Attach 3 - A-E Design Manual

Architect / Engineer Design Manual
February 2013
TABLE OF CONTENTS
PREFACE ................................................................................................................................................................3
1. DOCUMENTS ...................................................................................................................................................9
2. PROJECT ESTIMATING ................................................................................................................................26
3. STUDY .............................................................................................................................................................40
4. DESIGN...........................................................................................................................................................46
APPENDIX ............................................................................................................................................................66
0BTABLE OF CONTENTS
PAGE 2 11BBACKGROUND
PREFACE
A. BACKGROUND
The Architect of the Capitol (AOC) is dedicated to being the builder and steward of the heritage assets of America’s Capitol
while serving Congress and the Supreme Court. AOC works tirelessly with ingenuity and craftsmanship to maintain the
historic fabric found throughout the Capitol buildings and grounds.
Purpose: The purpose of this manual is to define the role of the Architect-Engineer in the delivery process for construction,
renovation, and rehabilitation projects and to enumerate the project management responsibilities at AOC.
Applicability and Reference: The A/E Design Manual is applicable to construction, renovation, and rehabilitation projects
of all sizes and complexities undertaken by AOC. The requirements are mandatory unless otherwise specifically stated in the
text. The AOC Design Guide provides additional direction for design standards. This document is available through the
project manager.
The A/E and the project team shall not make the procedures set forth in this Manual and its Appendices part of any
Construction Document by reference. Required text for Construction Documents is available within agency guide
specifications available on agency servers.
Stewardship: AOC has identified stewardship as one of the agency’s core values. AOC's staff and contractors undertake all
design and maintenance efforts in the context of the protection and preservation of the Capitol. AOC designs and constructs
new facilities for very long operational lives, using high quality durable materials that return value from their higher initial cost
through reduced replacement and maintenance needs. AOC staff and contractors shall be keenly interested in the energy
consumed by these facilities, and must consider value-engineering options, life cycle cost analysis, and sustainable design
features.
Historic Preservation: The Historic Preservation Officer (HPO) is responsible for ensuring that all heritage assets are
properly protected during any modifications or upgrades undertaken by AOC. All AOC Jurisdictions planning or carrying out
design or construction projects in spaces including or adjacent to any work of fine art, decorative art, or architectural features,
shall consult the HPO and AOC Curator so that appropriate ways to minimize or monitor the impact of the project on the
heritage assets can be determined.
There are important distinctions between renovation work and rehabilitation work. Renovation has a connotation of major
new work in the historic building, while rehabilitation refers to work with the original design, space, décor, etc. which are
intrinsic to the historic building and then, through rehabilitation, use those resources in the new use. The term rehabilitation
shall be used to refer to most projects, while renovation projects shall refer to systems renovations.
B. ASSOCIATE ARCHITECT-ENGINEER’S ROLE
The Associate Architect-Engineer’s (AA/E) role as a consultant to the Architect of the Capitol is to provide comprehensive,
professional services that support the operations of the Capitol while respecting the historical significance of the buildings and
grounds. The AA/E shall be responsible for the professional quality, technical accuracy, and coordination of the project
design and construction to include the preparation of Construction Documents and management of other services furnished
under the Contract. The Architect uses professional consultants to bring the latest and most up-to-date technology to the
project with the intent of reducing building costs, decreasing energy use, and supporting a sustainable environment.
The value of the architect’s contribution extends far beyond form and aesthetics. It can influence the perception, performance
and value of the facility. The AA/E is responsible for defining the project through consideration of function, aesthetics,
economics, environmental, life safety and regulatory requirements while appropriately balancing these considerations in the
final design. Where appropriate, the AA/E shall offer alternatives that ensure the most value derived from an investment. The
Architect expects subjective ideas from the AA/E without prejudice for their own desires. The AA/E shall look beyond the
immediate requirements to ensure the design provides a cost efficient design with functional spaces. The design must be
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11BBACKGROUND PAGE 3
functional, safe, economical, and respond to needs of the client as well as reducing the operating costs by maximizing the
efficiency of the building.
AA/E Licensure: Architects/Engineers licensed to provide professional services for the construction industry in any state,
District of Columbia or territory may provide professional services for the Architect of the Capitol. A professional license is
one that is recognized by a state, District of Columbia or a territory. The license shall be current and in good standing with a
jurisdiction through the date of project completion. Where a license has expired, the Architect/Engineer shall either reinstate
the license or partner with another licensed professional who will seal and sign the contract documents. The A/E is not
required to maintain an active office within the state or District of Columbia while performing work for the Architect of the
Capitol.
AA/E’s Team: The Architect endeavors to contract with AA/E’s that possess the knowledge, skills and resources to provide
services for a particular project. The AA/E shall evaluate project scopes and assemble an experienced, competent team of
professionals and technicians who have the knowledge to address the design challenges and execute the work associated with
the project. The personnel shall have knowledge of design and construction to include means, methods and techniques
required to execute the Work. If the AA/E does not possess the necessary disciplines required to perform the work within
their firm, they shall subcontract with responsible firms to provide the additional services. AA/E’s shall only practice in the
disciplines for which they have received a professional license and continue to maintain a comprehensive professional practice.
For example, Landscape Architects shall not be hired to perform the work of Civil Engineers unless the Landscape Architect
also maintains a license as a Civil Engineer and practices within the discipline.
AA/E’s are required to become familiar with the project type, the common design and engineering practice elements
associated with the work and the locality prior to beginning the work. The Architect reserves the right to require AA/Es to
obtain additional services or partner with other professionals to obtain an expertise in a particular discipline, building type or
aspect of the construction industry. This requirement shall not be subject to an increase in the compensation after start of the
project.
AA/E fees shall include all costs associated management of the work to include but not limited to all labor, material,
equipment, furnishings, travel, meals, lodging, office operations, consultant services, printing, and all associated costs.
AA/E Document Certification: The AA/E is responsible for providing contract documents that focus on constructability.
Documents must be comprehensive in nature to cover all aspects of the design. The AA/E shall use the latest technology such
as Building Information Modeling (BIM) and 3D software in the development of contract documents. The AA/E shall
develop documents that are intended for construction and use by Contractors; not just a compilation of drawings that reflect
design intent. Documents shall reflect the Scope of Work through the use of the Architect’s standards. The AA/E shall
manage consultants’ work to reflect a consistent, cohesive set of documents. Documents shall be produced in a timely manner
and tailored the to the project’s needs, budget and functional requirements.
The AA/E shall seal and sign each drawing associated with their discipline and shall also seal and sign the professional seals
section in the Project Manual.
Professional Extended Responsibility: The AA/E shall, without additional compensation, correct or revise errors and
deficiencies in the project design, the Construction Documents, and other services furnished under the Contract.
The Government’s review, approval, acceptance of, or payment for any of the services required or rendered under the
Contract, shall not be construed as a waiver of any rights under the Contract or of any cause of action arising out of the
performance of the Contract. The AA/E shall perform Quality Assurance and Quality Control operations that endeavor to
reduce or eliminate potential misinterpretations. The use of a particular criteria requirement, unless specifically prescribed by
the Government, shall not release the AA/E from responsibility for professional quality and technical accuracy.
Monitor Cost: The AA/E shall review the initial cost and the cost at each phase of the project and inform the Architect if the
project is feasible based on the Scope of Work, which includes, but is not limited to, the Program of Requirements,
Construction Methods and Techniques, Materials, and other related factors that affect the completion of the work. The AA/E
shall advise the Architect through written communications if the project will exceed or is likely to exceed the funding
limitation based on the Scope of Work and if so, shall provide suggestions that will produce a complete and functional project
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PAGE 4 ASSOCIATE ARCHITECT-ENGINEER’S ROLE

within the available funding. An Option(s) and/or an Alternative(s) may be used to reassign portions of the work to other
years when additional funds may be available to complete the remaining work.
The AA/E shall monitor the project cost during each phase of the work. The AA/E shall provide written communication to
the Architect at the end of each phase that confirms the scope of work and project cost conforms to the POR and funding
limitation, respectively. The AA/E shall immediately alert the Architect at any time during the Design Phases when the AA/E
makes significant changes to the Scope of Work that effect the functional requirements or project cost. The Architect (Project
Manager) shall review the AA/E's Probable Cost of Construction at the end of each Design Phase of Work. The AA/E shall
take into consideration all unique operational requirements associated with performing construction on Government property
when preparing cost estimates. The AA/E may request a change in scope of work or selection of materials if the AA/E
believes these factors may cause the bids to exceed the funding limitation by more than ten percent.
In the event bids are solicited for a project and the bids received exceed the funds available by more than ten percent, the
AA/E shall be responsible for the cost of redesign, preparation of the contract documents and re-solicitation of bids for the
work should the Architect determine the AA/E’s performance, work and other factors contributed to the cost increase. When
the Architect decides not to solicit bids or proposals following the preparation of Contract Documents or the Bid Solicitation
process is unreasonably delayed due to unavailability of funds, the Architect shall prepare another independent Probable
Construction Cost Estimate for the Work. This PCCE shall be used in lieu of previous Probable Construction Cost
Estimates, bids or proposals to determine the base line for the AA/E’s compliance with the funding limitations.
Bid Options and Alternates: During the design process, the AA/E shall compile a running list of potential options and
alternates for use in making adjustments to the contract cost. This list shall be submitted to the Architect with each phase
submission of the work. The Options and Alternates may be instituted during the formulation of bidding documents should
the Probable Cost of Work exceed the available funds.
Bid Options may take the form of future phases of work. The determination of Options to be included as Bid Options shall
ensure that the resultant Base Bid scope shall satisfy the fundamental Government needs detailed in the appropriation and
Scope of Work while simultaneously ensuring that bids are within funding limitations. The number of Bid Options and
Alternates shall be minimized to preserve bidding practicality. The Architect shall review and approval the formulation of
Options and Alternates. The Architect shall endeavor to determine the necessity for Bid Options and Alternates at the earliest
possible point in the design process to allow full integration and coordination of information during the preparation of
construction documents. The AA/E shall be responsible for altering the contract documents to delineate the Options (to
include creating phases of work) and Alternates at no additional cost to the Architect.
Errors and Negligent Performance: The AA/E shall endeavor to reduce design errors and omissions by instituting a
Quality Assurance and Quality Control program that shall be maintained throughout the Design Process. The AA/E shall
submit their QA/QC program to the Architect for review and approval prior to beginning work on a project.
Should Design Errors or Omissions occur during the construction period that result in damages or extra cost to the
Government, the AA/E performance and Design efforts shall be evaluated to determine the potential for AA/E financial
liability. If the Architect determines that the AA/E is financially liable for a design deficiency, the Architect (Contracting
Officer) shall advise the AA/E of the findings and any AA/E financial liability. The AA/E shall be liable to the Government,
in accordance with applicable law, for damages to the Government caused by the AA/E’s negligent performance related to
any services furnished under the AA/E contract. The process for handling a settlement shall be addressed on a case-by-case
basis as determined by the Architect (Contracting Officer, Project Manager) with input from the General Counsel.
C. RESOURCES AND TOOLS AVAILABLE

To facilitate project management functions, APPENDIX A contains standard templates and forms available to a user. AOC
guides and manuals are available from the project manager such as the:
• AOC Design Guide

• Historic Preservation Policy and Procedures
• Commissioning Guidelines
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15BRESOURCES AND TOOLS AVAILABLE PAGE 5

D. PERFORMANCE EVALUATIONS
ACASS (A/E Contractor Administration Support System) is the system AOC uses to evaluate an A/E’s performance. CCASS
(Construction Contractor Appraisal Support System) is the system AOC uses to evaluate a construction contractor’s
performance.
E. FEEDBACK
The AOC A/E Design Manual is a living document that will continue to evolve as new procedures, materials, applications,
and construction means/methods/techniques are accepted and integrated into AOC practices. The AOC will issue new
editions in the future as changes warrant. User feedback is essential and probably the most important method for maintaining
the accuracy and technical correctness of the text. If an individual detects an error, conflict, or omission in this standard, or
has a suggestion for material to be included in the text, please send your comments to the project manager.
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PAGE 6 16BPERFORMANCE EVALUATIONS

editions in the future as changes are adopted. User feedback is essential and probably the most important method for
maintaining the accuracy and technical correctness of the text. If an individual detects an error, conflict, or omission in this
standard, or has a suggestion for material to be included in the text, please send your comments to the project manager.
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17BFEEDBACK PAGE 7
SECTION 1 1BPREFACE
PAGE 8 17BFEEDBACK
1. DOCUMENTS
1.1. GENERAL CONVENTIONS
• Bolding and Underscoring: Any AA/E submitted documents shall use bolding and underscoring strictly to assist reader
in scanning text for key words. No emphasis on or relative importance is intended where bolding and underscoring are
used.
• Form: The AA/E shall interpret singular words as plural and plural words shall be interpreted as singular where applicable
and where full context of the contract documents so indicates.
• Construction Documents - Drawings: The AA/E shall consult the AOC Design Guide for data required at this phase.
The AOC Technical Support Division can also review CAD submittals in their current states to alert the project manager
of any inconsistencies with AOC requirements.
• Project Specifications: The AA/E shall continue conversion of outline specifications into fully developed 3-part section
formats. The AA/E shall develop sections specifying special design or procurement needs to final formats and detail in
order to substantiate key design decisions. The AA/E shall submit drafts using “striked-out” masters or annotated copies
of office masters that clearly show data retained and deleted. As applicable, specifications shall be based on the
requirements in the AOC Design Guide that includes eliminating references to proprietary brand names at this phase.
• Approved Documents: The A/E Design Guide contains documents approved by the Architect of the Capitol and refers
to other AOC-approved documents and industry standards. As necessary, the project manager shall provide electronic
copies of AOC documents.
• Security: The US Capitol Police (USCP) uses the correspondence control "FOUO // LES" which stands for Official Use
Only // Law Enforcement Sensitive.
• Metric Dimensioning: The use of Metric dimensioning is not required on AOC projects, but may be used on a case-by-
case basis as determined by the project manager. If Metric dimensioning is required, the following standards apply:
o American Society for Testing and Materials (ASTM) E 380: Standard for Metric Practice
o ASTM E 612: Standard Practice for the Use of Metric (SI) Units in Building Design and Construction
1.2. DOCUMENT SECURITY

Unless otherwise directed in writing, the AA/E shall consider all AOC drawings and electronic copies at a minimum to be
FOUO//LES. The AA/E shall not transmit drawings electronically without prior permission.
• Drawing Sheets: The following shall be imprinted on each page:
PROPERTY OF THE UNITED STATES GOVERNMENT

FOR OFFICIAL USE ONLY // LAW ENFORCEMENT SENSITIVE
Do not remove this notice
Properly destroy documents when no longer needed
• Document Cover Pages: The following paragraph will replace the above notice on the cover page (such as the cover
page on a set of construction drawings or specifications) and on the label of magnetic media:
PROPERTY OF THE UNITED STATES GOVERNMENT

COPYING, DISSEMINATION, OR DISTRIBUTION OF THESE DRAWINGS, PLANS
OR SPECIFICATIONS TO UNAUTHORIZED USERS IS PROHIBITED
Do not remove this notice
Properly destroy documents when no longer needed
• Text Size: The previous two statements shall be prominently labeled in bold type in a size appropriate for the document.
On a set of construction drawings, for example, the statements should be in a minimum of 14-point bold type.
2BDOCUMENTS SECTION 1
18BGENERAL CONVENTIONS PAGE 9

1.3. DRAWINGS
1.3.1. Sheet Numbers
The AA/E shall organize drawing sets and utilize system formats specified in the Uniform Drawing System (UDS) as
published by the Construction Specifications Institute. The AA/E shall use the UDS for the sheet number and computer file
suffix portion of the file name. The AA/E shall enter the number generated by the UDS below into the title block drawing
number box. Complete copies of the standard may be obtained from CSI. The AA/E shall build a sheet name based on the
following:
• Discipline Designation: At the highest level, this designation shall denote the major discipline used for the file (sheet) by
the AA/E. The sheet designations and drawing set are ordered as follows:
G General
H Hazardous Materials
C Civil
L Landscape
S Structural
A Architectural
I Interiors
Q Equipment
F Fire Protection
P Plumbing
M Mechanical
E Electrical
T Telecommunications
R Resource
X Other Disciplines
Z Contract/Shop Drawings
If the AA/E desires to designate further the sheets, the two character designations can be used as indicated
in APPENDIX B. If two character designation is used anywhere in the set, then every discipline and sheet
in the set will use two character designations.
• Sheet Type Designation: The AA/E shall use a single numerical character to designate sheet type. Discipline designators
may use all sheet types. The sequence listing is used for binding order and set assembly:
0 General - Symbols legend, notes, etc.
1 Plans - Horizontal
2 Elevations - Vertical views
3 Sections - Section views
4 Large Scale Views - Plans, elevations (interior), or sections that are not details.
5 Detail
6 Schedules and Diagrams
7 User Defined
8 User Defined
9 3D Representations - Isometrics, perspectives, photographs.
• Sheet Sequence Number: The sequence number simply identifies the sheet’s location in the discipline series. Sequence
Numbers will be created in the following manner: DDTNN, where “DD” is the one or two letter discipline designation;
“T” is the single number designation for drawing type (see APPENDIX B for examples of sheet numbers); and “NN” is
the two number designation for the order. The following examples demonstrate what AA/E’s shall enter into the sheet
number box in the title blocks:
G001 Cover Sheet.
A301 Architectural Sections - Sheet 1.
AD101 Architectural Demolition Plan - Sheet 1.
EL103 Electrical Lighting Plans - Sheet 3 in plan series.
M602 Mechanical Schedules -Second sheet of schedules.
SECTION 1 2BDOCUMENTS
PAGE 10 20BDRAWINGS
With some large building specific projects, the desire is to number sheets in a manner to group sheets by the floors of the
building. In these projects, the sheet sequence convention is modified as follows: DDTFFNN where “DD” is the one or
two letter discipline designation; “T” is the single number designation for drawing type; “FF” is the two character
designation for the floor (see APPENDIX B for list of floor designations); and “NN” is the two number designation for
the order. The following examples demonstrate what AA/E’s shall enter into the sheet number box in the title blocks:
G00001 Cover Sheet.
AE32010 Architectural Sections – Second Floor, Sheet 10.
AD1RF01 Architectural Demolition Plan – Roof, Sheet 1.
EL1SB03 Electrical Lighting Plans – Sub-basement, Sheet 3 in plan series.
M60002 Mechanical Schedules – All Floors, Second sheet of schedules.
• CAD File Numbers: The UDS number or reference file name, coupled with the AOC project number and a linking
underbar (_) produce the MicroStation File name. The AA/E shall enter this number into the title block field that is
labeled as CAD File Number. All sheets in the drawing set are completed in separate CAD files. Reference files do not use
number designation to avoid confusion with sheet files For example:
MODEL/REFERENCE FILES
040208_ lctj_ arch_ demo_ fp-cellar .dgn
PROJECT BUILDING TRADE DEMO/NEW ** FILE TYPE (FLOOR

NUMBER (req’d) IDENTIFIER * ID (req’d) PLAN)
040208 lctj_ - Thomas arch demo_ fp-cellar
Jefferson
lcja_ - John Adams civ new_ fp-ground
lcjm_ - James Madison elec fp-001
falarm fp-002
fprot
gen FILE TYPE (OTHER)
haz detail-01
mech schedule-01
plum section-01
elevation-01
Model/Reference file examples:
040208_lctj_arch_demo_site.dgn Architectural Site Plan for demolition work at Thomas Jefferson Building for project 040208
040208_arch_detail-01.dgn Architectural detail reference file #1 (utilized for all buildings within project 040208)
040208_lctj_arch_elevation01.dgn Architectural elevations for the Thomas Jefferson Building for project 040208
* Used only for Multiple Building projects (see APPENDIX B for list of building designations and building info).
** Used only for plans.
SHEET FILES
040208_ lctj_ E001 .dgn
PROJECT BUILDING SHEET Series Contents

NUMBER (req’d) IDENTIFIER * NUMBER
040208 – LOC Gen lctj_ - Thomas E001 x001 Legend Sheet
Jefferson
lcja_ - John Adams ED101 xD101 Demolition
Plan
lcjm_ - James Madison E101 x101 New Work
20BDRAWINGS PAGE 11
Plan
E201 x201 Elevations
E301 x301 Sections
E401 x401 Enlarged Plan
E501 x501 Details /
Diagrams
E601 x601 Schedules
Sheet file examples:
040208_lctj_E001.dgn Electrical Legend/Cover Page (example showing bldg. for multiple bldg. set).
040208_EG001.dgn Electrical Legend/Cover Page (example showing two character disciple label).
040208_EG00001.dgn Electrical Legend/Cover Page (example showing two character disciple label and
two character floor designation).
* Used only for Multiple Building projects (see APPENDIX B for list of building designations and building info).
1.3.2. Title Pages, Cover Sheets and Instructions

• Standard AOC Title Sheets (Drawings): The project manager shall issue standard CAD template files for use on each
Project. Title sheets include the following information:
Project Title: The official title of the project
Project Number: The AOC project number (not the AA/E's number, nor the AOC Task number or AOC contract
number)
The AOC: The name and title of the Architect of the Capitol
The AA/E: The AA/E's name and those of all supporting design disciplines
The Date: The final Bid date as provided by the AOC
Reference Data: As appropriate, the AA/E shall input fields for the Symbology, Abbreviations, Index of Drawings,
Site Map and Vicinity Maps. Large projects will have this information on the second sheet of the set.
Code Data: Code updated through (date), Use Group covered, Type of Classification
Signature Block: The A/E shall provide a space for the current Architect of the Capitol’s signature
Phase: For all but the final submissions, provide notation of the design phase
• Standard Construction Drawings: The project manager shall issue standard title blocks, in CAD format, for each of the
standard industry sheet sizes. Separate title blocks are available for detail sheets to accommodate Uniform Drawing System
grid layouts. For Large projects, project managers shall accept sheet sizes of 30" x 42" and 36" x 48". For Small and
Medium Projects, 22" x 34" sheets are preferred (for 11"x17" plotting). The AA/E shall obtain approval of the project
manager before using other sizes.
• Schedules and Tables: The project manager shall issue approved schedule formats, designed to accommodate FAR
restrictions relating to use of brand names and manufacturer's model numbers. The AA/E may utilize computer-driven
schedule systems if they comply with the formats presented by the AOC. In the absence of AOC formats, the AA/E shall
comply with UDS formats.
1.3.3. Graphic Conventions
The AA/E shall comply with drafting conventions and drafting symbology specified in Architectural Graphic Standards,
Tenth Edition, published by the American Institute of Architects and John Wiley & Sons, Inc. or with those within the UDS.
The AA/E shall use standard industry drafting conventions regarding line weights, styles, etc. Except where dimensions are
noted, the AA/E shall include graphic scales for all drawings. The use of “system graphics” is encouraged. The AA/E shall
utilize UDS specifications for system graphic drawing grid spacing.
AA/E shall use title blocks furnished by the AOC. Unless otherwise noted, requirements in this article apply to all elements or
components within a drawing. The AA/E shall comply with the following for all construction drawings:
Minimum scales
Civil/Site Plans: 1" = 30”
Floor, Roof, and Foundation Plans: 1/8" = 1'- 0" or (1:100)
Wall sections: Either 1/2" or 3/4"= 1'-0" (1:20 or1:30)
PAGE 12 20BDRAWINGS
Details: 1-1/2" or 3"= 1'- 0" (1:5 or 1:10)
Temperature Control: 1/16" = 1'- 0" or (1:200)
All sheets shall contain graphic scales for each scale used
Other drawing conventions
o In detail (section, elevation, etc) bubbles, the sheet number in the bottom half of the bubble should always
indicate location in reference. For example, on the sheet where the detail is called out, the sheet referenced
should be the “detail sheet (x5xx)” where the detail is drawn. On the detail sheet, the detail bubble should show
the sheet where the detail is indicated on the plan/section/elevation, etc.
o Use match lines to identify portions of buildings or site shown on separate sheets
o Show column lines and numbers on all floor plans. Show room names and numbers on architectural floor plans.
Assign room names and numbers to all spaces including corridors and mechanical rooms.
o Indicate the finished floor elevation for each floor area on all disciplines.
o Specify details according to the project. Do not use commercial details based on and labeled with brand names.
o Identify work clearly that is by others and not part of the contract.
Rehabilitation/Renovation Projects
The AA/E shall provide two drawings for each floor plan. One drawing shall show existing construction and demolition.
The other drawing shall show new construction and existing construction to remain. This requirement applies for all
submittals and all divisions of work. The AA/E shall use existing room numbers on demolition drawings.
1.3.4. Requirements by Discipline
• General: The AA/E shall provide a coversheet with project title and number and other required information. Provide
other sheets as necessary to provide a drawing index, symbol list, abbreviations, project area map (Capitol Hill buildings
and surrounding structures, Ft. Meade, etc.) vicinity map (Culpepper VA, Washington DC, etc), soil boring reports,
staging areas, and any other general information.
• Hazardous Materials Drawings:
The AA/E shall indicate (outline and hatch) on buildings plans the areas for remediation activity.
• Civil/Site Drawings:
Index Contours: The AA/E shall show every fifth contour line as an index contour.
New Work: The AA/E shall show all new topography, new spot elevations, new and existing structures scheduled to
remain (roadways, walks, curbs, locations of drains and sewers, other identifiable features and furnishings), and areas of
planting and landscaping.
Sections: The AA/E shall provide cross sections for all new roadways and sewers and shall indicate invert elevations of
all sewers, catch basins, and manholes.
Drainage: The AA/E shall indicate drainage patterns and positive flow to sewers and catch basins.
Utilities: The AA/E shall indicate site utilities including gas, sanitary sewer, domestic water, and fire protection water.
The AA/E shall indicate overhead and buried electrical, communication, and fire alarm services.
Soil Boring Logs: The AA/E shall include soil boring logs indicating soil conditions on drawings, with references to the
title, date, and author of the soils report. The AA/E shall indicate soil boring locations on appropriate plans to show
relationships to existing and finish grades. The AA/E shall draw logs to appropriate engineering scales to indicate depth
of boring log below ground.
• Landscape Drawings:
The AA/E shall indicate all to be removed, existing to remain and new trees, shrubs, plantings, planting beds, irrigation
systems, etc to scale, coincidentally to the architectural and civil plans at the same global coordinate. Provide
labeling/schedules for information on type and size of plantings and details for planting. Provide sprinkler head locations,
type, and information on irrigation system connection.
• Structural Drawings:
Plans: The AA/E shall provide dedicated structural plans for each floor, roof, and foundation level of the building, drawn
at the same scale as the architectural floor plans, mounted coincidentally to the same global coordinate. The AA/E shall
indicate:
o Overall dimensions, center lines of columns, locations and labels of members, openings, sleeves, and offsets.
o Columns on grid lines.
o Elevations for the tops of beams and slabs.
o Elevations for the tops and bottoms of columns, and for the bottom of footings.
20BDRAWINGS PAGE 13
o Within the General Notes on the plans: design live, winds, and seismic loads, detailed breakdown of dead loads, net
allowable soil bearing capacity.
Expansion Joints: The AA/E shall indicate locations of expansion/control joints on plans and elevations.
Connections: The AA/E shall provide complete connection details for structural steel framing connections, and
complete bar diagrams and schedules for reinforced concrete components.
Schedules: The AA/E shall provide schedules for footings, columns, beams, girders, slabs and lintels, etc., using generic
naming conventions and AOC formats within schedules.
• Architectural Drawings:
Floor Plans: The AA/E shall provide a plan of each floor and roof, including walls, doors, partitions, columns,
equipment, etc. The AA/E shall indicate walls and partitions, doors, windows, built-in equipment, breaks in slabs, material
indications, complete dimensioning, stairs and vertical penetrations, reference symbols, overhead obstructions, and other
standard industry conventions. The AA/E shall indicate high and low points on roof plans and show exact slopes. The
AA/E shall trace all rooms and space perimeters with closed shapes to the face of walls in conformance with Section 1.4,
Computer-Aided Design Requirements. (Trace perimeters on Level 405 (A-AREA-ROOM) turn level off for final CD
plotting).
Elevations: The AA/E shall provide elevations of each facade, clearly indicating materials, penetrations, and other
fenestration.
Sections: The AA/E shall provide longitudinal and transverse sections through the entire building.
Schedules: The AA/E shall provide schedules of finishes, doors, windows, and accessories. The AA/E shall utilize
generic naming conventions and AOC formats within schedules.
Details: The AA/E shall provide large-scale wall sections and details of connections and interfaces as required to
delineate construction requirements.
Special Areas: The AA/E shall provide enlarged scale plans of all specialty areas, including but not limited to kitchens,
toilet and restrooms, laboratories, etc.
Work by Others: The AA/E shall identify equipment provided by others but installed under this contract.
• Interiors Drawings:
If required, the AA/E shall provide plans indicating all new and or existing furnishings (chairs, desk, floor lamps, desk
lamps, bookcases, built-in furnishings, etc) in the area of building.
• Equipment Drawings:
The AA/E shall provide plans, details and schedules required to remove or install any equipment (food service, fall
prevention, athletic, video, security, maintenance, etc.) required in the project. All information to install or connect
equipment for operation is required to be indicated on the plans, or alternatively plans should direct to the appropriate
discipline plans for this information.
• Fire Protection Drawings:
The AA/E shall provide sprinkler plans with piping indicated and sized and sprinkler heads indicated by type. The AA/E
shall show locations of sprinklers and fire extinguisher cabinets on architectural drawings. The AA/E shall provide large-
scale plans and details of specialty areas such as restrooms, kitchen areas, computer spaces, etc. The AA/E shall indicate
fire alarm and detection systems indicating all devices and conduits (indicate conduit size and circuit information).
• Plumbing Drawings:
The AA/E shall provide piping plans for each floor, indicating all systems (recirculation, sanitary, vent, supply water, etc.),
piping within sizing, valves, meters and piping over 12" to scale with double lines.
o The AA/E shall provide waste and vent, hot and cold water riser diagrams and isometrics for fixture groups
containing four or more fixtures. Number fixture groups. Show air chambers on isometrics. Schedule plumbing
fixtures generically. Indicate valves, cocks, unions, strainers, gauges, drains, etc. on plans or in typical details.
o The AA/E shall indicate underground plumbing on foundation drawings.
Schedules: The AA/E shall provide schedules for equipment, including, but not limited to, air handling units, fans, coils,
diffusers, registers, grilles, pumps, chillers, cooling towers, boilers, unit heaters, convectors, etc., using generic naming
conventions and AOC formats within schedules.
Roof Plans: The AA/E shall provide roof plans showing all roof-mounted equipment where such equipment is used.
• Mechanical Drawings:
Mechanical drawings include HVAC (ductwork and piping), Plumbing, and Temperature Control drawings.
Plans: The AA/E shall provide ductwork plans for each floor, indicating ductwork over 12" to scale with double lines.
(Do not shade or fill areas between edges of ductwork). The AA/E shall indicate:
PAGE 14 20BDRAWINGS
o Devices such as balancing dampers, turning vanes, extractors, splitters, access doors, air handling units (to scale, VAV
boxes, etc. on the appropriate plans and details.
o Duct linings and insulation.
o Maintenance clearance areas for tube pulls, filter replacement, coil pulls, etc. for equipment that requires such
maintenance. The AA/E shall coordinate room door size dimensions with architectural drawings to permit transit of
required maintenance items into installation areas.
o Connections to equipment.
o Location, size, and type of fire dampers and access doors.
o Indicate CHWS, CHWR, HWS, HWR, HPS, LPS, Steam condensate, etc.
Details: AA/E shall provide details for major heating and plumbing equipment such as pumps, coils, boilers, chillers,
water heaters, and air handling units, showing associated valves, gauges, thermostats, unions, drains, etc.
• Electrical Drawings:
Single-Line Diagrams: The AA/E shall provide a single line diagram of power distribution, including emergency power
distribution and ground fault protection and shall show riser diagrams.
Power Plans: The AA/E shall provide electrical power distribution drawings at the same scale as the architectural floor
plans, mounted coincidentally to the same global coordinate. The AA/E shall indicate all conduits, receptacles, motors,
pull boxes, junction boxes not attached to devices, floor cells, raceways, device circuiting, panel boards, transformers,
switchgear, etc on plans. The AA/E shall define switching methods employed. The AA/E shall define equipment,
metering, and service entry to be provided by the utility company, and delineate AOC interfaces to it.
Lighting Plans: The AA/E shall provide electrical lighting drawings at the same scale as the architectural floor plans,
mounted coincidentally to the same global coordinate. The AA/E shall indicate lighting fixtures drawn to scale and
lighting panels drawn to scale, junction boxes not connected to devices, light switches, circuiting indicating light fixture
control in plan drawings.
Schedules: The AA/E shall provide schedules for all equipment, including, but not limited to, panel boards,
switchboards, motor control centers, etc., using generic naming conventions and AOC formats within schedules. The
AA/E shall provide a minimum of 10% spare poles.
Grounding: The AA/E shall define equipment grounding system, indicating any special requirements for interference
shielding, isolation systems, and filters, as required.
Lightning Protection: The AA/E shall provide lightning protection plans and details sufficient to obtain testing
laboratory Master Label.
Work by Others: The AA/E shall identify equipment provided by others but installed under this contract.
• Telecommunications Drawings:
The AA/E shall provide plans indicating all devices and circuiting for Telephone systems, Sound and PA systems, CATV
systems, Data/LAN and Legislative clock systems. Indicate all jack (floor, ceiling, and wall), panel and fixed connected
devices and conduits larger than 2” on the plans. Provide riser diagrams of all systems.
1.3.5. Deliverables – see section 4.7
1.4. COMPUTER AIDED DESIGN

