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HomeMy WebLinkAboutEagle Restorations Builders Inc; 1991-10-22; 3306w October 21, 1991 * TO: DEPUTY CITY ATTORNEY FROM: Financial Management Director AUTO INSURANCE POLICIES FOR THE HOLLYBRAE SEwEa AND CARRILL0 RANCH RESTOMTION PROJECTS I am willing to recommend that the City accept the auto policies offered by the contrac on the HolIybrae and Carillo Ranch projects. I believe that these policies, although exactly what we would want, meet the contract provisions as written. I realize 3 interpretation of the contract documents would be different, and I respect your positioi this issue. That is why I have asked that we amend the contract documents in sev areas dealing with Auto Insurance, Lability Insurance and Workers Compensa Insurance. The new contract language should be clearer and more direct in describing types of insurance coverage we are requiring. I greatly appreciate your help on this issue. I will get the new contract language to e 0 OCTOBER 18, 1991 e TO: PURCHASING OFFICER FROM: City Attorney LEO CAIBRILLO RANCH CONTRACT The surplus line broker affidavits, dated October 15 and Octobc 17, submitted by Eichberg Associates for the Carrillo Ranc contract are approved. However, I think we should research this issue for the future. TI affidavits seem to say that general contractors cannot get generi commercial liability insurance policies from admitted insurers . California. Since we routinely receive policies from Californ. admitted insurers for our public works contracts, I do nc understand how this could be true. I recommend that a list 1 prepared of the admitted insurance carriers used in the last fii or six public works contracts. Why were these contractors able 1 get insurance which did not violate our standards? Y&-- EN J. HIRATA Deputy City Attorney e afd c: Financial Management Director Risk Manager 0 OCTOBER 4, 1991 * TO: PURCHASING OFFICER FROM: City Attorney LEO CAIUZILLO RANCE STRUCTURAL STABILIZATION PUBLIC WORKS CONTR The memo from the risk manager does not address the concerns t: I expressed to you in my September 19, 1991, memorand Scottsdale Insurance Company is not authorized to do business California. If so, t are required to meet the requirements of city council resolut 90-96 by providing a surplus line carrier affidavit. The automobile liability policy is very limited and does not co "any auto," It has been our policy in the past to require 'I auto." The workers' compensation carrier does not have an approved Bes rating, If the risk manager believes that an exception should made for the workers' compensation carrier he should explain reason and document it in writing. Also, I would like a clarification in writing of the acceptabil of the exclusions to the general liability policy for bodily inj and property damage arising out of any act or omission of the c and the exclusion for property damage to property owned by city, They appear to be a surplus line carrier. , I think this is very important. 9 e .pL KAREN J. HIRATA Deputy City Attorney afd attachment .il) SEPTEXBER 19, 1991 PURCHASING OFFICER city Attorney a To: FROM: LEO CxuxILLO RAXCX STRUCTURAL STABILIZATION PUBLIC WORXS corn: There are some problems with the insurance on this contract. general liability carrier, Scottsdale :Insurance Company, is authorized to do business in California. It appears to f: surplus line carrier. If it is a surplus line carrier, Council Resolution No. 90-96 allows the. city to accept it if city is provided with a copy of a tlsurplus line carrier affidav The company has a Best's rating of llP~+:XV.tt The risk man should evaluate this company and decide whether to accept or re this policy, I also suggest that he examine the exclusion in The automobile liability policy only covers ttscheduled autos11 "employers non-ownership. I' The automobile schedule attached tc certificate describes only one scheduled auto, a 1983 Ford pic I doubt this will be the only vehicle used on this job, I haw Our pol.icy has been to accept only policies which cover "any a because the city cannot monitor the ownership of all the vehi used by the contractor and his employees. We should have wri verification in this policy of the meaning of this term. PI have the risk manager evaluate this certificate. The workers ' compensation carrier, National American Ins= Company, is rated "NA-3:V't. City Council Resolution 'No. ! requires all insurance to receive a rating of l*A:V,ii No excel is made for workers' compensation insurance, but I understand the risk manager's opinion the city will not be expose liability if the coverage is, for some reason, not good. P refer this matter to the risk manager for evaluation. i additional insured certificate. i seen the term atemployers non-ownershipvi on a certificate bef 0 =EN 4- J. EIIULTA Deputy City Attorney afd c: Risk Manager 4B October 3, 1991 TO: PURCHASING OFFICER e w FROM: Risk Manager LEO CARRILLO RANCH STABILIZATION PROJECT The company providing liability coverage for Eagle Builders is Scottsdale Insurance Company. They are rated A+, XV and authorized to do business in California. They meet the minimum standards established by the City. The certificate from Eagle Restorations satisfies the City's requirements. Mercury Casualty has an A:VIII rating in Best. RJG:jgj e * City 1) September 5, 1991 Jeffrey Seidner Eagle Restoration & Builders Inc. 13966 Prairie Avenue Hawthorne CA 90250 REBID - LEO CARRILL0 RANCH STRUCTURAL STABILIZATION - PROJECT 3306 Section 14, page 33 of the above-referenced contract document requires insurance to b placed with insurers having a rating in Best’s Key Rating Guide of at least A:V, as specifiel @ by City Council Resolution No. 90-96. This requirement is being waived for your worker compensat’ n mer. ROB /? RTGE fLfor & &LLd Risk Manager RG/RF:af c: Deputy City Attorney ‘echasing Officer 8 - 1200 Carlsbad Village Drive - Carlsbad, California 92008 - (61 9) 434-28C I I CITY OF CARLSBAD San Diego County t 1 California I I I 1 1 I D I I 1 I 1 I REBID CONTRACI' DOCUMENTS AND SPECLAL PROVISIONS FOR LEO CARRILL0 RANCH c STRUCTURAL STABILIZATION CONTRACX NO. 3306 JUNE 4,1991 10/3/90 Rc P I 1 1 I TABLE OF CONTENTS Itern m NOTICE INVITING BIDS ........................................... CONTRACTOR’SPROPOSAL SUMMARY OF BASE BID PROPOSALS AND ADDITIVE ALTERNATES 1 BIDDER’S BOND TO ACCOMPANY PROPOSAL .......................... 2 DESIGNATION OF SUBCONTRACTORS ............................... 2 BIDDER’S STATEMENT OF FINANCIAL, RESPONSIBILITY 2 BIDDER’S STATEMENT OF TECHNICAL ABILITY AND EXPERIENCE .......... : t ........................................ .......... I .................. I I NON-COLLUSION AFFIDAVIT TO BE EXECUTED BY BIDDER AND SUBMITTED WITH BID .............................. 2 CONTRACT . PUBLIC WORKS ...................................... : LABOR AND MATERIALS BOND : PERFORMANCEBOND ........................................... : ESCROW AGREEMENT FOR SURETY DEPOSITS IN LIEU OF RETENTION 4 RELEASEFORM ............................................... 4 1 ill, 1 1 I 1 I 1 I I .................................... ................................. SPECIAL PROVISIONS I. SUPPLEMENTARY GENERAL PROVISIONS TO STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION ............................ 1 10/3/90 R P CONSTRUCTION SPECIFICATIONS 1 I i i I H I Section Descrbtion Page 01005 CLARIFICATIONS TO THE CONSTRUCTION DOCUMENTS 54 01010 SUMMARY OF WORK 59 01200 PROJECT MEETINGS 62 I 01210 PRE-CONSTRUCTION CONFERENCES 64 01300 SUBMITTALS, PROGRESS SCHEDULES 66 01380 CONSTRUCTION PHOTOGRAPHS 68 01500 CONSTRUCTION FACILITIES AND 70 t TEMPORARY CONTROLS 01535 PROTECTION OF INSTALLED WORK 74 01550 ACCESS ROADS AND PARKING AREAS 76 01569 CONSTRUCTION CLEANING 78 b 01620 SALVAGE, STORAGE, AND PROTECTION 80 II 01630 HISTORICAL DEMOLITION, REMOVAL AND DISPOSAL 83 01 700 CONTRACT CLOSEOUT 86 01710 FINAL CLEANING 89 1 02072 MINOR DEMOLITION AND SALVAGE 91 02110 SITE CLEARING 94 02281 TERMITE CONTROL 96 I 03300 CAST IN PLACE CONCRETE 98 041 00 STONE MASONRY/ADOBE BRICKS 99 04500 ADOBE AND MASONRY RESTORATION 103 I 06001 CARPENTRY AND ANCHORAGE WORK 108 1 I I 10/3/90 RI .. 11 P 1 Section Description Paze 06200 FINISH CARPENTRY AND WOOD 111 i PRESERVATIVE 07112 BITUMINOUS MEMBRANE WATERPROOFING 114 07313 WOOD SHINGLES 117 07320 CLAY ROOFING TILES 119 i 11 4 07620 SHEET METAL FLASHING AND TRIM 122 D lo ll 08210 WOOD DOORS 125 08610 WOOD WINDOWS / HARDWARE 127 08712 DOOR HARDWARE 130 . 08800 GLAZING 132 09100 PLASTER 134 09210 ADOBE PLASTERING 137 b 09900 PAINTING AND SEALING 141 a APPENDIX 1. PRESERVATION BRIEF #5 - PRESERVATION OF HISTORIC ADOBE BUILDINGS m m m 2. PRESERVATION BRIEF #9 - THE REPAIR OF HISTORIC WOODEN WINDOWS 3. PRESERVATION BRIEF #2 - REPOINTING MORTAR JOINTS IN HISTORIC BRICK BUILDINGS SECRETARY OF THE INTERIOR’S STANDARDS FOR PRESERVATION PROJECTS 5. AIAFORMG810 4. I ff 5 6. LOS ANGELES CITY RESEARCH REPORT 24569 m 10/3/90 Rc ... IP 111 II k7;:- CITY OF CARLSBAD, CALIFORNIA NOTICE INVITING BIDS Sealed bids will be received at the Office of the Purchasing Officer, City Hall, 12( Carlsbad Village Drive (formally Elm Avenue), Carlsbad, California, until 4:OO P.M. on tl 25th day of July, 1991, at which time they will be opened and read, for performing tl work as follows: a LEO CARREL0 RANCH STR.UmRAL STABILIZATION CONTRACX NO. 3306 The work shall be performed in strict conformity with the specifications as approved by t City Council of the City of Carlsbad on file with the Municipal Projects Department. T specifications for the work shall consist of the latest edition of the Standard SDecificatio of Public Works Construction, hereinafter designated as SSPWC, as issued by the Southe Chapters of the American Public Works Association. Reference is hereby made to t specifications for full particulars and description of the work. The City of Carlsbad encourages the participation of minority and women-own businesses. No bid will be received unless it is made on a proposal form furnished by the Purchasi Department. Each bid must be accompanied by security in a form and amount requir by law. The bidder's security of the second and third next lowest responsive bidders m be withheld until the Contract has been fully executed. The security submitted by all otl- unsuccessful bidders shall be returned to them, or deemed void, within ten (10) days afi the Contract is awarded. Pursuant to the provisions of law (Public Contract Code Sectii 22300), appropriate securities may be substituted for any obligation required by this notj or for any monies withheld by the City to ensure performance under this Contract. Secti 22300 of the Public Contract Code requires monies or securities to be deposited with t City or a state or federally chartered bank in California as the escrow agent. The documents which must be completed, properly executed, and notarized are: a) 1. Contractor's Proposal 2. Bidder's Bond 3. Non-Collusion Affidavit 4B 10/3/90 R All bids will be compared on the basis of the Engineer's Estimate. The estimated quantiti are approximate and serve solely as a basis for the comparison of bids. The Enginee Estimate is $152,000. This amount does not include additive alternates. No bid shall be accepted from a contractor who is not licensed in accordance with t provisions of California state law. The contractor shall state their license numbc expiration date and classification in the proposal, under penalty of perjury, pursuant Business and Professions Code Section 7028.15. The following classifications 4 acceptable for this contract: California B license in accordance with the provisions of st2 law. Minimum qualifications for a valid bid will contain the following: @ Bidders must have (1) prior experience with seismic retrofit for designated historical buildings; (2) acted as a prime contractor on at least one project completed under the Secretary of the Interior's Standards for Presenation Projects; and (3) completed at least one project on Adobe Structures. Item (1) and (3) may be satisfied based upon Subcontractor Qualifications. Bidders shall be considered unqualified unless verfiable evidence is provided to establish the minimum qualifications listed. If the Contractor intends to utilize the escrow agreement included in the contri documents in lieu of the usual 10% retention from each payment, these documents mi be completed and submitted with the signed contract. The escrow agreement may not substituted at a later date. Sets of plans, special provisions, and Contract documents may be obtained at I Purchasing Department, City Hall, 1200 Carlsbad Village Drive (formerly Elm Avenu Carlsbad, California, for a non-refundable fee of $35.00 for plans and $15.00 for spec provisions and contract documents. This project was previously bid on May 16, 1991. bidders who purchase plans, special provisions, and contract documents may revi previous bid special provisions and contract documents on file at the Office of the C Engineer. The City of Carlsbad reserves the right to reject any or all bids and to waive any mi1 irregularity or informality in such bids. The general prevailing rate of wages for each craft or type of worker needed to execute i Contract shall be those as determined by the Director of Industrial Relations pursuant the Sections 1770, 1773, and 1773.1 of the Labor Code. Pursuant to Section 1773.2 the Labor Code, a current copy of applicable wage rates is on file in the Office of Carlsbad City Clerk. The Contractor to whom the Contract is awarded shall not pay 1 than the said specified prevailing rates of wages to all workers employed by him or he] the execution of the Contract. a) 0 10/3/90 R The Prime Contractor shall be responsible for insuring compliance with provisions Section 1777.5 of the Labor Code and Section 4100 et seq. of the Public Contracts Cod "Subletting and Subcontracting Fair Practices Act." The provisions of Part 7, Chapter 1, of the Labor Code commencing with Section 17: shall apply to the Contract for work. A pre-bid meeting for prospective bidders will be conducted at 9:OO a.m. on June 28, 199 at the Leo Carrillo Ranch off of Palomar Airport Road, Carlsbad, California. Bids submitt by firms who have not participated in the pre-bid meeting will be disqualified. Firms th participated in the pre-bid meeting on April 30, 1991 are not required to attend. All bids are to be computed on the basis of the given estimated quantities of work, indicated in this proposal, times the unit price as submitted by the bidder. In case of discrepancy between words and figures, the words shall prevail. In case of an error in t extension of a unit price, the corrected extension shall be calculated and the bids will computed as indicated above and compared on the basis of the corrected totals. All prices must be in ink or typewritten. Changes or corrections may be crossed out a: typed or written in with ink and must be initialed in ink by a person authorized to sign f the Contractor. Bidders are advised to verify the issuance of all addenda and receipt thereof one day pn to bidding. Submission of bids without acknowledgment of addenda may be cause rejection of bid. Bonds to secure faithful performance of the work and payment of laborers and materi; suppliers, in an amount equal to one hundred percent (100%) and fifty percent (SOo/ respectively, of the Contract price will be required for work on this project. These bon shall be kept in full force and effect during the course of this project, and shall extend full force and effect and be retained by the City for a period of one (1) year from the d: of formal acceptance of the project by the City. The Contractor shall be required to maintain insurance as specified in the Contract. A additional cost of said insurance shall be included in the bid price. Approved by the City Council of the City of Carlsbad, California, by Resolution No. adopted on June 4, 1991. 8 (@ 9 1 - /' 'P -y&\-t j7' /Y7/ 'L <L&L A &uy$Aw, Aletha L. Rautenkranz, City Clerk / 1 D5te e 10/3/90 R I ’. 0 e 4 1 CJTY OF CARLSBAD LEO CARRILLO RANCH STFtUClXRAL STABILIZATION CONTRACT NO. 3306 CONTRAaOR’S PROPOSAL P 1 t City Council City of Carlsbad 1200 Carlsbad Village Drive I Carlsbad, California 92008 i The undersigned declares he/she has carefully examined the location of the work, read the Notice Inviting Bids, examined the Plans and Specifications, and hereby proposes to furnish all labor, materials, equipment, transportation, and services required to do all the work to complete Contract No. 3306 in accordance with the Plans and Specifications of the City of Carlsbad, and the Special Provisions and that he/she will take in full payment therefor the following unit prices for each item complete, to wit: ! DEEDIE’S HOUSE Approximate @ Item Quantity Unit - No. Item Description and Unit Price Total 1 General Conditions LS ONF THnUSAND T WO HUNDR ED $ 1,240. $ 1,240. FflRTY nnl I ARS Dollars per Lump Sum LS 2 Masonry THIRTY TWO THOUSAND TWO $32,2170 $32921 7. HUNDRED SEVENTEEN DOLLARS Dollars per Lump Sum LS 3 Seismic Strengthening EIGHT THOUSAND SEVEN HUNDRED $ 8,775. $ 8,775. SEVENTY FIVE Dollars per Lump Sum e 10/3/90 Rev. , e e DEEDIE’S HOUSE (Cont’d.) Approximate Item Quantity Unit 4 Roofing LS To tal No. Item Description and Unit Price THREE THOUSAND EIGHT HUNDRED $ 3,865. $ 3,865. SIXTY FIVF Dollars per Lump Sum 5 Doors & Windows LS THREE THOUSAND SIX HUNDRED $ 3,635 $ 3,635 THIRTY FIVE Dollars per Lump Sum 6 Finish Carpentry LS THREE THOUSAND $ 3,000. $ 3,000. Dollars per Lump Sum 7 Paint & Finishes LS EIGHT THOUSAND SEVEN $ 8,710- $ 8,710. HIIhlnRFn TFN Dollars per Lump Sum I 8 Termite Control LS SEVEN HUNDRED EIGHTY $ 780- $ 780. - Dollars per Lump Sum 9 Plumbing & Electrical LS FIVE HUNDRED EIGHTY FIVE $ 585. $ 585. Dollars per Lump Sum 10/3/90 Re I 0 0 MAIN HOUSE Approximate Item Quantity Unit - No. Item Description and Unit - Price Total LS 10 General Conditions FIVE THOUSAND TWO HUNDRED $ 5,222. $ 5,222. TWENTY TWO Dollars per Lump Sum LS 11 Masonry FOURTEEN THOUSAND SIX $ 14,610 $ 14,610 HUNDRED TEN Dollars per Lump Sum LS 12 Seismic Strengthening THIRTY ONE THOUSAND EIGHT $ 31,837. $ 31,837 HUNDRED THIRTY SEVEN Dollars per Lump Sum LS 13 Roofing $ 4,130. $ 4,130 FOUR THOUSAND ONE HUNDRED THIRTY Dollars per Lump Sum LS 14 Waterproofing ONE THOUSAND SEVEN HUNDRED $ 1,780 $ 1,78C EIGHTY Dollars per Lump Sum LS 15 Doors & Windows 75 752. $ $ SEVEN HUNDRED FIFTY TWO Dollars per Lump Sum io13190 I- 0 0 7 MAIN HOUSE (Cont’d.) 0 Approximate Item Quantity unit 16 Finish Carpentry LS No. Item Description and Unit Price Total SEVEN THOUSAND SIX $. 