BRE PROPERTIES MB 360 ADDENDUM #1 SCOPE OF WORK 10-04-2012 -The Work

155 Pages·2012·6.23 MB·English

BRE PROPERTIES
MB 360
ADDENDUM #1
SCOPE OF WORK
10-04-2012

-The Work-
Provide labor, materials, tools and equipment required for the proper and
complete performance of the following work in accordance with contract
documents including, THIS ADDENDUM, TO BE MADE PART OF THE WORK
AND SHALL BE MADE PART OF THE CONTRACT AGREEMENT BETWEEN
THE OWNER (BRE) AND THE GENERAL CONTRACTOR. The separation of
those documents into various sections is for convenience only and is not
intended in any way to limit the scope of this Agreement. Without limiting the
generality, hereof, the scope includes but is not necessarily limited to the
following:

01000-General Conditions

1. Contractor has researched and verified all trash, debris & recycling
requirements for the city in which this work will be performed and has
included such costs into this proposal.

2. Legends on the plans and schedule in the specs shall be complimentary. If
it’s included in the plans, but not in the specs, Contractor owns it. If it’s
indicated in the specs and not on the legend, Contractor owns it. Essentially,
the more stringent application shall be used.

3. The contract documents are complimentary. Details do not supersede plans.
Plans do not supersede details. Specifications do not supersede drawings.
Drawings do not supersede Specifications. All information in the drawings
and specifications is equally representative for the requirements of the
project. For example, if lighting fixtures are shown on the architectural
drawings and not on the electrical drawings, contractor owes the owner
complete and functional lights as indicated in the architectural drawings.

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4. Contractor shall include a 2 white glove final cleaning of resident units for
half the total number of units. This simple wipe down shall be completed
approximately 1 week before BRE’s turnover to operations, per the BRE turn
schedule.

5. GC has considerations for employee and subcontractor parking within the
contract.

6. GC shall include “model minders” for the models, one (1) for each model unit,
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in accordance with attached product information.

7. Temp fence sign graphics – GC to include $10/lf of temp fencing for BRE
selected graphics. GC shall be responsible for maintenance and cleaning of
the graphics.

8. GC shall confirm the requirement of including Seismic Monitoring equipment
and hardware and will install said equipment for the property.

02000-Site

1. All permanent exterior building signage are the responsibility of the GC.
Contractor shall obtain permits required for the installation.

2. Contractor shall provide site drains for the collection of downspout drainage.
Contractor shall be responsible for coordinating the location of downspouts
with required drains.

3. Paving shall be installed in two lifts. The first lift may be placed at any time
during construction to help facility site access. The second lift shall be placed
ten days to one week prior to the Substantial Completion of the building.
Cutting and or patching of new pavement will not be accepted and grounds
for removal and replacement of the entire surface of paving.

4. Unless otherwise detailed with stairs or ramps, asphalt and concrete walks
shall be coordinated to ensure “zero threshold” conditions at all building
porches and entrances.

5. Contractor shall provide concrete pads for the trash enclosure, transformer
pads, gas meters, generators, condenser pads, etc. per the contract
documents.

6. Contractor shall verify with the City or other AHJ’s concerning elements that
are to be removed and replaced, i.e. city sidewalks or curbs & gutters, that
before they are replaced, that all elements adhere to the AHJ’s requirements
and codes. Items that do not meet the AHJ’s requirements shall be corrected
by the GC at their costs.

7. GC shall provide all utilities back to the point of connection.

8. Landscape Irrigation shall include a “Weather Trak” system. Refer to
www.weathertrak.com for supplemental details.

9. Any soil considered for backfill or landscaping areas shall be studied and
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tested to determine amendment requirements.

10. Root barriers shall be installed at sidewalks and next to buildings.

11. Soil side of retaining walls shall have waterproofing installed to minimize the
impact of efflorescence.

12. Contractor shall be responsible for obtaining all temporary and permanent
water meters for domestic and irrigation water service.

05000-Metals

1. If not indicated on the plans, GC shall provide elements to protect meters
and/or meter banks i.e. bollards or guards shall be provided.

2. If not indicated on the plans, GC shall provide a complete and functional
building expansion joint scope of work.

06000-Wood & Plastics

3. Projects which have roof wells or mansards with exterior gypsum board
sheathing on the vertical surface of the well, must have the required nailable
backing at the base of the vertical sheathing for proper roofing material
adhesion per the roofing manufacturer’s recommendations.
4. Provide the following for the Work/File Room:
(i) Phone and data systems will require a 4’ section of wall to
mount all boards and equipment. A 3’clear wall space will need
to be provided for the Handi-Trac key system for up to 300 keys
(roughly 225 units and 75 slots for storage lockers and common
area keys). Wall space should be increased by 3’ feet for each
additional block of 300 keys.
(ii) Provide a minimum of 3’ x 3’ clear wall space for the installation
of the sub-meter data collection unit.
(iii) The work/file room will be secured and keyed separate from all
other leasing space areas as resident files are stored within this
room.
(iv) Provide five independent phone lines for the following
equipment: Handi-Trac, Fax machine, Time Card station,
security alarm and sub-metering data collection panel. All
locations should include 110v outlets provided.

5. Under cabinet low voltage lighting shall be provided for all BRE offices and
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common spaces where upper cabinets are provided.

6. It is the responsibility of the GC to coordinate, furnish and install all framing,
backing and deadwood requirements for equipment and materials installed in
the building.

7. Before cover up of rough framing, GC shall provide a report from an Industrial
Hygenists that confirms the lumber material has a water moisture reading of
19% or less.

07000-Thermal & Moisture Protection

1. Joint Sealers shall be required at the intersection of all dissimilar materials in
interior and exterior conditions.

2. Provide and install adequate backing for flashing at exterior windows.

3. All waterproofing shall be provided from a single source manufacturer to
avoid conflicts with compatibility. Sealant where required shall be compatible
with respective waterproofing products. Difference in product will require
compatible letters from vendors to insure warranties are not voided.

4. Architectural, Mechanical, and Electrical penetrations of the building envelope
including exterior windows, grilles, HVAC ductwork, and conduit as required
through the exterior walls, roof decks, vertical roof and mansard walls shall
require mechanical flashing in addition to appropriate exterior sealants to
provide ensure watertight conditions at these locations.

08000-Doors & Windows
1. All hardware in thresholds must be concealed or mortised into the threshold
to create a smooth, flat surface at the threshold. Surface mount strikes shall
not be acceptable at thresholds since they create a serious tripping hazard.
2. Whether indicated or not, all exterior doors that are not for the sole purpose
of exit only shall have fobbed entry systems installed.
3. Gutters, downspouts and all exterior sheet metals are to be pre-finished at
the factory. Color shall be selected from the manufacturer’s full range of color
options by the architect. No field painting will be allowed.

09900-Finishes

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1. Flooring in all mechanical/electrical rooms and employee use closets on all
floors shall be VCT with cove base, except within the garage structure, which
shall remain exposed concrete.

2. Drywall contractor shall provide drywall “tents” or other means and method to
provide 1 hour rated assemblies for light fixtures installed in rated ceilings or
other locations.

3. Flooring breaks between resident bedrooms shall be completed by installing
a mdf wood grained threshold. Confirm with Architect and BRE Owners
Representative.

4. Sound underlayment shall be provided at all units underneath hard flooring
surfaces.

5. Frazee vendor for paint on the project. Subcontractors shall purchase all
paint through Frazee. Contact is Lorenzo Lubien and can be contacted by cell
phone [phone] or email [email protected]

6. GC/Painting subcontractor shall include in their contract a value of $100/unit
for a future credit back to BRE for attic stock paint. This is in lieu of the
physical paint that would normally be turned over at the end of the project.

7. During construction, the model units will have accent walls installed instead of
just all white walls. Walls and colors to be at the direction of BRE Owners
Representative.

10000-Specialties

1. Provide all required public space signage; public restroom signs, stairs,
parking lot HC sign, etc. All signage required for occupancy is the
responsibility of the GC. All building signage is to be procured through the
GC. BRE will provide and GC will install the final decorative Emergency
Egress plan signs.

2. GC shall coordinate with BRE Owners Representative for hooks, eyelets and
other mounting coordination for sign elements.

3. Residential Appliances – Generally, this equipment is delivered factory direct,
mounting & connections not included. General Contractor shall mount and
make up all connections for a complete and functional system.

4. GC may be required to provide provisional, temporary USPS mailboxes and
delivery options during the first phases of turnover, until the final location is
available and approved through the TCO process. GC shall be responsible
for the temporary conditions to facilitate mail delivery to early phase
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residents.

5. GC shall include 3 Fob’s/transponders for each unit for turnover the
Operations.

6. Whirlpool is our national vendor for appliances. Contact a local representative
for pricing.

7. Elevated loft / 2-story units require motorized mecho-shades [Urbanshade] on
windows. GC shall be responsible to provide, wire and install for a complete
and functional system.

8. Pools & spa’s are GC design/build elements and shall be provided and
installed for a complete and functional system.

9. For elevators, include stone or tile flooring in accordance with Interior Design
drawings, no carpet.

15000-Mechanical

1. Each wing and floor of the facility shall have individual balancing and shut-off
valves for domestic water, heating and cooling.

2. If none are shown, provide a min. of one (1) hose bib water connection adequate
to supply water to garden hose for the cleaning of roof top HVAC equipment.
Connection shall be located on backside of mansard parapet wall in central area
of roof. Frost-proof connections shall be supplied where regionally appropriate. At
the ground floor, again if none are shown, hose bibs will be provided every 100’
around the perimeter of the project.
3. All corridor and common rooms are to have ceiling penetrations such as sprinkler
heads, ceiling diffusers, smoke detectors, light fixtures, etc, centered in the room
or corridor and all perfectly aligned. Installations shall be coordinated with light
fixture placement taking precedence over other ceiling penetrations. A
coordination drawing showing the locations and alignments of these items shall
be submitted and approved by the Architect prior to the Contractor proceeding
with work.
4. Fire Sprinkler design/build contractor shall be responsible for a complete and
functional system, approved by the authorities having jurisdiction over the project.
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5. Contractor to provide a complete and functional Fire Sprinkler system, with
approvals from all authorities having jurisdiction on the project, including design
and installation. Any information included in the plans is for reference only and it
is the responsibility of the designing party to implement the design criteria defined
in the specifications. It is the responsibility of the design/build contractor to be
well versed in the requirements of the authorities having jurisdiction and the city
in which the system will be installed. It is the sole responsibility of the designer to
provide and install an approved system meeting the requirements of the local
codes, officials and BRE. Should a booster pump be required, the GC and
subcontractor shall facilitate it’s installation.
6. If required by AHJ’s, fire sprinkler contractor shall provide an isolated functional
system to support phased delivery of leasing, models, garage and phased
occupancy of units per phasing plans.
7. Fire sprinkler contractor shall conceal all sprinkler piping. If required, heads for
exterior porches shall be ran through the exterior wall so that piping is not
exposed in the ceilings of the porches. Should piping be required at the porches
or other exposed areas, drywall subcontractor shall be responsible to provide
materials and labor to provide a soffit or other means of concealment to the
approval of the project architect and BRE representative.
8. No sprinkler head shall interfere with the operation of installed or planned fans
and lights. GC is responsible for maintaining desired location of fans and lights
and coordinate with the fire sprinkler contractor to insure that these conflicts do
not arise.
9. Nothing except elevator equipment shall be installed in the elevator equipment
room. Should the plans indicate drains, ducts, conduits, etc. that are not
supposed to be there, the GC shall be responsible to re-route as required, or add
a drop gypsum enclosure to the satisfaction of the authorities having jurisdiction.
10. Moen is our vendor for plumbing fixtures. Please contact Ian Price at (916) 955-
1043 or [email protected] for information.
11. Hot and cold water meters should be included for each resident water supply.
12. Contractor shall provide a test of the domestic water supply to determine the
requirements for water softening equipment, plumbing and services.
13. Dryer exhaust vents – provide a vent that has a removable screen for ease of
cleaning at a later date.

