SOWTimberline - Other buildings Assessment- phase 2.doc

STATEMENT OF WORK

TIMBERLINE LODGE COMPLEX, OTHER BUILDINGS, FACILITES CONDITION SURVEY

SITE ASSESSMENT – PHASE 2

MOUNT HOOD NATIONAL FOREST

October, 2010 USDA Forest Service

Headquarter Office

16400 Champion Way Sandy, OR 97055

SECTION A - DESCRIPTION/SPECIFICATIONS/WORK STATEMENT

I.

GENERAL

A. SCOPE: The intent of this contract is for an Architecture/Engineering Firm (A-E) to provide professional services performing a comprehensive building assessment for the Timberline Lodge Complex buildings, other then the main Timberline Lodge, located on the Mt Hood National Forest. The assessment must be done in a manner to preserve the historic fabric of these buildings (Silcox Hut). The following support buildings are to be assessed as part of Timberline complex:

· Day lodge – Public occupancy as the center for ski ticketing, rental and climber registration, lounge, restrooms, restaurant, etc. Day Lodge has approximately 42,500 square feet of condition space located on 2 levels.

· Maintenance Building – Storage of concessionaire’s operational equipment and materials (e.g., snowcats, groomers, snow removal equipment, heavy equipment, vehicles, maintenance bays). Approximately 5,000 square feet of conditioned and unconditioned space.

· Historic Silcox Hut. – A small historic lodge located above Timberline Lodge with limited access. Used for meeting, lodging, and special events.

· Pump House for water system (includes potable water and non-potable for fire protection system for the Timberline complex)

· Sewage Treatment Plant Facility.

The assessment for these buildings are to be done in a manner to preserve the historic value of the structure (Silcox Hut) and each building will have the following items assessed:

1. Structural condition of the various buildings. This should include foundation footing and walls, drainage systems, all structural components of the building’s envelope including timbers, pillars, beams, stonework, rafters, roofing and all other components which comprise the fundamental support structure of the building.

2. Building’s exterior envelope condition that is non-structural. This will include stonework, siding, windows, doors, entrance stair wells and ramps, non-bearing walls, shingles, snow melt system, drainage structures, chimneys, cornice, ect.

3. Building’s interior features that are non-structural in nature. Examples are flooring, walls, columns, beams, doors, ceilings, stairs, etc.

4. Mechanical, Electrical, Water, Waste, Steam, Heating, Ventilation, Elevators, Fire Detection and Protection system, Communication network and other components that make the building functional. All systems shall be assessed to ensure their compliance with current applicable codes – with focus on life and safety, ADA accessibility and short and long term maintenance. These systems must each be considered both individually and in whole as they relate to associated systems within the building.

The assessment and subsequent recommendation for the above buildings shall consider the historical aspects during investigation and subsequent logical sequence of corrective actions. The developed costs required to upgrade these buildings for future asset management must consider the historic fabric of the building (as applicable) and the continuous operation and public interface of the site complex.

Coordinate all work with the Contracting Officer Representative (COR).

B.

GOVERNMENT FURNISHED INFORMATION AND MATERIALS: The A-E shall have at their disposal the following information:

1. All existing drawings, paper and/or electronic, from the original plans to most recent upgrades as they are available. Not all plans reflect the existing condition of these building’s structures and systems. Many upgrades and alterations to the buildings have not been properly documented and recorded.

2. Known project upgrades performed to the building by contract or other means that may not be reflected in the above documentation.

C. SITE VISITS:

1. The Day Lodge and Silcox Hut are open to the public during normal skiing hours, 365 days a year, while the Maintenance Building, Pump house and Sewage Treatment Plant are restricted to the concessionaire and Forest Service personnel. All the buildings are owned by the US Forest Service and operated by the concessionaire. Arrangements are to be made with the COR for all site visits to ensure conflicts between the operations of the site complex and investigations are minimized.

D. GENERAL ASSESSMENT REQUIREMENTS

1. DESIGN CODES AND STANDARDS: Assessments shall consider compliance with the most recent versions of the National Electrical Code, International Building, Mechanical, and Plumbing Codes and other applicable National, NFPA codes and Life Safety Codes.

II.

SUBMITTALS

A. The A-E will be required to complete the assessment for the project and deliver the submittals to the COR in accordance with the following:

1. The assessment will produce the following items to the Government:

· A comprehensive report that outlines the current condition of each building structural status with a detailed cost breakdown on necessary retrofit solution(s) and/or further engineering analysis required.

· A comprehensive report that outlines the current condition of each building’s exterior envelope with a detailed cost breakdown on necessary retrofit solution(s) and/or further engineering analysis required.

· A comprehensive report that outlines the current condition of each building’s interior features with a detailed cost breakdown on necessary retrofit solution(s) and/or further engineering analysis required.

· A comprehensive report that outlines the current condition of each building’s systems that support its function with a detailed cost breakdown on necessary retrofit solution(s) and/or further engineering analysis required.

2. A comprehensive list of all retrofit/upgrade projects and any required engineering analysis beyond assessment, in relationship to immediate and long term needs (prioritization) to ensure immediate needs and long term asset management of these buildings are met. The assessment of the site utilities that link the building together (e.g electrical and water/wastewater distribution system) should be considered with the site assessment under Phase 3 for the Timberline Lodge Complex and not be a part of these assessments.

B. SUBMISSIONS AND REVIEW

1. INTERMEDIATE SUBMISSION (60%): The A-E will submit a preliminary progress report to Government which clearly shows progress of the assessment, findings and approach for possible retrofits that have been determined. The assessment will consider the historical ramifications to the Silcox Lodge, logistics on potential impacts on the continuous operations and basic cost. Identify areas that require more then an assessment; a comprehensive engineering analysis to ensure the building’s integrity and function in both short and/or long term asset management.

2. FINAL SUBMISSION (100%): The A-E will submit the final assessment report to Government which clearly details the findings as follows:

· The project list of required retrofits that have been identified. The projects shall be listed in order of immediate, intermediate and long term needs to ensure a comprehensive long term asset management of the site complex is considered.

· Identify areas, beyond the scope of this assessment, which require a comprehensive engineering analysis to determine what is required to ensure the site buildings’ integrity and function in both short and/or long term asset management. Any engineering analyses identified shall be prioritized along with identified projects from the assessment in a comprehensive approach.

· The assessment shall detail the approach for each of the identified projects and potential engineering analysis, (e.g. replacement, retrofit, monitoring, etc) and how this may impact the historical fabric to the site complex and any logistical impacts on the continuous operations of the facility. Provide a detailed engineer’s estimate for each of the identified projects and potential engineering analysis. The estimate must consider the remoteness of site, historical integrity, continuous operations, protection of the public and the limited construction season.

· A-E shall submit 4 copies of final assessment report, detailed cost estimates, prioritizations of projects/analysis and any necessary associated drawings. Drawings shall be submitted on 24” x 36” sheets and the report shall be submitted in a bound format with 8.5” x 11” sheets. The final assessment report, estimates for upgrades and all other information shall be provided with A-E professional stamp/seals. The A-E shall also provide 2 copies of drawings in AutoCAD format on CD and 2 copies of assessment in Microsoft Word format on CD.