9;. HUNDRFD FIVF Dollars per Lump Sum 17 Paint & Finishes LS $ 13,799. $ 13,799. THIRTEEN THOUSAND SEVEN HIINl7RFn NTNFTY NTNF Dollars per Lump Sum 18 Termite Control LS ONE THOUSAND FIVE HUNDRED $ 1,560. $ 1,560. SIXTY Dollars per Lump Sum 19 Plumbing & Electrical LS a ONE THOUSAND EIGHT HUNDRED $ 1,858. $ 1,858. FIFTY EIGHT Dollars per Lump Sum SITE ACCESS 20 Bridge Shoring & Structural LS Calculations $ 8,190. $ 8,190. EIGHT THOUSAND ONE HUNDRED NINETY Dollars per Lump Sum ITEM A - CANTINA A1 General Conditions LS FOUR THOUSAND FIVE HUNDRED $ 4,162. $ 4,162. SIXTY TWIl Dollars per Lump Sum e 10/3/90 Rev. , 0 a 8 ITEM A - CANTINA (Cont’d.) Approximate 0 Item Quantity unit A2 Masonry LS - No. Item Description and Unit Price Total NINE THOUSAND TWO HUNDRED $ 9,229. $ 9,229. TWENTY NINE Dollars per Lump Sum A3 Seismic Strengthening LS $ 5,284. $ 5,284. FIVE THOUSAND TWO HUNDRED EIGHTY FOUR Dollars per Lump Sum A4 Roofing LS TWO THOUSAND SEVEN HUNDRED $ 2,722. $ 2,722. TWFNTY TWO Dollars per Lump Sum A5 Doors & Windows LS 0 SEVEN HUNDRED NINETY SEVEN $ 797. $ 797. Dollars per Lump Sum A6 Finish Carpentry LS THREE THOUSAND FIVE HUNDRED $ 3,542. $ 3,542. Dollars per Lump Sum FORTY TWO A7 Paint & Finishes LS TWO THOUSAND SIX HUNDRED THIRTY $ 2,634 $ 2,634. FOUR Dollars per Lump Sum 0 10/3/90 Rev. , a 0 9 ITEM A - CANTINA (Cont’d.) Approximate 0 Item Quantity unit No. Item Descrbtion and Unit - Price A8 Terrnite Control LS Total TWO HUNORED SIXTY $ 260. $ 260. Dollars per Lump Sum A9 Plumbing & Electrical LS FIVE THOUSAND NINE $ 5,980. $ 5,980. .HllNnRFn FTT.HTV Dollars per Lump Sum ITEM B - STABLE B1 General Conditions LS EIGHT THOUSAND SIXTY $ 8,060. $ 8,060. Dollars per Lump Sum 0 B2 Masonry LS TWENTY TWO THOUSAND $ 22,065 $ 22,065. SIXTY FIVE Dollars per Lump Sum B3 Seismic Strengthening LS THIRTY FIVE THOUSAND $ 35,078. $ 35,078 SEVENTY FIGHT Dollars per Lump Sum B4 Roofing (Removal & Replacement for Seismic Retrofit) LS THREE THOUSAND EIGHT HUNDRED $ 3,800 $ 3,800. Dollars per Lump Sum 0 10/3/90 Rev. , 0 0 10 ITEM B - STABLE (Conr’d.) Approximate 0 Item Quantity Unit B5 Waterproofing LS No. Item Descrbtion and Unit Price Total ONE THOUSAND ONE HUNDRED $ 1,130. $ 1,130. THIRTY Dollars per Lump Sum B6 Paint & Finishes LS ELEVEN THOUSAND SIX $ 11,647. $ 11,647. HUNDRFD FnRTY SEVEN Dollars per Lump Sum B7 Termite Control LS ONE THOUSAND THREE HUNDRED $ 1,370 $ 1,370. SEVENTY Dollars per Lump Sum B8 Plumbing & Electrical LS 0 @NE THOUSAND ONE HUNDRED $ 1,140 $ 1,140 Dollars per Lump Sum FnRTY ITEM C - CARRIAGE HOUSE C1 Complete Improvements LS $ 42,390. $ 42,390. FORTY TWO THOUSAND THREE HUNDRED NINETY Dollars per Lump Sum l3EM D - CARETER’S HOUSE $ 3,835. $ 3,835. Dl General Conditions LS 1 Dollars per Lump Sum THREE THOUSAND EIGHT 0 10/3/90 Rev. I- a 0 ll ITEM D - CARETAKJZR’S HOUSE (Cont’d.) Approximate e Item Quantity Unit D2 Masonry LS No. Item Description and Unit Price Total SIX THOUSAND ONE HUNDRED $ 6,180. $ 6,180. EIGHTY Dollars per Lump Sum D3 Seismic Strengthening LS TWELVE THOUSAND NINE $ 12,930. $ 12,930. Dollars per Lump Sum HUNDRED THIRTY D4 Roofing LS $ 5,105. $ 5,105. FIVE THOUSAND ONE HUNDRED FIVE Dollars per Lump Sum D5 Doors & Windows LS 0 $ 617. $ 617. SIX HUNDRED SEVENTEEN Dollars per Lump Sum D6 Finish Carpentry LS $ 1,715. $ 1,715. ONE THOUSAND SEVEN HUNDREO FIFTEEN Dollars per Lump Sum D7 Paint & Finishes LS FOUR THOUSAND FIVE $ 4,563. $ 47563. HUNDRED SIXTY THREE Dollars per Lump Sum 0 10/3/90 Rev. I 0 0 12 ITEM D - CARETAKER’S HOUSE (Cont’d.) Approximate 0 Item Quantity unit No. Item Description and Unit Price Tot a1 D8 Termite Control LS FIVE HUNDRED FIVE $ 505. $ 505. Dollars per Lump Sum IlTM E -WASH HOUSE El Complete Improvements LS TWELVE THOUSAND SEVEN $ 12,711 $ 12,711. HUNDRED ELEVEN Dollars per Lump Sum ITEM F - WOOD BARN F1 Complete Improvements LS SIXTEEN THOUSAND $ 16,536. $ 16,536. FIVF HllNDRFD THIRTY SIX 0 Dollars per Lump Sum J3TM G - LANDSCAPING G1 PHASE 1: REMOVAL LS SIX THOUSAND SIXTY ONE $ 6,061 $ 6,061. Dollars per Lump Sum G2 PHASE 1: PRUNING LS THREE THOUSAND THREE HUNDRED $ 3,312. $ 3,312. TWELVE Dollars per Lump Sum e 10/3/90 Rev. 0 0 13 ITEM G - LANDSCAPING (Cont’d.) Approximate 0 Item Quantity unit No. Item Description and Unit Price Total G3 PHASE 1: REMOVAL LS $ 6,060. $ 6,060. SIX THOUSAND SIXTY Dollars per Lump Sum G4 PHASE2: PRUNING LS SIXTEEN THOUSAND $ 16,788 $ 16,788. SEVEN HUNDRED EIGHTY EIGHT Dollars per Lump Sum lTEM H - IN-FILL SWIMMING POOL H1 Complete Improvements LS SIXTEEN THOUSAND $ 16,302. $ 16,302. THREE HUNDRED TWO 0 Dollars per Lump Sum ITEM I - GARAGE (CARETAKER’S HOUSE) 11 General Conditions LS ONE THOUSAND FIVE $ 1,599. $ 1,599. HUNDRED NINETY NINE Dollars per Lump Sum I2 Masonry LS ONE THOUSAND THREE $ 1,365. $ 1,365. HUNDRED SIXTY FIVE Dollars per Lump Sum I3 Seismic Strengthening LS FIVE THOUSAND $ 5,901. $ 5,901. NINE HUNDREO ONE Dollars per Lump Sum 0 10/3/90 Rev. , 0 0, 14 ITEM I - GARAGE (CARETAKER’S HOUSE) (Cont’d.) Approximat e 0 Item Quantity Unit 14 Roofing LS No. Item Description and Unit Price Total THREE THOUSAND THREE $ 3,348. $ 3,348. HUNDRED FORTY EIGHT Dollars per Lump Sum I5 Finish Carpentry LS SEVEN HUNDRED EIGHTY $ 780. $ 780. Dollars per Lump Sum 16 Paint & Finishes LS ONE THOUSAND $ 1,825. $ 1,825 EIGHT HUNDRED TWENTY FIVE Dollars per Lump Sum I7 Termite Control LS 0 TWO HUNDRED NINTY $ 290. $ 290. Dollars per Lump Sum 18 Plumbing & Electrical IS TWO HUNDRED FIFTY $ 250. $ 250. Dollars per Lump Sum I7TM J - EOUIPMENT SHED & GRAIN STORAGE J1 Complete Improvements LS THIRTY FIVE THOUSAND $35,801. $35,801. EIGHT HUNDRED ONE Dollars per Lump Sum 0 10/3/90 Rev. ,. 0 0 15 ITEM K - CABANA 0 Approximate Item Quantity Unit K1 Complete Improvements LS No. Item Description and Unit Price Total $ 7,654. $ 7,654. SEVEN THOUSAND SIX HUNDRFD FIFTY FOUR Dollars per Lump Sum ETEM L - STORAGE BUILDING & TACK SHED L1 Complete Improvements LS $19,560. $19,560. NINETEEN THOUSAND FIVE HUNDRED SIXTY Dollars Per Lump Sum ?3ZM M - STABLE ROOF M1 Complete Improvements LS $24,804. $24,804. TWENTY FOUR THOUSAND EIGHT HUNDRED FOUR Dollars per Lump Sum e 10/3/90 Rev. 0 0 16 BID SUMMARIES 0 BASE BID PROPOSALS: Deedie's House $ ~7.807.no Main House $ 83,153.00 Site Access $ 8,190.00 l:Otal Amount of Base Bid in Words:oNE HUNDRED FIFTY FOUR THOUSAND ONE HUNDRED FIFTY DOLLARS EXACTLY. $ 154,150.00 Total Amount of Base Bid in Numbers: ADDITIVE ALTERNATES: Cantina $ 35,010.00 ITEM B* Stable $ 84,290.00 ITEM C: Carriage House $ 42,390.00 @ ITEM E: Wash House $ 12,711 .OO ITEM F: Wood Barn $ 16,536.00 ITEM G: Landscaping $ 32,221 .OO ITEM H: In-Fill Swimming Pool $ 16,302.00 ITEM I: Garage (Caretaker's House) $ 15,358.00 ITEM J: Equipment Shed & Grain Storage $ 35,801 .OO $ 7,654.00 $ 19,560.00 ITE Stable Roof $ 24,804.00 Caretaker's House $ 35,450.00 ITEMB ITEM D: ITEM K: Cabana Storage Building & Tack Shed ITE% Total Amount of Additive Alternates in Words: T H R E E H u N D R E D s E v E N T Y E I G H T THOUSAND EIGHTY SEVEN DOLLARS EXACTLY. Total Amount of Additive Alternates in Numbers: $ 378,087.00 Pnce(s) given above are firm for 90 days after date of bid opening. Hddendum(a) No(s). N/A proposal. has/have been received and is/are included in this Q$7\/j lOi3i90 Rev. e / <\ zr qk $J T I @ 0 17 The Undersigned has checked carefully all of the above figures and understands that the City will not be responsible for any error or omissions of [he part of the Undersigned in making up this bid. The Undersigned agrees that in case of default in executing the required Contract with necessary bonds and insurance policies within twenty (20) days from the date of award of Contract by the City Council of the City of Carlsbad, the proceeds of the check or bond accompanying this bid shall become the property of the City of Carlsbad. The City of Carlsbad reserves the right to reject any or all bids and to waive any minor irregularity or informality in such bids. The lowest bidder will be based upon the total BASE BID, plus ADDITrVE ALTERNATES to be selected in accordance with budget amounts. The City of Carlsbad reserves the righr to award any or all of the additive alternatives in order to corform with budget amounts for construction. The Undersigned bidder declares, under penalty of perjury, that they are licensed to do business or act in the capacity of a contractor within the State of California and that they are validly licensed under license number 6 2 2 9 3 2 which expires on 7 - 3 1 - 1 9 9 3. This statement is true and correct and has the legal effect , classification B I of an affidavit. 1 @ A bid submitted to the City by a Contractor who is not licensed as a contractor pursuant to the Business and Professions Code shall be considered nonresponsive and shall be rejected by the City. 5 7028.15(e). In all contracts where federal funds are involved, no bid submitted shall be invalidated by the failure of the bidder to be licensed in accordance with California law. However, at the time the contract is awarded, the contractor shall be properly licensed. Public Contract Code 5 20104. Minimum qualifications for a valid bid will contain the following: Bidders must have (1) prior experience with seismic retrofit for designated historical buildings; (2) at least one project completed under the Secretary of the Interior's Standards for Preservation Projects; (3) completed at least one project on Adobe Structures; and (4) attend the pre-bid meeting. Bidders shall be considered unqualified unless verfiable evidence is provided to establish the minimum qualifications listed. 0 10/3/90 Rev. 0 .. 18 The Undersigned bidder hereby represents as follows: 1. That no Council member, officer agent, or employee of the City of Carlsbad is personally interested, directly or indirectly, in this Contract, or the compensation to be paid hereunder; that iio representation, oral or in writing, of the City Council, its officers, agents, or employees has inducted hidher to enter into this Contract, excepting only those contained in this form of Contract and the papers made a part hereof by its terms; and 0 2. That this bid is made without connection with any person, firm, or corporation making a bid for the same work, and is in all respects fair and without collusion or fraud. Accompanying this proposal isA r: H F r: K ($1 5,41 5.00) (Cash, Certified Check, Bond or Cashier's Check) for ten percent (10%) of the amount bid. The Undersigned is aware of the provisions of Section 3700 of the Labor Code which requires every employer to be insured against liability for workers' compensation or to undertake self-insurance in accordance with the provisions of that code, and agrees to comply with such provisions before commencing the performance of the work of this Contract and continue to comply until the contract is complete. .... 0 .... .... .... .... .... .... .... .... .... .... 0 10/3/90 Rev. , 0 0 19 The Undersigned is aware of the provisions of the Labor Code, Part 7, Chapter 1, Article 2, relative to the general prevailing rate of wages for each craft or type of worker needed to execute the Contract and agrees to comply with its provisions. 0 IF A SOLE OWNER OR SOLE CONTRACTOR SIGN HERE: (1) Name under which business is conducted N/A (2) (3) Place of Business N / A Signature (given and surname) of proprietor hi I I ‘3 n (Street and Number) City and State r\l / A (4) Zip Code N/A Telephone No. N/A IF A PARTNERSHIP. SIGN HERE: (1) Name under which business is conducted N/A (2) Signature (given and surname and character of partner) (Note: Signature must be made by a general partner) e N/A (3) Place of Business N/A (Street and Number) City and State N/A Zip Code N/A Telephone No. N / A e 10/3/90 Rev. 0 e 1 :3766 Prairie Avenue Hawthorne, California 90250 * (21 31 676-5725 e C1-E3003 62 August 1, 1991 Eagle Restorations & Builders, Inc. Contractors License Number 622932 13766 Prairie Avenue Hawthorne, California 90250-7359 Ruth Fletcher Purchasing Officer City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Ruth: This letter, hopefully, will explain the business relation- ship between EAGLE RESTORATIONS & BUILDERS, INC., EAGLE BUfLDERS JEFF SEIDNER CONSTRUCTION, INC. and EAGLE BUILDERS/JEFF SEIDNER CONSTRUCTfON, INC. - a Joint Venture. Timothy W. Gohr, started EAGLE BUILDERS in May, 1982. Jeff Seidner incorporated his construction operations in June, 1990. In November, 1990 Tim Gohr, DBA: EAGLE BUILDERS, and JEFF SEIDNE CONSTRUCTION, INC., entered into a joint venture to do two projects. Both projects performed by the joint venture were corn pleted in April, 1991. After successful completion of the projects by the joint venture, Tim and Jeff decided to join forces and create a new permanent entity. On June 1, 1991, EAGLE RESTORATIONS & BUILD- ERS, INC. was formed. All new work will be performed by this new entity. e Accountant Eagle Restorations & Builders, Inc. General Contractor License No. 451 468 0 0 20 IF A CORPORATION, SIGN HERE: 0 (1) Name under which business is conducted EAGLE RESTORATIONS & BUILDERS, INK. (21 SECRETARY /CH IEF FINANCIAL OFFICER Title Impress Corporate Seal here (3) Incorporated under the laws of the State of c A L I F 0 R NIA (4) Place of Business I 3766 PRAIRIE AWE. (Street and Number) Cityandstate HAWTHORNE, CA. - -- Telephone No. 2 I 3 6 7 6 - 5 7 2 5 0- (5) Zip Code 90250 NOTARIAL ACKNOWLEDGEMENT OF FXECUTION BY ALL SIGNATORIES MUST BE AITACHED List below names of president, vice president, secretary and assistant secretary, if a corporation; if a partnership, list names of all general partners, and managing partners: PRFSTDFNT TIMOTHY W. GOHR SECRETARY/CHIEF FINANCIAL OFFICER JEFFREY M. SEIDNER "I________p - __I-- ~ _l-l-l_l_-l ~ I _.I-_ _-_mlpllsl ^_______l__i___-l__l_Ill_iI_. -__-- -I -I-- -^;--_ -- - "._ " -.-- __l_l___ __i ..-------- ye-- ~ -..-- ---.--- --I-- -----_I--- , in the On this s.;ch before me, the undersigned, a Notary Public in and for said State, persor day of rnGb1-7 lss STATE OF CALIFORNIA COUNTY OF Lo3 @lgCwe3 * JEFFREY M. SEIDNER * 4. and , personall) (or proved to me on the basis of satlsfactory evidence) to be the persons whc respectively, of the Corporatlon thereln named, and acknowledged to me that t executed it pursuant to its by-laws or a resolutlon of Its board of dlrectors WITNESS my hand and official seal within instrument as - ACKNOWLEDGMENT-Corp -Pres & Sec -WoIcoiIs Form 222CA-Rev 11 83 ______I__ I ~_L)~~LWOLCOTTS INC (price class 8 2) - - _I____-- 1' e 0 0 i f t I I 21 BIDDER'S BOND TO ACCOMPANY PROPOSAL KNOW ALL PERSONS BY THESE PRESENTS: That we, EAGLE RESTORATIONS & BuILgm9nncipa1, and as Surety are held and firmly bound unto the City of Carlsbad, California, in an amount as follows: (must be at least ten percent (10%) of the bid amount) for which payment, well and truly made, we bind ourselves, our heirs, executors and administrators, successors or assigns, jointly and severally, firmly by these presents. THE CONDITION OF THE FOREGOING OBLIGATION IS SUCH that if the proposal of the above-bounden Principal for: INC. N/A 1 LEO CARRILL0 RANCH STRUCIURAE STABILIZATION CONTRACT NO. 3306 in the City of Carlsbad, is accepted by the City Council, and if the Principal shall duly enter into and execute a Contract including required bonds and insurance policies within ten (10) days from the date of award of Contract by the City Council of the City of Carlsbad, being duly notified of said award, then this obligation shall become null and void; otherwise, it shall be and remain in full force and effect, and the amount specified herein shall be forfeited to the said City. 1 I I 1 1 ..e. .... .... .... .... .... .... .... .... .... e .... 10i3i90 Rev. I 0 e I 22 o I In the event Principal executed this bond as an individual, it is agreed that the death of Principal shall not exonerate the Surety from its obligations under this bond. Executed by PRINCIPAL this z 4 T H day of Executed by SURETY this day of JULY ,1991. ,19 -. I I PRINCIPAL: SURETY: JEFF SEIDNER I I (Name of Principal) (Name of Surety) BY By: Tmqym M. sE3btdt;Vc (print name here) 1 signature of Attorney-in-Fact printed name of Attorney-in-Fact f VICE PRES. & CHIEF FIN. OFF. (attach corporate resolution showing (title and organization of signatory) current power of attorney) \ '\ 1 .-.,' \ -4dL i / 'e 1 r (sign here) lo By: I UL IL i I\ .\" x> 04 (print name here) ( e I (title and organization of signatory) I ~ '* * - ,- ) ) e x '. ' STATE OF CALIFORNIA ~0s hgeles ) ss . COUNTY OF on July 25, 1991 , before me, the undersigned, a Notary Public in and for said State, personally appeared ***Jeffrey Seidner*** personally known to me (or proved to me on the basis of b satisfactory evidence) to be the person(s) whose name(s) islare subscribed to the within instrument and acknowledged to me that helshelthey executed the same I 0 ? (This area for official notarial seal) SF4234 (REV A 7/82) (CA) (INDIVIDUAL) 0 UIESTERN 0 SECURITY BANK E:;:L 0 August 2, 1991 Ruth Fletcher Purchasing Officer City of Carlsbad 1200 Elm Ave. Carlsbad, CA. 92008 Attention: Prequalification Coordinator, Please accept this letter as certification that Eagle Builders Construction Company has been extended an un- regulated line of credit with Western Security Bank in the amount of $50,000 and that such credit will not be withdrawn or reduced without notice to the trustees. It is understood that this line of credit is to be used by the trustees soley for determining the financial resources of Eagle Builders Construction Company during the term of his Prequalification with the trustees. Construction Management 0 Assistant Vice President MEH/CS e 132 EAST COLORADO BLVD., PASADENA, CALIFORNIA 91105 . (818) 584-0900 e FAX (818) 792-70 ' NC. EAGLE ORATIONS & BUILDERS, Balance Sheet JULY 31, 1991 Page 1 0 ASSETS Current Assets: Total Cash In Banks 1,588.15 Accounts Receivable - Trade 114,164.70 Total Current Assets 121,752.85 -------------- Fixed Assets: Automobiles & Trucks 5,000. OC Construction Trailer 3,6 19.96 Tools & Small Equipment 15,000.00 Total Fixed Assets 23,6 19.96 Fixed Assets (Less Depr.) 23,619.96 -------------- __------------ Other Assets: Deposit/Bid Bonds 15,415.00 Organization Costs 1,631.00 lrotal Other Assets 17,046 .OO 162,418.81 Total Assets ____I__-_--- --- _____--------- _------------- _I____-_------ LIABILITIES 81 EQUITY 0 Current Liabilities: Total Accounts Payable Trade 45,080.03 Total Payroll Taxes Payable 1,559.35 Total Current Liabilities 46,639.38 -------------- Long-Term Liabilities: Notes Payable - Stockholders 11,619.96 Notes Payable-George Seidner 15,4 15.00 27,034.96 Total Long-Term Liabilities Total Liabilities 73,674.34 _-__---------- __---___------ Stockholders Equity: Common Stock ( 1000 Shares 1,000.00 Additions To Capital 20,000.00 Issued and Outstanding): Current Period Profit (Loss) 67,744.47 Total Stockholders Equity 88,744.47 162,418.81 _-----.