B08_Attachment_5_Specifications_0001.pdf

100% Schematic Design Document

PMIS #4186

May 5, 2006

Whale Over look Pro ject Cabrillo National Monument . San Diego, California

PMIS #22514

Table of Contents

PAGE

01 Introduction

Foreword 1 Design Team 2 Summary 3 Program Summary 4 Class B Cost Estimate 6

02 Basis of Design Report

Civil Engineering 17 Landscape Architecture 18 Water/Wastewater Systems 19 Architecture 20 Structural Systems 24 Mechanical Systems 26 Electrical Systems 27 Schematic Drawings 29

03 LEED Analysis

LEED Analysis 37

04 Fire Protection

Introduction 38 Applicable Codes 38 Fire Protection/Life Safety Plan 38

05 Appendices

Appendix A - Fabric Structure Background Information 39 Appendix B - Sample Division 13 Specification for Fabric Structures 47

01 Introduction

Foreword

This report documents the Design Team’s basis of Schematic Design for the site and structural system, LEED analysis, and the Fire Protection and Life Safety Plan for the preferred alternative of the Whale Overlook at Cabrillo National Monument, San Diego, California. The preferred alternative was selected during the Value Analysis Study Workshop in March 2006.

Jill A. Jones, AIA ajc architects Salt Lake City, Utah

Design Team

Architect:

ajc architects 703 East 1700 South Salt Lake City, Utah 84105 Phone: (801) 466-8818 Fax: (801) 466-4411

Civil Engineer:

Stantec Consulting Inc.

3995 South 700 East, Suite 300 Salt Lake City, Utah 84107 Phone: (801) 261-0090 Fax: (801) 266-1671

Structural Engineer:

Dunn Associates 380 West 800 South, Suite 100 Salt Lake City, Utah 84101 Phone: (801) 575-8877 Fax: (801) 575-8875

Electrical Engineer:

BNA Consulting 625 South State Street Salt Lake City, Utah 84111 Phone: (801) 532-2196 Fax: (801) 532-2305

Summary

The proposed Whale Overlook Project will be located at Cabrillo National Monument, on Point Loma, in San Diego, California, and will consist of the demolition of the existing Whale Overlook facility and asphalt access paths, and the construction of new Whale Overlook structures and replacement pathways to and from the structures. The proposed structures will replace the existing facility that was built in 1952, and will provide visitors with seating, viewing, and group gathering opportunities, as well as expanded interpretation that includes many aspects of the Monument not previously interpreted. Unimpeded views from the new structures will be provided to the surrounding resources including the migratory path of the Pacific Gray Whale, rocky intertidal area, kelp forest, Coast Guard lighthouse (Point Loma Lighthouse) from 1891, and open ocean.

The two new structures will provide approximately 80 lineal feet of sheltered space. A portion of the sheltered space will be enclosed with glass panels to protect visitors from the prevailing northwesterly winds on the site. The sheltered space created will accommodate 20 to 30 individuals and will include seating elements for both viewing and informal gathering. Interpretive elements for the facility will be funded as a separate project at a later date, however provision of space that can accommodate the interpretive elements have been integrated into the design. All areas of the new facility will be universally accessible, including the new pathways, viewing areas, and interpretive locations.

It should be noted that construction of this project may be defined by two separate contracts. The first will be a standard design-bid-build process to provide all basic site work, walls, and footing and foundation. The second may be procured through the design-build process and will include a single source for the fabric, steel, and steel to fabric connections, as well as fabrication and installation.

The preferred Alternative of the Whale Overlook Project, selected during the Value Analysis Study Workshop in March 2006, has continued to be developed through the Schematic Design phase. The Design Team has identified the functions and systems of the facility: civil engineering, structural engineering, architecture, and electrical engineering. The Design Team has provided a narrative for each of these systems in Section 02 of this report. Schematic drawings included in this document illustrate the implementation of the systems described in the narratives.

An energy analysis and LEED (Leadership in Energy and Environmental Design) analysis is not required for this project due to the fact that it is not an enclosed building space. However, the Design Team supports the NPS commitment to sustainability, and has limited site development to those areas previously disturbed, and integrated materials with qualities consistent with sustainable practices.

The proposed Whale Overlook Project contains no indoor space, is not adjacent to any other structure, does not limit egress, and therefore does not require a Fire Protection and Life Safety Plan, as verified by the NPS Fire Safety and Fire Protection Engineer (FSFPE), Brian Olson. However, general material characteristics related to fire and flame spread are provided in the Fire Protection and Life Safety Plan - Section 4.

As the design develops in subsequent phases, the systems described in this report will evolve, and be refined as necessary to deliver the most successful project to the National Park Service. In addition the systems will continue to be evaluated to ensure that each system provides the most valuable solution.

Cabrillo National Monument Pacific

Ocean

United States

San Diego Bay

Coronado

Cabrillo Memorial Drive

San Diego

Mexico

Friars

Road

El Cajon Blvd.

Rosecrans Street

Vicinity Map - Cabrillo National Monument

Program Summary

The proposed Whale Overlook Project program will include two structures, and the replacement of a portion of the pathway that loops to and from the structures. The primary structure, the larger of the two, will provide approximately 830 square feet of area covered by a fabric canopy. The secondary structure will provide approximately 370 square feet of sheltered area. Combined, the two structures will provide approximately 80 lineal feet of viewing area. Both structures include seating elements, interpretive opportunities, and areas designated for the use of high powered telescopes. In addition both structures will allow visitors unobstructed views to the resources surrounding the Monument, including the migratory path of the Pacific Gray Whale, rocky intertidal area, kelp forest, Coast Guard lighthouse (Point Loma Lighthouse) from 1891, and open ocean.

The primary structure includes an area enclosed by glass to protect visitors from the prevailing northwesterly winds common at the site. The protective glass enclosure is located so that it is the first place a visitor will reach when approaching the site.

