NCPSMA 2010 Workshop Ridgecrest, NC “Required Facilities Plan Review by School Planning, DPI” Roger W. Ballard Consulting Architect School Planning Section

NCPSMA 2010 WorkshopRidgecrest, NC

“Required Facilities Plan Review by School Planning, DPI”

Roger W. BallardConsulting Architect

School Planning SectionSchool Support DivisionNC Department of Public InstructionRaleigh, NC

Website: www.schoolclearinghouse.org

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OUTLINE “ Required Facilities Plan Review by School Planning, DPI”

1. Projects we review vs. Projects we don’t review

2. Pre-Engineered Buildings3. Modular Units and Modular Construction4. Bleachers / Grandstands5. Athletic Out-Buildings / Other Small

Projects6. Contract/Construction Requirements for

Public School Projects

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1. Review of Projects by NC DPI School Planning

• Types of Projects We ReviewAll New Construction,

Renovations, AdditionsNew athletic fields, bleachers,

grandstands, press box, field houses, concession stands, dugouts, etc.

New and Relocated Modular classroom units, ramps, steps, walkways, etc. including foundations

Repair or replacement of structural systems

New “dropped ceiling” in existing schools

Replacing Windows or Doors

• Types of Projects We Do Not Review

Bleachers containing 5 rows or less

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• Types of Projects We Review

Demolition of existing school building

Reroofing, over-roofingRelocating partitions; adding or

deleting doorsNew Parking or DrivesTechnology system, security

system, CCTV, etc.Improvements required by ADAChange-out of plumbing fixtures or

change in type of fixturesNew domestic water heating

system, or upgrade


Demolition of buildings other than school buildings

Roof patching or maintenanceAny repair or maintenance, such as

replacing flooring, patching walls, repainting, etc

Repairing asphalt, potholes, etc. or resurfacing existing

Upgrades of fire alarms, other existing systems

Additions of simple ramps, etc or signage

Plumbing replacements in-kind; replace faucets or other minor components

Water heater replacement with same type and size

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• Types of Projects We Review

New HVAC systems; new boilers; new chillers; changes in type of system; demo and replacement of air distribution system, etc.

Upgrade or redesign HVAC control system

New energy conservation systemComplete replacement of exist

HVAC or plumbing piping system; extension of existing system

Major components of Power Distribution System

New lighting systems (interior or exterior)

Any new system affecting health, or welfare of students or personnel such as fire suppression, emergency power generation, etc


HVAC equipment replacement in-kind; small air handling or condensing units (5 ton or less); air diffusers and grills; fan, heaters, etc.

Replacement of HVAC control components

Repair of existing insulationRepair of existing piping

Adding electrical outlets to existing systems

Replacing or adding lighting fixtures to existing systems

Replacement of isolated safety components with new elements meeting code and similar to those currently in service

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2. Pre-Engineered Buildings

• Definition• Typically a metal building with:

• Light gauge metal standing seam roof panels• Steel purlins spanning between rigid frames• Light gauge metal wall cladding

• Relatively flexible structure vs. conventionally steel framed building

• Greater vertical and horizontal deflection

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2. Pre-Engineered Buildings• General

• May be purchased by local school boards as• Part of a new school project, addition or renovation• Stand-alone building project

• Must be designed by NC licensed architect and/or engineer

• Must be submitted to School Planning, DPI for review (G.S. 115C-521)

• Superstructure designed by certified engineer and fabricated by a pre-engineered manufacturer as a complete system

• Foundation system designed by an independent NC licensed structural engineer (engineer of record for the project)

• Engineer of Record shall review and approve the pre-engineered manufacturer’s shop drawings

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• School Planning will issue a Certificate of Review upon completion of the review and certification that the Engineer of Record has reviewed and approved the pre-engineered structural system

• Project architect and engineer (Architect/Engineer of record) must be in the employment of the owner (G.S. 133-1)

• Project designers cannot be employed by or have financial interest in manufacturers or suppliers of pre-engineered structures

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2. Pre-Engineered Buildings• Advantages to Pre-Engineered Buildings

• Fast erection• Low cost if manufacturer’s standard package/inventory and no add-ons• Open clear span• Easily expanded to match needs

• Disadvantages• Marginal design, material and construction• Not energy efficient• Higher lifetime maintenance• Not durable for long term use (10-15 years max.)• May not include all construction/fit-up needed for intended building use• No secondary roof membrane• Usually no internally finished walls

Note: Pre-engineered buildings are generally not recommended for schoolbuildings except for non-instructional purposes: storage, maintenance facility, etc