-_------ _____--_------ _------------- _------------- a Total Liabilities & Equity I- 0 0 23 DESIGNATION OF SUBCONTRACTORS 'The Contractor certifies he/she has used the sub-bids of the following listed Contractors :in making up his/her bid and that the sub-contractors listed will be used for the work for which they bid, subject to the approval of the City Engineer, and in accordance with applicable provisions of the specifications and Section 4100 et seq. of the Public Contracts Code - "Subletting and Subcontracting Fair Practices Act." No changes may be made in these subcontractors except upon the prior approval of the City Engineer of the City of Carlsbad. The following information is required for each sub-contractor. Additional pages can be attached if required: 0 Items of Complete Address Phone No. Work Full Company Name with Zip Code with kea Code ALAN ROSE PLASTERING 132 W. COLORADO BL. ADOBE PLASTER PASADENA, CA. 91105 818 796-4380 ACE REPOINTING SERVICE 630 ANDERSON ST 213 263-1970 LOS ANGELES, CA. 90023 CRACK REPAIR 5650 EL CAMINO REAL LANDSCAPE WRISLEY LANDSCAPE CARLSBAD, CA. 92008 619 438-0966 ELECTRICAL HYE-LINE ELECTRICAL CHRTSW,-,RTH, LA. 91311 818 886-9900 4 497-1588 9525 COZYCROFT AVE. 1195 CATALINA AVE CHRIS NELSON G.C. LAGUNA BEACH, CA. 9267; 0 BRIDGE SHORING PLEASE NOTE NE0 MYA HAS BEEN REPLACED WITH NEW SUBS DUE TO BEING UNABLE TO PROVIDE REFERANCE LIST FOR MINIMUM QUALIFICA~Q~$~(J~R~~. e 0 e 23 0 DESIGNATION OF SUBCONTRAnORS The Contractor certifies he/she has used the sub-bids of the following listed Contractors in making up his/her bid and that the sub-contractors listed will be used for the work for which they bid, subject to the approval of the City Engineer, and in accordance with applicable provisions of the specifications and Section 4100 et seq. of the Public Contracts Code - "Subletting and Subcontracting Fair Practices Act." No changes may be made in these subcontractors except upon the prior approval of the City Engineer of the City of Carlsbad. The following information is required for each sub-contractor. Additional pages can be attached if required: Items of Complete Address Phone No. Work Full Company Name with Zip Code c with Area Code 6998 MISSION GRG-RD. 619- RnOF ROEJACK ROOFING INC* SAN DIEG0,CA. 92120 286-3534 CRACK & 3633 OLD CDNEJO RD.1-805-4gg-7~ PLASTER NEO-MYA CONSTRUCTION INC.NEWBURY PRK.CA.91320 5650 EL CAMINO REAL 1-619- LANDSCAPE WRISLEY LANDSCAPE INC.CARLSBAD CA. 92008 4380966 PAINT NEO-MYA (SEE ABOVE) ADOBE WORK NEO-MYA (SEE ABOVE) 0 9525 COZYCROFT AVE 1-818- ELECTRICAL HYE-LINE ELECTRIC CHATSWORTH, CA. 91311 866-9900 1195 CATALINA AWE. 1-714- BRIDGE CHRIS NELSON GC. LAGUNA BCH. CA. 92615 4971568 10/3/90 Rev. e 1 October 7, 1991 TO: PURCHASING OFFICER FROM: Principal Civil Engineer 0 LEO CARRILL0 RANCH - PROJECT NO. 3306 Please process the attached sub-contractor substitution of Ben F. Smith, Incorporated, f Chris Nelson in performance of concrete and bridge work. This contractor qualifies as f nd references for this type of work. Principal Civil Engineer DC:jkb c: Lynn True, Engineering Tech I1 0 e COPES TO: - (with enclosures) 17 0 a BY%+&w-$=v- 2: 0 DESIGNATION OF SUBCONTRAmORS The Contractor certifies he/she has used the sub-bids of the following listed Contractor in making up hidher bid and that the sub-contractors listed will be used for the work fo which they bid, subject to the approval of the City Engineer, and in accordance wid applicable provisions of the specifications and Section 4100 et seq. of the Public Contract: Code - "Subletting and Subcontracting Fair Practices Act." No changes may be made ir these subcontractors except upon the prior approval of the City Engineer of the City 01 Carlsbad. The following information is required for each sub-contractor. Additional page: can be attached if required: Items of Complete Address Phone No. Work Full Company Name with Zip Code with Area Code 'OnCrete ' Ben F. Smith, Inc. 4420 North Baldwin Ave. Bridge P.O. Box 5945, ElMonte, Ca. 917: 21 3-686-1 31 3 81 8-444-2543 0 10/3/90 Rev. e 24 0 DESIGNATION OF SUBCONTRACTORS (continued) The bidder is to provide the following information on the subbids of all the listed subcontractors as part of the sealed bid submission. Additional pages can be attached, 3 required. Type of State Contracting Carlsbad Business Amount of Bid Full ComDanv Name License tk No. License No.* ($ or %I $41 ,080.00 Ben F. Smith, Inc. #Of38526 A,B,C8 488500 I 1 1 1 1. 1 1 1 1 1 1. * Licenses are renewable annually. If no valid license, indicate "NONE." Valid license must be obtained prior to submission of signed Contracts. I. 10/3/90 Re I 1 BEN F, SMITH, Bnc, Concrete Construction LICENSE #088526 CLASS B. SUP A ~=~~-.D~...D....".....................I~...........,~........"........~.....~,~=~~~..=~~...~...~~,~....~~....~.~..~~.~~.........~.~...~.....~..~....,~".~~~. 4420 NORTH BALDWIN AVENUE P.O. BOX 5945 0 EL MONTE, CALIFORNIA 91734 (213) 686-1313 - (818) 444.: October 1, 1991 Jeff Seidner Eagle Restorations & Builders, Inc. 351 W. Orange Grove Sierra Madre, California 91024 Jeff : Re: Company Background Ben F. Smith, Inc. was organized sixty-three years ago by Mr. Ben F. Smith in Pasadena, California. Harrison Kelley is President and Chairman of the Board. The firm has developed an excellent reputation in concrete construction. Mr. Smith always believea that a successful company must have a nucleus of capable experienced and loyal men with him. Several of the employees have over thirty years of service. Ben F. Smith, Inc. does all kinds of concrete work from multi-story buildings residence foundations and housing tracts. In addition to industrial and come cia1 plant construction, the corporation does industrial plant additions, sets foundation bases to specifications and does pre-cast work. Ben F. Smith, Inc. is licensed to operate in California. We operate primarily in Southern California, however in the 1960's we handled the concrete work for seventeen missile bases for the government in Arizona. Please reference attac qualification statement for additional information. The corporation has a nucleus of permanent employees and has operated with 450 employees on its payroll with an average of 250 for the past year. The corpor tion normally operates as a subcontractor and has developed a fine relationshi with General Contractors in the area. Right from the beginning Mr. Smith bega by paying all bills by the tenth of the following month. The financial status of the company can be verified by contacting Security Pacific National Bank. We have bonding capacity in excess of ten million and have frequently found th large contractors, after investigation, have not required us to supply a bond. S' cere y, 0 PP ,' Peter Vice President W. Bromley 0 PWB:pd I 0 0 2f DESIGNATION OF SUBCONTRACTORS (continued) The bidder is to provide the following information on the subbids of all the listec subcontractors as part of the sealed bid submission. Additional pages can be attached, i required. Type of State Contracting Carlsbad Business Amount of Bid Full ComDanv Name License & No. License No." ($ or O/o) NEO-MYA CONST*INC*B576610 NONE $130,087.00 CHRIS NELSON A-B531 995 NONE $41 ,080.00 ROEJACK ROOFING C/39-375265 NONE $1 9,485.00 HYE-LINE ELECTRIC C/10-347255 NONE $ 8,973.00 * Licenses are renewable annually. If no valid license, indicate "NONE." Valid license must be obtained prior to submission of signed Contracts. 10/3/90 Rev. a 0 21 BIDDER’S STATEMENT OF FINANCIAL RESPONSIBILITY Bidder submits herewith a statement of financial responsibility. SEE ATTACHE0 CASHIERS CHECK. OUR BANK: WESTERN SECURITY BANK, 132 E. COLORADO, PASADENA, CA. 91105. TEL. NO. 1-818-584-0900 10/3/90 Rev. Date Contract Completed PLEASE SEE ATTACHED LIST. Name and Phone Amount of the Employer to Contract Work Contract Name and Address No. of Person Type of of i 0 0 the ROSELUND ENGINEERING COMPANY @ 8453 E. YARROW ST., S. SAN GABRIEL, CA 91770 TEL (818) 573-2441 FAX. (818) 57 August 2, 199' Milford Wayne Donaldson, Architect 846 Fifth Avenue, Suite 300 San Diego, CA 92101 Attention: Wayne Donaldson Subject: Letter of reference for Ace Repointing Service Dear Mr. Donaldson: At the request of Mr. Tim Gohr of Eagle Builders, I have prepared this letter of reference to state my knowledge of the experience of their proposed subcontractor, Ace Repointing Service, in working on adobe buildings. In 1988, following the 1987 Whittier Narrows Earthquake, Kariotis and Associates, Structural Engineers was contracted by the California State Office of the State Architect to develop a method for stabilization of the earthquake damaged walls of the Pi0 Pic0 Mansion at the Pi0 Pic0 State Historical Park in Whittier, California. I was the principal in charge of that project. The result of that project was the development of a material and a procedure for stabilization of adobe walls by injection of a modified mud into the walls to tightly fill voids and cracks, and restore continuity. Ace Repointing Service participated in the development of that procedure by providing personnel and equipment during the in-the-wall testing phase of the project, and for the demonstration project in which they were responsible for mixing the materials, preparation of walls, and for injection of the grout. Their efforts and practical insights into procedures were important contributions to the development of the system. The materials and procedures have now been used by California State Department of Parks and Recreations crews at 3 histortc sites that I know of, and by GiI Sanchez on at least one historic site. During the work at the Pi0 Pic0 Mansion, I took advantage of ample opportunity to discuss with Sandy Pringle, president of Ace Repointing, and Terry Allsworth, their foreman, the characteristics of adobe buildings and the level of care required when working on adobe preservation. Both demonstrated understanding and care for the adobe building. I do not hesitate to recommend Ace Repolnting Service for stabilization work on historic adobe buildings: they be my first choice. If you have any questions, please call. e I @ dopies to: Eagle Builders; Ace Repointing Service, Inc. Structural Engineering for Rehabilitation and Preservation a 0 ACE REPOINTING SERVICE INC. (213) 263-197( Masonry Repair Specialists State Lic. #525319 Fax (213) 780-8901 e 630 South Anderson Street Los Angeles, California 90023 Augxst 2, 1991 Eagle Builders 13766 Prairie Avenue HawLhorne, CA 90250 AT": Tim Gohr RE: Adobe repair of the Pi0 Pic0 Mansion in the City of Whittier, CA Dear Mr. Gohr: Originally this mansion, constructed with adobe, was built in 1850 by the order of Pi0 Pico, then governor of California. California took ownership. From 1944 to 1967 the mansion underwent three restorations. The 1987 Whittier Narrows earthquake left the adobe walls standing but with extensive cracks and other damage. of the State 6f California contracted Kariotis and Associates of South Pasadena, California to design a system and procedure to stabilize and restore the walls. During the period of 1988 to 1990 Ace Repointing Service, Inc. worked with Kariotis and Associates and the State of California, Department of General Services, Office of the State Architect in developing and implementing the State-of-the-Art technique for adobe repair. specially designed equipment enables the special design mix to be applied under a controlled pressure system that ensures proper flow characteristics. The various ingredients used to form the material, being basically a soil material, has properties compatible with the existing adobe. The material has lubrication and fluidity properties and reacts chemically to form a cementitious component that improves strength and hardness and reduces shrinkage. Ace Repointing Service, Inc. completed its repair work in mid 1990. The Office of the State Architect approved our work. limited, we were not awarded the contract for the second phase. the Office of the State Architect asked us to train their workers and supervisors. After we successfully trained the agency's state employees on how to use the equipment and apply the adobe material, called "M.U.D.", we In 1917 the State of e The Department of Parks and Recreation Ace Repointing Services' Because state funding was Instead, 0 moved off the site. c e 0 - Eagle Builders August 2, 1991 e page two Currently, we have been awarded the contract to do the adobe repair work on the San Juan Capistrano Mission. phases, the first phase to start in September. This is an on-going project that should be completed in two years. adobe brick repair, adobe crack injection repair, plastering, and pressure injection of M.U.D. (adobe material) into deep embedment anchor holes that are both vertical and horizontal up to 25 feet deep. Finally, you can read about our adobe system in the 6th International Conference on the Conservation of Earthern Architecture, October 14-19, 1990. The article, starting on page 336, is by Nels Roselund of Kariotis and Associates. If you like, we will send you a copy. you at your convenience should you have any questions. Sincerely, This project is divided into several We will be doing both masonry and We are available to ;s” C$.J&\-- ,/LC-&- __/ E. L. lrBuckrr Freeman, Jr. /---------- Vice President/General Manager 0 e XWBk: (818) 0 * * AWI\NR* ROSE PLASTERING Contractors Lic. No. 505216 FAX: (818)' INTERIOR AND fXTERIOR 132 W. COLORADO BLVD., SUITE 14, PASADENA, CA. 91105 AUGUST 3, 1991 MILFORD WAYNE DONALDSON, ARCHITECT 846 FIFTH STREET, SUITE 300 SAN DIEGO, CA. 92101 RE: LEO CARILLO RANCH MR. DONALDSON: THIS LETTER IS IN REGARDS TO EAGLE RESTORATIONS AND OF THE LEO CARILLO RANCH PROJECT IN CARLSBAD. WE HAVE BEEN CONTRACTED TO DO THE ADOBE PLASTER AND REPAIR FOR THIS PROJECT FOR EAGLE RESTORATIONS AND BUILDERS, INC. BUILDERS, INC. FUTURE CONTRACT FOR THE STRUCTURAL STABILIZATION OUR EXPERIENCE WITH ADOBE STRUCTURES HAS BEEN THE SAN BERNARDINO ASISTENCIA DE MISSION SAN GABRIEL WHICH WAS SUCCESSFULLY COMPLETED IN EARLY 1991 FOR WIN BALLANCE, WHO WAS THE GENERAL CONTRACTOR. a PLEASE CONTACT US IF YOU HAVE ANY FURTHER QUESTIONS. SINCERELY, & 24 3%- ALAN R. ROSE ARR/aj k 0 0 0 13766 Prairie Avenue Havvthorne, California 90250 (21 33 676-5725 * (1-8003 62 August 1, 1991 Milford Wayne Donaldson, Architect 846 Fifth Ave., Suite 300 San Diego, Ca. 92101 Mr, Donaldson: This letter is in response to our qualifications as earthquake hazard reduction construction contractors concerning the Leo Carrillo Ranch (Rancho Los Quiotes) located in Carlsbad, Ca. In reference to item #I (seismic retrofit for designated historical buildings) we have performed the retrofit on the following structures: a. Cameo Theater: located at 528 S, Broadway, Los Angeles, Ca, The engineer was Kariotis & Associates, it was, we bslieve, the first project completed under the RGA methodology in Los Angeles (at the time it was referred to as the ABK methodology). is Melxopolitian Theaters, phone nmhr (213) 858-2800 The present owner 0 b. Universalist Unitarian Church: located at 3657 Lemon St., Riverside, Ca. The engineer was Kariotis & Associates, for the EER construction for Tuttle Develope&. number is ( 61 9) 686-651 5 D We were a sub-contractor The church's phone c. The Braley Building: Located at 35 S. Raymond St,, Pasadena, Ca. The engineer was Kariotis & Associates, struction on the carriage house prtion of the building. contact Mr. Canzonari at (213) 687-2100 We performed the EHIK con- Please d. Los Altos Apartments/Hotel: Located at 4121 Wilshire Blvd., Los Angeles, Ca. The engineer is Kariotis & Associates, the architect is Raymond Girvigian. We were sub-contracted to do the EHR con- struction, the general being Ed Grush. on line, we will finish up the seismic construction and probably be the general's on the architectural phase. Please contact Tom Stagen of Stagen Realty. His phone number is (213) 274-0471 When this project gets back As I informed you, we are almost never told which buildings fall under this condition and I am sure that we have performed this type of construction on many other structures that fall into this category, In reference to item #2 (prime contractor for a completed project under the Secretary of Interior's Standards) we satisfy this condition on the following project: 9 General Contractor License No. 451 468 0 e 13766 Prairie Avenue Havvthorne, California 90250 (21 31 676-5725 * (1-8001 6E PAGE 2 a. The Bear Building: located at 12 S. Fair Oaks in Pasadena, Ca. We were the prime contractor on this Certified Historic Structure and the work was perfoLmed under the auspicies of the National Park Service Historical Rehabilitation Program (Historic Tax Act). The owner of the property is Daniel Mellonkoff and his phone nwbx is (818) 577-0091 Regarding qualification number 3 (completed one Adobe Structure), enclosed are letters by Ace Re-Pointing and Nels Roselund as to this aspect. If you need further information regarding any of the above matters, please don't hesitate to give me a call. Respctfull e --% Timothy W. Gohr a General Contractor License No. 451 468 T H F. AMERICAN INSTITUTE OF ARCHI' 0 AiA Document A305 Contractor's Qualification Statement 1986 EDITION This form is approved and recommended by The American institute of Architects (AIA) and The Associated General Contractors of America (AGC) for use in etlaluat- ing the qualifications of contractors. No endorsement of the submitting party or iierification of the information is made by the AIA or AGC. The Undersigned certifies under oath that the information provided herein is true and su ciently complete so as not to be misleading. SUBMITTED TO: Eagle Restoration & Builders, Inc. 0 ADDRESS: 351 W. Orange Grove Boulevard Sierra Madre , California Corporation SUBMITTED BY: Peter W. Bromley NAME: Ben F. Smith, Inc. Partnership ADDRESS: 4420 N. Baldwin Avenue Individual PRINCIPAL OFFICE: Joint Venture El Monte, Ca. 91731 Other NAME OF PROJECT (if applicable): TYPE OF WORK (file separate form for each Classification of Work): General Construction HVAC Plumbing Electrical X Other Concrete Construction (please specify) Copyright 196r. 1969, 1979, 0 1986 by The American Institute of Architects. 1735 New York Avenue, N.\X'.. Washing ton. D.C. 20000. Reproduction of the material hcrein or substantial quotation of its provisions without mmtten pcrniissior of the AIA violates the copyright laws of the I'nited Statcs and will be subject to legal prosecution. e A305 - WARNING: Unlicensed photocopying violates U.S. copyright laws and is subject to legal prosecution. 