Required Facilities Plan Review

NCPSMA 2010 Workshop
Ridgecrest, NC
“Required Facilities Plan Review by School Planning, DPI”
Roger W. Ballard
Consulting Architect
School Planning Section
School Support Division
NC Department of Public Instruction
Raleigh, NC
OUTLINE “ Required Facilities Plan Review
by School Planning, DPI”
1. Projects we review vs. Projects we don’t
2. Pre-Engineered Buildings
3. Modular Units and Modular Construction
4. Bleachers / Grandstands
5. Athletic Out-Buildings / Other Small
6. Contract/Construction Requirements for
Public School Projects
Review of Projects by NC DPI School
• Types of Projects We Review
All New Construction,
Renovations, Additions
New athletic fields, bleachers,
grandstands, press box, field
houses, concession stands,
dugouts, etc.
New and Relocated Modular
classroom units, ramps, steps,
walkways, etc. including
Repair or replacement of
structural systems
New “dropped ceiling” in existing
Replacing Windows or Doors
• Types of Projects We Do Not
Bleachers containing 5 rows or
• Types of Projects We Review
• Types of Projects We Do Not
Demolition of buildings other than
Demolition of existing school
school buildings
Roof patching or maintenance
Reroofing, over-roofing
Any repair or maintenance, such as
Relocating partitions; adding or
replacing flooring, patching walls,
deleting doors
repainting, etc
New Parking or Drives
Repairing asphalt, potholes, etc. or
Technology system, security
resurfacing existing
system, CCTV, etc.
Upgrades of fire alarms, other existing
Improvements required by ADA
Change-out of plumbing fixtures or
Additions of simple ramps, etc or
change in type of fixtures
New domestic water heating
Plumbing replacements in-kind;
system, or upgrade
replace faucets or other minor
Water heater replacement with same
type and size
• 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 system
Complete replacement of exist
HVAC or plumbing piping
system; extension of existing
Major components of Power
Distribution System
New lighting systems (interior or
Any new system affecting health,
or welfare of students or
personnel such as fire
suppression, emergency
power generation, etc
• Types of Projects We Do Not
HVAC equipment replacement inkind; small air handling or
condensing units (5 ton or
less); air diffusers and grills;
fan, heaters, etc.
Replacement of HVAC control
Repair of existing insulation
Repair 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
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
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
• 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 preengineered manufacturer’s shop drawings
2. Pre-Engineered Buildings
• 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
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 school
buildings except for non-instructional purposes: storage, maintenance
facility, etc
2. Pre-Engineered Buildings
• 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
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 preengineered manufacturer
• Provide for and locate all collateral loads
Basketball goals
Exhaust fans
Underhung equipment
Mechanical and Electrical systems
2. Pre-Engineered Buildings
• 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
2. Pre-Engineered Buildings
• Minimum Drawings for DPI, School
Planning Section
• Site plan showing relationship to:
Parking areas
Other buildings and site improvements
Property lines
2. Pre-Engineered Buildings
• Foundation plans showing:
Slab on grade, slab control joints, tie rods/hairpins
Wind columns
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
• 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
2. Pre-Engineered Buildings
• 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
Windows, etc
• Building Code summary and Life Safety Plan.
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
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• 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
• 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”
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• 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
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• Site-Specific Procedures (new and relocated
• Submit plans to School Planning for review and
• 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)
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
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
• Confirmation that units are certified by an approved thirdparty agency
• Distances between units and from adjacent buildings
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• 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
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• 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
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• Other Considerations
• Indicate other connections to permanent buildings
• Though not required by Code, School Planning
• Two-way intercom systems for safety
• Computer networking
• Telephone systems
• MATV connections
• All the above between all units and the permanent
school structures
3. Modular Units and Modular Construction
(G.S. 115C-521) (G.S. Chapter 143)
• 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
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 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)
• 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
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”
5. Athletic Out-Buildings / Other
Small Projects
Small projects, including:
Concession stands
Athletic/shop facilities
Field houses
Permanent greenhouses
Baseball dugouts
Toilet buildings
press boxes
weight rooms
storage facilities
ticket booths
5. Athletic Out-Buildings / Other
Small Projects
Minimum drawings required for small projects:
Site plan (project location,
existing buildings, walks,
drives, etc.)
Floor plan/s
Foundation plan
Wall sections
HVAC (if any)
plumbing (if any)
electrical (if any)
site utilities
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)]
Contract / Construction Requirements For
Public Schools Projects
Projects Requiring Licensed Architect/Engineer:
[G.S. 133-1.1(a)]
*Projects Cost
New Construction or Additions
$135,000 +
Major Repairs with Structural Changes
$135,000 +
Non-Structural Repairs
$300,000 +
Repairs / Renovation Work Affecting “Life Safety
$100,000 +
Buildings Classified by Building Code as “Business”
(Concession / Toilet / Field House, etc.)
2,500 sf
*Project costs are market value / replacement costs if competitively bid (not
reduced by any donated labor, material or cash)
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
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
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.
Project Costs
Formal 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
Project Costs
Informal Bids: [G.S. 143-131]
$30,000 up to
- No advertisement required
- No particular number of bids required
- Bids may be obtained verbally, by electronic or written
- 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
Performance & Payment Bonds: [G.S. 44A-26]
- Required for projects costing more than $300,000
- Required for each contract of $50,000 or more (if total project cost
- Note: School Planning recommends them for all school projects
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
- Historically Underutilized Business (HUB): Tel. (919) 807-2330
Dispute Resolution: [G.S. 143-128(f1)]
- 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)
Specifications to Carry Competitive Items:
[G.S. 133-3]
- 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
- 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
Alternate Bid for Preferred Brand/s: [G.S. 133-3]
- Specifications may list one or more preferred brands as a alternate
- 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
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

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