An area for group gathering and presentation will be provided directly to the east of the primary structure. The location of this space with allow a group to gather without impeding site circulation, nor the view to the surrounding resources. The existing whale sculpture will be located at the center of this space, providing visitors with an introduction to the Pacific Gray Whale, as well as a central point of focus. The existing whale sculpture is an important site element because it provides visitors, with visual and cognitive impairments, interpretation of the shape and scale of adult and infant Pacific Gray Whales through the use a tactile object with braille.

Interpretive elements for the facility will be funded as a separate project at a later date, however provision of space that can accommodate the interpretive elements has been integrated into the design. The future interpretive elements will provide information regarding the Monument, Pacific Gray Whale, and other marine topics, and will include a self contained audio station. Interpretive panels could be attached to the curving site walls located at both structures and the group gathering area.

Primary Structure

Secondary Structure

Group Gathering Area

New Concrete Path

Seating Element

Site Plan

N

New utility connection for the project will include electrical power only, used to power the self contained audio station as part of the future interpretive program.

All areas of the new facility will be universally accessible, including paths, viewing areas, and interpretive panels.

Prior to construction, staff from the Monument will salvage the important existing vegetation for reuse in the landscape after construction. Additional vegetation will be propagated by the Monument in the on-site green-house. Only native species will be used for landscaping and revegetation, with emphasis placed on the use of California sensitive species. Species with a mature height of under 42” are preferred because they will not limit viewing opportunities. A variety of native species appropriate to the site and currently being propagated by the Monument include native grasses, Shaw’s agave, box thorn, barrel cactus, cliff spurge, San Diego County viguiera, and Dudleya.

In addition to the vegetation/landscaping the site program will include the demolition of the existing asphalt path that runs between the historic base-end or military structures, and the replacement of the asphalt paths that lead to the site. Those areas where paths have been removed and or replaced will be revegetated.

Cabrillo National Monument Whale Overlook PMIS: 4186 and 22514

Schematic Design

Class B Estimate Summary

NPS Asset CategoryNPS Asset CategoryNPS Asset CategoryNPS Asset Category AmountAmountAmountAmount

4100 Building $ 655,860

2100 Trails $ 179,815

Total Net Construction EstimateTotal Net Construction EstimateTotal Net Construction EstimateTotal Net Construction Estimate $ 835,675$ 835,675$ 835,675$ 835,675

90%90%90%90% Base BidBase BidBase BidBase Bid $752,108$752,108$752,108$752,108 10%10%10%10% Bid OptionsBid OptionsBid OptionsBid Options $ 83,567$ 83,567$ 83,567$ 83,567

Possible Bid Option:Possible Bid Option:Possible Bid Option:Possible Bid Option:

Secondary Structure:Secondary Structure:Secondary Structure:Secondary Structure: $102,857$102,857$102,857$102,857 Steel $ 15,480 Fabric $ 14,603 Special Coatings $ 531 Concrete $ 2,760 Sub Total $ 33,374 Mark Up $ 73,839

Total Estimated Value $102,857

Project: Whale

Park: Cabrillo National Monument

PMIS: 4186 and 22514

Alternative 3 Bid Item #1----4100 Building

Basis of Estimate Preferred Alternative 3

Date of Estimate: 05/05/06

Estimated By: Jill Jones ajc architects

703 East 1700 South

Salt Lake City, UT

801-466-8818

Supporting Material: Concept Design Documents

Consultation with Parametrix

Means Estimating

Cost Data: RS Means 2006

RS Means Assemblies 2006

Unit Prices based on 2006 Cost data

Mark-ups and Add-ons: Published Location Factor: 4 Percent RS Means

Project Remoteness: 2 Percent Site is out on the Peninsula--Point Loma

Federal Wage Rate Factor: 15 Percent Guidance from NPS

Design Contingency: 20 Percent Limited Detail on Schematic Design

Taxes: Included in Installation Costs

Standard General Conditions: 15 Percent Within Normal Range

Government General Conditions: 10 Percent within NPS Guidance Recommendations

Bonds and Permits: 1.5 Percent bond included in General Conditions. No permit costs.

Historic Preservation Factor: Not applicable

Overhead: 12 Percent Small Job, limited subcontractors

Profit: 12 Percent

Contracting Method Adjustment: 15 Percent Assume 8A

Inflation Escalation: Assume midpoint of construction 14 months out and inflation at .50% per month = 7 Percent

Comments: Estimate does not include: Cost for Park to Re-vegetate as needed

Cost for Interpretive Panels or AV

Cost for Telescopes

The construction should take place late spring/summer FY 2007 as to not interupt the whale watching season which is late November through March.

Net Construction Estimate Bid Item #1: 4100 Building $655,860

Class B Construction Cost Estimate-Schematic Design

1 Basis of Estimate Printed 5/5/2006

Project: Whale Overlook Estimate By: ajc architects

Park: Cabrillo National Monument Date: 05/05/06

PMIS: CAB 04186 and 22514

Alternative #3 Reviewed By:

Date:

Estimate is Based on 2007 Costs

Bid Item Material Costs Installation

Costs Total Costs

A Substructure

A10 Standard Foundations $31,365 $32,125 $63,490

B Shell

B10 Super Structure $38,400 $13,200 $51,600

B20 Exterior Enclosure $33,400 $22,875 $56,275

B30 Roofing $34,100 $15,175 $49,275

C Interiors

C30 Interior Finishes $1,110 $660 $1,770

D Services $8,393 $12,150 $20,543

E Equipment and Furnishings $0 $0 $0

F Special Construction $0 $0 $0

G Building Site work

G10 Site Preparation $2,838 $8,983 $11,821

G20 Site Improvements $9,185 $9,030 $18,215

Subtotal Direct Construction Cost $146,768 $96,185 $272,989

Published Location Factor (4 Percent) $10,920

Remoteness Factor (2 Percent) $5,460

Federal Wage Rate Factor (15 Percent) $14,428

Design Contingency (20 Percent) $54,598

Total Direct Construction Costs $358,393

Standard General Conditions (15 Percent) $53,759

Government General Conditions (10 Percent) $35,839

Historic Preservation Factor (N/A) $0

Subtotal NET Construction Cost $447,992

Overhead (10 Percent) $44,799

Profit (10 Percent) $44,799

Estimated NET Construction Cost $537,590

Contracting Method Adjustment (8A) (15 Percent) $80,638 Inflation Escalation (14 Months to midpoint of construction) $37,631