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• Items to Consider:• All manufacturer’s drawings and design calculations

• Affix Professional seal and signature of NC Licensed professional engineer

• Roof system is very light. Check NC Code wind uplift attachment requirements for:

• Roof deck• Roof structural members• Anchorage of steel columns and column piers/footings

• Roof deck has little diaphragm capacity• Horizontal cross-bracing: on roof plane in both directions

• Check roof structural members for surcharge load due to snow drifting

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2. Pre-Engineered Buildings• Provide portal frames and/or cross bracing at side walls for

proper building stabilization• Use pre-engineered frame at end walls and wind columns

• System should easily accommodate future expansion• Horizontal ties or hairpins to resist outward thrust at base of rigid

frame’s column• Check foundation system against forces calculated by pre-

engineered manufacturer • Provide for and locate all collateral loads

• Sprinklers• Basketball goals• Exhaust fans• Underhung equipment• Mechanical and Electrical systems• Ceilings

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• Field modifications of structural members• Approved by pre-engineered building manufacturer• Carried out under supervision of engineer of record

or a registered structural engineer.

• Brick veneer and/or masonry wall enclosures• Specify limitation of horizontal deflection/lateral

drift of the pre-engineered frames

• We recommend the pre-engineered manufacturer be an AISC (American Institute of Steel Construction) certified steel fabricator

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• Minimum Drawings for DPI, School Planning Section• Site plan showing relationship to:

• Drives• Walks• Parking areas• Playfields• Utilities• Other buildings and site improvements• Property lines

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• Foundation plans showing:• Slab on grade, slab control joints, tie rods/hairpins• Wind columns• Footings• Locations of lateral bracing, portal frames, etc

• Structural design of framing system reviewed and approved by the engineer of record, other than a registered engineer in the employment of the manufacturer.

• Pre-engineered shop drawings produced by the successful bidder:

• Submit to DPI, School Planning for review• Final step in securing “Certification of Review” and completion

of the review process

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• Electrical system layout including:• Electrical service equipment• Lighting and power

• Heating and/or cooling systems and ventilation• Plumbing Systems• Other architectural drawings as required to show:

• Subdivision of space• Ceilings• Finishes • Doors• Windows, etc

• Building Code summary and Life Safety Plan.

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3. Modular Units and Modular Construction (G.S. 115C-521) (G.S. Chapter 143)

• Mobile/Modular Buildings (freestanding, temporary, relocatable, single classroom or toilet units)• Bidding for purchase and installation laws

similar to on-site, stick-built buildings• DPI, School Planning must review and

approve plans

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• Modular Construction (as opposed to mobile/modular buildings)• Factory constructed modular components transported to the site

• Entire sections of the building per-fabricated by mobile/modular manufacturer

• Or smaller components: wall panels, roofing panels, etc.• Site already prepared with foundations and underground utilities• When the components are joined together the building is known as

“modular construction”• Permanent building using pre-manufactured units

• Even if technically possible to disassemble and move them

• Modular Units assembled to form more than single classroom and/or requiring halls, toilets, etc. becomes permanent modular construction

• Must comply with all general statutes related to construction• Must undergo complete state and local plan review• Sometimes referred to as “Mega-Modulars”

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• General Requirements for Freestanding Mobil/Modular Units• General Statutes for permanent, site-built structures

to be followed• Taking bids for purchase

• Formal or informal (depending on dollar value)

• Must meet NC State Building Code requirements• Shop drawings: Approval Stamp from third party certification

agency approved by the NC Department of Insurance (DOI)• Manufacturers must be approved for commercial

construction by the Manufactured Building Section of DOI• Wind and other locale-specific code provisions must be met

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• Site-Specific Procedures (new and relocated Units)• Submit plans to School Planning for review and

comment• Submit plans to local building inspector for approval

and permitting• Plans shall indicate the following information:

• Site Plan• Proposed location of units and any joining of multiple units• Distances to both staff and student toilets (200 ft. max.)• Building Code toilet facilities required for entire campus (may

require modular toilet units)

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• Electric feeders, disconnects required by code• Plumbing service• Telephone, intercom, MATV, computer, etc.• Smooth surface walks from permanent buildings

• Preferably covered• Meet handicap and ADA access requirements

• Confirmation that units are constructed by DOI-approved manufacturer

• Confirmation that units are certified by an approved third-party agency

• Distances between units and from adjacent buildings

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• Foundation Plans• Location of masonry piers, size and footings• Tie down anchors• Footings shall rest on undisturbed soil or compacted fill

