Outline Specifications
Outline Specifications
Outline Specifications
Apartments for
Sepiessa II
West Tisbury, MA 02575
Prepared for:
Dukes County Regional Housing Authority
P.O. Box 4538
Vineyard Haven MA 02568
Designed by:
South Mountain Co, Inc.
15 Red Arrow Road
PO Box 1260
West Tisbury MA 02575
Revisions:
11 June 2013 (Island Housing Trust)
28 July 2008
11 November, 2008
9 December, 2008
9 January, 2009
30 March, 2009
25 June, 2009 - Bidset
Outline Specifications: SEPIESSA II 6/11/13
1.6 SUBMITTALS
• Contractor is responsible for submitting manufacturer’s data on the following:
Outline Specifications: SEPIESSA II 6/11/13
1.7 SUBSTITUTIONS
• Once Contractor’s final outline specifications have been approved by the Owner, no
substitutions shall be made for specified products without approval from the Owner.
• When a substitution is proposed, the Contractor is to provide sufficient information to enable the
Owner to make a comparison between the specified product and the proposed product.
• Owner is entitled to make substitutions. Additions or credits in project costs and time shall be
determined by the following process:
o Owner indicates proposed substitutions.
o Contractor will provide a written proposal of changes which includes:
1. Contactor’s costs, without markup, of material before change and after change.
2. Cost of labor before change and after change.
3. Incidental credits or expenses related to change.
4. Tabulation of overhead and profit percentage.
• Overhead and profit percentage will remain the same for changes. A credit will receive the
same percentage as an addition receives.
• Owner will review and approve all proposals prior to the Contractor proceeding with the
revised scope of work.
DIVISION 2: SITEWORK
2.1 SURVEYING & LAYOUT
• Survey and layout will be provided by Schofield, Barbini and Hoehn (SB&H).
Outline Specifications: SEPIESSA II 6/11/13
2.6 TRENCHING
• To include the supply and burial of the following utilities in this order:
o Water service at 4ft. minimum below finish grade from foundation to existing well w/ appropriate tie-in
o Septic service pipes pitched to drain per approved plan
o Electric power from existing transformer at 3ft. minimum below finish grade
Outline Specifications: SEPIESSA II 6/11/13
o Liquid Propane at 2ft. minimum below finish grade. Tank placement to be approved by designer
• Contractor to coordinate subcontractor installation of site utilities, and locations for trenches.
• Site utilities will be installed according to a co-ordinated overall plan.
2.18 LOAM
• On-site loam tilled, stripped and stockpiled for use on site if of sufficient quantity.
• On-site loam (if utilized) will be augmented with off-site material, minerals, peat moss, or organic
nutrients as necessary.
• Sufficient loam will be provided for all disturbed areas to be re-planted.
Outline Specifications: SEPIESSA II 6/11/13
• All areas to be reseeded with lawn or meadow mix to be prepared with 6” loam.
2.19 LAWNS
• Install per landscape plans, blend edges with native plant material.
• Loam, fertilizer, lime, and seed (grasses, wild flowers, etc.).
• As detailed on plans, with 6" min. of rolled loam, spread with fertilizer and lime.
• All lawn shall be drought-tolerant.
• Grass Seeding; Seed mixture shall be: 25% hard fescue, 25% chewing fescue, 25% creeping red
fescue, 25% sheep fescue. Seeding must be completed between April 30th and June 15th or
September 1st and October 15th. Rake planting soil (remove all material larger than 1” in
diameter), roll entire surface with roller weighing approximately 100 pounds per foot of width.
2.21 PLANTINGS
• Installed per landscaping plan.
• Plant material tagged by Landscaper before delivery. Plants to be in good health before planting.
• Materials and fertilizers to include perennials, shrubs, and small trees, with all plants considered
native, and at least 90% drought-tolerant, and to be in keeping with existing landscape.
• Use organic planting techniques to encourage good health and growth of plantings.
• All plantings to be native to MV (per Nature Conservancy requirements).
2.23 SHED
• Build or install a 20’ X 14’ wooden shed next to the parking, similar in style to the existing shed.