TOTAL Estimated NET Cost of Construction $655,860

Bid Item #1----4100 Building

2 Basis of Estimate Printed 5/5/2006

Project: Whale Overlook Estimate By:

Park: Cabrillo National Monument Date:

PMIS:

Reviewed By:

Alternative #3 Bid Item #1----4100 Building Date:

Estimate is Based on 2006 Costs

A SUBSTRUCTURE

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

A10 Standard Foundations

Concrete Continuous Footings, Reinforced 24 CY $250.00 $6,000 $265.00 $6,360 $515.00 $12,360 Concrete Spot Footing, Reinforced 16 CY $275.00 $4,400 $300.00 $4,800 $575.00 $9,200 Concrete Foundation Wall, Reinforced 966 SF $15.00 $14,490 $15.00 $14,490 $30.00 $28,980 4" Color Concrete Paving with Base 1850 SF $3.50 $6,475 $3.50 $6,475 $7.00 $12,950

$31,365 $32,125 $63,490

A SUBSTRUCTURE $31,365 $32,125 $63,490

Subtotal A10 Standard Foundations

A1010

05/02/06

Installation

CAB 04186 and 22514-PD

A1010 ajc architects

TotalMaterial

A1030 A1010

3 Basis of Estimate Printed 5/5/2006

B SHELL

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

B10 Super Structure Steel Column/Cantilever Beam Frame 8 EA $4,800.00 $38,400 $1,650.00 $13,200 $6,450.00 $51,600

$38,400 $13,200 $51,600

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

B20 Exterior Enclosure

Stone Veneer 1400 SF $20.00 $28,000 $15.00 $21,000 $35.00 $49,000 1/2 Clear Tempered Glass w/ Steel Frame 150 SF $36.00 $5,400 $12.50 $1,875 $48.50 $7,275

$33,400 $22,875 $56,275

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

B30 Roofing

Fabric Roof and Connectors 1500 SF $22.50 $33,750 $9.95 $14,925 $32.45 $48,675 Joint/Sealants 1 EA $350.00 $350 $250.00 $250 $600.00 $600

$34,100 $15,175 $49,275

B SHELL $105,900 $51,250 $157,150

Total

Subtotal B30 Roofing

B3010

B2010

Subtotal B20 Exterior Enclosure

Material Installation

Total

Material Installation Total

Material Installation

Subtotal B10 Super Structure

B1020

B2020

B3010

4 Basis of Estimate Printed 5/5/2006

C INTERIORS

C30 Interior Finishes Special Coatings at Exposed Steel Structures 600 SF $1.85 $1,110 $1.10 $660 $2.95 $1,770

$1,110 $660 $1,770

C INTERIORS $1,110 $660 $1,770

D SERVICES

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

D50 Electrical

Power from Assistant Keeper's Building to Primary

Structure (Includes trenching, backfilling, #6 conductors and 1-1/2" pvc conduit 450 LF $18.65 $8,393 $27.00 $12,150 $45.65 $20,543

$8,393 $12,150 $20,543

D SERVICES $8,393 $12,150 $20,543

E EQUIPMENT AND FURNISHINGS--NOT APPLICABLE

F SPECIAL CONSTRUCTION--NOT APPLICABLE

TotalMaterial Installation

Subtotal C30 Interior Finishes

C3010

D5010

Subtotal D50 Electrical

Material Installation Total

5 Basis of Estimate Printed 5/5/2006

G BUILDING SITEWORK

G10 Site Preparation

G1010 Site Clearing 1800 SF $0.02 $36 $0.09 $162 $0.11 $198

G1020

Demolition of Existing Whale Overlook

Structure/Asphalt Staging Area 1 EA $2,300.00 $2,300 $6,500.00 $6,500 $8,800.00 $8,800

G1030 Excavation for Structure Foundation 36 CY $2.25 $81 $7.50 $270 $9.75 $351

G1030 Structural Fill 70 CY $5.35 $375 $27.35 $1,915 $32.70 $2,289 G1030 Backfill Foundation 12 CY $3.85 $46 $11.40 $137 $15.25 $183

$2,838 $8,983 $11,821

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

G20 Site Improvements

G2040 Concrete Benches 104 LF $65.00 $6,760 $70.00 $7,280 $135.00 $14,040

G2040 Relocate-Reinstall Whale Sculpture 1 EA $250.00 $250 $750.00 $750 $1,000.00 $1,000 G2040 Support Structure for Telescopes 5 EA $435.00 $2,175 $200.00 $1,000 $635.00 $3,175

$9,185 $9,030 $18,215

G BUILDING SITEWORK $12,023 $18,013 $30,036

TOTAL ESTIMATED DIRECT PROJECT CONSTRUCTION COST $272,989

Totals G1010 Site Preparation

TotalMaterial Installation

Material Installation Total

Totals G2010 Site Improvements

6 Basis of Estimate Printed 5/5/2006

Project: Whale

Park: Cabrillo National Monument

PMIS: 4186 and 22514

Alternative 3--Bid Item #2---2100 Trail

Basis of Estimate Preferred Alternative 3

Date of Estimate: 05/05/06

Estimated By: Jill Jones ajc architects

703 East 1700 South

Salt Lake City, UT

801-466-8818

Supporting Material: Concept Design Documents

Consultation with Parametrix

Means Estimating

Cost Data: RS Means 2006

RS Means Assemblies 2006

Unit Prices based on 2006 Cost data

Mark-ups and Add-ons: Published Location Factor: 6 Percent RS Means

Project Remoteness: 2 Percent Site is out on the Peninsula--Point Loma

Federal Wage Rate Factor: 15 Percent Guidance from NPS

Design Contingency: 15 Percent Limited Detail on Schematic Design

Taxes: Included in Installation Costs

Standard General Conditions: Within Normal Range 15 Percent

Government General Conditions: 10 Percent within NPS Guidance Recommendations

Bonds and Permits: 1.5 Percent bond included in General Conditions. No permit costs.

