EVERGREEN VILLA - TARGETED REPAIRS
KIRKLAND, WASHINGTON
J2 #03384 (02/13/2015 - BID SET)
SECTION 01 125
DESCRIPTION OF WORK
PAGE 1
SECTION 01 125
DESCRIPTION OF WORK
PART 1 - GENERAL
1.1
A.
B.
INTRODUCTION
Exterior building repairs of the following existing Project:
1.
Name: Evergreen Villas Condominiums Buildings A-I
2.
Address: 12004 Slater Ave NE, Kirkland, WA 9898034
3.
Number of Buildings: 11 Residential Buildings
4.
Existing Construction: All buildings have combination flat roofs with single layer
torchdown membrane over protection board, ½” plywood, and 2” x 10” wood framing
(TYP). Asphalt shingle sloped roofs at attics around perimeter. Buildings are clad in fiber
cement panel and lap siding with vinyl framed windows. Owner carports are flat roofs with
single layer torch-down membrane over plywood, wood roof framing system and steel
nd
posts. Individual storage shed are located at the back of each carport. 2 floor unit
entries have wood stringer stair systems with wood treads and wood railings tied into a
wood framed deck system with liquid applied membrane. Buildings are post-and-beam
over concrete foundations.
Condominium Repair General Notes:
Washington State’s RCW 64.55 for condominium rehabilitation applies to this project.
These contract documents do not contain an “as built record” nor do they detail the existing conditions.
The General Contractor is responsible for reviewing all existing conditions. These preliminary documents
provide anticipated weatherization details and processes one could infer from visual investigations of existing conditions. During the course of demolition and construction, additional details and quantities will
be provided to facilitate appropriate repairs of conditions not described herein. Contractor is required to
submit RFI’s for unforeseen conditions which necessitate additional services. If additional work is deemed
necessary by the project team, the contractor shall submit cost proposal to perform work within (10) days.
This project shall require a collaborative team approach to be successful. Regular project meetings, along
with frequent site visits by the HOA representatives, Construction Manager, and Architect shall be critical
to maintaining open lines of communication for quickly resolving decisions needed during the construction
processes.
1.2
A.
SCOPE OF WORK
General Requirements:
1.
Provide temporary security and weather protection when not actively working.
2.
Per all applicable local, state and federal guidelines, conduct asbestos and lead paint
testing to a sampling of residential building roofs, all-wood stair systems and carport
structures. The inspector shall be a certified AHERA inspector. By Owner- not in
contract.
3.
Contractor shall provide on-site supervision, temporary facilities, and coordination with
Owner with respect to parking, staging etc. Contractor responsible for producing and
submitting any demolition site plan the City of Kirkland may require.
.
J2 Building Consultants, Inc. | 19730 64th Ave W, Ste 201 | Lynnwood, WA 98037 | 425.774.5600 | www.J2Consultants.com
EVERGREEN VILLA - TARGETED REPAIRS
KIRKLAND, WASHINGTON
J2 #03384 (02/13/2015 - BID SET)
4.
B.
SECTION 01 125
DESCRIPTION OF WORK
PAGE 2
Contractor shall provide access to all occupied units during construction or will provide
alternate means of access during the course of work.
Carports: The existing carports will be bid as two different systems; one system with two
options. As follows;
# I. Existing Carports to be restored:
1.
Bid to restore existing carport systems. Includes removing and disposal of existing singlelayer asphaltic membrane. Removal of 100% of ½” plywood sheathing. Assume removal
and replacement of 20% of all roof joists within carport assemblies due to water intrusion
damage.
2.
Detach and dispose of all current electrical wiring and fixtures (carport and storage units.)
40 Carport overhead lights, 20 exterior carport flood lights and 88 storage unit lights. Replace with new wiring- installed within conduit throughout, and energy efficient CFL or LED
fixtures. Assume allowance for shed lights at $10/unit- can be simple pull chain design (See
Leviton Model # R50-08827-CW4- Home Depot with R50-12200-00W white bulb guard and
Ecosmart 14 Watt CFL bulb.) Carport fascia floodlighting: assume fixture allowance of
$160/ea. Carport overhead lighting: assume fixture allowance of $120/ea. Refer to section
‘K.’
3.
Perform framing repairs and installation of new ½” plywood roof sheathing. Install selfadhered slip sheet, Install ½” Dens Deck over entire surface. Install 60 mil PVC membrane.
Color specified is Grey for low reflectivity on buildings. (Building ‘G” carport will require detachment from the adjacent building deck system. Carefully remove all flashing components and detach deck from building. Remove curb along south edge. Trim and cut back
roof eave on south elevation.) Install new perimeter drip edge flashings. Install new thruwall scupper collector boxes and 6” K-line style gutters in factory finish. Install new 3” round
downspouts to tight lines at grade. Furnish tight line cap adapters for new downspout.
