What is an Issue for Construction?
The Issue for Construction set of documents is one of the two major deliverables in the Construction Documents phase. The Architecture and Engineering team will work to complete all of the technical requirements, program requirements, drawing requirements, and specification manual for the project’s design completion. There are two final deliverables for the CD phase: the Issue for Permit set of documents and the final Issue for Construction set of documents.
Once the ‘Issue for Construction’ has been submitted and accepted by the Authority Having Jurisdiction (AHJ), any future design modifications – during construction for example – to this set of documents will need to be resubmitted signed and sealed back to the AHJ for review and acceptance prior to any work/modifications in the field during construction.
- Issue for Construction the final formal deliverable of the design phase prior to commencing construction.
- An Issue for Construction must be a clean set of documents – drawings and specifications – that have incorporated all creative input, stakeholder input, Owner’s input, and addressed all previous building department review comments.
- An Issue for Construction must be a ‘100% complete and fully coordinated’ set of documents that complies with all of the Architectural and Engineering teams contractual terms.
- An Issue for Construction is a graphical representation with a project specification book that informs the contractor and trade partners as to how the building(s) and project is to be constructed.
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Understanding an Issue for Construction
The Construction Documents (CD) phase is without a doubt the most important design phase of a theme park project. The final deliverables – the drawings and project specification book – will need to capture any and all project scope for construction. The goal – but not often the case in reality – is to have as few major design changes as possible in the CD design phase. Major design changes this late in the overall design process are more costly and can severely impact the overall project’s budget and greatly impact the Architecture and Engineering team’s design budget.
The ‘Issue for Permit‘ set of documents are submitted to the AHJ for a final review. Depending on the individual AHJ’s requirements, they may have as much as 30 days to review the Issue for Permit documents and return review comments back to the A&E design team to address. Any final AHJ review comments must be addressed and incorporated into the final set of deliverables, the ‘Issue for Construction’. The Architecture and Engineering design team members of Record will sign and seal these two final sets of deliverables – both the drawing sets and the project specification book will be signed and sealed prior to submission to the AHJ.
Depending on the Architectural and Engineering design team’s contract with the Owner and/or the Owner’s corporate requirements and Substantial Completion of Construction has been determined, often the Architects and Engineers of Record may be required by contract to provide a final ‘As-Designed’ and/or a ‘As-Built’ set of record documents. If required, these final sets of documents will be issues by the Architects and Engineers of Record at the end of the project’s construction phase and it shall incorporate any and all permitted, design modifications incurred during the construction phase of the project.
- Blue Sky Design Phase
- Concept Design Phase
- Feasibility Design Phase
- Schematic Design Phase
- Design Development Phase
- Construction Documents Phase
- Issue for Permit