, note
on the plans where this will occur. On the first plan sheet or cover sheet,
show the gross square footage of the building and the square footage for the
mechanical space, the electrical space and the telecommunication space. When
the mechanical and electrical equipment are located in the same room, show the
combined area for these mechanical and electrical spaces.
(7) Provide a roof plan showing the type of
roofing and the general arrangement of roof mounted equipment and penetrations.
These should be shown in the relative locations (i.e. backside of roof, near
peak, and the like.) and approximate quantity and sizes. Include special
mounting and flashing details required for the proposed roof system.
(8) Provide elevation sketches (free hand is
acceptable if neatly drawn) showing the materials, form, character and the
like, of the building and how it relates to grade. Provide cross section views
as necessary to describe special interior features such as skylights,
clerestory glass, atriums or vaulted ceiling areas. Show the relationship of
the ceiling to the structural framing systems.
(9) Provide large-scale building sections
(free hand is acceptable) showing the typical wall and roof construction and
the locations of foundation drains, wind barriers, vapor barriers and the
thermal insulation. Include the insulation "U" value or "R" rating for the
thermal insulation in the roof and wall systems. Include the permeability of
the vapor barrier in "perms" for wind and vapor barriers.
(10) Provide code review information
including occupancy classification, building area and height, number of
stories, type of construction maximum number of occupants and the like, as
required by the Arkansas Fire Prevention Code.
(11) Provide a copy of the geo-technical
soils investigation. Show locations of all borings or excavations used
determine the sub-surface conditions. Include the geo-technical engineering
recommendations for the foundation design.
(12) Provide a detailed description of the
proposed structural foundation and framing systems. In paragraph format,
provide a discussion of each major element such as compaction and backfill,
concrete, reinforcing steel, structural members, and the like. Include a
discussion of the seismic design consideration and special features required to
meet seismic codes. Also include a discussion of the wind and snow load
considerations.
(13) Provide a
detailed description of major architectural elements not described by the
drawings. In paragraph format, provide a discussion of each major element such
as floor finishes, wall finishes, millwork, ADA accessibility issues, fire
ratings, and the like. Include a description of proposed vertical
transportation systems, food service areas, special procedure areas,
laboratories and similar areas as applicable.
(14) Provide a detailed description of the
proposed HVACR and Plumbing Systems. In paragraph format, provide a discussion
of each major system or component including equipment, ductwork, supply and
exhaust systems, fire suppression, plumbing fixtures, waste and vent systems,
domestic water system, controls system and the like. Include descriptions of
special systems such as compressed air, medical gases, chilled water system,
condenser water system and the like. Include a discussion on the service
entrance requirements, mechanical room requirements including floor space, and
code requirements such as combustion air, ventilation air and similar issues.
Include a discussion of seismic design considerations.
(15) Provide a detailed description of the
proposed electrical, fire alarm, security, and telecommunication systems. In
paragraph format, provide a discussion of each major system or component
including main switchgear, wire, cable, conduit, panel board, grounding and
fixtures. Provide a description of each system including lighting, normal
power, emergency power, critical circuit power, exterior lighting, lightning
protection, fire alarm, security systems, telephone, and data systems and the
like. Include a discussion on the service entrance requirements, electrical
room requirements including floor space and code related issues. Include a
discussion of the seismic design considerations.
(16 ) Provide a basic code search analysis.
Include descriptions of the occupancy classification, building areas and
height, number of stories, type of construction, occupancy requirements,
construction requirements, and the like, according to the recommended
procedures in the Arkansas Fire Prevention Code, Volume 2.
(17) If the Design Professional deems it
necessary to include drawings or sketches to clarify any structural, mechanical
or electrical system or space requirements, they may be submitted in one of the
following size formats, 24" x 36 ", 11" x17", or
8-1/2 x 11". The latter two may be bound into the project manual in the
1st review only.
(C) To facilitate an expedient review
process, the Design Professional should arrange the written descriptions in the
same format as the CSI specification manual. Each
paragraph description should be labeled with the CSI Section Number under which
the system will be included in the final manual. For example, the building fire
alarm system would be described under paragraph heading "16721-Fire Alarm
System".
(D) For projects which do
not require all of the drawing disciplines indicated in § 6-321, or all
the detail indicated in each discipline, or which require additional
information above what is shown, the Agency Project Coordinator, the Design
Professional, and his consultants may edit the requirements shown to match the
scope of the project. Provide a copy of this edited final drawing submittal
requirements with the first plan review submittal to SBS. SBS reserves the
right to re-instate deleted elements based on the scope of the work as defined
in the first submittal or as required to assure a complete and biddable set of
construction documents at the final review submittal.
6-320 FINAL PLAN REVIEW SUBMITTAL
REQUIREMENTS
(A) The Agency shall schedule a
minimum of 14-calendar days, excluding holidays, for the SBS review process for
a final review. For projects with an estimated construction value in excess of
$5,000,000 allow a minimum of 21 calendar days, excluding holidays, for the
final review. For projects with an estimated construction value in excess of
$15,000,000 allow a minimum of 30 calendar days, excluding holidays, for SBS
final review.
(B) Provide two (2)
complete sets of all submittal documents and correspondence.
(C) Only documents that are considered 100%
complete shall be submitted for a final review. These submittals shall be ready
to issue for bidding without requiring additional notes, details or other work.
Do not submit projects that are less than 100% complete. Plans and
specifications approved, as a final review should not require extensive or
lengthy addenda to complete or change the scope of work and should not result
in excessive change order requests due to uncoordinated documents or lack of
information.
(D) The following
documents shall be included in the Final Review Submittal.
(1) A completed copy of the SBS Plan Review
Submittal Cover Sheet.
(2)
Transmittal letter from the Agency Project Coordinator indicating that the
information contained in the submittal package has been reviewed by the Agency,
that the information complies with the project program and the final cost
estimate is within the Agency's project budget as described in the
certification of available funds or the Method of Finance (MOF).
(3) A copy of the previous SBS review
comments and a written response to each comment. When possible, provide the
responses directly below the reviewer's comment on the electronic document
file. Response should be in bold type and noted as "Response". It is acceptable
and encouraged to include the direct responses from the Design Professional and
his consultants. It is the Project Coordinator's responsibility to ensure that
each comment is addressed and to his Agency's satisfaction.
(4) An updated statement of the final
estimated construction cost. Cost figures should be broken down by Division and
Section or sub-system components such as paving, windows, millwork, painting,
and the like, as required to determine an accurate projection of cost. As a
minimum provide a line item for each of the 16 CSI Divisions and for the
General Conditions contained in Division 0.
(5) A copy of the Agency program provided to
the Design Professional along with any revisions and a copy of any pertinent
meeting notes reflecting a change in the scope of work since the previous
submittal. Include a copy of the funding source noting any revisions since the
previous submittal.
(6) A copy of
the first plan review system descriptions with all changes in the scope of work
highlighted for quick identification. If a system or component has changed
since the previous review, note the change and provide an explanation for the
change (i.e. changing from a drilled pier foundation to a monolithic slab or
changing from a centralized HVACR system design to a split system HVACR
design).
(7) Provide complete
Project Manual containing all Division 0 and Division 1 through Division 16
specification as require under Section 6-321.
(8) Provide complete drawings as shown under
§ 6-328. All drawings and the project manual shall be stamped by the
appropriate Design Professional. Provide a preliminary or Not-for-Construction
over stamp of the Design Professionals seal. Signatures shall be omitted from
the seals on all review documents.
6-321 FINAL PLAN REVIEW DRAWING REQUIREMENTS
(A) Title Sheet (T1)
(1) Title of Project.
(2) Location of Project.
(3) Name of Agency.
(4) List of all design consultants, with
phone numbers and addresses.
(5)
AFPC Certification Statement.
(6)
QC Review Statement (To be removed from bid issue set).
(7) SBS Plan Review Number.
(8) Agency Project Number (if
applicable).
(9) SBS Plan Review
Submittal (to be removed from bid issue set)
(10) Vicinity Map.
(11) Arkansas Fire Prevention Code Analysis
Data.
(12) Index of All Drawings in
the Project. (For large projects, the index of drawings and other information
may be placed on Sheet T2).
(B) Topographical Surveys & Plot Plans
(TS):
(1) Survey shall meet the Arkansas
Minimum Standards for Property Surveys and Plats". A registered land surveyor
licensed to practice in Arkansas shall stamp and seal these plans.
(2) Where required by the scope of the
project, provide a legal description of the subject property.
(3) Show property lines and surrounding
features affecting future development.
(4) Show the location of all known easements,
flood plan boundaries and other features that will limit or prohibit
development of the site. Note the elevation of the 100-year flood plan on the
plan and define the perimeter or extent of this elevation with a bold line.
(Recommend you shade or crosshatch a screened pattern within the boundaries of
the flood plan for clarity). Include a source data reference on the plan
identifying where the flood plan information was obtained.
(5) Show contour elevations at minimum of
5-foot intervals for undeveloped areas of the site and 1 foot or 2 foot
intervals within the project limits as necessary to accurately describe the
site terrain. Indicate the path and contour of all existing surface run off
drainage into and out of the site.
(6) Show the location of existing utility
lines, materials, and sizes and surface features. When underground utilities
are shown and could not be verified during the survey, provide a disclaimer
statement on the plan noting the source of the assumed information. When
information is derived from public utility records, include the location of the
record archive, a contact phone number and the plate or drawing record from
which the information was taken.
(7) Show the locations of existing buildings,
towers, tanks, wells, pads, old foundations, drives, lots and the
like.
(8) Show the location, size
and type of existing means of access to the site. Where bridges, trestles, or
other load limit or height limiting structures are located along the access
routes note the posted load limit or height restriction. Where height
restriction exist and are not posted (such as utility line crossings, and the
like, determine the minimum clear height under the structure at the center of
the road or access drive. Where gravel or paved roads are shown on the plans
identify these roads by their official name or designation number (i.e. Country
Road 69).
(9) Show location of
permanent monument markers on the site and the coordinate information
describing the monument location.
(10) Show location, size, and type of all
trees greater than 3 inches in diameter within the project limits. Show other
prominent trees or vegetation on the plan site that may affect the project
development. Where heavily wooded or bushy areas exist, define the approximate
profile of the perimeter of these areas and note as heavily wooded, wooded,
bushy, marsh, swamp or the like.
(11) Provide a north arrow and a plan scale
in a prominent location on the plan. The preferred location is the bottom
center of the plan sheet or the lower right-hand corner of the plan
sheet.
(C) Boring Logs
and Soils Data
(1) Provide a small-scale plan
of the site and building showing the location where samples were taken.
Distinguish between borings and test pits.
(2) Indicate the surface ground elevation,
the depths of each boring or test pit, and the blow counts per ASTM D-1586 at
each bore.
(3) Note the
classification/description of materials encountered. Indicate the ground water
level at each boring or pit. Note the general site conditions and recent
weather history if known (i.e. heavy rains in general area over the last month,
and the like.) Include other pertinent data.
(4) Provide a brief description of site
geology and subsurface conditions encountered.
(D) Demolition Drawings
(1) Show the location of all existing
elements that will affect the work or be used as a reference point.
(2) Clearly define elements that are to
remain after the demolition is complete. Coordinate the location of this
information with the new construction plans to avoid omissions or
errors.
(3) Clearly define the
beginning point and the ending point of the demolition work. Where possible,
provide a flag symbol indicating these points.
(4) Clearly state on the drawings how the
demolished materials are to be disposed. If materials or equipment are to be
retained by the owner, clearly identify these items and note where the removed
item is to be stored. Avoid using the phrase "Owner has the first right of
refusal on demolition materials." Coordinate this activity with the Owner prior
to issuing the plans.
(5) Clearly
indicate all temporary and permanent closures of penetrations in building
envelopes. Indicate temporary or permanent backfill requirements where
demolition opens the existing site or removes structures.
(6) Clearly note the size, location, and type
of material for piping systems, electrical systems, and the like, that will be
abandoned in place. Where possible in existing structures, require the
contractor to label piping, and the like. that is to be abandoned with the date
of the contract drawings i.e.: "Abandoned May 2000." Labels should appear on
both ends of the abandoned system.
(E) Civil Site Drawings
(1) If the project is to be constructed on a
newly acquired state property, provide a legal description prepared by an
Arkansas Registered Land Surveyor or refer to the description provided on the
Topographic Survey sheet if one is provided in the set of plans.
(2) Show the location of all adjacent
buildings, tanks, structures, towers, and the like in the vicinity of the
proposed building project. Show the location, size, and type of all trees
greater than 3-inches in diameter that may affect the construction or access to
the construction area.
(3) Show the
location of the boundary of the 100-year Flood Plain as it relates to the
project site. Show the elevation contour of the 100-year flood level. Lightly
shade or crosshatch the area within the flood plain boundary and clearly
indicate all new work within this area. Include a reference to the source of
the data.
(4) Show the location of
all known existing utilities and new utilities including the location of all
connection points. Where connection to existing utilities are governed by the
local utility company, provide the name and phone number of the local company.
Provide connection details, temporary flushing details, and details for
expansion and thrust blocking where applicable. Note that Arkansas One-Call is
to locate all underground utilities as required by the Ark. Code Ann. §
14-271-101
et.al.
(5) Where roadways,
driveways, parking lots, sidewalks, and other paved areas are to be provided,
show locations of all control joints, constructing points, and expansion
joints. Provide details of joints, turndowns, and reinforcing. Provide
cross-section view of paving showing the sub-base and paving
materials.
(6) Show existing grade
contours as thin dashed lines and new contours as heavy solid lines. Where
extensive cut and fill are required, show cut and fill cross-sections. Where
roadways, driveways, and parking lots are to be constructed, show
cross-sections and profiles as necessary to clearly define their construction.
Where cut and fill are required, show location of designated areas on the site
for surplus or stockpile materials. Show spot elevations at all critical
control points and construction points. Note the finished floor elevation of
the first floor located above grade. For buildings with basements or
sub-levels, also include the finished floor elevation for the lowest
level.
(7) Show the location of all
drainage features on the site. For new construction, show the intended path of
surface runoff drainage. Indicate the direction of flow by placing arrows in
the direction of the flow. Where existing or new drainage structures occur,
show the inverts in and out of boxes, drop inlets, manholes, and the like. For
long runs of underground drainage piping provide plan and profile drawings
indicating the depth of the piping and structures, the slope of the system and
the cover depth above the system. Where the piping system material must change
as the piping passes under a road or drive or where the system extends above
grade to cross as low area or streambed, clearly indicate the change on the
profile and the plan view.
(F) Landscaping Drawings
(1) Show the location of all landscaping
beds, retaining walls, and water features. Include schedules showing the
planting types and sizes. Indicate planting season limits and watering
schedules.
(2) Show location and
type of irrigation system heads. Show the head spray pattern and radius. Show
the location of zone control valves, drain valves, and isolation valves. Show
the layout of the piping distribution system. Show location of the connection
to the public or private water supply and the approved backflow prevention
device. Show location of all control panels and transformers requiring power
above 24-volts. Show the location of the source power or refer to the
appropriate electrical drawing for the location of main power and
connections.
(3) For systems with
future extension or potential for future growth, show the location of all
sleeves under driveways, sidewalks, and lots as required to extend future
services without cutting and patching paving.
(4) Provide staking details for all trees and
shrubs that are not self-supporting. Provide installation details for each type
of irrigation head, zone valve and, backflow prevention device.
(G) Fire Services Access
(1) Show locations of all buildings and
structures around the project site.
(2) Show the location of all drives, roads,
parking lots and sidewalks large enough to allow passage for emergency service
vehicles.
(3) Show locations and
types of all fences or barricade structures around the site that may limit
access or impede evacuation in an emergency. Where gates are installed that
restrict access to the building or site, provide a "Knox Box" that is keyed to
the local fire department or emergency response service.
(4) Show the total square footage and number
of floors on the building plan. Show the type of construction as determined by
the Arkansas Fire Prevention Code.
(5) If specific areas of the site have been
designated as areas of assembly or refuge for the building occupants, show the
locations on the plans.
(6) Show
the approximate location of the building entrances and exits, the approximate
location of the following items if applicable.