1.4.1. Introduction
AOC utilizes MicroStation® software, Version 8 (2004, XM, i), by Bentley Systems, Inc. This section specifies standards to be
utilized for computer aided design (CAD) submittals submitted to the AOC for standard graphic files that do not include
database linkages or use of Bentley System's Bentley Building Application environments (Building Information Modeling
(BIM)). CAD input is required for all disciplines including architectural, electrical, landscaping, civil, fire protection,
telecommunications, plumbing, mechanical, and structural plans, elevations, sections, details, riser diagrams, and schedule
sheets.
Unless otherwise defined in the AA/E’s contract, design work and submittals shall be accomplished using MicroStation-based
software. Selected projects shall require the use of Bentley Building Architectural, Electrical, Mechanical, and Structural BIM
applications unless otherwise specified. Additionally, several principal buildings have BIM Models. The project manager shall
inform the AA/E if use of Bentley Building Architectural, Electrical, Mechanical, and Structural BIM applications will be
required. This requirement shall be specified in the Task Order or Professional Services Contract.
21BCOMPUTER AIDED DESIGN PAGE 15

Indefinite Quantity consulting contracts that extend over long time periods shall have work performed using MicroStation®
software and AOC drafting standards and symbology.
If specifically authorized in the AA/E's contract, projects of limited scope or of single discipline that do not involve
coordination between design disciplines may be inputted using either MicroStation® or AutoCad®. All AutoCad® work shall
be provided in version 2004 and use only true type fonts (TTF) native to the MS Windows operating system unless otherwise
approved by the Technical Support Division of the AOC. Translation and scale conversion from other systems are the
responsibility of the AA/E. At commencement of the project, AA/E shall contact the project manager to obtain copies of
AOC workspaces, menus, cell libraries, BIM datasets, AOC AutoCad® Requirements, etc.
1.4.2. AOC Provided Information

• Existing Plans: The project manager shall make available to the AA/E the CAD drawings of all areas and disciplines, as
they are available within the agency’s master electronic database. The AA/E shall consult with the project manager for
availability of documents prior to commencing design. While master plans are believed to be current, the AA/E is
responsible for verifying all existing conditions prior to utilizing such masters and the AOC will not be held responsible
for omissions or dimensional errors contained therein. All CAD data shall be transmitted in MicroStation .DGN formats
only. As available, BIM data shall be furnished.
• CAD Data: The project manager shall provide the AA/E with the following electronic data in MicroStation .DGN
format.
o Title Blocks: Use cover sheets and drawing borders (title blocks) as provided by the AOC. Cells/files and user
commands to place title blocks shall be provided for 22x34, 24x36, 30x42, and 36x48 sheet sizes. (For projects in
which use of other formats is permitted, title block files will be provided with pre-placed title-blocks). Separate title
sheet cells shall be provided to support required signature procedures. Final documents shall bear the current
Architect of the Capitol’s name.
o Standards: The project manager shall provide a copy of the standard font library, sidebar menus and cell palettes to
ease input in conformance with AOC required level/layer schemas, standard architectural/engineering symbology
based on Architectural Graphics Standards, and a copy of AOCDEFLT.TBL, the agency’s default color table.
• Workspaces: Use of third-party commercial CAD discipline-specific software is at the consultant’s discretion provided
the enclosed layering standards are met and no application-specific elements remain in the file that require use of the
application to operate or that could impair standard MicroStation usage, and final translations provide for verified file
integrity. The AOC will make available agency workspaces to supplement standard MicroStation usage for the following:
o Architecture: Architectural files may use native MicroStation with AOC Architectural Workspaces or Bentley
Systems' Bentley Architecture file formats.
o Mechanical: Mechanical engineering files shall utilize Bentley Systems' Bentley Building Mechanical with AOC level
and symbology defaults or MicroStation with AOC Mechanical workspace.
o Electrical: Electrical engineering files shall utilize AOC Electrical Workspaces with AOC level and symbology
defaults or Bentley Systems’ Bentley Building Electrical with AOC levels.
o Structural: Structural engineering files shall use Bentley Systems’ Bentley Building with AOC BIM workspace or
MicroStation with AOC level and symbology defaults.
o Plumbing: Plumbing files shall use AOC Plumbing Workspaces with AOC level and symbology defaults or Bentley
Systems’ Bentley Building Mechanical with AOC BIM workspace.
o Telecommunications: Telecommunication files shall use AOC Telecommunication Workspaces with AOC level and
symbology defaults or Bentley Systems’ Bentley Building Electrical with AOC BIM workspace.
o Fire Protection: Fire Protection files shall use AOC Fire Protection Workspaces with AOC level and symbology
defaults or Bentley Systems’ Bentley Building Mechanical (piping) and Bentley Systems’ Bentley Building Electrical
(controls) with AOC BIM workspace.
1.4.3. Drafting Conventions
• Layer/Level Names: The use of AOC layering conventions is required for all plans. Unless specified otherwise in the
AA/E’s contract, these levels shall be mandatory. The AA/E shall consult the project manager and CAD system manager
for clarification or expansion of listing, if required. Level naming standards are contained in APPENDIX B. AOC
layer/level names have been derived from the National CAD Standard and CAD Level Standards from the CADD/GIS
Technology Center, in Vicksburg, Mississippi. The AA/E shall contact the project manager and CAD system manager to
report any conflicts that may arise between the varying standards.
PAGE 16 21BCOMPUTER AIDED DESIGN

• Line Work: Colors, line weights, and styles shall follow standard architectural practice, and AIA "Architectural Graphics
Standards”, Tenth Edition, and APPENDIX B. The AA/E shall restrict actual scaled information line weights to a
maximum of three or four weights. Use of standard line types is required; the AA/E shall not utilize "custom line styles"
without prior approval.
• Symbols: Symbol names (blocks or cells) shall be standard alphanumeric characters. Cell status shall be maintained in
delivered files. The AA/E shall not drop status (or "explode") prior to delivery.
• Text: The AA/E shall use standard Font 1 (Working) for labels and notes. Titles and large-scale text may use AOC Font
5 (Zapf Humanist) or Arial TruType fonts. Minimum text height when plotted for full-size plots shall be 1/10" or 1/8".
These sizes support half-size plotting efforts.
• Annotation: Drawing annotation shall track either AIA MasterSpec "Drawing Coordination Notes" or the
recommendations of the CSI. The AA/E shall use system graphics and standard detail libraries and CSI Uniform Drawing
System (UDS) system graphic techniques when possible.
• Reference Files: Use of reference files is acceptable; however, it is preferred that path statements are mapped to logical
names or directory common to the master file. The AA/E shall consult the project manager prior to finalizing reference
file paths on submittal files.
• Working Units: 1:12:8000 (MU:SU:PU) for English or English/Metric architectural files. For civil and site work use
working units of 1:10:100. When directed for new projects created in "Soft Metric" use Metric settings of 1:1000:80 and
English of 1:12:25400 (or 1/304880 of a foot). Use “true Scale” settings within MicroStation to adjust AA/E office
practice to these design file requirements.
• Coordinate Systems: In order to allow for seamless integration between CAD drawings and AOC’s Enterprise
Geographic Information System, the following coordinate system shall be used for all CAD deliverables, unless otherwise
specified:
Maryland State Plane Coordinate System, FIPS Zone 1900
Projection Lambert_Conformal_Conic
False Easting 1312333.333333 feet
False Northing 0.00 feet
Central Meridian -77°00’00”
Latitude of Origin 37°39’39”
Angular Unit Degree (0.0175329)
Linear Unit US Foot (1ft = 0.304801 m)
Datum NAD 1983
Geographic Coordinate GCS_North_American_1983
System
Vertical Measurements
Vertical Datum NAVD 88
Vertical Unit International Foot (1ft = 0.304801 m)
• Room Boundaries (Shapes): All rooms and spaces shall have a "closed shape" tracing their areas or boundaries inputted
to the face of finish construction on the CAD level/layer specified.
• AutoCad® Use: For projects authorized to use AutoCad software, it is mandatory that the files are saved to AutoCad
version 2004 format or the AutoCad "Recover" or "Audit" routine be run and drawings are converted to .DGN format
prior to any transmittal to the AOC. Additionally, to support bi-directional translation needs, the AA/E shall observe the
following limitations during production of the AutoCad files:
o Block Names: No special symbols or typographical characters (i.e., characters supported by RAD50 compression).
Do not explode blocks in final drawings.
o Fonts: Limit text to standard MS Windows operating system delivered TruType fonts. Proportioned fonts other than
TruType fonts are not acceptable.
o Xrefs: Do not bind Xrefs to master drawings.
o Attribute Data: Convert all “attribute data” in reference symbols, notes, etc. to standard text elements prior
converting the file to MicroStation.
22BTH E PROJECT MANUAL PAGE 17

1.4.4. Deliverables – see Section 4.7
1.5. THE PROJECT MANUAL

1.5.1. Introduction
Project Manuals prepared for AOC shall be formulated in accordance with recommendations and formats established by the
Architect of the Capitol, Construction Specifications Institute (CSI) and delineated in CSI's "MasterFormat 2004 ®.”
• AOC Specification Checklist: The AOC Specification Checklist is available from the Architect (Project Manager) who
shall also clarify project-specific Division One requirements.
• Use of MasterSpec®: The AOC uses the American Institute of Architects’ (AIA) MasterSpec® system for internally
prepared specifications. Unedited MasterSpec® sections are not available from the AOC, in either printed or computer
media due to licensing agreements. Edit project specifications to conform to the AOC Design Guide.
• Proprietary Items: The AA/E shall develop listings of required proprietary items early in the design process and submit
listings for approval. The AA/E shall not base critical design solutions on the use of proprietary items without previous
Architect’s (Project Manager) approval. The Architect (Project Manager) shall provide listings of items for which the AOC
requires matching to existing construction. “Sole source” products shall require submission and approval of AOC
“Justification for Sole Source Products” (See APPENDIX A).
1.5.2. Preparation of Solicitation Documents
The AOC differs from commercial practice in that it divides the Project Manual into two segments, Business and Technical, to
conform the solicitation more closely to Federal Acquisition Regulations (FAR). While the document configuration differs
somewhat from commercial practice, basic solicitation and contract data is still included. The Architect (Project Manager) will
forward appropriate sections to the AA/E for editing and inclusion in the Project Manual. The AA/E shall edit the section
with input from the Architect (Project Manager, Jurisdictions and Design Services)
• Segment I - Business: The Business Segment of the Project Manual shall be prepared by the AOC Procurement
Division and samples shall be forwarded for reference to the AA/E by the Architect (Project Manager). Certain sections
will require lists or other input from the Architect (Project Manager) or AA/E as detailed below.
o Table of Contents: Prepared by the AA/E from a listing of sections developed by the AA/E in electronic format.
o Solicitation, Offer, and Award Form: The invitation to bid, contractor’s bid or offer, and the notice of award are
included in this form.
o The Schedule: The Contractor’s bid or offer is scheduled on this form. The AA/E shall prepare a draft description
of the Base Bid work and all approved Options and Alternates.
o General Conditions: This document provides the basic legal conditions of the contract.
o Supplementary Conditions: This document requires input from the Architect (Project Manager) and the AA/E.
Contract time, special security provisions, and other modifications of the General Conditions are included here. The
AA/E shall provide an estimate of Contract Time to the Architect (Project Manager).
o Representations & Certifications: This document includes Federal certifications of independent price
determination and requirements for taxpayer identifications.
o Division 00, Procurement and Contracting Requirements: The Architect (Project Manager) will provide master
sections for inclusion in this Division.
o List of Drawings: The AA/E shall submit a list of contract drawing sheets, with sheet numbers and titles for each
drawing, in computer format to the Architect (Project Manager) for inclusion in the final solicitation package.
• Segment 2 - Technical: The Technical Segment of the Project Manual shall be prepared by the AA/E, with
input/coordination from the Architect (Project Manager), jurisdiction representative, and the Technical Support Division
(See Appendix D)
o List of Drawings: The AA/E shall submit a listing of contract drawings, with sheet numbers and titles for each
drawing, in computer format to the AOC for inclusion in the final solicitation package.
o Division/Section Requirements: The Architect (Technical Support Division) shall forward the AOC Guide
Specification(s) for Division One sections (General Requirements, Safety and Health, Construction Waste
Management) to the AA/E. The AA/E shall edit Division One sections with the input of the project manager and the
jurisdiction representative. AA/E shall request the AOC Specification Checklist from the project manager. Refer to
PAGE 18 22BTH E PROJECT MANUAL

Appendix D for a listing of the Section 01XXXX documents and Sections 02 – 48XXXX documents which have
tailored specifically for AOC.
o Submittals List: The AA/E shall prepare a listing of all submittals required under the contract and submit in either
Microsoft Excel or Word. The AA/E shall provide column headings for section number, section title, description of
required submittal, and an indication of who must review the submittal.
o Requests for Proposals: The AA/E shall develop a draft listing of contractor selection criteria and forward it to the
Architect (Project Manager).
1.5.3. Federal Limitations
• General
o FAR: Part 10 of the Federal Acquisition Regulations (FAR) address specifications and make it mandatory that they be
non-proprietary and open. The basic reason for this is fairness; to ensure open competition and to prevent abuse,
both within Government and by those under contract to the Government.
o Buy America Act: The AOC is bound to strict compliance with the Buy America Act (41 U.S.C. 10a).
o Communications with Vendors or Contractors: The AA/E may contact product vendors or contractors for
information required to complete the design. This includes general pricing information, standard details and general
information for use in defining the product requirements. However, the vendors or contractors involvement in the
design may compromise their ability to bid on the work if they are have information that provides a bidding advantage
which will compromise open bidding restrictions. Any information obtained from the vendor or contractor may not
provide an unfair advantage to the vendor or contractor in the bidding process. Therefore, extreme caution must be
exercised so as not to share information with or tailor the documents to a specific vendor or contractor.
o Extra Stock: AOC regulations do not permit procurement of maintenance items with construction funding.
Therefore, articles enumerating requirements for “Extra Stock”, “Maintenance Materials” or similar terms shall not be
included in the contract documents.
• Specification Types: The AA/E may use specifications defined by Performance Requirements or Manufacturers
products to promote bidding competition and Buy American Act. Other means of defining products shall be approved by
the Architect.
• Use of Brand Names Proprietary Products: The use of Brand Name (Sole-Source) specifications created by product
manufacturers shall not be used as project specifications unless all proprietary characteristics and references to a specific
manufacturer’s product are removed. These are Acceptable Uses of Brand Name (Sole-Source) Listings:
o Historic Materials: In historic preservation work, it may be necessary to specify a difficult to find material. In
such case, it is permissible to specify a known source by providing the suppliers name, address, and trade name of
the product while stating the product’s required salient characteristics.
o Other Uses: Use of brand names is accepted for specific natural stone designations, i.e., stone name and quarry,
and for areas where end function within a class may be hard to describe, such as toilet accessory functions, if a
clarifying statement is provided, such as, "The catalog numbers of XXXXX Co. are included to establish
functional characteristics of the specified toilet accessories. Products of other manufacturers will be accepted
provided they conform to the material properties of this section and comply with the functional characteristics of
the listed models."
• Use of Brand Names: The Architect recognizes that there will be instances where "brand name or equal" is the only
feasible way of specifying a product. In order for the Contracting Officer to interpret product quality during construction
phase product approval cycles, the regulations require that specifications set forth the salient physical and functional
characteristics essential to Government needs. The “Brand Name or Equal” provision contained in the AOC Guide
Supplementary Conditions document will clarify the use of brand names.
o Unknown Source: The AA/E may indicate that other unknown sources may provide a product provided the
product is submitted, reviewed and approved in accordance with the Architect’s standards.
o No consensus standards: Multiple brand names may also be used for areas in which industry or federal
standards are not available or are not readily accessible to bidders. In particular, painting sections may include
a listing of specific brand and series/line descriptions similar to the following to establish a paint grade. In the
example below, the listing is extensive enough to establish suitable grades and allows most vendors to provide
their equivalent lines for approval. To list the particular formulas of each brand would be both verbose and, if
ranges were included to allow all vendors, could change the end results of the paint formulas. Note, however,
that in each case a particular series or line is included. Simple listings of approved manufacturers, as is allowed
in industry specifications will not be accepted.

"1. Gypsum Drywall Primer: White interior latex-based primer.
2. Devoe: 50801 Wonder-Tones Latex Primer and Sealer.
3. Fuller: Pro-Tech Interior Latex Wall Primer and Sealer.
4. Glidden: 5019 PVA Primer.
5. Moore: Moore's Latex Quick-Dry Prime Seal #201.
6. PPG: 6-2 Quick-Dry Latex Primer Sealer.
7. P & L: Latex Wall Primer Z30001.
8. S-W: Pro-Mar 200 Latex Wall Primer B28W200.
9. Or Approved Equal"
o Prohibited Listings: Generic lists of “Approved Manufacturers” contained in the standard MasterSpec system may
be used provided the AA/E reviews the list with respect to the product specified and confirms the “Approved
Manufacturers” listed produce the specified products. Any other uses of brand names in AOC specifications should
be referred to the Technical Support Division/AOC Procurement Division prior to inclusion in any project
specifications. The AOC reserves the right to delete non-conforming provisions from any specification prior to
bidding.
• Qualification Statements: The AA/E shall exercise caution in the specification of minimum contractor or installer
qualification provisions. Phrases such as "5 years minimum experience installing ..." are not acceptable for AOC
specifications. If a section requires more than ordinary skill in installation or construction, then use of the "Specialist
Clause" (included below) or use of statements of like work should be considered. For example:
"Installer Qualifications: A contractor who qualifies as a "Specialist" under the provisions of Division One, GENERAL
REQUIREMENTS.," or “Installer Qualifications: A contractor who can demonstrate successful completion of 3 projects of similar
scope and complexity completed within the last 3 years.”
It is acceptable to require that Work in any specific system for which a warranty is required, be performed by an
"authorized" or "certified" installer or contractor with whom the manufacturer has agreed to provide warranty coverage. It
is also acceptable to require that all work of a section be performed by a single entity if project conformity would be
adversely affected otherwise:
"Fabricator Qualifications: All work of this section shall be fabricated by a single firm."
The project manager shall clarify any particular provisions on a case-by-case basis. For highly specialized work, the project
manager and Procurement shall work with the specifier to include special qualification language in the Bidding
Requirements to limit contractors to the necessary specialists.
• Testing Laboratories: The Government cannot require that products be listed or labeled by particular testing
organizations, such as Underwriter’s Laboratories. However, the specifier may require that a product be tested in
conformance with a published UL test and require that a product be "tested and labeled by an independent, nationally
recognized testing and labeling authority" (NRTL) and cite the tests that must be used (i.e., ASTM, ANSI, or even UL
tests). Specifications should require the contractor to pay for field testing services as part of the contract, with the
Architect's office retaining the right of approval of each testing organization.
• Contract Time: Contract Time under AOC construction contracts runs from “Award of Contract” until “Final
Acceptance”. The AOC recognizes the industry concept of “Substantial Completion” prior to Final Acceptance, and
defines it as: “Substantial Completion is defined as that state when the contractor has complied with the Contract
requirements, except for minor deviations and the project is sufficiently complete, in compliance with applicable life safety
codes, and capable of being occupied and used by the Government for the intended purpose.” Warranty period begins
upon acceptance of the work by the AOC.
1.5.4. General Format
The AA/E shall draft all specifications contained within the Project Manual in conformance with CSI’s Manual of Practice.
• Section Numbers: Use of MasterFormat 6-digit numbers is required.
• Section Format: Conform to the CSI 3-part section format developed by CSI. Within individual sections each part is
identified by a title ("General", "Product", and "Execution"). AOC specification sections are ordinated and paragraphs
numbered (alpha/numeric format).

• Header: Provide header lines on each page. Identify the section number, section name and date the section was prepared
on the first line. Include “FOR OFFICIAL USE ONLY” and the AOC date of the section (if appropriate) on the second
line.
• Footer: Provide a footer lines on each page. Identify the AOC project number, Project title and page number on the first
line. Include AA/E project number and submission phase (where appropriate) on the second line.
• Formatting: Part titles, Article titles, Paragraphs, and Subparagraphs should follow standard industry practice (3.2, A, 1,
etc.). On a separate line following the last line of text, provide the words "END OF SECTION”, followed by the section
number.
• Font: Use 11 Point Windows New Times Roman. Consultant typeface and pitch are optional, but an effort should be
made to utilize a space-conserving yet readable font. All sections shall be in the same font.
• Standard AOC Cover Sheets: The project manager shall provide the Cover Sheet for the Project Manual.
1.5.5. Specification Language
• Special Definitions: The following definitions are taken directly from "REFERENCES", Section 014200 of CSI Manual
of Practice.
 Indicated: The term "indicated" is a cross-reference to graphic representations, notes, or schedules on drawings, to
other paragraphs or schedules in the specifications, and to similar means of recording requirements in contract
documents. Where terms such as "shown", "noted", "scheduled", and "specified" are used in lieu of "indicated", it is
for the purpose of helping the reader locate cross-reference, and no limitations of location is intended except as
specifically noted.
 Directed, Requested, etc.: Where not otherwise explained, terms such as "directed", "requested", "authorized",
"selected", "approved", "required", "accepted", and "permitted" mean "directed by the Architect", "requested by the
Architect", and similar phrases. However, no such implied meaning will be interpreted to extend the Architect's
responsibility into the contractor's area of construction supervision.
 Furnish: Except as otherwise defined in greater detail, the term "furnish" is used to mean supply and deliver to the
project site, ready for unloading, unpacking, assembly, installation, etc., as applicable in each instance.
 Install: Except as otherwise defined in greater detail, the term "install" is used to describe operations at project site
including unloading, unpacking, assembly, erection, placing, anchoring, applying, working to dimension, finishing,
curing, protecting, cleaning, and similar operations.
 Provide: Except as otherwise defined in greater detail, the term "provide" means furnish and install, complete and
ready for intended use, as applicable in each instance.
 Specialist: The term "specialist" is defined as an individual or firm of established reputation (or, if newly organized,
whose personnel have previously established a reputation in the same field), which is regularly engaged in, and which
maintains a regular force of workmen skilled in either (as applicable) manufacturing or fabricating items required by
the contract, installing items required by the contract, or otherwise performing work required by the contract. Where
the contract specification requires installation by a specialist, that term shall also be deemed to mean either the
manufacturer of the item, an individual or firm licensed by the manufacturer, or an individual or firm who will
perform the work under the manufacturer's direct supervision.
 Architect: All design work on AOC projects undertaken through the authority of the Architect of the Capitol.
Therefore, the design professionals employed by the Architect of the Capitol shall be referred to as the “Architect”
(meaning the Architect of the Capitol), as opposed to other terms.
 Associate Architect and/or Engineer: All firms or companies hired by the Architect of the Capitol to provide
professionals services shall be referred to as the “Associate Architect/Engineer”, as opposed to other terms.
• Use of the term "Owner": The owner is The United States of America. If the concept of "owner" is to be applied within
the specification, then use the term “Architect” or "Government”. If the clerk of the works, owner's representative, the
project AA/E, etc., is being referred to, use the term "Architect”, even when referring to one of the consulting engineers
(refer to definition of “Architect” above). If the AA/E finds the need to identify an entity in addition to the “Architect”,
the entity shall be placed in parenthesis’ after the term “Architect”. For example, “…submit information to the Architect
(Structural Engineer).”
• Spelling and Punctuation: The AA/E shall conform to current standards of general language, industry terms, spelling
and punctuation usage. If conflicts occur between spellings of words in the dictionary versus industry practices, the latter
takes precedence.

 Minimums and maximums are defined in text only where the possibility of confusion exists. Otherwise, criteria for
minimum qualities and quantities are established in Division One sections.
 Numerals are used rather than words for numbers, as are commonly accepted symbols contained on keyboards for
o
such things as feet ('), inches ("), percent (%), degrees ( ) or (deg.), plus (+), and minus (-).
 Measurement units for most work in existing facilities conform to U.S. Customary System, but Metric units shall be
included where currently appropriate, particularly for temperature requirements.
 Abbreviations included in the text of specification sections are an important language element and deserve to be fully
understood by users.
 Standards and trade association names are abbreviated in a manner already established in the industry; see AOC Guide
Specification Section 010000, General Requirements article "Definitions and Standards”.
1.5.6. Deliverables – see Section 4.7
1.5.7 Information and Standards Applicability
The intent of the information and standards contained herein is to reflect current means and methods of practice at the
time of publication. The information represents a brief description of the information, standards and related criteria.
However, the documents are intended to undergo multiple changes from time to time to maintain consistency with
current practice techniques. These changes are captured by the Architect through supplementary documents. Therefore,
the AA/E shall consult with Technical Support Division for the latest information and standards.

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2. PROJECT ESTIMATING
2.1. INTRODUCTION
The AA/E is responsible for providing cost reports for the project as specified herein. Linking the project cost reports with
the project scope shall be required for the purpose of project evaluation and funding authorization(s). Total Program Cost
(TPC) is to be included in all cost reports. The TPC consists of the Estimated Construction Contract Cost (ECCC) which is
based on all Pre-Design and Design Stage submission documents prepared by the AA/E and the AOC Owner/Soft Costs,
which are necessary to administer and manage projects. The project cost reports shall always identify the date of the pre-design
and design stage documents, and identify the documents the cost report is prepared from in the cost report. Cost reports are
usually prepared from Studies, Program of Requirements (PoR), Schematic, Design, Design Development and Construction
Documents or other comparable documents.
• Independent Takeoffs: All cost reports submitted for the project must be prepared independently of the design team by
a Construction Cost Estimating Consultant (CCEC), a third party firm outside of and not under the jurisdiction of the
design team. The AOC project manager maintains oversight of the development of the AA/E's CCEC cost reports and
cost control requirements. For vendor and construction contractor contacts, the project team shall not contact
prospective suppliers or vendors to obtain price quotations. Pre-bid contact can compromise fair bid integrity.
• Material Tax: Apply this tax to Material for the appropriate geographical location of work. This tax applies to the Private
Contractor method only and does not apply to estimates for work performed by AOC Construction Division (CD) In-
House forces.
• “Buy American Act”: The AA/E and CCEC shall adhere to the Buy American provisions referenced in section 1.5.3.,
when pricing material and equipment for preparing cost reports for the AOC.
• Fees: The AA/E and CCEC shall include the cost for all permits and fees for all types of hazardous materials, storm
water, domestic water, electricity, gas, sanitary, air, noise, and any others that apply to a project. Check with the AOC
project manager to ensure the list is complete.
• Labor Rates: The AA/E’s CCEC shall obtain the current AOC Customization install, which includes the templates with
the labor rates for the private contractor and CD In-House forces trades’ personnel, from the Technical Support Division
(TSD)– Cost Estimating Group (CEG).
2.2. ESTIMATING STANDARDS

• CSI – UNIFORMAT II: All design phase construction cost reports shall be prepared in accordance with all items
specified in the Standard Classification for Building Elements and Related Site Work - UNIFORMAT II, Designation:
ASTM E1557-09 or most current version. Use the UNIFORMAT II Classification of Building Elements with Alpha-
Numeric Descriptions, as the Work Breakdown Structure (WBS) and use the Group Elements A through G for Levels 1
through 3 in the WBS.
• CSI – MASTERFORMAT 2010: Use the MASTERFORMAT codes with the electronic cost database codes in all detail
line items in the UNIFORMAT II WBS below Level 3, say Level 4. Utilize and adhere to the Description of Building
Elements and place all detail line items and associated costs under Level 3, into Level 4.
• ASTM E1804-12: The AA/E and CCEC shall adhere to the Design Phase definitions and the required UNIFORMAT II
design phase/level requirements specified within the Standard Practice for Performing and Reporting Cost Analysis
during the Design Phase of a Project, Designation: ASTM E1804-12, or most current version.
• Types of Cost Reports: The accuracy of cost reports evolves as the project scope of work develops from pre-design
through all the design phases to completed construction documents. The required pre-design and design stage
submissions and subsequent cost report submissions reflect that evolution described below. (Note: Always track multiple
cost report submissions/re-submissions with the same title adding Revision 1, Revision 2, etc.) and change the date for
each of these cost report revised submissions, so they can be separately tracked and identified.
o Cost Model (CM): A CM represents an extremely preliminary construction cost at this pre-design stage, typically
based on a study prepared by an AA/E, or a comparable document. This is one of the least accurate cost figure
associated with a construction project. The cost for the CM shall be assigned to UNIFORMAT Level 3 then
utilization of Level 4 is required for detail line item, unitary and assembly based pricing.
o Budget Model (BM): A BM represents a preliminary construction cost at this pre-design stage, typically based on a
PoR prepared by an AA/E or a comparable document. While more accurate than a CM, it is not as accurate as a
SECTION 2 3BPROJECT ESTIMATING
PAGE 26 INTRODUCTION
“Probable Construction Cost” or “Construction Cost Estimate.” The cost for the BM shall be assigned to
UNIFORMAT Level 3 then utilization of Level 4 is required for detail line item, unitary and assembly based pricing.
o Probable Construction Cost (PCC): A PCC represents one of the following: 1) A preliminary and evolving
construction cost based on an interim submittal of construction documents and where design is ongoing, or 2) a
previously prepared “Construction Cost Estimate” that, because of the age of the Construction Documents, may no
longer be accurate. While more accurate than a “Cost Model” or “Budget Model”, it is not as accurate as a
“Construction Cost Estimate”. The cost for the PCC shall be assigned to UNIFORMAT Level 3 then utilization of
Level 4 is required for detail line item, unitary and assembly based pricing.
o Construction Cost Estimate (CCE): A CCE represents the cost to accomplish construction as well as the TPC.
This is the preferred Cost Report for developing a cost figure used when requesting Design-Bid-Build Construction
and Owner/Soft Cost Funds in a budget request submission. The AA/E shall have the AA/E’s CCEC prepare the
CCE from the completed and AOC-accepted construction documents (CD) two weeks after AOC PM has acceptance
the documents. The cost for the CCE shall be assigned to UNIFORMAT Level 3 then utilization of Level 4 is
required for detail line item, unitary and assembly based pricing. Full detail costing is required.
2.3. ESTIMATING SOFTWARE