Historic Preservation Factor: Not applicable.

Overhead: 12 Percent Small Job, limited subcontractors

Profit: 12 Percent

Contracting Method Adjustment: 15 Percent Assume 8A

Inflation Escalation: Assume midpoint of construction 14 months out and inflation at .50% per month = 7 Percent

Comments: Estimate does not include: Cost for Park to re-vegetate as needed

The construction should take place late spring/summer FY2007 as to not interupt the whale watching season which is late November through March.

Net Construction Estimate Bid Item #2: 2100 Trail $179,815

Class B Construction Cost Estimate-Schematic Design

1 Basis of Estimate Printed 5/5/2006

Project: Whale Overlook Estimate By: ajc architects

Park: Cabrillo National Monument Date: 05/05/06

PMIS: CAB 04186 and 22514

Alternative #3 Bid Item #2----2100 Trail Reviewed By:

Date:

Estimate is Based on 2007 Costs

Bid Item Material Costs Installation

Costs Total Costs

A Substructure $0 $0 $0

B Shell $0 $0 $0

C Interiors $0 $0 $0

E Equipment and Furnishings $0 $0 $0

F Special Construction $0 $0 $0

G Building Site work

G1010 Site Preparation $3,662 $21,440 $25,102

G2010 Site Improvements $27,750 $22,863 $50,613

Subtotal Direct Construction Cost $31,412 $44,303 $75,714

Published Location Factor (4 Percent) $3,029

Remoteness Factor (2 Percent) $1,514

Federal Wage Rate Factor (15 Percent) $6,645

Design Contingency (15 Percent) $11,357

Total Direct Construction Costs $98,259

Standard General Conditions (15 Percent) $14,739

Government General Conditions (10 Percent) $9,826

Historic Preservation Factor (N/A) $0

Subtotal NET Construction Cost $122,824

Overhead (10 Percent) $12,282

Profit (10 Percent) $12,282

Estimated NET Construction Cost $147,389

Contracting Method Adjustment (8A) (15 Percent) $22,108 Inflation Escalation (14 Months to midpoint of construction) $10,317

TOTAL Estimated NET Cost of Construction $179,815

2 Basis of Estimate Printed 5/5/2006

Project: Whale Overlook Estimate By:

Park: Cabrillo National Monument Date:

PMIS:

Reviewed By:

Alternative #3 Bid Item #2----2100 Trail Date:

Estimate is Based on 2006 Costs

A SUBSTRUCTURE--NOT APPLICABLE

B SHELL--NOT APPLICABLE

C INTERIORS--NOT APPLICABLE

D SERVICES--NOT APPLICABLE

E EQUIPMENT AND FURNISHINGS--NOT APPLICABLE

F SPECIAL CONSTRUCTION--NOT APPLICABLE

G BUILDING SITEWORK

CAB 04186 and 22514-PD 05/05/06 ajc architects

3 Basis of Estimate Printed 5/5/2006

G10 Site Preparation

G1010 Site Clearing 5000 SF $0.02 $100 $0.09 $450 $0.11 $550 G1020 Demolition of Existing Asphalt Walk 4500 SF $0.05 $225 $0.52 $2,340 $0.57 $2,565 G1020 Haul Asphalt Off Site 170 CY $0.85 $145 $18.00 $3,060 $18.85 $3,205 G1030 Grading for New Pedestrian Walk 5000 SF $0.35 $1,750 $2.25 $11,250 $2.60 $13,000 G1030 Fill for New Pedestrian Walk 70 CY $5.35 $375 $22.00 $1,540 $27.35 $1,915 G1030 Fill for Re-grade Lower Walk 50 CY $5.35 $268 $22.00 $1,100 $27.35 $1,368

G3010

Temporary Yard Hydrants for Hand Watering By

NPS 1 LS $800 $1,700 $2,500.00 $2,500

$3,662 $21,440 $25,102

Item No. Description Qty. Unit Cost/Unit Mat'l Cost Cost/Unit Install Cost Cost/Unit TOTAL

G20 Site Improvements

G2030 4" Color Concrete Paving with Base 4800 SF $3.50 $16,800 $3.50 $16,800 $7.00 $33,600 G2030 Masonry Paver Edge Treatment 1250 SF $8.76 $10,950 $4.85 $6,063 $13.61 $17,013

$27,750 $22,863 $50,613

G BUILDING SITEWORK $31,412 $44,303 $75,714

TOTAL ESTIMATED DIRECT PROJECT CONSTRUCTION COST $75,714

Total

Totals G1010 Site Preparation

TotalMaterial Installation

Totals G2010 Site Improvements

Material Installation

4 Basis of Estimate Printed 5/5/2006

02 Basis of Design Report

Civil Engineering

Storm Water Management:

The site drains generally from east to west. Surface pavement slopes will be 2% minimum for concrete paths and paved areas, and will drain to points of natural drainage on site. No additional storm water management is necessary.

Utility Corridor or Routing:

A new electrical line will be run from the Assistant Lighthouse Keeper’s Quarters, and will be used to power the future audio station. To minimize site disturbance, the new line will run below or adjacent to the new concrete path leading to the site, see drawing A2 - Schematic Site Plan. No additional utility lines will be required for the project.

Roadway and Parking:

The site will be accessed by pedestrian traffic only. Parking for the site is located to the north at the Ocean View, and Visitor Center parking areas. In addition, two existing universally accessible stalls are located to the northeast of the structures.

Landscape Architecture

Functional Analysis of Site Program:

The landscaping for the project will consist of revegetation of the disturbed areas surrounding the new paths and structures . Prior to construction the vegetation in the areas that will be disturbed will be salvaged. This vegetation will then be replanted after construction is complete. Additional plant material will consist of native species propagated by the Monument at the on-site greenhouse. Species propagated for revegetation will be consistent with the Maritime Succulent Scrub plant community found around the site, and will include California sensitive species.