(a) Fire alarm panel or fireman's service
panel.
(b) Main power disconnect
switch, or shunt power trip device.
(c) Area of rescue inside the
building.
(d) Fire stair
towers
(e) Elevator
shafts.
(7) Show
locations of all fire hydrants within 500 feet of any point on the building and
within the area covered by the plan view.
(8) Show the location of the fire department
connections, post indicator valves, and fire pump if applicable.
(H) Architectural Drawings
(1) Floor plan drawings shall be shown at a
scale no less than 1/8" = 1'-0". For large buildings, use match lines to
separate the building plan as required to fit this scale. For large buildings
requiring match lines, provide an overall composite plan at a scale smaller
than 1/8" to show the relationship of all areas to one another. Show the match
line locations on this plan and reference the 1/8" scale plan sheet number for
each area. Show the room name and number for each space. Show the detail marks,
elevation marks, and door and window marks referenced to the door and window
schedules. Provide legends, material notes and general notes as required to
describe the work.
(2) Provide
dimensional plans separate from the general floor plans as necessary to
describe and dimension the size and relationship of the space and features.
Dimensions may be shown on the general floor plans and enlarged plans provided
the sheets do not become so cluttered as to be illegible or difficult to
read.
(3) Provide larger-scale
drawings for toilet areas, elevator lobbies, entry lobbies, special use rooms,
and similar spaces where more intricate work is to be performed by the
contractor. Drawings shall be shown at a minimum scale of 1/4" =
1'-0".
(4) Provide exterior
elevations of all faces of the buildings. Elevations shall be shown at a scale
not less than 1/8" = 1'-0". Elevations should indicate the building materials
to be used, the texture of materials and the color of the finished surfaces.
Where accent bands or features are used, provide clarification of the size,
type and color. Show exterior features such as gutters, downspouts, railings,
screens, construction joints, expansion joints, masonry control joints, and the
like. Show locations of all building section cut lines, detail marks, and door
and window marks. Indicate the relationship between the finished floor and the
exterior grade. Show the floor to floor height by dimension. Dot in the
footings or foundation.
(5) Provide
at least one traverse section and one longitudinal section through each major
axis of the building. These sections may be shown at a scale of 1/8" = 1'-0".
Provide additional large-scale building and wall sections as required to
properly understand and construct the building. Building sections shall clearly
illustrate all building materials, sizes, spacing and attachment. Show all
through wall flashings, roof flashings, flashings at slabs, floor and the like.
Show the relationship between the floor slab and the footings or supporting
structure. Note the finished floor elevation for each floor and the elevations
of perimeter footings or upper floor supports. Show the relationship of the
finished floor to the exterior grade. Show the location of perimeter insulation
and foundation drainage systems. Indicate special feature details such as
ceiling heights, furr-downs, coffered-ceilings, skylights, and the like.
Provide details at each unique condition through the ceiling cavity where the
relationship between the ceiling height and the structural framing changes the
space available in the ceiling cavity for mechanical and electrical systems.
Show the location of the vapor barrier or air barrier in each exterior wall
section and roof section.
(6)
Provide large-scale details of unique construction features of the building.
Where special angle cuts are required on masonry materials, framing materials
or finish materials, provide details at a scale large enough to clearly define
the desired detail. Coordinate the plans with these details to ensure that the
contractor can determine where these special cuts occur. Where special patterns
are to be formed in the finish materials, provide large-scale plans, elevations
and details as necessary to describe the work. Provide large details of typical
construction elements as necessary to describe the building
construction.
(7) Provide door and
window details as required to describe the size, style and installation of each
unique door and window. Provide details showing the head, jamb and sill or
threshold condition for each door or window. Details shall be shown at a scale
large enough to show the framing and attachment requirements. Provide door
schedules and window schedules in a graphic format as required to define the
type, size, location, hardwood, finish, operation and accessories required for
each.
(8) Provide a room finish
schedule for each space in the building. Schedule should include the room
number, name, location, floor material and finish, base, wall material and
finish, ceiling cove, ceiling material and finish and any special trim or
features. Provide notes as required to adequately describe the finish
treatments desired. Provide references to the appropriate specification
sections where additional information can be found.
(9) Where built-in furniture, casework or
millwork is to be included in the construction project, provide large scale
plans, elevations, sections and construction details as required to describe
the size, construction, and finish of these elements. Provide detail reference
marks as required on the floor plans and the millwork plans as required to
accurately locate the details and the space where they apply. Built-in millwork
should be designed to be as simply to construct, as the function of the
millwork will permit. Where customized furniture is to be a part of the
construction contract provide the detailing necessary to construct the piece.
Clearly note all such pieces as "custom built' (i.e. "Custom Built
Desk").
(10) Provide reflected
ceiling plans for each floor (including floors with open structure). Drawing
shall indicate the types of ceiling materials, pattern of layout and changes in
elevations of the ceilings. Note the height above the finished floor for each
section of ceiling. Show the location of all ceiling mounted devices such as
light fixtures, air devices, access doors, speakers, sprinkler heads and
similar devices. These devices shall be coordinated with the various discipline
drawings to ensure that the contractor can install the sub-systems correctly. A
reflected ceiling plan is not a substitute for properly coordinated
plans.
(11) Provide a plan view of
the roof system at a scale not less than 1/8" = 1'-0" or the same as the floor
plan. Design Professional may request a waiver from this requirement for large
scale projects where needed. Show the size and location of all expansion
joints, roof drains, emergency roof drains, suppers, overflow scuppers and roof
vents. Show the pitch or slope for each section of the roof. Indicate the
materials of construction and the color of the finish materials. Show the
access to all roof levels. For multi-story buildings with roof mounted
equipment requiring maintenance, provide at least 2 roof access points to
provide an alternate means of escape during an emergency. Where skylights or
clerestory glass is provided over atrium or high spaces, provide OSHA safety
cages or approved alternate protection to prevent maintenance personnel from
falling through the glazing. Where roof mounted equipment requiring maintenance
or inspection access, provide footpath walkways to minimize damage to the
primary roof membrane. Where absolutely necessary to have pipes, conduits, and
the like. across a roof, specify "zero penetration" portable suspended pipe
hangers with non-rusting base supports to distribute weight without damage to
the membrane. Provide details for all penetrations, joints, abutments, and
changes in materials or elevations. Details shall be drawn large enough to
clearly indicate the location of each layer of material, attachment and overlap
necessary to provide a proper seal, lap or flashing. The use of bold lines to
indicate ambiguous details without clearly showing the installation
requirements shall be prohibited. Refer to § 6-400 for additional
information.
(12) Provide a Life
Safety plan for each building. Show the location of all required fire exits.
Show the locations of all other exits meeting the requirements of a designated
fire exit. Show the locations of all rated partitions and the rating
requirements. Provide details of typical rated wall construction keyed to the
floor plans. Provide details for recommended penetrations and openings in rated
partitions. Show the location of the fireman service command center if
applicable.
(13) Provide all
information related to the Americans with Disabilities Act (ADA) accommodations
and access. Show where the ADA parking accommodations will be provided and
clearly design the routes of access and exit to the building. Show the location
of ADA facilities including ADA toilets, drinking fountains, vertical
transport, sleeping rooms, bathing facilities and the like on the plans.
Reference other architectural drawings as necessary to locate the construction
details and dimensioning. Provide details of all ADA required special features
such as handrails, door controllers, ramps, curb cuts and the like. Provide a
riser type detail showing the ADA mounting heights of counter tops, work
surfaces, thermostats, light switches, fire alarm devices, door handles, toilet
fixtures and other features included in the work to provide for a central point
of information regarding the heights of these elements. Do not merely refer to
ADA requirements or guidelines.
(14) Where modular furniture or movable
furniture will be a part of the contract, provide plans showing the specific
locations for each component by component name or model number. Provide legends
and schedules as necessary to adequately describe the components in the plan
view. Provide elevation views of modular workstations and furniture to allow
verification of functionality and to describe the scope of the work. Furniture
not provided as a part of the contractor shall be clearly labeled as "Not in
Contract" (NIC) or as Owner furnished/Contractor installed.
(I) Kitchen Equipment Drawings
(1) Floor plan drawings shall be shown at a
scale no less than 1/8" = 1'- 0". Food preparation areas and food service area
plans shall be drawn at a minimum scale of 1/4" = 1' - 0". Plans should show
the relationships for all fixed and movable furniture, equipment and
appliances. Provide area names to define the various function areas in the food
service drawings (i.e. preparation, cooking, baking, serving, and the
like.)
(2) Provide an equipment
schedule that identifies each piece of equipment's function, power and utility
requirements, motor sizes and voltage requirements where applicable and a
reference product manufacture and model number. Where equipment, fixtures or
furniture must be custom fabricated for this specific project, note in the
schedule that the item is "custom built".
(3) Provide details and elevations as
required to describe the fabrication and installation requirements for all
fixtures and furniture. Where components must be custom built, provide the
fabrication details necessary for the contractor to select the proper
materials, methods dimensions and finishes required to construct the
project.
(4) Where connections are
required by other trades, do not refer to "connection by plumbing
sub-contractor or the like." (Refer to § 6-314 (P)). SBS considers
equipment of fixtures which are permanently attached to the building structure
by anchor bolts or fasteners or which require hardwired or permanent connection
to the building mechanical or electrical systems to be "capital improvements
and as such shall be subject to compliance with all Arkansas laws and
regulations including but not limited to Ark. Code Ann. §
22-9-101
et seq. (Public Works Codes), Ark. Code Ann. §
17-15-101 et
seq. (Licensing for Engineers), Ark. Code Ann. §
17-30-101
et seq. (Licensing for Architects). Furniture or equipment, which is completely
portable or movable and only requires a plug-in connection or a quick copper
connection are considered as furniture and not as a capital
improvement.
(J)
Structural Drawings
(1) On the first sheet of
the structural drawings, provide the information pursuant to Ark. Code
12-80-101
regarding seismic design. Provide a brief description of the type of foundation
and framing system used. Reference the sub-surface soil investigation and
survey (company and date). In no investigation has been performed, indicate all
assumptions used for the foundation design. Describe the live load allowances
included in the system design. Note the allowances used for partition loads,
mechanical and electrical system loads and the allowance for movable items such
as furniture and the like.
(2)
Foundation drawings shall include a notation for the design bearing values for
all spread footings and caissons and bearing loads for all pilings. Show
details for all slab and footing interfaces including those for interior
partitions. Show the locations and spacing for all construction, expansion and
control joints on all concrete expanses. Show locations of perimeter insulation
systems, under-slab drainage and foundation drain system. Where expansive clay
soils or other unsuitable soils are indicated, show the requirements for the
proper backfill of a suitable material or engineered system to provide the
proper bearing support. When collapsible forms are required to compensate for
subsurface expansion, show the detail requirements for installation and
control.
(3) For all plans, show
the minimum concrete strength required for each part of the structure as
required to comply with the Arkansas Fire Prevention Code. For special areas
such as mezzanines, show the maximum safe live load that the Owner may place on
the mezzanine after construction. Show the steel yield point strength for all
reinforcing and structural steel.
(4) Framing plans shall show the size of each
element and the dimensional location. When the framing system includes areas
such as shear walls, which should not contain penetrations, these areas shall
be clearly noted and shaded or hatched to allow rapid location and
identification during the review process. On systems such as post tension slabs
where penetrations must be exactly located, show all locations by dimension and
provide a cautionary note for the contractor advising him of the restrictions
or precautions necessary to follow during construction regarding the cutting of
additional openings.
(5) For
pre-engineered systems such as pre-engineered metal building, tilt-up slab
construction, pre-tension slabs, post-tension slabs, or modular prefabricated
construction, provide sufficient information and details as required for the
fabrication to meet the requirements of the project. Include all design values
necessary to fabricate the structures and to allow independent verification
that the furnished product meets the design intent. Include plan views and
elevations of these pre-engineered systems to allow review of the concept and
coordination of work designed by other trades such as mechanical, electrical
and architectural finishes.
(6)
Provide schedules showing all grade beams, pilings, caissons and other elements
where size, type, strength and special connections must be coordinated to
ensure proper construction. Include other schedules as required to allow
accurate bidding, construction, and field verification or as required to
communicate the design intent. This can include, but are not limited to, column
schedules, beam schedules, truss schedules and the like.
(7) Show all typical and special connection
details. Indicate the location and type to allow quick coordination and
review.
(8) Show section views and
elevations as required to indicate the connection locations of beams, floors,
joints, trusses, and the like. Where sections do not show the floor below,
provide a dimension reference to the top of the beam, bearing elevation of the
joist or other element that will allow accurate determination of the clear
space below the bottom of the structural elements. This dimension should be in
reference to the finished floor below or in elevation dimensions (i.e. 10'-0"
above 2nd floor or elev. 112'-6").
(K) Mechanical Drawings
(1) Show the locations of all heating,
ventilating, and air conditioning equipment on the plan view. Provide each
piece of equipment with an unique designation mark keyed to the equipment
schedule. Equipment shall be located as required to provide proper access for
maintenance and repair. Equipment shall also be located as required to
facilitate future removal and replacement without requiring the demolition of
walls, windows, or other perimeter features of the building. Where replacement
will require removal of louvers, other equipment, piping or ductwork, clearly
indicate the separation points on the plans. Use bolted flanges or other
replaceable type connections. Where replacement or installation will require
removal of a wall, door, window or the roof, the design professional must
obtain written approval from SBS prior to the submission of the final review
documents (construction documents).
(2) Show the routing of all ductwork and
piping on the plan views. Ductwork shall be shown double line all the way to
the diffuser or grille. Differentiate between high velocity ductwork, double
wall ductwork, single wall ductwork and internally insulated ductwork with a
distinctive shading or hatching pattern. Differentiate between different duct
system materials such is PVC, aluminum, galvanized and the like in a similar
manner. Piping 6 inches and larger shall be shown double line on plan and
section views at 1/4" = 1'-0" scale or larger. Piping 10 inches and larger
shall be shown double lined on plans and section views at 1/8" = 1'-0" and
larger. All other piping shall be single line and bold. Show reducers,
increaser and when fittings on all ductwork and piping at each change in size.
Provide arrows on the piping plans indicating the direction of flow and
direction of slope of the lines.
(3) Where the HVACR system contains
refrigeration equipment with remote condensers, condensing units or fluid
coolers, show the routing of the refrigerant piping between each piece of
equipment on the plan and section views. On small systems such as package
coolers or split system air conditioners, the designer may use a single line to
represent both the suction and liquid lines. Provide dual designation on the
line (i.e. RS/RL) and provide the size of both lines in the dimension note.
Where hot gas by-pass, double suction risers or similar special lines are
required, show these lines separate from the combined suction and liquid lines.
Provide refrigerant piping schematics for each unique system. Show all the
refrigerant specialty items and isolation valves. The designer may show the
pipe sizes in a schedule format for each unit adjacent to the piping
schematic.
(4) Show the airflow
quantity at each air device with a balancing damper to facilitate capacity
verification and final air balance. For special areas such as laboratories,
isolation rooms, special procedure rooms, and hazardous storage or sterile
storage rooms, show the pressure relationship for that space relative to the
adjacent spaces such as positive pressure, negative pressure, or neutral
pressure. This is not required for toilet rooms, janitor closets, or similar
spaces, which are clearly negative to the adjacent spaces. The designer may
indicate the pressure relationship for these spaces if necessary to clearly
communicate specific design intent. The sum of the air flow quantities in an
zone shall match the capacity of the air handling unit or terminal devices in
the respective zone plus or minus an appropriate amount as required to maintain
the space pressure relationship.
(5) Show the exact location for each fire
damper, smoke damper, control damper, balancing damper, control sensor device
and the access door to each device on the plans and section views. In variable
volume systems, show the locations for all relief doors upstream or downstream
of every fast closing damper as required to prevent the collapse or rupture of
the duct system.
(6) Where ductwork
penetrates a floor or a roof and where a duct rises up or down, show the cross
section of the duct with the appropriate diagonal marking and shade a portion
of the cross sectional view to prominently show the location of the penetration
or riser on the plan view. Provide a note indicating the size and direction of
the riser and to where it goes (i. e. 10/10 up to
2nd floor).