• Computer Assisted Estimating: The AOC requires use of computer assisted estimating software and electronic cost
databases for all construction cost reports prepared for the agency.
• Small, Medium and Large Projects: The AA/E shall execute all construction cost reports for all projects using US
Cost’s SuccessEstimator®
2.4. ESTIMATING BUSINESS RULES

These business rules are for AOC projects using the U.S. Cost, Inc., current SuccessEstimator software and current year
RS Mean’s electronic cost databases, in conjunction with the AOC custom electronic Templates, Macros, Reports, and
Tools. AOC does not provide the estimating software or cost databases. CEG provides electronic customization files to
the CCEC.
2.4.1. Templates
The AOC has two types of templates titled “AOC Construction Division Method” and the “Private Contractor Method.”
Both templates employ a modified UNIFORMAT II WBS. The Private Contractor Method has two variations for the Prime
Contractor. They are:
• General Contractor is the Prime Contractor for the work utilizing subcontractor(s).
• Single Discipline Contractor (SDC) (i.e.: Electrical/Mechanical) acting as the Prime Contractor, performing the majority
or all of the construction work for a project. In some cases, the SDC may have subcontractors performing some
supplementary non-SDC work.
Often reports are also broken down by phase(s) and each phase parameter employs a duplicate UNIFORMAT II WBS on the
project cost estimate WBS tree, easily duplicated within the template using a standard copy command. It is best to set this up
prior to commencement of cost reporting tasks.
2.4.2. Required AOC Macros and Reports

• Macros - Version 2013 (or Latest Version): The CCEC shall utilize the Totaling Routine and Errors and Omissions
Report, Markup Distribution Report (MDR), and the Percent of Construction Report (PCR).
• Crystal Reports: The Report operates within Success Estimator, is powered by Crystal Report Writer, and runs the Level
Summary Report and the Detail Summary Report.
• Cost Model (CM) and Budget Model (BM): These report macros are used in the Pre-Design phases of a project.
2.4.3. Optional AOC Tools, Macros and Reports
• Project Comparison Tool and Report: This tool allows the user to run a side-by-side cost comparison of two correlated
project estimates and reflects the variance (Delta), i.e. comparing costs from a 50% to 100% CD submission.
• Re-price Tool: This tool allows a project cost report to be converted between the Private Contractor and Construction
3BPROJECT ESTIMATING SECTION 2
25BESTIMATING SOFTWARE PAGE 27

Division (in house execution) methods of construction.
2.4.4. Electronic Databases and Correlating CSI - MasterFormat Codes

Utilize RS Means electronic cost databases within Success Estimator and use the 12 digit codes for all line items. The first 6 or
8 digits conform to the MasterFormat 2010 coding and the remaining 4 digits are a further RS Means breakdown in order to
arrange items in understandable groups of similar tasks. The MasterFormat coding allows for creating reports in MasterFormat
WBS. All detail line items are referenced as Detail Item Assignments (DIA) in Success Estimator and are synonymous. All
DIA’s shall include this code. The CCEC shall add the alpha character “A” to the end of the 12 digit numerical code for any
DIA items that are changed by the CCEC. Then use the note field in Success Estimator explaining the difference in cost.
Changes to DIA items include Unit of Measure, Resource, Labor Hours, Labor, Equipment and Material amounts; however,
do not add the “A” for changes made to the Difficulty Factor, which affects the labor cost.
2.4.5. Electronic Files – AOC Customization Inventory

Templates Reports, Macros and Tools
AOC Private Contractor Method Template AOC Construction Division Method Template
AOC_Totaling.exe Totals Cost and Runs Errors and Omissions Report
AOC_ProjectMarkups_ToExcel 2013.bas Markup Distribution Report
AOC_PercentConstr_ToExcel 2013.bas Percent of Construction Report
AOC_BudgetModel_ToExcel 2013.bas Budget Model Report
AOC_Project ComparisonTool.exe Compares Costs between Estimates
AOC_Reprice_Tool.exe Toggles Between Private contractor and Construction Division Methods
AOC 2013.rpt Level Summary and Detail Reports
2.4.6. Business Rules and Instructions
a) Installing AOC Customization: Use the AOC Customization file after the latest version of the Success
Estimator software program has been installed. This installation shall include the Templates, Macros, Reports
and Tool Bar. Figure 2-1 shows the definition for the associated icons and a sample of how the tool bar will
appear in the Success Estimator software.
Figure 2-1
b) AOC Templates Instructions: The AA/E’s CCEC shall use one of the AOC’s templates as a starting point.
The CCEC shall execute a Save As command and rename the new template with the proper name for the
project. Parent and child levels that are not applicable to a given project can be deleted from the WBS Tree,
located in the Project Work Space (PWS) of the software. Caution, the UNFORMAT II Level 3 WBS is the
AA/E and CCEC checklist for all elements of design for construction. Folders deleted or turned off signal to
the AA/E and CCEC that this element is not part of the AA/E design and the cost is not included by the
CCEC for a given construction project.
c) Changing Labor Rates: Trade labor rates may need updating periodically. CEG will send updated templates,
loaded with the current rates, when necessary to CCEC firms. CCEC firms should confirm with CEG, that
CCEC is using the latest template, before preparing a cost report.
PAGE 28 26BESTIMATING BUSINESS RULES

d) Rules for Forms within AOC Templates: The two forms located within the template require input of
information. This only happens once for each template, unless there are multiple phases. In that case, input of
new information will be required for each phase. It is important not to run the AOC Totaling Routine Macro
until the steps in this section and the following section, “Rules for Subcontractor Markups”, are completed
first.
1. Project Information and Project Labor Burden Form: To enter the Project Information and Project
Labor Burden, the CCEC shall highlight the top of the WBS Tree located in the PWS and execute a View
Forms command and the dialog box that contains Forms will appear. The AA/E shall double click on the
Project Information Form Icon (see Figure 2-2) and the Project Information dialog box will appear (see
Figure 2-3: Private Contractor Method and Figure 2-4: Construction Division Method). The CCEC shall
insert the proper information into the Project Information dialog box including the Project Labor Burden
information in the lower portion of this dialog box. The values entered here automatically apply the labor
resources when running the totaling macro.
Figure 2-2
Figure 2-3 Figure 2-4
26BESTIMATING BUSINESS RULES PAGE 29

2. Phase Parameter Form: To enter the Phase Parameters markups the CCEC shall double click on the Phase
Parameters icon and the Phase Parameters dialog box will appear (see Figure 2-5: Private Contractor Method
and Figure 2-6: Construction Division Method). The CCEC shall insert the proper information into the
Phase Parameters dialog box. The AA/E shall contact the project manager and/or CEG for assistance with
the Start, Midpoint and End Dates and the correlating escalation rate(s) for a given project and phases of
project. A electronic project escalation calculator is included in the AOC Customization CD.
If there are multiple phases in a project, each phase must have its own WBS deployed on the Tree. Repeat the
steps above for the “Phase Parameters” Form, for each phase within the cost report and insert the new
information. Do not attempt to change these markup values in the “Markup Assignment” Viewer because these
values are derived (default) from the Phase Parameter Form only.
Figure 2-6
Figure 2-5
e) Rules for Subcontractor Markups:

To apply these markups the CCEC shall use the standard Success Estimator Viewers adjacent to the WBS Tree
located in the PWS. The CCEC shall select the “Markup Assignments” in one Viewer and select “contractors” in
another Viewer. The CCEC shall highlight the “Sub” line in the “contractors” Viewer and Subcontractors
overheads and profit will appear in the Markup Assignments Viewer. The CCEC shall insert the proper
percentage amounts for the four items in the Markup Viewer.
Rules To Apply Subcontractor the CCEC shall insert DIA’s and apply “Sub” to DIA items in the DIA Viewer,
prior to running the AOC Totaling Routine Macro (“8 ball” button). To view and apply “Sub” to DIA items, the
CCEC shall highlight the child Level 3, in the WBS in order for DIA items to appear and apply “Sub” in the
contractor Column. The CCEC can execute copy commands to speed this process up for other child levels that
require markups on “Sub”.
f) Rules to Assign Owner/Soft Cost Markups:

These markups are all assigned in the DIA Viewer using standard Success Estimator software protocol and are
currently set up in the AOC Templates. The AOC Totaling Macro will populate the cost(s) and unit cost(s) for
the lines or multiple lines if multi-phased project and compound these costs according to their sequence in the
viewer. This will allow the reports to display the specific values for all of the Owner/Soft Cost Markups.
Construction Contingency Cost: To apply this markup, the CCEC shall expand the WBS Tree located in the
PWS, to the Second Level and highlight “CONSTRUCTION CONTINGENCY”. The CCEC shall select the
“Detail Item Assignments” from the pull down in the Viewer and insert the appropriate percentage value in this
line item within the Viewer. The CCEC shall repeat this step for each phase parameter on the WBS Tree. If the
project is multi-phased then this markup needs to be set in each phase.

Implementation Costs: To apply this markup, the CCEC shall follow the same steps as stated above, except
highlight “IMPLEMENTATION COSTS” and insert the appropriate values for the three items, they are: 1)
Construction Administration; 2) AOC Construction Management; 3) Government Testing - Inspection & Quality
Control. The AA/E shall repeat this step for each phase parameter on the WBS Tree. If the project is multi-
phased then this markup needs to be set in each phase.
Project Design and Project Management: To apply these markups, the CCEC shall follow the same steps as
above, except highlight “PROJECT DESIGN AND PROJECT MANAGEMENT COSTS” and insert the
appropriate values for these two items, when applicable. The CCEC shall repeat this step for each phase
parameter on the WBS Tree. If the project is multi-phased then this markup needs to be set in each phase.
g) Instructions for, Macro Reports, AOC 2013 (or Latest Version) Reports and Tools:
All AOC Macros and Tools export the report information into MS Excel, within the Success Estimator software.
AOC Totaling Macro and the Errors and Omissions Report: The CCEC shall complete the cost report
before running this report and then select the “AOC Totaling Macro” icon (“8 Ball” button) located on the tool
bar. This action runs the totaling routine, which totals the cost report and totals any recent changes made to the
cost report and insures proper totaling of all costs including markups. This macro also runs the Errors and
Omissions Report that exports to Excel and defines where errors and omission reside. Any flagged errors or
omissions in this report shall be reconciled before completing the cost report and running the reports. The
Totaling Macro scans the tree one time, applies the information from the Project Information Form, applies the
information from the Phase Parameter Form, applies Owner/Soft Costs from the DIA viewer, and runs the
Errors and Omissions Report that exports into Excel. Any reported errors must be resolved, prior to completing
the cost report.
Markup Distribution Report Macro: To run this report, the CCEC shall select the “Excel 1" icon button from
the tool bar. This will provide a detail report of all markups for single and multi-phased projects and deploys a
Master MDR that combines and totals all costs for multi-phased projects. For a single-phase project, delete the
Master MDR report because it is repetitive and should not be left in the report.
Percent of Construction Report Macro: To run this report, the CCEC shall select the “Excel 2" icon button
from the tool bar. This report defines cost by System in the modified UNIFORMAT II WBS and reflects the unit
cost by System and Percent of Cost by System, for single and multi-phased projects.
Cost Model (CM): See BM Report for instructions. After this reports exports to MS Excel, change wording
from “Budget” to “Cost” because CM are produced from Studies only.
Budget Model (BM): To run this report, the CCEC shall select the “Excel 3" icon button from the tool bar.
This report is used in conjunction with a PoR that is under development or after the PoR has been completed.
AOC 2013 (or Latest Version), Level Summary Report and Detail Report Instructions: This report
previews and prints the Level Summary Report and the Detail Report within the Success Estimator software.
Commands to execute these reports are, File/Print/Reports and the dialog box titled “Print Reports” appears.
Under the file Tab entitled “General”, the CCEC shall highlight the AOC 2013 (or Latest Version) file and select
the Preview or Print button (as applicable). The Enter Parameter values dialog box will appear with three
“Yes/No” discrete value pull down options. For the Level Summary report, the CCEC shall select in
corresponding order the “Yes/Yes/No” in the pull downs and for the Detail Report, select “Yes/Yes/Yes in the
pull downs.
Project Comparison Tool and Report: To run this report, the CCEC shall open the two desired cost reports
and select the “Success Estimator 8" icon on the tool bar and then print or view the reports to compare the
delta between the two cost reports. This tool works best if all the AOC Business Rules are properly followed,
such as, the two cost reports are apples to apples in the UNIFORMAT II WBS and all the DIA is cataloged
correctly as described in UNIFORMAT II, Level 4.

Re-Price Tool: To run this conversion tool, the CCEC shall open the desired project and select the
“SuccessEstimator 9" icon from the tool bar. To convert from the private contractor method to CD
construction method, the CCEC shall go into the converted CD cost report, then remove sales tax and remove
“Sub” as these are not applicable to the CD method. The Off-Hour work factors need re-assignment, as
applicable to the project. If converting from CD method to private contractor method the CCEC shall go into
the cost report and add sales tax, add “Sub” and re-assign Off-Hour work factors, as applicable to the project.
h) General Rules, Instructions and Information:

Detail Item Assignments: DIA can only reside in child level folders. The DIA fields titled “Other 1", “Other
2” and “Other 3" shall not to be used as these values will not be accounted for.
UNIFORMAT: Use the UNIFORMAT II (ASTM E1557-09, Level 4 descriptions for proper placement of all
DIA, within the Cost Estimate WBS Tree.
Distributed Costs: Do not use Distributed Costs.
Reports and Macros: AOC reports and macros are automated, however, human intervention is required to
insert appropriate necessary page breaks and minor editing to tailor to a specific project, especially when a multi-
phased cost report is prepared. Some examples are over-writing the word “define” for off-hour work in the MDR
and define it to indicate the type off-hour work contemplated (night differential only, premium time, and type of
premium time shift work) or just stating normal working hours and delete the word “define” and typing in
duration dates that the escalation is based on in the MDR.
Reports: 2013 (or Latest Version) Macro Reports will run according to the template used for the Construction
Method chosen.
Tax: Sales tax on material applies to the private contractor and does not apply to the CD method. If converting a
cost report between methods, the CCEC shall change material tax accordingly. For material tax, see Section 2.1.
Other Files: Other electronic files on the AOC Customization CD are the MS Excel escalation calculator, pages
for cost report cover, table of contents (TOC), and TOC title insert pages.
In-House Cost Reports: In-house cost reports prepared for a project that will require the use of specialty
(private) contractor(s) to supply and install specific items within the project, shall carry the entire estimated cost of
the given specialty contractor(s) cost in the material only section of the AOC in-house cost report. The specialty
private contractor(s) cost should include all costs for material, labor, mandatory taxes for material and labor,
fringe benefits, mandatory and non-mandatory insurances, overhead and profit, to ensure all costs are captured
within the material only section, so that CD markups are applied correctly.

2.4.7. Work Breakdown Structure
The CCEC shall follow the modified UNIFORMAT II, Levels 1 through 3 for WBS as shown in Table 2-1 and report costs at
Level 4 as described herein.
Level 1 Level 2 Level 3

Major Group Elements Group Elements Elements
A. SUBSTRUCTURE A10 Foundations A1010 Standard Foundations
A1020 Special Foundations
A1030 Slab on Grade
A20 Basement Construction A2010 Basement Excavation
A2020 Basement Walls
B. SHELL B10 Superstructure B1010 Floor Construction
B1020 Roof Construction
B20 Exterior Enclosure B2010 Exterior Walls
B2020 Exterior Windows
B2030 Exterior Doors
B30 Roofing B3010 Roof Coverings
B3020 Roof Openings
C. INTERIORS C10 Interior Construction C1010 Partitions
C1020 Interior Doors
C1030 Fittings
C20 Stairs C2010 Stair Construction
C2020 Stair Finishes
C30 Interior Finishes C3010 Wall Finishes
C3020 Floor Finishes
C3030 Ceiling Finishes
D. SERVICES D10 Conveying D1010 Elevators & Lifts
D1020 Escalators & Moving Walks
D1090 Other Conveying Systems
D20 Plumbing D2010 Plumbing Fixtures
D2020 Domestic Water Distribution
D2030 Sanitary Waste
D2040 Rain Water Drainage
D2090 Other Plumbing Systems
D30 HVAC D3010 Energy Supply
D3020 Heat Generating Systems
D3030 Cooling Generating Systems
D3040 Distribution Systems
D3050 Terminal & Package Units
D3060 Controls and Instrumentation
D3070 Systems Testing & Balancing
D3090 Other HVAC Systems & Equipment
D40 Fire Protection D4010 Sprinklers
D4020 Standpipes
D4030 Fire Protection Specialties
D4090 Other Fire Protection Systems
D50 Electrical D5010 Electrical Service & Distribution
D5020 Lighting & Branch Wiring
D5030 Communication & Security
D5090 Other Electrical Systems
E. EQUIPMENT & FURNISHINGS E10 Equipment E1010 Commercial Equipment
E1020 Institutional Equipment
E1030 Vehicular Equipment
E1090 Other Equipment
E20 Furnishings E2010 Fixed Furnishings
E2020 Movable Furnishings

F. SPECIAL CONSTRUCTION & F10 Special Construction F1010 Special Structures
DEMOLITION F1020 Integrated Construction
F1030 Special Construction Systems
F1040 Special Facilities
F1050 Special Controls and Instrumentation
F20 Selective Building Demolition F2010 Building Elements Demolition
F2020 Hazardous Components Abatement
G. BUILDING SITEWORK G10 Site Preparation G1010 Site Clearing
G1020 Site Demolition and Relocations
G1030 Site Earthwork
G1040 Hazardous Waste Remediation
G20 Site Improvements G2010 Roadways
G2020 Parking Lots
G2030 Pedestrian Paving
G2040 Site Development
G2050 Landscaping
G30 Site Mechanical Utilities G3010 Water Supply
G3020 Sanitary Sewer
G3030 Storm Sewer
G3040 Heating Distribution
G3050 Cooling Distribution
G3060 Fuel Distribution
G3090 Other Site Mechanical Utilities
G40 Site Electrical Utilities G4010 Electrical Distribution
G4020 Site Lighting
G4030 Site Communications & Security
G4090 Other Site Electrical Utilities
G90 Other Site Construction G9010 Service and Pedestrian Tunnels
G9090 Other Site Systems
Table 2-1
2.5. COST MARKUPS

The project manager shall identify the means of construction for the project, becuase the markups are different in the selected
construction methods. The PM will notify the AA/E and the AA/E shall notify the CCEC of the construction method. The
CCEC shall prepare the cost report based on the selected construction method. The following two tables define the markups
for both construction methods.
PAGE 34 27BCOST MARKUPS

Private Contractor Method Rates
DIRECT COSTS:
Base Rate Costs: Include state sales tax for material. Includes material, equipment (cost in material
column only), trade wage rate and fringe benefits. The CCEC applies 1.2 Minimum Difficulty Factor $
in Success Estimator Software to be included in the Direct Costs.
LABOR BURDEN:
Labor Premium: Specifically Define Shift Work for Night Differential and Premium Overtime 0% - 40%
Labor Taxes & Mandatory Insurances: Normal Range 28% - 32%
Subtotal: $
Direct Cost: Base Rate & Labor Burden $
SUBCONTRACTORS:
Field Overhead: This amount should include values for General Conditions. 10% -15%
Home Office Overhead: 4%
Profit: 6%
Bond: 1.0%
Subtotal: $
Running Total: = Base Rate + Labor Burden + Subcontractor Markups $
GENERAL CONTRACTOR:
Field Overhead: This amount should include values for General Conditions. 10% -15%
Home Office Overhead: 4%
Profit: 6%
Bond: Enter 1.5%
Contingency for Potential Scope Increase During Design: (See variations below)
Study: 25% - 30%
Program of Requirements: 20% - 25%
Schematic: 15% - 0%
Design Development: 10% - 15%
Construction Documents: When Construction Documents are Complete – Declines to zero. 10% - 0%
Escalation: Varies depending on the mid-point of construction. %
Subtotal:
Estimated Construction Contractor Cost (ECCC) - Running Total: Base Rate + Labor Burden
$
+ Subcontractor(s) + General Contractor.
CONSTRUC TION CONTINGENCY:
Construction Contingency: 10% - 20%
Estimated Construction Project Cost – Running Total (ECCC & Construction Contingency) $
IMPLEMENTATION COST:
Construction Administration: Provide range based on construction costs, or extent of services
2.5%
required, from Professional Services IGE, or as negotiated.
AOC Construction Management Fees: Can Vary. 8%
3rd Party - Government Testing, Inspection & Quality Control: Provide from 1% to 4%, depending 2.5%
on complexity of systems, material types and unique requirements.
Subtotal: $
Running Total: (ECCC, Construction Contingency & Implementation Costs) $
PROJECT DESIGN and PROJECT MANAGEMENT
A/E Design Fees: Percentage of ECCC or Known Estimated Amount: Can vary. 6%
AOC Project Management Services: If applicable, to be determined. 0%
Subtotal $
Total Program Costs (TPC): Per Phase or TPC if only one phase $
Table 2-2
27BCOST MARKUPS PAGE 35

Construction Division Method Rates
DIRECT COSTS:
Base Rate Costs: Do not include tax on material. Includes cost for material, (cost in material column
only) equipment, trade wage rates and fringe benefits. The CCEC shall apply 1.2 as the minimum $
Difficulty Factor in Success Estimator Software.
LABOR BURDEN:
Labor Premium: Specifically Define Shift Work for Night Differential and Premium Overtime 0% - 40%
FICA & FERS: 8.95
Subtotal: $
Direct Cost: (Base Rate & Labor Burden) $
CONSTRUCTION DIVISION:
Field Supervision: 12%
Leave Compensation: 4%
Contingency for Potential Scope Increase During Design: (See variations below)
Study 25% - 30%
Program of Requirements: 20% - 25%
Schematic: 15% - 0%
Design Development: 10% - 15%
Construction Documents: When Construction Documents are Complete – Declines to zero 10% - 0%
Escalation: Varies depending on the mid-point of construction. $
Subtotal: $
Estimated Construction Contractor Cost (ECCC) - Running Total: Base Rate + Labor Burden
$
+ Subcontractor(s) + General Contractor.
CONSTRUCTION CONTINGENCY:
Construction Contingency: 10% - 20%
Estimated Construction Project Cost – Running Total (ECCC & Construction Contingency) $
IMPLEMENTATION COST:
Construction Administration: Provide range based on construction costs, or extent of services
2.5%
required, from Professional Services IGE, or as negotiated.
Construction Division Overhead: Construction management costs vary. Obtain recommendation 10%
from Technical Support.
3rd Party - Government Testing, Inspection & Quality Control: Provide from 1% to 4%, depending 2.5%
on complexity of systems, material types and unique requirements.
Subtotal: $
Running Total: (ECCC, Construction Contingency & Implementation Costs) $
PROJECT DESIGN and PROJECT MANAGEMENT
A/E Design Fees (Percentage of ECCC or Known Estimated Amount): Completed by PM or CEG -
6%
6% or as negotiated
AOC Project Management Services: (0% or as Negotiated) 0%
Subtotal $
Total Program Costs (TPC): Per Phase or TPC if only one phase $
Table 2-3
PAGE 36 COST MARKUPS

2.6. REPORTING CONTENT
The AA/E shall comply with reporting formats specified in ASTM E1804-12, and provide a cost report that contains a Title
Page, Table of Contents, Task Outline, Project Description, Notes concerning the Estimate, Summaries, and Cost
Comparison Summaries of Phases. A cover sheet with project identification, submission level, name of AA/E firm, name of
estimating firm, and submission date is required.
• Narratives: The AA/E shall submit a project narrative with each phase estimate describing the proposed scope of work
for construction and assumptions upon which the cost reports are based. Project evaluation and discrepancies shall be
clearly indicated during the stage estimating process. A scope of work summary shall accompany the final project base
cost report. The AA/E shall clearly identify items not included or items furnished by others.
28BREPORTING CONTENT PAGE 37

PAGE 38 COST MARKUPS

STUDY SECTION 3
DEVELOPMENT OF STUDY PAGE 39

3. STUDY
3.1. INTRODUCTION
Items in italics may not be required depending on the size / complexity of the project and acquisition strategy. Prior
Deliverables and general reference documents can be requested from the project manager.
Prior Phase Deliverables Deliverables General References

Key Data Elements Study Capitol Complex Master Plan
AOC Project Development Form Historic Preservation Policy and Procedures
(PDF)
Project Cost Memorandum Environmental Manual and checklist
Project Management Plan Applicable Codes
Safety and Security Specifications
A/E Design Manual
AOC Design Guide
Building Guides
Table 3-1
3.2. DEVELOPMENT OF STUDY
3.2.1. Study Report Contents
a) Foreword
The “Foreword” shall introduce the Study; it should appear immediately following the Cover Sheet and before the
“Table of Contents”. This section shall be used to recognize the project team that has prepared it, their roles, and who
participated on the development team and on the study’s reviews. Most important, it must provide a location for
approval signatures. An AOC Study is incomplete without proper customer and AOC signatures.
• Introductory Paragraph: Briefly describe the programming efforts and provide a brief background of the
inception of the study.
• Programming Team: Use this paragraph to acknowledge the contributions of those who participated in its
development. Following the paragraph, provide a listing of individuals participating, their titles, and contact
information.
• Approval Sign-offs: Provide a formal signature line for the written signature of the customer, his or her title, and
the date. For Studies conducted in conjunction with large projects or major renovations, provide additional
signature lines for the Architect of the Capitol and the Jurisdiction Superintendent, their titles, and the date.
b) Executive Summary
The “Executive Summary” shall follow the “Table of Contents”. The section presents a recap of essential information
about the Study to Congress, Congressional Staff, agency managers, and other stakeholders. It summarizes material
that is presented in subsequent sections. The material presented shall not require a technical background to
understand. It shall focus on the legislation, AOC program, or regulation that supports or demands the development
of the project. It shall address the total project and not just the appropriation that provides funding for predesign. It
shall be contained, if possible, on a single page, providing a paragraph to address each of the general areas that follow
below.
• Description of the Study: This paragraph shall serve as the introduction to the “Executive Summary” section.
Develop the text in non-technical language. The statement should encompass the entire project.
o Summarize the methodology used to conduct the study.
o List in a general sense the sources of data collected.
o List organizations consulted or interviewed in bullet form.
o Clearly state the time-frame during which the study was conducted.
• Jurisdiction Mission and Goals: Use this paragraph to state how this project aligns with the mission and goals
of the jurisdiction or an AOC program.
• Study Objectives: Use this paragraph to address the customer’s objectives for the study. These objectives differ
from the mission statements previously stated. Provide concise objectives, preferably in a “bulleted” format, to
define what the project is to accomplish. Prioritize objectives from greatest to least importance.
SECTION 3 STUDY
PAGE 40 DEVELOPMENT OF STUDY

• Summary of Findings: Reduce findings to the key essentials, cost and schedule implications, and summarize the
list in a bulleted format.
• Final Recommendation: Summarize the recommended course of action.
c) Purpose of the Study
The section describes why this study has been undertaken and provides its background, justification, and the
alternatives considered for other solutions. It explains the following:
• Purpose: State the specific problem or objective that creates the need for the Study. Identify the estimated useful
life of the system or facility being studied and the time at which the system or facility will come “on-line” and be
ready for use. The study shall be consistent with the standards, objectives, and policies of the customer and AOC.
It shall provide workloads, tasks, and assignments and functional operations necessary to make a clear analysis of
the requirements.
• Background: Describe how the project has come to be, the precedents, and the reason. This data may be
available in the PIF or in a PDF. Address the following in this paragraph:
o Congressional or Judicial Intent: If there is a clear directive from Congress to pursue this project or a
program to which the project belongs, identify it.
o Previous Actions Taken: This paragraph shall provide explanation as to previous actions taken. If this project
is to correct remedial actions undertaken previously, these actions shall be listed and an explanation provided
for each.
o CCMP/FCA/Program Relationship: Information shall be presented regarding the relationship of this project
to the CCMP, Jurisdiction Plans, and FCA.
o Impact on Other Facilities: Provide a description of any other existing facilities that will be affected by this
project.
• Study Scope: Incorporate the study scope provisions from the contract that define the overall extent of the
study. Ensure that the statement addresses all of the work provided and the time-frame in which it must be
conducted.
• Task Requirements: In bulleted format, list the task requirements as enumerated in the contract that are
necessary to accomplish the above scope.
d) Findings
This section is the core of the study; many of the findings of a study may be used to form the basis of the PoR.
• Current Conditions: Describe how and under what conditions the current requirement is or is not being met.
Discuss conditions of the facility or system that do not allow the user to meet or hinder meeting requirements.
Give details of the existing facility being used and describe problem areas. Provide information on any hazardous
conditions, environmental problems, safety citations and violations, internal and external complaints, non-
availability of resources, and utility outages. Comments should support the stated requirement. List any current
spaces or facilities that will be vacated (or will change occupants) because of this project.
o Inventory - Evaluation of the Condition of All Existing Assets: Working with the customer, evaluate
appropriate assets and rate as either “Adequate” or “Inadequate”.
 Size and Space Condition: Categorize space inventory by AOC Space types as shown in Table 3-2. Unless
“Core” areas are the subject of the study (mechanical rooms, electrical closets, primary corridors, etc.), do
not include these building areas in preparation of the inventory as AOC planning allowances will provide
appropriate figures. The determination of adequacy should consider the following: Size and Space
Configuration, Physical Condition, Maintenance and Operational Costs, Adjacencies – Positive and
Negative, Geographical Location (Transportation), Accommodation of New Technology, Physical
Security, Other Considerations to be determined, Regulatory.
Item Space Type AOC Code Adequate Inadequate Deficient

Number (sqft) (sqft) (sqft)
Table 3-2
STUDY SECTION 3

 System Condition or Status: Studies may be used to assess the condition or status of building
components and systems. Studies directed towards building systems should categorize results using
UNIFORMAT II breakdowns. Use Table 3-3 as a template for this classification.
Item Number System Type Need Available Shortfall
Table 3-3
o Determination of Inadequate Facilities: Based on criteria supporting the categories noted above, develop a
composite listing of Inadequate Facilities by Category Code. Explain why these facilities are no longer
adequate.
• Evaluation of Potential Sites: If the purpose of the Study is to determine the need to construct a new building
and if a site has not already been selected, then this section shall include a list of site requirements, potential site
locations and identify the preferred site based on an analysis of the cultural, physical, transportation, utility,
environmental, and regulatory factors that impact the site. If the site has already been identified, then this section
should clearly indicate where each factor impacts the preferred site to allow for proper siting of the facility. Issues
regarding climate are limited to such factors as wind direction and solar orientation as the work will always be
located within or near the Washington, DC, Metropolitan Statistical Area. Provide a narrative summary of the
significant aspects of the project site that may impact positively and/or negatively on the design.
o Site Survey: Early in the process, ensure that an official, current site survey is available and a certified copy is
available for the designer. Obtain true copies of surveys and legal plats. Tie to surrounding (adjoining) areas.
o Transportation Issues: Divide this section into sub-sections to discuss pedestrian access, public
transportation systems, vehicular access, and parking needs. Clearly identify any existing pedestrian routes
that traverse the site and that should be maintained or must be accommodated.
• Findings: Findings within the study should be evaluated against both study subject conditions and the Facility
Master Plan or Jurisdiction plans in order to gauge the suitability of the findings.
e) Alternatives Considered and Analysis
Whether the studies compare new facilities or competing systems to be upgraded or replaced, the alternatives should
be contrasted against each other in order to support the recommended course of action. Indeed, the whole basis of a
study may be to compare various courses of action in order to select the most appropriate one. The PDF may have
this information.
• Alternatives: The introductory narrative should provide a summary and a structured analysis of all options
considered to provide the needed additional space or modifications of systems, including modification of staffing,
co-locating in other facilities, and using alternate technology to reduce the need for more space. After the
alternatives have been analyzed, a preferred alternative should be selected that maximizes program suitability and
minimizes first cost and life cycle costs. This section should be clearly divided into the following sub-sections to
facilitate direct insertion into the PDF.
o Status Quo: The status quo may be eliminated as an option for the following types of projects: Projects
which support a new or expanded mission and there are no existing facilities which satisfy the requirement;
projects which correct fire, safety or health deficiencies; projects which correct pollution and environmental
problems; and, projects which support a forced relocation and there are no existing facilities which will satisfy
the requirement.
o Renovation/Modernization: Describe one or more viable options for this project, if possible. Rehabilitation,
modernization, alteration, or conversion of an existing facility may be eliminated under the following
circumstances: There are no available facilities that can be modified to provide satisfactory support for the
requirement; a deficiency cannot be corrected for less than 75% of the cost of new construction; or a needed
change or correction is an engineering impossibility. Consider historic issues in determination of the options.
o Lease: While leasing alternatives are very important in the Executive Branch, the option of leasing should be
evaluated in accordance with current AOC legislative authority.
o New Construction: New construction is an alternative. However, new construction may be eliminated as an
alternative if the cost of alteration, conversion, rehabilitation, or modernization is less than 75% of the new
construction cost.
SECTION 3 STUDY