DIVISION 3: CONCRETE
3.1 FOUNDATION
• Install complete poured concrete crawl space consisting of 8” thick walls bearing on 8”x18”
footings, with openings, and reinforcing steel as shown on foundation plan and building section.
• Footings: concrete mix specifications and application, reinforcing, size and configuration as
shown on foundation plan. Hand dug with excess fill thrown to outside of foundation.
• Utility sleeves to be placed for septic and water per Contractor and SB&H specifications.
• Bituminous damproofing shall be applied to all foundation walls below finish grade.
Outline Specifications: SEPIESSA II 6/11/13
• Install 5/8” x 8" anchor bolts at 4 ft. on center and 1 ft. from all corners, with 3 ½” of thread
exposed
• Foundation subcontractor to install STHD14* hold-down straps at exterior corners.
• Install rebar as shown per building section.
• All interior surfaces of foundation walls to have 2” Thermax Light Duty-white rigid insulation:
o All rigid insulation joints to be taped fastened to concrete wall with Hilti IDP 6/8 Insulation Anchors as required,
o Foam top edge for air barrier from rigid insulation to sill plate.
DIVISION 5: METALS
5.3 MISCELLANEOUS METALS
• All flashing for doors and windows to be pre-finished aluminum.
DIVISION 6: CARPENTRY
6.1 CONVENTIONAL FRAMING
• Includes all floor, wall and roof framing, strapping ceilings, and all necessary blocking.
• All framing lumber in contact with ground or concrete to be pressure treated ACQ southern
yellow pine.
• All framing must be done so there are no un-insulated cavities in the finished frame.
• General Framing to be KD spruce, TJIs, and Microlams in accordance with framing plans.
• Framing materials are as follows:
o Girders: 3 ½” x 9 ½” Versalam
o Floor Joists: 9 ½” TJIs @ 16” OC
o 2nd floor beams: 3 ½” x 9 ½” Versalam, flush-framed
o 2nd floor joists: 9 ½” TJIs @ 16” OC
o Walls: 2” x 6” @ 24” OC
o Rafters (main roof): 9.5” TJIs @ 24” OC
o Rafters (dormer roof): 9.5” TJIs @ 24” OC
o Ridge: 1 7/8” x 18” Microlam (minimum)
o Ceiling Joists: 2 x 8 spruce @ 24” OC
Outline Specifications: SEPIESSA II 6/11/13
♦ Ceiling joists to be installed after sheetrock is placed on underside of rafters in attic space to contain
cellulose or approved equal
o Headers: As shown on framing plans, single headers wherever possible
o Includes all nails, fasteners, and framing hardware
• Includes basement stairs: 2 x 12 spruce stringers and 2 x 10 spruce treads.
• Waste factor for all framing material will not exceed 10%.
• Unit A bathroom walls must be framed with sufficient blocking for current and future grab bars
for safety and accessibility.
6.18 UNDERLAYMENT
• Includes all tile underlayment.
• 1/2" Durock cement board
• Includes all linoleum underlayment.
o ½” PTS plywood
7.2 ROOFING
• Includes all roofing:
o Shingle roofs: Certainteed, Woodscape AR series, nailed (not stapled)
o Color: Driftwood
o Use tuff-guard (ice and water) membrane below roofing on all pitches under 4:12
• Asphalt shingles: 30 year ‘Architect Style’ asphalt shingles.
• All drip edge flashing: Aluminum (dark brown) w/ 3-coat Kynar paint system.
• All step edge flashing: Aluminum (dark brown) w/ 3-coat Kynar paint system.
• All window/ door edge flashing: Aluminum (dark brown) w/ 3-coat Kynar paint system.
• All flashing installed in strict accordance wit manufacturer approved detailing, specifications and
recommended procedures. Flashing and accessories; aluminum, see drawings for locations,
detail and flashing profiles.
• General scope; comply with SMACNA recommendations and standards for sheet metal selection,
forming, fabricating and installation, coordinate with roofing system flashing.
• Eave drip; aluminum 0.040 inch-thick, standard-fabricated as required.
• Rake drip; aluminum 0.040 inch-thick, standard-fabricated as required
• Step flashing; aluminum 0.040 inch-thick, standard-fabricated as required
7.3 SIDING
• White cedar wood shingles, with 5” max. exposure, nailed (not stapled) over Rain Drop
housewrap.
