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December 13, 2018

Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS

Renton , WA 98055
DIVISION 1 – GENERAL REQUIREMENTS
SCOPE

The project consists of the construction of three, three story apartment buildings totaling 52 units. The total square footage is approximately 53,000 Sq. Ft.
Site improvements include: parking area, sidewalks, landscape areas, and required recreation areas.
Building Permit:

Special Inspections:


SITE SUPERVISION

The contractor will provide on Site Supervision at all times during the Construction of the project. The Supervisor will be knowledgeable in all phases of Construction techniques and maintain lines of communication between the Owner, the Building Designers and Sub Contractors as necessary to efficiently coordinate the project.
FIELD ENGINEERING

The contractor shall retain a surveyor licensed by the State to lay out the grades and lines of the project, (if required). Upon completion of the structure, the surveyor shall confirm the location of the project in the field and submit an “as-built” drawing stamped, certified, and in a format that is acceptable to the Owner and the Building Official.
TEMPORARY FACILITIES

Provide all temporary services and facilities necessary for construction of the project.
Electricity and Lighting:

Connect the electrical service to local utility main supply. Service shall be as directed by the local power utility. Equip all circuits with ground-fault circuit interrupters and reset buttons. Provide and maintain lighting for the proper illumination of all aspects of the work, including safety, security as well as what is needed for the construction trades.

Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
Telephones:

Are we going to provide telephone and fax at job trailer?
Temporary Heat:

Provide for temporary heat where needed for curing or drying of installed work as needed to protect installed work from the adverse affects of low temperatures or high humidity. Provide ventilation to cure materials, to disperse humidity and to prevent accumulation of dust, fumes, vapors, or gases. The Permanent heating may be used for purposes of temporary heat.
Water:

Water is available on site.
Sanitary Facilities:

Sanitary facilities include toilet, wash facilities and drinking water. Toilet shall be single occupant self-contained units properly enclosed complying with local health codes and regulations. Maintain toilet with toilet paper and liquid hand soap. Drinking water shall be piped, potable water, approved by local authorities from permanent or temporary lines. Otherwise, provide bottled water with tap dispenser.
Fire Protection:

Provide and maintain a minimum of one, fully charged, 30# ABC hand-held fire extinguisher. Provide additional units as recommended by authorities having jurisdiction.
First Aid Supplies:

Comply with governing authorities and recognized recommendations within the construction industry.
SITE SIGNAGE

All construction signs are subject to the approval of the General Contractor.
SECURITY

Temporary fencing with locking entrances will be set in place at the entrance to the site when deemed necessary to help prevent unauthorized entrance, vandalism, and theft.
Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
DIVISION 2 – SITEWORK
SITE PREPARATION
Clearing of Site:

As required for project development; the work shall consist of removal and legal disposal of existing site amenities, brush, debris, and unsuitable material.
Dewatering:

Determined upon completion of soils testing.
Earthwork/Grading

Complete all grading, excavation, temporary siltation control in accordance with drawings and geotechnical reports.
Storm Drainage Control

Surface water should be collected in catch basins and discharged per the plans provided by Touma Engineers. Storm drainage control shall include temporary erosion control, all catch basins, piping, and storm retention, in accordance with the plans. Footing drains as well as roof drains are to be connected to the storm drainage system.
Site Utilities

Water, electric power, and telephone are available at the site. All utilities will run underground to the buildings. Install underground utilities including domestic water meter, landscape irrigation meter, fire sprinkler system, and storm water collection pipes. Contractor shall be responsible for underground hook up of electrical and telephone to available systems including and required transformers. Sanitary sewer shall be connected to SW Suburban Sewer District.
PAVING

Typical Asphalt Parking:

Shall be 2” compacted depth Class “B” asphalt with a minimum 1-1/2” compacted depth crushed surfacing top course and a minimum 2-1/2” compacted depth crushed surfacing base course.
Porous Asphalt Parking:

Shall be 3” compacted depth porous asphalt with a minimum 6” compacted depth free draining sand or gravel base. The free-draining base shall have less than 5% fines (material passing the #200 sieve) based on the fraction passing the #4 sieve.
Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS

Site Entry:

Shall be a minimum of 5” thick cement concrete with broom finish.
Curbing and Striping:

Striping includes all parking spaces and fire lanes. Curbing shall be a 6” extruded curb located at perimeter of parking lot.
LANDSCAPING

Include irrigation at grade level planting per Lane and Associates drawings. Install of plants, shrubs, and groundcover to be installed per Lane and Associates and in coordination with the requirements of King County DDES.
FENCING

Install fencing as scheduled on drawings provided by Lane and Associates.
DIVISION 3 – CONCRETE
Concrete Walls and Footings:

All walls and footings are to be in accordance with the structural drawings provided by Harriott Engineers.
Interior Concrete Slabs:

4” minimum thickness. Place over 6 mil plastic vapor barrier and 4” compacted granular fill. Concrete shall attain a 28-day strength of F’ C = 2,500 PSI and mix shall contain not less than 5 sacks of cement per cubic yard.
Exterior Walkways:

2500 psi (28-day) concrete slab, minimum 4” thick at all walking locations.
Reinforcing Steel:

Reinforcing steel shall conform to the ASTM A615 (including supplement S1), grade 60, FY = 60,000 PSI. Welded wire fabric shall conform to ASTM A-185. Reinforcing steel shall be detailed (including hooks and bends) in accordance with ACI 318-02. Lap all continuous reinforcement 30 bar diameters or 2’ – 0” minimum. Provide corner bars at all wall and footing intersections. Lap corner bars 30 bar diameters or 2’ – 0” minimum. Lap adjacent mats of welded wire fabric a minimum of 8” at sides and ends.
Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
Expansion Joints:

Refer to S3.0 detail 6 for control and construction joints.
Concrete Finishes:

Interior slabs to be smooth ring troweled. Exterior walkways and driveway to have broom finish.
DIVISION 4 – MASONRY

General:

Provide and install all miscellaneous metal fasteners and fabrications as shown or as needed for a complete project whether they are specifically specified in this or other sections. All exterior metal fasteners and plates shall be hot dipped galvanized.
DIVISION 5 – METALS

None
DIVISION 6 – WOOD & PLASTICS
ROUGH CARPENTRY

All carpentry materials and workmanship shall meet as a minimum standard the provisions of the 2006 International Building Code, Chapter 23, Wood. Framing lumber shall be kiln dried or MC-15, and graded and marked in conformance with WCLIB standard grading rules for west coast lumber NO. 17. Framing species and grade per General Structural Notes. Include blocking as required for cabinets, toilet accessories and future grab bars.
Common Wall Framing:

Construct using 2x plates where indicated on the structural plans and 2x4 vertical wall framing.
Interior Framing:

2x4 vertical framing at interior partition walls and 2x6 vertical framing as required at plumbing walls
Exterior Framing:

2x6 vertical framing with sheathing as indicated on the structural plans.
Shear Wall framing:

Include sheathing per shearwall schedule on S3.1, extend to the nearest corner and full height of wall.

Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
Floor Framing:

TJI’s laminated or 2x12 and/or laminated veneer lumber and parallel strand lumber to be installed per approved shop drawings in coordination with structural plans.
Roof Framing:

Prefabricated wood trusses per structural plans.
Sheathing:

Floor diaphragms to be constructed with ¾” T&G plywood with span rating of 40/20. All floor sheathing to be glued and nailed.

Roof diaphragms to be ½” oriented strand board with span rating of 24/0.

Wall diaphragms to be ½” oriented strand board with span rating of 24/0 except where indicated to be a shear wall.
FINISH CARPENTRY
Base and Door Casing:

2 ¼” prefinished embossed square casing, either Spiced Ash or Newport Cherry finish.
Window Sills:

None
Stair Railing:

1 ½” round hardwood rail with standard brackets – painted.
Cabinets:

Constructed to meet KCMA/ANSI A161.1 with all plywood or partical boxes, solid Oak face frames, 5 piece Oak recessed panel door with concealed hinges. Cabinets are to be “Patriot parawood natural” by Cardell Cabinets.
Countertops:

Plastic laminate with performed round edge of counter and square edge splash. 4” laminate backsplash. Color to be selected by owner. Sub tops to be ¾” particle board.
Closet Shelving:

Coated wire shelving system installed with supports on spans greater than 36”.


Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
EXTERIOR FINISH CARPENTRY
Siding:

Vinyl siding . bevel and board/batten, all enclosed vented soffits
Exterior Trim:

Vinyl corner.all fasia’s to be wrapped with metal.
DIVISION 7 – THERMAL & MOISTURE
Underslab Vapor Barriers:

Minimum 6 mil poly vapor barrier under all building slabs. Lap and seal edges 6” minimum and seal all penetrations.
Below-Grade Vertical Concrete Surfaces:

Bituminous dampproofing.
Insulation:

See plans

Roofing:

30 year laminate shingle installed over 30 lb. felt.
Flashings/Gutters:

5” continuous K-line aluminum gutters and 2x3 corrugated aluminum downspouts.
Include flashing at window heads, door sills, material transitions and terminations, horizontal trim boards, and roofing adjacent to vertical walls. Flashing around windows and any penetrations to be specked out using Sureflash meshtape materials.
DIVISION 8 – DOORS, WINDOWS & GLASS
Interior Doors:

6’-8” x 1-3/8” hollow core, prefinished Oak embossed, with finger jointed prefinished Oak embossed jambs. Color to be either Newport Cherry or Spiced Ash.Sauder
Unit Entry Doors:

36” x 79” x 1 ¾” Textured fiberglass door with peep sight. Finger jointed primed mill sill and vinyl shoe.