• Analysis Results: Provide a summary of the analysis results. Generally, it is useful to cite statistics from the
detailed economic analysis such as, net present value, payback periods, savings-to-investment ratios, annual
savings, etc.
f) Recommendations
This section should clearly state the recommended course of action supported by the results of the study.
• Final Recommendation: The recommendation shall provide the next recommended step to be undertaken:
whether to proceed with a PoR, abandon the work, or seek a non-construction option.
• Recommended Implementation Plan: This portion shall present an implementation plan for results of the
study and final recommendations. It should provide for development of necessary PoR and for development of
designs and resultant construction documents, and it should include allowances for mandated Congressional
appropriation/funding cycles. The implementation plan shall recommend project delivery methods for design and
construction.
• Justification: This section shall provide a brief description of the project intent, explain the current situation, and
describe the impact on the Client if the work is not provided. The section should be clearly divided into sub-
sections (Requirements, Current Situation, and Risk and Impact if Not Provided) to facilitate direct insertion into
the PDF.
g) Preparation of PDRI
At completion, score the study using the PDRI tool, as developed by the Construction Industry Institute to identify
any potential data gaps that will require further investigation or definition during preparation of the PoR.
h) Enclosures
• Cost Model Report: As studies do not normally produce delineated drawings or definitive depictions of extent,
cost model reports shall normally be limited to standard unit cost models extracted from AOC Standard
Construction Unit Costs or suitable industry pricing models adjusted to Capitol cost realities. Carry cost
assessments to UNIFORMAT Level III.
• Survey Drawings: Enclose reduced-scale copies of any survey or existing conditions surveys. Include drawings
that show limits on work or work areas that define potential PoR restrictions. If the project involved test borings
or field-testing of conditions, include those reports.
• Photographs and Sketches: Provide photographs (preferably digital) and any field sketches generated to
support the study’s findings and to aid in conveying information to lay persons.
• Schedule: Used to develop initial cost model.
3.2.2. Team Review
Following completion of the study, project manager and jurisdiction representative review the results. Changes shall follow the
requirements of the study’s contract specifications.
STUDY SECTION 3

SECTION 3 STUDY

8BTEAM REVIEW SECTION 4
28BREPORTING CONTENT PAGE 45

4. DESIGN
4.1. INTRODUCTION
The Design phase of the project delivery process follows a standard industry approach. Items in italics may not be required
depending on the size / complexity of the project and acquisition strategy. Prior Deliverables and general reference documents
can be requested from the project manager.
Prior Phase Deliverables Deliverables General References

Key Data Elements For External Contractors: Capitol Complex Master Plan
AOC Project Development Form Solicitation Package/ Procurement Request Historic Preservation Policy and
(PDF) Package Procedures
Environmental Planning and Review Statement of Work Environmental Manual and checklist
Checklist Construction Documents
Technical Specifications
Project Cost Memorandum Applicable Codes
General Conditions Specifications
Project Management Plan Bid Tabs Safety and Security Specifications
Studies Unique Requirements A/E Design Manual
Independent Government Estimate and Schedule
Funding Sources
Technical Evaluation Factors
Recommended/Suggested Sources
Sole Source Justification
PDRI Reviews AOC Design Guide
Program of Requirements Building Guides
Project Sign-Off and Routing (“Blue Sheet”,
“Green Sheet”)
Table 4-1
In addition to the prior phase deliverables, the project manager shall make available, as appropriate to the given project, the
following data and information:
• Drawings: The project manager shall provide a listing of both traditional paper or film drawings available in agency
archives for areas of the Capitol covered by the project scope. The AA/E shall review the available drawings with the
Records Management Division and shall identify which drawings are required for their use and submit a listing to the
project manager. The project manager shall make available a single copy of each approved drawing and coordinate all
meetings with the Records Management Division and the AA/E.
• Computer-Aided Drawings: As available, the project manager shall make available electronic copies of applicable plans
and details for existing buildings or building areas affecting the project. Such data shall be presented in Bentley Systems’
MicroStation .DGN format and be presented by means consistent with AOC security procedures. As applicable, the
project manager shall furnish default AOC cell libraries for agency symbols and title blocks, and menus that support
agency leveling schemes.
• Geotechnical Data: Soil borings shall be provided by the AOC (or may be required under the contract), but
interpretation of those borings shall remain the responsibility of the AA/E.
• Fire Protection Water Flow Tests: DC Water shall perform water flow tests on existing water supply system(s) in order
to determine the adequacy of the water supply for the expected demands for buildings on Capitol Hill. The findings shall
be presented in a format consistent with NFPA 13.
• Utility Connections: The AA/E shall meet with local electrical power, water, and other utilities to verify availability of
services. The AA/E shall advise the project manager of any required permits or fees in a timely manner.
• Hazardous Materials: As available, the project manager shall provide data on known hazardous conditions within the
project limits.
SECTION 4 9BDESIGN
PAGE 46 29BINTRODUCTION
4.2. DESIGN KICK-OFF
4.2.1. AA/E Kick-off Meeting
The project manager shall review the following in the Kick-Off meeting.
• Teams & Project Directory: The project manager shall identify team member roles and circulate a list of team member
contact information. The project manager shall review e-mail protocols and data transmission restrictions. When possible,
the project manager shall schedule the meeting that will permit an informal site visit by team members. The project
manager shall distribute ID and Fingerprint request forms to applicable external designers.
• Risk and Safety Focus: The project manager shall highlight risk management strategies for the project and how the
project work should be safely performed.
• Scope: The project manager shall review project goals, scope, quality requirements, budget, and safety issues. This
includes any contractual partnering and alignment concepts.
• Program of Requirements: The project manager shall review the completed PoR, if already prepared, otherwise review
essential items for the PoR completion under the A/E contract as part of the Kick-off. No schematic design shall begin
without a completed PoR.
• Basis of Design Outline: The project manager shall review requirements for basis of design outline. No design shall
begin without a completed basis of design outline that represents the AA/Es understanding of the PoR summarized by
system features and components.
• Preliminary Code Analysis: The project manager shall review categories of applicable codes and regulations to which
the AA/E shall ensure the design conforms and shall submit a preliminary analysis.
o Use Group Classification (s) for the facility and  Egress analysis for affected area (i.e. occupant
major parts loads, egress capacities, travel distances , etc)
o ADA Compliance regulations  Locations and fire-resistance ratings of any
o Change of Occupancy required fire barriers
o AOC Design Guide standards  Interior finish criteria
o Maintenance of Egress  Requirements for and design criteria for new
o HazMat Assessment and/or existing fire protection systems
o Proposed type of Construction Classification and  Detailed justification for any proposed code
basis modifications or equivalencies
• Schedule and Deliverables: The project manager shall review the schedule and workplan that includes milestones,
required submittals, QC procedures, and requirements for completion. The AA/E shall provide a resource loaded
schedule developed with Microsoft Project software to serve as the basis of discussion for the kick-off meeting and later
progress meetings. An electronic copy of the baseline schedule and any updates shall be provided to the project manager.
• Additional Work: The project manager shall review expectations of site-analysis services, existing conditions
documentation, or project execution plan if required by the A/E contract.
• AOC Standards: The project manager shall identify sources of reference drawings and specifications and establish
procedures for obtaining supporting documents by the AA/E such as the Design Guide, A/E manual, and CAD data.
• Programs: Commissioning Guidelines and Sustainability Master Plan
4.2.2. Design Phase Field Investigation
During design, the AA/E shall visit the project site only after arranging it with the project manager. Site investigations shall
verify all conditions, dimensions, and locations in the project area which may be affected by the proposed work or which may
affect the proposed work. Any site conditions noted that are in variance with the scope or building program shall be presented
immediately to the project manager for resolution. The AA/E shall not rely solely on existing information, such as record
drawings or as-built drawings for either a new project or rehabilitation to an existing facility. The AA/E site investigations
shall identify or verify potential hazardous materials.
4.2.3. External Construction Manager
If the project is large enough, the construction manager may be external to AOC. This requires a bit more coordination
between the AOC project team, the AA/E, and the construction manager. The project manager shall resolve any areas of
disagreement between AA/E and the construction manager, and shall secure customer approval of any issue that affects
project scope, schedule, or budget, and shall direct each party as to how to proceed in the next phase.
9BDESIGN SECTION 4
30BDESIGN KICK-OFF PAGE 47

4.2.4. Quality Control for Design Submittals
The actions listed below will help the AA/E ensure that submissions are made properly. While the process is similar for all
projects, there are some process differences arising from different project sizes. Steps not required by all project sizes are
indicated in lighter colors in Figure 4-1.
AOC Review
Pre-review
Initial Overview Review Comment Backchecks Payments
Conference
Meetings Consolidation
Figure 4-1
Table 4-2 below shows typical project size characteristics.

Small Medium Large Mega
Discipline Single with minor Multiple Multiple Multiple
assistance from others
Cost Range Up to $250,000 $250,000 to $5MM Over $5MM Over $50MM
Design Process Consolidated into one Two phases, Usually All phases All phases
phase does not complete
Schematic Design
Design/Construction In House or A/E task A/E task orders with AA/Es working under Utilize services of an
Performed By orders ongoing IDIQ contracts professional service external construction
A/E professional A/E IDIQ task orders contracts manager
services contract A/E IDIQ task orders
Table 4-2
Small or less complex Projects

• Initial Overview: The project manager shall perform an initial analysis of the submittal prior to circulating data for
comment to ensure that required data elements are included and the submission reflects the desired level of completion.
Project team shall ensure that all revisions from previous submissions have been completed.
• Review Comment Consolidation: The project manager shall consolidate comments prior to forwarding them to the
AA/E. This ensures that the project manager is fully aware of all design issues and helps eliminate conflicting requests by
differing disciplines.
• Back-checks: The project manager shall reconcile comments prior to authorizing payment for the step.
• Schedule: Review of the AA/E’s progress on submittal dates.
Medium, Large, and/or Complex Projects

(See separate Mega Projects Annex for Mega projects info)
• Pre-Review Conference: The project manager may meet informally with the AA/E prior to the design submission to
review the information and to ensure it is presented properly. This review shall be conducted informally. Missing data shall
be noted and the AA/E shall add that data to the upcoming submission. This informal meeting is a “content check” - not
a design review.
• Initial Overview: Same as Small project Initial Overview description above.
• AOC Review Meetings: The project manager shall allow a minimum of three workdays for internal distribution to the
project team staff prior to the required Kick-Off review conference. The project manager shall coordinate all meetings
below.
o Kick-Off Review Conference: The AA/E shall conduct a formal, technical presentation to the project team
following the initial three-day document distribution period.
o Discipline Review Conference: The AA/E shall allow a minimum of seven calendar days for AOC review
following the Kick-Off review conference and then meet with individual design discipline teams to discuss each
discipline’s work.
o Wrap-Up Review Conference: A minimum of seven calendar days after the Discipline Review Conference, the
AA/E shall meet with the project manager to discuss and clarify preliminary comments prior to comment
consolidation and delivery to the AA/E. Review comments shall be forwarded to the AA/E using the standard AOC
spreadsheet format. The AA/E shall respond to comments within one week.
o Formal Presentations & “On-Board” Reviews: The AA/E shall prepare a formal presentation of the Design to
both the customer and required Congressional or Judicial oversight committees. Such presentations shall include
SECTION 4 DESIGN
PAGE 48 DESIGN DEVELOPMENT

large-scale mounted plots of architectural floor plans that clearly explain the design response to PoR, the compliance
to the Master Project Management Plan, and evolving site logistics/ constructability issues. As appropriate, the AA/E
shall supplement the mounted plans with diagrammatic images and space/area charts or tables that summarize
adherence to requirements. The AA/E should plan to have the lead design professional from each major discipline in
attendance at the presentations to answer questions and shall prepare for up to two formal presentations.
• Review Comment Consolidation: Same as Small project Review Comment description above.
• Back-checks: Same as Small project Back-checks description above.
• Schedule: Review of the AA/E’s progress on submittal dates.
• Payments: The project manager shall review AA/E payment requests and annotate the payment request recommending
payment to AOC Accounting Division.
4.3. PROGRAM OF REQUIREMENTS

Detailed instructions for the PoR are in APPENDIX C. Submittal requirements shall be specified by the contract.
a) Background and Project Concept
• Project Summary Statement: The Project Summary Statement shall be composed of the formal project title
and usually a four-sentence (or less) project description.
• Acknowledgments and Approvals: This section shall immediately follow the Project Summary Statement and
shall be used to recognize who prepared the program, their roles, and who participated on the development team
and on the PoRs reviews. Most important, it must provide a location for approval signatures. A PoR is
incomplete without proper customer signatures such as jurisdiction Superintendent.
The section presents a recap of essential information... The material presented shall not require a technical
background to understand. It shall focus on the legislation, AOC program, or regulation that supports or demands the
development of the project.
c) Project Analysis
The Project Analysis section describes how this project has come to be. It provides background and justification,
explains the alternatives considered, and alignment into the CIP.
d) Site Analysis
If the site has not been selected, then this section shall include a list of potential site locations and identify the
preferred site based on an analysis of the cultural, physical, transportation, utility, and regulatory factors. If the site has
already been identified, then this section should clearly indicate how the site should be developed.
e) Program Analysis
This section is usually the most significant part of a Program of Requirements. The Program Analysis section
identifies the space requirements, their functional relationships, and necessary supporting elements. The requirements
shall not unnecessarily restrain the designer but should clearly and directly detail the needs of the customer. For
rehabilitation projects, the section shall fully analyze all existing space that will be available to the project and its
potential for incorporation into the design. For projects that address building infrastructure or systems, much of this
section will be replaced by system design requirements and enumeration of needs ranges.
f) Project Schedule
This section should provide a realistic schedule for all stages of the project. Consult with Procurement Division and
include all requirements for acquisition of land, long-lead equipment, site acquisition, and/or infrastructure
development. This section shall also contain all necessary briefings and approvals.
g) Project Budget
This section should provide a narrative that details the assumptions, models, cost benefits analysis used in developing
the budget.
h) Management Implementation Approach
The implementation approach shall address every key element relative to how the project shall be executed (such as
procurement approach and construction management approach, as well as the procedures, methods, and resources
that will be required to accomplish this execution. The implementation approach shall vary depending upon the needs
of the project and shall be explained in a written section in the program that represents the consensus of the project
team. Additionally, use this section to identify possible project risks to support development of risk management
plans in subsequent phases.
i) PDRI for All Projects
DESIGN SECTION 4
PROGRAM OF REQUIREMENTS PAGE 49

After the acceptance of the PoR and signature of all stakeholders, the project manager shall grade the PoR against the
PDRI Checklist if using the method. For more involved projects, the project team shall use a formal PDRI review
process.
4.4. SCHEMATIC DESIGN

This step is for large or mega projects only through a standard multi-phase delivery.
The project team shall work with AA/E through this step to ensure any issues are identified as soon as possible. The project
shall be described principally in two-dimensional configurations and compared to the PoR. The presented schematic designs
shall demonstrate a range of design alternatives investigated for each discipline with each developed to an extent to
demonstrate why the project team chose the selected design approach. The resulting scheme shall have area, spaces, and
relationships confirmed against the PoR and any deviations identified and reconciled.
4.4.1. Basis of Design for Large Projects
The project manager shall work with the project team and the AA/E to document the total design. This includes system
definitions, types and material options, logistics requirements, department and disciplines requirements, and government
furnished fixtures, furniture, and equipment (FF&E). This information is summarized into the Basis of Design.
• Design Commentary: Comparison of the submitted design against the PoR to help identify any scope creep or variance
that may require customer approval. The project manager shall justify and obtain approval of any deviations from the
PoR. The commentary shall analyze Life Cycle Cost issues and include an updated code analysis.
• Space Studies: Single lines and commentaries.
• Systems Definitions: Proper identification of all mechanical and electrical systems (rationale, features, and benefits) and
commissioning requirements shall be defined. The project manager shall judge against agency design life/energy standards
and shall verify systems are compatible.
• Environmental Requirements: Review of the Environmental Review and Planning Checklist completed earlier and
confirmation that conditions have not changed. AA/E shall request this checklist if not received.
• Site Studies: Items such as building access, parking impact.
• Architecture: Items such as narrative building massing, circulation.
• Structural: Items such as conceptual framing and foundation systems.
• Fire Protection Systems: Code analysis.
• Security: The project manager shall contact the Director, Office of Security Programs and provide necessary information
to the AA/E. AA/E shall review the AOC Design Guide Security section.
4.4.2. PDRI for Large Projects
Project manager shall review the PDRI Checklist to assess progress in resolving remaining shortfalls in project definition.
AA/E shall contact project manager on role in this process.
4.4.3. Value Engineering Review
Project manager shall lead the project team (including the AA/E) in a review of value engineering opportunities to propose
changes that reduce costs while maintaining or enhancing quality, value, and functional performance.
4.4.4. Schematic Design Submittals
The following bullets outline the requirements that the AA/E shall follow for Schematic Design Submittals.
• Design Commentary: Provide narrative descriptions of various features that constitute the Basis of Design and a listing
of any differences between the PoR and the proposed design. Summarize the features of the building envelope,
sustainable design initiatives, major structural systems, principal interior finishes, historic considerations, mechanical
systems, electrical systems, conveying systems, fire alarm/life safety systems, security and telecommunication systems.
Discuss circulation and egress plans for all categories of occupant. Detail unique features requiring specialized definition
or proprietary or time critical solution that could influence project delivery. Clearly identify Government furnished
furniture, fixtures and equipment. Update code analysis, listing compliance required occupancy, life safety, fire resistance,
and structural adequacy. Develop list of design options to ensure that the project may be kept within budget limitations.
• Space Studies: Tabulations contained in a standard spreadsheet format (or BIM compatible database) containing at a
minimum the following data or database fields:
SECTION 4 DESIGN

o Title Block
o Project Name
o AOC Project Number
o Gross Project Square feet
o Program Space Name
o Program Net Assignable Square Footage for each Space
o Schematic Space Name
o Schematic Net Assignable Square Footage for each Space
o Variance between Program and Schematic assignable areas
• Site Studies: Provide a narrative describing the site, the planned access to the building, the relationship to surrounding
buildings, future expansion potential, the availability of utilities and services, the interaction with existing pedestrian and
vehicular transportation systems, and any restrictions on use of the site. For projects affecting Congressional garages or
surface parking, summarize the impact on space count, suggested alternative locations, and length of time that the parking
will be affected.
o Drawings: Provide site plans indicating site boundaries, limits of improvements, setbacks and easements, existing
buildings and structures to be removed or retained, adjacent buildings that could impact the project, general
topography, and vegetation, and predominate drainage routes. Indicate extent of pedestrian/vehicular circulation and
parking, and access routes to public transportation. Identify all existing on-site utility services and off-site utility
services, including fire protection services.
o Calculations: Drainage and run-off the building will impact, parking counts.
• Architecture: Provide narrative discussion by system to address building massing, circulation and access to major spaces,
justification for major materials and finishes to be used, planned methods/systems for exterior maintenance, and a list of
options being proposed to control scope/cost. Address incorporation of all Government-provided furniture, fixtures, and
equipment.
o Drawings: As applicable to the project, provide the following at appropriate scales:
 Floor Plans: Single line floor plans, showing departmental areas and adjacencies, work areas, corridors, entrances,
vertical transportation, and identifying each room or space. Provide overall dimensions; indicate how major
mechanical/electrical components may be removed/replaced.
 Elevations: For major building faces showing building massing, shadow lines, materials, fenestration, roof slopes,
and relation to adjoining buildings.
 Building Sections: Transverse or longitudinal building section showing floor-to-floor relationships, construction,
and roof profiles.
 Government FF&E Requirements: Indication of how Government furnished furniture, fixtures, and equipment
will be incorporated into the project.
o Calculations: Provide preliminary plumbing fixture counts, egress populations, and vertical transportation studies.
• Structural Systems: Provide a narrative discussion of conceptual framing and foundation system with comparison of
alternate systems considered and reasons for rejection of each.
o Drawings: Provide drawings indicating planned framing systems with bay sizes, column locations, and expansion
joints.
o Calculations: Identify all live, dead, seismic and wind design loads.
• Mechanical Systems: Provide a narrative discussion of the HVAC system general features, configuration, rationale for
selection, and how it integrates with architectural building systems. For new facilities, explain how the project interfaces
with existing chilled water and steam sources, city water/sewer connections, and electrical utilities. Verify reliability/
capacity of existing infrastructure. Include block loads based on area and use group.
o Drawings: Show equipment spaces for mechanical equipment, single-line distribution diagrams, and connection
points to existing supply sources.
o Plumbing: Describe proposed special features of system and provide dimensioned sketch of major service entry and
waste routes, distribution scheme.
o Calculations: Provide gross heating/cooling loads.
• Electrical Systems: Provide narrative discussion of the electrical design approach. Describe the proposed electrical
system (normal and emergency) and anticipated loads. The narrative shall include the advantages/disadvantages to support
the recommendations. Provide the following:
o Drawings: Show the locations of new and existing electrical and telephone rooms/closets, security systems, and other
spaces to meet the project requirements. Coordinate space requirements with architectural plans.
DESIGN SECTION 4

o Riser Diagrams: Single-line riser/distribution diagrams for standard/emergency system; show locations of
telecommunication and security equipment closets.
o Utility Capacity: For new buildings with new electrical service, the consultant shall contact the local utility company
as necessary and indicate the type of service available in the schematic design report.
o Special Systems: Describe in narrative form requirements for such items as conveying systems, UPS for file server,
fire alarm, fire pumps, security, telephone and other systems.
o Renovation and Alteration Narrative: Provide a statement of the impact of the new construction to the existing
distribution system, include existing loads, and projected loads. Base submission on a survey of existing conditions,
including an evaluation of whether the existing services meet all code and safety requirements and have adequate
capacity to serve all proposed new loads. Indicate if existing electrical or telecom rooms have sufficient room to meet
the project requirements or if new closet spaces or rooms are required.
 Describe methods to connect new loads/ and any upgrades required with normal and emergency systems, fire
alarm systems, security, and telecommunication systems.
 Propose in narrative form recommendations to improve or modify the existing electrical system for the project
(for example, remove all tapped feeders and serve each panel separately from main distribution panel).
 Describe in narrative form all phasing of the work, temporary power requirements, and any electrical services
required to maintain operation of the renovated areas. Indicate any existing equipment to remain in service that is
being served from the renovated area.
o Calculations: Provide unit load calculations for the project to verify utility service requirements.
• Fire Protection: Provide an updated Code Analysis. Highlight any requirements for use of code equivalencies or
exceptions. Provide summary of hydrant flow test data for fire water connection that is no more than one year old.
o Drawings: Identify major routes of egress and any required areas of refuge. Show sources of fire protection water
supplies, fire hydrant locations, and equipment spaces for fire protection systems.
o New buildings or New fire service: Contact the District of Columbia Water and Sanitation Department (and/or
other jurisdictions as appropriate) to verify availability and coordinate the requirement for the new service.
• Security Systems: Requirements for security systems will be forwarded to the AA/E on a case-by-case basis.
• Food Service Systems: Describe in narrative format any plans for food service areas and define applicable codes and
standards to be observed.
• Historic Preservation: Describe in narrative format measures undertaken to comply with AOC Historic Preservation
requirements.
• Outline Specifications Submittal: Identify principle materials, finishes, and building systems to be used. At this stage,
brand names may be utilized to describe components in the interest of brevity. Format outline specification in
UNIFORMAT. Listing of proposed specification section titles absent product/material descriptions will not be accepted.
• Cost Reports Submittal: Prepare Statement of Probable Construction Cost in accordance with ASTM E-1804, Standard
Practice for Performing and Reporting Cost Analysis During the Design Phase of a Project, Paragraph 6.3, Schematic Design Phase Estimate.
Prepare the Schematic statement using UNIFORMAT II, Level 3 (ASTM E-1557) based on schematic floor plans, outline
specifications for principle materials, finishes, and building systems, and typical unit costs for structural, mechanical, and
electrical systems. Include a design contingency of 20% to 25% at this phase to account for the preliminary nature of the
design. Provide allowances for materials or systems not yet defined.
• Project Controls: Prepare a summary of status of project controls, addressing current status of:
o Project Schedule: Document adherence to approved project schedule, and address how any slippage will be regained.
o Risk Analysis: Update the risk analysis statements from the Program of Requirements, refining analysis, and
proposed methods to mitigate risk.
4.4.5. Team Review

The Quality Control process outlined in Section 4.2.4 shall be followed.
AOC Review
Pre-review
Conference
Figure 4-2
SECTION 4 DESIGN

4.5. DESIGN DEVELOPMENT
4.5.1. General
There are no formal delineations between the design development phase and the construction documents phase for small
projects. When the design has been developed to a point that conveys the final intent, an informal review should be scheduled
to review the progress. A prioritized list of alternates for customer approval should be prepared during the design to ensure
compliance with budget constraints.
If the project is large, the AA/E shall refine schematic designs to incorporate revisions to meet schematic review comments.
4.5.2. Basis of Design for Medium Projects

See Section 4.4.1 for Basis of Design package requirements. These are the same for medium and large projects. Small projects
do not require a formal Basis of Design but do require an informal statement of the Basis for Design that includes check-plots
of the drawings to date, review of applicable calculations as may be required, and reviews of key material “cut-sheets” against
the approved PoR.
4.5.3. PDRI for Medium Projects

Project manager shall review the PDRI Checklist to assess progress in resolving remaining shortfalls in project definition.
AA/E shall contact project manager on role in this process.
4.5.4. Value Engineering Review

Project manager shall lead the project team (including the AA/E) in a review of value engineering opportunities to propose
changes that reduce costs while maintaining or enhancing quality, value, and functional performance. Large projects have VE
reviews at schematic design and design development. Medium projects have VE reviews at design development
4.5.5. Constructability Analysis

Project team shall complete a constructability analysis. AA/E shall contact project manager on role in this process.
4.5.6. Design Development Submittals

The following bullets outline the requirements that the AA/E shall follow for Design Development Submittals.
Small Projects: Other than very simple free-hand sketches or simple CAD drawings, the initial design CAD files are also used
to develop the final construction documents. A design review may be conducted informally at the AA/E’s office. No formal
submission is required other than presentations of copies of work accomplished to date. The intent is to verify the direction
and progress of the work for projects that are straightforward in nature. System definitions should be judged against AOC
design life/energy conservation requirements and cost reports presented using “order of magnitude” square footage takeoffs
by building type and construction.
The AA/E shall prepare to discuss the various features that constitute the Basis of Design and any differences between the
Program of Requirements and the proposed design. The AA/E shall review the project features including any sustainable
design initiatives, major structural systems, principal interior finishes, historic considerations, mechanical systems, electrical
systems, conveying systems, fire alarm/life safety systems, security and telecommunication systems as applicable.
Medium and Large Projects:

• Design Commentary: Update or provide narrative descriptions of various features that constitute the Basis of Design
and a listing of any differences between the PoR, Schematic Design (if applicable), and the proposed design. Summarize
the features of the building envelope, sustainable design initiatives, major structural systems, principal interior finishes,
historic considerations, mechanical systems, electrical systems, conveying systems, fire alarm/life safety systems, security
and telecommunication systems. Discuss circulation and egress plans for all categories of occupant. Detail unique features
requiring specialized definition or proprietary or time critical solution that could influence project delivery. Clearly identify
Government furnished furniture, fixtures and equipment. Provide code analysis, listing compliance required occupancy,
DESIGN SECTION 4

life safety, fire resistance, and structural adequacy. Develop list of design options to ensure that the project may be kept
within budget limitations.
• Space Studies: Tabulations contained in a standard spreadsheet format (or BIM compatible database) containing at a
minimum the following data or database fields:
o Title Block
o Project Name
o AOC Project Number
o Gross Project Square feet
o Program Space Name
o Program Net Assignable Square Footage for each Space
o Design Development Space Name
o Design Development Net Assignable Square Footage for each Space
o Variance between Program and Design Development assignable areas
• Site Studies: Provide narrative describing the site, site circulation and access concept, transportation concept, utility
distribution scheme, drainage concept, and landscape design concept. Provide reasoning for plant selection and proposed
landscape maintenance/ watering plans. Identify borrow/disposal sites and any required permits.
o Drawings: As applicable, provide the following at appropriate scales:
 Site Layout Plan: Show extent of improvements, adjacent buildings, roads and walks (indicating pavement types),
existing and proposed contours, surface drainage, parking facilities as appropriate, site access (public and
emergency services), traffic circulation, and site furnishings.
 Site Utilities Plan: Show existing and proposed sizes and locations/tie-ins of all utilities, including domestic and
fire protection water lines, fire hydrants, sanitary sewer lines, and steam and chilled water tunnels/lines.
 Landscape Design Plan: Define total scope of landscaping, locate major existing trees and features scheduled to
remain, proposed planting beds, and irrigation systems as applicable.
o Calculations: As applicable, provide site and building storm drainage calculations, parking calculations, and
dewatering calculations.
• Architecture: Provide narrative discussion by system to address building massing, circulation and access to major spaces,
justification for major materials and finishes to be used, justifications for any project-dependent proprietary products,
planned methods/ systems for exterior maintenance, and a list of options being proposed to control scope/cost. Address
incorporation of all Government-provided furniture, fixtures, and equipment.
 Floor Plans: Double line plans for each floor and typical floor showing rooms, departmental areas and
adjacencies, and identifying each room or space. Show vertical pipe and duct spaces, columns, and other principal
features. Show special equipment areas at enlarged scale.
 Elevations: Elevations of each exterior face indicating entrances, window arrangements, doors, etc., exterior
materials with major vertical/horizontal joints, roof levels, and dimensions to floor/roof lines.
 Building Sections: Longitudinal and cross sections through the full building showing floor-to-floor and other
critical dimensions, floor construction and interstitial spaces, raised floor areas, typical ceiling heights, stairs and
elevators penthouses, and roof construction.
 Typical Wall Sections: Develop a minimum of one wall section that represents conditions at a typical point on the
exterior building envelope that clearly indicates insulation, vapor retarders, and glazing.
 Schedules: Include a preliminary schedule of floor, wall, and ceiling finishes proposed for typical rooms and
spaces. Clearly indicate any Government furnished or installed equipment in schedules.
 Roof Plans: Provide plan, at same scale as floor plans, indicating roof high points, slopes, valleys, drain locations
and any penthouses.
o Calculations: As applicable, provide exterior envelop dew point calculations, acoustical calculations, and toilet fixture
counts.
• Structural Systems: Provide a narrative discussion of the framing and foundation system. Clearly identify design criteria
employed. List all live, dead, and wind loads utilized. Include soils investigation and materials report.
o Drawings: As appropriate, provide framing plans, at same scale as architectural floor plans, and key details.
o Calculations: Provide gravity load, lateral load, foundation and vibration calculations; and evidence the design is not
subject to progressive collapse. Evaluate design for seismic loads. For all computer generated results, submit a model
of the input data and program material to allow understanding of the output.
SECTION 4 DESIGN