1. ORGANIZATION 1.1 0 63 years. How many years has your organization been in business as a Contractor? 1.2 How many years has your organization been in business under its present business name? 45 years. 1.2.1 Under what other or former names has your organization operated? BEN F. SMITH COMYAZJY 1.3 If your organization is a corporation, answer the following: 1.3.2 State of incorporation: California 1.3.3 President's name: 1 .3 .4 Vice-president's name(s): B~~ F. SIoith, Inc. 1.3.1 Date of incorporation: 7-29-46 H. L. Kelley R. Ernest Smith Peter W. Bromley e 1 .3.5 Secretary's name: Gerald P. Cotter 1.3.6 Treasurer's name: Ben F. Smith, Inc. If your organization is a partnership, answer the following: 1 .d. 1 1.4.2 1.4.3 Nanie(s) of general partner(s): N/A 1 .t Date of organization: Type of partnership (if applicable): 1 , i If your organization is individually owned. answer the following: 1.5.2 Name of owner: 1.5.1 Date of orgmization: N/A e AIA DOCUMENT A305 (:O\ I I<.\( IOK> <.)'\I ll'l( .\I IO\ \l~Wi\l I~ItK~ 1111. \\ll~,l<l~ \I l\\l.l.ll l'1:OI \I<( llll~l~~l~\. 1-ii \I\\ \OKh \\.I 11.:. \\\ \\ \\ill\~~'l'O\. I) (. 2OIlOb -1 ' I'M3 ii)ll~l~~\ Ai.\* A305 -1 WARNING: Unlicensed photocopying violates U.S. copyright laws and is subject to legal prosecution. 1.6 If the form of your organization is bther than those listed above, describe it and name the prir Nlil e 2. LICENSING 2.1 List jurisdictions and trade categories in which your organization is legally qualified to do tx and indicate registration or license numbers, if applicable. License 1188526 Classifications B, A, C8 Trade category: Concrete Construction 2.2 List jurisdictions in which your organization's partnership or trade nan~e is filed. State of California a 3. EXPERIENCE 3.1 List the categories of work that your organization normally performs with its om'n forces. Excavation, forms, pour and finish concrete. 3.2 Claims and Suits. (If the answer to any of the questions below is !res, please attach details.) 5.2.1 Has your organization ever filiied to complete my work awarded to it? No. Are there an!. judgments. claims, arbitration proceedings or suits pending or outst: ap;tinst your organization or its officers? Yes. Has your organization filcd any Ian- suits or requested arbitration with regard to cor tion contT;icts n.ithin the last five years? Yes. 3.2.2 3.2.5 3.3 Within the last five years, has any officer or principal of your organization ever been at1 off] princip:il of :inother orgmization Lvhcn it failed to complete a construction contr:ict! (If the m: yes. please attach details.) N~. e AIA DOCUMENT A305 ( oSll<\(.'li)l< \ ()r \l.il'l~.:\l~li~S \l'\l'b.\l "I l\M> il)!TlO\ :\I.\' IW(~ 7llk \\ll~l<li.\\l\>ll~ll !lOl. \I<( llll~l.(:l\. !-<i\l.,\V YOKh .\\I I f, \\\ \\.\\ll!\(;~lo\ 1) (. Irrllllc> A305 -1 WARNING: Unlicensed photocopying violates U.S. copyright laws and is subject to legal prosecution. 3.4 On a separate sheet, list major construction projects your organization has in progress, g name of project, owner, architect, contract amount, percent complete and scheduled co date. 3.4.1 See attachec State total worth of work in progress and under contract: 0 3.5 On a separate sheet, list the major projects your organization .has completed in the past fi giving the name of project, owner, architect, contract amount,'date of completion and perc the cost of the work performed with your own forces. 3.5.1 State average annual amount of construction work performed during the past fi $30,000,000.00 3.6 On a separate sheet, list the construction experience and present commitments of the key uals of your OrgdniZatiOn. Ii. L. Kelley, President - 45 years. Ben F. Smith, Jr. - 45 years. 4. REFERENCES 4.1 Trade References: Cal Mat Company P. 0. Box 2950 Los Angeles, Ca. 90051 Rebar Engineering 10706 Painter Avenue Santa Fe Springs, Ca. 90670 United Ready Mix 4988 Firestone Blvd. Southgate, Ca. 90280 0 4.2 Bank References: Security Pacific National Bank ATTN: Abdi Rais 333 S. Hope Street Los Angeles, Ca. 90071 4.3 Surety: 4.3.1 Name of bonding company: St. Paul Fire and Marine ATTN: Chuck Hezmalhalch 500 S. Kraemer Blvd. Brea, Ca. 92621 Name and address of agent: 4.3.2 0 AIA DOCUMENT A305 0 (:()STti,A(:.IOK'5 ~l'.~l.ll~l~~~\~l~lOS \'l~.\l~E\llS'l' IOX(1 EL)I'I'ION AIA" - I'M> .!OOO(i .I'i{t. .\\II.:K~(':\x iy>'['1'1 ['-I.E of. ;\ti(:ti1~l~f(:lh 1-55 SI:\\ '1 OtiK .\\ k.\l I:. \ W , \\'.AbIlIS(,TOS. I) < A305 s WARNING: Unlicensed photocopying violates U.S. copyright laws and is subject to legal prosecution. . 5. FINANCING 5.1 Financial Statement. Confidential - Private Company. 5.1.1 Attach a financial statement, preferably audited, including your organizatior balance sheet and income statement showing the following items: e Current Assets (e.g., cash, joint venture accounts, accounts receivab receivable, accrued income, deposits, ,materials inventory and expenses); Net Fixed Assets; Other Assets; Current Liabilities (e.g., accounts payable, notes payable, accrued expen vision for income taxes, advances, accrued salaries and accrued payrol Other Liabilities (e.g., capital, capital stock, authorized and outstandin par values, earned surplus and retained earnings). 5.1.2 Name and address of firm preparing attached financial statement, and date theri 5.1.3 Is the attached financial statement for the identical organization named on page 5.1.4 If not, explain the relationship and financial responsibility of the organizatior financial statement is provided (e.g.! parent-subsidiary). 0 5.2 Will the organization whose financial statement is attached act as guarantor of the contract struction? N /A e AIA DOCUMENT A305 ('OSTIIA(:TOi< 4 ()I ,AiJI;I(,;\'IiOS :\TXl~K\ll,\l' !i)XO ~3)i'I'lO\ ,\I.\' . ION) lllil \llll<l( .A\ !Y~'l'l~ll~'~l~ 01' ~\K(~III'l'l~(~'I'>, I-ii \I:\\' \'O'<K .I\ l,\('l YU \\'\\!flS(JO\ I) < 2OOOi~ A305. WARNING: Unlicensed photocopying violates US. copyright laws and is subject to legal prosecution. I .. 0 State of California Department of Consumer Affairs CONTRACTORS STATE LICENSE BOARD Entity . I licente Number 08852b CORP SMITH BEN F INC Namu/Hamartyls . . CianifidatiOn(S) 8 A C-8 Expiration Dsti 02/28/93 __ .. - -t- -:sf":'** 0 -?. / / 0 I . e- w. w tm WZ vlw zo ow w- iLw UI- UW JU r -a coo> ww 3m zL9 zw -Z 2 me' urn t~+- oka 2-0 *3.4 MAJOR CONTRACTS IN PROCESS ($3,200,000.00) PROJECT CONTRACT AlIOUNT CLASSIFICATION NEW STAR PLANT $ 735,000.00 COMMERCIAL TOYOTA S.D.C. $1,088,000.00 COMMERCIAL ALGA HILLS $ 228,000000 RESIDENTIAL RITZ CARLTON-HUNTINGTON HOTEL $ 583,000.00 COllMERCIAL FAITH COMMUNITY CHURCH $ 212,000.00 COMMERCIAL INDIAN WELLS COUN'TRY CLUB $1,435,255.00 COMHERC IAL SKILLED NURSING FACILITY $ 220,953.00 C OMMERC IAL 0 MOUNTAIN VIEW ESTATES $ 287,882.00 . RESIDENTIAL 3.5 - FISCAL YEAR PROJECT CONTRACT AMOUNT CLASS IFICA' 1985 COP20 OFFICE - H0I.E SAVINGS $1,537,400.00 COMMERCIAL l985 EXECUTIVE PARK EAST $1,574,004.00 COMMERCIAL 1985 * BROADWAY INDUSTRIAL CENTER $ 928,961.00 . COMMERCIAL 1985 CORONA MILK PROCESSING $2,223,995.00 COMMERCIAL 1986 . C. M. PLUA $1,659,924.00 COMMERCIAL 1986 JAMBOREE & MAIN IRJLTI-STORY $1,659,924000 COMLERCIAL 1986 NORTHWOOD PLACE AE'ARTMENTS $1,121,117.00 RES ID ENT W 1987 ST. JOHNS MEDICAL PLAZA $1,030 , 650 o 00 COMMERCIAL 1987 TRANSLOAD TERMINAL PH 1/12 $4,171,862.00 COMMERCIAL 1987 OAK PARK $2,124,143.00 RESIDENTW 1987 "HE HIGHIANDS $1,001,106.00 RESIDENTW 1988 IRVINE TECH $ 989,470.00 COMMERCIAL 1988 ELLIOTT SITE WORK $ 580,985.00 COMMERCIAL SEINENKAN PAVILION $1,032,908.00 COMMERCIAL SUNSET GOWER STUDIOS $1,100,327.00 COMMERCIAL @ 1988 1988 1988 MORRISON HOMES $ 976,400000 RESIDENTIAL 1989 CULVER STUD IO S $ 728,000.00 COMMERCIAL 1989 YAMAHA INTERNATIONAL $ 903,000000 COMMERCIAL 1989 EPSON MAIIRONA $2,471,69leO0 COMMERC.IAL 1989 PARAMOUNT $ 437,000.00 COMMERCIAL 1989 AMBER HILL $ 580,000.00 RES IDENT IAI 1989 DOUGLAS AIRCRAFT $ 189,384.00 COMMERCIAL 1990 KOLL GATEWAY DISTRIBUTION $3,317,0OOoOO COMMERCIAL 1990 MORRISON HOMES $2,285,000000 RESIDENT IAI :19 9 0 HOME SAVINGS $1,553,000000 COPEERC IAL 1990 LA CIENEGA BUSINESS PARK $1,319,040.00 COMMERCIAL 1990 PIERSIDE PAVILION $~,030,434.00 COMMERCIAL 19 90 BELLA VISTA $ 929,000~00 RESIDENTIAL 1990 BELLAGIO-GRIFFIN $ 708,500.00 RESIDENTIAL 1990 DESERT HILLS FACTORIES $ 924,425.00 COlPiERC IAL 1990 RD a9 & 1m #lo $ 657,461.00 COMMERC LAL 1990 BEL SERA if 6-8 $ 577,479.00 RES ID ENT IAL :1990 GOTTSCHATJLKS DEPT, STORE $ 488,650,OO COMMERCIAL 1990 ALGA HILlLS if 2 & 3 $ 437,161,OO RES IDENTIAI * 1990 U.S. AIR - L.A,X, $ 100,319000 CONXERC IAL .L990 AEIERICAN AIRLINES - L,A,,Y, $ 104,400.CO COPPlERC Lv, 1990 HIGH TECH 1\15 $ 592,031.00 C0:~DERC LAL 1990 BURTON GARAGE $ 143,016,OO XES ID ENT LV 0 0 PROJECT LIST FIRST UNITED MET 500 E. Colorado Blvd. Pasadena, CA. Eldon Osborne 81 8 7136-01 57 contract amount $786,000. FREDDIES 35er BAR 12 E. Colorado Bhd. Pasadena, CA. Julia Terzo 21 3 269-1 244 contract amount $246,300 THE BEAR BUILDING 12 S. Fair Oaks. Pasadena, CA. Danny Mellinkoff contract amount $152,00 818 577-0091 THE BRUNSWICK COlJRT 20 W. Colorado Blvd., Pa John Nyberg contract amount $525,000 0 714 760-3665 LOS ALTOS HOTEL Wilshire & Bronsen, Los Angeles Stegan Reality contract amount $230,000 \ 21 3 274-0471 SEGRAM HGLDING COMPANY 213 268-0191 61 1-625 S. Anderson, Los Angeles, CA. Peter Kahn contract amount $45 C),OO 0 WALNUT HILL CENTER Walnut/Hill Street, Pasadena, CA Mohawk Management 81 8 449-5542 contract amount $1 35,000 e EAGLE BUILDERS SEIDNER CONSTRUCTI( 0 0 ANGELICA LUTHERAN CHURCH 1805 W. 14th Street,, Los Angeles, CA. Ray Sebelius A’ contract amount $226,000 * 213 463-3574 ST. VINCENT DEPAUL SOCIETY The Catholic Archdiocese Mr. Craig contract amount $2314,000 213 251-3505 THE BRALEY BUILDING 35 S. Raymond Ave. Pasadena, CA. B W& C Investments contract $45,000 213 687-2100 CHRIST CHURCH 61 1 S. Manhatten Place, Los Angeles Reverand Hinkle 21 3 389-41 83 0 contract $1 50,000 UNIVERSALIST UNITARTIAN CHURCH Riverside, CA. contract $90,000 SEVENTH DAY ADVENTIST CHURCH Eagle Rock, CA. Pastor Pedreson contract $58,000 213 257-2526 RO S EM EA D PRES BY TER IAN CH U RCH Rosemead, CA contract $58,000 r) EAGLE BUILDERS SEIDNER CONSTR UCTIC 0 e 2 NON-COLLUSION AFFIDAVIT TO BE EXEXUIED EIY BIDDER AND SUBMITED WJTH BID a 1 State of California ) ss. Countyof LOS Angeles ) JEFF SEIDNER -7 being first duly sworn, deposes and says that he or she is (Name of Bidder) CHIEF FINANCIAL OFFICER (Title) of EAGLE RESTORATION & BUILDERS, INC. (Name of Firm) the party making the foregoing bid that the bid is not made in the interest of, or on behal of, any undisclosed person, partnership, company, association, organization, or corporation that the bid is genuine and not collusive or sham; that the bidder has not directly o indirectly induced or solicited any other bidder to put in a false or sham bid, and has no directly or indirectly colluded, conspired, connived, or agreed with any bidder or anyonc shall refrain from bidding that the bidder has not in any manner, directly or indirectly sought by agreement corrununication, or conference with anyone to fix the bid price, or o that of any other bidder, or to fix any overhead, profit, or cost element of advantagc against the public body awarding the contract of anyone interested in the propose( contract; that all statemeints contained in the bid are true; and further, that the bidder ha. not, directly or indirectly submitted his or her bid price or any breakdown thereof, or thf contents thereof, or divulged information or data relative thereto, or paid, and will not pay any fee to any corporation, partnership, company association, organization, bid depository or to any member or agent thereof to effectuate a collusive or sham bid. I declare under penalty {of perjury that the foregoing is true and correct and that thii affidavit was executed on the 25 day of 0 J u L Y Subscribed and sworn to before me on the 26 day of July , 19L1. d 4 (NOTARY SEAL,) 3 1 a e coma - PUBLIC WORKS This agreement is made thisadday of @a of Carlsbad, California, a municipal corporation, (hereinafter called "City"), and J 1991, by and between the C whose principal place of business is Eagle Restorations E Builders, Inc. 13766 Prairie Avenue, Hawthorne, CA 90250 (hereinafter called "Contractor".) City and Contractor agree as follows: 1. Descrbtion of Work. Contractor shall perform all work specified in the Contr: documents for: Historical restoration and seismic strengthening of seve; buildings as noted in the Construction Specifications, Section 01010. (hereinafter died "project") Provisions of Labor and Materials. Contractor shall provide all labor, materia tools, equipment, and personnel to perform the work specified by the Contr: Documents. Contract Documents. The Contract Documents consist of this Contract, Notj Inviting Bids, Contractor's Proposal, Bidder's Bond, Designation Subcontractors, Bidder's Statements of Financial Responsibility and Technic Ability, Non-collusion Affidavit, Escrow Agreement, Release Form, the Plans a Specifications, the Special Provisions, and all proper amendments and chang made thereto in accordance with this Contract or the Plans and Specificatior and all bonds for the project; all of which are incorporated herein by tl reference. Contractor, her/his subcontractors, and materials suppliers shall provide ai install the work as indicated, specified, and implied by the Contract Documen Any items of work not indicated or specified, but which are essential to t completion of the work, shall be provided at the Contractor's expense to fuU the intent of said documents. In all instances through the life of the Contra( the City will be the interpreter of the intent of the Contract Documents, and t City's decision relative to said intent will be final and binding. Failure of t Contractor to apprise subcontractors and materials suppliers of this condition the Contract will not relieve responsibility of compliance. 2. e 3. 0 10/3/90 Rt Payment. For all compensation for Contractor's performance of work under tl Contract, City shall make payment to the Contractor per Section 9-3 of t Standard Specifications for Public Works Construction. The closure date for ea monthly invoice will be the 30th of each month. Invoices from the Contract shall be submitted according to the required City format to the City's assign project manager no later than the 5th day of each month. Payments will delayed if invoices are received after the 5th of each month. The final retenti amount shall not be released until the expiration of thirty-five (35) dz following the recording of the Notice of Completion pursuant to California Ci Code Section 3184. IndeDendent InvestiEation. Contractor has made an independent investigation the jobsite, the soil conditions at the jobsite, and all other conditions that mi: affect the progress of the work, and is aware of those conditions. The Contr: price includes payment for all work that may be done by Contractor, whetf anticipated or not, in order to overcome underground conditions. A information that may have been furnished to Contractor by City abc underground conditions or other job conditions is for Contractor's convenien only, and City does not warrant that the conditions are as thus indicatc Contractor is satisfied with all job conditions, including underground conditio and has not relied on information furnished by City. Contractor Responsible for Unforeseen Conditions. Contractor shall responsible for all loss or damage arising out of the nature of the work or frc the action of the elements or from any unforeseen difficulties which may arise be encountered in the prosecution of the work until its acceptance by the Ci Contractor shall also be responsible for expenses incurred in the suspension discontinuance of the work. However, Contractor shall not be responsible f reasonable delays in the completion of the work caused by acts of God, ston weather, extra work, or matters which the specifications expressly stipulate w be borne by City. Hazardous Waste or Other Unusual Conditions. If the contract involves diggi trenches or other excavations that extend deeper than four feet below the surfa Contractor shall promptly, and before the following conditions are disturb€ nota City, in writing, of any: A. @ 4. 5. 0 6. 7. Material that Contractor believes may be material that is hazardous was as defined in Section 25117 of the Health and Safety Code, that is requir to be removed to a Class I, Class 11, or Class 111 disposal site in accordan with provisions of existing law. a 10/3/90 Rt B. Subsurface or latent physical conditions at the site differing from thc indicated. Unknown physical conditions at the site of any unusual nature, differe materially from those ordinarily encountered and generally recognized inherent in work of the character provided for in the contract. a C. City shall promptly investigate the conditions, and if it finds that the conditio do materially so differ, or do involve hazardous waste, and cause a decrease increase in contractor's costs of, or the time required for, performance of any p: of the work shall issue a change order under the procedures described in tl contract . In the event that a dispute arises between City and Contractor whether tl conditions materially differ, or involve hazardous waste, or cause a decrease increase in the contractor's cost of, or time required for, performance of any p; of the work, contractor shall not be excused from any scheduled completion da provided for tiy the contract, but shall proceed with all work to be performi under the contract. Contractor shall retain any and all rights provided either ' contract or by law which pertain to the resolution of disputes and prote: between the contracting parties. Change Orders. City may, without affecting the validity of the Contract, ord changes, modifications and extra work by issuance of written change ordei Contractor shall make no change in the work without the issuance of a writtc change order, and Contractor shall not be entitled to compensation for any ext work performed unless the City has issued a written change order designating advance the amount of additional compensation to be paid for the work. If change order deletes any work, the Contract price shall be reduced by a fair a~ reasonable amount. If the parties are unable to agree on the amount reduction, the work shall nevertheless proceed and the amount shall determined by litigation. The only person authorized to order changes or ext work is the Project Manager. The written change order must be executed by tl City Manager or the City Council pursuant to Carlsbad Municipal Code Sectic 3.28.172. Immimation Reform and Control Act. Contractor certifies he is aware of tl: requirements of the Immigration Reform and Control Act of 1986 (8 U5 Sections 1101 -1525) and has complied and will comply with these requirement including, but not limited to, verifying the eligibility for employment of I agents, employees, subcontractors, and consultants that are included in th Contract . . 