ESBD_File_346083_Addendum 2.pdf

ADDENDUM NO. 2

CSP #754- Jowers Roof Replacement Project-2024 January 22nd, 2024

NOTICE TO ALL RESPONDENTS:

The following is Addendum No. 2 to aforementioned solicitation posted on December 20th, 2023

Jowers Roof Replacement – Pre-Proposal Walk-Through

January 4th, 2024: 9:30 a.m

Questions & Answers.

These questions were asked to be clarified.

Q: Do you have an assessment report of what roof core is up there?

A: We have access and can provide.

A: Document is provided as an attachment.

Q: Is there an upper roof slope?

A: Deck is sloped with only crickets on perimeter A: Per the existing drawings, the low roof areas are flat deck with tapered insulation to get the drainage and the upper is a consistent tectum deck thickness over sloped bar joint framing wit tapered insulation crickets at the roof drains.

8070 PARK LANE, SUITE 400, DALLAS, TEXAS (972) 437-4200

Jowers San Marcus, TX 78256

22-02069

ROOF NARRATIVE REPORT DRAFT # 001

June 12, 2023

JOWERS Date Submitted: June 12, 2023 SAN MARCUS, TX Curtain Wall Design & Consulting, Inc.

ROOF NARRATIVE REPORT #001 Page 2 of 17

ROOF NARRATIVE REPORT - DRAFT

Project Name: Jowers CDC Project Number:

22-02069

Client: Gensler

Attention: Robert Grove– Gensler Michael Valenzuela - Gensler

Copies: Billy Jones - CDC

Report Author: Ryan Anderson - CDC Roof Narrative Report Number: 001

Date Submitted: June 12, 2023 Observation Date: May 26, 2023

WEATHER:

• Temperatures averaged 80°F and partly cloudy.

ATTENDANCE DURING SITE VISIT:

• Ryan Anderson – CDC

• Robert Grove - Gensler

• Barbara Delgado - Texas State Admin

• Asbestos Testing Contractor

• OGC Roofing - Roofing Contractor

PURPOSE OF OBSERVATIONS:

• On May 26, 2023 CDC visited the existing Jowers Building Roof for core sampling/testing of the existing roofs and identify the currently existing roofing membrane systems and their counterparts, as well as attain roofing samples for the Asbestos Testing Contractor.

BRIEF DESCRIPTION OF PROJECT ACTIVITIES:

• CDC walked the site with Gensler & Texas State Admin. and had OGC Roofing perform multiple core samples at multiple levels of the roof in order to help identify the current roofing systems and confirm its composition, attachment of systems, slope, thickness of insulation, water intrusion etc. Please see the Plan View below of the roofs and areas that were cored.

• From core sampling CDC can better understand the roofing system, what is currently installed, whether the slope is in the insulation or the deck, if the system is intact, if the system meets current R-values and codes, and from this information CDC can make a proper assessment and recommendation of what can/should be done to the existing roof.

Please see CDC Current Composition of the Roof & CDC Recommendations below for more information.

• The Asbestos Contractor was onsite as well while core sampling was being performed and was able to get samples from the roofing membrane, sealant, flashings etc.

ROOF NARRATIVE REPORT #001 Page 3 of 17

ROOF PLAN VIEW:

CURRENT ROOFING COMPOSTION:

ROOF 1 SYSTEM HIGHLIGHTED IN RED:

• Metal Deck Roof with Gypcrete / Vermiculite sloped to edge of roofs

• Base Sheet Fastened down through Gypcrete Deck

• 1 Layer of PolyIso Insulation roughly 4” -4” ½” thick adhered with Hot Asphalt (Hot Mopped)

• ¾” Perlite Adhered with Hot Asphalt

• 3-4 layers of Built-up Roof

• Hot Lava Rock with layer of Hot Asphalt set on top

ROOF 2 SYSTEM OVER BASKEBTALL COURT HIGHLIGHTED IN BLUE:

• Slope in Steel Joists Roof

• Tectum Deck set on top in Trays on Steel Joist Roof

• Base Sheet Fastened down through Tectum Deck

• 1 Layer of PolyIso Insulation roughly 1” ½” thick adhered with Low Rise Foam

• Gyp Board Adhered with Hot Asphalt

• Mod-Bit / SBS Roofing Membrane

ROOF NARRATIVE REPORT #001 Page 4 of 17

From this site visit, CDC observed the follow conditions, with associated recommendations for consideration by the Client:

Roof 1: Option 1:

• CDC observed the current system met R-Value’s with the thickness of the insulation and did not see any major damage to the roof membrane or system itself. After talking with Tx State staff administration, CDC is under the assumption that there are currently no leaks in the roof system, except for staining on the side of the building due to water leaking over the edge of the roof.