• Mechanical Systems: Provide a narrative discussion of the HVAC system including general features, configuration,
rationale for selection, and how it integrates with architectural building systems. As appropriate to the project, discuss
recommended energy sources and conservation. Provide notation of outdoor summer and winter design conditions, and
indoor design conditions and special requirements, indoor relative humidity design conditions, ventilation requirements,
and special requirements, building block heating and cooling loads, and ventilation requirements calculations.
 Mechanical Floor Plan: Provide a diagrammatic floor plan, at same scale as architectural floor plans that shows
the main distribution systems for both ducts and mechanical piping. Define all required mechanical spaces. For
alterations, clearly show connections points to existing systems. Include system schematics and flow diagram.
 Plumbing Floor Plan: Provide a diagrammatic floor plan for each floor, at same scale as architectural floor plans
that shows main supply and soil routing for domestic water systems. Discuss specialized areas. Diagram major
risers and provide design calculations.
o Calculations: Provide computerized building energy analysis. Report energy broken into five categories: heating, air
conditioning, lighting, domestic hot water, and other (summarize items included in “other”). Summarize utility
consumption in a schedule that addresses the following (as applicable):
 Electricity (KVA)
 Steam (lbs/hr)
 Chilled Water (gpm and Tons)
 Domestic water, Fire Flow, Irrigation, Sanitary (gpm)
 Storm Total Impervious Area (sqft or acres)
• Electrical Systems: Provide narrative discussion of the electrical system design, including basic assumptions and points
of interconnection with the existing electrical and fire alarm systems. Submit preliminary load calculations and for both
normal and emergency power distribution system. Explain the impact of the new construction to the existing distribution
systems, telephone and signal inter-building systems (F/A, CCTV, security, clock systems, legislative call etc). Include
current demand load and projected load of new construction. Describe work phasing plan.
 Floor Plans: Indicate location and sizes of electrical and emergency equipment and include room titles and area
functions. Provide electrical plans at the same scale as the architectural floor plans. Provide separate distribution
plans for lighting, power, and telecommunication layouts.
 Electrical Rooms: Provide minimum 1/8" scale plans of all electrical rooms indicating the adequacy of the new
electrical equipment layout.
 Single-Line Diagrams: Submit a clear single-line diagram of the proposed electrical system (normal and
emergency). Include in the diagram low voltage panelboards, branch circuit panels and representative methods of
feeding 277/480 volt, (if required) and 120/208 volt normal and emergency panels. Include preliminary design of
proposed lighting and lighting controls, dimmers, location of cove lighting, etc. Indicate proposed special purpose
power circuits, such as isolated computer power. Describe the methods and assumptions used for lighting foot
candle level calculations.
 Riser Diagrams: Submit single-line riser diagrams for fire alarm systems and empty conduit raceway system riser
for security and telecommunication systems.
 Materials: Provide lighting fixture product data (cuts), and cuts of any other major electrical components that will
require AOC approval.
o Calculations: Provide preliminary load calculations for normal, emergency, and any special power distribution
systems. Break calculations down into lighting, receptacles, and power. Include current demand load and projected
load of new construction. For alterations and additions, indicate if the existing panels meet the new loads and
available short circuit rating.
exceptions. Provide egress information with tabular listing of number and type of each exit, loads at each exit, and travel
distances with path widths and capacities noted. Provide summary of hydrant flow test data for fire water connection that
is no more than one year old.
o Drawings: Provide fire protection plans for each floor, at same scale as the architectural floor plans, that show fire
alarm zones, sprinkler zones and associated occupancy hazard, smoke zones, equipment spaces for fire protection
systems, standpipe and locations, sprinkler piping, sprinkler locations, zone valves and fire alarm notification and
initiating device locations, flow switches and locations, and the ratings of fire walls and smoke barriers. Provide cover
DESIGN SECTION 4

sheet listing codes employed, edition, and major sections. Comply with NFPA 13 requirements for construction
documents with the exception that no pipe lengths are required.
o Calculations: Provide NFPA occupant loads and area of each space, full egress calculations, sprinkler hydraulic
calculations in accordance with applicable NFPA documents and AOC Design Guide, and notation of software used.
o New Buildings or New Fire Service: Contact the District of Columbia Water and Sanitation Department (or other
jurisdictions as appropriate) to verify availability and coordinate the requirement for the new service.
• Security Systems: Requirements for security systems will be forwarded to the AA/E on a case-by-case basis.
• Food Service Systems: Describe in narrative format any plans for food service areas, define applicable codes and
standards to be observed, and note required electrical and mechanical services.
• Historic Preservation: Describe in narrative format measures undertaken to comply with AOC Historic Preservation
requirements.
• Outline Specifications Submittal: The AA/E shall refine outline specifications, using MasterFormat that indicate
materials and types of construction that may at this point include brand names to establish quality and function. The
AA/E shall provide short-form sections in Project Manual format for key, project determinate products or systems and
include a description of each HVAC, plumbing, electrical, and fire protection system concept.
• Cost Estimates Submittal: The AA/E shall prepare a Statement of Probable Construction Cost in accordance with
ASTM E-1804, Standard Practice for Performing and Reporting Cost Analysis During the Design Phase of a Project, Paragraph 6.4,
Design Development Phase Estimate. The AA/E shall prepare the Design Development statement using UNIFORMAT II,
Level 3 (ASTM E-1557) based on Design Development floor plans, outline specifications for principal materials, finishes,
and building systems, and typical unit costs for structural, mechanical, and electrical systems. The AA/E shall reduce the
design contingency from that used during Schematic Phase, if applicable, and provide allowances for materials or systems
not yet defined. Standard design contingency is 10% to 15%.
o Project Schedule: Document adherence to approved project schedule, address how any slippage will be regained.
o Risk Analysis: Update the risk analysis statements from the Program of Requirements, Schematic Design (if
applicable), refining analysis, and proposed methods to mitigate risk.
4.5.7. Team Review

AOC Review
Pre-review
Conference
Figure 4-3
4.6. 50% AND 100% CONSTRUCTION DOCUMENTS
4.6.1. 50% Construction Documents

Small Projects: Begin CDs
• Prepare Construction Documents: The AA/E shall incorporate all approved review comments and make design
revisions necessary to comply as the project proceeds into Construction Documents.
• Documents: Small projects shall take advantage of abbreviated methods of documentation, using 22" x 34" sheet sizes
and title blocks, half size plotting, AOC standard details and symbols, and drawing notes in lieu of formal specifications.
While drawing notes typically only define material quality and do not detail execution or submittal requirements, they are
still required to comply with non-proprietary restrictions imposed on Federal work.
• CAD Drawings: Excerpts of existing master CAD documents shall be used to the maximum extent possible.
SECTION 4 DESIGN

Medium Projects: Mid-Point 50% Review
At the mid-point in the Construction Documents step, the project manager shall meet informally with the AA/E and verify
that the project is on track. This meeting shall, whenever possible, be held at the AA/E’s office and should not require any
special plotting of presentation or review documents. Use half-size check plots at approximately 50% completion point. The
project manager shall check for adequate progress and system definitions. After this review, the AA/E proceeds to 100%
CDs.
Large Projects: Mid-Point 50% Submittal

This package is submitted as an official submittal. The Quality Control process outlined in Section 4.2.4 shall be followed.
Items under special team review are:
• Space Studies: The AA/E shall update area tabulations entered in the space spreadsheet during earlier design phases.
• Proprietary Items: This submission shall disclose these items, list their salient characteristics and the reasons why they
must be used, and recommended methods for obtaining substitutes should they not be available.
• Room Name/Numbers: The project manager or AA/E shall begin assigning final AOC approved room names and
numbers, utilizing the numbering system provided by AOC.
• FF&E: As applicable, clearly indicate coordinate with government furnished FF&E.
The AA/E shall provide a title sheet and a complete drawing list for the planned construction document set.
• Site Plans: Provide narrative discussing design revisions made subsequent to Design Development. Commence
preparation of final construction drawings and specifications.
o Drawings: Develop drawings to provide final configurations, at a minimum, for: existing and new topography and
utilities, public roads and walks, access roads, extent of parking, relationships to other buildings, final limits of
construction, and site furnishings.
o Calculations: Provide grading and water run-off calculations, as appropriate.
• Architectural Drawings and Samples: Provide narrative discussing revisions made to the design subsequent to Design
Development. Commence preparation of final construction drawings and submit required samples.
o Floor Plans: Provide double line floor plans at appropriate scales showing rooms, departmental areas and
adjacencies, identifying each room or space, and showing all major built-in features. Typical conditions that repeat or
conditions of design complexity shall be fully developed.
o Roof Plans: Provide roof plans at same scale as floor plans, indicating roofing high points, slopes, valleys, expansion
joints, drains locations, plumbing vents, roof equipment, roof walkways, and penthouses.
o Elevations: Elevations of each exterior face of the structure (at scales consistent with the floor plan drawings),
indicating entrances, window arrangements, doors, etc., exterior materials with major vertical/horizontal joints, roof
levels, and dimensions to floor/roof lines.
o Building Sections: Longitudinal and cross sections through the full building (at scales consistent with the floor plan
drawings), to illustrate the relationships between floors and spaces and their interfaces with structural systems.
o Typical Wall Sections: Provide wall sections at an appropriate scale that represent conditions at all typical points on
the exterior building envelope and at all special conditions.
o Details: Provide detail drawings for all architectural and structural interfaces between members and at openings,
terminations, and transitions as required to fully explain the construction proposed and specifically all “design
dependent” details upon which major design decisions are based.
o Schedules: Provide schedules for each generic type of door, window, hardware set, major piece of equipment, and
finish for all room and space types.
o Samples: Provide material and color samples as appropriate for critical and typical areas of the architectural design.
o Demolition Plans: For rehabilitation, provide demolition plans at scales consistent with the floor plan drawings.
o Roof Plans: Provide roof plan at the same scale as the principal floor plans, clearly indicating roofing high points,
slopes, valleys and drains locations.
• Structural Systems: Provide updated discussion of structural system, noting any changes from the Design Development
submission. Reconcile foundation plans to soils investigation reports. Provide final soils and materials investigation
reports.
o Drawings: Provide, at a minimum, the following:
 Foundation Plans: Provide initial foundation plans, completed to at least 50% completion, plotted at the same
scale as the architectural floor plans.
 Structural Framing Plans: Provide initial framing plans, fully dimensioned, completed to at least 50% completion,
DESIGN SECTION 4

plotted at the same scale as the architectural floor plans. Provide live loads for all areas (or classes of areas) on the
structural plans.
 Details: Provide fully developed details for principle structural connections and interfaces with architectural
systems.
 Demolition Plans: As applicable, provide demolition plans.
 Schedules: Complete structural schedules for major systems.
o Calculations: Provide final structural calculations for major systems and necessary material data to support framing
plans designed. Include all loads, supports for non-structural elements (including mechanical and electrical
equipment), and any blast analysis (as required by the Professional Services Contract).
• Mechanical Systems: Provide narrative description of HVAC system. Provide all equipment and system data justified by
indicating the basis for the data.
o Drawings: Provide drawings, as appropriate, for the following:
 Demolition Plans: Provide for renovation and modernization projects.
 Mechanical Floor Plans: Provide resolved floor plans for each floor, at the same scale as the architectural floor
plans that show the main distribution systems for both ducts and mechanical piping. All dampers, both fire
dampers and volume control dampers, must be shown.
 Equipment Room Plans: Provide large-scale equipment room plans where required to show adequate clearances
and detail.
 Plumbing Floor Plans: Provide a resolved floor plan at same scale as the architectural floor plans that show the
main systems (cold water, hot water, hot water recirculating, and all major equipment). Diagram major risers and
provide design calculations. Discuss specialized areas as appropriate. Show routing of sanitary, waste and storm
drainage piping systems. Provide 1/4" scale toilet room piping layouts, riser diagrams, and design calculations. All
valves must be shown and labeled. Indicate locations where temperature, pressure, and flow gauges are required.
 Schedules: Complete mechanical schedules for all major equipment.
o Calculations: Mechanical calculations shall be complete including data necessary to justify equipment shown in
submitted drawings. Provide calculations including block loads for heating and cooling, heat loss calculations for
building envelope, room load and supply air calculations, and flow and head calculations for pumping systems.
 Design Conditions: Verify notation of outdoor summer and winter design conditions, indoor design conditions
and special requirements, indoor relative humidity design conditions and special requirements, room heating and
cooling loads, building block cooling loads, system loads, and psychometric calculations. Include the basis and
amount of heat gain for people, lighting, and equipment, all building envelope “U” values, and outside air used
for each system. When infiltration loads exist, show basis and calculations.
 Equipment Selection Data: Provide all equipment and system data justified by indicating the basis for the data.
Provide air balance summary tabulating supply, return, outside air, and exhaust air CFM for each system. Provide
water balance summary tabulating GPM of water to each primary and secondary piece of equipment for each
pump, each system, each chiller and boiler.
 Terminal Loads: Provide a summary of heating and cooling requirements met by each terminal device (VAV box,
fan coil unit, etc.), each secondary piece of equipment (air handling unit), and each primary piece of equipment
(chiller or boiler). Include control system diagrams with sequence of operation.
• Electrical Systems: Provide narrative discussion of power systems, including estimated loads and single-line diagram
indicating sizes of transformers, major distribution equipment, and emergency generators or UPS units. Include cuts of
proposed light fixtures.
o Drawings: Provide, at a minimum, the following:
 Lighting Floor Plans: Submit plans referenced to architectural plans showing location of all fixtures, switches, and
associated lighting control equipment. Indicate locations for emergency and exit lighting.
 Power Plans: Submit power plans showing locations of all panels, receptacles, motor control centers, major
feeders to mechanical equipment, and required spaces for conduit chases and clearances required.
 Distribution: Space requirements and layouts of major electrical distribution equipment and rooms. Show location
of all major components of primary and secondary distribution system including normal and emergency panels,
transformers and all other major items drawn to scale. Indicate on the 1/4" scale plan, the electrical equipment to
be installed in each closet.
 Branch Wiring: Show routing and methods of conduit routing through any historic or special areas.
 Service: Show routing of all underground feeders and services.
SECTION 4 DESIGN

 Special Systems: Show on plans location of Fire Alarm, CCTV, Intercom, and other Signal requirements. Indicate
fire alarm devices single-line riser diagram, and methods to connect to existing system.
 Telecommunication and Security: Show locations of telecommunication and security equipment in closets and
single-line riser/distribution diagrams.
 Alteration Projects: Provide demolition and phasing plans to indicate the complete electrical work in all areas to
be renovated. Use standard symbols for demolition and rewiring.
o Calculations: Update system load calculations, short circuit studies, and voltage and power calculations. Submit
lighting and power calculations, voltage drop and available short circuit ratings for electrical panels. Provide
manufacturer’s catalog “cut-sheets” for principal fixtures and equipment.
exceptions. Provide egress information with tabular listing of number and type of each exit, loads at each exit, and travel
distances with path widths and capacities noted. Provide summary of hydrant flow test data for fire water connection that
is no more than one year old.
o Drawings: Further develop fire protection plans for each floor, at same scale as the architectural floor plans, that
show fire alarm zones, sprinkler zones and associated occupancy hazard, smoke zones, equipment spaces for fire
protection systems, standpipe and locations, sprinkler piping, sprinkler locations, zone valves and fire alarm
notification and initiating device locations, flow switches and locations, and the ratings of fire walls and smoke
barriers. Provide cover sheet listing codes employed, edition, and major sections. Comply with NFPA 13 requirements
for construction documents with the exception that no pipe lengths are required.
o Riser Diagram: Provide riser diagrams to include all piping sizes and components starting at entry to building.
Include backflow preventor, valves, alarm valves, zone valves, tamper switches, flow switches, drain connections, fire
pump, jockey pump, check valves, relief valves, etc.
o Calculations: Refine final fire protection analysis and supporting data showing calculations used and tabulated data
showing water flow requirements to the standpipe(s) and sprinkler systems. Provide design of and calculations for the
smoke exhaust systems. Submit all calculations required by appropriate NFPA sections and their associated
appendices, except where made more stringent by the AOC.
• Food Service Systems: Meet with the AOC Sanitarian and review plans of food preparation areas and food service areas.
• Historic Preservation: Update commentary to reflect any changes in measures undertaken to comply with AOC Historic
Preservation requirements.
• Project Specifications: Begin conversion of outline specification to final Project Manual formats. Develop sections
specifying special design or procurement needs to final formats and detail in order to substantiate key design decisions.
Submit drafts of remaining sections using “striked-out” masters or annotated copies of office masters that clearly show
data retained and deleted. As applicable, specifications shall be based on AOC Design Guide specifications. Eliminate
references to proprietary brand names at this phase unless specified as a proprietary item.
• Cost Reports Submittal: Prepare Statement of Probable Construction Cost in accordance with ASTM E-1804, Standard
Practice for Performing and Reporting Cost Analysis During the Design Phase of a Project, Paragraph 6.4, Design Development Phase
Estimate. Prepare the Construction Documents Phase statement using UNIFORMAT II, Level 3 (ASTM E-1557) based
on Construction Documents Phase floor plans, outline specifications for principle materials, finishes, and building
systems, and typical unit costs for structural, mechanical, and electrical systems. Update any cost report furnished under
the previous stage clearly identifying any modifications to previous submittals. Indicate how cost reports that are out of
range will be brought into conformance with budget requirements. Reduce design contingencies.
o Project Schedule: Document adherence to approved project schedule, address how any slippage will be regained.
o Risk Analysis: Update the risk analysis statements from the Design Development, refining analysis, and proposed
methods to mitigate risk.
4.6.2. Constructability Analysis

Project team shall complete a constructability analysis.
4.6.3. 100% Construction Documents Submittals

The project shall be ready to bid or construct. Small and medium sized projects can refer to the requirements for the 50%
deliverable for large projects for additional information.
DESIGN SECTION 4

• Pre-Submittal Procedures: Approximately three weeks prior to the AA/E’s production of the final document review
sets, the project manager shall meet with the AA/E to review one complete set of documents and verify that the
intended submittal possesses the information required for the AOC’s review process. The AA/E shall provide the
project manager with the results of the AA/E’s quality control checks on the documents to be submitted.
• Project Specifications: Submit for review and approval drafts using “striked-out” masters or annotated copies of office
masters that clearly show data retained and deleted. Eliminate any references to proprietary brand names unless the
products have been previously approved by the project manager and Procurement Division. AA/E shall provide complete
Technical Sections and shall assist the project manager in the preparation of Division One, General Requirements (Short
Form).
• Cost Reports Submittal: Submit for review a draft construction cost report prepared in accordance with ASTM E-1804,
Standard Practice for Performing and Reporting Cost Analysis During the Design Phase of a Project, Paragraph 6.5, Construction Document
Phase Estimate. Prepare the estimate using UNIFORMAT II, Level 4 (ASTM E-1557) based on 100% construction
document floor plans, specifications for all materials and finishes, as well as building, mechanical, electrical, fire protection,
and security systems, as applicable. Include detail reports with full crew resource loading. Do not include any design
contingency. Perform value engineering analysis as required to ensure bidding within funding limitations and to assist in
definition of any necessary Bid Options.
4.6.4. Team Review

AOC Review
Pre-review
Conference
Figure 4-4
The project team shall ensure the following:

• Site Plans: Site plan developed to completion state with all existing and new topography and utilities, public roads and
walks, access roads, extent of parking, and relationships to other buildings fully resolved.
• Drawing and Samples: Final drawings shall be fully coordinated and all systems fully detailed. Project team shall ensure
that necessary large scale plans are provided for kitchens, toilet, restrooms, mechanical, and electrical spaces, etc. Design
team shall check for compliance with the PoR and the AOC Standards and codes.
• Calculations: The project team shall check final calculations for major systems and necessary material data to support all
equipment, materials, and systems used in the final construction documents. Design team shall check that the design loads
and calculations comply with the AOC standards.
• Specifications: Final specifications shall comply with the requirements in this Manual, Section 1.5. The project team shall
ensure proper Procurement documents have been developed and the Specification Checklist is complete.
• Cost Report Review: Cost reports shall comply with UNIFORMAT II, Level 4 (ASTM E-1557). Design contingency of
0%. Cost report submissions shall provide an estimate for each base bid, option (alternate), and unit price.
• PDRI Score: Project manager shall review the PDRI Checklist. For more information, see Appendix A.
• Commissioning Plan and Operational Plans: Project team shall confirm that the CDs fit with the project’s
commissioning plan and the operational plans of the Jurisdiction Superintendent.
4.7. DELIVERABLES
4.7.1 General
This section covers requirements associated with all types of Pre-Design and Design Stage deliverables. The specific number
of each type of deliverable will be in .pdf and .dgn format and in the quantity as specified in the design contract or task order,
but the requirements below will always apply.
• All deliverables shall include an electronic version, also, in both native file and Adobe Acrobat (.pdf) format.
• AOC’s IT systems use the Microsoft Windows operating system. Files produced from application software that runs in
operating systems other than Windows shall not be used. AOC uses the Microsoft Office suite of software, so all native
SECTION 4 DESIGN

file deliverables (other than CAD and some cost estimating) shall be provided in, not translated to, these formats (Word,
Excel, Visio, PowerPoint, Access, Project, etc.).
• Because of security considerations, files containing facility drawings SHALL NOT be sent via electronic means to AOC
(e-mail, ftp, etc.) and must be delivered to AOC on CD-ROM or DVD disks. Unless specified in the task order or design
contract, all other deliverables may be delivered and exchanged electronically (via e-mail, ftp sites, or other internet-based
methods). All types of electronic files may be exchanged within AOC’s intranet.
• If submitting CD-ROMs or DVDs, label each with the AOC Project Number, AOC Project Title, Task Order Number,
AOC Contract Number, and Firm Name.
• All interim design deliverables (drawings, specifications, project manuals, calculations, etc.) shall be marked “Not for
Construction” and dated for the actual date of the submission, not the due date of the submission. Submissions shall not
be back-dated. The completed, ready-for-bidding construction document deliverables shall be marked “For Construction”
on each drawing sheet and the cover page of all other documents associated with the completed submission
(specifications, cost reports, project manuals, etc.).
• Unless noted elsewhere in the design contract, provide one paper copy of all deliverables as part of all submissions.
4.7.2 Drawings.
• Materials: Schematic sketches and drawings may be prepared on plotter paper, with presentation to the project manager
on xerographic paper. The AA/E shall prepare design development drawings on paper (bond), with similar means of
presentation to the project manager. The AA/E shall prepare completed sealed construction documents on archival
quality acid-free 30 pound bond paper.
• Signatures: The completed, archival quality construction documents shall bear the professional registration seal and
signature on each sheet as appropriate to the discipline represented by that sheet.
• Plots: Half-size plots - drop line weights or plot with reduced thickness weights by changing the plotter driver or using a
pen table. The AA/E shall not plot half-size plots with standard pen weights. The project manager will reject plans with
unintelligible text for correction and these shall be re-submitted at no cost to the Government.
• Half-size drawings: Submit half-size drawing sets for all submissions and refer to the design contract or task order for
any other requirements, such as full-size drawings.
4.7.3 CAD.
• File naming: See section 1.3.1. If CAD deliverables have misnamed files, the submission shall be rejected.
• Transmission Media: Arrangements shall be made with the Technical Support Division early in the project to verify
suitability of computer transmission media. Do not use multiple disks to transmit single files. The AOC shall only accept
CAD submittals on CD-ROM or DVD disks.
• CAD Electronic Media: All project CAD files shall be transmitted at every project submission and shall be free of
reference file (xref) attachments that map to other directories or are not used on the sheet or reference file. For
“Construction Document” deliverables, extraneous construction elements surrounding sheet borders or working models
shall be deleted, the file compressed and the view “fitted” (zoom extents) applied. The AA/E shall verify that all file
names for sheets, models, working files, images, jpgs, referenced MS Word, Excel documents, etc., shall utilize complete
AOC project number prefixes.
o Drawing Set Files. Provide only one copy of each file (sheet or reference/xref) in the drawing set! Drawing sets that
provide multiple copies of files (used as references/xrefs by differing drawing disciplines) will be rejected. It is not the
AOC’s responsibility to coordinate files.
o Contract Document Plot Files: The AA/E shall provide one electronic file of each contract drawing sheet, in
Adobe Acrobat (.PDF) format, at full size sheet defaults and shall be scans of signed and stamped drawings. PDFs
shall have the same name as the CAD version of the sheets with the exception of the PDF file extension. The AA/E
shall produce the files to support full size plotting at plotter resolutions of at least 600 DPI.
4.7.4 Project Manual and Specifications
DESIGN SECTION 4

• Printed Copy: Provide as a camera-ready original printed on "laser" quality paper. Do not bind the master. Do not use
standard typing bond for production of the camera-ready master. The AOC will produce the copies required for
distribution to bidders. The AA/E will be provided with an electronic copy of the bid package.
• Drawing List: Provide full list of drawings, in electronic format, in Microsoft Word.
• Electronic File Naming: Create specification file names by appending the section number to the AOC project number.
For example, for AOC project number 970024, Unit Masonry, the file name would be: 970024_042000.pdf and
970024_042000.doc.
• Formatting: Retain all the text formatting from the template files.
4.7.5 Cost Estimates
• Printed Copy: One bound hardcopy for the official AOC Project Manager’s project folder.
• Electronic Media: Deliver all electronic files associated with the cost report(s) for all formal Pre-Design and Design stage
submissions. With each submission, include the software source files (.pwz, .pws), Microsoft Word, and Excel, and the
corresponding Adobe Acrobat file(s). File name titles shall use the AOC Project Number and indicate Pre-Design or
Design Stage submission level and date. The corresponding cost report Revision number shall also be included in the
title, when applicable. For example, 970024_CD100_01_NOV_15_2013.pwz for a first cost report on a 100%
Construction document submission.
• Submission dating: All cost reports shall be dated based on the actual submission date and shall not be back-dated. The
cost report date need not be the same date as the date of the documents that the cost report was prepared from.
4.7.6 Other Design Deliverables
If the PM has any other requirements, these will be specified in the task order or design contract. These deliverables may
include, but are not limited to the following:
• Un-mounted drawings plotted at half size

• Full-size schematic drawings for architectural, mechanical, electrical, and plumbing mounted on foam board, if specifically
requested
• Calculations, specifications, and cost report bound into 8-1/2" x 11" manuals.
• Camera-ready, unbound original of the Project Manual and bound copies
4.8. AA/E ROLE DURING CONSTRUCTION
4.8.1 General
This section addresses jointly shared construction administration responsibilities provided for larger projects - distributed
between the AA/E and the AOC. These responsibilities may differ from those employed in the private sector or with other
Federal agencies. While the AOC Project Manager and the Contracting Officer retain overall responsibility for delivery of the
project, the day-to-day management of the construction and communication with the AA/E will shift to the AOC
Construction Manager.
• Professional Services Contract: Services in this section are dependent on the option for Construction Administration
being exercised in the Professional Services Contract or Task Order.
• Procurement Methods: Large projects are usually procured via formal Invitation for Bids or Requests for Proposals.
Occasionally, major projects may be constructed through the use of indefinite-delivery contracts. The provisions of this
section are prefaced on the use of those construction vehicles.
• Requested Attendance: As the lead member of the design team, the AA/E is requested to attend both the Ground
Breaking ceremony and the Ribbon-Cutting ceremony, if applicable.
• Document Annotation: Ensure that all construction documents have been annotated to reflect modifications issued
during the solicitation period and to reflect any Options exercised by the AOC.
SECTION 4 DESIGN

• Site Access: Authorized representatives of the AA/E shall have access to the Project Site at all times in which work is
being performed.
• Limitations on authority of architect-engineer: Unless specific exceptions are established by a written instruction issued
by the contracting officer, the AA/E:
o Shall not authorize any deviation from the construction contract documents or approve any substitute materials or
equipment.
o Shall not exceed limitations on the government’s authority as set forth in construction contract documents.
o Shall not undertake any of the responsibilities of the contractor, subcontractors, construction contractor’s
superintendent or contractor quality control representative.
o Shall not expedite or accelerate the work of construction contractor and subcontractors.
o Shall not advise on or issue directions relative to any aspect of the means, methods, techniques, sequences or
procedures of construction unless such is specifically called for in construction contract documents.
4.8.2 Project Administration:
The AA/E shall direct all communications with the Contractor through the AOC Construction Manager
except as specifically provided herein.
• Mobilization/Project Startup: The AA/E will be notified by the AOC of the Contractor’s successful completion of
mobilization procedures required by the Construction Contract, completion of required pre-construction submittals, and
the Contractor’s schedule to commence site operations.
• Pre-Construction Meeting: The AA/E shall coordinate the time, date, and location of the Pre-Construction Meeting
with the AOC Construction Manager and the Contracting Officer, and shall conduct the meeting, record the minutes of
the meeting and distribute them to all members of the Project Team.
• Progress Meetings: The AA/E shall conduct the bi-weekly field meetings, prepare the minutes and distribute them to
the Project Team.
• Construction Field Observation: The AA/E shall visit the Project and conduct on-site observations of the Work at
intervals appropriate to the stage of construction but in no case less than on a bi-weekly basis. This observation may
coincide with the dates of the Progress Meetings.
• Construction Conferences: At times necessitated by construction conditions, attend construction conferences and notify
the Construction Manager of any errors in the minutes or unresolved issues.
4.8.3 Projects Controls and Decision Expediting:
Clarifications and Interpretations: The AA/E shall review and recommend for action all requests for clarification or
interpretation forwarded by the Contractor within the time periods provided. The following applies:
• Contractor Error: Costs for processing RFIs resulting from oversight or failure to locate properly documented
information on the part of the Contractor will be charged to the Contractor.
• Errors & Omissions: All RFIs involving discrepancies, errors, or omissions shall be referred to the AOC Contracting
Officer.
• Routing: The AA/E shall forward its response to the Contractor through the AOC Construction Manager within 5
calendar days of receipt. Should the AOC take exception to any response, the AOC Construction Manager will notify all
parties of this exception within 2 calendar days. If the Contractor’s RFI is highly involved or will clearly require more
than 5 days to resolve, the AA/E shall notify both the Contractor and the AOC Construction Manager as soon as
possible after identification of the complexity.
Processing of Submittals: The AA/E shall review and recommend for action all submissions of product data, shop
drawings, calculations, coordination drawings, samples, and mock-ups for compliance with Contract Documents, consistency
between drawings and specifications, consistency between disciplines, and reasonableness of tolerances. The AA/E shall
ensure that the Contractor has properly reviewed, coordinated, and stamped all submittals prior to submitting them for
approval. The AA/E shall ensure that submittals do not deviate from contract requirements. The AA/E is responsible for
proper coordination of the reviews of its sub-consultants.
DESIGN SECTION 4