7.4 GUTTERS
• Includes gutters and downspouts per plans:
o Gutters to be aluminum. Color: Clay
Outline Specifications: SEPIESSA II 6/11/13
7.5 INSULATION
• In addition to the rigid foam found in Sections 3.1, 3.2 and cellulose sheathing found in 6.3, the
insulation system of this building is comprised of the following materials:
o Exterior Walls: Fill 5 ½” wall cavity with blown in cellulose or approved equivalent
o Roof Slopes: 9½” cavity with dense packed cellulose or approved equivalent. Above horizontal ceilings: 18”
minimum of loose fill cellulose, or equivalent.
o Add cellulose or approved equivalent in shared interior walls and ceiling cavities between apartments for sound
deadening
o Use high density closed cell spray foam at floor joist perimeter as per plan details.
o All insulation to be inspected for fill continuity and density before being covered with sheetrock or other rigid
material.
• Insulation shall be sufficient to achieve previously cited Energy Star Tier 3 standards: see Section
1.9
• Crawl space access doors/hatches: 2-6 x 3-0 insulated outswing fiberglass doors @ 1 ¾” thick w/
aluminum thresholds.
• Hinges: 4 x 4 satin nickel NRP.
• Bore: 2 1/8” w/ 2 3/8” backset.
• Locksets: Schlage Manhattan: Entrance, Satin Nickel.
8.7 WINDOWS
• Windows to be Paradigm (or equivalent by performance ratings) vinyl casements and awnings,
with quantity and sizes as listed in window schedule.
• All windows to have pre-made & pre-fit emergency plywood covers in order to meet 110 MPH
wind code requirements. Covers to be numbered and stored in #4 bay of new shed.
• All windows to be triple glazed with very low U-factor, a high solar heat gain coefficient (SHGC),
and a high visible light transmittance (VT). Contractor to provide window specifications and
Energy (ER) numbers.
• Exterior Window Finishes: Factory finished. Color to be selected by Owner.
• Window Hardware: manufacture’s standard contemporary hardware.
• Insect Screens: conventional insect screen per manufacturer.
• Drywall returns on all window jambs.
DIVISION 9: FINISHES
9.1 WALLS & CEILINGS
• Walls, ceilings + window jambs: ½” sheet rock: taped, coated, sanded and primed.
• Primer: 1 coat.
• All waste sheetrock to be separated from other waste, stored dry and recycled.
Outline Specifications: SEPIESSA II 6/11/13
15.3 PLUMBING
• Before plumbing work is done pipe and fixture locations shall be approved by the job foreman.
• All water piping to be AquaPEX or copper tied into existing well.
• All waste schedule to be schedule 40PVC tied to shared septic.
• Install insulated piping to attic for future solar hot water heating: two (2) ¾” pex pipes from
basement to accessible location in attic.
• High efficiency water conservation plumbing fixtures approved by Owner and installed by
Contractor.
• Bathroom#1: UNIT A:
o Lav: Kohler Pennington 2196-4 self rim, white
o Lav Faucet: Delta 520 MPU, chrome
o Toilet: Kohler Wellworth Lite K4277 bowl, K4620 tank
o Shower: 3’ x 4’ one piece shower unit with low threshold for accessibility
o Shower Valve: Symmons Classic Temptrol S-96-2 chrome
o Showerhead: Jet Stream 1.5 gallon per minute
• Bathroom#2 UNIT A:
o Lav: Kohler Pennington 2196-4 self rim, white
o Lav Faucet: Delta 520 MPU, chrome
o Toilet: Kohler Wellworth Lite K4277 bowl, K4620 tank
o Tub/Shower: Kohler Mendota tub (or equivalent): White
o Tub/Shower Valve: Symmons Classic Temptrol S-96-2 chrome
o Showerhead: Jet Stream 1.5 gallon per minute
• Bathroom#1 UNIT B:
o Lav: Kohler Pennington 2196-4 self rim, white
o Lav Faucet: Delta 520 MPU, chrome
Outline Specifications: SEPIESSA II 6/11/13
removed from the installation using a refrigerant recovery tank and returned to the supplier or
injected back into the installation. The system will be monitored by installer during installation
with R410 value tests and a charging manifold in the presences of the Contractor. The pressure
should be indicated on the commissioning sheet for the next scheduled visit.
• Domestic hot water heater to be 50 gallon electric hot water heater. Outlet and inlet of water
heater to be connected with hard cooper lines and fittings, fastened to wall with rigid fasteners.
• Water heater to be provided by plumbing contractor and installed with all piping laid out to
minimize hot water runs to bathrooms and kitchen (as per page 69 of “LEED for Homes”
specifications).
15.6 VENTILATION
• Provide ductwork, equipment and controls to circulate air to and from Heat Recovery Ventilator
(HRV) for each apartment, to be located in crawl space below each unit.
o Model: Fantech SH 704 with VT20M main control in 2nd floor bath and VT20A remote boost in 1st floor bath or
approved equivalent.
• Provide and install 20-minute boost switch in bathrooms. Provide and install a full feature
central control with on/off power button, digital humidity displaces continuous or intermittent
operating modes, three fan speeds, over-ride timer and filter maintenance reminder.
• System exhausts to run from each bathroom, and be balanced so that exhaust flow is proportional
to volumes of each exhausted space: 20 CFM continuous exhaust minimum from each bathroom.
• Bathroom door bottoms to be undercut by 1” in order for air to circulate between the supply and
the return zone.
• System supplies to run to each bedroom with inlet locations to be coordinated with Contractor.
• Labor includes installation, complete supervision with needed subcontractors, start-up, balancing
(balance before insulation / sheetrock, screw dampers set) and warranty.
• Ductwork includes semi-rigid duct (round), balancing diffusers, registers (TBD)
• Insulate cold side intake and exhaust ducts with minimum R4 from HRV unit to outside hood.
• All joints to be sealed with water based duct mastic before duct insulation is applied.
• Provide vent and smooth ductwork for dryer to a point over future dryer location, with smooth
duct and elbows left on-site for connection to dryer from end of ductwork overhead.
• Vent Terminations/Hoods/Registers:
o Interior: HRV – Fantech model PGE-4 exhaust grilles and PGS-4 supply grilles.
o Exterior: HRV – Brown plastic hood w/screen; Dryer – Brown plastic hood w/flap
• All wiring as shown on electrical plans, including receptacles, switches / dimmers, installation of
fixtures, smoke detectors as required, waterproof receptacles, lamps & bulbs, etc.
• Ground fault circuits as necessary.
• Supply 3” PVC conduit from attic to future inverter location in crawl space for PV Array.
• Wiring for bathroom fans and booster switches (locations and type - see plans & Division 15.6).
• All wiring and thermostats for heating system and domestic hot water heater.
• Wiring for all appliances, including all mechanical systems placed in crawl.
• Wiring and crawl space fixtures as noted on plans and schedules.
• Seal all holes where wiring passes between living space and crawl space.
• Install all light switches 42” above finish floor with easy touch rocker switches.
• All dimmers as shown on plan; to be slide dimmer with separate on/off switch.
• All necessary permits, fees, and inspections are included.
• All tasks necessary for completing job, including clean-up & removal of all debris, packaging etc.
• All exterior lighting controlled by motion sensors.
16.4 COMMUNICATIONS/ENTERTAINMENT
• Provide phone service and cable TV service as shown on electrical plan.
• Wiring for telephones: Use 3 pair, spun wire and make home runs for each jack.
• Provide cable wiring to outlets in each apartment (as shown on electrical plan) from three
distribution locations (in basement).
• Provide duplex plug at each cable distribution location in basement.
• Provide 6x6 PT pole in appropriate exterior location for placement of any future satellite dishes
by tenants, and install feed wires from pole to cable distribution locations in basement.
• For video and/or hi-speed internet: Use dual lead coaxial cable with 2200 MHZ rating and/ or
Cat5e cable, from distribution block near electrical panel to outlets shown.
• Etcon Corp. ETDD1X1 telephone punch-down block & video splitter (or similar) to be located
near electrical panel.
END OF SPECIFICATIONS