(7) Where hydraulic or steam piping systems
are provided, show the location of all expansion joints or loop and the
locations of all anchors and guides required to control the expansion. In steam
systems, show the locations of all traps and vents required for the proper
startup and maintenance of the equipment. Show these locations on the plan
views. Include the locations of access doors where required. When designed
offsets in these systems create traps or air pockets, show a drain and vent
location to facilitate future drain and fill of the system.
(8) When hydraulic systems require freeze
protection additives such as a glycol or brine solution, show the estimated
system volume on the drawings along with the percentage by weight or by volume
of the anti-freeze additive and the type of additive required. This may be
noted on the system flow diagram. Ensure that all equipment capacities have
been adjusted to account for the additive.
(9) Provide an enlarged plan view of each
unique mechanical room at 1/4" = 1'-0" minimum. Show the location of all HVACR
equipment, piping, ductwork, controls panels and the locations of all
electrical panels, plumbing equipment and other equipment within the room. All
non-HVACR equipment should be shown dashed and a reference provided to the
appropriate sheet where that equipment can be found. Coordinate the location of
these items to ensure proper code clearance, maintenance access, and
operational access.
(10) Provide at
least one cross section view of each mechanical room showing the elevation of
the equipment, ductwork and piping in the room to allow the contractor
sufficient information for bidding and to allow verification of proper access
for service and replacement of equipment. Large or complex rooms may require
multiple section views to clarify these issues. All section views should be
drawn to a minimum scale of 1/4" = 1'-0".
(11) Provide at least two cross sectional
views through the building along each of the major axis showing the mechanical
systems. The minimum scale for these views shall be 1/8" = 1'-0". Provide
additional enlarged scale sectional views as required at crossovers of ductwork
and piping, furr downs, and offsets under major structural members to clearly
describe the installation limitation at these areas. Reference all known or
possible interference from other trades such as sprinkler piping, electrical
conduits, plumbing drains, and the like. Where these large-scale sections do
not show the floor to floor view, provide a dimension to the finished ceiling
and bottom of the structure to allow verification of the clearance (i.e. 10'-0"
ceiling and 11'-6" bottom of joist, and the like).
(12) Provide details of typical connections,
mounting details, piping specialties and unique installations. Details may be
drawn "not to scale" provided the detail is not required to clarify a clearance
or service access issue. In these cases, show the detail at an appropriate
scale. Cross-reference the sheet number to where the specific detail applies.
Also provide a detail flag on each plan sheet, which references the appropriate
detail number on the detail sheet. Provide an individual detail number on each
detail to facilitate this cross-referencing. Provide as many details and detail
sheets as necessary to clearly communicate the installation requirements for
the project.
(13) Provide flow
schematic for chilled water, heating water, condenser water, steam systems, and
other heat transfer systems. Show the relationship of the equipment in the
process. Show all piping connections control elements and valves necessary for
the proper operation and maintenance of the systems. Size all piping, vents,
drains and valves. Show capacity, flow and pressure loss for generating
equipment. The diagram should be drawn to enhance rapid understanding of the
system. For complex systems, provide diagrams in a ladder type arrangement to
eliminate line crossings and the need for isometric views to clarify flow path.
Correctly show the flow path and the relative location of all components,
junctions and branches. Do not change the relative location of flow junctions
to avoid line crossings. Provide arrows indicating direction of flow on each
pipe segment. Show all make-up valves, relief valves, pressure reducing valves,
and expansion tanks. Show the pressure rating and capacity of each on the
diagram. For complex systems with numerous valves, fitting, and components
provide multiple versions of the basic diagram with control capacities, or
sub-system elements super-imposed on the diagram
(14) Provide control diagrams for each unique
system or unit. Diagrams shall show the locations of all sensors and control
elements. Provide a designation for each component and a legend or schedule for
symbols on the same sheet (i.e. mixed air sensor and the like). Show the set
point and alarm points on the diagrams or in the schedules. Indicate the type
of control point for each device (i.e. Analog Input AI). Include the sequence
of operation on the sheet with the control diagram. Ensure that the sequence is
clearly spelled out as to the actions and reactions of the components to the
command or control signal. When pipe mounted or duct mounted sensors are
installed, provide a spare well adjacent to the control device to allow field
verification of the device operation or the media temperature or pressure with
portable, hand held instruments. Provide a schematic diagram for each network
LAN showing the location of each panel and workstation connection and the
equipment it serves.
(15) Provide
equipment schedules on the drawings. Do not schedule equipment in the
specification's manual. Schedules shall be arranged in graphic format with the
major operating conditions defined and the capacities shown. Include the
electrical requirements showing the power voltage, phase, amperage, motor
horsepower's and brake horsepower. For major equipment such as chillers and
boilers, include the energy efficiency rating. Provide sufficient data to allow
purchase, startup and balancing of the system or equipment. Include data
necessary to trouble shoot equipment in the event of a startup or operational
problem. Schedules shall be provided for each type of equipment or component
(i.e. air handler, air devices, pumps, traps, and the like). Provide a unique
designator for each piece or type of equipment. Ensure that the schedule title
and designator are consistent with the plan labels. In the header for each
schedule, show the specification section number where that item can be found
(i.e. Air Handlers - 15850).
(16)
Where seismic restraints are required by code, provide details of typical
acceptable restraining methods for piping, ductwork, and equipment. Provide the
basic design criteria for the restraining system including the seismic zone in
which the project is located. Where the code allows exemptions or exceptions
based on pipe size or location of piping or ductwork relative to the supporting
structure, note the exceptions on the plan. Designers are encouraged to lay out
system piping and equipment in a manner which eliminates where possible the
need for costly restraints and minimizes the hazard to the building occupants
during a seismic event.
(L) Fire Protection Drawings:
(1) Show location and types of sprinkler
heads. Provide a different symbol for each type of head.
(2) Show the hazard classification for each
area with a different classification.
(3) Show the locations and ratings of all
fire and smoke partitions. Show all fire doors, smoke vents or fire
shutters.
(4) Show the location of
the fire service entrance. Show a detail of the service entrance including all
valves and devices in the entry riser. Include the locations of the test
drains, alarm devices, seismic connections and backflow preventers.
(5) Where a fire pump is required, show a
minimum of 1/4" = 1'-0" scale plan review of the pump room and a minimum of one
(1) cross-section view of the room showing the elevation of the piping and
valves.
(6) When standpipe risers
are required, show the location and size of the piping from the service
entrance to each riser. Show the location and size of each hose or fire
department connection. Indicate the mounting height of each hose cabinet or
fire department connection.
(7)
When sprinkler heads are installed in electrical rooms, computer rooms,
telecommunication rooms elevator shafts or elevator machine rooms, show the
temperature ratings for these special heads and indicate if these are
pre-action or deluge type systems.
(8) Show the area of coverage by special
systems such as dry-pipe systems, pre-action systems, or non-water systems. In
non-water systems, show the complete layout of piping, storage tanks, and
system controllers.
(9) Show the
locations of all control valves and tamper switches in the system. Show other
devices that require interconnection with the building fire alarm system or
other alarm or monitoring systems.
(10) Show the location of all piping and the
preferred routing throughout the building. Size all piping, including branch
piping, on the bid documents. The designer may use the pipe size chart provided
in NFPA 13 or may perform the hydraulic calculations necessary to size the
piping. It is permissible to allow the successful contractor to submit an
alternate layout in the shop drawing phase subject to review and approval by
the engineer.
(11) Provide the
details necessary to show the preferred or acceptable mounting requirements and
piping support systems. Where systems are subject to seismic design
requirements, provide the seismic restraint details necessary to comply with
the requirements of the zone in which the system is installed.
(M) Plumbing Drawings
(1) Show the locations of all plumbing
fixtures, equipment, drains, vents, outlets and valves necessary for isolation,
operation or emergency service on the floor plans. Enlarged plans may be used
to show exact locations.
(2)
Clearly define which piping is located below the floor, above the ceiling or
exposed in the occupied spaces. Piping subject to freezing shall be installed
on the warm side of the building insulation or provide with heat trace
system.
(3) Size piping on the plan
views. Show increasers and reducers at the point where sizes change. Show sizes
of piping risers, or headers concealed inside chases or where they pass through
a floor.
(4) Crosshatch or shade
all plumbing fixtures and equipment for ease of location. Provide a unique
designation for each type of fixture or equipment.
(5) Provide waste and vent risers in
accordance with the requirements of the Arkansas State Plumbing Code. Size the
piping on the floor plans and these diagrams. Show the size of each vent
thought the roof and designate these penetrations on the risers and plan views
with their size. (i.e. 4" VTR).
(6)
Show the locations of all roof drains and area drains on the plan views. Show
where all drains terminate or discharge. Where emergency overflow drains or
scuppers are to be used, show locations and sizes. Provide correct locations
and details on the plumbing drawings and cross-reference the appropriate
locations and details on the correct architectural sheets.
(7) Show the locations of all clean out plugs
and manholes as required by the Arkansas State Plumbing Code. On open drain
inlets, outlets, and all connections to manholes and catch basins, show the
elevation of the top of the feature as well as the flow line inverts of all
inlets and outlets.
(8) Provide a
schedule showing the sizes, capacities, operating characteristics, and design
basis product name for all plumbing equipment (i. e., water heaters, pumps,
compressors, and the like). Plumbing fixtures may be scheduled in the
specifications however; the preferred location is on the drawings.
(9) For special piping systems such as
natural gas, medical gas, laboratory gas, process piping and the like, provide
the same information as generally described above. For small projects, multiple
systems may be shown on the same plan view. For large or complex projects such
as laboratories and hospitals, provide separate plans for clarity. For systems
such as reverse osmosis, de-ionized water or ultra-pure water systems, show all
components in their respective locations on a flow schematic. Ensure that
complete specifications are provided for each component in the system. Do not
rely on the Contractor or the Vendor to size the system and select the
components.
(10) Provide details
for fixtures and equipment connections showing all valves, accessories,
mounting supports, hangers and auxiliary connections to other systems as
necessary to communicate the installation requirements, operation requirements
and the maintenance shutoff or removal points. Provide control interlock
diagrams for equipment with automatic controls. For systems containing tanks or
holding vats, show all header piping requirements, tank, cylinder or vat sizes
in gallons or cubic feet and methods for securing the tanks in place. If alarms
are required for notification of over temperature, over pressurization,
overflow or low volume, note these set points on the details or control
interlock diagrams.
(11) Where
seismic restraints are required by code, provide details of typical acceptable
restraint methods for piping and equipment. Provide the basic design criteria
for the restraint system including the seismic zone in which the project is
located. Where the code allows exemptions or exceptions based on pipe size or
location of piping relative to the supporting structure, note the exceptions on
the plan. Designers are encouraged to lay out system piping and equipment in a
manner which eliminates where possible the need for costly restraints and
minimizes the hazard to the building occupants during a seismic
event.
(N) Electrical
Drawings:
(1) Show the source and voltage
characteristics of all power sources. Show the exact location for connections
to existing power, telephone, fiber optics, security and other services to the
project. Where such connection points are shown on other drawings such as civil
drawings, reference the sheet number where these connection points can be
found. Coordinate these cross-references to ensure the proper connection and
entry points are shown. Indicate the ownership of the existing utility to which
these connections are to be made. Some State facilities own their own
distribution networks and many do not. Provide a phone number and a contact
name for the owning agent to coordinate connection requirements. Provide a
detail of each utility entry into the building.
(2) Lighting layout shall indicate the
switching and circuiting of each fixture or group of fixtures. Circuiting shall
indicate the power source panel and the circuit breaker number for that
circuit. Emergency egress lighting shall be crosshatched or shaded so the
fixtures will standout for rapid identification during review of the drawings.
When emergency power is provided by a generator, or other backup source, the
circuiting lines connecting fixtures and outlets should be designated with an
"E" to identify these circuits as emergency power. Each fixture symbol shall
contain an identification designator that is keyed to the fixture
schedule.
(3) Power outlets shall
be circuited in the same manner as lighting circuits. Indicate the mounting
heights of outlets to ensure proper installation. Where outlets must be
installed in a specific pattern or spacing, provide dimensional plans and
elevations. In the absence of the specific dimensional location of outlets, the
contractor will install the box on the nearest stud or blocking. Where power is
provided to equipment, show the exact location of the disconnect switch.
Indicate the starter location and note if the starter is to be furnished unit
mounted with the equipment. Show the size of the power conductors and the
conduit serving the equipment.
(4)
Show the location of all system components such as fire alarm, security, closed
circuit television, sound, paging, telephone, computer and the like. When the
systems to be furnished are complex or may be installed by a specialty
contractor, provide separate drawings for these systems. Ensure that all
components and locations are coordinated with other trades in the design phase.
Where systems are simple or small in nature, they may be combined with other
system drawings such as the lighting or power. When the interconnecting cabling
for these systems may pose an interference with other trades, show the
preferred or engineered routing of the cabling and conduit. As a minimum,
provide riser diagrams or schematics for each system. Show the location of all
system head end or front-end panels, control stations and sub panels. When a
system must interlock or interface with another system such as the fire alarm
and fire sprinkler system, show the exact location of such interfaces and the
specific interlock requirements.
(5) Perform the lightning hazard calculations
as defined in NFPA-780 and include this information on the cover sheet or in
the electrical general notes. If a lightning protection system is to be
provided, show the locations of all air terminals, interconnecting grounding
cables, down leaders and ground termination points. Where grounding is
connected to other grounding systems, show the connection point and the
location of the other grounded systems termination points. Show all details
necessary to describe the attachment of air terminals, cabling support,
penetrations of the building envelope and attachment to the grounding rods or
other systems. Indicate the location of all test points necessary to measure
the system resistance and specify the maximum permissible resistance allowed by
the system design.
(6) Show the
location of main electrical rooms. Provide enlarged scale drawing as necessary
to show and designate all equipment. For rooms containing equipment over 6'-0"
tall, provide section views of equipment in the room showing installed
elevations and clearance above the equipment. Ensure that all equipment
including branch panels and disconnect switches are installed with proper
clearances in front of and above the unit as required by the National
Electrical Code NEC Article 110. Ensure that all panel locations are
coordinated with other equipment in the space. Show the locations of all panels
on the small-scale plans also.
(7)
All new buildings and additions and renovations of more than 4000 SF of space
shall include at least one (1) dedicated telecommunication room per floor sized
in accordance with the recommendations in the appropriate EIA/TIA Standards.
Show the location of all cable entry, mounting rack, backboards, operator
stations, UPS equipment, and power outlets. For mission critical operations,
provide emergency lighting in the room. Clearly define on the drawings who will
be furnishing the interconnection cabling (i.e. cable and terminations by the
contractor or by the owner). Specify plenum rated cabling in all installations
not in conduit regardless of whether or not the ceiling cavity is currently a
return air plenum.
(8) Provide a
wire management system in all new construction for the installation of special
systems wiring which will not be installed in conduit raceways. The wire
management system shall be attached to the building structure or walls in a
manner so as not to overload the structure. Wire management systems shall be
designed to accommodate multiple systems without electronic interference or
creating a code violation. Where necessary provide multiple systems for
dedicated use by a single system. Wire management system and attachments should
be designed to allow a minimum of 25% future growth for each wiring
system.
(9) Provide electrical
details and system details as required to completely describe the installation
requirements and interconnection with other systems installed by other trades.
Particular attention should be paid to the installation of exterior lighting
fixtures, special interior fixtures such as chandeliers, operating room lights,
and the like. Details of special grounding requirements should also be
included.
(10) Provide riser
diagrams or schematics showing the relationship of major components such as
panel boards, transformers and service entrances. Risers shall also be provided
for special systems such as fire alarm and security systems. For large or
technically complex projects, provide one-line diagrams showing the source of
power, or service and the size and relationship of subcomponents such as
distribution panels, breakers, fuses, switches and routers to each major
subpanel or element. These diagrams shall also include the size of the wiring
and conduit between elements and the ratings of the breakers, fuses, switches
and routers with enough information being provided to describe the limits of
the capacity of the system and components.
(11) Provide schedules for all lighting
fixtures, transformers, panel boards and specialty systems components.