• Compliance with Contract Documents: Special attention to both performance and prescriptive specifications is
required due to the “open” nature of government procurement. Ensure that submissions of “approved equals” comply
fully with specified salient characteristics. The burden of proof as to a product’s equality rests with the Contractor requesting use of an
approved equal. Ensure that the Contractor has documented that submitted “approved equals” do not introduce
incompatibilities with other work on the project. Further ensure that submitted “approved equals” are not requests for
“contract modifications.” Verify inclusion of necessary field measurements for all equipment requiring field fitting.
o Calculations: Ensure that required calculations prepared to demonstrate product or material compliance with
specifications are accurate and that they bear the seal of a licensed professional
o AOC Review: The AOC reserves the right to review a pre-identified subset of submittals to verify conformance
to AOC operational requirements and either concur with AA/E’s notations or to request further review prior to
their return to the Contractor. Should the AOC make any annotations, the AA/E shall review the AOC
annotations to verify their compliance with the Contract Documents. If in the opinion of the AA/E any AOC
annotations constitute a change to the contract, the AA/E shall notify the AOC in order to obtain a decision as
to whether or not the Government wishes to forego annotations or to proceed with a Contract Modification.
• Annotation: Comply with Architect’s Action notations specified in AOC Division One sections. Mark and stamp a single
set of shop drawing reproducibles. The Contractor is responsible for the production of multiple copies for his use. Retain
a minimum of one copy of each annotated shop drawing for the AA/E.
• Processing Time: Process within 10 calendar days of receipt. Submittals requiring review and coordination with the
AA/E’s sub-consultants are allowed an additional processing time of up to 5 calendar days. Hold submittals requiring
coordination with other submittals until all required submissions are received. Monitor submittals received against
approved Contractor Submission Schedule.
• Routing: The processed submittals shall be forwarded back to the AOC Construction Manager.
Certifications and Test Reports: The AA/E shall review and recommend for action all Contractor certifications and test
reports.
• Certifications: Ensure that products and materials requiring certification of compliance with required standards and tests
have proper certifications submitted. Retain copies for record.
• Test Reports: AA/E shall review and approve testing laboratory results. The AA/E shall approve the procedures for and
observe the initial iterations of all field tests for such areas as air balancing, elevator load tests, etc. Ensure that where
required manufacturer’s representatives are present to approve any installations or tests required for provisions of
warranties.
Requests for Payment: The AA/E shall make the initial review of Contractor Requests for Payment, shall certify the
amounts due to the Contractor, and shall forward all such requests, with the AA/E’s recommendation for action to the AOC
Construction Manager.
Construction Modifications: The AA/E shall process and recommend for action by the AOC all Construction Modification
requests. The Construction Modification request shall be analyzed for conformance with design intent, consistency, fair cost,
and the effect on project schedule. Final acceptance of all Construction Modification Requests resides with the AOC. Requests
for “approved equals” will not be accepted as the basis for construction modification order requests.
Claims: The AA/E shall record any occurrence or work item that may result in a claim for a change in contract time or
amount. The AA/E shall maintain a claims log and shall refer any disputes or claims directly to the AOC Construction
Manager with a courtesy copy to the AOC Project Manager and the Contracting Officer. Provide a current copy of the claims
log to the AOC at least once a month at the Progress Meeting.
• Processing: Review each claim or dispute, including all documentation of any time, money or expenditure made in
connection with the claim or dispute. Provide a written determination and recommendation for resolution to the AOC.
• Verification: Verify that costs incurred are properly related to the claim or dispute. Notify the AOC Construction
Manager if additional on-site representation is required to monitor any disputed work.
Project Schedule Monitoring: AA/E shall remain apprised of the Contractor’s work progress and shall notify the AOC
Construction Manager, with a courtesy copy to the AOC project Manager and the Contracting Officer, of any delays
attributable to the Government.
SECTION 4 DESIGN

Project Closeout: If required, the AA/E may be tasked with the following activities:
• FFE Coordination: Coordination of Government furnished furniture, fixtures, and equipment shall be provided in
accordance with the Professional Services Contract. The AOC will furnish required listings of required items and of agency
representatives appropriate to the items covered.
• Punch Lists: The AA/E shall prepare the project “punch-list” and recommend to the AOC completion of required
elements on the list.
• Closeout Submittals: Ensure that training of Government employees has been conducted, Operation and Maintenance
Manuals are distributed, and maintenance schedules and methods are clearly presented for implementation by the
Government. Maintenance schedules and methods shall be addressed specifically to the equipment as employed in the
project.
4.8.4 PROJECT CLOSEOUT
General: As part of final project closeout collect, organize, and transmit to the AOC any revisions to specifications,
construction modifications, Requests for Interpretation; etc. that have not been previously delivered to the AOC.
As-Built Documentation: If the Professional Services Contract or Task Order requires AA/E preparation of “as-built” CAD files
incorporating all field revisions and construction modifications, update the appropriate construction drawings and forward
electronic copies to the AOC. If the Professional Services Contract or Task Order requires review and approval of “as-built” CAD
data prepared by others, complete that review and transmit findings to the AOC.
Final Payment to AA/E: Following delivery and AOC approval of A/E Closeout documentation prepare and submit
request for final payment.
DESIGN SECTION 4

APPENDIX
APPENDIX A – GENERAL FORMS
Meeting Minute Template

PDRI Checklist
Sign In Sheet Template
Sole Source Products Form
Transmittal Template
CONSTRUCTION
PAGE 66 CLOSEOUT
PROJECT MEETING MINUTES
ARCHITECT OF THE CAPITOL
Planning and Project Management, Rm. H2-537
Ford House Office Building
Project Title: Insert Full Project Title Here

Project Manager: Jane Q. Manager - 225-5900 Date: May 14, 2013
Project Number: 0000XX Budget Model Cost: $3,000,000
Date Start Finish Next Meeting Prepared By Company
Purpose Location Notes
Attended By Company Telephone Not Attending
Item Item Description Responsibility Date Due Completed Status
10BAPPENDIX
37BAPPENDIX A – GENERAL FORMS PAGE 67

PDRI for Buildings Score Sheet - Medium & Large Projects
(CII, 1999)
Project Title: ______________________________________________ Project No.: ________

Project Manager: ____________________________________ Date Completed: ___________
SECTION 1 - BASIS OF PROJECT DECISION

CATEGORY Definition Level Score
Element 0 1 2 3 4 5
A. BUSINESS STRATEGY (Maximum = 214)
A1 Building Use 0 1 12 23 33 44
A2 Business Justification 0 1 8 14 21 27
A3 Business Plan 0 2 8 14 20 26
A4 Economic Analysis 0 2 6 11 16 21
A5 Facility Requirements 0 2 9 16 23 31
A6 Future Expansion/Alteration Considerations 0 1 7 12 17 22
A7 Site Selection Considerations 0 1 8 15 21 28
A8 Project Objectives Statement 0 1 4 8 11 15
CATEGORY A TOTAL
B. OWNER PHILOSOPHIES (Maximum = 68)
B1 Reliability Philosophy 0 1 5 10 14 18
B2 Maintenance Philosophy 0 1 5 9 12 16
B3 Operating Philosophy 0 1 5 8 12 15
B4 Design Philosophy 0 1 6 10 14 19
CATEGORY B TOTAL
C. PROJECT REQUIREMENTS (Maximum = 131)
C1 Value-Analysis Process 0 1 6 10 14 19
C2 Project Design Criteria 0 1 7 13 18 24
C3 Evaluation of Existing Facilities 0 2 7 13 19 24
C4 Scope of Work Overview 0 1 5 9 13 17
C5 Project Schedule 0 2 6 11 15 20
C6 Project Cost Estimate 0 2 8 15 21 27
CATEGORY C TOTAL
TOTAL SECTION I (Section I Maximum Score = 413)
Definition Levels:
0 = Not applicable 2 = Minor Deficiencies 4 = Major Deficiencies

1 = Complete Definitions 3 = Some Deficiencies 5 = Incomplete or Poor Definition
SECTION II - BASIS OF DESIGN

Element 0 1 2 3 4 5
D. SITE INFORMATION (Maximum = 108)
D1 Site Layout 0 1 4 7 10 14
D2 Site Surveys 0 1 4 8 11 14
D3 Civil/Geotechnical Information 0 2 6 10 14 19
D4 Governing Regulations 0 1 4 8 11 14
D5 Environmental Assessment 0 1 5 9 12 16
D6 Utility Sources with Supply Conditions 0 1 4 7 10 13
D7 Site Life Safety Considerations 0 1 2 4 6 8
D8 Special Water and Waste Treatment 0 1 3 6 8 11
Requirements
CATEGORY D TOTAL
E. BUILDING PROGRAMMING (Maximum = 162)
E1 Program Statement 0 1 5 9 12 16
E2 Building Summary Space List 0 1 6 11 16 21
E3 Overall Adjacency Diagrams 0 1 3 6 8 10
E4 Stacking Diagrams 0 1 4 7 10 13
E5 Growth & Phased Development 0 1 5 8 12 15
E6 Circulation and Open Space Requirements 0 1 4 7 10 13
E7 Functional Relationship Diagrams/Room by 0 1 3 5 8 10
Room
E8 Loading/Unloading/Storage Facilities 0 1 2 4 6 8
Requirements
E9 Transportation Requirements 0 1 3 5 7 9
E10 Building Finishes 0 1 5 8 12 15
E11 Room Data Sheets 0 1 4 7 10 13
E12 Furnishings, Equipment, & Built-Ins 0 1 4 8 11 14
E13 Window Treatment 0 0 2 3 4 5
CATEGORY E TOTAL
F. BUILDING/PROJECT DESIGN PARAMETERS (Maximum = 122)
F1 Civil/Site Design 0 1 4 7 11 14
F2 Architectural Design 0 1 7 12 17 22
F3 Structural Design 0 1 5 9 14 18
F4 Mechanical Design 0 2 6 11 15 20
F5 Electrical Design 0 1 5 8 12 15
F6 Building Life Safety Requirements 0 1 3 5 8 10
F7 Constructability Analysis 0 1 4 8 11 14
F8 Technological Sophistication 0 1 3 5 7 9
CATEGORY F TOTAL
0 = Not applicable 2 = Minor Deficiencies 4 = Major Deficiencies
1 = Complete Definitions 3 = Some Deficiencies 5 = Incomplete or Poor Definition
SECTION II - BASIS OF DESIGN (Contd.)

Element 0 1 2 3 4 5
G. EQUIPMENT (Maximum =36)
G1 Equipment List 0 1 5 8 12 15
G2 Equipment Location Drawings 0 1 3 5 8 10
G3 Equipment Utility Requirements 0 1 4 6 9 11
CATEGORY G TOTAL
10BAPPENDIX

TOTAL SECTION II (Section II Maximum Score = 428)
SECTION III - EXECUTION APPROACH

Element 0 1 2 3 4 5
H. PROCUREMENT STRATEGY (Maximum =25)
H1 Identify Long Lead/Critical Equip. & Materials 0 1 4 7 10 14
H2 Procurement Procedures and Plans 0 1 3 6 9 11
CATEGORY H TOTAL
J. DELIVERABLES (Maximum = 11)
J1 CADD/Model Requirements 0 0 1 2 3 4
J2 Documentations/Deliverables 0 1 2 4 6 7
CATEGORY J TOTAL
K. PROJECT CONTROL (Maximum = 63)
K1 Project Quality Assurance and Control 0 3 1 4 6 8
K2 Project Cost Control 0 4 1 7 10 13
K3 Project Schedule Control 0 4 1 8 11 14
K4 Risk Management 0 6 110 14 18
K5 Safety Procedures 0 3 1 5 7 9
CATEGORY K TOTAL
L. PROJECT EXECUTION PLAN (Maximum = 60)
L1 Project Organization 0 1 3 5 8 10
L2 Owner Approval Requirements 0 1 4 6 9 11
L3 Project Delivery Method 0 1 5 8 12 15
L4 Design/Construction Plan & Approach 0 1 4 8 11 15
L5 Substantial Completion Requirements 0 1 3 5 7 9
CATEGORY L TOTAL
TOTAL SECTION III (Section III Maximum Score = 159)
PDRI TOTAL SCORE (Maximum score = 1000)
APPENDIX
PAGE 70 37BAPPENDIX A – GENERAL FORMS

PROJECT MEETING SIGN-IN
Planning and Project Management, Rm. H2-537
Ford House Office Building
Project Title: ________________________________________________________________________

Proj. No: __________________
Project Manager:_____________________________________________________________________
Date: _____________________
Attended By Company Telephone E-Mail
10BAPPENDIX

UNITED STATES GOVERNMENT
TRANSMITTAL
PROJECT MANAGEMENT DIVISION
DATE:
PROJECT:
TO: See Distribution List Below
FROM: , Project Manager

Project Management Division
WE TRANSMIT:
[X] Herewith [ ] Under separate coverage via

[ ] In accordance with your request
FOR YOUR:
[ ] Approval [ ] Distribution to parties [ ] Information

[X] Review & Comments [ ] Record [ ] Use
THE FOLLOWING:
[X] Drawing/Sketch [ ] Product Samples/Literature [ ] Memo

[X] Specifications [ ] Shop Drawing [ ] Sepia
[ ] Building Program [ ] Computer Disk [ ] Misc.
COPIES: DATE: DESCRIPTION:
1 each April____
DISTRIBUTION:
___________
REMARKS:
Please submit comments on AOC Comment form by ___________
cc: Kayon, Arthur, File

ARCHITECT OF THE CAPITOL, WASHINGTON, D.C. 20515 TELEPHONE (202) __________ / FAX (202) 225-5348
APPENDIX B – DISCIPLINE DESIGNATORS, SH EET IDENTIFICATION EXAMPLES , SH EET
IDENTIFICATION BY FLOOR EXAMPLES , AOC BUILDING DESIGNATIONS BY JURISDICTION
AND AOC BUILDING DATA
Use the following discipline designators for identifying drawing sheets by discipline. Use either a two letter system or a one
letter system throughout the entire drawing set. Additional designators may be proposed to the Architect for special
circumstances.
DESIGNATOR DESCRIPTION CONTENT
G General All or any portion of subjects included in Level 2 below.
GI General Information Drawing index, code summary, symbol legend, orientation

maps
GC General Contractual Phasing, schedules, contractor staging areas, fencing, haul
routes, erosion control, temporary and special
requirements
GR General Resource Photographs, soil borings
GJ User Defined
GK User Defined
H Hazardous Materials All or any portion of subjects included in Level 2 below.

HA Asbestos Asbestos abatement, identification or containment
HC Chemicals Toxic chemicals handling, removal or storage
HL Lead Lead piping or paint removal
HP PCB PCB containment and removal
HR Refrigerants Ozone depleting refrigerants
HJ User Defined
HK User Defined
V Survey Mapping All or any portion of subjects included below.

VA Aerial Aerial surveyed points and features
VF Field Field surveyed points and features
VI Digital Digitized points and features
VJ User Defined
VK User Defined
B Geotechnical
BJ User Defined
BK User Defined
W Civil Works
WJ User Defined
WK User Defined
C Civil All or any portion of subjects included in Level 2 below.

CG Civil Grading Excavation, grading, drainage, erosion control
CS Civil Survey (Site) Plats, topographic, dimension control
CD Civil Demolition Structure removal and site clearing
CG Civil Grading Excavation, grading, drainage, retention ponds
CP Civil Paving Roads, bridges, drives, and parking lots
CI Civil Improvements Pavers, flagstone, exterior tile, furnishings, retaining walls,
and water features
CT Civil Transportation Waterway construction, wharves, docks, trams, railway
systems, and people movers
CU Civil Utilities Water, sanitary sewer, storm sewer, power,
communications, fiber optics, telephone, cable television,
natural gas and steam systems.
CJ User Defined
CK User Defined
L Landscape All or any portion of subjects included in Level 2 below.

LD Landscape Demolition Protection and removal of existing landscaping
LG Landscape Grading Proposed contours and spot grades
LI Landscape Irrigation Mainlines, values, controllers, pumps, etc
LL Landscape Lighting
LP Landscape Planting
LR Landscape Relocation Vegetation relocation information
LS Landscape Site All site hardscape and call-outs
LJ User Defined
LK User Defined
S Structural All or any portion of subjects included in Level 2

SS Structural Site
SD Structural Demolition Protection and removal
SB Structural Substructure Foundations, piers, slabs, and retaining walls
SF Structural Framing Floors and roofs
SJ User Defined
SK User Defined
A Architectural All or any portion of subjects included in Level 2 below.

AS Architectural Site
AD Architectural Demolition Protection and removal
AE Architectural Elements General architectural, waterproofing, historic preservation,
etc
AI Architectural Interiors
AF Architectural Finishes
AG Architectural Graphics
AJ User Defined
AK User Defined
I Interiors All or any portion of subjects included in Level 2 below.

ID Interior Demolition
IN Interior Design
IF Interior Furnishings
IG Interior Graphics Murals and visuals
IJ User Defined
IK User Defined
Q Equipment All or any portion of subjects included in Level 2 below.

QA Athletic Equipment Gymnasium exercise, aquatic, and recreational
QB Bank Equipment Vaults, teller units, ATMs, drive-through
QC Dry Cleaning Equipment Washers, dryers, ironing, and dry cleaning
QD Detention Equipment Prisons and jails
QE Educational Equipment Chalkboards, library
QF Food Service Equipment Kitchen, bar, service, storage, and processing
QH Hospital Equipment Medical, exam, and treatment
QL Laboratory Equipment Science labs, planetariums, observatories
APPENDIX
PAGE 76 38BAPPENDIX B – DISCIPLINE DESIGNATORS, SH EET IDENTIFICATION EXAMPLES , SH EET IDENTIFICATION BY FLOOR
EXAMPLES , AOC BUILDING DESIGNATIONS BY JURISDICTION AND AOC BUILDING DATA
QM Maintenance Equipment Housekeeping, window washing, and vehicle servicing,
Fall Protection
QP Parking Lot Equipment Gates, ticket and card access
QR Retail Equipment Display, vending, and cash register
QS Site Equipment Bicycle racks, benches, playgrounds
QT Theatrical Equipment Stage, movie, rigging systems
QV Video/Photographic Television, darkroom, and studio
Equipment
QY Security Equipment Access control and monitoring, surveillance
QJ User Defined
QK User Defined
F Fire Protection All or any portion of subjects included in Level 2 below.

FD Fire Protection Demolition
FA Fire Detection Alarm
FX Fire Suppression Fire extinguishing systems and equipment
FJ User Defined
FK User Defined
P Plumbing All or any portion of subjects included in Level 2 below.

PS Plumbing Site Extension and connections to Civil Utilities
PD Plumbing Demolition Protection, termination, and removal
PP Process Piping Piping, valves, insulation, tanks, pumps
PQ Plumbing Equipment Pumps and tanks
PL Plumbing Domestic water, sanitary and storm drainage, fixtures
PJ User Defined
PK User Defined
D Processes All or any portion of subjects included below.

DD Process Demolition Protection, termination and removal
DL Process Liquids Liquid process systems
DG Process gases Gaseous process systems
DP Process Piping Piping, valves, insulation, tanks, pumps, etc.
DQ Equipment Systems and equipment for thermal, electrical, material
handling, assembly and manufacturing, nuclear, power
generation, chemical, refrigeration, and industrial
processes
DE Process Electrical Electrical exclusively associated with a process and not the
facility
DI Process Instrumentation Instrumentation, measurement, recorders, devices and
controllers (electrical and mechanical)
DW Process Waters Piping, valves, system components, equipment
DC Process Chemicals Piping, valves, system components, equipment
DA Process Airs Piping, valves, system components, equipment
DX Process Exhaust
DR Process Drains and Reclaims Piping, valves, system components, equipment
DM Process HPM Piping, valves, system components, equipment
DY Process Slurry Piping, valves, system components, equipment
DO Process Oil Piping, valves, system components, equipment
DV Process Vacuum Piping, valves, system components, equipment
DJ User Defined
DK User Defined
10BAPPENDIX
38BAPPENDIX B – DISCIPLINE DESIGNATORS, SH EET IDENTIFICATION EXAMPLES , SH EET IDENTIFICATION BY FLOOR PAGE 77
M Mechanical All or any portion of subjects included in Level 2 below.
MS Mechanical Site Utility tunnels and piping between facilities
MD Mechanical Demolition Protection, termination, and removal
MH Mechanical HVAC Ductwork, air devices, and equipment
MP Mechanical Piping Chilled and heating water, steam
MI Mechanical Instrumentation Instrumentation and controls
MJ User Defined
MK User Defined
E Electrical All or any portion of subjects included in Level 2 below.

ES Electrical Site Utility tunnels, site lighting
ED Electrical Demolition Protection, termination, and removal
EP Electrical Power
EL Electrical Lighting
EI Electrical Instrumentation Controls, relays, instrumentation, and measurement
devices
ET Electrical Telecommunications Telephone, network, voice and data cables
EY Electrical Auxiliary Systems Alarms, nurse call, security, CCTV, PA, music, clock, and
program
EJ User Defined
EK User Defined
T Telecommunications All or any portion of subjects included in Level 2 below.

TA Audio Visual Cable, music, and CCTV systems
TC Clock and Program Time generators and bell program systems
TI Intercom Intercom and public address systems
TM Monitoring Monitoring and alarm systems
TN Data Networks Network cabling and equipment
TT Telephone Telephone systems, wiring, and equipment
TY Security Access control and alarm systems
TJ User Defined
TK User Defined
R Resource (Data furnished All or any portion of subjects included in Level 2 below.
without warrant as to accuracy)
RC Resource Civil Surveyor’s information and existing civil drawings
RS Resource Structural Existing facility structural drawings
RA Resource Architectural Existing facility architectural drawings
RQ Resource Equipment Existing facility equipment drawings
RF Resource Fire Protection Existing facility fire protection drawings
RP Resource Plumbing Existing facility plumbing drawings
RM Resource Mechanical Existing facility mechanical drawings
RE Resource Electrical Existing facility electrical drawings
RT Resource Telecommunications Existing facility telecommunication drawings
RJ User Defined
RK User Defined
X Other
XJ User Defined
XK User Defined
APPENDIX
PAGE 78 38BAPPENDIX B – DISCIPLINE DESIGNATORS, SH EET IDENTIFICATION EXAMPLES , SH EET IDENTIFICATION BY FLOOR
O Operations
OJ User Defined
OK User Defined
Z Contract/Shop Dwgs
ZJ User Defined
ZK User Defined
10BAPPENDIX
PAGE 79
APPENDIX B CONTINUED Sheet Identification Examples
LEVEL 1 LEVEL 2 SHEET TITLE
GENERAL DRAWINGS
G001 GI001 Drawing Index and Symbols
GI101 Location and Area Maps
GI102 Code Summary Fire Exiting and Separation
G002 GC001 General Requirements Notes
G101 GC101 Site Utilization Plan
GC102 Phasing Plans
GC601 CPM Schedules
CIVIL DRAWINGS
CD101 Site Demolition Plan
CD102 Utilities Demolition Plan
C101 CS101 Dimension Control Plan
CG001 Grading and Excavation Notes
CG101 Excavation Plan
C102 CG102 Grading Plan
CG201 Grading Profiles
CG301 Excavation Sections
CG302 Grading Sections
CG501 Grading Details
CP001 Paving Notes
C103 CP101 Paving Plan
CP301 Paving Sections
C501 CP501 Paving Details
CI101 Exercise Walk & Equipment
CI501 Aerobic Equipment Details
CT101 Heliport Plan
CT301 Heliport Sections
CT501 Heliport Details
CT502 Heliport Details
C104 -------- Site Utilities Plan
CU001 Utilities Distribution Notes and Symbols
CU101 Domestic Water Distribution Plan and Profile
CU102 Fire Protection Water Distribution Plan and Profile
CU103 Sanitary Sewer Plan and Profile
CU104 Electrical Power Distribution
CU401 Large Scale Plan at Medical Gas Storage Pad
C502 -------- Site Utilities Details
CU501 Domestic Water Distribution Details
CU502 Sanitary Sewer Details
CU503 Site Electrical Utilities Details
LANDSCAPE DRAWINGS
L101 LD101 Irrigation Demolition Plan
LD102 Planting Removal Plan
L102 -------- Landscape Irrigation Plan
LI001 Irrigation Notes and Symbols
LI101 Irrigation Plan
LI401 Large Scale Irrigation Plans
LI501 Irrigation Details
LI601 Irrigation Schedules
APPENDIX
PAGE 80
LI602 Irrigation Diagrams
LP001 Planting Notes and Symbols
L103 LP101 Plant Materials Plan
LP401 Large Scale Planting Plans
LP501 Landscape Details
LP601 Plant Materials Schedules
LP602 Planting Diagrams
LP901 Landscape 3D Representations
STRUCTURAL DRAWINGS
S101 SB102 Foundation and First Floor Plan
SB201 Foundation Wall Elevations
S301 SB301 Foundation Sections
SB401 Large Scale Foundation Plans
SB501 Foundation Details
SB601 Foundation Schedules
SB602 Foundation Load Diagrams
SF001 Framing Notes
S102 SF101 Second Floor Framing Plan
SF102 Third Floor Framing Plan
SF103 Fourth Floor Framing Plan
S103 SF104 Roof Framing Plan
SF201 Framing Elevations
S302 SF301 Framing Sections
SF302 Wall Sections
SF401 Large Scale Plan at Physical Therapy
S501 SF501 Framing Details
S502 SF502 Stair and Elevator Details
S601 SF601 Reinforcing Schedules
SF602 Column and Beam Schedules
S602 SF603 Framing Schedules
SF604 Load Diagrams
SF901 Framing Isometrics
ARCHITECTURAL DRAWINGS
A101 AS101 Architectural Site Plan
A001 AE001 Architectural Notes and Symbols
A102 AE101 First Floor Plan
A103 AE102 Second Floor Plan
AE103 Third Floor Plan
AE104 Fourth Floor Plan
A104 AE105 First Floor Reflected Ceiling Plan
A105 AE106 Second Floor Reflected Ceiling Plan
AE107 Third Floor Reflected Ceiling Plan
AE108 Fourth Floor Reflected Ceiling Plan
A106 AE109 Roof Plan
A201 AE201 Exterior Elevations
AE202 Exterior Elevations
A202 AE203 Interior Elevations
AE204 Interior Elevations
A301 AE301 Building Sections
AE302 Building Sections
A302 AE303 Wall Sections
AE304 Wall Sections
10BAPPENDIX
PAGE 81
A401 AE401 Large Scale Toilet Plans
A402 AE402 Stair and Elevator Plans and Sections
AE403 Treatment Room Plan
AE404 Physical Therapy Room Plan
AE405 Kitchen and Dining Room Plan
A501 AE501 Exterior Details
AE502 Exterior Details
A502 AE503 Interior Details
AE504 Interior Details
A601 AE601 Door and Window Schedules
AE602 Diagrams
AE901 3D Representations and Isometrics
A701 AF101 First Floor Finishes Plan
A702 AF102 Second Floor Finishes Plan
AF103 Third Floor Finishes Plan
AF104 Fourth Floor Finishes Plan
A602 AF601 Room Finish Schedules
A107 AG101 Signage Plan
AG201 Signage Elevations
AG301 Signage Sections
AG401 Large Scale Signage Drawings
AG501 Signage Details
A603 AG601 Signage Schedules
INTERIOR DESIGN
DRAWINGS
I001 IN001 Interior Design Notes and Symbols
I101 IN101 First Floor Interior Design Plan
I102 IN102 Second Floor Interior Design Plan
IN103 Third Floor Interior Design Plan
IN104 Fourth Floor Interior Design Plan
I103 IN105 First Floor Interior Design Reflected Ceiling Plan
I104 IN106 Second Floor Interior Design Reflected Ceiling Plan
IN107 Third Floor Interior Design Reflected Ceiling Plan
IN108 Fourth Floor Interior Design Reflected Ceiling Plan
I201 IN201 Interior Design Elevations
I301 IN301 Interior Design Sections
I401 IN401 Large Scale Interior Design Plans
IN501 Interior Design Details
IN601 Interior Design Schedules
IN602 Interior Design Diagrams
IN901 Interior Design Isometrics
IF001 Interior Furnishing Symbols
I105 IF101 First Floor Interior Furnishing Plan
I106 IF102 Second Floor Interior Furnishing Plan
IF103 Third Floor Interior Furnishing Plan
IF104 Fourth Floor Interior Furnishing Plan
I202 IF201 Interior Furnishing Elevations
I302 IF301 Interior Furnishing Sections
IF401 Large Scale Interior Furnishing Plans
IF501 Interior Furnishing Details
IF601 Interior Furnishing Schedules
IF602 Interior Furnishing Diagrams
APPENDIX
PAGE 82
IF901 Interior Furnishing Isometrics
I002 IG001 Interior Graphics Notes and Symbols
I107 IG101 First Floor Interior Graphics Plan
I108 IG102 Second Floor Interior Graphics Plan
IG103 Third Floor Interior Graphics Plan
IG104 Fourth Floor Interior Graphics Plan
I203 IG201 Interior Graphics Elevations
IG301 Interior Graphics Sections
IG401 Large Scale Interior Graphics Plans
I501 IG501 Interior Graphics Details
IG601 Interior Graphics Schedules
IG602 Interior Graphics Diagrams
10BAPPENDIX
PAGE 83
APPENDIX B CONTINUED Sheet Order by Floor Examples
To number sheets in a drawing set so that the sheets are grouped by floors, follow the following naming convention:
DDTFFNN where “DD” is the one or two letter discipline designation; “T” is the single number designation for drawing
type; “FF” is the two character designation for the floor; and “NN” is the two number designation for the order.
Use the following as the “FF” designations in sheet numbers to indicate a specific floor:
G1 – Garage 1st Level

G2 – Garage 2nd Level
G3 – Garage 3rd Level
GA – Garage AB Level
GC – Garage CD Level
GE – Garage E or EF Level
Tx – Tunnels (x varies: R, red; B, black; G, green; U, blue; O, orange; N, north; S, south; E, east; T, truck; P,
pedestrian; etc. – other designations as approved)
PL – Parking Lower Level
PU – Parking Upper Level
CL – Cellar Level
SB – Sub-basement
BA – Basement
CO – Concourse
GR – Ground Floor
1x – First Floor (x varies: 0 for first floor; M for mezzanine; U for upper; L for lower; other designations as approved)
2x – First Floor (x varies: 0 for second floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
3x – First Floor (x varies: 0 for third floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
4x – First Floor (x varies: 0 for fourth floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
5x – First Floor (x varies: 0 for fifth floor; M for mezzanine; U for upper; L for lower; other designations as approved)
6x – First Floor (x varies: 0 for sixth floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
7x – First Floor (x varies: 0 for seventh floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
8x – First Floor (x varies: 0 for eighth floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
9x – First Floor (x varies: 0 for ninth floor; M for mezzanine; U for upper; L for lower; other designations as
approved)
OB – Observation Floor
Ax – Attic (x varies: T for attic floor; M for mezzanine; U for upper; L for lower; other designations as approved)
PH – Penthouse
RF – Roof
APPENDIX
PAGE 84
APPENDIX B CONTINUED AOC Building Designations by Jurisdiction
• Capitol
o United States Capitol USC
o Capitol Visitor’s Center CVC
• Botanic Gardens
o BG Admin BGAD
o BG Conservatory BGC
o BG Head House (DCV) BGHH
o BG Warehouse (DCV) BGWH
o
• Supreme Court
o Supreme Court Bldg SCB
o Thurgood Marshall Justice Bldg TMJB
• Grounds
o Summer House CGSH
• House
o Cannon House Office Bldg CHOB
o Longworth House Office Bldg LHOB
o Rayburn House Office Bldg RHOB
o Ford House Office Bldg FHOB
o East House Underground Garage EHUG
o West House Underground Garage WHUG
o 501 First Street (Page Dorm) 501F
o 14 E Street (Vehicle Maintenance) 14E
• Library of Congress
o John Adams Bldg LCJA
o Thomas Jefferson Bldg LCTJ
o James Madison Bldg LCJM
o Special Facility (St. Cecilia’s) LCSF
o Audio Visual Conservation Ctr (Packard Campus) LCAV
o Book Storage Facility (Mods 1-4, Ft. Meade) LCBS
• Office of Security Programs
o Eney, Chestnut, Gibson Bldg CPHQ
o Fairchild Bldg CPFB
o Courier Acceptance Facility CPCA
o Maintenance Facility (67 K St) CPMF
o Canine Facility (DCV) CPK9
o Canine Training Facility (DCV) CPKT
o Offsite Delivery Ctr (DCV) CPOD
o Chemical/Explosive Storage (DCV) CPCE
o Alternate Computer Facility ACF
• Capitol Power Plant
o Administration Bldg PPAD
o East Refrigeration Bldg PPER
o Boiler Bldg PPBB
o West Refrigeration Bldg PPWR
o Generator Bldg PPGB
• Senate
o Russell Senate Office Bldg RSOB
o Dirksen Senate Office Bldg DSOB
o Hart Senate Office Bldg HSOB
10BAPPENDIX
PAGE 85
o Daniel Webster Page Dormitory DWPD
o Senate Day Care Center SDCC
o Senate Underground Garage SUG
o Monocle Restaurant SMR
o Postal Square USPS
o Robert Taft Memorial RTM
o Senate Storage Bldg (DCV) SSB
o Senate Storage Facility (Landover) SSF
o Senate Mail Handling Facility (Landover) SMHF
APPENDIX
PAGE 86
APPENDIX C – DESIGN PH ASE DOCUMENTS
Program of Requirements (PoR) detailed instructions