• With this assumption CDC would recommend the following:

o Remove the roofing system down to the Gypcrete Deck at the perimeter of the buildings

(distance of removal to be determined), along with replacing the Gravel Stop Metal Edge with a taller Gravel Stop to prevent water from leaking over the edge.

o Build up the edge/perimeter of roof with wood blocking to create an adequate height of the edge in order to create a proper slope with crickets in between the drains, in order to properly drain water to the drains without ponding or water flowing over the edge of the building.

o Remove the Lava Rock and apply a 2 Ply SBS sheet that meets Tx State Division 07

Standards over the current Roof Membrane. This will require re-flashing membrane at the

Metal Flashing Expansion Joint at the base of the adjacent building wall and possibly replacing some of the metal flashing.

o CDC also recommends re-caulking the metal flashing expansion joint at the base of the adjacent building wall. See Photo 11 for reference.

o Raise Roofing Equipment that does not meet the min. 8” flashing height requirements for

Manufacturer’s onto Equipment Curbs.

Roof 1: Option 2:

• Remove the current Roofing system all the way down to the Gypcrete Deck

• Install a new roof system (SBS) that meets R-Value’s. This includes:

o Original Gypcrete Deck o 2 Layers of 2.5” PolyIso Board to meet R-Value - Fully Adhered System o ½” Coverboard (Densdeck Prime) – Fully Adhered System o 2-Ply Red SBS Roofing System per Tx State Division 07 Standards – Fully Adhered

System

• This includes raising roofing equipment to proper flashing heights of min. 8”, replacing Gravel

Stop Metal Edge, replacing necessary flashing at base of wall of adjacent building, and install proper crickets for slope to drain etc. Further detail to be involved during Re-Roof Drawings

Stage.

ROOF NARRATIVE REPORT #001 Page 5 of 17

Roof 2:

• Similar to Roof 1 Option 1. Remove roofing system down to the Tectum Deck at the perimeter of the building (distance of removal to be determined) along with replacing the Gravel Stop Metal

Edge with a taller Gravel Stop to prevent water from leaking over the edge.

• Build up the edge/perimeter of roof with wood blocking to create an adequate height of the edge in order to create a proper slope with crickets in between the drains, in order to properly drain water to the drains without ponding or water flowing over the edge of the building.

• Replace only the torn-up roof with the same 2 Ply SBS sheet that is currently installed on this roof according to Tx State Division 07 Standards. Confirm R-Value in Roof System.

CDC to further discuss and walk through options with Gensler team and Tx State Administration.

Ryan Anderson

Consultant, RRO – CDC, Inc.

CDC's observations are limited and not intended to be a comprehensive review of the site. The observations noted below in the photo log are based on brief and limited observations of selected locations; all similar locations and conditions may not have been observed. The observations are only in reference to conditions that were visually observable during the time of our site visit. It is not our intent to address all specific instances of similar items of concern, or issues of greater concern in this report.

Recommendations provided in this report are suggestions to address the items of concern observed. The recommendations should be reviewed by the project team. It remains the responsibility of the contractor to ensure that all items are remedied in the final product. CDC provides this list to assist the contractor in cataloguing our observations and items of concern. The contractor should request that trade contractors provide written and / or photographic documentation that items of concern included in this report have been addressed and submitted for review.