4.
Install joist blocking between joist members.
5.
Prep and paint all surfaces previously painted. Rebuild wing walls like-kind for new surfacemounted AP Florence Configurable 4C system mailbox units. See attached cut sheets.
6.
Remove and replace all sheds. Assume 5’x6’ back-to-back and single shed dimension
with new steel exterior end door and low-slope roof. To be painted. Door cladding and trim
to remain similar to original design. Paint exterior of shed one color. Install one keyed entry
lock. Install electrical from carport framing to each shed for interior lighting. Assume anchoring of sheds necessary to slab. Contractor to utilize Monroe Shed Depot.(Contact Monroe Shed Depot- Mark Dreyer @ 425-210-9036).
#2 Demo original carport and replace with new pre-fabricated structures (Add Alternates 1 & 2:
1. Completely dismantle and remove existing carport structures including storage units. See
notes on Building G carport above (D.1.3).
2. Install new Carports of Washington steel flat or gable metal roof system. Match existing 8
stall dimensions (minus ‘A’ building stall of 6 + 2). Total of stalls = 88. System to cover
existing foot print, stall depth at 24’ 0” and width of 9’ 0”. Add/Alt in bid package to price flat
or gable separately.
3. Install carport structures with the following design criteria: 25# Snow Load, 85 mph/ exp. ‘B’
wind load.
4. 7’6” clearance height minimum. Gable end total height 8’9”, Flat roof total height 8’6”.
.
J2 Building Consultants, Inc. | 19730 64th Ave W, Ste 201 | Lynnwood, WA 98037 | 425.774.5600 | www.J2Consultants.com
EVERGREEN VILLA - TARGETED REPAIRS
KIRKLAND, WASHINGTON
J2 #03384 (02/13/2015 - BID SET)
SECTION 01 125
DESCRIPTION OF WORK
PAGE 3
5. All engineering to be provided by vendor/manufacturer. Engineering to be submitted for
permit by vendor or general contractor. Include permit in Add/Alt pricing.
6. Structural tube steel posts with wide flange beams, shop primed and field finished after
primary construction. Provide standard colors for Association selection.
7. Roof deck to be pre-finished, 26 gauge steel.
8. For flat roof-style carports, vendor to provide gutters to match finish. Tie into existing tight
lines at grade. On gable-style carports, contractor will need to provide gutters to tie into
tight lines at grade. Contractor to consult with vendor on attachment of pre-finished gutters
to gable-style carports.
9. Replace all electrical and light fixtures with new throughout carport at underside and
perimeters. (See Section ‘K’)
10. CWI will be the engineering firm supplying structural engineered drawings and calculations
specific to this project per Carports of Washington.
11.Contractor/vendor to contact Utilities Underground Notification Center at least 48 hours
prior to performing digging at all carport locations.
12. Contractor to patch original post locations in concrete as necessary. Perform concrete
cutting for footings. Perform auguring as necessary for new footers as specified by
engineer.
13. Contractor or vendor required to remove dig spoils and concrete from site and dispose of
properly.
14. Contractor to request vendor’s/ manufacturers specifications for installation
requirements to accurately price. Contact Candy Ford at Carports of Washington:
253-897-1202. Request Proposals #82932 (Gable) and #82933 (Flat).
15. Contractor to assume all carports will be replaced as one project.
16. Contractor to include price of permit(s) for work in bid price.
17. Contractor to install wood framed wing walls at same locations as original carports to
mount mailbox clusters. Contractor to include $1200 allowance each location for
installation of framed wall system.
18. Remove and replace all sheds. Assume 5’x6’ back-to-back and single shed dimension
with new steel exterior end door and low-slope roof. To be painted. Door cladding and trim
to remain similar to original design. Paint exterior of shed one color. Install one keyed entry lock. Install electrical from carport framing to each shed for interior lighting. Assume
anchoring of sheds necessary to slab. Contractor to utilize Monroe Shed Depot.(Contact
Monroe Shed Depot- Mark Dreyer @ 425-210-9036).
E.
Unit Elevated Entries and Decks: All existing deck and stair railings detached and disposed
of.
1. Remove and replace all perimeter drip metals on decks. Patch top-mount deck railing
flange holes as needed. Perform deck waterproofing basecoat along perimeters and
integrate whole system deck coatings. Utilize BASF Conipur system.
2. Clean underside of deck system with Mold-clean solution and treat with Bora-Care or
similar solution to prevent further organic growth.
3. Install all new face-mounted picket railings on all unit and entry decks. Hand rails to be
bisque/tan color with white pickets and posts (to match limited existing rails (see Units A5 &
B6) Railing contractor responsible for engineering to block and thru-bolt per code.
Manufacturer: DuraRail Contact: Matt at Zero Deck NW at 1-800-895-5900.