Project Budget Allocation Table
Room Data Sheet template
Space Categorization
Space Efficiency
Space Guidelines
10BAPPENDIX
39BAPPENDIX C – DESIGN PHASE DOCUMENTS PAGE 87

Program of Requirements Instructions
a) Background and Project Concept
• Project Summary Statement: The Project Summary Statement shall be composed of the formal project title
and usually a three-sentence (or less) project description. The PoR Project Summary Statement shall stay with the
project from the Budget request through the project’s completion and beneficial occupancy. The statement shall
serve as the introductory paragraph to both the PoR and the Project Summary section of the Project Definition
Form (PDF).
• Acknowledgments and Approvals: This section shall immediately follow the Project Summary Statement and
shall be used to recognize who prepared the program, their roles, and who participated on the development team
and on the PoR’s reviews. Most importantly, it must provide a location for approval signatures.
The Executive Summary section presents a recap of essential information about the project to agency managers,
Appropriations Committees, and other stakeholders. It summarizes material that is presented in subsequent sections.
The material presented shall not require a technical background to understand. It shall focus on the legislation or
AOC program that supports or demands the development of the project. It shall address the total project and not just
the appropriation that provides funding for the PoR. It shall be contained, if possible, on a single page, providing a
paragraph to address each of the general areas that follow below. It shall be written after developing the other
portions of the PoR. Review the statement provided in the PDF to ensure that the project definition has stayed “in-
scope”. If the PoR Executive Summary varies significantly from that in the PDF, ensure that all changes have been
approved by FPPD.
• Project Description: This should serve as the introductory paragraph to the appropriation language and should
be the first paragraph in the Executive Summary section. The statement should encompass the entire project and
the text should be identical to what will appear in the Work Description section of the PDF.
o General: The description should include such things as: Type of work proposed (e.g., alteration,
modernization, new construction, etc.); the number of stories of the project; the construction materials to be
used for the foundation, floors, frame, walls, roof, pilings or special foundation features as required to
prepare the budget model; and building numbers and floor areas of buildings to be demolished. These
introductory sentences should match those in the Background and Concept PoR introduction.
o Language: Present the information in this block in a manner that is consistent with the entries in Budget
Model sections. Provide an outline of all principal features of the project. Start with a brief, but accurate
description of the primary facility. For buildings, indicate the AOC Building Quality Level (Principal, Support,
or Service), and any unusual construction features which would affect the cost estimate. The AOC Design
Guide has more information on the Building Quality levels. For structures other than buildings, describe each
major element or system that is required to provide a complete and usable facility.
o Alterations and Additions: For projects involving alterations, additions, or conversions, describe the changes
to be made. Indicate type of land acquisition, where applicable, regardless of cost. Do not include information
related to cost, building dimensions, requirements, or justifications. If applicable, provide the number of
buildings or structures to be demolished as part of the project.
• Jurisdiction Mission and Goals: Use this paragraph to state how this project aligns with the mission and goals
of the jurisdiction or an AOC program.
• Project Objectives: Use this paragraph to address the customer’s objectives for the project. These objectives
differ from the mission statements previously stated. Provide concise objectives, preferably in a “bulleted” format
to define what the project is to accomplish. Prioritize objectives from most to least important.
• Schedule Summary: State the fiscal year (s) the design is to be accomplished and in which fiscal year
construction is to be requested and authorized for what period. For example, “funding will be requested in FY’09
to support construction during Fiscal Years 2010 to 2012 and to support occupancy in 2012.”
• Budget Summary: Summarize what funding will be requested in a given fiscal year for what purposes, e.g.,
design funding, construction funding, etc. - how much will the project cost.
c) Project Analysis
The Project Analysis section describes how this project has come to be. It provides background and justification,
explains the alternatives considered, and alignment into the CIP. Much of this data is forwarded from the PDF and
should be verified, and as necessary, expanded or revised.
APPENDIX
PAGE 88 39BAPPENDIX C – DESIGN PHASE DOCUMENTS

• Project Objectives: The first sentence shall state the specific problem or objective that creates the need for the
project. It identifies the estimated useful life of the project and the time at which the project will come “on-line”
and be ready for use. The project shall be consistent with the standards, objectives, and policies of the customer
and the AOC. Provide workloads, tasks, and assignments and functional operations necessary to make a clear
analysis of the requirements (e.g., quantified workload increases, state-of-the-art advances, personnel growth).
• Background: Describe how the project has come to be, the precedents, and the reason. This data may be
available in the PIF or in a PDF. Address the following in this paragraph:
o Congressional or Judicial Intent: If there is a clear directive from Congress to pursue this project or a
program to which the project belongs, identify it.
o Previous Actions Taken: This paragraph shall provide explanation as to previous actions taken. If this project
is to correct remedial actions undertaken previously, these actions shall be listed and an explanation provided
for each.
o CCMP/FCA/Program Relationship: Information shall be presented regarding the relationship of this project
to the CCMP, Jurisdiction Plans, and FCA.
o Impact on Other Facilities: Provide a description of any other existing facilities that will be affected by this
project.
• Justification: This section should provide a brief description of the project intent, explain the current situation,
and describe the impact on the customer if the work is not provided.
o Current Situation: Describe how and under what conditions the current requirement is or is not being met.
Discuss conditions of the facility or system that do not allow the user to meet or hinder meeting
requirements. Give details of the existing facility being used and describe problem areas. Provide information
on any hazardous conditions, environmental problems, safety citations and violations, internal and external
complaints, non-availability of resources, and utility outages. Comments should support the stated
requirement. List any current spaces or facilities that will be vacated (or will change occupants) because of this
project.
 Inventory - Evaluation of the Condition of All Existing Assets: Working with the customer, evaluate
appropriate assets and rate as either “Adequate” or “Inadequate”.
→ Size and Space Condition: Categorize space inventory by AOC Space types as shown in table. Unless
“Core” areas are the subject of the study (mechanical rooms, electrical closets, primary corridors,
etc.), do not include these building areas in preparation of the inventory as AOC planning allowances
will provide appropriate figures. The determination of adequacy should consider the following: Size
and Space Configuration, Physical Condition, Maintenance and Operational Costs, Adjacencies –
Positive and Negative, Geographical Location (Transportation), Accommodation of New
Technology, Physical Security, Other Considerations to be determined, Regulatory.
Item Space Type AOC Code Adequate Inadequate Deficient
Number (sqft) (sqft) (sqft)
→ System Condition or Status: Studies may be used to assess the condition or status of building
components and systems. Studies directed towards building systems should categorize results using
UNIFORMAT II breakdowns. Use table as a template for this classification.
Item Number System Type Need Available Shortfall
 Determination of Inadequate Facilities: Based on criteria supporting the categories noted above, develop
a composite listing of Inadequate Facilities by Category Code. Explain why these facilities are no longer
adequate.
 Inventory Summary: Include the data summary as an appendix to the PoR using the table format for
Space Categorization available in the Reference Library.
o Risk and Impact if Not Provided: Describe the effect on the activity mission accomplishment if the project
is denied.
10BAPPENDIX

• Alternatives: This section verifies the data in the PDF. The introductory narrative should provide a summary and
a structured analysis of all options considered to provide the needed additional space or modifications of systems,
including modification of staffing, co-locating in other facilities, and using alternate technology to reduce the need
for more space. After the alternatives have been analyzed, a preferred alternative should be selected that
maximizes program suitability and minimizes first cost and life cycle costs. The section should be clearly divided
into the following sub-sections to facilitate direct insertion into the PDF Alternatives Considered Requirement.
o Status Quo: The status quo may be eliminated as an option for the following types of projects: Projects
which support a new or expanded mission and there are no existing facilities which satisfy the requirement;
projects which correct fire, safety or health deficiencies; projects which correct pollution and environmental
problems; and projects which support a forced relocation and there are no existing facilities which will satisfy
the requirement.
o Renovation/Modernization: Describe one or more viable option for this project, if possible. Rehabilitation,
modernization, alteration, or conversion of an existing facility may be eliminated under the following
circumstances: There are no available facilities that can be modified to provide satisfactory support for the
requirement; a deficiency cannot be corrected for less than 75% of the cost of new construction; or a needed
change or correction is an engineering impossibility. Consider historic issues in determination.
o Lease: While leasing alternatives are very important in the Executive Branch, the option of leasing should be
evaluated in accordance with current AOC legislative authority.
o New Construction: New construction is an alternative. However, new construction may be eliminated as an
alternative if the cost of alteration, conversion, rehabilitation, or modernization is less than 75% of the new
construction cost.
o Analysis Results: Provide a brief summary of the analysis results. Generally, it is useful to cite statistics from
the detailed economic analysis, such as net present value, payback periods, savings-to-investment ratios,
annual savings, etc.
d) Site Analysis
If the site has not been selected, then this section shall include a list of potential site locations and identify the
preferred site based on an analysis of the cultural, physical, transportation, utility, and regulatory factors that impact
the site. This section shall describe the desired features to be obtained during the site selection process if a site has not
already been designated. If the site has already been identified, then this section should clearly indicate how the site
should be developed. Normally only one of the following sections (Site Selection, Site Development, or Site
Implications) would be completed and coupled with the conclusions section. If a Study is available, review the
Evaluation of Potential Sites section.
• Site Selection: Complete this section to identify the features of a new site that must be provided to
accommodate the needs of the project.
o CCMP: Selected sites should be rated against CCMP site development characteristics.
o Factors to be considered: For each site under consideration, address each of the following:
 Cultural Factors: As applicable, provide an analysis of how the cultural factors of the site(s) being
evaluated comply with the needs of this project.
 Physical Issues: As applicable, provide an analysis of the physical characteristics and features of the site(s)
and how they could best accommodate this project.
 Transportation Issues: As applicable, provide an analysis of the transportation services and options
available at the site(s) and how each would support this project.
 Utility Availability: As applicable, provide an analysis of utility availability at the site, complying with the
AOC Design Guide for any necessary testing to verify data. Ensure that each site evaluated will provide
the necessary service.
 Regulatory Factors: As applicable, summarize regulatory issues, but always address any hazardous
materials findings that could influence site selection.
 ADA: As applicable, include ADA considerations.
o Preferred Sites: “Sites” refers not only to accommodating new stand-alone facilities, but also refers to choices
to be made within existing facilities for accomplishment of the work. Use this section to summarize the
rationale for selecting the recommended site from the discussions below.
 Advantages: As applicable, summarize the advantages of the preferred sites. Clearly identify site potential
aspects that could influence the design of the facility such as natural setting, views or vistas, topography,
etc.
APPENDIX

 Disadvantages: As applicable, summarize the disadvantages of the preferred sites.
• Site Development: For sites that have already been obtained for the project, provide a narrative summary of the
significant aspects of the project site that may impact positively and/or impact negatively on the design. The
summary should delineate the boundaries of the site, its size, condition, accessibility, physical features,
environmental features, and the availability of utilities. Following the narrative summary, detail each sub-category
as follows:
o Site Survey: Early in the process, ensure that a proper, current site survey is available and a certified copy is
available for the designers.
o CCMP: For the site to be developed, enumerate the restrictions that may be applied by the CCMP to ensure
that the design complies with the plan.
o Cultural Factors: Describe the history of the site, its land use, ownership, and economic value. Discuss issues
that may exist with surrounding neighbors that must be taken into consideration and context with adjoining
or adjacent buildings or structures, including issues of scale.
o Physical Factors: Discuss how the spaces surrounding the building should be designed. Identify any unusual
site requirements that must be resolved.
 How should exterior areas be developed to relate to the building? Should there be any formal plazas,
courtyards, formal receiving areas for the public or to accommodate crowds?
 Obtain true copies of surveys and legal plats. Document known topography and soils conditions that
could impact construction. Include test borings services as required (e.g., geotechnical and
environmental).
 Discuss any known issues with existing vegetation or tree cover. List specific trees or ground features that
must be preserved and incorporated into the plan.
 Describe security design issues that should be a part of this project. Describe the appropriate amount of
site and building exterior lighting that should be provided. Describe any special design requirements to
protect the building from acts of terrorism.
o Transportation Issues: Divide this section into sub-sections to discuss pedestrian access, public transportation
systems, vehicular access, and parking needs. Clearly identify any existing pedestrian routes that traverse the
site and that should be maintained or must be accommodated.
 Pedestrian Access: Describe how pedestrians shall access the building such as Senators, Members of
Congress or the Supreme Court., Congressional staff, and the general public, including persons with
disabilities and bicycle users.
 Public Transportation Sources: Is the site proximate to Metro or other public transportation system? Do
public bus routes serve the site, and at what points?
 Vehicular Access: Describe how VIPs, the public, staff vehicles, service vehicles, delivery trucks, and
emergency vehicles shall access the building.
 Parking Needs: Define the requirements for parking government, staff, and visitor vehicles, if any. See
AOC Design Guide.
o Services & Utility Availability: Use this section to provide an estimate of the project’s utility needs. Clearly
delineate the need for each utility and obtain written verification of service availability and supply conditions,
both capacity and date, from each off-site utility: thermal energy, electricity, telecommunication/data, water,
sanitary sewer, storm sewer, natural gas, etc. For projects located within the Capitol, obtain confirmation of
firm chilled water and steam availability from the Capitol Power Plant (CPP) to the project. Ascertain the
extent of underground support work required to connect to CPP sources. Generally state the extent of work
to be done by the provider of the utility and whether there will be any fees to be paid by AOC. Investigate
how trash, special, and/or hazardous waste products be held shall be handled within the existing
Congressional disposal systems. Review how refuse shall be compacted and what percentage of the waste
stream is recycled.
o Regulatory Factors: Discuss any Zoning codes or regulations that may have impact on the project (referring
questions of applicability to the Office of General Counsel, AOC, for interpretation); any local permitting or
disposal requirements; environmental regulations; building codes and requirements (for work in leased
buildings); and access issues.
 Environmental Issues: Include discussion of known soil conditions, environmental cleanup, run-off
restrictions, and storm water management. Ensure that findings documented within the PDF have not
10BAPPENDIX

changed. If this project has been subject of a formal NEPA study, attach the study and summarize any
restraints that will be imposed on the project.
 Environmental Planning and Review Checklist: Provide a properly executed AOC Environmental
Planning and Review Checklist if not previously developed or update the previously prepared checklist
from the PDF phase to reflect current data.
• Site Implications: Complete this section for projects to be located within or in conjunction an existing facility.
o Site constraints: How will existing construction or site features impose limits on the extent or the location of
the work? For example, are there known access restrictions or structural limitations?
o Site potential: Identify the aspects of the existing construction or site that should be exploited within the
project. What are the features that most lend themselves to development under this project?
o Site coordination: Identify steps that must be considered in coordinating this project with existing conditions
or with other work that may be scheduled within the existing construction or site. Integrate site and building
access with existing campus transportation infrastructure.
• Conclusions: Where possible, illustrate the major pedestrian and vehicular traffic routes and volumes, orientation
to public transportation, and limits on site usage as overlays or diagrammatic studies over the plats. Tie to
surrounding (adjoining) campus areas.
e) Program Analysis
This section is usually the most significant part of a Program of Requirements. The Program Analysis section
identifies the space requirements, their functional relationships, and necessary supporting elements. The requirements
shall not unnecessarily restrain the designer but should clearly and directly detail the needs of the customer. For
renovation/ alteration projects, the section shall fully analyze all existing space that will be available to the project and
its potential for incorporation into the design. For projects that address building infrastructure or systems, much of
this section will be replaced by system design requirements and enumeration of needs ranges. This information will be
derived through interviews with the customer representatives, the applicable Superintendent’s Office, FPPD, and
other Congressional entities.
• Program Analysis: As applicable to the type of project, this section includes:
o Project Related Issues: This portion shall explain issues as they relate to the entire project.
 Organization diagrams indicating the hierarchical structure and user’s operating relationships
 A summary of all required space - both new and existing - with priorities
 Adjacency diagrams (as appropriate) - identifying all affinity and adjacency relationships between each
space and others
 Stacking diagrams (for multi-story projects) - that locate each space on the desired building level
 Phased development, future expansion potential and options
o Room Requirements Issues: Comprehensive Room Data Sheets for each type of room or space that list total
needs for each type of room or space, along with any special requirements that need to be accommodated.
Room Data Sheets including furnishings, equipment, and built-ins for work areas and storage.
o AOC Priority Definitions: All assigned priorities shall be approved by the customer. It is expected that all
Priority 1 and 2 space facilities will be achieved within the established project funding. Priority 3 facilities may
only be included to the extent that funds become available.
 Priority 1: Space/facilities that are absolutely essential and critical to the achievement of the
programmatic requirements
 Priority 2: Space/facilities that are highly desirable and are in direct support of programmatic
requirements (i.e. ancillary spaces, interaction spaces, corridor seating)
 Priority 3: Program-related spaces/facilities that should be achieved to the extent that funds are available
o Order of Presentation: Subjects within this section generally are discussed from the building-wide (macro)
level to the room or space (micro) level but are usually developed in the converse order.
• Existing Facilities: If renovation/alteration is identified as the preferred project vehicle, then include this
section, with an introduction, and provide a statement resolving each of the following:
o Existing Documentation: The AOC Records Management Division has extensive holdings of construction-
related files. Additionally, computer-aided design masters are maintained by the Technical Support Division
and will be made available for use in preparing existing conditions drawings by the consultant. Prepare a
listing of available documents for the original facility and of significant renovations/alterations that have been
consulted in the PoR preparation and that will be available for use during the project.
APPENDIX

o Extent of Remodeling/Renovation: Include a reduced copy of the existing floor plans in the PoR. Indicate
areas of the building to be remodeled. Note areas with the potential for expansion. Indicate which areas are to
remain intact, what furnishings and equipment are to be retained therein, and indicate within the Room Data
Sheets for new/altered areas which equipment is to be retained for reuse. Highlight any restrictions that
existing structural bays/systems may have on potential design solutions.
o Code Compliance: As a need to bring an existing facility up to compliance with contemporary Codes, indicate
those existing areas with compliance issues. Clearly identify renovation “threshold” values that could impose
requirements for full building Code compliance. Coordinate with SFEP.
o Hazardous Materials: Working with SFEP, determine the presence of any hazardous materials such as
asbestos, PCBs, and lead. Identify the extent of the hazardous materials.
o Temporary Facilities: Congressional and Court operations can rarely be halted. Describe any temporary
swing space that will be required while the project is being executed. If specific space has been identified by
the customer, include information about those facilities.
• Space Program Information: The initial paragraph in this section shall provide a summary of the space needs
used to calculate the project scope. It should be so structured as to allow for its direct incorporation into the PDF
under Work Description. If the requirement is based on detailed operational requirements, summarize how the
scope was derived based on qualitative data. For each category of space in the project scope, include the
following: Category name and a brief description of the space; a clear rationale how the scope was produced and
number of such spaces required based on occupancy data.
o Summary Space List: The Summary Space List is normally presented in table format, either in a spreadsheet
or MS Word table. The table summarizes on a single page all of the project’s space requirements, rolled up by
department or organization. The table should include both assignable and non-assignable spaces to the extent
that they can be defined.
 Assignability Totals: Provide total breakdowns by assignability codes and sub-total space by:
→ Assignable Area: Sum of all assignable class areas.
→ Non-assignable Area: Building Service + Circulation + Mechanical Areas.
→ Net Usable Area: Assignable Area + Non-assignable Area.
→ Structural Area: Gross - Net Usable Area.
 The Summary Space List shall retain the Space Class and Space Type nomenclature from the Room Data
Sheets, adding suffixes to the Class codes to accommodate multiple uses of the Class for similar but
unique spaces. For example, private offices (Class 5.2) may exist under three divisions but have differing
requirements in each; thus, a Room Data Sheet would be prepared for each, reflecting the differences,
and each would be uniquely tracked by suffix -5.2a, 5.2b and 5.2c. Information on Space Categorization,
Space Efficiency and Space Guidelines are found in the Reference Library.
10BAPPENDIX

 Square footage allotments for wall areas and circulation shall be accommodated by building efficiency
percentages. The introductory text associated with the table shall clearly identify all assumptions made
regarding building efficiency. See Figure for a
summary space list example.
o Overall Adjacency Diagram: The building adjacency
diagram should illustrate the most important
adjacencies for the buildings as a whole. Adjacency
diagrams can be prepared using either circles or
rectangles, provided they are proportional to the
space represented and to each other. See Figure.
 Provide enough diagrams to represent the
overall relationships between all major
functional areas.
 Ensure that department, organization, and
functional unit locations on the diagram clearly
reflect the degree of interaction needed between
units. Movement, traffic flow, entrance, etc. can
be conveyed with arrows.
 The adjacency diagrams should reinforce the
Space Summary Sheets and serve as a checklist
to verify those requirements.
 Show large rooms/areas with larger “bubbles” than smaller rooms/areas.
o Stacking Diagram: If a building
is more than one story, the
program should contain at least
one stacking diagram. If
multiple stacking alternatives
are acceptable, additional
stacking diagrams may be
included. Draw stacking
diagrams to scale with each
rectangle on each level
representing the square footage of the corresponding organization or component as seen in Figure. Show
non-assignable areas if practicable as they would be distributed throughout the building. If it is difficult to
distribute non-assignable areas, then show only Assignable Space and allow the designer to distribute the
space based on the design configuration. Relationships established in Building Adjacency Diagrams should be
preserved to the extent possible in the stacking diagrams consistent with site restrictions or mandated
setbacks.
o Departmental Summaries: Prepare departmental summaries for Large Projects with multiple departments or
occupying agencies to aid in both intra- and inter-departmental definition. Where Room Data Sheets define
space usage at the area level, Departmental Summaries aggregate the room data into models of functioning
organizations. Departmental Summaries define the necessary interactions among suites of rooms or
interrelated rooms. Departmental Summaries:
 Should include a tabular listing of the space in the organization, with a Room Data Sheet supporting each
row in the table;
 Should include a narrative discussion of the department’s/organization’s role or function within the
project as a whole and a discussion of how each room type relates to each other and to the department;
 Should include departmental adjacency diagrams for complex departmental structures.
 Medium Projects could readily be combined into the Space Summary List with narrative paragraphs
attached as illustrated in Figure.
APPENDIX

o Room Data Sheets: Prepare Room Data Sheets for every type of space programmed into the project. All of
the room data sheets shall adhere to the same format (available in the Reference Library), shall be prepared
using the same software, and shall be printed to a format consistent with other portions of the PoR. It is
preferred that the first line of any room data sheet contain the basic data summary that shall be incorporated
as a line in the Space Summary Sheets.
 Item Number: The Item Number can be left blank on the Room Data Sheet to allow completion on the
Summary Sheet.
 Space Type: Insert the title for the type of space being described consistent with AOC Space
categorization to allow conformance with the space categories to the AOC CAFM system.
 AOC Space Code: Where available, insert the AOC Space code.
 Assignment Code: Space is either Assignable or Non-assignable.
→ Assignable Space: Space that can be assigned to people or programs (A).
→ Non-assignable Space: Other space that cannot be directly assigned to support programs but is
essential to the building function. Building Service Area: Spaces used to support the building cleaning
and public hygiene functions (B); Circulation Area: Areas required for physical access to floors or
subdivisions of space (C); Mechanical Area: The area of the building designed to house
mechanical/electrical equipment and utilities, and shaft areas (M).
 Priority: Insert under each heading the square footage to be provided under each Priority Ranking.
 Planning Module: If an AOC standard planning module exists for this space type, list that module size
here.
 Total Area: Total the area for all of the instances of this space type that shall be required, by organization.
 Description of Uses: Describe the intended function of the space - the occupant’s “job”. Indicate how
the space shall impact the accomplishment of the tasks, who and how many people shall visit the space
and what provisions shall be made for them.
10BAPPENDIX

 Character: Describe the general character or atmosphere to be conveyed by the space. Resolve
descriptions of finishes to conform to the AOC Design Guide for both the type of space and the
Building Quality Level. Define any special requirements or restrictions regarding windows, doors, etc.
 Adjacencies: Specify the space types or specific spaces to which this space should be adjacent.
 Capacity: List the number of persons to be accommodated within the space. Break down by both full-
time occupants and visitors. Verify room areas with AOC building and Fire Codes to ensure proper space
allowances.
 Equipment: Provide a listing of all standard movable furniture, equipment, and built-in casework to be
accommodated within the space. Include such items as desks, chairs, tables, kitchen equipment, etc. and
supporting items such as files, computer tables, etc. Distinguish between fixed and movable equipment.
If equipment is to be relocated, clearly identify it as such.
→ Clearly indicate if equipment is to be Government furnished and installed, Government furnished
and contractor installed, or provided by the contractor.
→ If equipment is to be relocated within the project, indicate who will accomplish the relocation.
→ Particularly identify any furnishings that may differ from the norm - extra pieces, built-in casework,
system furniture, etc.
 Service Requirements: Identify all types of service to be provided: normal 120 volts, low voltage
(voice/data), CATV ports, etc. Clearly denote any special requirements for higher voltages, special
groundings, dedicated raceways, wireless systems, etc.
→ For existing equipment to be reused, include a manufacturer’s cut sheet that lists the model number,
dimensions, weight, and technical specifications (electrical load, plumbing required, heat generated,
exhaust required, data or communication cabling, etc.).
→ For new equipment provide a generic description, (not sole source unless justifiable), of the item and
estimate its technical requirements based on existing equipment.
 Special Requirements/Remarks: Describe any special requirements for the space or area, such as
communication systems; security systems; fire protection systems; special structural systems; etc. List any
building modifications that are required to accommodate the space’s functions or equipment, such as
strengthening the floor, extra-high ceilings or extra-wide/high access doors (especially at electrical/
mechanical spaces). List any special security requirements such as controlled access, special hardware
requirements, after-hours access, or restrictions on access, etc. Discuss known service or system routing
issues, limitations on penetrations, surfaces, etc. that may be imposed within existing buildings.
 Identification of HazMat issues: In existing construction, to the extent possible, clearly identify any
known hazardous materials issues within the spaces or areas.
• Building Services: A significant number of AOC projects address the renovation/replacement of existing
building services - mechanical, electrical, plumbing, fire protection and telecommunication. Programming
requirements for building service projects shall apply differing metrics for project definition than those listed
under Space Program Information.
o System (s) Affected: Define the specific systems affected, and the extent to which they will be
renovated/replaced. Perform a review of the quality (condition of utility infrastructure) and quantity
(capacity) of existing and/or available utilities. Undertake appropriate engineering analysis to determine (a)
the extent to which existing utilities can be utilized, (b) modifications and improvements required to existing
systems to accommodate this project, and (c) additional utilities needed to support the project. Quantify your
results, including an energy analysis, such that project development accommodates the provision of all utilities
required to serve this project.
o Quantification: Describe extent of systems being renovated/replaced. If linear systems (pipes, ducts, etc.) use
tables to quantify extent of work being proposed - with roll-ups from small units to system totals. If new
systems are being applied to areas that do not have them, define the gross area to be equipped and the density
of the systems to be constructed (e.g., square feet per sprinkler head, etc.). If possible, define the capacity of
the equipment to be provided or of the existing systems being replaced, such as tonnage of refrigeration or
KVA of transformers. Define shortfalls of existing system. Use Table 2-7 as a template.
 Electrical: Complete an evaluation of project electrical utility requirements. Include the improvement of
existing electrical utility systems based on a review of their condition and provide an adequate quantity of
necessary utility and infrastructure support such as primary electrical distribution, transformers or
substations, area lighting, and communications. (Completion of Studies or analysis, formal or informal,
APPENDIX

sufficient to identify and address these needs in the subsequent project design, and especially impacting
completion of the required cost document, fulfill this requirement; determination of required utilities
program information during project design does not fulfill this requirement).
 Mechanical: Complete an evaluation of project mechanical utility requirements. Include the improvement
of existing mechanical infrastructure based on a review of condition and provide an adequate quantity of
necessary utility and infrastructure support such as chilled water, steam, gas, and water distribution, fire
protection water, sanitary sewer, and fuel storage.
 Pavements: Complete an evaluation of project paving requirements. Provide or include the improvement
of asphalt or concrete roads, parking, or walkways based on an evaluation of project requirements and
existing conditions.
Systems Capacity Peak Demand to Date
Electrical KVA or KV KVA
Steam Lbs/hr or psi Lbs/hr
Water Gals/hr Gals/hr
Coal Tons of storage Tons stored
o Impact on Related Construction: Define areas of existing construction that will be impacted by this work.
Will ceilings need to be removed and reconstructed? Will walls need to be channeled? Describe conditions
with which new work will have to interface.
• Sustainability Goals: Discuss potential areas within the appropriate LEED rating systems that should be
considered “base-line” requirements within the project design to minimize the project’s impact on the
environment and its life cycle consumption of energy and finite materials. Review the AOC Sustainability Plan
and the Sustainability section of the AOC Design Guide. Within the constraints imposed by the Congressional
Campuses, the following goals should be considered:
o Use resources efficiently. Minimize raw material resource consumption, including energy, water, land, and
materials, both during the construction process and throughout the life of the facility.
o Maximize resource reuse, while maintaining financial stewardship.
o Move away from fossil fuels toward greater use of renewable energy resources.
o Create a healthy work environment for all who use the facility.
o Build facilities of long-term value.
o Protect and, where appropriate, restore the natural environment.
• Project Challenges: Discuss any specific project-wide challenges that could adversely impact or influence the
design. For example, are there any easements, restrictions on site access or soil conditions? Does the site
topography limit entrance possibilities? Are there any customer-mandated codes or standards that must be met -
such as NARA, NFPA 909, etc.? Are there historic preservation concerns that require greater than usual
sensitivity? Project challenges should not be confused with risk identification, but should instead concentrate on
known areas requiring special attention.
o Special Environmental Systems: Identify required enhanced filtration or sound blocking/ deadening
provisions required within mechanical systems. Discuss report “wording” or “Phrasing” with the AOC to
protect sensitive components within the report.
o Security Systems: Identify pedestrian and vehicular access control systems that may be required at entrances
and parking areas. Provide for additional spatial needs and associated power or telecommunication systems,
especially those that may require core drilling or channeling of existing surfaces. See the security section of
the AOC Design Guide.
o Occupant Relocation: Discuss requirements for relocation of staff in currently housed in affected areas.
• Expansion Considerations or Future Requirements: Is this facility required to be designed with an
understanding that it will likely be expanded in the future? If so, which organizational units will most likely be
affected? Where would that expansion most likely occur, and to which organizational units should it be
contiguous?
o Are any departments or functional units intended to “grow in place?”
o Are specific areas of the building to be developed to support high churn rates or frequent in-place
modifications? Are specific areas candidates for demountable partitions or systems furniture?
o Are any functional areas more likely than others to move out of the building in the future to allow others
to expand?
10BAPPENDIX