Schedules shall include the voltage rating for each item, the capacity of the
item and any power losses or inefficiency of the fixture or equipment.
Equipment producing a heat loss (greater than ½ of 1 percent of the
equipment rating) shall include the manufacturers heat loss in Btu's on the
schedule. Equipment producing radio frequency interference (RFI) or
electromagnetic interference (EMI) greater than that allowed by FCC regulation
shall be noted on the schedule and any special shielding requirements necessary
to control or eliminate this interference should be noted and detailed or
specified. Schedules shall be provided for each type of equipment or component
(i.e. fixtures, transformers, generators, the like.) Provide a unique
designator for each piece or type of equipment or fixture. Ensure that the
schedule title and designator are consistent with the plan labels. In the
header for each schedule, show the specification section number where that item
can be found (i.e. Transformers-16460). Panel board schedules shall be
presented in a graphic format and shall include a designator for what each
circuit feeds to facilitate the development of the panel board directory. Do
not limit the panel board schedule to a description of the quantity of certain
size breakers such as circuits 1,2,3,4 = 20A or "provide 20-20A/1P
breakers.
(12) Where seismic
restraints are required by code, provide details of typical acceptable
restraint methods for piping and equipment. Provide the basic design criteria
for the restraint system including the seismic zone in which the project is
located. Were the code allow exemptions or exceptions based on pipe size or
location of piping relative to the supporting structure, note the exceptions on
the plan. Designers are encouraged to lay out system piping and equipment in a
manner which minimize the need for costly restraints and eliminates where
possible the hazard to the building occupants during a seismic event.
6-322 AGENCY APPROVAL
Upon Agency approval of the completed construction documents, the
Agency Project Coordinator shall inform SBS and the Design Professional in
writing that the Agency accepts and approves the drawings as submitted. There
shall be no changes from the date of the letter unless submitted and approved
by procedures initiated by SBS.
6-323 BID DATE REQUESTS, BID ADVERTISEMENT
COORDINATION, AND RELEASE OF PROJECT DOCUMENTS TO BIDDERS
Bid date requests to the Construction Section may not be made
until approval from the State Architect or the State Engineer has been given.
If the Design Professional is responsible for coordinating the bid date, he
must secure written approval from the Agency to proceed to bid. He may then
contact the Construction Section to coordinate a bid date, time, and location.
All request for bid dates shall include a copy of the SBS approval letter. Upon
coordination with the Construction Section, the project may be advertised and
bid documents released to bidders. (Refer to § 4-303)
6-324 CONTRACT DOCUMENTS TO BE PROVIDED TO
THE GENERAL CONTRACTOR
(A) The Owner and
Design Professional shall provide the successful general contractor with the
minimum necessary copies of the contract documents as outlined below, however,
this section shall not preclude lesser amounts, if agreed upon by the Owner and
Contractor.
PROJECT SIZE (COST)
|
OF SETS TO ISSUE
|
$0 - $500,000
|
10 sets
|
$500,001 - $1,000,000
|
15 sets
|
$1,000,001 - up
|
20 sets
|
(B) The
project general contractor shall be responsible for the cost and distribution
of additional bid documents to his respective sub-contractors. Partial sets of
the contract documents shall not be allowed. All trades shall have complete
contract documents for reference.
6-325 RECORD COPIES OF PROJECT DOCUMENTS
(A) At the final completion of the project,
the Design Professional shall submit one (1) copy of the complete set of the
project documents on a CD Rom. See §4-500(D).
(B) In addition, if any of the drawings or
specifications were prepared by computer assisted drafting (CAD) or word
processing, the Design Professional shall also provide one copy of all computer
generated "read only" documents to SBS and one copy of the "read only"
documents to the Agency) for record purposes.
(C) Acceptable formats for word processing,
spreadsheets database, presentation graphics and other similar documents are
Microsoft Office Products or other formats converted and saved as such. Cost of
the microfilm and electronic media are reimbursable from the Agency.
(D) When drawings or specifications are not
produced electronically, the Design Professional shall have the documents
scanned in to a photo image such as a TIFF image, PDF file, or an AutoCad file
for record purposes. These files shall be furnished on compact disk. The files
shall be capable of being opened by an industry standard file manager such as
Adobe Acrobat Reader, Kodak Image reader or similar software. Verify the Agency
preference prior to submitting these types of files.
(E) Agencies requiring electronic media
copies should carefully consider environmental storage requirements. It is
recommended that electronic information be transmitted on compact disc and
backed-up with a tape drive where possible.
(F) If an Agency utilizes portions of
existing reproducibles or electronic media for bidding purposes, i.e., carpet
replacement, SBS requires all title blocks (of the original design
professional) be removed before project is released to any bidders.
(G) Design professionals providing electronic
media, tracings, reproducible, "as-built" record drawings, the like, may
request that release agreements limiting their use be signed prior to releasing
to the Agency or SBS. These release agreements shall be carefully reviewed by
legal representation of the Agency and submitted to SBS for review before
signing. Improper use of a Design Professional's work may result in claims for
additional compensation.
(H) If the
Design Professional is required to deliver any services required hereunder in
the form of electronic encoded media, the printed representation of such media
furnished by the Design Professional shall be the official record of the Design
Professional's service. Agency shall have a right to rely on such printed
representation in connection with any subsequent modification of such
electronic media. The Agency and SBS recognize that the printed material
represents the intent and instructions of the Design Professional but does not
represent the "as-built" condition of the project. The Agency must obtain
written authorization from the design professional allowing the use of the
documents for any purpose other than the specific intended use of those
documents.
6-326 DESIGN
PROFESSIONAL PROJECT OBSERVATION REQUIREMENTS
(A) The Design Professional and his
consultants shall conduct construction observation visits to the construction
site as part of the basic professional services. (Refer to § 6-201.) The
design professional shall conduct visits to determine the progress and
performance for all capital improvement contracts. On-site observations shall
concur with the contractor's pay request and shall be submitted in written form
with the pay request.
(B)
Construction observation of the project by the prime Design Professional and
all consultants at key critical times during construction for that applicable
portion of the work for which they are involved, shall be as required to
observe fulfillment of the construction documents.
(C) Both the Design Professional and all
consultants shall submit a typed construction observation report or summary of
any observed construction deficiencies, with follow-up correspondence to the
Agency's Project Coordinator on SBS approved forms. Copies of the Design
Professional's and all consultant's construction observation reports and
follow-up correspondence shall also be forwarded to the Construction Section
and shall accompany the Contractor's monthly payment request.
(D) The Agency Project Coordinator and the
Design Professional shall carefully evaluate the need for more intense project
observation than the basic services provides. This may include projects
requiring the installation of underground utilities, the construction of
critical concrete structures and similar projects where the normal course of
construction may render critical elements of the project unavailable for
inspection due to the placement of finish materials
(E) On projects where this may result in the
inability of the Agency to accept the project with confidence that the work has
been properly installed, the Agency may desire to require more intense
observation by the Design Professional than would normally be provided by the
basic services agreement. The Agency shall negotiate the rates for additional
observation during the original contact negotiations. If it becomes necessary
to expand the design professional's scope of services by amendment, consult
with the State Architect and/or State Engineer prior to negotiating the
amendment.
(F) For instructions
regarding construction observation and administration, and project closeout
requirements please refer to §4-500 through §4-504.
6-400 MINIMUM ROOFING SYSTEM
REQUIREMENTS
(A) These Minimum Roofing Systems
Requirements is to provide design professionals and State personnel with
functional, working guidelines to aid in the determination of the required
roofing system and specifications. A proper understanding of the roofing
industry, methods of construction, application, workmanship, and its inherent
problems and pitfalls is necessary in order to design a proper roof
system.
(B) For roofing capital
improvement contracting procedures, refer to §4-300. For roofing
checklists or guidelines, contact the Architectural Section.
6-401 DETERMINATION OF THE PROPER
ROOF SYSTEM
(A) In designing and specifying
the proper roof system for a new building, there are some broad considerations
that should be considered first. These are:
(1) Type of building refers to a state owned
or leased property (library, office buildings, campus buildings, the
like).
(2) Special considerations
refer to what goes on in the building. For example, will there be a pool, a
unique use inside the structure? The uses of the building will determine roof
traffic, surfacing, need for a vapor retarder sheet and insulation ("R" value)
requirements.
(3) External
considerations include high winds, snowfall, rains and their concentrations,
and outside contaminating processes.
(4) Life of the building determines how long
it will be expected to last.
(5)
Building and Regulatory Codes refer to Underwriters Laboratories, Factory
Mutual, and the various applicable local, state and national codes.
(6) Structural considerations mean that the
roofing system must work with the other building components. For example, are
the edges of the roof deck flush or are there parapets. Dimensions of the
building and shape of the roof deck will determine the need for expansion
joints. Any protrusion in the roof will require flashing materials.
(B) The Roofing System as
specified should be a complete and compatible system. The system should be
manufactured by a manufacturer doing business in this region of the United
States. The design professional shall investigate the need for, and specify all
roofing components needed for a complete roof assembly.
6-402 STEEP ROOFING
(A) Asphalt shingles on sloped roofs shall be
Class "A", fiberglass based, asphalt shingles with a 20-year limited warranty
(life expectancy) over felt underlayment installed as per manufacturer's
specifications minimum slope: 4 in 12.
(B) Wood shingles shall not be used on
buildings unless approved in writing by the State Architect. Any shingles used
shall carry the "B" classification as listed by the Underwriters Laboratories,
Inc. Minimum slope: 4 in 12.
(C)
Metal roofing systems on sloped roofs in excess of 1 in 12 slope (minimum: 2 in
12 (+) slope preferred) are acceptable when properly detailed and specified.
Submit plans and specifications to the State Architect for review and approval
prior to releasing to bidders. Refer to § 6-319.
6-403 SINGLE PLY MEMBRANES/UNCONVENTIONAL
ROOFING SYSTEMS
(A) All single ply membranes
and unconventional roofing systems shall be submitted for review to the State
Architect, for approval on a case by case basis for use on the roof of a State
building. Note: A torch applied, modified bitumen roof system applied over a
base sheet in a mopping of hot asphalt over insulation is not considered a
single-ply roof system by SBS. Criteria for approval shall be:
(1) Acceptable material and method of
application;
(2) Ability of local
installers to apply the proposed roof system;
(3) Ability of the State to obtain
competitive bids on the proposed roofing system;
(4) Track record of the system and the
manufacturer in this are; and.
(5)
Roof warranty available from the manufacturer for the particular
installation.
6-404 ROOF SYSTEM COMPONENTS
(A) Decking:
(1) The type of structural deck and the
complete roofing system to be used should be determined by the design
professional. Slope for drainage shall be achieved by structural means if
possible. If structural slope is not feasible, a lightweight concrete fill,
sloped perlite board, or tapered insulation board shall be specified if
reviewed and approved by SBS.
(2)
The structural deck must be designed to provide an adequate "foundation" or
base or the roofing system. In addition to supporting all design loads, it must
also be relatively smooth, free of humps, depressions, offsets at joints, allow
for expansion and contraction, and be rigid enough to support the equipment and
materials needed to apply the roof system without undergoing excessive
deflection or deformation, which could impair the life of the roofing
system.
(3) Metal decks shall be
fabricated from adequate gauge steel, accurately aligned, securely anchored to
structure below. Provide side lap connections to prevent displacement between
adjacent sheets. The design professional shall inspect deck for any possible
defects prior to the installation of any insulation and roofing.
(4) On poured decks such as concrete, gypsum,
light weight insulating concrete, the like, adequate drying time for the
material shall be allotted prior to application of the roofing
membrane.
(5) Over wood decks,
always specify a nailed down layer of sheathing paper and felt underlayment and
a layer(s) of insulation to prevent problems with roofing such as nails backing
out, expansion and contraction, the like.
(B) Insulation:
(1) Insulation thickness shall be specified
by the design professional and be such that when combined with complete roof
and ceiling construction, shall have an overall heat transmission coefficient
to obtain a satisfactory "R" value meeting applicable energy use codes.
Insulation should have sufficient density and rigidity to span any flutes or
irregularities in the decking and support the weight of all anticipated traffic
on the roof without crushing or breaking down of the edges. The design
professional or consultants or both shall verify the insulation requirements
for each particular building and roofing system. Provide adequate ventilation
in the plenum spaces to prevent moisture and condensation from damaging the
interior spaces of the building.
(2) All insulation shall be applied in two
(2) layers with all joints broken and staggered. All insulation boards shall be
installed in the same direction throughout, unless fields are separated by an
expansion joint. Butt edges of insulation tightly and cut in neatly around all
roof penetrations.
(3) Insulation
shall be secured to deck using approved fasteners conforming to Factory Mutual
System, Class I construction for wind uplift protection unless otherwise
approved by the State Architect.
(C) Securement/Fasteners: All roof assemblies
for new construction shall meet or exceed specifications for Factory Mutual
System, Class I, construction in regard to wind uplift protection.
(D) Fire, wind, and code requirements: New
roof construction on buildings shall meet or exceed all applicable codes. In
addition, the roof assembly shall meet or exceed specifications for
Underwriters Laboratories, Inc., Class "A" construction and Factory Mutual
System, Class I construction, in regards to fire resistivity and wind uplift.
When re-roofing existing buildings, this may not always be possible, especially
when re-roofing over existing membranes. Submit plans and specifications to the
State Architect, for approval.
(E)
Vapor Retarder Sheets:
(1) The design
professional shall investigate the need for, and specify as required, the
proper vapor retarder sheet and its applications. All buildings with high
humidity (such as swimming pools where moisture migration will be a problem)
should be specified with vapor retarders unless otherwise approved by
SBS.
(2) The vapor retarder sheet
shall be installed over the roof deck prior to the installation of the
insulation or roof membrane or both. Seal all edges, punctures, and around all
penetrations through the roof to form an envelope enclosing the
insulation.
(3) The vapor retarder
application shall meet all fire retardant requirements which building use
requires. Refer to proper building codes for requirements. Determine proper
attachment for wind uplift protection from manufacturer's
specifications.
(F)
Venting Base Sheets are usually heavy-coated base sheets with an embossed grid
designed to channel current moisture out of a built-up roof assembly and
prevent blistering. Venting base sheets are primarily used on re-roofing
applications or to vent moisture out of poured gypsum or lightweight concrete
decks. Application is by spot mopping to existing membranes or mechanical
attachment to a nailable deck. In some instances, it is more desirable and
economical to use fiberglass or perlite "re-cover" boards in lieu of a separate
venting base sheet. Moisture release vents should always be specified in
conjunction with a venting base sheet. See § 6-405 (G).
(G) Moisture release vents shall be installed
on all built-up roof systems when required for certain type of poured decks and
re-roofing over existing membranes. Vents shall be only 'factory made' vents
with spun aluminum housings designed to vent moisture out, but not allow
moisture back into the roofing system. 'Shop built' sheet metal vents are not
acceptable for use on buildings. Moisture release vents are primarily designed
to vent moisture from a roof system including insulation and to reduce the
possibility of blistering. To properly vent, holes should be cut all the way
down to the deck, or vapor retarder sheet where applicable, according to the
manufacturer's specifications.
(H)
Membranes for Built-Up Roof Systems:
(1)
Built-up roofing membranes for buildings shall be inorganic felts, which do not
require aggregate surfacing for protection from deterioration.
(2) Polyester and fiberglass felts are
recommended, asbestos felts are not acceptable. Rag (organic) felts are
unacceptable, except for coal tar pitch applications. Coal tar pitch roof
specifications are acceptable but are not recommended for use on
buildings.
(I) Roof
surfacings for Built Up Roof Systems:
(1) A
fibrated aluminum roof coating (asbestos free) (A.S.T.M., D-2824, Type III)
containing a minimum of #3 of aluminum paste per gallon of coating, applied in
two (2) separate coats, at the rate of 1 1/2-2 gallons per 100 sq. ft., is the
preferred roof coating for state-owned buildings.
(2) Aggregate roof surfacing is not
recommended. All aggregate surfacing shall be clean, dry, rounded pea-gravel
ranging in size from 1/4" to 3/8", applied as per manufacturer's specifications
for the particular installation. (400 pounds per square, minimum is the typical
application.) Light color aggregates, where available, are preferable to aid in
heat reflectivity.