• Minimum bearing capacity: 2000 psf• Bottom of footings minimum 12” below finished

grade• Masonry piers laid in Type S mortar

• May be dry-stacked if four sides coated with surface bonding cement and first course above footings set in bed of mortar

• Ramp, steps and platform support legs• Provide footings for anchorage and support

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• Building Plans• Submit manufacturer’s architectural drawings

• Showing compliance with NC Building Code• Accessibility provisions• Fire Code• Plumbing Code• Seal and signature of architect or engineer licensed

in NC• Submit manufacturer’s plumbing, mechanical and

electrical drawings bearing seal and signature of engineer licensed in NC

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• Other Considerations• Indicate other connections to permanent buildings• Though not required by Code, School Planning

recommends:• Two-way intercom systems for safety• Computer networking• Telephone systems• MATV connections• All the above between all units and the permanent

school structures

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• During on-site assembly multiple classroom and large buildings require particular attention to:

• Life safety systems• Fire code provisions• Plumbing and electrical connections

• HVAC units should be inspected, tuned and balanced before occupancy

• This is especially true if modular units/buildings are being relocated.

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4. Bleachers and Grandstands• For purposes of School Planning plan review, bleachers containing

more than 5 rows are considered “permanent bleachers” and shall be reviewed by School Planning

• Refer to our website www.schoolclearinghouse.org for complete information in publication “Outdoor Bleachers”

• Toilets: Within 400 ft. (maximum) of closest bleacher exit of that section of bleachers that toilet serves.

• Comply with International Code Council (ICC 300-2007) requirements

• Bleachers/Grandstands: located at least 10 ft. from adjacent property lines and buildings on the same lot

• Comply with NC Building Code pertaining to accessible wheelchair seating and adjacent companion seating

• Consult with the local building official early in the design process

http://www.schoolclearinghouse.org/

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4. Bleachers and Grandstands

• Minimum drawings for bleacher/grandstand projects submitted for plan review:• Site plan showing playfields, drives, walks, parking, buildings,

handicapped accessibility, property lines nearby, toilet facilities location and distance

• Plan showing seating layout, aisles, ramps, steps, railings, guards, handicapped seating, dimensions to adjacent site features

• Cross section showing seat/foot boards, railings/guards, foundations, concrete slab under footprint and structural elements

• Include: riser height, row spacing, heights above grade, railing/guard heights

• Provide enlarged details needed to describe project fully• Submit bleacher/grandstand shop drawings from successful

bidder for final step in receipt of “Certificate of Review”

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5. Athletic Out-Buildings / Other Small Projects

Small projects, including:- Concession stands - press boxes- Athletic/shop facilities - weight rooms- Field houses - storage facilities- Permanent greenhouses - ticket booths- Baseball dugouts- Bleachers- Toilet buildings

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5. Athletic Out-Buildings / Other Small Projects

Minimum drawings required for small projects:

- Site plan (project location, - finishesexisting buildings, walks, - HVAC (if any)drives, etc.) - plumbing (if any)

- Floor plan/s - electrical (if any)- Foundation plan - site utilities- Wall sections- Elevations- Details

Note: Even though some of these projects will not require being designed by a registered architect/engineer, the designer’s name and address must be on the drawings [G.S. 133-1.1(e)]

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6. Contract / Construction Requirements For Public Schools Projects

New Construction or Additions $135,000 +

Major Repairs with Structural Changes $135,000 +

Non-Structural Repairs $300,000 +

Repairs / Renovation Work Affecting “Life Safety Systems”

$100,000 +

Buildings Classified by Building Code as “Business” (Concession / Toilet / Field House, etc.)

Over

2,500 sf

Projects Requiring Licensed Architect/Engineer: [G.S. 133-1.1(a)] *Projects Cost

Threshold

*Project costs are market value / replacement costs if competitively bid (not reduced by any donated labor, material or cash)

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Selection of Design Professional (Architect / Engineer / Construction Manager): [G.S. 143-64.31]

- Announcement of professional services needed

- Qualifications-based selection without regard

for fees

- Exemptions: - Projects w/estimated professional

fees < $30,000

- Specific projects at sole discretion

of LEA (Documented in meeting

of Board of Education)

- Show good faith efforts to notify minority firms

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Construction Delivery Methods:

Separate / Multi-Prime Contracting: [G.S. 143-128 (b)]

- Separate drawings / specifications for each work subdivision (G,P,H,E,etc)