8. 9. a 10/3/90 Re Prevailing WaE. Pursuant to the California Labor Code, the director of 1 Department of Industrial Relations has determined the general prevailing rate per diem wages in accordance with California Labor Code, Section 1773 an( copy of a schedule of said general prevailing wage rates is on file in the office the Carlsbad City Clerk, and is incorporated by reference herein. Pursuant California Lalbor Code, Section 1775, Contractor shall pay prevailing wag Contractor shall post copies of all applicable prevailing wages on the job sitc Indemnification. Contractor shall assume the defense of, pay all expenses defense, and indemnify and hold harmless the City, and its officers a employees, from all claims, loss, damage, injury and liability of every kind, nah and description, directly or indirectly arising from or in connection with i performance of the Contractor or work; or from any failure or alleged failure Contractor to comply with any applicable law, rules or regulations includj those relating to safety and health; except for loss or damage which was cau: solely by the active negligence of the City; and from any and all claims, IC damages, injury and liability, howsoever the same may be caused, result] directly or indirectly from the nature of the work covered by the Contract, unl the loss or damage was caused solely by the active negligence of the City. 1 expenses of defense include all costs and expenses including attorneys fees litigation, arbitration, or other dispute resolution method. Insurance. Contractor shall procure and maintain for the duration of the contr insurance against claims for injuries to persons or damage to property which IT arise from or in connection with the performance of the work hereunder by 1 Contractor, his agents, representatives, employees or subcontractors. (A) COVERAGES AND LIMITS - Contractor shall maintain the types coverages and minimum limits indicted herein: 1. Comprehensive General Liability Insurance: @ 10. 11. a 12. $1,000,000 combined single limit per occurrence for bodily inji and property damage. If the policy has an aggregate limit, separate aggregate in the amounts specified shall be established the risks for which the City or its agents, officers or employees z additional insureds. 2. Automobile Liability Insurance: $1,000,000 combined single limit per accident for bodily injury a property damage. e 10/3/90 R 3. :Workers' Compensation and Employers' Liability Insurance: 'Workers' compensation limits as required by the Labor Code oft !State of California and Employers' Liability limits of $1,000,000 F incident. 0 (B) ADDITICINAL PROVISIONS - Contractor shall ensure that the policies insurancle required under this agreement contain, or are endorsed contain, the following provisions. General Liability and Automob Liability Coverages: 1. 'The City, its officials, employees and volunteers are to be cover as additional insureds as respects: liability arising out of activiti performed by or on behalf of the Contractor; products a completed operations of the contractor; premises owned, lease Inired or borrowed by the contractor. The coverage shall conts no special limitations on the scope of protection afforded to t City, its officials, employees or volunteers. The Contractor's insurance coverage shall be primary insurance respects the City, its officials, employees and volunteers. A insurance or self-insurance maintained by the City, its officia employees or volunteers shall be in excess of the contract0 insurance and shall not contribute with it. Any failure to comply with reporting provisions of the policies sh, not affect coverage provided to the City, its officials, employees volunteers. Coverage shall state that the contractor's insurance shall apg separately to each insured against whom claim is made or suit brought, except with respect to the limits of the insurer's liabilii (C) "CLAIMSl MADE" POLICIES - If the insurance is provided on a "claims mad basis, coverage shall be maintained for a period of three years following t date of completion of the work. (D) NOTICE OF CANCELLATION - Each insurance policy required by tl agreemeint shall be endorsed to state that coverage shall not be suspend€ voided, canceled, or reduced in coverage or limits except after thirty (3 days' prior written notice has been given to the City by certified ma return receipt requested. 2. * 3. 4. e 10/3/90 Rc (E) DEDUCTIBLES AND SELF-INSURED RETENTION (S.I.R.) LEVELS - A deductibles or self-insured retention levels must be declared to a; approved by the City. At the option of the City, either: the insurer sh reduce cir eliminate such deductibles or self-insured retention levels respects the City, its officials and employees; or the contractor shall prom a bond guaranteeing payment of losses and related investigation, cla administration and defense expenses. (F) WAIVER OF SUBROGATION - All policies of insurance required under tl agreement shall contain a waiver of all rights of subrogation the insur may have or may acquire against the City or any of its officials employees. (G) SUBCONTRACTORS - Contractor shall include all subcontractors as insure under its policies or shall furnish separate certificates and endorsements f each subcontractor. Coverages for subcontractors shall be subject to all the requirements stated herein. (H) ACCEPTABILITY OF INSURERS - Insurance is to be placed with insure that have a rating in Best's Key Rating Guide of at least A:V, as specified City Council Resolution No. 90-96. VERIFICATION OF COVERAGE - Contractor shall furnish the City wj certificates of insurance and original endorsements affecting covera required by this clause. The certificates and endorsements for ea insurance policy are to be signed by a person authorized by that insurer bind coverage on its behalf. The certificates and endorsements are to be forms approved by the City and are to be received and approved by the CI before work commences. COST OF INSURANCE - The Cost of all insurance required under tl agreement shall be included in the Contractois bid. a (I) e (J) 13. Claims and Lawsuits. Contractor shall comply with the Government Tort Claii Act (Section 900 et seq of the California Government Code) for any claim cause of action for money or damages prior to filing any lawsuit for breach this agreement. a 10/3/90 Rr Maintenance of Records. Contractor shall maintain and make available at no CI to the City, upon request, records in accordance with Sections 1776 and 1812 Part 7, Chapter 1, Article 2, of the Labor Code. If the Contractor does I maintain the records at Contractor's principal place of business as specif above, Contractor shall so inform the City by certified letter accompanying 1 return of this Contract. Contractor shall notify the City by certified mail of a change of addlress of such records. Labor Code Provisions. The provisions of Part 7, Chapter 1, commencing WI Section 1720 of the Labor Code are incorporated herein by reference. Security. Securities in the form of cash, cashier's check, or certified check m be substituted for any monies withheld by the City to secure performance of tl contract for any obligation established by this contract. Any other security tl is mutually agreed to by the Contractor and the City may be substituted i monies withheld to ensure performance under this Contract. Affirmative A(-. Contractor certifies that in preforming under the pur& order awarded by the City of Carlsbad, he will comply with the County of S Diego Affirmative Action Program adopted by the Board of Supervisors, includi all current amendments. Provisions Required by Law Deemed Inserted. Each and every provision of la and clause required by law to be inserted in this Contract shall be deemed to ' inserted herein and included herein, and if, through mistake or otherwise, ai such provision is not inserted, or is not correctly inserted, then upon applicatic of either party, the Contract shall forthwith be physically amended to make SUI insertion or correction. 0 14. 15. 16. 17. 0 18. .... ..e. .... .... .... .... .... m 10/3/90 Re 31 Additional Provisions. Any additional provisions of this agreement are set fort1 in the "General Provisions" or "Special Provisions" attached hereto and made i part hereof. 19. rlc Eagle Restorations & Builder, NOTAFUAL, ACKNOWLEDGEMENT OF Contractor EXECUTION BY ALL SIGNATORIES MUST BE ATTACHED (COR,C'OR&TZ SEAL) Timothy W. Gohr Pnnt Name of Signatory v I7 --a Signature of Signatory Y APPROVED TO AS TO FORM: Pressident Title VINCENT F. BIONDO, JR. City Attorney By: ' , & &, & xllllll before me, the undersigzd a Notary Public in and for said State, person I \mo*y \N , &&\r and personally (or proved to me on the basis of s factory evidence) to be the persons who within instrument as j" President and respectively, of the Corporation therein named, and acknowledged to me that tt executed it pursuant to its by-laws or a resolution of its board of directors WITNESS my hand and official seal FUKM LS L3/U41 L.EK'~LP'LLAJL ur LN~UKHNLB 1 IbbUb UNIfi; PR(>DUCER 1 This certificate is issued as a matt E1 CHBERG ASSOCIATES, INC I of information only and confers no 17750 SHERMAN WAY I rights up~fi the certificate holder. --________________I___I_________________----------------------------_- 31%- ~q6- I This certificate does not amend; CA I extend ox alter the coverage affordf @;;;;A, '?.h4 I below. INSURED I COMPANIES AFFORDING COVERAGE EAGLE BUILDERS AND ILETTER A SCOTTSDALE INS. CO. (MONARCH) SEIDNER CONSTRUCTION ET AL* ILETTER €3 13'766 PRAIRIE AVENUE !LETTER C HAWTHORNE, CA ILETTER D 90250 /LETTER E COVERAGES: This is to certify that; policies of insiirance listed belob iszjued to the named insd for the pol period indicated; notwithstandinc quirement/teum/condition of any contract/other document with respect i this certif may be issued/may pertain; the ins. afforded by policies c herein is subject to all the terms; excl; and conditions of such polic CLlTYPE OF INSURANCE ! POLICY NUMBER IEFF DATEIEXP DATEILIAB LIMI'I ----------------------+---------------------+--------+--------t---------- GENERAL E1 AB1 L I TY I I t I !EA OC ACXIComprehensive Fmi GLS396233 16/1/91 16/1/92 I----+----- I BE I$ I ---- + ----- I PD I$ I ---- + ----- ICSL 1$1,0[ I - - - - - - - - - - [XlPersonal Injury i 1 i ]Personal 1 _1_1________________---.----------------------------------------------- l[XIPrem/Operations I I I CXlUndr/Exp&Clsp Hz1 I I l[XIProd/Compl Oper I I I tXlContractual I 1 I [XlIndependt Contr I I I [XIBrd Frn Prop Dam I I i I I 1 1 UTOMOBILE LIABILITY l-------------------t--------+----------+---------- I BI/P 1 $ i ---- + ----- I ]All Owned Autos I I I ! BI/Ai $ I ---- + ---- _. [ IScheduled Autos 1 I i [ ]Hired Autos I t I I PD I$ 1 --.---c ----- 1 IiNon-Owned Autos I I i I ]Garage Liability! i I I1 I 1 I ICSL I$ EXCESS LIABILITY 1-------------------t--------t--------t----+----- [ 1 Umbrella Form 1 1 I iCSL I$ [ 3 Other than Umb I I I I I e[ [ 1 ]Any Auto I 1 I WC)]?KEHSt COMPENSATIONI-------------------+---------t--------ISt~tuto~~ AND EMPLOYERS' I I I I$ 1 L I ABIE I TY 1 I 1 I$ I I I I I$ I OTHER I --------------_----+----------+--------+---------. I f I I I i I I ____________________-------------------------------------------------. Description of operations/locations/vehicles/restriction~/special iter CElRT HOLDER IS NAMED ADDITIONAL INSURED AS RESPECTS INSURED'S OPERATI( *EAGLE RESTORATIONS & BUILDERS, INC CERTIFICATE HOLDER ICANCELLATION: Should any of the above CI'TY OF CARLSBAD !policies be cancelled before the expi] URCHASING DEPARTMENT Ithereof; the issuing company wi1133#@3 200 CARLSBAD VILLAGE DRIVE lrnail 30 days written notice to the cf __I_________________-------------------------------------------------. I CARLSBAD, CA 92008-1989 I I Authorized Signature: E -----I----- uwau/yi i1:ii “213 256 8795 MONARCH INS. (Tho Attaching Clrusr Paid be completed only when this tndorrement ib Iwed Subtcquttnt to prEDOldtlOn uf the policy.) GL 20 09 gd. 01 73) IS0 GI16 ADPITIONAL tNSURED This endorsement modifies such insurance as is afforded by the provisions of the policy relating to the following, COMPREHEWSlVr CPMERAL LlABlLIrY INSURANCE MANUFACTURERS’ AN0 CONTRACTORS’ LlA8lllTY INSURAHCE L Gll6 (Ed. LlABlLlTY (Owners ar Cantracturs) -_ 6 This endorsement, effcctiue 8-29-91 issued to by SCOTTSD- INSURANCE COMpANfl , forms a part of poiicy No. as’ 396233 (12101 A. M., rtrndaro time) EAGLE BUILDERS AND SEX- CONSTRUCTION CO., MlAL MONARCH E&S INSURANCE SERVICES ................................... Schsdula llama of Paton or Orpniution (A~MMOIUI Insured) CITY OF CARLSBAD ALL OPEPATIONS PURCHASING DEPARl3Q3lT CaRLSBAD, CA 92008-1989 Prmium 8pjej Rat6 Advance Premium Location of Covorod Opratlons 1200 CARLSEAD VIUGE: DRIVE Bodily Idjury Liability Cost $100 of cost s 100.00 cost $100 of cost s INCL. Property Damage liability Total Advance Premium $100.00 It is agrtred that; 1. The “Persons Insured” provision is amended to include as an imurad the person or organization named above (hereinafter called “additional insuri but only with respect to liability arising out of [I) operations pedormed for the addllional insured by !he named Insured ai the location designated a or (2) acts or omissions of the additional insured in connection with his general supervision of such operations. 2. None of the exclusions of the policy, except swclusidns (a), (c), (f), (g), (i), (1) and (m). apply to this insurance 3. Additional Exclusions This insurance does dol apply: 0 (a) to bodily Injury or property damale occurring after (11 all work on the project (other than service, maintenance or repairsj to be performed by or on behalf of the add~trorial insured at ths ;Ite ol covered operations has been completed or (2) that portion of the named insured’s work out of which the injury or damage ari:es has been put to its intended use oy any person or orxanizi other than another contractor or subcontractor engaged In periormmg aperations for a principal as a part ot the same ptojec?: (b) to bodily injury or property damage arising aut of any act or omission of the additional insured irr any of his employees, other than general sliperv of work performed tor the additional insured by the named Insured; (c) to property damars to (1) property owned or occupled by or rented to the additional insured, (2) property used by the additianal insured, (3) property in the care, custody or control of the additional Insured of as to which the additional insured is for any purpose ererclsln‘i phy control, or (4) wetk performed for the 8dditional Insured by the ntmed insured. 4. hdditional Oafinition When used in reference to this insurance, “work” irlClUGeS materials, parts and equipment furvshed in connecl:on therewith 11 :89 213 256 5795 P.82 a AUG-30-91 FRI m THIS IS A’TRUE AND CERTIFIED COP De$r Ms. Fletcher: CiCh t e l3 J L fincS h kcs I I. > Octhber 15, 1991 Cit of Carlsbad Car).shad, Ca 9?008-1989 Attnt Purchasing'Department - Ruth Fletcher 120 E; Cerlsbad Viilage Drive 9, i 1 .. Pr&s€dent 4 I 1; I j j Northbrook Proderty and Casualty Northbrook Property and Cesuaity 1nsurance.Corripany PO. Box 1900 , Rrea, CA S'ZR21 ,I e (714)990-7400 i 1 i - -.. -.-_...--.*-.>x -. -- ,~ A-G- lo: &- d A- I I I A_-.- LOSS EXPER I ENCE -_.- FINANCIAL CCNWITION Of RISK 'NEW VENTURE _I_d ?-- SEVERITY OF EXPOSURE ' $.. IkADEQUATE RATE LEVEL e 017 4:5 - -- -- L.ALVLI- UVILUL~~\> 1 c1J bfb ad1y C1c-r"- 15-9 1 TlJE 14 : 57 P, o(17 1'3 '31 I5:?'B FEUM TEiiFEfi L.R. 0 Lunrbcrrlrens Mutual CaWdty Company American Motorists Insu Arncric'an M43nufachMt.r' Muf&d huranco Company American ''860 ~~tkm St. '* City of Industry, CA 91748-1749 Maiting Address: p70. Box 925 La Puente, CA 91747-0925 + 8181369 1, FACSIMwLE TRANSMISSION FAX NUMBER (818) 369-7745 1 r' -1 mw - iLcmph . L DEPT: crulk,-- - ~'~e~-f, EX I E ,Efk3, --- &L- p4-m .+ I.. TIME: - ----.I; tL- DATE: 0 PAGES : TO : I J (TO INCLrl?E COVER SHEET) -- - .-e*- -. --v-L--.l AT: E; -__.- - E- mr >-- CQE?ME!\tTS : -.,---. e- 84 --...-- : &rji.<d* &?-&f?kGhS - ' ' ----.-+ .I *- L--,- -.r -.----A_ -l?&uLttw-=t5.LL~!a c I lb\c&m*+L*G __ -3- LkAL%!d-L&-.d-..- G I, Pt, (. ~eKl?bf&dL,~,&\~V'-&L~W5 r, -&&khCk- J i --_ c>c-- c- " --.*-v\.LY3Gw+,-+. *---. I --A- - --1 *-_--I I - ----A , -r- .II_ --_L---. .+. * - -? I--c ---,x-.-."" b& / -&!(x ;E. A-0 vu& CovrS;dw-&~f-5 Pfbg5.- *%- -2.lac.aifi;;- Jf!L&w!! ' lgOt?aKJSe Id -& - -. -- iJkG-i k2.U- +-k-fi &xw-nk. -..- 1 ?----- *A* I -- -- --... .. I J *--*--- Lf a LL d-a3 QL- --------.--.2-,- -,. C_C_I.b -- - & ..------ - -____ ,I ! --.-.-" .+._&A .L -- -- u-*. -- ,--- -.-,..--A&- - e 3 I- - + . --- - -- A- 21 3. v_loriq ; 1 LIS 676 8219 017 5:s EZ-Fa2: 1@/15/91 15:13 EAGLE BUILDERS 1 213 676 8219 rr .-,..-- ,a”,,*.”,,. .- .____., I, ---_”.? --_____..,.._r * t ---- 444 Ocl’-l4-?1 MUN 11:14 e ,. I ! ! ~~~~~~-~EE--~F--~Nsu-R~N~E--- --- --- ---_ 09 T--THYS-CEITT%FICATE-IBfi;SlfEfi-AS-A-WAffEli-~F'TBF'~RF1R'litiR-~Wi8-i ! CAWLEY-ELSTER INS. AGENCY I 140 RISHTS UPON THE CERTIFICATE HOLDER, THIS CERTlFICClTE 201 EXTEND OR ALTER THE GDVERAEE AFFORDED BY THE POLICIES EELUlb. 3250 NILSHIRE BLVD. , STE. 11 12!-------------------------------------------------------------. 90010-1502 COMPANIES AFFORDING COVERAGE i PHUW€213-385-4744 i--------------------------------- _____-__________________________________---------------------. ! CUHPAEY LETTER fi NAT'L. RH. INS. COO (NAI 1 IISURED I i-------------------------------------------------------------. 1 EAGLE RESTORATIONS & BUILDERS I CURFANY LETTER B NORTHBROOK INSURCINCE CO, I INC. AND EAGLE BUILDERS i COHPANY LETTER C 1 13766 PRAIRIE .AVENUE i HAWTHORNE, CA ! COWANY LETTER D I-------------------------------------------------------------. i 90250- I i I COHPANY LETTER E I THIS IS TO CERTIFY THAT POLICIES DF IHSLtRANCE LISTED EELUid HAVE BEEN ISSUED TU THE IHSURED NAHED AWE FtfR THE i I PERIOD ~N~~~ATED= NUT~IT~STAt~~~N5 AMY REQUIRMENT, TERR OR ~~~~~TIU~ OF MY CGi4TRRCT OR DTfdEIi 5OCU~€M~ HTH REI f ALL TERRS, EXCLUSIOHG, AND ~OND~T~ONS OF SiCH POLICIES. LIflITS SHUUN flAY HAVE BEEN REDUCED BY PAID CtAItiS. f-------------------------------------------------------------------------------------------------------------------. I CO1 TYPE UF rtilSuRatm i POLICY IYUHEER ! PULICY EFF i PULlCY EXP 1 ALL LIRITS IN i I-TR i 1 I BATE I DATE i I,---i--------------------------------I----------------------------I--------------i--------------f-------------------- i BEDSERAL Rlj6RE6fiTE I-------------------- If I 1 I i PRODS-~UMP/U~S BEE. t-------------------- i i I 3 &O#MERCiAL 6EW LIABILITY ! I 1 I I i I I i 1 3 [. 1 CLAIHS HADE I 3 OCC. I ! i I PERS, b ADVE: IUUF I-------------------- iI i i i i EACH UCfURREfdCE I-------------------- I I I I 1 DIINEK'S P CONTRACTU3S i 11 PRUTECT I VE t 1 I iI i i i i FIRE PARAGE i (ARY ONE FIRE) I-------------------- ! 1 II i i i ! I I ! f i I #EPIC& EXPENSE I I i f iAlY UNE PERSON) i---f--------------------------------!----------------------------I--------------l--------------~-------------------- I &SL f-------------------- i ICIUTOMOBILE LIAB : 1 i ii I f I I BODILY INJURY i i r 3 AN AUTO I i i i {PER PERSUNf I-------------------- I ! E 3 ALL OWNED fitfT0S i 1 I i 1 i I SCHEDifiE2 AUTOS i f I I I C 3 HIRED AUT5S i i 1 ! EUDILY INJURY i (PER ACCfDEtiTl ;-------------------- i . i I 3 ~UE-U$~E2 AKUS I f I i I E 3 SARAEE LIABILITf i i 1 I I I3 t I ! ! PRGFERTY i---:--------------------------------I----------------------------i--------------~--------------f-------------------- t i E i 014BRELLA FORPI i i I 1 ! I i i I I OTHER THAN UPjBRELLA FORB i ! i ! I ! i---I--------------------------------;----------------------------t--------------l--------------i-------------------- ii I i i STATUTORY ! fil WORKERS' COMP i SF WC10013582 68/21/91 $8/21/92 11000 EbCH ACE II AND I f i 11000 DISEASE- I I EMPLOYERS' LIAB I I I I1000 DISEASE- i-.--I--------------------------------I----------------------------i--------------~--------------~-------------------- I 1 DTHER t I i 07/25/91 07/25/92 t 150 ,OQO t i INSTALLATION FLTR.IIM 0194618 07/25/91 107/25/921 1QQ;I)QQ ]-.------------------------------------------------------------------------------------------------------------------- I DESCRIPT 101 OF UFERA~~~NS/LOC~T IU~SiVEH ICLESISPECI AL i TEHS i ALL OPERATIONS OF THE,INSURED. I I i I i LOS ANGELES, CA I 4 !-------------------------------------------------------------. i---------------------'------'------'-------------------------------. 11 CQiiERAEES ........................................................................................................ I WCH THIS CERTIFICATE BAY BE ISSUED OR RAY PERTAIN, THE INSURANCE ~~FFORDED BY THE PULICIES DESCREED HEREIN rs I i CGE.NERAL LIABILI~Y I I & i i! 1 ;EXCESS LIABILITY I i i I ! EACH UCC i I Bf EQUIPMENT FLOATER i IM 0194618 I > rFRTIFIC&TE a- HOLDER ................................. CANCEL 'L ATIFfR ................................................ = SHUiiiD A#Y OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFU = PIRATIUN DATE THEREFfF TiiE ISSUING &OH~A~Y $ILL ENDEaiiGR TU CITY OF CARLSBAD = DAYS HRiTTEW lOTlCE Tb THE CERTIFICATE HOLDER NAHED TO THE L 1200 CARLSBAD VILLCIGE DRIVE = FAILURE TO RAIL SUCH MUTiCE SHALL IPIPUSE NO UEi15ATIOI 2R LI = ANY KIND UPUH TXE CDtIPAIY! ITS AEENTS OR REPRESEPITATIVES: CARLSBAD CA = AUTHORIZED REPRESENTATIVE =-------------------------------------------------------------- - - ecm 9. i 92008-1969 i IACORD 25-S (3/88) 4 ______-----___--____c__^________________---------------------------------------------------------------------- ----- --~~ THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY A NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOE EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BEL COMPANIES AFFORDING COVERAGE COMPANY LETTER A MERCURY c.bisu,&m comb8y COMPANY B LETTER SUB-CODE __ COMPANY D LETTER POLICY EFFECTIVE POLICY EXPIRATION ALL LIMITS IN THOU! TYPEOFINSURANCE POLICY NUMBER DATE (MMIDDIYY) DATE (MMIDDIYY) ._ GENERAL LIABILITY GENERAL AGGREGATE COMMERCIAL GENERAL LIABILITY PRODUCTS-COMP/OPS AGGREGAi CLAIMS MADE OCCUR PERSONAL &ADVERTISING INJUR EACHOCCURRENCE FIRE DAMAGE (Any one fire) MEDICAL EXPENSE (Any one perso COMBINED LIMIT INJURY $ OWNER'S & CONTRACTOR'S PROT __ 7/20/92 SINGLE $1,000 AC17352 7/20/91 AUTOMOBILE LIABILITY ANY AUTO ALL OWNED AUTOS BODILY x SCHEDULED AUTOS (Per person) x HIREDAUTOS IF ANy BODILY INJURY $ NON-OWNED AUTOS (Per accident) PROPERTY DAMAGE $ S NONTOWNERSHJP OCCURRENCE $ $ OTHER THAN UMBRELLA FORM WORKER'S COMPENSATION AND EMPLOYERS' LIABILITY (EACH P $ (DISEAS $ (DISEAS ! DESCRIPTION OF OPERATlONS/LOCATlONSNEHlCLES/RESTRlCTlONS/SPEClAL ITEMS : CONTRACT#3306 LEO CARRIm RANCH STRUCI'URAL STABILIZATION 1 SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLE EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL I MAIL 30 DAYS WRITTEN NOTICE BY CERTIFIED MAIL 7 bo0 CARLSBAD VILLAGE DRIVE CERTIFICATE HOLDER P;?AMED AS ADDITIONAL IF SBAD, CA. 92008 NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOE EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BEL1 oEAN11#X- 16503H-8hb -_ P.O.Eoa618 ummw%cA-a @l$rnoOl4 dndtmt- ‘ COMPANIES AFFORDING COVERAGE ~. . - COMPANY LETTER A MERCURY CASUALTY cx)wb~NY COMPANY B LETrER COMPANY c LETTER COMPANY LETTER D SUB-CODE EAGW RESTORATIONS & BUILDERS INC. 13766 S. PRAIRIE AVE. HAWIHORNE, CA. 90250 CE LISTED BELOW HAVE FOR THE PO TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL EXCLUSIONS AND CONDITIONS OF SUCH POLICIES LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. - __ _- ALL LIMITS IN THOU POLICY EFFECTIVE POLICY EXPIRATION TYPEOFINSURANCE POLICY NUMBER DATE (MMIDDIYY) DATE (MMIDDIYY) ~ GENERAL AGGREGATE GENERAL LIABILITY COMMERCIAL GENERAL LIABILITY PRODUCTS-COMPIOPS AGGREGA PERSONAL &ADVERTISING INJUF EACHOCCURRENCE CLAIMS MADE OCCUR OWNER’S & CONTRACTOR’S PROT FIRE DAMAGE (Any one fire) MEDICAL EXPENSE (Any one persc COMBINED - ____ ANY AUTO SlNGLE LIMIT $1,000 BODILY $ ALL OWNED AUTOS AC 17352 7/20/91 7/20/92 __ son) __ - I BODILY INJURY $ (Per accident) HIRED AUTOS - ~~___ ____ ___._._ --. . .- NON-OWNERSHIP OCCURRENCE OTHER THAN UMBRELLA FORM WORKER’S COMPENSATION $ (DISEA EMPLOYERS’ LIABILITY SCRIPTION OF OPERATlONS/LOCATlONS/VEHICLES/RESTRICTIONS/SPECIAL ITEMS EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL MAIL 30 DAYS WRITTEN NOTICE By CERTIFIED MIL CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DRIVE CERTIFICATE HOLDER NAMED AS ADDITIONAL I1 SBAD, CA. 92008 MercuryCasualtyCompany ~ , . e x J!J~ 2 13 :$SI AUTOMOBILE SCHEDULE AGENTS NAME - COLIE - --- PR EM I UMS UC-JA 2/91 \ Ld$&-flL AGENT’S COPY .I 1 Premium Basis - Total Number of Employees Advance Premiums Estimated Total Number Bodily Property Injury Damage of Employees Liability Liability $ %IL, $ I!:t:l. J f; .. 1 [')(i $ t)LL! $ l!!t;l, 0 Total Advance Premiums 1 Audit Period: Annual, unless otherwise stated: ? Premium Basis-Total Cost of Hire RATES Advance Premiums Per $100 Cost of Hire Bodlly Property Bod1 ly Property Estimated Injury Damage Injury Damage cost of I: 0 w-1, 1.i > T 7; C 1, 1 r; NJY Llabl I Ity Llabi l4ty Llabllity Liabi lity Hire t 0 $ 80 $ TI!C18 Total Advance Premiums '* . * Mlnlmum Premlurns $ 80 Bodlly Injury Llablllty $ f''CiA Property Damage Llablllty Audit Perlod: Annual, unless otherwise * s:ated: !hen used as a premlum bask property or passengers whlch are subject to the compulsory Insurance requirements of any motor carrier law or regulatlon. cost of hlre" Is the total amount Incurred for the hire of automobiles not including charges for services performed by motor carr mu 20 OUL wu a.. UI- 303 20 xw HZ 2 mu- NUOO JU LLW- MU LLCoLrl --5 230: xa03 --w =:MI- a IY 0 1 1 OPTIONAL ESCROW AGREEMENT FOR SURETY DEPOSITS M LIEU OF RETENTION i This Escrow Agreement is made and entered into by and between the City of Carlsb< whose address is 1200 Carlsbad Village Drive, Carlsbad, California, 92008, hereinafi called Tity'' and whc address is I 1 4 0 I 8 b 4 I I hereinafter called "Contractor" and whose address is hereinafter called "Escrow Agent." For the consideration hereinafter set forth, the City, Contractor and Escrow Agent agr as follows: 1. Pursuant to Section 22300 of the Public Contract Code, Contractor has the opti to deposit securities with Escrow Agent as a substitute for retention earnin required to be withheld by City pursuant to the public works contract enter into between the City and Contractor for in t amount of dated (hereinafter referred to as the "Contract"). A copy of said contract is attached Exhibit "A". When Contractor deposits the securities as a substitute for Contr: earnings, the Escrow Agent shall notify the City within ten (10) days of t deposit. The market value of the securities at the time of the substitution sh be at least equal to the cash amount then required to be withheld as retenti under the terms of the Contract between the City and Contractor. Securities sh be held in the name of City of Carlsbad and shall designate the Contractor as t beneficial owner. Prior to any disbursements, Escrow Agent shall verify that t present cumulative market value of all securities substituted is at least equal the cash amount of all cumulative retention under the terms of the Contract The City shall make progress payments to the Contractor for such funds wh otherwise would be withheld from progress payments pursuant to the Contr< provisions, provided that the Escrow Agent holds securities in the form a amount specified above. Alternatively, the City may make payments directly to Escrow Agent in 1 amount of retention for the benefit of the City until such time as the escrc a m 2. 3. I created hereunder is terminated. I 1 t 10/3/90 R # 4 Contractor shall be responsible for paying all fees for the expenses incurred 1 Escrow Agent in administering the escrow account. These expenses any payme: terms shall be determined by the Contractor and Escrow Agent. The interest earned on the securities or the money market accounts held escrow and all interest earned on that interest shall be for the sole account Contractor and shall be subject to withdrawal by Contractor at any time and fro time to time without notice to the City. Contractor shall have the right to withdraw all or any part of the principal in tl Escrow Account only by written notice to Escrow Agent accompanied by writtc authorization from City to the Escrow Agent that City consents to the withdraw of the amount sought to be withdrawn by Contractor. The City shall have a right to draw upon the securities in the event of default 1 the Contractor. Upon seven (7) days written notice to the Escrow Agent frc the City of the default of the Contractor, the Escrow Agent shall immediate convert the securities to cash and shall distribute the cash as instructed by t City. Upon receipt of written notification from the City certifymg that the Contract has complied with all requirements and procedures applicable to the Contra1 Escrow Agent shall release to Contractor all securities and interest on deposit le escrow fees and charges of the Escrow Account. The escrow shall be clos immediately upon disbursement of all monies and securities on deposit a: payments of fees and charges. Escrow Agent shall rely on the written notifications from the City and t Contractor pursuant to Sections 6 through 8 and 10, inclusive, of this agreeme and the City and Contractor shall hold Escrow Agent harmless from Escrc Agent's release and disbursement of the securities and interest as set forth Sections 6 through 8 and 10. ; 4. 5. 1 4 I 1 li b P I I I E I .... I 8 6. 7. 8. II 9. .... .... .... .... .... 1) 10/3/90 R L 1 10. The names of the persons who are authorized to give written notices or receive written notice on behalf of the City and on behalf of Contractor connection with the foregoing, and exemplars of their respective signatures a as follows: For City: Title i Name 11 4 I u 0 I il 1 1 I I 1 I I Signature Address For Contractor: Title I Name Signature Address For Escrow Agent: Title Name Signature Address t 10/3/90 R i L At the time the Escrow Account is opened, the City and Contractor shall deliver to tl Escrow Agent a fully executed counterpart of this Agreement. IN WITNESS WHEREOF, the parties have executed this Agreement by their proper office on the date first set forth above. For City: Title i I U I 8 Name Signature 1 Address For Contractor: Title Name 1 Signature Address For Escrow Agent: Title b Name Signature Address m P I 8 II 8 1 I ilp 10/3/90 Rc L ;I RELEASE FORM THIS FORM.SHALL BE SUBMITTED WITH ALL PROGRESS PAYMENTS NAME OF CONTRACTOR: PROJECT DESCRIPTION: PERIOD WORK PERFORMED: The above-named Contractor hereby acknowledges payment in full for all compensatic of whatever nature due the Contractor for all labor and materials furnished and for i work performed on the above-referenced project for the period specified above with tl exception of contract retention amounts and disputed claims specifically shown below. RETENTION AMOUNT FOR THIS PERIOD: $ c I I II 1 I DISPUTED CLAIMS DESCRIPTION OF CLAIM AMOUNT CLAIMED The Contractor further expressly waives and releases any claim the Contractor may ha1 of whatever type or nature, for the period specified which is not shown as a retentii amount of a disputed claim on this form. This release and waiver has been ma voluntarily by Contractor without any fraud, duress or undue influence by any person entity. Contractor further certifies, warrants, and represents that all bills for labor, materials, a work due Subcontractors for the specified period have been paid in full and that the parti signing below on behalf of Contractor have express authority to execute this release. DATED: m 19 I 1 1 1 1 I PRINT NAME OF CONTRACTOR DESCRIBE ENTITY (Partnership, Corporation, etc.) By: I Title: By: Title: 10/3/90 R lr 1 L SPECIAL, PROVISIONS I. SUPPLEMENTARY GENERAL PROVISIONS TO STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCIION 1-1 TERMS To Section 1-1, add: A. Reference to Drawings: Where words "shown," "indicated," "detailed," "noted," "scheduled," or words of simil import are used, it shall be understood that reference is made to the plans accompanyi: these provisions, unless stated otherwise. B. Directions : Where words "directed," "designated," "selected," or words of similar import are used, shall be understood that the direction, designation or selection of the Engineer is intend6 unless stated othemise. The word "required" and words of similar import shall understood to mean "as required to properly complete the work as required and approved by the City Engineer," unless stated otherwise. 1 1 1 111 m a lli I 1 I i 8 B I b c. Equals and Approvals: Where the words "equal," "approved equal," "equivalent," and such words of similar imp( are used, it shall be understood such words are followed by the expression "in the opini of the Engineer," unless otherwise stated. Where the words "approved," "approvz "acceptance," or words of similar import are used, it shall be understood that the approv acceptance, or similar import of the Engineer is intended. E D. Perform and Provide: The word "perform" shall be understood to mean that the Contractor, at her/his expen shall perform all operations, labor, tools and equipment, and further, including t furnishing and installing of materials that are indicated, specified or required to mean tl the Contractor, at her/his expense, shall furnish and install the work, complete in place a ready to use, including furnishing of necessary labor, materials, tools, equipment, a transportation. 10/3/90 R t I 1 1-2 DEFINITIONS Modify Section 1-2 as follows: SSPWC - Standard Specifications for Public Works Construction, 1988 Edition with 19' Supplement. Agency - the City of Carlsbad, California Engineer - the Project Manager for the City of Carlsbad or his approved representative Architect - the Consultant that has prepared the Contract Documents and Specificatior NPS - National Park Service OHP - Office of Historic Preservation, Department of Parks and Recreation, State c I I n 1 I California SHBC - State Historical Building Code 24 CONTRACTBONDS Modify Paragraph 3 as follows: Contractor shall provide two good and sufficient surety bonds. The "Payment Bo1 (Material and Labor Bond) shall be for not less than 50 percent of the contract price satisfy claims of material suppliers and of mechanics and laborers employed by contrac on the project. Add: The Payment Bond and the Performance Bond shall be kept in full force and effect by 1 Contractor during the course of this project. Both bonds shall extend in full force E effect and be retained by the City for a period of one (1) year from the date of forr acceptance of the project by the City. I I li I 1 Q b 2-5 PLANS AND SPECIFICATIONS To Section 2-5.1, General, add: 10/3/90 R t m I 4 The specifications for the work are the Standard Specifications for Public Worl Construction, 1985 Edition, the 1986 supplement, and the January, 1986 Standard Speci Provisions, hereinafter designated SSPWC, as issued by the Southern California Chapter I the American Public Works Association, and these General Provisions. The Construction Plans consist of 44 sheet(s) designated as City of Carlsbad Drawing N 318-2. The standard drawings utilized for this project are the latest edition of the & Diego Area Reaional Standard Drawings, hereinafter designated SDRS, as issued by the S; Diego County Department of Public Works, together with the City of Carlsb; Supplemental Standard Drawings. Copies of pertinent standard drawings are enclosed wi ; I I u 1 I u I 1 E 8 1 b 11 these documents. To Section 2-5.3, Shop Drawings, add: Where installation of work is required in accordance with the product manufacture. direction, the Contractor shall obtain and distribute the necessary copies of su( instruction, including two (2) copies to the City. To Section 2-5, add: 2-5.4 Record Drawings: The Contractor shall provide and keep up-to-date a complete "as-built" record set transparent sepias, which shall be corrected daily and show every change from the origir drawings and specifications and the exact "as-built" locations, sizes and kinds of equipmer underground piping, valves, and all other work not visible at surface grade. Prints for tl purpose may be obtained from the City at cost. This set of drawings shall be kept on t job and shall be used only as a record set and shall be delivered to the Engineer up' completion of the work. 4-1 MATERIALS AND WORKMANSHIP To Section 4-1.3.1, Inspection Requirements, General, add: All work shall be under the observation of the Engineer or his appointed representatii The Engineer shall have free access to any or all parts of work at any time. Contract shall furbish Engineer with such information as may be necessary to keep her/him fu informed regarding progress and manner of work and character of materials. Inspecti of work shall not relieve Contractor from any obligation to fulfill this Contract. Modify Section 4-1.4, Test of Materials, as follows: D a 10/3/90 Ri t 1 L Except as specified in these Special Provisions, the Agency will bear the cost of testir materials and/or workmanship where the results of such tests meet or exceed tl requirements indicated in the Standard Specifications and the Special Provisions. The ca of all other tests shall be borne by the Contractors. At the option of the Engineer, the source of supply of each of he materials shall 1 approved by him before the delivery is started. All materials proposed for use may 1 inspected or tested at any time during their preparation and use. If, after trial, it is foux that sources of supply which have been approved do not furnish a uniform product, or the product from any source proves unacceptable at any time, the Contractor shall furnii approved material from other approved sources. After improper storage, handling or a~ other reason shall be rejected. All backfill and subgrade shall be compacted in accordance with the notes on the plans ai the SSPWC. Compaction tests may be made by the City and all costs for tests that me or exceed the requirements of the specifications shall be borne by the City. Said tests may be made at any place along the work as deemed necessary by the Enginec The costs of any retests made necessary by noncompliance with the specifications shall 1 I II I I I II I) I I I I I II I I E borne by the Contractor. Add the following section: 4-1.7 Nonconfodna Work The contractor shall remove and replace any work not conforming to the plans specifications upon written order by the Engineer. Any cost caused by reason of tl- nonconforming work shall be borne by the Contractor. 