(3) Asphalt
coatings are not recommended.
(4)
Emulsion coatings are not recommended.
(5) Cap sheets over built-up roof systems are
unacceptable, unless approved in writing by the State Architect.
(J) Roof Cants Roof cants shall be
required at all vertical projections including walls, equipment curbs, and the
like. Cants shall be securely set in hot steep asphalt. Precautions should be
taken to avoid bitumen drippage where it can occur, such as steel decks.
Provide a minimum face width of 4" to provide a transition of the roofing felts
from the horizontal to the vertical face.
(K) Membrane Flashing:
(1) All membrane roof flashing shall be
compatible with the manufacturer's installed system.
(2) Membrane roof flashing shall be provided
at all vertical projections, roof perimeters, curbs, parapets, walls, roof
penetrations and elsewhere as required, and should be properly designed and
carefully detailed to provide a watertight installation.
(3) All membrane flashing at vertical
surfaces shall extend a minimum of 6" above the top of the cant strip (10"
above the roof surface if a 4" cant is used) and 8" onto the roof surface from
the bottom edge of the cant. Do not hot mop the base flashing above the top of
the cant strip. Membrane flashing shall be set in hand rubbed applications of
industrial roof cement. The top edge of the membrane shall be sealed and metal
counterflashing provided for protection. Do not surface mop base flashing with
hot asphalt.
(L) Metal
Counterflashing:
(1) Metal counterflashing
shall be provided over all membrane flashing where it occurs at vertical
projections, parapet walls, equipment curbs, and the like.
(2) A two-pie locking type counterflashing
shall be used in all masonry wall construction. The horizontal flashing part
shall be laid in the wall during construction at the proper height. The
vertical face of the counterflashing shall lock in place and be removable to
facilitate maintenance and re-roofing.
(3) The counterflashing should be
approximately 4" in height, have a hemmed edge and turn out at the bottom to
form a drip edge. The counterflashing should never extend below the top edge of
the cant.
(4) Refer to § 6-405
(13) for the type, gauge, and quality of sheet metal to be specified and
used.
(5) Cast-in-place reglets are
acceptable. Specify only non-deteriorating type metal. Surface mounted extruded
aluminum anchor bars will be acceptable if no other method is feasible. Anchor
bars shall be fabricated of non-deteriorating type metal, of sufficient
strength and rigidity, have pre-punched, slotted holes for attachment, using
heavy-duty fasteners. (Note: Plastic anchor pins are not acceptable).
(M) Sheet Metal Components:
(1) All metal components of the roof assembly
shall be fabricated of a non-deteriorating metal free of dents, waves and
blemishes.
(2) Mill finish aluminum
of. 032" thickness (minimum) shall be the standard material used on buildings
unless otherwise approved by the State Architect.
(3) Other non-deteriorating metals such as
copper, stainless steel and pre-painted (factory finish only) metals are
acceptable if building budgets permit and they are accepted for use by
SBS.
(4) .040" thickness aluminum
is recommended for scuppers, guttering, down spouts and splash pans.
(N) Expansion Joints:
(1) Provide expansion joints in the roofing
system wherever structural expansion joints occur, wherever structural framing
or roof decks change direction or materials, and where roof areas dictate the
need for an expansion joint.
(2)
Provide additional expansion joints within the roofing system itself wherever
the roof perimeter is interrupted by either a projection into, or out of, the
major field of roofing to form an isolated segment of roofing at the same
elevation and as may be required by the dimensional stability of the several
components used.
(3) Curb type
expansion joints, in lieu of low profile type, are desirable for purposes of
maintenance and longevity. Treated 2x's should be used of sufficient height to
install cant strips and membrane flashing of sufficient height for a watertight
installation.
(4) Use metal
expansion joint covers of .040" mill finish aluminum in lieu of neoprene
expansion joints for all roof and roof-to-wall expansion joint conditions on
state owned buildings. Hex-head fasteners shall only be used. Nails are
prohibited.
(O) Roof
Penetrations:
All roof penetrations shall be flashed as recommended by the
manufacturer furnishing materials for the particular installation and the
recommendations of the national roofing contractor's associations, based on the
best, current roofing practice.
(P) Roof Drainage:
(1) All roof drains are to be located at the
low points of the roof deck. Areas drained should be limited so that no drain
exceeds 4" diameter. Locate drains so that all roof surfaces may be readily
drained (each side of expansion joints, and the like.). The roof drain itself
should be set a minimum of 3/4" below the roof surface. Taper insulation in a
3'0" diameter around drains.
(2)
Coordinate roof drain placement with drainage slopes so as to stay within
acceptable limits according to manufacturer's recommendations. Install roof
crickets between drains where required to properly drain roof areas.
(3) Roof drains shall be interior where
possible in order to allow for future expansion of the building.
(4) Every roof shall have an appropriate
overflow scupper or emergency roof drain to prevent flooding or roof failure
should the roof drains become stopped up.
(Q) Roof Protection Walkboard:
(1) Rooftop protection walkboards are only
recommended on roofs where mechanical equipment, flagpoles, penthouses,
laboratory experiments, and the like, are located which required periodic
maintenance and protection from daily foot traffic.
(2) Walkboards and footpaths should be neatly
laid out and designed in such a manner as to not impede roof
drainage.
(3) 12" X 24" X 1/2" is
the recommended size of the individual pieces of roof protection walkboards. Do
not use large size ceramic granule organic based walk-boards. Use only
non-organic based material.
(4)
Walkboards should be installed prior to aggregate surfacing, or, if smooth
surface, after the application of the coating.
(5) In many instances, simply adding an extra
layer of membrane (in torch applied System) for walk paths and roof protection
is preferred.
6-405 ROOFTOP MOUNTED MECHANICAL EQUIPMENT
(Self-contained heating and/or cooling package units and associated ductwork)
(A) Mechanical equipment shall not be located
on the roof unless contained in a separate mechanical roof penthouse or
submitted for approval in writing to the State Architect or State Engineer
prior to the first plan review. Refer to § 6-309 regarding unacceptable
design configurations.
(B) In those
instances where mechanical equipment is approved to be located on the rooftop,
due to the rooftop, due to the building budget or design, the following
guidelines should be followed:
(1) Rooftop
equipment (defined here as self-contained heating and/or cooling package units
and associated ductwork), which is elevated above a roof, shall be designed
with adequate support and clearance. The larger a piece of equipment is, the
more clearance it will require. Provide a minimum of 10" clearance above the
finished roof surface and additional clearance as required sufficient to
maintain and re-roof the building.
(2) Rooftop equipment shall be adequately
supported and attached to the structural system of the building.
(3) Provide vibration isolation, as
required.
(4) Legs of equipment (of
substantial size and weight) supports should be surrounded by a pitch pan
filled with 1" of fast setting gypsum cement and topped off with industrial
roof cement or cured neoprene. Lightweight equipment should set on wolmanized
blocking.
(5) Protect pitch pans
and roof cement by installing watertight aluminum umbrellas with drawbands
attached to equipment support legs.
(6) Provide support for any piping or
lightweight equipment on the roofs. Piping or equipment shall be supported by
treated wood blocking set on an extra layer of loose membrane set in industrial
roof cement on the roof surface. Electrical conduit shall not be surface run on
the roof. Electrical conduit should be installed in the ceiling
plenum.
6-406
MINIMUM ROOF SLOPES FOR POSITIVE ROOF DRAINAGE
(A) All state facilities of new construction
shall be required to have roof surfaces, which slope a minimum of 1/4" per foot
for positive drainage.
(B) Where
possible, roof slopes shall be accomplished structurally, in lieu of large
amounts of tapered insulation fill to reduce costs and weight on the structural
system.
(C) Avoid excessive slopes
(in excess of 1/2" per foot) in built-up roof assemblies which cause slippage
and bitumen run-offs. Use proper fasteners and bitumen for the slope of the
roof and the type of roof assembly.
(D) On re-roofing of existing facilities, the
roof slope may be reduced to 1/8" per foot. The existing roof should be
surveyed for areas which pond water. These areas should be leveled or filled as
required and practical for the type of substrate. Verify that equipment curbs,
counterflashing heights, and the like, are of sufficient height for re-flashing
after the installation of new tapered insulation and roof membrane.
6-407 ROOF ACCESS REQUIREMENTS
(A) Roof access for inspection and periodic
maintenance shall be required on all buildings.
(B) A lockable, factory produced roof access
scuttle (minimum size 2'6" X 3'0") with an insulated curb and hinged door,
shall be located as directed by the owner's representative in a convenient
location such as a janitor's closet, mechanical equipment room, and the
like.
(C) A heavy duty metal ladder
(20" wide, minimum) shall be provided at all roof access scuttles. Bolt ladder
to floor, wall, and scuttle curbing. Ladders shall comply with current OSHA
requirements with the centerline of rungs 7" from wall.
(D) Access to all roof levels shall be
provided. Utilize lockable type doors, windows (of sufficient size), roof
access scuttles or exterior mounted rungs or ladders to provide
access.
(E) When re-roofing
existing buildings, verify need for roof access and provide as needed.
Coordinate locations with the owner's representative.
6-408 WORKMANSHIP/QUALITY CONTROL
(A) Installer's Qualifications: Recognized
roofing contractors, specializing in the chosen system roof application,
skilled and experienced in the type roofing required and familiar with the
specific requirements and methods needed for proper performance and workmanship
in accordance with recognized standards of the industry and the
manufacturer
(B) Pre-Installation
Conference: A pre-installation conference shall be held prior to installation
of any roofing and associated work on a state building. The pre-installation
conference shall be initiated by the design professional at the proper time
with a minimum of three (3) day notice for the following parties to attend:
(1) Installer's representative (roofing
sub-contractor).
(2) General
contractor's representative (where applicable).
(3) Mechanical contractor's representative
(where applicable).
(4) Electrical
contractor's representative (where applicable).
(5) Deck installer's representative (where
applicable).
(6) Testing services
representative (where applicable).
(7) Insurer's representative (where
applicable).
(8) SBS representative
(Architectural Section or Construction Section).
(9) Agency representative or project
coordinator.
(10) Physical plant or
maintenance representative.
(C) Review the Following with All Concerned
Representatives:
(1) Letter from manufacturer
furnishing roofing system/roof warranty, stating manufacturer has reviewed job
specifications and agrees to furnish warranty as specified.
(2) Project requirements, drawings,
specifications, construction details, and the like.
(3) Material submittals, manufacturer's
requirements for bonding (where applicable).
(4) Deck condition, installation (where
applicable).
(5) Storage of
materials.
(6) Installers' set-up
directions.
(7) Safety
considerations.
(8) Protection of
rooftop, building and grounds.
(9)
Scheduling of work.
(10) Roof
inspection, testing.
(11) Weather
limitations. Rejection of "phased" construction.
(12) Application of materials/building and
regulatory codes.
(13)
Clean-up.
(14) Project close-out A
record shall be made by the design professional of the pre-installation
conference discussions, the decisions and agreements reached, and a copy of the
record shall be made available to each party attending
(D) Roofing Materials Delivery and Storage
Requirements Delivery:
(1) No materials are to
be delivered to the site prior to approval of the materials submittal, the
pre-installation conference, and the owner's representative's
approval.
(2) No materials are to
be delivered to the site without the proper arrangements for placement, storage
and protection from the weather.
(3) Agencies and their representatives are
instructed not to accept delivery or be responsible for acceptance.
(4) Deliver materials in manufacturer's
original containers, dry, undamaged, seals and labels intact.
(E) Sheet Material Storage:
(1) Storage of all sheet materials (roll
goods) and insulation shall be subject to the following requirements: If within
50 miles of contractor's warehouse: All sheet materials (roll goods),
insulation, and the like, shall be trucked to job daily from enclosed warehouse
storage.
(2) All other storage
shall conform to the following:
(a) Enclosed
trailer, vans, or truck storage on the project site.
(b) Canvas (no plastic sheeting is
acceptable) tarpaulins, with material on wooden pallets, 6" minimum above the
ground, secured by ropes, top and sides of all material protected from moisture
and rain.
(c) Bitumen may be stored
separate, adjacent to kettle location.
(F) Rejection of "Phased" Construction:
(1) The installer shall not "phase" the
application of the roofing system. The roof system components shall be applied
consecutively as recommended by the manufacturer (within the limits of a days
work, and be weather-tight so that in the event of inclement weather, no damage
will occur to the roof components or interior contents of the building.
"Phased" roof construction will be rejected by the owner's representative and
shall be removed and replaced by the installer.
(2) Final surfacing may be delayed until all
or a substantial area of roofing is completed. Allow owner's representative
time to inspect roof surfaces, all roof surfaces shall be clean and dry for
approximately 48 hours prior to application of final surfacing.
(G) Weather Condition Limitations:
(1) Proceed with roofing and associated work
only when weather conditions will permit unrestricted use of materials and
quality control of the work being installed, complying with all requirements of
the specifications and recommendations of the roofing materials manufacturers,
without "phased" construction.
(2)
Proceed only when the installer is willing to guarantee the work as required
and without additional reservations and restrictions. Record decisions or
agreements to proceed with the work under unfavorable weather conditions and
contact SBS, Construction Section. State the reasons for proceeding and the
names of the persons involved in the decisions, along with changes (if any) in
other requirements or terms of the contract.
(H) Protection and Clean-Up
(1) Rooftop Protection and Clean Up
(a) Protect roof surfaces over which work is
to be performed.
(b) Exercise care
and caution that roofing materials placed on rooftop do not overload structure,
or damage decking or other roofing materials.
(c) Take care to prevent bitumen, aggregate
and debris from running into and clogging roof drains and rainwater conductors.
Remove trash and debris promptly.
(d) Schedule work in order not to track over
and damage newly installed roofing in place. If absolutely necessary to cross a
newly applied roof area, coordinate exact protection procedures with owner's
representative.
(e) The installers
shall be responsible for all damage to any related items to his trade and will
be responsible for the cleaning and repair or replacement of any such
items.
(2) Building
Protection and Clean-up:
(a) Properly and
efficiently protect building and work of other trades from damage by roofing
materials during the performance of the work.
(b) The installer shall protect building
walls and other surfaces from disfiguration by bitumen stains, runs or
spillage, and the like, and the installer shall bear the labor and material
costs for repair of these surfaces from damage by the roofing installer's
work.
(c) Protection of the
building and its interior contents is mandatory. The installing contractor
shall submit a written plan for providing this protection to the owner's
representative for approval. The installing contractor shall furnish plastic
sheeting to protect computers, word processors, printers, typewriters, and any
other sensitive equipment in the building.
(d) It is suggested, and may be necessary,
for the installing contractor to contract with the Agency's designated
employee(s) (custodial or physical plant) for after hours clean-up and
protection.
(3) Grounds
Protections and Clean-up:
(a) Coordinate
access, parking, storage of materials and equipment on the grounds with the
owner's representative designated at the pre-installation conference.
(b) Protect the grounds, lawn, landscaping,
shrubbery, and the like, from abuse and damage during roofing work.
(c) Remove trash, debris, wrapping, and the
like, promptly and clean up daily around the job.
(d) The installer shall be responsible for
removing all equipment and surplus material from the grounds prior to final
acceptance of the work. Installer shall leave his portion of the work, as
specified, clean, and in complete order. Upon final completion, the ground
shall be cleaned of all trash, debris, gravel, bitumen, lumber, scraps, and the
like, and the grounds raked to conditions prior to roof work.
(I) Installer's
Guarantee
(1) Terms: Upon completion of all
work and as a condition of its acceptance, deliver to the owner a written
guarantee signed by the general contractor and the installing sub-contractor
agreeing to correct all leaks and defects in the roofing system work.
(2) Time Period: The time period for
correction of the roofing system work shall be two (2) years from the date of
final acceptance of the roof by the owner's representative and SBS. Sixty days
before the end of the two 2)-year period, review roof conditions of the site
with the owner and all parties concerned and correct all defects in conformance
with the original specifications
(3) Warranty Repairs: During the correction
of work period, the roofing installer shall, upon notice from the owner, make
immediate temporary repairs and notify the roofing materials manufacturer, a
report made, and, if covered by this guarantee or the roofing materials
manufacturer's guarantee, the roof shall be permanently restored to a
water-tight condition, at no cost to the owner.