• Diagrammatic Sketches/Drawings: The diagrammatic sketches shall include at least the following: an area site
plan, a project site plan, and an adjacency “bubble” diagrams showing functional interrelationships and net areas
in square feet of each organization
f) Project Schedule
This section should provide a realistic schedule for all stages of the project. Include all requirements for acquisition of
land, long-lead equipment, site acquisition, infrastructure development, and necessary briefings and approvals. This
section should build on and refine any data forwarded with the PDF.
• Narrative: Introduce the project schedule section with a narrative discussion of the principal factors that will
control the project delivery schedule. Clearly highlight time constraints imposed by necessary Congressional
Budget cycles, requirements for occupant relocations to swing space, and associated requirements for off-hour
work periods or compressed construction schedules. Identify milestones that are on the “critical path” that must
be met to achieve the schedule targets.
• Proposed Project Schedule: Provide a milestone bar or network schedule for the project, identifying major
milestones for Plan, Design, Bid, and Construct phases. Sub-divide the major phases to clarify requirements for
site selection, acquisition, and site infrastructure development; required Congressional approvals and local
proceedings at all levels; the selection of AA/Es; the execution of design observing review and approval
requirements in the AOC A/E Design Manual; the varying methods of government procurement; construction;
commissioning operations; and occupancy/move-in. Include provisions for early procurement of any project
dependent long-lead items, highlighting any possible impacts on the project’s critical path. The Schedule shall
clearly reflect the methods of AA/E and construction contractor selection recommended in the PoR.
o Proposed Funding Sequence: The schedule shall include a funding sequence for the project that recognizes
the Congressional requirement to have 100% construction documents, including final estimates, completed
prior to requesting construction funding, and the near certainty that the project will require funds from more
than one appropriation cycle.
o Comprehensive Project Schedule: In addition, this section shall address how the project plans to manage:
 Furniture, fixtures, and equipment: Selection, procurement, and installation of Owner FF&E (especially
for long lead-time items).
 Multiple project stages: Multiple bid packs, fast-track methods, and government procurement may be
handled differently from general construction.
 Tenant fit-out: If final fit-out of tenant spaces is to be performed under other contracts, the impact on
final occupancy needs to be qualified.
 Relationships to other projects: Other work planned or under way within the Capitol or areas under the
AOC’s jurisdiction can impact project access. The construction within the Capitol is usually constricted
by existing facilities and secure access within city.
g) Project Budget
• Narrative: Introduce the Project Budget section of the PoR with a narrative paragraph that details the
assumptions used in developing the Program Budget. Detail any assumptions applied to the cost breakdowns.
Address the following in the narrative:
o Basis for Cost Planning: Include assumptions regarding escalation costs, proposed design and construction
methods, and estimation of FF&E. If the proposed project costs do not follow historical cost patterns, then
the reasons should be determined and explained in the proposed project budget.
o Proposed Funding Sequence: The Congress funds AOC construction only upon receipt of 100%
construction documents. Budget requests are based on cost estimates prepared from documents ready for
procurement and must be completed preceding the funding request. If design time can be optimized, this
reduces the lag between completion of design and procurement. This time lag must be accounted for with
proper cost escalation values. See AOC Order O-30.6 in the Reference Library for more information.
• Budget Models: Use standard AOC Project Budget Allocation Table formats to ensure that Total Project Costs
are included. AOC Project Budgets will always be developed for Total Project Costs. Because definitive designs
are not available during the plan phase, it is policy to refer to this cost calculation as a “Budget Model” as
opposed to an estimate. This information should follow the format of information supplied in the Project
Development Form (PDF). Agency-required soft costs shall be included. The Budget Allocation Table is available
in Appendix C.
APPENDIX

o Property Acquisition: This portion of the budget model includes all costs associated with property acquisition
- land costs, existing building costs, pre-construction preparation costs, land and market survey costs, soils
exploration, environmental studies, and any related professional fees.
o Professional Services: This portion of the budget model includes all costs associated with professional
services - planning studies, program of requirements costs, A/E professional design services, construction
management, project management services, and reproduction costs/advertisements, etc. Allow standard
industry percentages of construction cost to model fees.
o Construction Costs: This portion of the budget model includes all costs associated with the actual
construction - site and building preparation/demolition, the estimated construction contract cost, known
hazmat mitigation costs, escalation of costs to construction midpoint, construction contingency, allowances
for testing services, associated fees, and final record document preparation expenses. The budget must clearly
reflect AOC Quality Levels (Principal, Support, or Service) to be used for the project.
o Miscellaneous Expenses: This portion of the budget model includes all costs associated with miscellaneous
expenses for such items as temporary swing space. Government provision of data and telecommunication
equipment; government furnished FF&E; government-furnished security equipment; and miscellaneous
government expenses not directly included under the construction contract costs.
• Cost Benefit Analysis: Summarize other alternative(s) studied, including economic trade-offs for better materials
and systems to improve life-cycle cost. The consequences of not proceeding with the preferred alternative should
be analyzed as an alternative. Identification of “options” for design analysis should also be indicated, if known.
• Project Development Form (PDF): Project Budget prepared in conformance with the AOC Budget template
will roll up into the PDF Cost Summary. This worksheet is available in Appendix C.
h) Implementation Approach
The implementation approach shall address every key element relative to how the project shall be executed, as well as
the procedures, methods, and resources that will be required to accomplish this execution. The implementation
approach shall vary depending upon the needs of the project and shall be explained in a written section in the
program that represents the consensus of the project team. It will form the basis for a more detailed project
implementation approach developed later. Additionally, use this section to identify possible project risks to support
development of risk management plans in subsequent phases.
• Management Organization: Use this section to propose the preferred method for the agency to manage the
project. This section should involve extensive coordination with design and construction managers within the
AOC and should reflect their assessment of resources that can be assigned to oversee the work. The
recommendations should address the following:
o Recommendation for the qualifications of the designer and possible sub-consultants.
o Suggestions for special consultants as may be required due to nature of the project.
o Need for comprehensive site investigations.
o Unusual design documentation required, emphasizing any requirements including CAD, physical models
o The requirement for construction management – determine whether in-house or contract
• Methods of Accomplishment: Use this section to discuss appropriate methods for executing the construction
delivery of the project. Support the recommended approach with a backup method that shall allow
accomplishment of the work if the recommended method becomes unavailable. By providing a primary and
secondary construction method, the designer can be sure to provide documents that shall be appropriate to
bidding or contracting methods if the primary method cannot be used. Each of the methods has an influence on
the quality, cost, and timeliness of executing the construction.
• Project Control:
o Risk Analysis: Involve as large a subset of the project team as practicable in a review of similar past projects
and in at least one “brainstorming session” to identify as many risks as possible.
o Change Management: Succeeding phases will provide for tracking change requests, for obtaining buy-in and
approval, for vetting and ensuring true need, and for bench-marking against the original project scope. This
section should identify any project-unique procedural requirements for dealing with change that may fall
outside of normal AOC change management procedures.
• Staffing Requirements and Strategy. Provide recommended agency staffing profiles to reflect the
consulting/contracting options included above.
10BAPPENDIX

Project Budget Allocation Table:
APPENDIX

Room Data Sheets (Sample)
Priority:
Item AOC As Planning Total
No.: Space Type: Code Code P1 P2 P3 Qty.: Module: Area:
1 Director’s Office 5.2 A 200 0 0 ~ 200 ~
Description of Uses:
Performance of typical office/desk tasks and conferring with staff. Provides the environment for
communications and administrative functions of the director and suitable space for small meetings with
Congressional and Division staff.
Character:
Should convey an senior management appearance with carpeting, wood furniture, and appropriate
window treatments; with wood conference table for meetings with up to 5 people. The room should
convey the impression of government stability, and a quiet work environment free from extraneous
interruptions. Provide exterior windows with clear public views.
Adjacencies: Capacity:
Should adjoin Division secretaries and associated Division staff offices 1 plus 5 visitors.
and conference room.
Equipment: (Indicate if Government Furnished)
1 - Double desk w/ computer extension. 5 - side chairs.

1 - credenza. 2 - bookcases.
1 - 54" round conference table. 2 - lateral file cabinets.
1 - Ergonomic managers chair. 1 - personal computer.
2 - arm/tub chairs. 1 - printer.
1 - white board. 1 - printer table.
Service Requirements: Special Requirements/Remarks:

Office level electrical outlets. AOC broadloom office carpeting.
Agency-standard telecommunication Horizontal blinds and draperies.
jacks.
CATV Jacks.
Note: This chart derived from data in Program of Requirements Guidelines, Ohio State University, and
amended to suit AOC requirements. This format may be modified to suit spreadsheet/database reporting
limitations or to suit project demands. Obtain approval from AOC prior to altering reporting formats.
10BAPPENDIX

AOC Space Categorization
Use the following table to assign space categories to rooms listed in the Summary Space List and the Room
Data Sheets.
AOC SPACE CATEGORIZATION

Class Class Type Assign Non- Description Functional Use
Assign
NA Construction - N Walls, partitions Building construction elements
NA Mechanical - N Ducts, flues, vents Mechanical support elements
CORE - Core Building Spaces
1.1 Atrium Shafts - N Atrium shafts
1.2 Boiler/Chiller - N Mechanical room
1.3 Corridor, Primary - N Primary corridors
1.4 Electrical - N Electrical rooms Electrical rooms, Closets, etc.
1.5 Elevator - N Elevator Elevators, equip. rooms.
1.6 Entrance - N Formal entrance Entry
1.7 Janitor - N Janitor closet
1.8 Mechanical - N Mechanical room
1.9 Misc Shafts - N Misc shafts Vertical penetration/shafts.
1.10 Stairs - N Stairs Stairs
1.11 Telephone - N Telephone rooms Telephone rooms, voice/data closets, etc.
1.12 Void Space N Void areas Upper part of 2 story spaces.
1.13 Other - -
JOINT USE - Joint-Use Primary
2.1 Auditorium A - Large auditoriums
2.2 Cafeteria A - Cafeterias Public cafeterias/Banquet rooms
2.3 Committee Room A - Formal Comm. Rm. Large Committee rooms
2.4 Conference Room A - Conference Room Dedicated conference rooms
2.5 Fitness A - Fitness Center Gym, saunas, tennis, etc.
2.6 Garage Varies Varies Interior parking Parking facilities
2.7 Hearing Room A - Formal hearing room Formal hearing room
2.8 Medical A - Medical facilities Attending physician, nurses.
2.9 Projection Room A - Projection Room Dedicated projection rooms.
2.10 Restroom - N Restrooms Public/Staff rest rooms
2.11 Retail A - Commercial areas Shops, post offices, etc.
2.12 Storage - Public A - Mass storage General use storage
2.13 Others as required. - -
SPECIAL
3.1 Computer Room A Dedicated computer Servers, central processing, etc.
3.2 Dorm Room A Dormitory room Housing for Pages
3.3 Jail Cell A Jail cell Detention/holding cells
3.4 Kitchen, Commercial A - Kitchens Large commercial kitchens
3.5 Laundry A - Laundry Laundry facilities.
3.6 Media A - Media Rooms Studios, etc.
3.7 Private Kitchen A - Small, priv. kitchen Attached to suites.
3.8 Receiving A - Receiving Areas Loading docks & adjacent spaces
3.9 Saferoom A - Safe Rooms Rooms with security safes
3.10 Security A - Security Space Police dispatch, muster, etc.
APPENDIX

AOC SPACE CATEGORIZATION
3.11 Service Area A - Service Work Areas
3.12 Training A - Training Rooms Dedicated spaces with equipment
3.13 Other Special - -
SUPPLEMENTAL - Supplemental Areas
4.1 Coat Room A - Coat Room Area to hang coats
4.2 Closet A - Closet Private closet
4.3 Corridor, Secondary A - Secondary corridor Internal corridor within suite.
4.4 File A - File area
4.5 Locker A - Locker room Lockers, showers, etc.
4.6 Private Conference A - Intra-Suite Private conference room
4.7 Private Dining A - Intra-Suite Private dining room
4.8 Private Restroom A - Private rest room Rest room within suite.
4.9 Staff Restroom A - Intra-Suite
4.10 Storage - Private A - Storage Storage within suite.
4.11 Locker A - Locker storage Member storage
4.12 Storage A - Major Store Rooms
4.13 Workroom A - Maintenance shop workroom
WORKSPACE - Primary Office Space
5.1 Office, Member/Sen. A - Member/Senator Office Formal office
5.2 Office, Private A - Large Office Large single user office.
5.3 Office, Reception A - Suite Receiving rooms Shared space
5.4 Office, Staff/Supp. A - Team workspace small Shared space
5.5 Temp2 A -
10BAPPENDIX

Space Efficiency
The following table of space efficiency factors may be used as a guide in converting occupiable area values
into gross area quantities. Derived from GSA.
AOC Type of Space Efficiency Factors

Code
Low Typical High
5.3 General Office - All Open Plan 0.72 0.75 0.78
5.4 General Office - Equal Mix Plan 0.68 0.72 0.76
5.2 Office - Closed Plan (Principle Buildings) 0.67 0.70 0.73
5.1 Member’s Offices 0.60 0.65 0.70
12.2 General Storage 0.76 0.81 0.86
2.6 Inside Parking (Garage) 0.82 0.86 0.90
~ Outside Parking (Garage struct). 0.85 0.89 0.92
~ Warehouse ~ ~ ~
~ Laboratories 0.50 0.58 0.66
4.8 Private Toilets, Clinics, Health Facilities/Child Care 0.54 0.61 0.68
3.4 Food Service/Kitchens 0.63 0.68 0.72
~ Structurally Changed Areas 0.70 0.74 0.78
2.3 Formal Committee Rooms 0.60 0.65 0.70
3.1 Automatic Data Processing 0.60 0.65 0.70
3.12 Conference & Classroom Training 0.60 0.65 0.70
2.7 Formal Hearing Rooms & Small Courtrooms 0.60 0.65 0.70
5.1 Judicial Chambers 0.60 0.65 0.70
2.11 Light Retail/ Post Office ~ ~ ~
~ Light Industrial 0.86 0.89 0.92
Note: For renovation/modernization projects, adjust efficiency factors to suit space modules within existing
buildings.
APPENDIX

Space Guidelines
AOC Type of Space Functional Use Net Sq. Special
Code Feet Allowance
Office Space Allowances:
5.1 Office, Leadership Formal, private office (P1) 600
5.1 Office, Senator Formal, private office (P2) High SES 400
5.1 Office, Congressman/woman Formal, private office (P2) High SES 400
5.2 Office, Private Private office, Staff Director (P3) Low SES 300
5.2 Office, Private Private office, Supervisory - GS-14 to 15. 225
5.4 Office Office, Non-supervisory - GS-14 to 15 150
5.4 Office, Private Private office, Supervisory - GS-12 to 13. 150
5.4 Office Office, Non-supervisory - GS-12 to 13. 100 +equip.*
5.4 Office, Private. Private office, Supervisory - GS-7 to 11. 100 +equip.*
5.4 Office Office, Non-supervisory - GS-7 to 11. 75 +equip.*
5.4 Office, Open - Clerical Open office, clerical GS-1 to GS-6 60 +equip.*
Administrative Support Space Allowances:
4.4 File Areas 7 sq.ft. per letter/legal file + aisles. ~
4.6 Conference - Intra-suite Supporting 8 personnel. 150
5.3 Office, Reception Suite receiving office:15 sq.ft./per person 15x +equip.*
Miscellaneous Support Areas:
Libraries, mail, etc. Based on architectural layouts/models. ~
Note: Multiply usable above by 120% (circulation) and 115% (rentable) to get gross total.
Datum/definitions derived from GSA (41 C.F.R. 101-17.304 (1996)) and DoD National Capitol Region figures.
Where possible, AOC has added proximate GS/SES equivalents to each DoD category. For gross planning
purposes, the U.S. General Services Administration estimates office needs at 200 sq.ft. per person.
Senators: Average of office areas Russell, Dirksen, & Hart: (Future).

Congressman/Congresswomen: Average of office areas Cannon, Longworth & Rayburn: (Future).
* Equipment: Bookcase, 18x22 - 6 SF; Storage cabinet, 24x36 - 11 SF; Flat files, 36x48 - 32 SF; Flat
files, 36x60 - 45 SF; Drawing boards, 36x60 - 45 SF; Copier, high volume, 100 SF.
10BAPPENDIX

Definitions: In buildings with non-conforming modules, adjustments in planning and layouts, including
reduction in the size of private and open office allowances, will be made.
1. Administrative Space: Space in facilities/buildings or portions of facilities/buildings that is suitable for

conducting the Agencies’ assigned program and/or stated mission. The physical characteristics of the
spaces are Office, Storage, or Special Type, or a combination thereof.
2. Administrative Support Space: Space that supports office operations (e.g., conference rooms, mail
rooms, training rooms, file rooms, reception rooms, duplication rooms, supply rooms, libraries, and similar
facilities).
3. Circulation Space: Space required, in addition to the space allocated under this guide, for the efficient
movement and flow of personnel through the assigned administrative space. The Circulation Factor is
based on, but not limited to, the following factors: Federal, State, and local building, fire safety, and
Americans with Disabilities Act (ADA) codes and regulations; total number of private offices and work
station spaces; and, total amount of space assigned, facility/building layout and design considerations
and other related factors.
4. Office Space: Space that provides an environment for an office operation. This includes, but is not
limited to: suitable and adequate lighting, ventilating and air conditioning, appearance, accessibility,
circulation, floor covering, and sound control. The space may consist of large open area (s) or may be
partitioned into private and/or semi-private offices and rooms. Examples include: private and open
offices and administrative support and storage spaces.
a. Open Office Area: Open space occupied by 2 or more personnel including all necessary
furnishings and equipment.
b. Open Office Space: Semi-private space, also referred to as “Open Workstation,” devised using
movable partitioning and/or systems-type furniture panels, typically occupied by one occupant.
c. Private Office Space: Private space, also referred to as a “Private Workstation,” devised uisng
floor-to-ceiling partitioning, typically occupied by one principal occupant.
5. Special Purpose Space: Space constructed for the special purpose not generally suitable for use by
other agencies (e.g., power plant, post offices, retail areas, etc.).
6. Special Space: Space which, by reason of installed fixed facilities or utilities, is adapted for special use.
Space types include: laboratories, dark rooms, electronic data processing rooms (e.g., computer rooms
with special air conditioning, industrial type operations with installed equipment, etc.).
7. Storage Space: Space suitable for storage of supplies, equipment, records, material, etc., but does not
provide an environment suitable for an office operation. This type of space would include, but not be
limited to: vaults, closets, unconverted attic and basement areas, as well as space built for warehousing
and records storage.
8. Unit Equipment: Items of furniture and equipment housed in Open Office Area space that are not
assigned to any one workstation and are used by more than one person.
9. Workstation: That portion of office space allocated to an individual in order to accommodate the
furniture and equipment necessary for the individual’s work. A workstation can be either private, semi-
private, or open. Workstation allowances, measured in net occupiable square feet without an internal
circulation factor shall be utilized to determine the basic amount of space allowed for a typical office
workstation.
APPENDIX

APPENDIX D– SPECIFICATION DOCUMENTS
The following is a list of AOC’s Specification documents. Templates of these sections can be obtained from the project
manager.
Division One
 Section 010000 - Division One - General Requirements - AOC (short-form - projects of limited scope)
 Section 011000 - Summary of Work - AOC (long-form)
 Section 012200 - Unit Prices - AOC (long-form)
 Section 012310 – Alternates – AOC (long form)
 Section 012350 - Options - AOC (long-form)
 Section 012600 - Contract Modification Procedures - AOC (long-form)
 Section 012900 - Payment Procedures - AOC (long-form)
 Section 013100 - Project Management and Coordination (long form)
 Section 013200 - Construction Progress Documentation - AOC (long-form)
 Section 013201 - Construction Progress Schedule - AOC (as required)
 Section 013233 - Photographic Documentation - AOC (long-form)
 Section 013300 - Submittal Procedures - AOC (long-form)
 Section 013553 - Security Procedures - AOC (as required)
 Section 013591 - Historic Treatment Procedures - AOC (as required)
 Section 014200 - References - AOC (long-form)
 Section 014301 -Quality Control Services - AOC (Very large projects only - on-site QC Manager)
 Section 014302 - Quality Control Services - AOC (Medium to Large projects)
 Section 015000 - Temporary Facilities & Controls - AOC (long-form)
 Section 015639 - Temporary Tree and Plant Protection - AOC (as required)
 Section 016000 - Product Requirements & Substitutions - AOC (long-form)
 Section 017300 - Execution Requirements - AOC (long-form)
 Section 017329 - Cutting & Patching - AOC (long-form)
 Section 017419 - Construction Waste Management and Disposal (long-form)
 Section 017700 - Project Closeout - AOC (long-form)
 Section 017823 - Operation & Maintenance Docs - AOC (long-form)
 Section 017830 - Bonds & Warranties - AOC (long-form)
 Section 017839 - Project Record Documents - AOC (long-form)
 Section 017900 - Demonstration & Training - AOC (long-form)
 Section 018113 - Sustainable Design Requirements - AOC (long-form)
 Section 019113 - General Commissioning Requirements - AOC (long-form)
Divisions Two - Forty-eight - Technical Sections: See below for requirements for preparation of these sections.
 Section 024119 - Selective Structure Demolition - AOC (long-form)
 Section 028213 - Asbestos Abatement Procedures - AOC
 Section 028313 - Lead Removal - AOC
 Section 028316 - Exterior Lead Abatement - AOC
 Divisions 21, 22, and 23 - Consult the AOC for agency masters
 Section 321216 - Asphaltic Paving - AOC
 Section 321217 - Bituminous Concrete Paving for Parking Lots - AOC
 Section 321313.13 - Exposed Aggregate Concrete Sidewalk Replacement – AOC
 Section 321273 – Concrete Paving Joint Sealant - AOC
 Section 321640 - Stone Curbs - AOC
10BAPPENDIX
40BAPPENDIX D– SPECIFICATION DOCUMENTS PAGE 107

GLOSSARY
ACRONYMS
A/E Architect / Engineer PDRI Project Definition Rating Index
AA/E Associate Architect / Engineer PIC Project Information Center
ADA Americans with Disabilities Act PIF Project Initiation Form
AOC Architect of the Capitol PMP Project Management Plan
ASTM American Society for Testing and Materials PNP Pre-negotiated Position
BIM Building Information Modeling POE Post-Occupancy Evaluation
BMR Budget Model Report PoR Program of Requirements
BOD Beneficial Occupancy Date PPM Planning and Project Management
CCMP Capitol Complex Master Plan PWS Project Work Space
CCEC Construction Cost Estimating Consultant RFI Request for Information
CEG Cost Estimating Group RFP Request for Proposal
CEG Cost Estimating Group SFEP Safety, Fire, Environmental Programs
CIP Capital Improvement Plan SBU Sensitive But Unclassified
CM Construction Manager SOW Statement/Scope of Work
CN Change Notice TMA TMA Systems Maintenance Management System
CO Contracting Officer TO Task Order
COTR Contracting Officer’s Technical Representative UDS Uniform Drawing System
CPM Critical Path Method WBS Work Breakdown Structure
CSI Construction Specification Institute
DIA Detail Item Assignments
ECCC Estimated Construction Contract Cost
ESPC Energy Savings Performance Contracts
EVM Earned Value Management
FCA Facility Condition Assessments
FF&E Furniture, Fixtures, and Equipment
FPPD Facilities Planning and Programming Division
HPO Historic Preservation Officer
IDIQ Indefinite Delivery, Indefinite Quantity
IDLH Immediate Danger to Life and Health
IFB Invitation for Bid
IGE Independent Government Estimate
LCC Life Cycle Cost
LD Liquidated Damages
LICP Line Item Construction Programs
MDR Markup Distribution Report
NTP Notice to Proceed
OSHA Occupational Safety and Health
PCO Potential Change Order
PCR Percent of Construction Report
PDF Project Development Form (Form outlining
building project)
APPENDIX
PAGE 108 41BACRONYMS

DEFINITIONS
• Associate Architect/Engineer (AA/E): A private consultant retained to execute a project for AOC, professionally
licensed in the design or engineering discipline for which they are retained. For certain projects, the AA/E may be
required to retain the services of consulting design specialists for certain areas of the work. The AA/Es may be retained
for indefinite quantity contracts as well as for traditional professional services contracts.
• Capitol: The buildings and grounds of the Legislative Branch of the United States and the United States Supreme Court
located within the District of Columbia and areas close to the United States Capitol such as the Library of Congress
buildings that are under the Architect of the Capitol’s jurisdiction. The Legislative Branch also possesses properties
located off of the Capitol complex that are subject to requirements of the AOC Design Guide but may also be affected by
local or state provisions:
o The United States Botanic Garden Nursery at D.C Village: Botanic Garden facilities and related facilities of the
Architect of the Capitol and the United States Capitol Police.
o AOC Facilities in Maryland: Book storage facilities of the Library of Congress and warehousing of the Architect of
the Capitol at Fort Meade. AOC 12 Acres Site at Andrews Federal Campus, Prince Georges County, Maryland
o AOC Facilities in the Commonwealth of Virginia: Packard Campus for Audio-Visual Conservation
• Contracting Officer’s Technical Representative: The contracting officer’s technical representative (COTR) holds a
unique and important position in government contracting. The COTR is designated by the contracting officer to assist in
administering specific aspects of a contract. The COTR holds a position of trust and responsibility. The COTR normally
has the most continuous contact with the contractor following award and is the liaison between the contractor and the
contracting officer. Contracting officers rely on the expertise and background of the COTR to ensure that the technical
and financial aspects of the contract are accomplished. When a project involves an AA/E, the project manager serves as
the project Contracting Officer’s Technical Representative (COTR).
• Facility Program: An on-going, inter-related series of Projects undertaken over a defined period of time to accomplish a
complex- or jurisdiction-wide scope of work.
• Functional Leader: Normally a Division Director or Branch Chief with the authority to assign personnel to given
projects while balancing resources within the given administrative unit. It is the responsibility of the Functional Leader to
ensure that each project and project manager has the necessary resources to complete projects on time and within budget.
Among the duties incumbent on a Functional Leader are the following:
o Assign personnel to project.
o Ensure that phase specialist’s work with the project manager in developing baseline schedule and cost plans for their
discipline. Task leaders provide technical advice, reviews, and approvals).
o Monitor the performance of project work to insure technical standards and quality compliance.
• Jobs: A grouping of related work orders generated within AOC’s CAFM (computer aided facility management) system
that may or may not be performed because of a design project. Jobs are assigned tracking numbers within the CAFM
system. Jobs serve to ensure that related work orders are accomplished in an organized manner.
• Program Director: A Superintendent, a Facility Manager, the Director of Architecture, the Landscape Architect, a
Member of the AOC Executive Committee, or a designee of any of the preceding, who has authority for scope and
budget control for a given AOC facility program. This individual is typically responsible for a number of projects and
works with the Assistant Architect to establish individual project priority within the total project load of the agency.
Among the duties incumbent on a Program Director are the following:
o Champion/organize efforts to achieve program goals/objectives by stages
o Provide customer and technical program input, communications and expectation management. Gain commitment to
common goals
o Identify priorities, coordinate individual projects to support overall program milestones for results, pull diversity
together
o Lead/facilitate an organized process of procedures, standards, and program driven schedule
o Provide consistent systematic approach to Project Formulation, Project Performance Measures, and Project
Evaluation
• Program of Requirements: The definitive statement of the customer’s needs analysis and operational requirements for
the project that clearly defines what is to be done, how it shall be done, by whom, to whom, with what resources, and the
results anticipated.
10BAPPENDIX
42BDEFINITIONS PAGE 109

• Government: The Legislative or Judicial Branches of the United States of America, as represented by the Office of the
Architect of the Capitol.
• Work Order: A single task tracked by the AOC Computerized Maintenance Management System (CMMS) that involves
work that shall be accomplished solely by using the resources of the Superintendents. Any work that requires the formal
services of AOC design or construction units outside of the Superintendent's organizations shall be determined to be a
Project. Work orders and projects share the common feature that they involve work that must be both tracked and
charged.
10BAPPENDIX
PAGE 110 42BDEFINITIONS

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Architect / Engineer Design Manual

2. PROJECT ESTIMATING ................................................................................................................................26

B. ASSOCIATE ARCHITECT-ENGINEER’S ROLE

PAGE 4 ASSOCIATE ARCHITECT-ENGINEER’S ROLE

C. RESOURCES AND TOOLS AVAILABLE

• AOC Design Guide

15BRESOURCES AND TOOLS AVAILABLE PAGE 5

PAGE 6 16BPERFORMANCE EVALUATIONS

1.2. DOCUMENT SECURITY

PROPERTY OF THE UNITED STATES GOVERNMENT

PROPERTY OF THE UNITED STATES GOVERNMENT

18BGENERAL CONVENTIONS PAGE 9

PROJECT BUILDING TRADE DEMO/NEW ** FILE TYPE (FLOOR

040208_ lctj_ E001 .dgn

PROJECT BUILDING SHEET Series Contents

1.3.2. Title Pages, Cover Sheets and Instructions

1.4. COMPUTER AIDED DESIGN

21BCOMPUTER AIDED DESIGN PAGE 15

1.4.2. AOC Provided Information

PAGE 16 21BCOMPUTER AIDED DESIGN

22BTH E PROJECT MANUAL PAGE 17

1.5. THE PROJECT MANUAL

PAGE 18 22BTH E PROJECT MANUAL

22BTH E PROJECT MANUAL PAGE 19

PAGE 20 22BTH E PROJECT MANUAL

22BTH E PROJECT MANUAL PAGE 21

PAGE 22 22BTH E PROJECT MANUAL

22BTH E PROJECT MANUAL PAGE 23

PAGE 24 22BTH E PROJECT MANUAL

22BTH E PROJECT MANUAL PAGE 25

2.2. ESTIMATING STANDARDS

2.3. ESTIMATING SOFTWARE

2.4. ESTIMATING BUSINESS RULES

2.4.2. Required AOC Macros and Reports

3BPROJECT ESTIMATING SECTION 2

25BESTIMATING SOFTWARE PAGE 27

2.4.4. Electronic Databases and Correlating CSI - MasterFormat Codes

2.4.5. Electronic Files – AOC Customization Inventory

SECTION 2 3BPROJECT ESTIMATING

PAGE 28 26BESTIMATING BUSINESS RULES

Figure 2-3 Figure 2-4

3BPROJECT ESTIMATING SECTION 2

26BESTIMATING BUSINESS RULES PAGE 29

e) Rules for Subcontractor Markups:

f) Rules to Assign Owner/Soft Cost Markups:

SECTION 2 3BPROJECT ESTIMATING

PAGE 30 26BESTIMATING BUSINESS RULES

3BPROJECT ESTIMATING SECTION 2

26BESTIMATING BUSINESS RULES PAGE 31

h) General Rules, Instructions and Information:

Distributed Costs: Do not use Distributed Costs.

SECTION 2 3BPROJECT ESTIMATING

PAGE 32 26BESTIMATING BUSINESS RULES

Level 1 Level 2 Level 3

3BPROJECT ESTIMATING SECTION 2

26BESTIMATING BUSINESS RULES PAGE 33

2.5. COST MARKUPS

SECTION 2 3BPROJECT ESTIMATING

PAGE 34 27BCOST MARKUPS

3BPROJECT ESTIMATING SECTION 2

27BCOST MARKUPS PAGE 35

SECTION 2 3BPROJECT ESTIMATING

PAGE 36 COST MARKUPS

3BPROJECT ESTIMATING SECTION 2

Project Title: ______________________________________ Project No.: