RFP 109.25 - Project Manual.pdf

GLASSIER FARMSTEAD REHABILITATION

0543 Hook’s Spur Lane, Eagle County Colorado

PROJECT MANUAL

8/1/25

Historic Glassier House • Remodel & Addition Project Manual & Specifications

Glassier House Rehabilitation Project • page i

TABLE OF CONTENTS

SECTION PAGE

Introduction i

Division 1 – General Conditions 1 01000 - General 01300 - Submittals 01350 - Historic Preservation Plan 01500 - Temporary Facilities 01700 - Project Close-out

Division 2 – Site Work 13 02000 – General 02100 - Demolition 02200 - Earthwork, Excavation & Backfill 02300 – Septic, See Section 15100 & Sheets C1 to C9

Division 3 – Concrete 19 03000 - General 03300 - Cast-in-Place Concrete

Division 4 – Masonry 25 04000 - General 04200 - Unit Masonry

Division 5 – Metals 31 05000 - General 05500 - Metal Fabrications

Division 6 – Wood & Plastics 35 06000 - General 06100 - Rough Carpentry 06200 – Finished Carpentry 06500 – Wood Cabinetry 06600 – Solid Surface and Laminate Materials Includes 10300 – Counter Tops

Division 7 – Thermal & Moisture Protection 47 07000 – General 07200 – Insulation & Vapor Barrier 07310 – Asphalt Shingle Roofing 07620 – Sheet Metal Flashing & Trim

Division 8 – Doors & Windows 61 08000 – General 08510 – Interior & Exterior Wood Doors 08520 – Wood Windows 08521 - Historic Wood Windows & Doors 08800 – Glass and Glazing

Project Manual & Specifications

Glassier House Rehabilitation Project • page ii

Division 9 – Finishes 71 09000 – General 09250 – Gypsum Board 09300 – Tile 09650 – Resilient Flooring 09900 – Paint & Stain

Division 11 – Equipment 81 11000 - General 11400 - Residential Appliances

Division 15 – Mechanical Systems 85 15000 – General 15100 – Plumbing Includes 10800 –Accessories 15800 – Radon Mitigation

Division 16 – Electrical Systems 91 16000 – General 16020 – New Electrical Service & Site Trenching 16100 – Lighting & Wiring 16200 – Electric Baseboard Heating

Appendices A. Asbestos Report 99

B. Lead Paint Report 113

C. Lighting Fixture Cut Sheets 123

D. Plumbing Fixture Cut Sheets 133

E. Appliance Cut Sheets 147

F. Hardware Schedule 151

Division 1 • General Conditions

01000 - General Division 1 • page 1

DIVISION 1 – GENERAL CONDITIONS

This Division includes the following sections:

01000 - General 01300 - Submittals 01350 - Historic Preservation Plan 01500 - Temporary Facilities 01700 - Project Close-out

SECTION 01000 - GENERAL

1.1 Project Description – The site is located at 0543 Hooks Spur Lane, Eagle County, Colorado.

A. Background

1. Pitkin County Open Space & Trails purchased the Glassier House site and ranch property 2013 & 2014, in partnership with Eagle County.

2. The Glassier House is designated to the National Register of Historic Places and all alterations should be carried out in accordance with the Secretary of the Interior Standards for Rehabilitation. See Section 01350 – Historic Preservation Plan

3. Asbestos and other hazardous conditions have been abated, with the exception of lead paint. Some interior trim materials have tested positive for lead paint. The report is attached to this document.

4. Permit Application was submitted to Eagle County on July 28, 2025

5. Pitkin County is committed to the protection of the environment. Where equipment, methods, and systems have climate impacts, the contractor may offer more climate conscious options for consideration.

B. Required Pre Construction Meetings

1. Meet on site with Open Space representative, architect and SGM team to review site conditions, proposed scope, schedule and coordination with site supervisor and all relevant subcontractors.

Review sequencing and potential conflicts.

2. Meet on site with Open Space representative, architect, site supervisor and all leaseholders that will be impacted by construction activities. Develop a notification schedule/program for interruptions in utilities, site access, restricted areas of the site and other activities that may impact the ongoing use of the site and facilities by the leaseholders.

3. Meet on site with Open Space representative, architect and site supervisor to review scoping and schedule for work on the historic house. Set expectations for additional review of practices, materials and methods related to historic materials and repairs.

C. Remodel of the Historic Glassier House.

1. Demolition of a non-historic additions on west and north, demo of all interior finishes and

2. Interior reorganization, all new finishes, fixtures, appliances, etc.

3. New electrical, heating and plumbing systems

a. Heating and plumbing systems are assumed to be design build. If in the course of the project engineering support is required, this will be provided under separate contract.

b. The water supply is provided by a well onsite. It is anticipated that this will require pressure and storage tanks and other equipment that is not specified in these documents. This equipment will be installed in a phase II building, then connected to the historic house. It is anticipated that construction will begin during this phase I, at which time those systems can be installed and connected to the house. See Division 15 for additional information.

c. The electrical heating system and overall site service, as designed in these documents, is based on electrical baseboard. It is possible that a heat pump system for heating and cooling may be

Division 1 • page 2 01000 - General preferable. Once an electrical subcontractor is selected, the current system may be re-evaluated for cost and efficiency.

4. Upgrade of historic structural systems.

5. Exterior Rehabilitation, including

a. Refurbishing historic windows and doors, new windows and doors where historic has been lost.

b. Repair of historic masonry and sandstone foundations

c. Repair of exterior decorative wood elements and historic front porch,

d. New roofing.

6. A new 554 sq ft addition to the west side and a small open porch addition on the north side.

D. Site Work

1. Upgrade of the existing electrical service, including undergrounding throughout the site, distribution to the house and other existing buildings.

2. Decommissioning of existing septic and leach field, installation of new OWTS per civil plans

3. Extension of existing roadways, improvements to existing entrances off Hook’s Spur Lane, new parking areas and pathways.

4. Removal of +/- 10 stumps remaining from precontractual tree removal

5. Protection of existing historic buildings, existing trees to remain, and other existing site elements

a. Coordinate the location of the construction trailer, dumpster and construction parking with the project team, prior to locating on site.

E. Scope of work

1. See drawings:

a. A0.0 to A3.7 dated 7/18/25

b. Existing Survey 1 & 2 dated 7/21/25

c. C1 to C9 dated 5/16/25

d. S0.01 to S6.01 dated 7/15/25

e. E101 to E 701 dated 7/23/25

1.2 General Requirements

A. The project work shall include all work indicated in drawings, project manual and specifications included in this package. Work may be specifically addressed or implied by any or all of the instruments of the construction documents.

B. All work shall comply with applicable local, state and national codes.

C. Contractor shall notify architect immediately of any conflict within or among the drawings, the specifications, or the site conditions and shall receive clarification on the conflict prior to proceeding with the work.

E. Once non-historic additions are removed and interior finish materials have been removed, all dimensions and elevations should be reconfirmed. The architect and engineer will make corrections and refinements to the construction documents as needed.

F. Contractor shall submit a construction management plan, for the purposes of the permit application, as may be needed.

1.3 Use of this Project Manual

A. This project manual includes specifications, performance requirements and details that augment the construction drawings. In many cases the specific requirements of materials and performance are indicated on the drawings and not fully repeated herein.

1. This manual includes:

a. All product specifications in addition to or not otherwise stated on the drawings.

b. All finish specifications.

c. All requirements for submittals for materials and product verification.

d. The General section of each Division includes information on how to treat historic materials.

01000 - General Division 1 • page 3

B. Performance

1. Though not specifically stated, all materials, products and work shall comply with applicable industry and testing standards as well as state and local codes.

2. All work shall be performed in a professional workmanlike manner.

3. All workmen and subcontractors shall be experienced in their respective trades and shall perform the work in accordance with the standards of practice for each trade.

4. All site conditions shall be maintained and all work performed shall be in accordance with the proper protections for historic buildings and structures located in the work area.

5. The contractor shall not remove any of the existing window framing, plywood protection or other materials that are either original to the buildings or placed for the protection of existing building features, unless specifically approved by the architect.

6. Any materials that are discovered on the site, such as remnants of window frames, decorative features, hardware, etc shall not be disposed of without the specific approval of the architect.

1.4 Project Procedures

A. Applications for Payment, Allowances, Alternates

1. Applications for Payment

a. All applications for payment shall be prepared and delivered to the architect for review in accordance with the Contract for Construction.

b. Each Application for Payment shall be consistent with the previous applications and payments as certified by the Architect and paid for by the Owner.

c. Payment Application Dates: Payment dates are indicated in the Agreement. The period covered by each application is the period indicated.

d. Payment Application Forms: Use AIA Document G702 and continuation sheets G703 as the form for the application. Or equal as designated by Pitkin County.

e. Application Preparation: Complete every entry, including notarization and execution by person authorized to sign on behalf of the Owner. Incomplete applications will be returned without action.

1. Entries shall match data in the Schedule of Values and Contractor’s Construction Schedule.

Use updated schedules if revisions have been made.

2. Include amounts of Change Orders and Construction Change Directives issued prior to the last day of the period covered by the Application.

f. Applications shall be submitted in a timely manner in accordance with the contract for construction.

g. Transmittal: Submit 3 executed copies of each application to the Architect; one copy shall be complete, including waivers of lien and similar attachments.

2. Allowances

a. No specific allowances are included at this time.

3. Alternates

a. No specific alternates are included at this time.

b. Changes to materials or systems should be handled as a Request for Change.

B. Coordination Procedures

1. Project Meetings

a. Pre-Construction Conference: Conduct a pre-construction conference after execution of the

Agreement and prior to commencement of construction activities. Review responsibilities and personnel assignments.

b. Pre-Installation Conference: When required by an individual specification section, conduct a pre-installation conference. The Installer and representatives of manufacturers and fabricators

Division 1 • page 4 01000 - General involved in the installation, and coordination or integration with other materials and installations that have preceded or will follow, shall attend. Advise the Architect of scheduled meeting dates.

c. Progress Meetings: Conduct progress meetings at regular intervals. Notify the Owner and Architect of scheduled dates. Coordinate meeting dates with preparation of the payment request.

1. Contractor's Construction Schedule: Review progress since the last meeting. Determine where each activity is in relation to the Contractor's Construction Schedule, whether on time or ahead or behind schedule. Determine how construction behind schedule will be expedited; secure commitments from parties involved to do so. Discuss whether revisions are required to ensure that current and subsequent activities will be completed within the Contract Time.

2. Review the present and future needs of each entity present, including such items as:

a. Time.

b. Sequences.

c. Deliveries.

d. Off-site fabrication problems.

e. Site utilization.

f. Temporary facilities and services.

g. Quality and Work standards.

h. Change Orders.

i. Documentation of information for payment requests.

d. Reporting: No later than (3) days after each meeting, the Architect (or other entity assigned by the

County) will distribute copies of minutes of the meeting to each party present and to parties who should have been present. All parties will have (9) working days to submit in writing any corrections, omissions, or errors. After that time the minutes will be considered to be correct.

C. Materials & Equipment

1. Standards and Definitions

a. All work shall comply with applicable local, state and national codes.

b. All materials and construction methods shall comply with the related ASTM standards.

2. Products, Materials & Substitutions

a. Provide products from one manufacturer for each type or kind as applicable. Provide secondary materials as recommended by the manufacturer of primary material.

b. Provide products specified or an approved equal. Products submitted for substitution shall be submitted with acceptable documentation, and include costs of substitution including related work.

c. Conditions for substitution include:

1. An “or equal” phrase in the specifications

2. Specified material cannot be coordinated with other work.

3. Specified material is not acceptable to authorities having jurisdiction.

4. Substantial advantage is offered the Owner in terms of cost, time, or other valuable consideration.

d. Substitutions shall be submitted prior to award of the contract, unless otherwise acceptable.

1. All substitutions shall be specifically approved by the architect prior to inclusion in the construction.

2. Approval of shop drawings, product data, or samples does not constitute approval unless clearly presented as a substitution at the time of submittal.

END OF SECTION 01000

01300 - Submittals Division 1 • page 5

SECTION 01300 - SUBMITTALS

1.1 General

A. Summary:

1. This section specifies requirements for handling submittals.

2. Provide submittals per the standards below, when required by other sections of this specification.

B. General Procedures:

1. Coordinate submittal preparation with performance of construction activities, and with purchasing or fabrication, delivery, other submittals and related activities. Transmit in advance of performance of related activities to avoid delay.

2. Coordinate transmittal of different submittals for related elements so processing will not be delayed by the need to review concurrently for coordination. The Architect reserves the right to withhold action on a submittal requiring coordination until related submittals are received.

3. Processing: Allow two weeks for initial review. Allow more time if processing must be delayed for coordination with other submittals. The Architect will advise the Contractor when a submittal must be delayed for coordination.

a. No extension of time will be authorized because of failure to transmit submittals sufficiently in advance of the Work to permit processing.

4. Submittal Preparation:

a. Place a cover sheet on each submittal for identification. Include the following information on the page for processing and recording action taken.

1. Project name.

2. Date.

3. Name and address of supplier.

4. Name of manufacturer.

5. Submittal Transmittal:

a. Where submittals are complete in digital form, submit a single PDF.

b. Where submittals include physical samples, manufacturer’s color charts, or other materials information, package submittals appropriately for transmittal and handling, and include the transmittal form.

c. Where appropriate, digital (PDF format) submittals are preferred.

C. Shop Drawings:

1. Submit new information, drawn to accurate scale. Indicate deviations from Contract Documents. Do not reproduce Contract documents or copy standard information as the basis of Shop Drawings.

Include the following information:

a. Dimensions.

b. Identification of products and materials included.

c. Notation of coordination requirements.

d. Notation of dimensions established by field measurement.

2. Submit one digital set (PDF format) to the Architect for further distribution.

3. Do not use Shop Drawings without a final stamp indicating Architect's action.

D. Product Data:

1. Collect Product Data into a single submittal for each element or system. Where Product Data includes information on several products, some of which are not required, mark copies to indicate the applicable information. Include the following information as applicable:

a. Manufacturer's printed recommendations.

Division 1 • page 6 01300 - Submittals

b. Compliance with recognized trade association standards.

c. Compliance with recognized testing agency standards.

d. Application of testing agency labels and seals.

e. Notation of dimensions verified by field measurement.

f. Notation of coordination requirements.

g. Submittals: Submit one digital copy. The Architect will return marked with action taken and corrections or modifications required.

h. Distribution: Furnish copies of final submittal to installers, and others required for performance of construction activities. Show distribution on transmittal forms. Do not proceed with installation until an applicable copy of Product Data is in the installer's possession.

1. Do not permit use of unmarked copies of Product Data in connection with construction.

E. Samples:

1. Submit one full-size sample cured and finished as specified and identical to the product proposed.

Mount, display, or package samples to facilitate review. Samples shall match the Architect's sample. Include the following:

2. Generic description.

3. Source.

4. Product name or name of manufacturer.

5. Compliance with recognized standards.

6. Availability and delivery time.

7. Submit samples for review of kind, color, pattern, and texture, for a final check of these characteristics, and a comparison of these characteristics between the final submittal and the component as delivered and installed. Where variations are inherent in the product, submit multiple units that show limits of the variations.

a. Refer to other sections for samples that illustrate details of assembly, fabrication techniques, workmanship, connections, operation and similar characteristics.

b. Refer to other sections for samples to be returned for incorporation in the Work. Such samples must be undamaged at time of use. On the transmittal, indicate special requests regarding disposition of Sample submittals.

c. Sample sets may be used to obtain final acceptance of the construction associated with each set.

F. Architect's Action on Submittals:

1. Review: The Architect will review shop drawings, product data and samples within a reasonable time, but only for conformance with the design concept of the project and with the information given in the Contract Documents. Except for finish, color and other aesthetic matters left to the Architect's decision by the Contract Documents, the Architect's review of shop drawings and samples is solely for the convenience of the Owner in following the Work, and shall in no way relieve the Contractor from responsibility for any deviations from the requirements of the Contract Documents.

2. The Architect's review shall not be construed as a complete check nor shall it relieve the Contractor from responsibility for errors of any sort in shop drawings or schedules, or from the necessity of furnishing any work required by the Contract Documents which may have been omitted on the shop drawings.

3. The Contractor is responsible for correct quantities, dimensions (including dimensions to be confirmed and coordinated at the site), field measurements, design of adequate connections, details pertaining solely to fabrication processes or to means, methods, techniques, sequences and procedures for the satisfactory construction of all work, coordination among all trades affected, work adjoining work by other trades and connections thereto, and the furnishing of all materials or work required by the Contact Documents even if not indicated on the submittals that have been accepted by the Architect.

4. The Architect's review of a separate item shall not indicate review of the complete assembly in which it functions or is a part.

01300 - Submittals Division 1 • page 7

5. After examination, the Architect will apply a stamp to one of each shop drawing and one copy each product data and sample submittal noting one of the following comments:

a. "No Action/Submittal not Required”; means (a) submittal either is for Architect's information and record only, or (b) submittal is not required by the Contract Documents. In either case, therefore, this action implies no further review from the Architect.

b. "No Exceptions Taken"; means that the fabrication, manufacture or construction may proceed without additional action, providing the submittal complies with Contract Documents.

c. "Make Corrections Noted"; means that fabrication, manufacture, or construction may proceed without resubmittal providing submittal complies with the Architect's notations and the Contract Documents. If, for any reason, Contractor cannot comply with the notations, Contractor shall resubmit as described for submittals stamped "Revise and Resubmit ".

d. "Revise and Resubmit"; means that fabrication, manufacture or construction shall not proceed on submittals so stamped. No submittal stamped "Revise and Resubmit" will be permitted on the jobsite. Make revised submittal. Submit until the review action from the Architect reads, "No Exceptions Taken".

e. "Rejected"; means submittal does not comply with design concept. Fabrication, manufacture, or construction illustrated by this submittal shall not proceed. No submittal stamped "Rejected", will be permitted on the jobsite. Make new submittal. Any submittal marked "Rejected" shall not be further reviewed or considered as a valid submittal.

6. The Architect's review and acceptance shall not be construed as an indication that the submittal is correct or suitable, nor that the work represented by the submittal complies with the Contract Documents, except as to matters of finish, color, and similar aesthetic matters left to the Architect's decision by the Contract Documents.

7. The Architect's acceptance of shop drawings, product data or samples shall not relieve the Contractor of responsibility for any deviation from the requirements of the Contract Documents. The acceptance of shop drawings, composite shop drawings and samples shall not be construed as an order for extra work.

END OF SECTION 01300

Division 1 • page 8 01350 – Historic Preservation Plan

SECTION 01350 - HISTORIC PRESERVATION PLAN

1.1 General

A. General

1. This building is a historically designated structure and is subject to compliance with the Secretary of the

Interior Standards for the Treatment of Historic Properties.

a. The Standards for Rehabilitation are applicable to this project and apply primarily to the exterior of the building. Text can be found in Appendix F.

b. Information on the standards and how to apply them can be found at:

www.nps.gov/history/hps/tps/standguide/overview/using_standguide.htm This site also provides links to information about the treatment of specific materials and building systems.

2. Failure to make efforts to comply with the standards may result in delisting of the historic resource and result in loss of future grant opportunities.

B. Working with Historic Structures

1. The primary goal of all work related to the preservation of historic buildings is to preserve original materials, assemblies and details.

2. Basic Principles for Preservation

a. Respect the integrity and historic design character of the building.

1. The special character of a historic building can be defined by the authenticity of what exists today of the original building or grouping. Don’t try to change a building’s style or make it look older than it really is. Confusing the character by mixing elements of different styles is not appropriate.

b. Protect and maintain significant features and stylistic elements.

1. Distinctive stylistic features, original construction or examples of skilled craftsmanship should be treated with sensitivity. The best preservation practice is to maintain historic fabric and features through regular and proper maintenance from the outset, to ensure that later intervention is not required. This would include basic maintenance such as rust removal, caulking, limited paint removal and reapplication of paint.

c. Preserve key, character-defining features of the property or building group.

1. Key features are those that help convey the character of the resource as it appeared during its period of historic significance. These may include the basic structural system and building materials, as well as the composition and detail of windows, doors, porches and architectural ornamentation.

d. Repair deteriorated historic features. Only consider replacements when elements cannot be repaired.

1. Maintain the existing material, using recognized preservation methods whenever possible. It is important to remember, for example, that wood today is not the same as wood used in original or early construction. Early wood was grown, chosen, cut and seasoned to create a much more durable material. Retain and repair if at all possible.

C. The Preservation Plan.

1. The preservation plan shall include, as applicable:

a. A written and pictorial description of the methods proposed to accomplish the work as described in these documents. Include information such as:

1. Methods required to excavate and place new concrete materials.

2. Methods required to place and install new structural members.

3. Methods to be used to drill new anchors in brick walls

4. Methods for restoring brick walls and matching mortar in new and re-pointed areas.

5. Methods proposed for any cleaning activities.

6. Any other construction methods or processes that will require special attention for the protection and appropriate rehabilitation of the structures.

01350 – Historic Preservation Plan Division 1 • page 9

b. The plan shall address all temporary shoring and protection that will be required to protect the buildings from damage during the work proposed.

c. The plan shall include any other information that is relevant to the protection and preservation

2. The Contractor shall provide a statement of understanding of the requirements of the relevant standards as part of the bid documents along with descriptive information on experience working with historic structures.

D. Secretary of the Interior Standards for Rehabilitation of Historic Structures

1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment, or to use the property for its originally intended purpose.

2. The distinguishing original qualities of character of a building, structure, site or its environment shall not be destroyed. The removal or alteration of any historic materials or distinctive architectural features should be avoided when possible.

3. All buildings, structure, sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.

4. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right and this significance shall recognized and respected.

5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.

6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event that replacement is necessary, the new materials should match the materials being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.

7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.

8. Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project.

9. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural materials, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment.

10. Whenever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.

END OF SECTION 01350

Division 1 • page 10 01500 – Temporary Facilities

SECTION 01500 - TEMPORARY FACILITIES

1.1 General

A. Summary: This section specifies temporary services and facilities, including utilities, construction and support facilities, security and protection. Provide facilities ready for use. Maintain, expand and modify as needed. Remove when no longer needed, or replaced by permanent facilities.

1. Use Charges: Cost or use charges for temporary facilities are not chargeable to the Owner or Architect, and will not be accepted as a basis of claims for a Change Order.

2. Regulations: Comply with applicable local, county, state and federal laws and regulations.

B. Field Offices: Provide weather tight offices of size to accommodate personnel and scope of project.

1. Conditions of Use: Keep facilities clean and neat. Operate in a safe and efficient manner. Take necessary fire prevention measures. Do not overload, or permit facilities to interfere with progress. Do not allow hazardous, dangerous or unsanitary conditions, or public nuisances to develop or persist on the site.

a. Smoking is not permitted on the site. Persons smoking along adjacent public trails or roads shall not discard butts or matches. All butts and matches shall be disposed of in an appropriate container.

2. Special Site Considerations:

a. The Glassier Farmstead is an active agricultural site. Pitkin County currently leases several buildings and areas on the site to third party agricultural uses. These uses will be ongoing during construction operations. These uses include live farm animals, refrigeration, and moving products around the site. The contractor must coordinate utility interruptions, site impacts and other possible conflicts with Pitkin County Open Space and the Leaseholders.

b. A pre-construction meeting shall take place that includes the on-site supervisor, leaseholders, OST representatives, architect, and others who will be responsible for planning and daily activities.

3. Parking: Coordinate all employee parking and vehicular access with the Owner. Parking and access shall be allowed only in designated areas.

a. All parking and temporary facilities shall not block the trail or present a hazard to trail users, during times when the trail is open.

4. The Contractor shall provide sanitary facilities including temporary toilets as may be needed.

C. Utilities:

1. If required, engage the local utility company to install temporary service or connect to existing service.

Arrange for a time when service can be interrupted to make connections. Provide adequate capacity at each stage of construction.

2. Electrical Outlets: Provide properly configured NEMA polarized outlets. Provide outlets equipped with ground-fault circuit interrupters, reset button and pilot light, for connection of power tools and equipment.

3. Lighting: Provide temporary lighting with local switching to fulfill security requirements and provide illumination for construction operations and traffic conditions.

4. Telephones: The Contractor shall maintain a telephone at the site.

5. Temporary Heat, if needed: Provide temporary heat for curing or drying of completed installations or protection of installed construction from adverse effects of low temperatures or high humidity.

Select equipment that will not have a harmful effect on completed installations; heating units shall have been tested and labeled by UL, FM or another recognized trade association related to the type of fuel used. Coordinate ventilation requirements to produce the ambient condition required.

6. Collection and Disposal of Waste: Collect waste daily. Comply with NFPA 241 for removal of combustible waste. Enforce requirements strictly. Handle hazardous, dangerous, or unsanitary waste materials separately from other waste by containerizing properly. Dispose in a lawful manner.

E. Safety

1. Temporary Enclosures: Provide temporary enclosure for protection of construction from exposure, foul weather, other construction operations and similar activities. Where heat is needed and the

01500 - Temporary Facilities Division 1 • page 11 building enclosure is incomplete, provide enclosures where there is no other provision for containment of heat. Coordinate enclosure with ventilating and material drying or curing requirements to avoid dangerous conditions.

a. Provide fencing and signage at the front of the store buildings to prevent access by the public to the interior of the structures.

2. Fire Extinguishers: Provide hand-carried, portable UL-rated, class “A” fire extinguishers for temporary offices and similar spaces. In other locations provide hand-carried, portable, UL-rated, class “ABC” dry chemical extinguishers. Locate fire extinguishers where effective for the intended purpose, but not less than one on each floor near each usable stairwell.

a. Maintain unobstructed access to fire extinguishers, fire hydrants, temporary fire protection facilities, stairways and other access routes for fighting fires. Prohibit smoking in hazardous fire exposure areas.

b. Store combustible materials in containers in fire-safe locations.

c. Provide supervision of welding operations, combustion type temporary heating units, and sources of fire ignition.

3. Barricades, Warning Signs and Lights: Comply with standards and code requirements for erection of barricades. Paint appropriate warning signs to inform personnel and the public of the hazard being protected against. Where needed provide lighting, including flashing lights.

4. Enclosure Fence: Protect areas of excavation and construction with an enclosure fence. Encompass an area sufficient to accommodate operations.

F. Environmental Protection: Operate temporary facilities and conduct construction by methods that comply with environmental regulations, and minimize the possibility that air, waterways and subsoil might be contaminated or polluted. Avoid use of tools and equipment which produce harmful noise.

Restrict use of noise making tools and equipment to hours that will minimize complaints. Comply with local noise ordinances in effect at the Job Site.

1. Filter out construction debris and other contaminants that might clog sewers or pollute waterways before discharge.

2. Provide earthen embankments and similar barriers in and around excavations and sub-grade construction to prevent flooding by runoff of storm water from heavy rains.

G. Operation: Enforce strict discipline in use of temporary facilities. Limit availability to intended use to minimize abuse. Maintain facilities in good operating condition until removal. Protect from damage by freezing temperatures and the elements.

H. Termination and Removal: Remove each temporary facility when the need has ended, or replaced by a permanent facility, or no later than Substantial completion. Complete or restore construction delayed because of interference with the facility. Repair damaged Work, clean exposed surfaces and replace construction that cannot be satisfactorily repaired.

1. Temporary facilities are property of the Contractor.

2. At Substantial Completion, renovate permanent facilities used during the construction & period, including but not limited to:

a. Replace burned out lamps, remove any furnishings or equipment used for temporary facilities inside or outside the buildings.

END OF SECTION 01500

Division 1 • page 12 01700 - Temporary Facilities

SECTION 01700 - PROJECT CLOSE-OUT

1.1 General

A. Substantial Completion: Before requesting inspection for certification of Substantial Completion, complete the following:

1. In the Application for Payment that coincides with the date Substantial Completion is claimed, show

100% completion for the portion of the Work claimed substantially complete.

2. Submit specific warranties, workmanship bonds, maintenance agreements, final certifications and similar documents.

3. Submit record drawings, maintenance manuals, final project photographs, damage or settlement survey, property survey, and similar record information.

4. Remove temporary facilities from the site, along with construction tools, mock-ups, and similar elements.

5. Complete final clean up. Remove all construction debris and properly store all materials to be used on subsequent phases of the work.

a. Comply with regulations of authorities having jurisdiction and safety standards for cleaning.

Remove waste materials from the site and dispose of in a lawful manner.

6. Contractor shall submit a punch-list, to be reviewed and amended by the Architect and the Owner.

B. Final Review & Punch-list Procedures: On receipt of a request for final review, the Architect will proceed or advise the Contractor of unfilled requirements. The Architect will prepare the Certificate of Substantial Completion following final review, or advise the Contractor of construction that must be completed or corrected before the certificate will be issued.

1. The Architect will repeat review when requested and assured that the Work has been substantially completed.

2. Results of the completed review will form the basis of requirements for final acceptance.

C. Final Acceptance: Before requesting review for certification of final acceptance and final payment, complete the following:

1. Submit final payment request with releases.

2. Submit a final statement, accounting for changes to the Contract Sum.

3. Submit a copy of the final review list stating that each item has been completed or otherwise resolved for acceptance.

4. Submit final meter readings for utilities, a record of stored fuel, and similar data as of Substantial

Completion.

5. Submit evidence of continuing insurance coverage complying with insurance requirements.

D. Warranty and Maintenance Manuals: Organize any warranty and maintenance data into sets of manageable size. Bind in an appropriate and usable fashion. Mark identification on the outside of the binder.

Include the following information:

1. Copies of warranties.

2. Recommended maintenance and replacement schedules.

3. Shop Drawings and Product Data.

E. Remove temporary protection and facilities and restore all areas of natural vegetation damaged during construction activities.

END OF SECTION 01700

END OF DIVISION 1

Division 2 • Site Work

02000 - General Division 2 • page 13

DIVISION 2 – SITE WORK

This Division includes the following Sections:

02000 – General 02100 - Demolition 02200 - Earthwork, Excavation & Backfill 02300 – Septic, See Section 15100 & Sheets C1 to C9

SECTION 02000 – GENERAL

1.1 General

A. Scope of Work:

1. Demolition of House Additions and Low Barn

2. Decommission existing OWTS, trenching and construct new system

3. Excavation for all new concrete footing work as described on the drawings.

4. New areas of driveway and parking

5. Trenching for electrical distribution, See Sheets E001, E101

6. Improvements to culverts and driveway access, See Sheets C1 to C9

7. Removal of +/- 10 stumps remaining from pre contract tree removal

8. Replacement of up to heritage fruit 5 trees – see item M below and drawings for additional information.

B. Notes:

1. Verify that all existing soils conditions and back fill materials comply with the requirements of the drawings.

a. Notify the architect and the Engineer if any field conditions are found to vary from those indicated on the drawings.

2. Prior to the start of the work, a site meeting shall take place to determine the need, if any for additional temporary shoring or other means for protecting both the structures and the persons performing the work.

3. Prior to the start of any work, verify existing conditions. Locate and flag all existing utilities in construction area. Notify the architect of any conditions at variance with the Contract Documents.

4. The site is used by several leaseholders, who keep animals and agricultural materials on site. Provide fencing or other limits to access the construction area during various phases of construction activities.

a. An onsite meeting will be held with the leaseholders to review impacts of the construction relative to their activities. A schedule of impacts should be created.

5. Work under this Division consists of the furnishing of all labor, materials, equipment, and services necessary for, and incidental to, the complete and proper performance of the work described herein and any related work, as shown on the Drawings or specified herein, and in accordance with all applicable requirements of the Contract Documents.

1.2 Historic Preservation Concerns

A. This project includes the demolition of a non-historic addition to the historic house. Special attention should be paid to removal of materials that may impact the historic structure.

1. All connections between materials to be deconstructed and historic materials should be examined prior to the start of the work to verify deconstruction methods.

2. Design removal methods to minimize damage to historic materials.

3. Minimize the use of heavy equipment in proximity to the historic house.

B. This project includes areas of excavation adjacent to the historic house.

1. Plan the excavation to minimize impacts to the historic stone foundation. The actual depth of the historic foundation is not known.

Division 2 • page 14 02000 -General

2. Design excavation approach to avoid undermining the foundation or destabilizing adjacent soils.

C. The site contains several historic buildings.

1. Provide protection for other historic buildings located on the site and in proximity to site work and construction.

2. Do not pile excavated or back fill materials adjacent to historic buildings.

3. Limit excavation adjacent to historic buildings to avoid undermining.

1.3 General Site Considerations

A. Construction Limits

1. The Contractor shall confine his operation within the limits of construction shown on the drawings. Site offices, workshops, etc. shall be located only where approved by the architect.

B. Protection of Leaseholders, Public and Adjacent Private Property

1. All property, including but not limited to vegetation, sidewalks, fences, ditches, irrigation systems, etc., shall be protected from damage. Property damaged by the Contractor during the construction of the work shall be, at his expense, immediately repaired or replaced and left in as good condition as found.

2. Establish boundaries and site protections as may be needed during various construction activities to limit access by leaseholders to active areas of work on the site.

a. Coordinate timing, and alternate access as may be needed.

b. Be aware of farm animals occupying area on site. Construction dogs should be kept leashed whenever on site.