(J) Manufacturer's Roof Warranty
(1) A Manufacturer's Warranty shall be
required on all re-roofing, new construction, and associated roof work on a
state building unless the cost and size are very minor. General: Specified work
shall be guaranteed by the roofing materials manufacturer for a period as
specified (maximum term and maximum penal sum available) starting from date of
final acceptance by the owner, of the completed roofing system. The materials
manufacturer shall approve the roof warranty. Surety company bonds are not
acceptable. Submit two (2) copies of the roof warranty on manufacturer's
standard printed form to the Agency, upon acceptance of the roof.
(2) Specified work shall be inspected by
qualified representatives of the manufacturer during its installation and at
final completion, for conformance to manufacturer's warranty program. Minimum
follow-up inspections shall be made in accordance with the manufacturer's
requirements and corresponding observations and reports provided to the
owner.
(K) Installer's
Warranty Signs
(1) Provide two 10" X 12"
minimum size painted signs made of aluminum with a dark color background and
letters of a contrasting color. Use paint that is compatible with the aluminum.
Make the sign to read as follows:
"DO NOT MAKE REPAIRS OR ALTERATIONS TO THIS ROOF" without the
written approval from the Agency's authorized representative. This roof is
maintained until (insert the month and two (2)-years after date of final
acceptance), by (insert contractor's name, address, and telephone
number).
(2) Permanently
post signs as directed by the owner's representative. Provide as least one (1)
sign on each roof with a minimum of two (2) signs per building.
(L) Roof Inspections/Roof Cuts
(1) The design professional's specifications,
based on the manufacturer's recommended installation procedures, when approved
by the owner and SBS, will become the basis for inspecting and accepting or
rejecting actual installation procedures used on the work.
(2) Roof Inspections: Provide safe access to
the roof for proper inspection by the owner's representative. Notify the
roofing materials manufacturer whenever roofing work is to be done in
sufficient time to arrange all inspections necessary for bonding of the roof
system. Keep the owner's representative and SBS, Construction Section, informed
of the status of the project and schedule for completion.
(3) Roof Tests, Roof Cuts:
(1) Roof cuts will be made only when
considered absolutely necessary to determine compliance with specifications.
(b) When necessary, cut 4" X 42" test samples
(to cut a total cross-section of all roof plies), of installed roofing as
directed by the owner's representative. Immediately repair roof to conform to
adjacent built-up construction without cost to the owner.
6-500 FLOOD
PLAIN MANAGEMENT STANDARDS
(A) In accordance
with the Executive Order issued May 30, 1977 the Arkansas State Building
Services Council is designated as the State Management Agency to implement the
rules and regulations of the National Flood Insurance Program for State-owned
properties. It shall be the policy of SBS to assure that all state properties
coming under its jurisdiction shall comply with the Floodplain Management
Program of the Arkansas Soil and Water Conservation Commission. Agencies are
encouraged to flood proof, using the best methods available, all structures
within the 'A' zone on applicable flood hazard boundary maps.
(B) SBS shall submit all requests for
variance from these guidelines through the Arkansas Soil and Water Conservation
Commission to the Federal Insurance Administrator. SBS shall provide all
available technical assistance concerning the flood management program to all
requesting state agencies. SBS shall cooperate in every way possible with the
Arkansas Soil and Water Commission and with all agencies in implementing an
effective flood management program. Flood hazard boundary maps may be examined
at SBS or the Division of Soil and Water Resources of the Arkansas Soil and
Water Commission or in some cases, in the local Soil Conservation Service
Office.
6-501 PROCEDURES
(A) Any Agency considering the development of
any construction project or wishing to enter any existing structures in
participation in the National Flood Insurance Program, shall adhere to the
following procedures:
(1) Submit the exact
location and a brief description of the project to SBS.
(2) SBS will locate the project on the
applicable flood hazard boundary map and advise the submitting Agency as to
whether:
(a) The project is not in a flood
management area and they may proceed without consideration of the flood
management program.
(b) The project
is in a flood management area, but is a conforming use and they must comply
with SBS flood management guidelines.
(c) The project is in a flood management area
and is a non-conforming use. In this case, the submitting Agency may relocate
the project so that it does conform, or may apply for a variance using the
procedures outlined in these standards.
6-502 VARIANCE
(A) The issuance of a variance is for
floodplain management purposes only. Insurance rates are determined by statute
according to actuarial risk and will not be modified by the granting of a
variance. Therefore, while a variance initially offers relief to a developer,
for example, though lower construction costs, higher insurance premiums may
offset or exceed the reduced cost of construction. The Council, after examining
the applicant's hardship, shall approve or disapprove a variance request. While
the granting of variances generally is limited to a lot size less than one-half
acre, deviations from that limitation may occur. However, as the lot size
increases beyond one-half acre, the technical justification required for
issuing a variance increases. Variances may be issued by State Building
Services for the reconstruction, rehabilitation or restoration of structures
listed on the National Register of Historic Places or a State Inventory of
Historic Places, without regard to the procedures described in this
section. (Refer to the Guide for Arkansas Communities
participation in the National Flood Insurance Program, pages 4-11 through
4-15.)
(B) If an Agency wishes to
construct a non-conforming structure in a flood management area, that Agency
shall:
(1) Submit a description of the
proposed project in enough detail to allow consideration of the eleven variance
factors listed below.
(2) Submit a
written detailed response to each of the variance factors listed below. SBS
will consider the variance in conjunction with the Division of Soil and Water
Resources and either disallow the variance, thereby requiring that the project
be relocated, or submit it to the Federal Insurance Administrator for his
consideration:
(a) Danger to life and property
due to increased flood heights or velocities caused by non-conforming
structure.
(b) Danger that
materials may be swept downstream and cause injury to persons or
property.
(c) Ability of any
proposed water supply or sanitary systems to prevent disease, contamination,
and unsanitary conditions.
(d) The
susceptibility of the proposed facility and its contents to flood damage and
the practicality of plans to prevent such damage.
(e) Importance of the proposed facility to
the state or local community.
(f)
Degree of necessity that the proposed facility be placed in this
location.
(g) Availability and
practicality of alternate locations.
(h) Compatibility of the proposed facility
with existing development.
(i)
Relationship of the proposed facility to the comprehensive plan and flood-plain
management program for the area.
(j) Safety of access of the facility in times
of flood, particularly for emergency vehicles.
(k) The expected heights, velocity, duration,
rate of rise, and sediment transport of the floodwaters expected at the
site.
(C)
Procedures for the granting of variances are as follows:
(1) Variances shall not be issued by the
Council within any designated regulatory floodway if any increase in flood
levels during the base flood discharge would result;
(2) Variances may be issued by SBS for new
construction and substantial improvements to be erected on a lot of one-half
acre or less in size contiguous to and surrounded by lots with existing
structures constructed below the base flood level, in conformance with the
community floodplain management requirement;
(3) Variances shall only be issued by a
community upon:
(a) A showing of good and
sufficient cause;
(b) A
determination that failure to grant the variance would result in exceptional
hardship to the applicant; and
(c)
A determination that the granting of a variance will not result in increased
flood heights, additional threats to public safety, extraordinary public
expense, create nuisances, cause fraud on or victimization of the public, or
conflict with existing State or Federal Laws.
(4) Variances shall only be issued upon a
determination that the variance is the minimum necessary, considering the flood
hazard, to afford relief.
(5) SBS
shall notify the applicant in writing that:
(a) The issuance of a variance to construct a
structure below the base flood level will result in increased premium rates for
flood insurance up to amounts as high as $25 annual premium for $100 of
insurance coverage; and
(b) Such
construction increases the risk to life and property.
(6) SBS shall maintain a record of variances
and report the number of variances to the Federal Insurance Administrator when
requested.
(7) Variances may be
issued by SBS for new construction and substantial improvements and for other
development as necessary for the conduct of a functionally dependent use
provided that:
(a) The criteria of paragraph
(a) through (d) are met; and
(b)
The structure or other development is protected by methods that minimize flood
damages during the base flood and create no additional threats to public
safety.
(D)
Exception: If any floodplain management provisions of the NFIP could cause
severe hardship and gross inequity for a particular Agency, SBS may appeal to
the Federal Insurance Administrator, FEMA.
(1)
Information Regarding Variances:
(a) The
issuance of a variance is for floodplain management purposes only. Insurance
premium rates are determined by statue according to actuarial risk and will not
be modified by the granting of a variance. Therefore, while a variance
initially offers relief to a developer, for example, through lower construction
costs, higher insurance premiums may exceed the reduced cost of
construction.
(b) SBS, after
examining the applicant's hardships, shall approve or disapprove a variance
request. While the granting of variances generally is limited to a lot size
less than one-half acre, deviations from that limitation may occur. However, as
the lot size increases beyond one-half acre, the technical justification
required for issuing a variance increases. Variances may be issued by SBS for
the reconstruction, rehabilitation or restoration of structures listed on the
National Register of Historic Places or a State's Inventory of Historic Places,
without regard to the procedures described in this section.
(2) Procedures for granting of
variances by SBS are as follows:
(a) Variances
shall not be issued by SBS within any designated regulatory floodway if any
increase in flood levels during the base flood levels during the flood
discharge would result;
(b)
Variances may be issued by SBS for new construction and substantial
improvements to be erected on a lot of one-half acre or less in size contiguous
to and surrounded lots with existing structures constructed below the base
flood level, in conformance with SBS floodplain management
requirements;
(c) Variances shall
only be issued by State Building Services upon:
(i) A showing of good and sufficient
cause,
(ii) A determination that
failure to grant the variance would result in exceptional hardship to the
applicant, and
(iii) A
determination that the granting of a variance will not result in increased
flood heights, additional to public safety, extraordinary public expense,
create nuisances, cause fraud on or victimization of the public, or conflict
with existing State or Federal laws.
(d) Variances shall only be issued upon a
determination that the variance is the minimum necessary, considering the flood
hazard, to afford relief;
(e) SBS
shall notify the applicant in writing that:
(i) The issuance of a variance to construct a
structure below the base flood level will result in increase premium rates for
flood insurance up to amounts as high as $25 for $100 of insurance coverage,
and
(ii) Such construction
increases the risk to life and property;
(f) SBS shall maintain a record of variances
and report the number of variances to the Federal Insurance Administrator when
requested; and
(g) Variances may be
issued by SBS for new construction and substantial improvements and other
development as necessary for the conduct of a functionally dependent use
provided that:
(i) The criteria of paragraphs
(a) through (d) are met; and
(ii)
The structure or other development is protected by methods that minimize flood
damages during the base flood and create no additional threats to public
safety;
(iii) The above information
constitutes notification to the applicant of the criteria for and consequences
of the issuance of a variance.
6-503 GUIDELINES SECTION I (""
Communities)
(A) In flood prone areas where no
flood hazard map has been provided by FEMA, SBS shall:
(1) In connection with the Arkansas Soil and
Water Commission, establish a method for determining flood-prone areas. This
may include high water marks from previous floods, local knowledge, soil maps
(indicating frequently flooded areas), or even an engineering study conducted
by either a government or private Agency.
(2) Require permits for all proposed
construction or other development in the community, including the placement of
manufactured homes, so that it may determine whether such construction or other
development is proposed within flood-prone areas. If it is determined that the
proposed development is reasonable safe from flooding and will cause no harm to
adjacent property, an exemption may be issued instead of a permit;
(3) Review proposed development to assure
that all necessary permits have been received from those governmental agencies
from which approved is required by Federal or State law, including Section
404 of the Federal Water
Pollution Control Act Amendments of 1972.
(4) Review all permit applications to
determine whether proposed building sites will be reasonably safe from
flooding. If a proposed building site is in a flood-prone area, all new
construction and substantial improvements shall:
(a) Be designed (or modified) and adequately
anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects of
buoyancy;
(b) Be constructed with
materials resistant to flood damage;
(c) Be constructed by methods and practices
that minimize flood damages, be constructed with electrical, heating,
ventilation, plumbing, and air conditioning equipment and other service
facilities that are designed and/or located so as to prevent water from
entering or accumulating within the components during conditions of
flooding;
(5) Review
subdivision proposals and other proposed new development, including
manufactured home parks or subdivisions, to determine whether such proposals
will be reasonably safe from flooding. If a subdivision proposal or other
proposed new development is in a flood-prone area, any such proposals shall be
reviewed to assure that:
(a) All such
proposals are consistent with the need to minimize flood damage within the
flood-prone area;
(b) All public
utilities and facilities, such as sewer, gas, electrical, and water systems are
located and constructed to minimize or eliminate flood damage; and
(c) Adequate drainage is provided to reduce
exposure to flood hazards;
(6) Require within flood-prone areas new and
replacement water supply systems to be designed to minimize or eliminate
infiltration of flood waters into the system; and
(7) Require within flood-prone areas that:
(a) New and replacement sanitary sewage
systems to be designed to minimize infiltration of flood waters into the
systems and discharges from the systems into waters, and
(b) Onsite waste disposal systems to be
located to avoid impairment to them or contamination from them during
flooding.
6-504 GUIDELINES SECTION
II ("B" Communities)
(A) In flood prone areas where a Flood Hazard
Boundary Map (FHBM) or a Flood Insurance Map (FIRM) is provided but the maps do
not have flood elevations, there is no accompanying Floodway Map (FBFM), or
Flood Insurance Study (FIS) has been provided by FEMA, Arkansas SBS shall:
(1) Require permits for all proposed
construction and other developments including the placement of manufactured
homes, within Zone A on the community's FHBM or FIRM;
(2) Review proposed development to assure
that all necessary permits have been received from those government agencies
from which approval is required by Federal or State law, including Section
404 of the Federal Water
Pollution Act Amendment of 1972;
(3) Review all permit applications to
determine whether proposed building sites would be reasonable safe from
flooding. If a proposed building site is in a flood-prone area, all new
construction and substantial improvements shall:
(a) Be designed (or modified) and adequately
anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects of
buoyancy;
(b) Be constructed with
materials resistant to flood damage;
(c) Be constructed by methods and practices
that minimize flood damage; and
(d)
Be constructed with electrical, heating, ventilation, plumbing, and air
conditioning equipment and other service facilities that are designed and/or
located so as to prevent water from entering or accumulating within the
components during conditions of flooding;
(4) Review subdivision proposals and other
proposed new development, including manufactured home parks or subdivisions, to
determine whether such proposals will be reasonably safe from flooding. If a
subdivision proposal or other proposed new development is in a flood-prone
area, any such proposals shall be reviewed to assure that:
(a) All such proposals are consistent with
the need to minimize flood damage within the flood-prone area;
(b) All public utilities and facilities, such
as sewer, gas, electrical, and water systems are located and constructed to
minimize or eliminate flood damage; and
(c) Adequate drainage is provided to reduce
exposure to flood hazards;
(5) Require that all new subdivision
proposals and other proposed developments (including proposals for manufactured
home parks and subdivisions) greater than 50 lots or 5 acres, whichever is the
lesser, include within such proposals base flood elevation data;
(6) Require within flood-prone areas new and
replacement water supply systems to be designed to minimize or infiltration of
flood waters into the systems;
(7)
Require within flood-prone areas:
(a) New and
replacement sanitary sewage systems to be designed to minimize or eliminate
infiltration of flood waters into the systems and discharge from the systems
into flood waters; and
(b) Onsite
waste disposal systems to be located to avoid impairment to them or
contamination from them during flooding;
(8) Obtain, review and reasonably utilize any
base flood elevation and floodway data available from a Federal, State, or
other source, including Federal Emergency Management Agency (FEMA);
(B) The Following Requirements
Apply When Base Flood Elevations and/or Floodway Data are Available, as in
Section (8) Above, from an Authoritative Source Such as the U.S. Army Corps of
Engineers:
(1) Require that all new
construction and substantial improvements of residential structures within Zone
A on the community's FIRM have the lowest floor (including basement) elevated
to or above the base flood level;
(2) Require that all new construction and
substantial improvements of nonresidential structures within Zone A on the
community's FHBM or FIRM;
(a) Have the lowest
floor (including basement) elevated to or above the base flood level
or;
(b) Together with attendant
utility and sanitary facilities, be designed so that below the base flood level
the structure is watertight with walls substantially impermeable to the passage
of water and with structural components having the capability of resisting
hydrostatic and hydrodynamic loads and effects of buoyancy;
(c) Require for new construction and
substantial improvements, that fully enclosed areas below the lowest floor
(that is, below the base flood elevation) there are usable solely for parking
of vehicles, building access or storage in an area other than a basement and
which subject to flooding shall be designed to automatically equalize
hydrostatic flood forces on exterior walls by allowing for the entry and exit
of floodwaters. Designs for meeting this requirement must either be certified
by a registered engineer or architect or meet or exceed the following minimum
criteria;
(d) A minimum of two
openings having a total net area of not less than one square inch for every
square foot of enclosed area subject to flooding shall be provided. The bottom
of all openings shall be no higher than one foot above grade. Openings may be
equipped with screens, louvers, valves, or other coverings or devices provided
that they permit the automatic entry and exit of floodways.