4. Provide Add Alternate ‘B’ pricing for installation of swing-gates at top of unit entry stairs (to
match picket-style railings.)
.
J2 Building Consultants, Inc. | 19730 64th Ave W, Ste 201 | Lynnwood, WA 98037 | 425.774.5600 | www.J2Consultants.com
EVERGREEN VILLA - TARGETED REPAIRS
KIRKLAND, WASHINGTON
J2 #03384 (02/13/2015 - BID SET)
SECTION 01 125
DESCRIPTION OF WORK
PAGE 4
5. Provide Add Alternate ‘C’ pricing for addition of gutter along length of deck (not at ends) to
collect drainage. Add one downspout at end of gutter with splash block. Gutters and
downspouts to match profile and color of roof gutters and downspouts. Add flashing
assembly to tuck under original deck drip edge and lap over rear vertical leg of gutter
interior. This can be further discussed during bid walk for owner intent. No design or details
provided or approved as of yet.
6. Clean, prep, prime and paint deck exposed fascias/beam and all 4x4 deck support posts.
F.
Replace elevated unit stair systems: Replace all but 6 entry stair systems (A5, B6, C6, E8,
K5 & K8 with new, engineered-type stair system. Include new face-mounted metal picket
railings at all entry stair systems. Treads to be concrete aggregate- match the 6 new stair
systems. Correct mid-span post assemblies per engineer’s detail (to match) at C6, E8, K5 and
K8 units. Install new face-mounted picket railing system, integrated with entry deck railings at
all decks (detach and save existing “newer” metal railing system at stairs/decks for re-use by
the Association.)
G.
Replacement of sixteen (16) deck support posts: Replace four (4) 4x4 deck posts with new
PT. Construction Manager will verify locations. (Contractor to provide allowance.)
H.
Power wash all eleven (11) building elevations from grade to rooftop: Remove debris,
algae buildup, moss and grime from all building elevations on site at completion of primary
construction work.
I.
Prep and paint. All eleven buildings- Prep and paint window exterior trims. Prep and paint
bottom 2 courses of siding around attics on low-slope building roofs (from separate re-roofing
project.) Prep and paint trim boards. Match color like-kind.
J.
New Mailbox Clusters: Install 5 clusters of 16 mailboxes (with 2 parcel boxes each) and 1
cluster of 8 mailboxes with 1 parcel box (building ‘I’). Utilize AF Florence Mailbox system.
Install vertical mount system at existing wing walls if existing carports are restored. Install to
concrete carport slab on pedestal mount if new carports selected. Pedestal boxes to be
installed at existing location, covered by carport roof.
K.
Renovation to existing electrical: Electrical includes grounds, unit exterior lights and carport
lighting.
•
Post Lights: Qty. 22. Demo/removal of old post light and install new base and fixture (LED
suggested.) 17 lights exist- Add up to 5 new post lights at additional locations for improved
entry/pathway lighting. Provide fixture allowance for Association of $300/unit.
•
Pathway Light:. Qty. 16. Demo/removal of existing pathway light and install new base and
fixture (LED suggested.) Provide fixture allowance for Association of $150/unit.
•
Carport Lighting: Qty. 40. Demo/removal of existing carport lighting (this applies to either
renovation of existing carports or replacement with new), electrical wiring and conduit and
install new fixture (CFL or LED suggested.) Provide fixture allowance for Association of
$80/unit. Refer also to Section ‘D’.
•
Carport Flood Lights: Qty 20. Demo/removal of existing carport flood lights and install new
fixtures (LED suggested.) Provide fixture allowance for Association of $150/unit. Refer also to
Section ‘D’.
.
J2 Building Consultants, Inc. | 19730 64th Ave W, Ste 201 | Lynnwood, WA 98037 | 425.774.5600 | www.J2Consultants.com
EVERGREEN VILLA - TARGETED REPAIRS
KIRKLAND, WASHINGTON
J2 #03384 (02/13/2015 - BID SET)
SECTION 01 125
DESCRIPTION OF WORK
PAGE 5
•
Unit Entry Lights: Qty 88. Demo/removal of existing entry light and install new fixture (LED
suggested.) Provide fixture allowance for Association of $100/unit.
•
Unit Porch/Deck Lights: Qty. 88. Demo/removal of existing Porch/Deck lights and install new
fixture (LED suggested.) Provide fixture allowance for Association of $100/unit.
•
Electrical Allowance: Provide allowance of $3500 for miscellaneous electrical work, including
encasing and re-burying exposed electrical lines in landscape.
PART 2 - PRODUCTS – SEE APPENDIX A
PART 3 - EXECUTION - NOT APPLICABLE
END OF SECTION
.
J2 Building Consultants, Inc. | 19730 64th Ave W, Ste 201 | Lynnwood, WA 98037 | 425.774.5600 | www.J2Consultants.com