1. Construction dogs harassing farm animals or wildlife must be removed from the site immediately.

c. Access should be restored as soon as areas are determined safe for access.

3. Notify all Leaseholders of utility interruptions a minimum of 48 hours prior to interruptions of more than

1 hour.

a. Leaseholders should be made aware of periods when shorter interruptions are possible, to the extent possible.

C. Electric Power and Water

1. Electrical service is located on the site. Contractor shall arrange for temporary service during installation of new service lines and equipment

2. The contractor shall be responsible for locating and flagging existing utilities on the site.

a. Any interruption of existing utilities shall be coordinated with the owner and any other properties affected by the outage. Advance noticing is required.

3. The well is located near the center of the site, and operational

a. Protect the well head from damage during construction activities.

D. Damaged Construction

1. The Contractor is responsible for protecting all work, both unfinished and complete, against any damage or accidents until all the required work has been formally accepted by the Owner or Owner’s representative. The Contractor will be required to repair or replace any damaged work at his own expense in accordance with the Drawings and Specifications and as required by the Engineer.

E. Safety

1. The Contractor is not relieved by these Contract Documents in any way from protecting all persons or property or from complying with all applicable federal, state and local safety requirements. Any applicable safety requirements shall take precedence over any Contract Document requirements.

a. Coordinate all safety precautions with the architect and engineer prior to placing shoring, or removing unstable conditions, or other interventions.

02000 - General Division 2 • page 15

I. Construction Observation

1. At all times, representative of the Owner, Owner’ Representative or representatives of agencies affected by the construction work shall have the right to enter and observe any and all parts of the work for general compliance with the drawings and specifications. Such observation will not include any responsibility for job site safety, or supervision of construction.

J. Maintenance of Drainage

1. Maintenance of proper drainage during the progress of this contract is essential. Any damage due to improper maintenance of said drainage prior to final acceptance of the project will be the Contractor’s responsibility.

L. Waste Materials

1. All waste materials such as broken pipe, tree roots and other construction debris shall be picked up and removed from the site by the Contractor. Final cleanup must be approved and accepted by the Owner before the contract may be considered complete.

M. Landscaping

1. It is the owner’s intent to install up to 5 new heritage fruit trees or screening trees to replace those lost by the removal of trees to facilitate construction. Locations are generally indicated on the site plan.

Species will be determined by Pitkin County Open Space staff. Minimum caliper should be assumed to be in the 1.5” to 3” range, depending on species.

END OF SECTION 02000

Division 2 • page 16 02200 - Earthwork, Excavation & Backfill

SECTION 02100 - DEMOLITION

1.1 General

A. Scope of Work

1. This work shall consist of all labor, equipment, materials and miscellaneous items necessary to complete all demolition activities.

2. Deconstruct portion of existing building as described on the drawings

a. Remove materials attached to existing historic building carefully to avoid further damage to historic building.

b. Minimize damage to masonry openings, sills and interior trim materials.

c. Remove existing non-historic window units as designated on the drawings.

d. Carefully remove historic window units for refurbishment.

3. Demolish low metal barn adjacent to the historic house.

a. Verify with Owner and Owner’s rep that all equipment has been removed prior to demolition.

b. Include demolition of slab or any subsurface structures.

c. The demolition of this building was not included in this permit scope, additional permits may be required.

1.2 Preparation

A. Properly protect adjacent materials.

1. Install shoring as may be required to deconstruct addition in a controlled manner.

2. Review areas to be deconstructed with architect prior to beginning work.

B. Contractor shall be responsible for safety precautions on the site during and after demolition activities. This protection must be provided in accordance with governing federal, state, and local codes and regulations.

C. Contractor shall review all areas where materials are attached to historic materials and design a deconstruction plan to minimize damage to historic materials from deconstruction activities.

1. Notify architect immediately if materials to be deconstructed will destabilize historic materials.

1.3 Deconstruction

A. Deconstruct in a controlled manner, minimize the use of heavy equipment in close proximity to any historic buildings on the site.

B. Remove subgrade structures to the extent possible while limiting destabilization of soils in proximity to the historic building.

1. Leaving subsurface foundation structures in place may be the least impactful solution. In which case, remove enough of the foundation to be demolished to allow for regrading, topsoil and future planting activities.

a. document subsurface structures to remain.

C. Backfill and regrade soils to slope away from building and to integrate into adjacent grades. See next

Section for more details on backfilling.

END OF SECTION 02100

02200 - Earthwork, Excavation & Backfill Division 2 • page 17

SECTION 02200 - EARTHWORK, EXCAVATION & BACKFILL

A. Scope of Work

1. Excavation for new foundations

2. Excavation for new septic, decommission existing septic

3. Trenching for new electrical service runs

4. Trenching for new plumbing connections

5. Stump Removal

6. Dry Hydrant as may be required by Eagle County, TBD

7. Notes:

a. This work shall consist of all…