ROOF NARRATIVE REPORT #001 Page 6 of 17

PHOTO LOG OF CDC OBSERVATIONS:

(PHOTO PREFIX “R” REFERENCES REPORT NUMBER)

Photo R1.001:

General Overview of the Level 2 Lava Rock Roof

Photo R1.002:

ROOF NARRATIVE REPORT #001 Page 7 of 17

Photo R1.003:

Photo R1.004:

ROOF NARRATIVE REPORT #001 Page 8 of 17

Photo R1.005:

General Overview looking down at the Level 2 Lava Rock Roof

Photo R1.006:

Level 3 Basketball Court Roof – Tectum Deck

ROOF NARRATIVE REPORT #001 Page 9 of 17

Photo R1.007:

Level 3 Basketball Court Roof- Tectum Deck

Photo R1.008:

First Core Sample of

Rock Roof

This Core sample was taken at the highest point of the roof near the base of wall.

CDC observed the core sample performed by OGC Roofing.

See roof system 1 for composition of the roof.

CDC did not observe any damage or deformities to the roof system at this core sample.

Roofing Insulation thickness with PolyIso and Perlite appear to meet R-Value standards of R-25.

ROOF NARRATIVE REPORT #001 Page 10 of 17

Photo R1.009:

First Core Sample of

Photo R1.010:

2nd Core Sample of

This Core sample was taken at the lowest point of the roof near the edge.

CDC observed the insulation was the same thickness at this location, thus meaning the slope is in the Gypcrete Deck of the roof and not the insulation itself.

CDC continued to observe core samples at each level of level 2 roof and absorbed no deformities or different roof systems throughout the core sampling.

ROOF NARRATIVE REPORT #001 Page 11 of 17

Photo R1.011:

Roof Base of Wall Metal Flashing Expansion Joint

CDC observed repairs in the metal expansion joint flashing. These consisted of mostly re-caulking of sealant at the top of the flashing tie into the brick wall.

Photo R1.012:

Roof Base of Wall Membrane

CDC observed swelling of the roof membrane a certain areas of the base of wall of the adjacent building.

ROOF NARRATIVE REPORT #001 Page 12 of 17

Photo R1.013:

Mechanical Equipment

CDC recommends mechanical equipment is raised up on an equipment curb in order to meet manufacturer height requirements of a min.

8” flashing heights of the roofing membrane.

Photo R1.014:

Water Staining Throughout the Brick Wall

CDC observed excessive staining throughout the brick walls on both levels of the building. This is due to water flowing over the edge of the roofs.

ROOF NARRATIVE REPORT #001 Page 13 of 17

Photo R1.015:

throughout the brick walls on both levels of the building. This is due to water flowing

Photo R1.016:

throughout the brick walls on both levels of the building. This is due to water flowing

ROOF NARRATIVE REPORT #001 Page 14 of 17

Photo R1.017:

throughout the brick walls on both levels of the building. This is due to water flowing

Photo R1.018:

First Core Sample of Level 3 Basketball Court Roof – Tectum Deck

This Core sample was taken at the highest point of the roof near the base of wall.

CDC observed the core sample performed by OGC Roofing.

See roof system 2 for composition of the roof.

CDC did not observe any damage or deformities to the roof system at this core sample.

Confirm R-Value of Roof Deck to meet R-Value standards in San Marcus.

ROOF NARRATIVE REPORT #001 Page 15 of 17

Photo R1.019:

First Core Sample of Level 3 Basketball Court Roof – Tectum Deck

Photo R1.020:

Second Core Sample of Level 3

This Core sample was taken at the lowest point of the roof near the edge.

The Insulation thickness was the same at both cores, thus confirming the slope is in the Joist Deck itself.

ROOF NARRATIVE REPORT #001 Page 16 of 17

Photo R1.021:

Second Core Sample of Level 3

CDC observed the Tectum Deck, which is the straw looking material in the photo.

Photo R1.022:

Underside of Level 3 Basketball Court

Visually CDC could not get close to the underside of the Tectum Deck. CDC did not see any deformities in the underside of the deck from where CDC was standing.

Recommend this is further looked into.

ROOF NARRATIVE REPORT #001 Page 17 of 17

Photo R1.023:

Underside of Level 3 Basketball Court

CDC observed dark stains in certain areas of the underside of the Tectum Deck. CDC is unsure whether these stains are internal cause or external cause. Recommend this is further looked into.

END OF REPORT

230612 - Jowers Roof Narrative Report Draft