(3) Require that manufactured
homes that are placed or substantially improved within Zone A on the
community's FHBM or FIRM on sites outside of a manufactured home park or
subdivision, in a new manufactured home park or subdivision, in an expansion to
an existing manufactured home park or subdivision, or in an existing
manufactured home park or subdivision on which a manufactured home has incurred
"substantial damage" as the result of a flood:
(4) Be elevated on a permanent foundation
such that the lowest floor of the manufactured home is elevated to or above the
base flood elevation and be securely anchored to an adequately anchored
foundation system to resist floatation collapse and lateral movement.
(5) Be placed or substantially improved on
sites in an existing manufactured home park or subdivision within Zone A on the
community's FHBM or FIRM so that the lowest floor of the manufactured home is
at or above the base flood elevation; or
(a)
The manufactured home chassis is supported by reinforced piers or other
foundation elements of at least equivalent strength that are no less than 36
inches in height above grade and be securely anchored to an adequately anchored
foundation system to resist floatation, collapse, and lateral
movement.
(6) Require
that recreational vehicles on sites within Zone A on the community's FHBM or
FIRM either:
(a) Be on the site for fewer than
180 consecutive days;
(b) Be fully
licensed and ready for highway use; or
(c) Meet the permit requirements above and
the elevation and anchoring requirements for "manufactured homes".
(d) A recreational vehicle is ready for
highway use if it is on its wheels or jacking system, is attached to the site
only by quick disconnect type utilities and security devices, and has no
permanently attached additions.
(C) Select and adopt a regulatory floodway
based on the principle that the area chosen for the regulatory floodway must be
designed to carry the waters of the base flood, without increasing the water
surface elevation of that flood more than one foot at any point;
(D) Prohibit encroachment, including fill,
new construction, substantial improvements, and other development within the
adopted regulatory floodway unless it has been demonstrated through hydrologic
and hydraulic analyses, performed in accordance with standard engineer
practice, that the proposed encroachment would not result in any increase in
flood levels within the community during the occurrence of the base flood
discharge.
NOTE: Floodway requirements apply only when floodway data are
available for a particular stream.
(E) Where base flood elevation data are
utilized, within Zone A on the community's FHBM or FIRM:
(1) Obtain the elevation (in relation to mean
sea level) of the lowest floor (including basement) of all new and
substantially improved structures;
(2) Obtain, if the structure has been flood
proofed in accordance with paragraph (b) (8) (ii) 2) of this section, the
elevation (in relation to mean sea level) to which the structure was flood
proofed; and
(3) Maintain a record
of all such information with the official designated by the
community;
(F) Notify,
in riverine situations, adjacent communities and the State NFIP Coordinator at
the Arkansas Soil & Water Conservation Commission (ASWCC) prior to any
alteration or relocation of a watercourse, and submit copies of such
notifications to the Federal Insurance Administration; and assure that the
flood carrying capacity within the altered or relocated portion of any
watercourse is maintained.
6-505 GUIDELINES SECTION
III ("C" Communities)
(A) In flood prone areas where a Flood Hazard
Boundary Map (FHBM) shows base flood elevations for part or all of the Special
Flood Hazard Areas (SFHAs), there may be a Flood Insurance Study Booklet, and
there is no Floodway Map (FBFW), SBS shall:
(1) Require permits for all proposed
construction and other developments including the placement of manufactured
homes, within Zone A1-30, AE, AH, AO or AR on community's FIRM;
(2) Review proposed development to assure
that all necessary permits have been received from those governmental agencies
from which approval is required by Federal or State law, including Section
404 of the Federal Water
Pollution Act Amendment of 1972;
(3) Review all permit applications to
determine whether proposed building sites will be reasonably safe from
flooding. If a proposed building site is in a flood-prone area, all new
construction and substantial improvements shall:
(a) Be designed (or modified) and adequately
anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects of
buoyancy;
(b) Be constructed with
materials resistant to flood damage;
(c) Be constructed by methods and practices
that minimize flood damages; and
(d) Be constructed with electrical, heating,
ventilation, plumbing, and air conditioning equipment and other service
facilities that are designed and/or located so as to prevent water from
entering or accumulating within the components during conditions of
flooding;
(4) Review
subdivision proposals and other proposed new development, including
manufactured home parks or subdivisions, to determine whether such proposal or
other proposed new development is in a flood-prone area, any such proposals
shall be reviewed to assure that
(a) All such
proposals are consistent with the need to minimize flood damage within the
flood-prone area;
(b) All public
utilities and facilities, such as sewer, gas, electrical, and water systems are
located and constructed to minimize or eliminate flood damage; and
(c) Adequate drainage is provided to reduce
exposure to flood hazards;
(5) Require that all new subdivision
proposals and other proposed developments (including proposals for manufactured
home parks and subdivisions) greater than 50 lots or 5 acres, whichever is the
lesser, include within such proposals base flood elevation data;
(6) Require within flood-prone areas new and
replacement water supply systems to be designed to minimize or eliminate
infiltration of flood water into the system;
(7) Require within flood-prone areas:
(a) New and replacement sanitary sewage
systems to be designed to minimize or eliminate infiltration of flood waters
into the systems and discharges from the systems into flood waters;
and
(b) Onsite waste disposal
systems to be located to avoid impairment to them or contamination from them
during flooding;
(8)
Require that all new construction and substantial and substantial improvements
of residential structures within Zones A1-30, AE and AH zones on the
community's FIRM have the lowest floor (including basement) elevated to or
above the base flood level;
(9)
Require within any AO zone on the community's FIRM that all new construction
and substantial improvements of residential structures have the lowest floor
(including basement elevated above the highest adjacent grade at least as high
as the depth number specified in feet on the community's FIRM (at least two
feet if no depth number is specified);
(10) Require that all new construction and
substantial improvements of nonresidential structures within Zone A1-30, AE and
AH zones on the community's FIRM have the:
(a)
Lowest floor (including basement) elevated to or above the base flood level;
or
(b) Together with attendant
utility and sanitary facilities, be designed so that below the base flood level
the structure is watertight with walls substantially impermeable to the passage
of water and with structural components having the capability of resisting
hydrostatic and hydrodynamic loads and effects of buoyancy;
(11) Provide that where a
nonresidential structure is intended to be made watertight below the base flood
level:
(a) A registered professional engineer
or architect shall develop and/or review structural design, specifications, and
plans for the construction, and shall certify that the design and methods of
construction are in accordance with accepted standards of practice for meeting
the applicable provisions of the above paragraph; and
(b) A record of such certificates which
includes the specific elevation (in relation to mean sea level) to which such
structures are flood proofed shall be maintained with the official designated
by the community;
(12)
Require within any AO zone on the community's FIRM that all new construction
and substantial improvements of nonresidential structures:
(a) Have the lowest floor (including
basement) elevated above the highest adjacent grade at least as high as the
depth number specified in feet on the community's FIRM (at least two feet if no
depth number is specified); or
(b)
Together with attendant utility and sanitary facilities be completely flood
proofed to that level which meet the flood proofing standard specified in (c)
(10) (ii) above;
(13)
Require, for all new construction and substantial improvements, that fully
enclosed area below the lowest floor that are usable solely for parking of
vehicles, building access or storage in an area other than a basement and which
are subject to flooding shall be designed to automatically equalize hydrostatic
flood forces on exterior walls by allowing for the entry and exit of
floodwaters. Designs for meeting this requirement must either be certified by a
registered professional engineer or architect or meet or exceed the following
minimum criteria:
(a) A minimum of two
openings having a total net area of not less than one square inch for every
square foot of enclosed area subject to flooding shall be provided. The bottom
of all openings shall be no higher than one foot above grade. Openings may be
equipped with screens, louvers, valves, or other coverings or devices provided
that they permit the automatic entry and exit of floodwaters;
(14) Require that manufactured
homes that are placed or substantially improved within Zones A1-30, AH, and AE
on the community's FIRM on sites:
(a) Outside
of a manufactured home park or subdivision.
(b) In a new manufactured home park or
subdivision,
(c) In an expansion to
an existing manufactured home park or subdivision, or
(d) In an existing manufactured home park or
subdivision on which a manufactured home has incurred "substantial damage" as
the results of a flood, be elevated on a permanent foundation such that the
lowest floor of the manufactured home is elevated to or above the base flood
elevation and be securely anchored foundation system to resist floatation
collapse and lateral movement;
(15) Require that manufactured homes to be
placed or substantially improved on sites in an existing manufactured home park
or subdivision within ones A1-30, Ah, and AE on the community's FIRM, that are
not subject to the provisions of the above paragraph, be elevated so that
either:
(a) The lowest floor of the
manufactured home is at or above the base flood elevation, or
(b) The manufactured home chassis is
supported by reinforced piers or other foundation elements of at least
equivalent strength that are no less than 36 inches in height above grade and
be securely anchored to an adequately anchored foundation system to resist
floatation, collapse, and lateral movement.
(16) Require that recreational vehicles
placed on site within Zones A1-30, AH, and AE on the community's FIRM either:
(a) Be on the site for fewer than 180
consecutive days;
(b) Be fully
licensed and ready for highway use; or
(c) Meet the permit requirements of placement
of manufactured homes and the elevation and anchoring requirements for
"manufactured homes" above.
(d) A
recreational vehicle is ready for highway use if it is on its wheels or jacking
system, is attached to the site only by quick disconnect type utilities and
security type utilities and security devices, and has no permanently attached
additions;
(17) Require
within any A99 zones on a community's FIRM the standards for Floodplain
Management Criteria for "B" Communities;
(18) Require until a regulatory floodway is
designated, that no new construction, substantial improvements, or other
development (including fill) shall be permitted within Zones A1-30 and AE on
the community's FIRM, unless it is demonstrated that the cumulative effect of
the proposed development, when combined with all other existing and anticipated
development, will not increase the water surface elevation of the base flood
more than one foot at any point within the community;
(19) Notwithstanding any other provisions a
community may approve certain development in Zones A1-30, AE, and AH, on the
community's FIRM which increases the water surface elevation of the base flood
by more than one foot, provided that the community first applies for a
conditional FIRM revision, fulfills the requirements for such a revision as
established under the provisions of NFIP Regulations, Section
65.12, and receives the approval
of the Flood Insurance Administrator.
(20) Require within Zones AH and AO, adequate
drainage paths around structures on slopes, to guide floodwaters around and
away from proposed structures.
6-506 GUIDELINES SECTION
IV ("D" Communities)
(A) In flood prone areas where a Flood Hazard
Boundary Map (FHBM) shows base flood elevations for part or all of the Special
Flood Hazard Areas (SFHAs), where there is a Flood Insurance Study Booklet, and
there is a Floodway Map (FBFW), Arkansas SBS shall:
(1) Require permits for all proposed
construction and other developments including the placement of manufactured
homes, within Zone A1-30, AE, AH, AO, or AR on the community's FIRM;
(2) Review proposed development to assure
that all necessary permits have been received from those governmental agencies
from which approval is required by Federal or State law, including Section
404 of the Federal Water
Pollution Control Act Amendments of 1972;
(3) Review all permit applications to
determine whether proposed building sites will be reasonably safe from
flooding. If a proposed building site is in a flood-prone area, all new
construction and substantial improvements shall:
(a) Be designed (or modified) and adequately
anchored to prevent flotation, collapse, or lateral movement of the structure
resulting from hydrodynamic and hydrostatic loads, including the effects of
buoyancy;
(b) Be constructed with
materials resistant to flood damage;
(c) Be constructed by methods and practices
that minimize flood damages; and
(d) Be constructed with electrical, heating,
ventilation, plumbing, and air conditioning equipment and other services
facilities that are designed and/or located so as to prevent water from
entering or accumulating within the components during conditions of
flooding;
(4) Review
subdivision proposals and other proposed new development, including
manufactured home parks or subdivisions, to determine whether such proposals
will be reasonably safe from flooding. If a subdivision proposal or other
proposed new development is in a flood-prone area, any such proposals shall be
reviewed to assure that:
(a) All such
proposals are consistent with the need to minimize flood damage within the
flood-prone area;
(b) All public
utilities and facilities, such as sewer, gas, electrical, and water systems are
located and constructed to minimize or eliminate flood damage; and
(c) Adequate drainage is provided to reduce
exposure to flood hazards;
(5) Require that all new subdivision
proposals and other proposed developments (including proposals for manufactured
home park and subdivisions) greater than 50 lots or 5 acres, whichever is the
lesser, include within such proposals base flood elevation data;
(6) Require within flood-prone areas new and
replacement water supply systems to be designed to minimize or eliminate
infiltration of flood waters into the systems; and
(7) Require within flood-prone areas:
(a) New and replacement sanitary sewage
systems to be designed to minimize or eliminate infiltration of flood waters
into the systems and discharges from the systems into flood waters;
and
(b) Onsite waste disposal
systems to be located to avoid impairment to them or contamination from them
during flooding;
(8)
Require that all new construction and substantial improvements of residential
structures within Zone A1-30, AE and AH zones on the community's FIRM have the
lowest floor (including basement) elevated to or above the base flood
level;
(9) Require within any AO
zone on the community's FIRM that all new construction and substantial
improvements of residential structures have the lowest floor (including
basement) elevated above the highest adjacent grade at least as high as the
depth number specified in feet on the community's FIRM (at least two feet if no
depth number is specified);
(10)
Require that all new construction and substantial improvements of
nonresidential structures within Zone A1-30, AE and AH zones on the community's
FIRM have the:
(a) Lowest floor (including
basement) elevated to or above the base flood level; or
(b) Together with attendant utility and
sanitary facilities, be designed so that below the base flood level the
structure is watertight with walls substantially impermeable to the passage of
water and with structural components having the capability of resisting
hydrostatic and hydrodynamic loads and effects of buoyancy;
(11) Provide that where a
nonresidential structure is intended to be made watertight below the base flood
level:
(a) A registered professional engineer
or architect shall develop and/or review structural design, specifications, and
plans for the construction, and shall certify that the design and methods of
construction are in accordance with accepted standards of practice for meeting
the applicable provisions of the above paragraph; and
(b) A record of such certificates which
includes the specific elevation (in relation to mean sea level) to which such
structures are flood proofed shall be maintained with the official designated
by the community;
(12)
Require within any AO zone on the community's FIRM that all new construction
and substantial improvements of nonresidential structures:
(a) Have the lowest floor (including
basement) elevated above the highest adjacent grade at least as high as the
depth number specified in feet on the community's FIRM (at least two feet if no
depth number is specified); or
(b)
Together with attendant utility and sanitary facilities be completely flood
proofed to that level which meet the flood proofing standard specified in (d)
(10) (ii) above;
(13)
Require, for all new construction and substantial improvement, that fully
enclosed areas below the lowest floor that are usable solely for parking of
vehicles, building access or storage in an area other than a basement and which
are subject to flooding shall be designed to automatically equalize hydrostatic
flood forces on exterior walls by allowing for the entry and exit of
floodwaters. Designs for meeting this requirement must either be certified by a
registered professional engineer or architect or meet or exceed the following
minimum criteria; A minimum of two openings having a total net area of not less
than one square inch for every square foot of enclosed area subject to flooding
shall be provided. The bottom of all openings shall be no higher than one foot
above grade. Openings may be equipped with screens, louvers, valves, or other
coverings or devices provided that they permit the automatic entry and exit of
floodwaters;
(14) Require that
manufactured homes that are placed or substantially improved within Zones
A1-30, AH, and AE on the community's FIRM on sites:
(a) Outside of a manufactured home park or
subdivision;
(b) In a new
manufacture home park or subdivision;
(c) In an expansion to an existing
manufactured home park or subdivision; or
(d) In an existing manufactured home park or
subdivision on which a manufactured home has incurred "substantial damage" as
the result of a flood, be elevated on a permanent foundation such that the
lowest floor of the manufactured home is elevated to or above the base flood
elevation and be securely anchored to an adequately anchored foundation system
to resist floatation collapse and lateral movement;
(15) Require that manufactured homes to be
placed or substantially improved on sites in an existing manufactured home park
or subdivision within Zones A1-30, Ah, and AE on the community's FIRM, that are
not subject to the provisions of the above paragraph, be elevated so that
either:
(a) The lowest floor of the
manufactured home is at or above the base flood elevation; or
(b) The manufactured home chassis is
supported by reinforced piers or other foundation elements of at least
equivalent strength that are no less than 36 inches in height above grade and
be securely anchored to an adequately anchored foundation system to resist
floatation, collapse, and lateral movement;
(16) Require that recreational vehicles
placed on sites within Zones A1-30, AH, and AE on the community's FIRM either:
(a) Be on the site for fewer than 180
consecutive days;
(b) Be fully
licensed and ready for highway use; or
(c) Meet the permit requirements for
placement of manufactured homes and the elevation and anchoring requirements
for "manufactured homes" in paragraph (d) (14) above.