The general design approach will be to minimize site disturbance, but to also regrade the land formerly disturbed near the existing Whale Overlook, back to the natural contours. Siting for the structures integrates seamlessly with the existing contours. In addition, when the plant species used in the revegetation reach maturity, the site will be in a near natural state.

Plantings will define the edge of the access paths, acting as a natural barrier.

Roadway and Parking Siting and Analysis:

The site will be accessed by pedestrian traffic only. Parking for the site is located to the north at the Ocean View, and Visitor Center parking areas. In addition, two existing universally accessible stalls are located to the northeast of the structures.

Vegetation and Planting:

Plantings will consist of species that are native and water conserving, and which are consistent with the Maritime Succulent Scrub plant community primarily found on the site. A variety of native species appropriate to the site and currently being propagated at the Monument include native grasses, Shaw’s agave, box thorn, barrel cactus, cliff spurge, San Diego County viguiera, and Dudleya. Water will be applied with a temporary surface spray system through the establishment period of two to three years. Water connections will be to existing lines. The intent is to provide a sustainable landscape that meets the National Park Service commitment to sustainability.

Materials Analysis:

Paving material will be concrete with brick edging to match those already existing within the Monument. Seating elements will be of concrete and will be further discussed in the Architecture narrative, this section.

Character Defining Features Listing (Cultural Landscape):

• The use of native plant materials consistent with the Maritime Succulent Scrub plant community.

Dudleya

San Diego County Viguiera

Box Thorn

Water/ Wastewater Systems

Code Analysis and Verification:

Not applicable.

Descriptions of Water/Wastewater Systems and Alternatives:

The only water required for the project will be for the establishment period of the landscape and will come from a temporary yard hydrant.

Design Flow Calculations:

Not applicable.

Fire Flow Requirements:

Not applicable.

Results of Soil Testing e.g. percolation test results:

A site geotechnical report is currently underway by the National Park Service. Information regarding this report will be provided during the Design Development phase of the project.

Results of Sampling and Testing of Wastewater:

Not applicable

Utility Corridor or Routing:

Not applicable.

Calculations for Utility System Sizing:

Not applicable.

Modeling:

Not applicable.

Special Studies, e.g. Hazmat:

Not applicable.

Architecture

Applicable Codes:

All building systems will comply with the laws, ordinances, and rules of the National Park Service, Federal Govern-ment, State of California, and local government. In addition, the following codes are applicable:

California Building Code 2001 International Building Code 2003 National Electrical Code (NEC) – 2002 Edition

OSHA

ADA-ABA Accessibility Guidelines for Buildings and Facilities

Functional Analysis of Building Program:

There are five main functions of the Whale Overlook Project: 1. The structure provides unimpeded views to the natural resources surrounding the site. 2. A portion of the structure provides protection from the sun, rain, and northwesterly breezes prevalent on the site. 3. The project contains an area for groups to gather, without interfering with site circulation. 4. The project provides space for interpretive elements, which will be designed as a separate project in the near future. 5. The project provides universal accessibility to all components of the project program.

The general organization of the project is based on two factors: site topography and viewing corridors. A study of the site topography shows that those areas of low slope, that have been previously disturbed, allow the best opportunities for viewing the surrounding resources. The site topography also tends to be conducive to paths along the edge, where the slope is gentle, but the views are extensive. The site topography and viewing corridors essentially provide the basis for a procession through the site, where each node or site element allows for a different experience. The primary structure allows view to the migratory path, open ocean, and the intertidal area.

While the secondary structure focuses the view more towards the Coast Guard lighthouse (Point Loma Lighthouse) below.

The general organization of the individual structures places the seating elements off of the main circulation path, but back from the viewing plane. The group gathering area is located away from the viewing plane and out of the circulation path, allowing individuals to view the resources without looking past groups of standing individuals.

Response to the Cultural Landscape/Historic Significance:

The existing Whale Overlook facility and the asphalt access paths to and from the facility are not of historic significance and will be demolished for construction of the new facility.

Part of the Cultural Landscape of Cabrillo National Monument is the extensive nautical history. The Monument was established in 1913 to commemorate the 1542 exploration and annexation by Juan Rodríquez Cabrillo of what is now the west coast of the United States, and to provide interpretation of the significance of this voyage to visitors. The form of the new Whale Overlook structures reference this nautical history through the use of a mast type structure and fabric roof elements. Another nautical reference on the site is the Old Point Loma Lighthouse, which was one of the first lighthouses built on the west coast of the United States, and is on the National Register of Historic Places.

The project boundary for the Whale Overlook Facility is not within the Historic Zone, but based on the Contextual Analysis (see Predesign Document) and input from the Monument, the use of stone site walls similar to those found around the Old Point Loma Lighthouse will be used for the Whale Overlook facility.

Historic Zone Diagram

Another important aspect of the Cultural Landscape of Cabrilllo National Monument are the incredible views. The

Whale Overlook at Cabrillo National Monument is one of the best locations for watching the Pacifi c Gray Whales during their yearly return migration, from the Bering Sea to Baja California, drawing nearly 300,000 visitors each winter. Unimpeded views from the Whale Overlook also include the rocky intertidal area, kelp forest, Coast Guard lighthouse (Point Loma Lighthouse) from 1891, and open ocean. The siting of the individual structures is in response to these views, as noted in the Functional Analysis of the Building Program.

Materials Analysis:

The palette of materials used for the Whale Overlook project will consist of stone, concrete, brick, steel, glass and fabric.

Stone:

Based on the Contextual Analysis, durability, and desired aesthetic, a stone veneer will be used for the site walls at both the primary and secondary Whale Overlook structures. The site walls will be designed to match the existing stone site walls found near the Old Point Loma Lighthouse, approximately 200 yards to the north of the project site. The design intent is to tie other areas of the Monument together through the use of similar materials. The existing stone walls are of felsite or metarhyolite, and are rough cut and uncoursed with predominate colors of rust, gold, gray, and green. Stone for the site walls came from the Sweetwater Quarry (no longer in existence) which was located approximately 25 miles from the site. Construction of the walls was completed in the 1930s.