5-1 LOCATION Add the following: The City of Carlsbad and affected utility companies have, by a search of known recorc endeavored to locate and indicate on the Plans, all utilities which exist within the lim of the work. However, the accuracy of completeness of the utilities indicated on the Pla is not guaranteed. 54 RELOCATION Add: 10/3/90 Rc t II 1 The temporary or permanent relocation or alteration of utilities, including semi connection, desired by the Contractor for his/her own convenience shall be the Contract0 own responsibility, and he/she shall make all arrangements regarding such work at no cc to the City. In order to minimize delays to the Contractor caused by the failure of other parties relocate utilities which interfere with the construction, the Contractor, upon request to t City, may be permitted to temporarily omit the portion of work affected by the utility. T portion thus omitted shall be constructed by the Contractor immediately following t relocation of the utility involved unless otherwise directed by the City. I I I I I 1 b 1 I 1 I 111 1 ll I 6-1 CONSTRUCI'ION SCHEDULE li Modlfy this section as follows: A construction schedule is to be submitted by the Contractor per the following: 1. The prime contractor is required to prepare in advance and submit at the time of the project preconstruction meeting a detailed critical path method (CPM) project schedule. This schedule is subject to the review and approval of the City. 2. The schedule shall show a complete sequence of construction activities, identifylng work for the complete project in addition to work requiring separate stages, as well as any other logically grouped activities. The schedule shall indicate the early and late start, early and late finish, 50% and 90% completion, and any other major construction milestones, materials and equipment manufacture and delivery, logic ties, float dates, and duration. The prime contractor shall revise and resubmit for approval the schedule as required by City when progress is not in compliance with the original schedule. The prime contractor shall submit revised project schedules with each and every application for monthly progress payment identifymg changes since the previous version of the schedule. 3. 4. The schedule shall indicate estimated percentage of completion for each item of work at each and every submission. 10/3/90 R t 1 5 5. The failure of the prime contractor to submit, maintain, or revise the aforementioned schedule (s) shall enable City, at its sole election, to withhold up to 10% of the monthly progress payment otherwise due and payable to the contractor until the schedule has been submitted by the prime contractor and approved by City as to completeness and conformance with the aforementioned provisions. i I I No changes shall be made to the construction schedule without the prior written approv of the Engineer. Any progress payments made after the scheduled completion date shz not constitute a waiver of this paragraph or any damages. Coordination with the respective utility company for removal or relocation of conflictir utilities shall be requirements prior to commencement of work by the Contractor. I B 6-7 TIME OF COMPLETION The Contractor shall begin work within ten (10) calendar days after receipt of the "Noti to Proceed'' and shall diligently prosecute the work to completion within 184 consecuti' days after the date of the Notice to Proceed. To Section 6-7.2, Working Day, add: Hours of work - All work shall normally be performed between the hours of 7:OO a.m. ai sunset, from Mondays through Fridays. The contractor shall obtain the approval of t. Engineer if he/she desires to work outside the hours state herein. Contractor may work during Saturdays and holidays only with the written permission the Engineer. This written permission must be obtained at least 48 hours prior to su work. The Contractor shall pay the inspection costs of such work. 1 I b 1 I I E I 1 6-8 COMPLETION AND ACCEPTANCE Add the following: All work shall be guaranteed for one (1) year after the filing of a "Notice of Completic and any faulty work or materials discovered during the guarantee period shall be repair or replaced by the Contractor, at his expense. a I 6-9 LJOUIDATED DAMAGES Modify this section as follows: 10/3/90 RI t I C If the completion date is not met, the contractor will be assessed the sum of $500 per di for each day beyond the completion date as liquidated damages for the delay. AI progress payments made after the specified completion date shall not constitute a waiv of this paragraph or of any damages. i! 7-5 PERMITS I II 1 I Modify the first sentence to read: The agency will obtain, at no cost to the Contractor, all encroachment, right-of-wz grading, and building permits necessary to perform work for this contract on City properl in streets, highways (except State highway right-of-way), railways or other rights-of-w: 1 Add the following: Contractor shall not begin work until all permits incidental to the work are obtained. 7-8 PROJECT AND SITE MANAGEMENT R b at the City's request. To Section 7-8.1, Cleanup and Dust Control, add: Cleanup and dust control shall be executed even on weekends and other non-working da Add the following to Section 7-8: 7-8.8 Noise Control All internal combustion engines used in the construction shall be equipped with mufflc in good repair when in use on the project with special attention to City Noise Conti Ordinance No. 3109, Carlsbad Municipal Code, Chapter 8.48. 0 I I 0 111 I E I 7-10 PUBLIC CONVENIENCE AND SAFETY Add the following to Section 7-10.4, Public Safety: 7-10.4.4 Safety and Protection of Workers and Public The Contractor shall take all necessary precautions for the safety of employees on the WE and shall comply with all applicable provisions of Federal, State and Municipal safety la and building codes to prevent accidents or injury to persons on, about, or adjacent to t premises where the work is being performed. He/she shall erect and properly maintain 10/3/90 R e I I all time, as required by the conditions and progress of the work, all necessary safeguar for the protection of workers and public, and shall use danger signs warning agair hazards created by such features of construction as protruding nails, hoists, well holes, a falling materials. 1 7-13 LAWS TO BE OBSERVED I I Add the following: I Grading. Municipal ordinances which affect this work include Chapter 11.06. Excavation ai If this notice specifies locations or possible materials, such as borrow pits or gravel be( for use in the proposed construction project which would be subject to Section 1601 Section 1603 of the Fish and Game Code, such conditions or modifications establish pursuant to Section 1601 of the Fish and Game Code shall become conditions of t 1 I I contract. 8 FACIllTIES FOR AGENCY PERSONNEL Delete this section. b 9-2 LUMP SUM WORK Add the following: The Contractor shall submit to the Engineer within fifteen (15) days after award contract, a detailed schedule in triplicate, to be used only as a basis for determini progress payments on all lump sum bid items. Payment for "General Condition" pay ite shall be in proportion to the percentage of work completed on that item. For instance, E Item No. 1, General Conditions for Deedie's House: payment for this item shall be 5( when 50% of the work for Deedie's House is complete. 9-3 PAYMENT Modify Section 9-3.2, Partial and Final Payment, as follows: Delete the second sentence of the third paragraph having to do with reductions in amot of retention. I I I 1 I 10/3/90 R 6 1 I 1 I R a PI b 1 ll 1 1 1 I I C c 10 SURVEYMG Contractor shall protect in place or replace all obliterated survey monuments as per Sectic 8771 of the Business and Professions Code. Contractor shall employ a licensed land surveyor or registered civil engineer to perfor necessary surveying for this project. Requirements of the Contractor pertaining to this ite are set forth in Section 2-9.5 of the SSPWC. Contractor shall include cost of surveying service within appropriate items of proposal. No separate payment w be made. 11 SENSITIVE ARCHAEOLOGICAL SITE During all site work, the Contractor shall be careful not to disturb or remove soil exce as indicated on the drawings. When removal of soil becomes necessary, a registerc Archaeologist must be present. The Contractor shall pay all costs for the services of i Archaeologist. Equipment is not to be stored on areas noted sensitive on Sheet A-1. t I 10/3/90 Rl t 1 I SECTION 01 005 CLARIFICATIONS TO THE CONSTRUCTION DOCUMENTS i II The following information are clarifications and shall be included in the bid to t 1 construction documents entitled: U 11 A. GENERAL I Leo Carrillo Ranch Structural Stabilization City of Carlsbad - Municipal Projects Department 1. The following changes, additions, clarifications, or deletions shall be ma to the construction documents; all other conditions shall remain the san Many of the structural retrofit details will require the removal a replacement of roof materials not shown on the plans. The removal of 01 certain items are shown for clarity to the Office of Historic Preservation 1 potential impact to historic fabric. The Contractor is responsible for t removal and replacement and/or repair to complete the work. All structural details to be bid per plans. No alternate details will accepted for bidding purposes. Contractor may approach the constructi of the detail from various methodologies. Example: the anchor shown Detail 2A/A9.1 may be drilled from the exterior bottom of the bond bea The hole will be filled with 1" minimum finish material. The adobe in-fill shown on Detail 6/A9.1 and for similar details is to bi minimum four inches (4") thick. The in-fill may be solidly filled. The Contractor will pay the City $600.00 to cover the cost of electri power and water utilities. Payment shall be made in the form of a che payable to the City of Carlsbad, prior to invoice for the first prop payment for work to be performed by the Contractor. Add General Note: All new lumber to be painted or stained to ma 2. I lb 4. m I I I 5. 6. 1 I existim adjacent lumber. 7. 10/3/90 R R 1. r il c 8. Add General Note: All consolidated lumber to be stained or painted match existinn adjacent lumber. 9. Add General Note: All new exposed steel hardware to be painted. Col to be selected by architect. 10. General Adobe Repair: At areas where the adobe has eroded and ceme plaster mortar remains, the adobe is to be built out before replasterin Eroded areas not to be built out with plaster. New eucalyptus may be taken from the site under the direction of tl landscape architect for replacement of deteriorated eucalyptus wood foul on the buildings. Add Structural General Note: Where continuous angles or bent plates a required to be spliced, provide a full penetration weld. 13. The bent 45" resin anchors are a special order manufactured item. 14. The Contractor's bid to include scaffolding, high reach equipment, fencir protection materials, rentals, and other related general conditions requir to complete work shown on the drawings. 1 I u I f 11. 12. B. DRAWING REVISIONS b I I I 1 1. Drawing Sheet GH Revise General Note #21 to read: operable conditions at Deedie's House and the Cantina as noted on t drawinns . Restore all doors and windows 2. Drawinn Sheet A1 NOTE: Densely scattered historic artifacts at storage shed, foundry a equipment shed. Add to note as follows: No activity. including parkir storane of materials or walking upon undesimated paths to occur wit1 1 these areas. 10/3/90 Ri It I t 9 5 3. Drawinn Sheet A12 Revise as follows: a) Delete flagstone floor patching. Note to read: Clean and remoi mildew staining from flagstones. See specifications. i 1 3 I I b 1 I a E 1 lt I b) Delete note at bathroom: "Restore plumbing to operab condition." These fixtures are to remain inoperable. I 4. Drawing Sheet A14 Revise as follows: a) Delete "(NIC)" from relocate electrical note. This work is part the base bid. b) Delete "(NIC)" from 3 wood preservative at Cantina nor elevation. This work is part of the base bid. 5. Drawinn Sheet A21 m Delete "NIC" regarding wood shingle roof. alternate. This work is an additi 6. Drawing Sheet A25 Revise retaining wall General Note No. 2 to read: All concrete block un shall be standard hollow nade "N-1" conforming to ASTM C-90. Gro solid all cells. 7. Landscape drawing sheets L1 through L5. Revise as follows: Delete , "NIC's" for Phase I and Phase 11. 8. Drawing Sheet GH Clarification to Structural and Reinforcing Steel Note No. 6. All metal pa: including angles are to be hot dipped galvanized. This includes metal pa that are embedded in walls. All manufactured items to be factc 1 galvanized. 10/3/90 R1 f 1 I 9. Drawing Sheet A31 Clarification for cabana beach sand floor: "Beach sand shall be imported, manufactured, #20 silica sand; cleane washed, free of deleterious organic materials, loam, clay and debris ai shall conform to the following: Mean Effective Size - between .42 and .53 Mean Uniformity Coefficient - between 1.36 and 1.54 Contractor shall submit certification of the above requirements. 1 1 I I I b 0 u R I I I I I 10. Drawinz Sheet TS2 Under 'Work Description", delete: "Reinstall all MPE work and repair as original working order." Modify note to read as follows: All MPE work be restored to condition prior to construction. 1 C. SPECIFICATION REVISIONS 1. Section 04500 - Adobe and Masonry Restoration Add cleaning of flagstone floors. Clean with trisodium phosphate (TSP) 1 manufacturer's recommendations. Section 01010 - Summary of WorkJDivision 1.05 Work Seauence The order listed does not imply that one building must be completed pr to starting the next structure. Only the Main House must be complet within the dates stated. Section 02070 - Division 2.020 Revise as follows: Containers for the storage of artifacts that are removed by the Contrac to be provided by the Contractor (such as fixtures, windows, and door Containers for the storage of the caretakefs equipment, furniture and E historic artifacts removed by the City to be provided by the Agency. 2. 3. t t 10/3/90 R !I D. LANDSCAPE CLARIFICATIONS 1. Referral to the plant recommendations report is not required for biddir This report addresses Phase 111 recommendations. Phase I and I1 landsca items are to be bid as an alternate additive. All landscape maintenance and watering will be provided by the City. The Contractor is responsible for the trimming, tie-backs, protection a possible removal of landscape to perform his work. The landscape architect shall be present during trimming and pruning tf affect construction work. No weed removal is required for bidding. Delete all "dividing" of strelitzia reghae noted on drawings. Delete Phase 11 - "box and sell" for the magnolia tree on Sheet L-4. 1 2. 3. 1 li II D P I) I I D 1 II 3 ll I 4. 5. 6. 7. J t 10/3/90 R 1 C L SECTION 01010 SUMMARY OF WORK 1 PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED I A. Title of Work, and type of Contract II. I 6 B. C. Work Sequence. I D. Use of Premises. Work by Others and Future Work. E. Owner Occupancy. WORK COVERED BY CONTRACT DOCUMENTS A. Work of this Contract comprises general construction restoration a seismic strengthening and minor sitework of the Leo Carrillo Ranch locat off of Palomar Airport Road in Carlsbad, California, for the City of Carlsb referred to as the Agency for purposes of the specifications. 1.02 e m e b I 1.03 CONTRACT METHOD A. Construct the work under the guidelines of the City of Carlsbad and t Secretary of the Interior's Standards for Historical Preservation Projects Relations and responsibilities between Contractors hired by the Agency sh be defined in Conditions of the Contract. Assigned contractors shall, addition, purchase and maintain liability insurance to protect Agency frc claims for not less than the limits of liability as noted by the Agency. B. I I 1 1.04 WORK BY OTHERS A. Work of the Project which will be executed after completion of Work oft Contract, and which is specifically excluded from this Contract: I 1. All landscaping outside of defined scope of work. r 10/3/90 R 1 B t Work other than the seismic and structural stabilization of the si structures such as architectural restoration, unless specifical defined in the scope of work or pre-bid walk through., TI Cantina and Deedie's House are exceptions as these will be ful restored, seismically, architecturally, and structurally. 2. i B li B 111 I I 1.05 WORK SEQUENCE A. The following list represents the prioritized historical "value" of tl buildings determined by the Leo Carrillo Reconstruction Committee. TI Contractor is to verify with the Engineer and Architect the proposed methc of stabilization and work sequence prior to construction. A Schedule construction activity will be approved prior to commencement of work. 1. Deedie's House - full seismic and structural stabilization ai architectural restoration. Main House - seismic and structural stabilization. All work relatc activities shall be completed between the dates October 1, 195 and January 31, 1992 for the Main House. Include these dates ( the Construction Schedule. 