(d) A recreation al vehicle is ready for
highway use if it is on its wheels 0r jacking system, is attached to the site
only by quick disconnect type utilities and security devices, and has no
permanently attached additions;
(17) Require within any A99 zones on a
community's FIRM the standards for Floodplain Management Criteria for "B"
Communities;
(18) Select and adopt
a regulatory floodway based on the principle that the area chosen for the
regulatory floodway must be designed to carry the waters of the base flood,
without increasing the water surface elevation of that flood more than one foot
at any point;
(19) Prohibit
encroachments, including fill, new construction, substantial improvements, and
other development within the adopted regulatory floodway unless it has been
demonstrated through hydrologic and hydraulic analyses performed in accordance
with standard engineering practice that the proposed encroachment would not
result in any increase in flood levels within the community during the
occurrence of the base flood discharge;
(20) Notwithstanding any other provisions, a
community may permit encroachment within the adopted regulatory floodway that
would result in an increase in base flood elevations, provided that the
community first applies for a conditional FIRM and floodway revision, fulfills
the requirements for such revisions as established under the provisions of NFIP
Regulations, Section
65.12, and receive the approval
of the Flood Insurance Administrator;
(21) Require within Zones AH and AO, adequate
drainage paths around structures on slopes, to guide floodwaters around and
away from proposed structures.
6-600 ACCESSIBILITY FOR THE PHYSICALLY
DISABLED STANDARDS
(A) Purpose: The
specifications in this standard are intended to make buildings and facilities
accessible to and usable by, people with physical disabilities such as the
inability to walk, difficulty walking, reliance on walking aids, blindness and
visual impairment, deafness and hearing impairment, coordination, reaching and
manipulation disabilities, lack of stamina, difficulty interpreting and
reacting to sensory information, and extremes of physical size. Accessibility
and usability allow a physically handicapped person to get to, enter, and use a
building or facility.
(B) This
standard provides specifications for elements that can be used in making
functional spaces accessible. For example, it specifies technical requirements
for making doors, routes, seating, and other elements accessible. These
accessible elements can be used to design accessible functional spaces such as
classrooms, hotel rooms, lobbies, or offices.
(1) Application: This standard can be applied
to the following:
(a) The design and
construction of new buildings and facilities, including spaces and elements,
site improvements, and public walks.
(b) Remodeling, alterations, and
rehabilitation of existing construction.
(c) Permanent, temporary, and emergency
conditions.
6-601 ACCESSIBILITY DEFINITIONS
Access Aisle: An accessible pedestrian space between elements,
such as parking spaces, seating, and desks, that provides clearances
appropriate for use of the elements.
Accessible: Describes a site, building, facility, or portion
thereof that complies with this standard and that can be approached, entered,
and used by physically disabled people.
Accessible Route: A continuous unobstructed path connecting all
accessible elements and spaces in a building or facility that can be negotiated
by a person with a severe disability using a wheelchair and that is also safe
for and usable by people with other disabilities. Interior accessible routes
may include corridors, floors, ramps, elevators, lifts, and clear floor space
at fixtures. Exterior accessible routes may include parking access aisles, curb
ramps, walks, ramps, and lifts.
Adaptability: The capability of certain building spaces and
elements, such as kitchen counters, sinks, and grab bars, to be altered or
added so as to accommodate the needs of persons with and without disabilities,
or to accommodate the needs of persons with different types or degrees of
disability.
Administrative Authority: A jurisdictional body that adopts or
enforces regulations and standards for the design, construction, or operation
of buildings and facilities; also used in conjunction with "authority having
jurisdiction."
Assembly Area: A room or space accommodating a number of
individuals as specified by the authority having jurisdiction and used for
religious, recreational, educational, political, social, or amusement purposes,
or for the consumption of food and drink, including all connected rooms or
spaces with a common means of egress and ingress. Such areas as conference
rooms would have to be accessible in accordance with other parts of this
standard, but would not have to meet all of the criteria associated with
assembly areas.
Automatic Door: A door equipped with power-operated mechanism and
controls that open and close the door automatically upon receipt of a momentary
actuating signal. The switch that begins the automatic cycle may be a
photoelectric device, floor mat, sensing device, or manual switch mounted on or
near the door itself (see power-assisted door).
Children: People below the age of twelve (that is elementary
school age and younger).
Circulation Path: An exterior or interior way of passage from one
place to another for pedestrians, including, but not limited to, walks,
hallways, courtyards, stairways, and stair landings
Clear: Unobstructed.
Common Use: Refers to those interior and exterior rooms, spaces,
or elements that are made available for the use of a restricted group of people
(for example, residents of an apartment building, the occupants of an office
building, or the guests of such residents or occupants).
Coverage: The extent or range of accessibility that a particular
administrative authority adopts and requires.
Cross Slope: The slope of a pedestrian way that is perpendicular
to the direction of travel (see running slope).
Curb Ramp: A short ramp cutting through a curb or built up to
it.
Detectable: Perceptible by one or more of the senses.
Detectable Warning: A standardized surface texture applied to or
built into walking surfaces or other elements to warn visually impaired people
of hazards in the path of travel.
Disability: A limitation or loss of use of a physical, mental, or
sensory body part or function.
Dwelling Unit: A single unit of residence that provides a kitchen
or food preparation area, in addition to rooms and spaces for living, bathing,
sleeping, and the like. A single-family home is a dwelling unit, and dwelling
units are to be found in such housing types as townhouses and apartment
buildings.
Egress Means of: A path of exit that meets all applicable code
specifications of the Regulatory Building Agency having jurisdiction over the
building or facility.
Element: An architectural or mechanical component of a building,
facility, space, or site that can be used in making functional spaces
accessible (for example, telephone, curb ramp, door, drinking fountain,
seating, water closet).
Facility: All or any portion of a building, structure, or area,
including the site on which such building, structure, or area is located,
wherein specific services are provided or activities are performed.
Functional Spaces: The rooms and spaces in a building or facility
that house the major activities for which the building or facility is
intended.
Housing: A building, facility, or portion thereof, excluding
inpatient health care facilities, hat contains one or more dwelling units or
sleeping accommodations. Housing may include, but is not limited to, one-family
and two-family dwellings, multifamily dwellings, group homes, hotels, motels,
dormitories, and mobile homes.
Marked Crossing: A crosswalk or other identified path intended
for pedestrian use in crossing a vehicular way
Multifamily Dwelling: Any building containing more than two
dwelling units.
Operable Part: A part of a piece of equipment or appliance used
to insert or withdraw objects, or to activate, deactivate, or adjust the
equipment or appliance (for example, coin slot, push button, handle).
Physically Disabled Person: An individual who has a physical
impairment, including impaired sensory, manual, or speaking abilities, that
results in a functional limitation in gaining access to and using a building or
facility.
Power-Assisted Door: A door used for human passage, with a
mechanism that helps to open the door, or to relieve the opening resistance of
the door, upon the activation of a switch or the use of a continued force
applied to the door itself. If the switch or door is released, such doors
immediately begin to close or close completely within 3 to 30 seconds (see
automatic door).
Principal Entrance: An entrance intended to be used by the
residents or users to enter or leave a building or facility. This may include,
but is not limited to, the main entrance Public Use: Describes interior and
exterior rooms or spaces that are made available to the general public. Public
use may be provided at a building or facility that is privately or publicly
owned.
Ramp: A walking surface in an accessible space that has a running
slope greater than 1:20 and no greater than 1:12.
Running Slope: The slope of a pedestrian way that is parallel to
the direction of travel (see cross slope)
Service Entrance: An entrance intended primarily for delivery of
service.
Signage: Verbal, audible, symbolic, and pictorial
information.
Site: A parcel of land bounded by a property line or a designated
portion of a public right-of-way.
Site Improvement: Landscaping, pedestrian and vehicular pathways,
outdoor lighting, recreational facilities, and the like added to a site.
Sleeping Accommodations: Rooms in which people sleep (for
example, dormitory and hotel or motel guest rooms).
Space: A definable area (for example, toilet room, hall, assembly
area, entrance, storage room alcove, courtyard, or lobby).
Tactile: Describes an object that can be perceived using the
sense of touch.
Temporary: Applies to facilities that are not of permanent
construction but are extensively used or essential for public use for a given
(short) period of time. For example, temporary classrooms or classroom
buildings at schools and colleges, or facilities around a major construction
site to make passage accessible, usable, and safe for everybody. Structures
directly associated with the actual processes of major construction, such as
portable toilets, scaffolding, bridging, trailers, and the like, are not
included.
Vehicular Way: A route intended for vehicular traffic, such as a
street, driveway, or parking lot
Walk: An exterior pathway with a prepared surface intended for
pedestrian use, including general pedestrian areas such as plazas and
courts.
Walking Aid: A device used by a person who has difficulty walking
(for example, a cane, crutch, walker, or brace).
6-602 AMERICANS WITH DISABILITIES ACT
The Americans with Disabilities Act Accessibility Guidelines
(ADAAG) for Buildings and Facilities is the standard for all new construction
and alterations as established in 28 CFR 35, Appendix A as amended. In
instances such as, parking in which Arkansas law conflicts with the Americans
with Disabilities Act, the more stringent requirements shall be met.
6-603 COPIES OF AMERICANS WITH
DISABILITIES ACT
Copies of this rule are available in the following alternate
formats: large print, Braille, electronic file on computer disk, and audiotape.
Copies may be obtained from Architectural and Transportation Barriers
Compliance Board at (202)-272-54 34 (Voice) or
(202)-272-5449 (TTY). These telephone numbers are not toll-free numbers. For
toll free ADA information call 1-800-872 -2253. For email access, refer to
TA@access-board.gov.
6-700
CAPITAL IMPROVEMENT ALTERNATIVE DELIVERY METHODS
Pursuant to Ark. Code Ann.§
19-4-1415,
unless exempted, SBS has authority to oversee contracts in the amount of
$5,000,000 or more, which are not awarded in the traditional design-bid-build
method, but rather awarded through negotiations.
6-701 PROJECT CRITERIA
Refer to § 4-701.
6-702 SELECTION OF DESIGN PROFESSIONALS
(A) The procedures prescribed in §
6 -100 shall apply to the
selection of Design Professionals utilized for projects under this
section.
(B) Refer to § 6-102
(A) and add the following requirement:
(1)
The Agency shall indicate that the contemplated project equals or exceeds
$5,000,000 in estimated construction cost, excluding land costs, and that the
Agency intends to utilize a type of negotiated contracting for the construction
phase.
(C) Refer to
§ 6-201 (C). The draft advertisement shall clearly indicate that the
design services required would be utilized on a project that the Agency intends
to award through negotiations in lieu of the traditional design-bid-build
process. The notice shall also indicate that the selected professional will
work with the Agency's contractor in the development of the project budget,
construction options and administrative procedures for managing the project
under "fast track" conditions if applicable.
6-703 SELECTION METHOD FOR DESIGN
PROFESSIONALS
(A) Selection of Design
Professionals shall be as prescribed in § 6-106 except that the
preselection committee shall consist of five (5) members, three (3) from the
Agency and two (2) form SBS. The SBS Director shall determine the members form
SBS and the respective Agency Director shall determine the members from the
Agency.
(B) Refer to §
4 -702 for the selection of
construction managers and contractors.
6-704 BASIC SERVICES DEFINED
(A) Refer to
6 -201 for Basic Services
Defined. All services listed shall apply except as follows:
(1) For "fast track" projects, the schematic
design and the design development phases shall be condensed as required to
verify the budget estimate via contractor pricing.
(2) Construction documents may be developed
in phases as necessary to maintain the project delivery schedule.
(3) For "fast track" projects, the Design
Professional shall obtain all "as-built" information from the contractor and
shall compile this information into an accurate set of record drawings and
specifications for submittal to the Agency in printed form and in electronic
form.
6-705
PLAN REVIEW SCHEDULE
(A) Refer to §
6 -318 (C) for basic schedule
requirements.
(B) For projects
utilizing a "fast track" methodology, the Design Professional shall assist the
Agency in developing a "Request for Proposals" package to be utilized in the
selection process for the contractor or construction manager. The RFP shall be
submitted to SBS for review and approval prior to issuing to potential
contractors. The requirements of the RFP shall closely match the requirements
of the first plan review submittal. Refer to § 6-318. Include appropriate
specifications for the desired building materials and equipment.
6-706 PLAN REVIEW REQUIREMENTS
(A) All plans shall be submitted to SBS for
review and approval prior to delivery to the contractor or construction manager
for pricing. Refer to § 6-318 and § 6-321 for basic plan review
requirements.
(B) For projects
utilizing a "fast track" methodology, the scope of work in the contract for the
construction services may be submitted as the first plan review provided that
the scope of work contains, as a minimum, the scope as approved in the RFP and
as modified and agreed to by the Agency and the Contractor.
(C) For "fast track" projects, intermediate
submittals shall be made at frequencies necessary to maintain the project
schedule and appropriate quality control. This process may result in multiple
partial submittals. Each partial submittal shall represent one or more discrete
portions of the work, which can be designed, priced and constructed
independently of other portions without resulting in de-construction or rework
of the portions previously constructed.
(D) The Agency may request a formal plan
review meeting with the SBS review team to expedite the review of partial
submittal packages. This review shall occur at SBS and be attended by the
Agency Project Coordinator, the Design Professionals, the Contractor or
Construction Manger and the appropriate SBS reviewers. The Agency shall request
such meetings in writing to SBS with as much advance notice as possible. The
request shall indicate the content of the package to be reviewed and a
justification for the expedited review. The SBS review team will discuss the
review package with the Agency's team and make comments during the meeting. The
Agency Project Coordinator will be responsible for taking notes during the
review and compiling the notes into a written summary of the review for
distribution to all parties. This written summary shall constitute the review
for that particular submittal. Nothing in this process shall prohibit SBS from
issuing additional comments regarding the submittal package at a later time.
Capital Improvement Regulation #1:
Small Order and Quote Bid Capital
Improvements
(a) Under Ark.
Code Ann. §
22-9-203,
formal bids must be utilized when the project amount is $20,000 or more.
Therefore, capital improvement projects, which are contracted by Arkansas State
Building Services in the amount of $5,000.00 or less, may be made by the open
market. These projects shall be known as a "Small Order."
(b) Capital improvement projects, which are
contracted by Arkansas State Building Services between the amount of $5,000.01
and $19,999.99 shall be done by Arkansas State Building Services by contacting
and requesting a minimum of three (3) bonafide bidders to bid the work. These
projects shall be known as a "Quote Bid".