The new site walls will be of concrete with a 2”- 3” stone veneer.

Matching the existing stone may prove difficult because the existing site walls have been affected by both oxidation and weathering for over 80 years. Furthermore, only local stone should be used due to issues of sustainability. At least one quarry in the San Marcos area of San Diego County does produce similar stone; examples are shown this page.

Concrete:

Concrete will be used for the footing and foundation of the new structures.

Colored concrete will be used for the paved areas at both the primary and secondary structure, seating elements, and the new paths to and from the site. Colored concrete for the paths will match concrete paths found throughout the Monument. In addition, the use of pervious concrete is under consideration.

Pervious concrete is a mixture of coarse aggregate, Portland cement, water and little to no sand. A typical pervious concrete pavement has a 15-25% void structure and allows 3-8 gallons of water per minute to pass through each square foot.

Fly ash is also under consideration for use in the project.

Fly ash is a fine, glass-like powder recovered from gases created by coal-fired electric power generation. Fly ash is an inexpensive replacement for portland cement used in concrete, while it actually improves strength, segregation, and ease of pumping of the concrete.

Existing stone site walls near the Old Point Loma Lighthouse

Examples of stone currently quarried near San Diego

Brick:

Brick will be used to define the edge of the paths to and from the new Whale Overlook structures. The use of brick for both paths and paving material is common throughout the Monument, and the continuation of this detail will provide consistency between various locations.

The brick used will match the existing found at the site which is a rusty-red hue.

Steel:

Steel will be used for the structural elements of the canopies.

A three part Tnemec-Zinc paint system will be used over galvanized steel. This system is preferred for saltwater environments, and will help to minimize maintenance.

Glass:

Glass will be used as a protective element from the northwesterly winds common at the site. The glazing will be located at the north and portions of the west facade of the primary overlook structure. Glazing will be either tempered or laminated, and will be glare-free to provide the best possible viewing plane for visitors.

Fabric:

Fabric was selected as the preferred material for the roofing of the Whale Overlook structures due to the nautical history of the site, ease of maintenance, longevity and durability, and sense of lightness and simplicity.

The fabric used will be a Teflon coated fiberglass (PTFE).

Precedent projects using this product have proved to have a 30+ year lifespan. The product is virtually maintenance free when used in an environment that receives rain fall. Ease of installation, repair, and replacement also add to the value of fabric.

PTFE is considered a non-combustible material. Additional fire characteristics are discussed in the Fire Protection and Life Safety Plan - Section 4.

The design of the fabric structure requires minimal horizontal members and requires few heavy structural elements giving the design a sense of apparent simplicity and lightness on the landscape.

It should be noted that fabric structures are usually procured through a sole source. Fabricators/manufacturers of this type of system provide engineering services, fabrication of all steel, fabric, and steel to fabric connections, and installation.

One particular manufacturer, highly respected in the industry and with a long history of fabricating such systems, is Taiyo Birdair. Detailed information regarding PTFE as provided by Taiyo Birdair is provided in Appendix A. In addition, a sample Division 13 specification for Tensile Membrane, or fabric structures, is provided in Appendix B.

Brick edging found near the Coast Defense Exhibit

Examples of Fabric Structures

Stone Site Walls

Steel Structure and Connections

Fabric Canopy

Stone Site Wall

Glass Enclosure

Concrete Path w/ Brick Edging

Image of Concept Model showing proposed materials

Structural Systems

Codes:

The 2003 International Building Code will be used as the minimum code and standard for this project and will be compared with the requirements of the NEHRP 5000. This includes the current editions of the standards referenced by the 2003 International Building Code.

Foundation System:

It is anticipated that the foundation system will be of conventional spot and continuous footings grounded on suitable, natural, undisturbed soils or on compacted fill extending to suitable, natural, undisturbed soils or as recommended by the Soils Engineer. The bottom of footings and foundations exposed to unheated areas will extend a minimum of 30 inches below final grade.

The slabs on grade will be a minimum of 4” thick. They will be reinforced with 2 to 2./12 pounds of fibermesh per cubic yard of concrete to control miscellaneous cracking. The soils report will likely define these requirements.

Slabs will be designed and detailed with control and construction joints spaced such that cracking is minimized.

Roof System:

The fabric roof membrane and connections will be of fabric by a prefabricator.

Site Walls:

The site walls will be of structural concrete with a stone veneer. The footings will be typical strip footings bearing on suitable undisturbed natural soils.

Lateral Force Resisting System:

The lateral force resisting system will be by a prefabricator but is anticipated to be “flagpole” columns supported by spot footings to provide lateral support and sliding resistance. The foundation system will be designed for both overturning and sliding forces.

Structural Design Criteria and Material Strengths:

Listed below are the structural design criteria and material strengths. The criteria and strengths will continue to be evaluated as the design progresses. The structural design will be according to the 2003 International Building Code (IBC 2003)

Design Criteria:

1. Roof Live Load Live Load: Lr = 20 psf Importance Factor: I = 1.0 Exposure Factor: Ce = 1.0 Thermal Factor: Ct = 1.0

2. Seismic Loads Short Period Mapped Acceleration: SS = 1.50 Soil Site Class: D Short Period Site Coefficient: Fa = 1.00 Design Spectral Response Acceleration: SDS = 2/3 * Fa * SS Seismic Importance Factor: Ie = 1.00 Response Modification Coefficient: R = 2 (Cantilever Column System)

Seismic Response Coefficient: Cs = SDS * Ie / R W Dead Loads of Structure Building Seismic Design Category: D Base Shear: V= CS * W = 0.447W (Strength Design)

3. Wind Loads Basic Wind Velocity (3 Second Gust): 120 mph Exposure Type: C Importance Factor: 1.00

Working Stresses for Materials:

1. Concrete (28 day strength):

Footings: 3,000 psi Foundation Walls: 4,000 psi Interior Slabs on grade: 3,500 psi Exterior Slabs on grade: 4,000 psi

2. Reinforcing Steel ASTM 615 Grade 60: Fy = 60 ksi

3. Structural Steel:

Wide Flange Shapes: ASTM A36 or ASTM A992 (50 ksi) Other Shapes and Plates: ASTM A36 Steel Tube Columns: ASTM A500 Grade B, Fy =46 ksi

Miscellaneous:

Blast loading was not a required design parameter for this project.