16000-Electrical
1. Contractor to provide and install a complete and functional telephone system.
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Provide business and resident room telephone wiring along with pre-wiring of
the entire facility computer system and wiring for entire facility cable television
system (including the pre-wiring of every cable outlet in each resident room
and common room). Business telephone system shall be provided by BRE.
Contractor shall punch-down all data cabling to a patch panel provided by the
Contractor. Contractor shall punch down all lines into the telephone closets
and connect all closets to the main telephone room, make cross connections
for each resident unit telephone jack from the “House” side panel to the
Telephone Company panel, such that the telephone utility company may
activate all lines extraneously from their offices outside the facility. The pre-
wiring of the phone system shall meet all the material and installation
requirements of the utility provider which BRE contracts with for service. The
GC shall coordinate with BRE and the cable supplier to ascertain these
requirements during bid time and prior to installation of the wiring and
terminations, from POC to final cover plates.
2. Contractor to provide and install a complete and functional CATV system.
The pre-wiring of the cable T.V. system shall meet all the material and
installation requirements of the cable provider which BRE contracts with for
service. The GC shall coordinate with BRE and the cable supplier to
ascertain these requirements during bid time and prior to installation of the
wiring and terminations, from POC to final cover plates. Contractor shall take
into consideration the maximum cable run length mandated by the local utility
and shall coordinate pull boxes and/or rooms for such conditions.
3. Contractor shall coordinate concealed installation of WiFi antenna as
required to achieve full coverage throughout the facility.
4. Contractor shall review all Project Drawings and Contract Documents and
provide power wiring to all required motors, pumps, equipment, lighting and
appliances, etc., whether or not the power wiring is specifically shown on the
Electrical Drawings.
5. Contractor to provide a complete and functional Fire Alarm system, with
approvals from the authorities having jurisdiction on the project, including
design and installation. Any information included in the plans is for reference
only and is the responsibility of the designing party to implement the design
criteria defined in the specifications. It is the responsibility of the design/build
contractor to be well versed in the requirements of the authorities having
jurisdiction and the city in which the system will be installed. It is the sole
responsibility of the designer to provide and install an approved system
meeting the requirements of the local codes, officials and BRE. The pre-
recorded system message shall be subject to approval by BRE and the
authorities having jurisdiction.
6. If required by the AHJ’s, fire alarm contractor shall provide an isolated,
functional system for the turnover of leasing, models, garage and phased
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occupancy of units per phasing plans.
7. GC shall provide final terminations/connections for GC provided stereo
system to GC provided speaker system in common areas, leasing center,
gym, pool area, and any other area to have a sound system.
8. GC and electrical subcontractor shall include consideration for voltage drop
requirements for electrical distribution due to length of run.
9. GC shall include ten (10) spare cameras for the facility security system in
addition to those shown on the contract documents, to be either added to the
system during the final design or to turn over to Operations at the end of the
project.
10. Provide an internally wired intrusion alarm at the leasing office.
11. Electrical distribution for exterior elements shall be concealed. For example,
run conduits in tubes and inside concrete elements to minimize this exposure.
12. Provide Muzak system for the leasing office. Include speakers and devices to
facilitate a complete installation.
13. Should it be required, GC shall provide a complete and functional methane &
Co2 sensor and alarm system.
14. If not shown, lights and switches need to be provided for storage units and
closets.

15. Confirm booster/repeater/amplification requirements for Fire/Police
communications. If required, GC shall provide a complete and functional
system.

16. GC shall be responsible for coordinating installation of PG&E meters as
required for permanent power at time of AHJ inspection and prior to phased
turnover.

RETAIL AREA CONSIDERATIONS:
1) Area should be left as open framed shell, except as required by AHJ’s for
occupancy requirements.
2) No demising walls should be installed, unless needed for occupancy.
3) No drywall should be included, except as required for fire/life safety
requirements.
4) No ceilings, drop or hard, should be included.
5) No HVAC units should be included on the roof or in the units.
6) However, make arrangements to incorporate shafts for line sets and
access.
7) Provide AHJ minimum fire/life safety requirements; lighting, outlets,
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sprinklers, etc.
8) In cold/freezing areas, provide minimal strip heaters for winter anti-
freezing preparation.
9) Provide 2” conduits for CATV, internet, electrical & phone service to each
space, along with two (2) additional spare conduits to the back of house
area for each retail space.
10) Plan for water, electric and gas meters for each retail unit.
11) Place sleeves in any concrete deck for future bathroom drains.
12) Provide conduit and sleeves for future awnings, lighting & sign
requirements.

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