PROJECT MANUAL FOR ENCORE RIVERWALK SAN ANTONIO, TEXAS Architect's Project ...

502 Pages·2016·4.17 MB·English

PROJECT MANUAL

FOR

ENCORE RIVERWALK

SAN ANTONIO, TEXAS

Architect’s Project Number 2015011

JHP ARCHITECTURE / URBAN DESIGN, PC
PRICING SET 11/08/2016

PROJECT MANUAL – 2015011

ENCORE RIVERWALK
San Antonio, Texas

November 08, 2016
Pricing Set

ENCORE ENTERPRISES OWNER
5005 LBJ Freeway, Suite 1200 Dallas, Texas 75244

JHP ARCHITECTURE / URBAN DESIGN, PC ARCHITECT
8340 Meadow Road, Suite 150 Dallas, Texas 75231

ODEN HUGHES, LLC CONTRACTOR
901 S. Mopac Expressway BOP III, Suite 220 Austin, Texas 78746

RAYMOND L. GOODSON JR., INC. STRUCTURAL ENGINEER
5445 La Sierra, Suite 300 Dallas, Texas 75231

PHA CONSULTING ENGINEERS, INC. MEP ENGINEER
1101 East Arapaho Rd., Suite 130 Richardson, Texas 75081

MESA DESIGN GROUP LANDSCAPE
2001 North Lamar Street, Suite 100 Dallas, Texas 75202

MOORE DESIGN GROUP INTERIOR DESIGN
2111 Clark Street, Suite A Dallas, Texas 75204

STANTEC CIVIL ENGINEER
70 NE Loop 410, Suite 1100 San Antonio, Texas 78216

SECTION 000100 - TABLE OF CONTENTS

000100 Table of Contents 01 thru 04

DIVISION 01 - GENERAL REQUIREMENTS
011000 Summary of Work 01 thru 02
012100 Allowances 01
013100 Coordination 01 thru 02
013300 Submittals 01 thru 02
014300 Testing Laboratory Services 01 thru 05
015200 Construction Facilities & Temporary Controls 01 thru 02
015600 Temporary Storm Water Pollution Control 01
016200 Substitutions and Product Options 01
017400 Cleaning Up 01 thru 02
017700 Contract Closeout 01 thru 02
017836 Warranties 01 thru 04

DIVISION 02 - EXISTING CONDITIONS
023000 Geotechnical Data 01 thru 76

DIVISION 03 - CONCRETE
031100 Concrete Formwork 01 thru 04
032100 Concrete Reinforcement 01 thru 02
033000 Cast-In-Place Concrete 01 thru 07
033500 Concrete Finishes 01 thru 05
033800 Post-Tensioned Concrete 01 thru 05
034100 Structural Precast Concrete 01 thru 10
035413 Self-Leveling Gypsum Underlayment 01 thru 02

DIVISION 04 - MASONRY
040511 Mortar and Grout 01 thru 03
042001 Concrete Unit Masonry 01 thru 11
042002 Brick Masonry 01 thru 03
044200 Stone Veneer 01 thru 05

DIVISION 05 – METALS
051200 Structural Steel 01 thru 09
055000 Miscellaneous Metals 01 thru 03

DIVISION 06 - WOOD, PLASTICS, AND COMPOSITES
061000 Rough Carpentry 01 thru 07
061754 Wood Trusses 01 thru 02
062000 Finish Carpentry 01 thru 02

000100 - 01
DIVISION 07 - THERMAL AND MOISTURE PROTECTION
071000 Membrane Waterproofing 01 thru 03
071300 Sheet Membrane Waterproofing / Non Blind Side 01 thru 04
072000 Building Insulation 01 thru 03
074214 Composite Metal Wall Panels 01 thru 06
074620 Fiber Cement Siding 01 thru 06
075300 Single Ply TPO Roofing 01 thru 08
076100 Sheet Metal Roofing 01 thru 03
076200 Flashing and Sheet Metal 01 thru 03
077200 Roof Accessories 01 thru 02
077600 Deck Pedestals 01 thru 06
078100 Applied Fireproofing 01 thru 04
078123 Intumescent Fireproofing 01 thru 03
078400 Firestopping 01 thru 03
079000 Sealant and Caulking; Wall Flashing 01 thru 04

DIVISION 08 - OPENINGS
081113 Standard Steel Doors and Frames 01 thru 03
081116 Aluminum Entrances and Storefront 01 thru 03
081416 Wood Doors 01 thru 02
081613 Glazed Fiberglass Patio Doors 01 thru 03
083100 Access Doors 01 thru 02
083323 Overhead Coiling Doors 01 thru 02
085313 Vinyl Windows 01 thru 03
087100 Finish Hardware 01 thru 04
088000 Glazing 01

DIVISION 09 - FINISHES
092100 Gypsum Drywall 01 thru 04
092600 GFR Stucco 01 thru 04
093000 Ceramic Tile 01 thru 04
096500 Resilient Flooring 01 thru 02
096800 Carpet 01 thru 02
099000 Painting 01 thru 05

DIVISION 10 - SPECIALTIES
102800 Bath Accessories 01 thru 02
107113 Metal Sun Screens 01 thru 03
108000 Miscellaneous Specialties 01 thru 02

DIVISION 11 - EQUIPMENT
113000 Domestic Appliances 01 thru 02
118227 Waste Compactors 01

DIVISION 12 - FURNISHINGS
122000 Louver Blinds 01 thru 02
123530 Pre-Built Cabinets 01 thru 02

000100 - 02
DIVISION 14 - CONVEYING EQUIPMENT
142000 Elevators 01 thru 04
149100 Trash Chutes 01 thru 03

DIVISION 21 - FIRE SUPPRESSION
211300 Fire Suppression Sprinklers 01 thru 03

DIVISION 22 - PLUMBING
220553 Identification for Plumbing Piping and Equipment 01 thru 02
220716 Plumbing Equipment Insulation 01 thru 03
220719 Plumbing Piping Insulation 01 thru 03
221005 Plumbing Piping 01 thru 12
221006 Plumbing Piping Specialties 01 thru 05
223000 Plumbing Equipment 01 thru 03
224000 Plumbing Fixtures 01 thru 06

DIVISION 23 - HEATING, VENTILATING, AND AIR-CONDITIONING (HVAC)
230513 Common Motor Requirements for HVAC Equipment 01 thru 03
230553 Identification for HVAC Piping and Equipment 01 thru 02
230713 Duct Insulation 01 thru 04
232300 Refrigerant Piping 01 thru 04
233100 HVAC Ducts and Casings 01 thru 02
233300 Air Duct Accessories 01 thru 04
233416 Centrifugal HVAC Fans 01 thru 03
233700 Air Outlets and Inlets 01 thru 03
238127 Small Split-System Heating and Cooling 01 thru 03

DIVISION 26 - ELECTRICAL
260526 Grounding and Bonding For Electrical Systems 01 thru 02
260529 Hangers and Supports For Electrical Systems 01 thru 02
260534 Conduit 01 thru 04
260536 Cable Trays for Electrical Systems 01 thru 03
260537 Boxes 01 thru 04
260553 Identification for Electrical Systems 01 thru 04
262413 Switchboards 01 thru 03
262416 Panelboards 01 thru 06
262701 Electrical Service Entrance 01 thru 02
262716 Electrical Cabinets and Enclosures 01 thru 02
262717 Equipment Wiring 01 thru 02
262726 Wiring Devices 01 thru 06
262817 Enclosed Circuit Breakers 01 thru 03
262818 Enclosed Switches 01 thru 02
265100 Interior Lighting 01 thru 05
265600 Exterior Lighting 01 thru 03

DIVISION 28 - ELECTRONIC SAFETY AND SECURITY
281300 Access Control 01 thru 02
281600 Intrusion Detection 01 thru 03
283100 Fire Detection and Alarm 01 thru 08
000100 - 03
DIVISION 31 – EARTHWORK
310000 Earthwork 01 thru 05
313116 Termite Control 01 thru 02

DIVISION 32 – EXTERIOR IMPROVEMENTS
321623 Concrete Flatwork 01 thru 02
321710 Precast Concrete Accessories 01
321723 Pavement Markings 01 thru 02

000100 - 04
SECTION 011000 - SUMMARY OF WORK
PART 1 - GENERAL
1.01 WORK COVERED BY CONTRACT DOCUMENTS
A. Work includes the complete construction of a 338 unit rental apartment project with a
7-level parking structure which includes stairs, elevators, pool, site improvements and
accessory elements and all other items as indicated on the contract documents and as
may be required for the completion of the project. Project construction to be composed
of a wood frame component and a cast-in-place concrete component under the precast
garage. Project is located at S. Flores and Old Guilbeau Street in San Antonio, Texas.
1.02 CONTRACT
A. Work shall be completed under a single lump sum contract including general
construction, site work, mechanical and electrical work, interiors, graphic and landscape
work. Refer to adjacent parking garage documents covered under a separate design
contract for coordination purposes.
B. Contractor shall refer to Contract Documents outlining scope of work requirements
prepared by Direct Consultants to the Owner. Costs associated with such work items are
to be included in the single lump sum contract.
C. The intent of the Contract Documents is to include all items necessary for the proper
execution of the Work by the Contractor. Notwithstanding anything contained herein to
the contrary, it is expressly agreed and understood that the Contractor's agreement is to
encompass the complete construction of the project and that Contractor will perform all
items of work and provide all labor and materials necessary to accomplish this.
D. The Contract Documents are complimentary and what is required by one shall be as
binding as if required by all. In the event of any conflict or discrepancy between or
among the Contract Documents, the Contractor agrees to perform the Work in the
highest quantity and with the highest quality material set forth in any of the Contract
Documents.
1.03 OWNER FURNISHED PRODUCTS
A. Owner's duties: Schedule delivery date with suppliers of Owner provided products in
accordance with the construction schedule.
B. Contractor's duties:
1. Designate required delivery date for each product that affects Project Construction
Schedule.
2. Promptly inspect delivered products, report damaged or defective items.
3. Repair or replace items damaged as a result of the Contractor's operations.
4. Install equipment in accordance with approved shop or installation of drawings.
1.04 CONTRACTOR USE OF PREMISES
A. Confine operations at site areas permitted by Law, Ordinances, Permits, Contract
Documents and Owner approved locations.
B. Do not unreasonably encumber site with materials or equipment.
011000 - 01
C. Do not load structure with weight that will endanger structure during construction;
provide temporary shoring as may be required.
D. Assume full responsibility for protection and safekeeping of products stored on
premises. Provide fencing and barricades as needed at the site.
E. Move any stored products which interfere with operations of Owner or other
contractors.
F. Obtain and pay for use of additional storage, work areas or parking areas needed for
operations.
G. Review for approval from the Owner the location of any concrete or equipment
wash-down area (in regard to impact on existing storm water inlets).
1.05 PARTIAL OWNER OCCUPANCY
A. It is the intention of the Owner to schedule early completion of the building to permit a
staged occupancy of the project. Owner will identify such staging phasing in the
Owner/Contractor Agreement form. Contractor to include early completion dates in the
Contractor's progress schedule.
1.06 CLEANING UP
A. Refer to Section 017400 for specific requirements.
1.07 MATERIALS
A. No known asbestos containing materials or other hazardous materials as defined by the
EPA allowed for this project.
END OF SECTION
011000 - 02