Future expansion of the structures is not a design parameter for this project and is not anticipated.

Mechanical Systems

The new structures are open-air environments requiring no heating or cooling.

Codes and Standards:

Not applicable.

Utility Rates:

Not applicable.

Domestic Water and Waste Requirements:

Not applicable.

Fire Flow Requirements:

Not applicable.

Mechanical Systems:

Not applicable.

Adequacy of Site Utilities:

Electrical Systems

Applicable Codes:

The electrical systems will comply with the laws, ordinances, and rules of the Federal Government, State of California, and local government. In addition, the following codes are applicable:

California Building Code 2001 NEC (National Electrical Code) – 2005 Edition NFC (National Fire Code) – 2002 Edition UFC (Uniform Fire Code) – 2002 Edition IBC (International Building Code) – 2003 Edition ASHRAE 90.1 (Energy Code) – 2001 Edition

Standards:

The Applicable standards are as follows:

NPSGS (National Park Service Guide Specifications) NFPA 72 (National Fire Protection Association) ASTM (American Society for Testing and Materials) ANSI (American National Standards Institute) NEMA (National Electrical Manufacturer’s Association) IEEE (Institute of Electrical and Electronics Engineers)

Electrical Utilities:

Electrical power for the audio interpretive program will be obtained from spare circuits in the existing Assistant Lighthouse Keeper’s Quarters, built in 2003. Electrical power for the site is needed to power the audio station as part of the interpretive program. Power requirements for the audio-visual equipment are expected to be minimal, but are currently unknown because the interpretive elements for the facility will be funded as a separate project at a later date, potentially 2007.

Building Power Distribution:

Not applicable.

Lighting:

The facility will not be used after hours and requires no lighting.

Security Systems:

The facility is an open-air environment and requires no security system.

Telecommunications:

Not applicable.

Audio-visual:

A stand alone audio station will be part of the future interpretive program. Power requirements for the audio-visual equipment are expected to be minimal, but are currently unknown.

Energy Utilization:

Not applicable.

Power Distribution Equipment:

Not applicable.

Raceways:

Conductors:

Not applicable.

Voltage Drop:

Not applicable.

Wiring Devices:

Not applicable.

Grounding:

03 LEED Project Checklist

LEED Analysis

A LEED Analysis for the project is not required because it is not an enclosed building. However, sustainable strategies that can potentially be implemented in the design of the Whale Overlook project include:

1. Minimizing site disturbance by siting structures and paving in areas previously disturbed.

2. Siting the structures to work with the existing contours.

3. Use of natural site drainage.

4. Maximizing the use of permeable paving materials.

5. Use of materials from the local area, limiting the embodied energy of transport.

6. Use of native vegetation that once established requires no watering and little maintenance.

04 Fire Protection and Life Safety Plan

Introduction

The Whale Overlook structure contains no indoor space, is not adjacent to any other structure, does not limit egress, and therefore does not require a Fire Protection and Life Safety Plan, as verified by the NPS Fire Safety and Fire Protection Engineer (FSFPE), Brian Olson. However, applicable codes and general information regarding the materials used in the construction of the structure is provided.

Applicable Codes

All building systems will comply with the laws, ordinances, and rules of the National Park Service, Federal Govern-ment, State of California, and local government. In addition, the following codes are applicable:

California Building Code 2001 International Building Code 2003 National Electrical Code (NEC) – 2002 Edition

OSHA

ADA-ABA Accessibility Guidelines for Buildings and Facilities

Fire Protection/Life Safety Plan

General Description:

The design of the Whale Overlook structure and site elements will include the use of a variety of noncombustible materials including concrete, stone, brick, steel, fabric, and glass. Further detail regarding these materials is provided in the Architectural narrative - Section 2. Additional information regarding architectural fabric flammability and fire testing is provided below.

Fabric for the roof canopy will be a membrane of Teflon coated fiberglass (PTFE). PTFE is a non-combustible material based on the E-136 fire test. In the E-87 tunnel test, the material exhibits fuel contributed flame spread and smoke generated values of 10. The material also passes the National Fire Protection Association (NFPA) 701 which measure a materials resistance to ignition. The PTFE is classified as a “non combustible” roofing material and meets the provisions of the IBC and BOCA for incorporation into all types of construction. If used in an interior application, PTFE qualifies as a class A finish.

05 Appendices

Appendix A - Fabric Structure Background Information

Appendix B - Sample Division 13 Specification for Fabric Structures

SECTION 13000

TENSILE MEMBRANE STRUCTURES

Revision – Dec. 2003

PART 1 GENERAL

1.01 - RELATED DOCUMENTS

A. Drawings and general provisions of Contract, including General and Supplementary Conditions and other Division 1 Specification Sections, apply to Work of this Section.

1.02 - SUMMARY

A. This Section includes an exterior architectural tensile membrane [Note: Select one - roof, skylight, canopy] structure system.

B. The tensile membrane structure contractor (hereafter referred to as the “Subcontractor”) shall be responsible for the detailing, fabrication, supply and installation of the Work specified herein. The intent of this specification is to establish an undivided, single-source responsibility for the above functions.