Building Entry Doors:

Metal.
Windows:

Vinyl frames by Certenteed Windows to be white, class 40 windows with LoE glass and screens on all operable windows. Windows in rooms designated as sleeping areas are to meet IRC requirements for egress. Safety glazing as required per code.
Finish Hardware:

Dexter by Schlage “Dover” Series, lever handle design with thumb turn deadbolt at entry door. Bath hardware and door hardware to be satin nickel finish.
DIVISION 9 – FINISHES
Drywall:

First floor ceilings to have 25 ga. Resilient channels at 16” O.C. with two layers of type X GWB 5/8” thick. Top floor ceiling to have two layers of type X GWB 5/8” thick. Party walls to have one layer of type X GWB 5/8” thick at each side of wall. Non rated interior walls to have ½” type X GWB. Per plans
Plastic Laminates:

Kitchen and vanity countertops to have performed plastic laminate tops with 4” backsplash.
Tub Surrounds:

One piece plastic laminate with premolded edge trim at bathtubs.
Resilient Flooring:

Mannington Benchmark Series sheet vinyl will be installed in all bathrooms and utility rooms. Install in accordance with manufacturer’s specifications. Selection to be made by owner.
Carpeting:

Portico Kaycee Court installed over 6lb rebond pad. Specs to follow.
Corridor Carpet:

Glue down carpet: specs to follow.
Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS


Pergo Flooring:

Supplied by Demar, specs to follow.
Painting:

Exterior painting for fiber cement board to include one finish coat exterior latex flat over one prime coat. Include three colors one body color and two trim colors.

Interior paint on all walls and ceilings to include one coat of primer and one coat of latex eggshell. Walls and ceiling will be painted the same color. There will be no painted millwork except the entry doors. Entry doors and jambs will be painted with two coats of semi-gloss enamel paint.
DIVISION 10 – SPECIALTIES

None
DIVISION 11 – EQUIPMENT
Residential Equipment:

Appliances to be white Hotpoint appliances with pigtails, uncrating, stocking cost and installation.
Refrigerator: HTS22GB 21.7 c.f.

Range: RB757W

Microwave Oven: RVM1535D

Dishwasher: HDA3600

Stackable W/D: WSM2700
DIVISION 12 – FURNISHINGS
Kitchen/Bath Cabinets:

Constructed to meet KCMA/ANSI A161.1 with all plywood box, solid Oak face frames, 5 piece Oak recessed panel door with concealed hinges. Cabinets are to be “Gardner” by Sunco Cabinets. Include full extension drawer glides, adjustable shelving, fillers, toe kick cover, and finished end panels on all exposed ends.


Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
DIVISION 13 – SPECIAL CONSTRUCTION
Fire Sprinkler and Alarm:

All Buildings will have NFPA 13R sprinkler systems. Separate fire dept. sprinkler

connections are required for each building. Each building will have automatic fire alarm system per NFPA 72.
DIVISION 14 – CONVEYING SYSTEMS

None
DIVISION 15 – MECHANICAL
Plumbing:

Design and install plumbing complete, material and installation as per IRC and King County supplemental code.

Insulate all waste and water lines in unheated spaces.

Pressure reducing valve on domestic water supply if necessary.

Connect waste and water supply to city services.

PVC waste and vent unless indicated otherwise or not allowed per code. Wirsbo Aqua PEX for unit piping.

Frost proof hose bibs (2) per building.

Pan under all water heaters with over flow plumbed to waste lines.

Connection of dishwasher and water heater.

Supply and install garbage disposal.

Washing machine rough-ins with auto washer boxes.

Provide shut offs at each unit.
Plumbing Fixtures:

Kitchen Sink: 8” double bowl stainless steel sink, minimum 20 ga.

Lavatories: Western Pottery 172-4” White

Shower/Bathtub: 5’ Tub/Shower with simulated wall tile

Toilet Bowls: Western Pottery Round Bowl w/ Seat

Kitchen Faucet: Moen Integra 67315CH

Lavatory Faucets: Euro Single Lever Chrome

Shower/Bathtub Faucets: Moen TL182 Chrome

Water Heater: 50 gal electric water heater Spec to follow

Disposal: Whirlaway 191 1/3 horsepower
Azure Ridge APARTMENTS-CONSTRUCTION SPECIFICATIONS
DIVISION 16 – ELECTRICAL
Service and Wiring:

Include all necessary primary service conduits, vaults, and other such work as may be required by the Power Company and telephone company, beyond what they typically include in their primary service charges. Provide separate 125 amp service and panel for each unit. Include temporary power.
Unit Light Fixtures:

Design/Build with can lighting throughout each unit. Provide can lighting fixtures, trims, and bulbs based on preapproved drawings.
Exterior Fixtures:

Include rough and install for three light poles. Light pole specifications to be determined.

Include exit lighting and corridor lighting.
Low Voltage:

Include 3 Cat 5 outlets and 3 minimum RG6 cable outlets in each unit.







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