Practical, step-by-step guides for the busy FM
February 2003
For any major project, you’re going to need construction documents, and there can be plenty of different documents that make up your set. One given is that no two sets of drawings are alike. However, certain conventions have become widely accepted. Although many variations are used, a typical tenant space buildout project of 20,000 to 50,000 square feet usually includes the following types of drawings. Unless the space is quite small, one plan of each type is prepared for each floor.
Cover Sheet
The cover sheet lists the project name, drawing index, building permit information, key plan, and general notes. Names of all consultants and their contact information should be included, along with the facility manager in charge.
Second Cover Sheet
The second cover sheet indicates partition types in a given section, the finish schedule and legend (if a finish plan is not required), door type elevations, door schedule, and hardware groups.
Demolition Plan
The demolition plan delineates all partitions, doors, and power/communications outlets to be demolished.
Architectural Partition Plan
This document indicates the placement and type of all new partitions and doors as well as existing partitions and doors to remain. Critical dimensions determining partition locations and door numbers referenced back to the door schedule will also be included on this sheet. These are identified as A-1, A-2, etc.
Power and Communications Plan
This plan indicates the location, height, and orientation of all new power, telephone, and communications outlets, as well as existing outlets to remain.
Reflected Ceiling Plan
The reflected ceiling plan graphically shows the ceiling treatment, ceiling grid, and the placement of all new light fixtures and those light fixtures to be removed and relocated. A light fixture legend and switch locations are also included on this sheet.
Millwork and Special Construction Sheets
The millwork and special construction sheets document all approved special architectural construction items. The elevation sheet keys in all sections and details. The section and detail sheets indicate the special architectural items in large scale.
Finish Plan
This document graphically indicates the locations of all new wall and floor finishes. A finish legend is typically included on this drawing to key in all finish specifications.
Mechanical, electrical, and plumbing engineering design and documents are usually fast tracked with the architectural documents so that both the architectural and engineering documents are completed at the same time. In this context, mechanical refers to HVAC systems. Sometimes the term mechanical refers to HVAC, electrical, and plumbing drawings. Be sure to determine how the term is being used. The engineering documents usually consist of the following drawings:
Electrical Cover Sheet
The electrical cover sheet indicates all electrical specs, notes, and panel schedules. This sheet includes the specification of supplemental electrical panels, if required. Electrical plans are numbered as E-1, E-2, E-3, etc.
Power, Data, and Telephone Plan
This document indicates all outlets and circuiting, the electrical distribution system, riser location, routing of service, design voltage, amperage, and transformer size and location.
Electrical/Lighting Plan
This document indicates all lighting fixtures, outlets, switches, and circuiting.
Mechanical Cover Sheet
The mechanical cover sheet indicates all mechanical notes, legends, and details, including a partial plumbing plan and plumbing riser diagram.
Mechanical Plan
The mechanical plan specifies the design of, or all modifications to, the existing mechanical system, ductwork layout and dimensions, mechanical equipment location, damper locations, design air delivery rates, diffuser locations, thermostat locations, and the specification of supplemental cooling systems, if required. Mechanical plans are normally identified as M-1, M-2, etc.
Plumbing Plan
Plumbing drawings provide all pertinent information on the design of the plumbing system for a project, including line sizes, line location, fixture location, isolation valves, storage tank capacities, hot water heater capacities and locations, and drain locations and routing.
Other Drawings
The size and complexity of the project will determine the number of drawings required to effectively convey the scope of the construction contract. In addition to the drawings noted above, it is not unusual to find other drawings included. If a building is being constructed from scratch, a series of site and landscaping plans will be prepared, including general architectural siting of the building, topography and grading, roadwork, and civil engineering improvements such as site drainage and environmental protection. A typical site or plot plan will depict the positioning of the project on the tract of land on which construction is to take place. Plot plans will also indicate grade elevations (vertical locations of roads, walks, and the ground, relative to a known benchmark or reference point), and locations of underground utilities (electrical, telephone, natural gas lines, etc.).
A newly constructed building will also include structural engineering drawings for the structural frame design, beam sizes, connections, and foundation and footing details. In concrete structures, the structural drawings will indicate concrete forming details, dimensions of members, and reinforcing steel requirements. If the structure is steel framed, the size and type of steel framing will be indicated.
Separate drawings are often prepared for specialties such as food service equipment, systems furniture installation, computer network cabling, and the like. For large, complex tenant buildouts involving interior stairwells in tenant space or private elevators, structural drawings will also be required.