C. The Subcontractor’s Work shall include, but not necessarily be limited to, the supply, fabrication, shipment, and erection of the following principal items [Note: Edit the scope below as necessary]:

1. The architectural membrane as indicated on the drawings and in these specifications.

2. Cables and end fittings.

3. Perimeter, catenary, and sectionalized aluminum clamping system.

4. Structural steel, including masts, trusses, struts, beams, and/or weldments, as indicated on the drawings.

5. Fasteners and gasketing.

D. The architectural membrane used in these structures shall be PTFE (i.e. polytetrafluoroethylene) -coated fiberglass.

E. Related Sections: The following CSI MasterFormat™ divisions contain requirements relating to this section [Note: Edit the following divisions as necessary]:

1. Division 1 – General Requirements.

2. Division 3 – Concrete, for cast-in-place foundations.

3. Division 5 – Metals, for structural metal framing, metal fabrications, expansion control systems, and shop-applied metal coatings.

4. Division 8 – Doors and Windows, for skylights, clerestories, and/or glazed curtain wall systems.

5. Division 9 – Finishes, for paints and coatings.

1.03 - REFERENCES

Specifier Notes: This specification is written in conformance with the Construction Specifications Institute’s (CSI) MasterFormat™ guidelines. This Section must be carefully reviewed and edited by the Project Architect and/or Engineer to ensure compliance with project requirements and the applicable building code. Coordinate this Section with other specification sections and the construction

Section 13000 – Tensile Membrane Structures

13000-2

A. General: Except as otherwise shown or noted, all Work shall comply with the requirements of the following codes and standards.

1. Building Code of [Identify State or Prevailing Code] , 19__ edition.

2. American Institute of Steel Construction (AISC).

a. Specifications for the Design, Fabrication, and Erection of Structural Steel for Buildings

b. Code of Standard Practice for Steel Buildings and Bridges

c. Specification for Structural Steel Buildings – Allowable Stress Design and Plastic Design

d. Specification for Allowable Stress Design of Single-Angle Members

e. Seismic Provisions for Structural Steel Buildings

3. American Society of Civil Engineers (ASCE).

a. ASCE 19: Structural Applications of Steel Cables for Buildings

4. American Society for Testing and Materials (ASTM).

a. ASTM A586: Standard Specification for Zinc-Coated Steel Structural Strand

b. ASTM A603: Standard Specification for Zinc-Coated Steel Structural Wire Rope

c. ASTM D4851-88: Standard Test Methods for Coated and Laminated Fabrics for

Architectural Use

d. ASTM E84: Standard Test Method for Surface Burning Characteristics of Building

Materials

e. ASTM E108: Standard Test Methods for Fire Tests of Roof Coverings

f. ASTM E136: Standard Test Method for Behavior of Materials in a Vertical Tube Furnace at

750 Degrees C

g. ASTM C423: Standard Test Method for Sound Absorption and Sound Absorption

Coefficients by the Reverberation Room Method

h. ASTM E424: Standard Test Method for Solar Energy Transmittance and Reflectance of

Sheet Materials

5. American Welding Society (AWS).

a. AWS D1.1: Structural Welding Code

b. AWS 2.4: Symbols for Welding and Nondestructive Testing

6. Aluminum Association.

a. Specifications for Aluminum Structures

7. National Fire Protection Association (NFPA).

a. NFPA 701: Standard Methods of Fire Tests for Flame Propagation of Textiles and Films

8. Steel Structures Painting Council (SSPC).

a. Steel Structures Painting Manual, Volumes 1 and 2

1.04 - SYSTEM REQUIREMENTS

A. General: Provide a structural tensile membrane system that complies with requirements specified herein by testing the Subcontractor’s corresponding PTFE-coated fiberglass tensile membrane system in accordance with the indicated test methods.

B. Structural Design Criteria: The tensile membrane structure shall comply with the State of [Identify

State or Prevailing Code] Building Code, 19___ edition (to be provided and verified by the Project Engineer).

1. Ground Snow Load: ________ psf.

2. Snow Load Importance Factor: ________

3. Basic Wind Speed: ________ mph.

4. Wind Load Importance Factor: ________

5. Wind Exposure Category: ________.

13000-3

6. Design Mean Roof Height(s): ________ feet.

C. Life Safety: All tensile membrane structures shall be detailed so that no life safety issue is created in the event of a loss of a part of the membrane. The tensile membrane structure shall not rely on the membrane for structural stability.

D. Fire Performance: Range of characteristics required of PTFE-coated fiberglass membranes:

1. Burning Characteristics (ASTM E84).

a. Flame Spread 5 max.

b. Smoke Generation (Tunnel Test) 20 max.

2. Fire Resistance of Roof Coverings (ASTM E108).

a. Burning Brand Class A

3. Incombustibility of Substrates (ASTM E136).

a. Substrate Noncombustible Pass

4. Flame Resistance (NFPA 701 Small Scale, UL 94).

a. Flame Out 1 second after

b. Char Length 0.25-inch max.

1.05 - QUALITY ASSURANCE

A. Subcontractor Qualifications: Fabrication and erection of the PTFE-coated fiberglass tensile membrane structure is limited to firms with proven experience in fabrication and construction of complex tensile membrane structures. Such firms shall meet the following minimum requirements:

1. The Subcontractor shall have at least ten (10) years’ experience in the successful fabrication and erection of permanent, custom tensile membrane structures.

2. The Subcontractor shall have fabricated and erected at least twenty (20) PTFE-coated fiberglass tensile membrane structures, with at least five (5) structures of similar size and complexity as this project.

3. The Subcontractor shall demonstrate it has a fabrication facility of adequate capacity and will maintain a staff experienced in the fabrication of PTFE-coated fiberglass tensile membrane structures who will undertake the fabrication of this project.

4. The Subcontractor shall submit a Corporate Quality Control Manual describing the company’s complete quality assurance program.

B. Qualified Tensile Membrane Structure Contractors:

1. Birdair, Inc.

65 Lawrence Bell Drive, Amherst, New York 14221 USA Phone (716) 633-9500 Fax (716) 633-9850 Web Site www.birdair.com

1.06 - SUBMITTALS

A. General: Notwithstanding any provisions of these specifications that may appear to be to the contrary, any and all submittals by the Subcontractor shall be subject to…