- Separate contract for each work subdivision

- Subdivision < $25,000 can be included in another subdivision regardless of

total project cost

Single-Prime Contracting: [G.S. 143-128(d)]

- Separate drawings / specifications for each work subdivision (G,P,H,E,etc)

- Bidders must identify on their bids the selected sub-contractors

Dual Bidding: [G.S. 143-128(d1)]

- Bids received under both single and separate prime methods

- Separate-prime bids received (but not opened) 1 hour before single-prime bids

- Separate-prime bidders may not underbid their bids to single-prime GC’s

- Award to either separate-prime or single-prime at discretion of Board of

Education

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Construction Delivery Methods:Construction Management-at-Risk: [G.S. 143-128.1]

- Construction Management-at-risk selected by owner based on qualifications

(not lowest fee)

- Guarantees total construction price

- Construction Management-at-Risk must be licensed contractor

- Design services are separately contracted

- Sub-contractors pre-qualified, completely bid

Alternative Contracting Method: [G.S. 143-135-26(a)]

- State Building Commission approval by majority vote

- Authorization for specific project

- Project must be competitively bid

- Burden of justification is on applicant

- Or: obtain authorization by local act of NC Legislature

Force Account (Qualified labor on LEA’s permanent payroll): [G.S. 143-135]

- Maximum project cost = $125,000

- Maximum labor cost = $50,000

- Bidding of materials is required

Note: Construction or repair work shall not be divided for the purpose of evading this law.

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Bidding: Estimated

Project CostsFormal Bids: [G.S. 143-129]

- 7-day advertisement in newspaper if general circulation in

area of project

- Electronic ads if authorized by Board of Education at

regular board meeting

- Time & place where plans & specs are available

- Time & place for opening bids

- 5% bid bond

- Sealed bids

- Bids opened in public

- Bids recorded in minutes of Board of Education

- Bidders provide performance & labor and materials

payment bonds

- Comply with minority participation requirements

More than $500,000

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Bidding: Estimated

Project CostsInformal Bids: [G.S. 143-131]

- No advertisement required

- No particular number of bids required

- Bids may be obtained verbally, by electronic or written

submission

- Bids deposit not mandated but, at owner’s option, may

be required

- Performance and payment bonds not mandated, but may

be required by owner

- Comply with minority participation requirements

$30,000 up to $500,000

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- Required for projects costing more than $300,000

- Required for each contract of $50,000 or more (if total project cost $300,000)

- Note: School Planning recommends them for all school projects

Performance & Payment Bonds: [G.S. 44A-26]

Minority Business Participation: [G.S. 143-128.2] - Solicitation of minority business participation is required: Project cost

$30,000 +

- A verifiable goal is required

- State goal of 10% used for projects $100,000 + if state funds used

unless pre-existing local goal is justified

- Reporting requirements by NC Department of Administration must be

complied with

- Good faith efforts to encourage minority business participation is

required. These efforts made & participation achieved must be

documented.

- Historically Underutilized Business (HUB): Tel. (919) 807-2330

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- Must be provided for all school building projects above $300,000

- Procedures may establish a minimum amount in controversy of up

to $15,000 before parties are required to participate

- LEA’s may adopt State Building Commission’s procedures or

establish their own

- Option of using mediation must be included

- Must be available to all project participants including Architect,

Construction Manager, & Sub-contractors at all levels

- Exceptions:

- Pre-Fab or relocatable buildings or portions thereof (except that

portion which must be performed on the construction site)

Dispute Resolution: [G.S. 143-128(f1)]

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- Performance & design characteristics should be specified for

materials required

- If possible, brand name specifications, listing three or more of

equivalent design can be used

- Equivalent designs are used to denote standards but are not

restrictive

- If three are not available, list as many as are available

- Substitution of materials of equivalent design must be submitted to

the design professional, and either approved or disapproved, prior

to bid opening

Specifications to Carry Competitive Items: [G.S. 133-3]

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- Specifications may list one or more preferred brands as a alternate

bid

- Must identify performance standards that support the preference

- Performance standards for the preference must be approved by

the Board of Education in an open meeting

Alternate Bid for Preferred Brand/s: [G.S. 133-3]

NC Department of Insurance Review of School Projects: [G.S. 58-34-40]

- Projects greater than 20,000 square feet in area per floor

- Projects greater than two stories

- The local building inspector reviews projects not reviewed by NCDOI

Documents

NCPSMA 2010 Workshop Ridgecrest, NC “Required Facilities Plan Review by School Planning, DPI” Roger W. Ballard Consulting Architect School Planning Section