2. 2, 3. Stable - seismic and structural stabilization. II restoration. 4. Cantina - full seismic and structural stabilization, architectui 5. 6, 7. 8. 9. 10. Wash House - seismic and structural stabilization. Carriage House - seismic and structural stabilization. Feed Storage and Tack Shed - seismic and structural stabilizatic CaretakeJs House and Garage - seismic and structural stabilizatic Ground Repair - as noted on the drawings. Water Tank - seismic and structural stabilization. 1 11. Wood Barn - seismic and structural stabilization. I I It 1 I I 12. 13. Equipment Shed and Foundry - seismic and structural stabilizatio Storage Shed - seismic and structural stabilization. t 10/3/90 R 1 t B. Construct work to accommodate Agency use of premises durii construction. Coordinate with Agency during construction to meet l- needs for visitation and press release on the progress of the work. There will be no occupancy of the buildings of the Leo Carrillo Ranch any time for a field office or living quarters for the Contractor. 1 1 I 1 I I 0 II 8 I I 1.06 CONTRACTOR USE OF PREMISES A. Contractor shall limit use of premises for Work, for storage, and for acce: to allow: 1. Agency visitation and public observation. 2. Work by other contractors and subcontractors. Coordinate use of premises under direction of Agency. Assume full responsibility for protection and safekeeping of products und this Contract. Obtain and pay for use of additional storage or work areas needed f operations under this Contract. B. C. D. E. Contractor to use designated equipment, materials, temporary ofi location, parking of automobiles, areas designated for storage and portal toilets and other locations as shown on Sheet A1 of the Contr: Documents. Contractor to provide all conduits for power, telephone (if not cellula water from point of connection to designated work areas and whc required such as the temporary office. F. 1.07 PARTIAL AGENCY OCCUPANCY OF THE GROUNDS AND BUILDINGS A. Schedule and substantially complete designated portions of Work : Agency’s occupancy prior to Substantial Completion of entire Work: B 1. Cooperate with scheduled events by the Agency. 2. 1 meeting these dates. There will be definite press releases by the Agency, cooperate w P I 10/3/90 R t 8 6 SECTION 01200 PROJECT MEETINGS I PART 1 GENERAL I 1 I I I 8 I I I 1 1.01 REQUIREMENTS A. B. Contractor administration of progress meetings and pre-installatic Contractor participation in pre-bid and pre-construction conferences. conferences. This Section is to supplement the provisions of the SSPWC. C. I 1.02 RELATED REQUIREMENTS A. B. Section 01300 - Submittal: Progress Schedules. C. Section 10380 - Construction Photographs. D. Section 01500 - Construction Facilities and Temporary Controls. E. Section 01535 - Protection of Installed Work. F. Section 01550 - Access Roads and Parking Areas. G. Section 01569 - Construction Cleaning. Section 01 210 - Pre-construction Conferences. I) 1.03 PRECONSTRUCTION CONFERENCES A. Architect will administer site mobilization conference at Project site f clarification of Agency and Contractor responsibilities in use of site and f B review of administrative procedures. 1.04 PROGRESS MEETINGS A. Schedule and administer Project meetings throughout progress of the Wo at maximum bi-weekly intervals, called meetings, and pre-installatic I conferences. 10/3/90 Rt t I 1 c Make physical arrangements for meetings, prepare agenda with copies fi participants, preside at meetings, record minutes, and distribute topi( within four days to Agency, Architect, participants, and those affected 1 decisions made at meetings. B. I C. Attendance: Job superintendent, major subcontractors and supplier Agency and Architect as appropriate to agenda topics for each meeting. Suggested Agenda: Review of Work progress, status of progress schedu and adjustments thereto, delivery schedules, submittals, maintenance quality standards, pending changes and substitutions, and other iten affecting progress of Work. 8 8 I D. I 1 .os PRE-INSTALLATION CONFERENCES A. When required in individual specification Section, convene. a pre-installatic conference prior to commencing work of the Section. Require attendance of entities directly affecting, or affected by, work of tk i I Section. b B. C. Review conditions of installation, preparation and installation procedur and coordination with related work. 1 R I 8 B II I i 10/3/90 Rc t i t SECTION 01210 PRE-CONSTRUCTION CONFERENCES 1 U I PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED I A. Contractor participation in pre-construction conferences. B. This Section is to supplement the provisions of the SSPWC. 1.02 PEE-CONSTRUCTION CONFERENCES m A. The Agency will schedule a conference within 15 days after notice award. Attendance: Engineer, Architect, Structural Engineer, and Contractor. 8 b II I I E II 8 8 I II B. C. Agenda: 1. Submittal of executed bonds and insurance certificates. 2. Submittal of list of subcontractors, list of products, schedule values, and progress schedule. 3. Designation of responsible personnel. 4. Procedures and processing of field decisions, submit1 substitutions, applications for payments, proposal requests, char orders, and Contract closeout procedures. 5. Scheduling. 1.03 SITE MOBILIZATION CONFERENCE A. The Agency will schedule conference at the Leo Carrillo Ranch (Proj Site), prior to Contractor occupancy. Attendance: Engineer, Architect, Consultants, and Contractor, and ma subcontractors. B. C. Agenda: 1. 2. Agency’s requirements. Use of premises by Agency and Contractor. 10/3/90 R t I t 3. 4. 5. Security and housekeeping procedures. 6. Schedules. 7. Procedures for testing. 8. 9. 8 construction period. Construction facilities and controls provided by Contractor. Temporary utilities provided by Contractor. I Procedures for maintaining record documents. Inspection and acceptance of equipment put into service durh I I i c 1 b 1 I u 8 m P 10/3/90 Rt 19 8 t SECTION 01300 SUBMITT'ALWPROGRESS SCHEDULES i I 1 PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED I A. Procedures. B. Construction Progress Schedules. C. Schedule of Values. m u D. Shop Drawings. E. Product Data. F. Samples. b G. Manufacturer's Instructions. H. This Section is to supplement the provisions of the SSPWC. 1.02 PROCEDURES 1 I 8 I 1 I A. Deliver submittals to Architect at 846 Fifth Avenue, Suite 300, San Dies CA 92101. Schedule submittal review at jobsite ahead of schedule for 1 weekly progress site meetings. B. Transmit each item under AIA Form G810, or an Architect accepted for Identify Project, Contractor, Subcontractor, major supplier; ident pertinent Drawing Sheet and detail number, and Specification Secti Number, as appropriate. Identify deviations from Contract Document Provide space for Contractor, Architect and Agency review stamps. Submit initial progress schedules and schedule of values in duplicate at th of pre-construction conference. After review by Architect and Engine revise and resubmit as required. Submit revised schedules with each r request, reflecting changes since previous submittal. u C. 10/3/90 R t 1 f Comply with progress schedule for submittal related to Work progre: Coordinate submittal of related items. After Architect's and EngineeJs review of submittal, revise and resubmit required, identifying changes made since previous submittal. D. E. 1 I F. Distribute copies of reviewed submittal to concerned persons. Instn 1 II recipients to promptly report any inability to comply with provisions. 1.04 CONSTRUCTION PROGRESS SCHEDULES - REFER TO SSPWC 6 CONSTRUCTION SCHEDULE AND COMMENCEMENT OF WORK 8 I I b I I i I i II; 8 I 10/3/90 R t I ( SECTION 01380 CONSTRUCTION PHOTOGRAPHS 1 II 1 II I b 8 8 i I i 1 1 PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED u A. Construction photography. B. Submittal. 1.03 PHOTOGRAPHY A. Provide photographs of site and construction throughout progress of Woi produced by a competent photographer, acceptable to Architect. If phot are taken by contractor, work is not to proceed until photos are develop I and acceptable for submittal. B. Take photographs on cutoff date for each Application for Payment. i types of photographic film is to be used during the progress of the WOI This may require additional cameras or changing of the film in order provide the minimum number of photographs. Take photographs at beginning and completion of elements of nc construction. 1. 2. Site clearing. 3. Seismic anchoring and bracing. 4. Before plastering walls. 5. After plaster color coat. 6. 7. C. Salvage of pertinent materials as noted by Architect. Stabilization / preservation of wood, adobe and masonry item: Final completion. 1.04 PHOTOGRAPHS REQUIRED I A. B. 35 mm color slides. Slides to be dated. ASA 200, 3 roll of 36 exposur Color Prints, ASA 200, 8 rolls of 36 exposures. 10/3/90 R t I 6 1. Finish: Smooth surface, glossy. 2. 3. 4. Size of color prints to be 3-1/2 x 5. Identify each color print on back. List name of Project, date ax view, and photographer's numbered identification of exposure. Note position and direction of photograph on Documents 1/4"= 1'-0" scale. 1 I 1 I E C. Black and White Prints, MA 200, 8 roll of 36 exposures. 1. Same requirements as Color Prints. 1 .os NEGATIVES A. Deliver negatives to Architect with Record Documents. Catalog and indc negatives in chronological sequence; provide typed table of contents. I 1.06 TECHNIQUE 1 b A. Provide factual presentation as the work progresses for all of the structur with color slides, color prints and black and white prints. B. Provide correct exposure and focus, high resolution and sharpne: maximum depth of field, and minimum distortion. 1.07 VIEWS A. B. Consult with Architect for instructions on views required. The views should be taken from the same location as the job progress f conservation work and the adobe and plaster walls. Correct natural lig should be used. I 1 I I 1 1.08 SUBMITTAL A. Deliver prints and slides with transmittal letter to Architect with ea payment request . Architect will retain approximately one-half of all photographs taken for 1 record. The remaining photographs will become the property of the Cj of Carlsbad and the State Office of Historic Presevation. All negatives become the property of the Architect and will be stored at t B. 1 C. I Architect's office. 10/3/90 RI t I I SECTION 01500 CONSTRUCTION FACILITIES AND TEMPORARY CONTROLS 1 I I I I I I I I I I I PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED R A. Electricity, Lighting B. Ventilation C. Telephone Service I D. Water E. Sanitary Facilities F. Barriers b G. Security H. Water Control I. Cleaning during construction J. Field Offices and Sheds K. L. Removal of Construction Facilities and Temporary Controls This Section is to supplement the provisions of the SSPWC. 1.02 FEES FOR TEMPORARY UTILITIES A. The Contractor will pay the City $600.00 to cover the cost of electri power and water utilities. Payment shall be made in the form of a che payable to the City of Carlsbad, prior to invoice for the first progr payment for work to be performed by the Contractor. I 10/3/90 R t I I i I I 1 I I b I I I I I 8 1 I r 1.03 DESIGNATED AREAS FOR FACILITIES A. Contractor to use designated equipment, material and temporary offi locations as designated on the site plan, Sheet Al. 1.04 ELECTRICITY, LIGHTING A. Connect to existing service, provide branch wiring and distribution box located to allow service and lighting by means of construction type pow cords. Provide lighting for construction operations as required. Existing lighting may be used during construction. B. C. 1 1 .os TEMPORARY VENTILATION A. Coordinate use of existing facilities with Agency; extend and suppleme with temporary units as required to maintain specified conditions f construction operations, to protect materials and finishes from damage d to dust, temperature or humidity. Ventilate enclosed areas to assist cure of materials, to dissipate humid and to prevent accumulation of dust, fumes, vapors or gases. B. 1.06 TELEPHONE SERVICE A. Cellular telephone and facsimile machine to be provided on site. 1.07 WATER A. Water is available at the site as required for construction as shown on Shf A1 . 1.08 SANITARY FACILITIES A. Contractor to provide and maintain sanitary facilities on the jobsite as I code. Locate portable toilet as per Sheet Al. t 10/3/90 R I I 5 I f 1.09 BAEWERS A. Provide plywood barriers around trees and plants designated to remain a1 in a zone prone to damage. Protect against vehicular traffic, stort materials, dumping, chemically injurious materials, and puddling ( continuous running water. I 1.10 PROTECTION OF INSTALLED WORK I A. Provide temporary protection for installed products. Control traffic immediate area to minimize damage. Provide protective coverings at walls, projections, jambs, sills, and soffj of openings. Protect interior floors from movement of heavy objects a1 storage. Protect exterior openings during construction. Prohibit traffic and storage on lawn and landscaped areas. B. I I ID I I I s I I I I C. 1.11 SECURITY A. Maintain existing security program and facilities to protect the work fro unauthorized entry, vandalism, and theft. 1.12 CLEANING DURING CONSTRUCTION A. Control accumulation of waste materials and rubbish; periodically dispo of off-site. Clean interior areas prior to start of finish work, maintain areas free of dt and other contaminants during finishing operations. Allow no other signs to be displayed. This includes all Contractor ai subcontractors signage. 1.13 FIELD OFFICES AND SHEDS i A. Provide a field office as per SSPWC. B. C. B. Storage Sheds for Tools, Materials, and Equipment: Weather-tight, wi adequate space for organized storage and access, and lighting for inspectir of stored materials. 10/3/90 Rc t I 1 U I I I I b I 1 I I I I li 1 f 1.14 REMOVAL A. Remove temporary materials, equipment, services, and construction pri to Substantial Completion inspection. Clean and repair damage caused by installation or use of tempora facilities. Restore existing facilities used during construction to specifie B. 1. or to original condition. 10/3/90 R t I I I I I 1 I I I I I. 1 I I SECTION 01535 PROTECTION OF INSTALLED WORK t PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED I A. B. Protection for products after installation. This Section is to supplement the provisions of the SSPWC. 1.02 RELATED REQUIREMENTS 1 A. B. C. Individual Sections: Specific protection for installed products. Section 01010 - Summary of Work Section 01500 - Construction Facilities and Temporary Controls. b PART2 EXECUTION 2.01 PROTECTION AFTER INSTALLATION A. Protect installed products and control traffic in immediate area to prevc damage from subsequent operations. Provide protective coverings at walls, projections, comers, and jambs, si and soffits of openings in and adjacent to traffic areas. Protect floors from dirt, wear, and damage: 1. 2. 3. B. C. Secure heavy sheet goods or similar protective materials in pla in areas subject to foot traffic. Lay planking or similar rigid materials in place, in areas subject movement of heavy objects. Lay planking or similar rigid materials in place in areas whi storage of products will occur. 1 10/3/90 R t i 1 1 s I i R 1 1 1, I I 1. 1 t 1 I E D. Protect waterproofed and roofed surfaces: 1. Restrict use of surfaces for traffic of any kind, and for storage products. t 2. When an activity is mandatory, obtain recommendations f protection of surfaces from manufacturer. Install protection ai remove on completion of activity. Restrict use of adjace unprotected areas. E. Restrict traffic of any kind across any landscape areas, unless permission granted in writing from the Agency. 10/3/90 R t I I 1 1 I 1 6 I 1 II 1 I, 4 SECTION 01550 ACCESS ROADS AND PARKING AREAS t PART 1 GENERAL 1.01 REQUIREMENTS INCLUDED 1 ' A. Parking B. C. Maintenance Existing Roads and Parking Areas I D. Removal, Repair 1.02 PROTECTION A. Protect existing entrance bridge by providing temporary shoring a bracing. See sheet A1 for location. performed by a Contractor with an "A" type Contractor's license. Structural Calculations to be provided by a Licensed Structural Engineer shoring design. All bridge shoring work shall b B. PART 2 PRODUCTS 2.01 MATERIALS A. For Temporary Construction: Contractor's option. PART 3 EXECUTION I 3.01 PREPARATION A. Clear areas, provide surface drainage of premises and adjacent areas. 3.02 PMNG A. Arrange for temporary parking areas to accommodate use of construct personnel. 10/3/90 R t 4 P t I I I E I t 1 1 1D ff 3, I I B. EXISTING ROADS AND PARKING AREAS A. Location is designated on the drawings, Sheet Al. 3.03 t Designated existing on-site roads and driveways may be used j construction traffic. Tracked vehicles not allowed. Contractor and Sub-contractors shall note that access to the site shall allowed only from Palomar Airport Road as designated on the drawin1 No left turns shall be allowed at entry or exit at Palomar Airport Road. B. 3.04 MAINTENANCE A. Maintain traffic and parking areas in a sound condition free of excavat materials, construction equipment, products and mud. Maintain existing driveways and roads used for construction; promp repair breaks, potholes, low areas, standing water, and other deficiencil to maintain drainage in original, or specified condition. B. 3.05 REMOVAL, REPAIR b A. B. Remove temporary materials and construction at Substantial Completio Repair existing facilities damaged by usage to original condition. f 10/3/90 R 1 I 7 SECTION 01569 CONSTRUCTION CLEANING r 1 PART 1 GENERAL, 1.01 REQUIREMENTS INCLUDED A. Cleaning and disposal of waste materials, debris, and rubbish durir construction. This Section is to supplement the provisions of the SSPWC. I B R b I 1 1 1 11 @ 2 B. I 1.02 RELATED REQUIREMENTS A. Section 01710: Final Cleaning. B. Individual Specifications Section: Specific cleaning for Product or work 1 PART 2 PRODUCTS 2.01 EQUIPMENT A. Provide covered containers for deposit of waste materials, debris, a rubbish. Size of containers not to exceed transport weight over existi t bridge to site. PART 3 EXECUTION 3.01 CLEANING A. Maintain areas under Contractofs control free of waste materials, deb and rubbish. Maintain site in a clean and orderly condition. B. Periodically clean interior areas. C. Broom clean interior areas prior to start of surface finishing, and contir cleaning on an as-needed basis. Control cleaning operations so that dust and other particulates will 1 adhere to wet or newly-coated surfaces. D. t 10/3/90 R 1 B DISPOSAL A. r 3.02 Remove waste materials, debris, and rubbish from site periodically a dispose of off-site. Dumpster location is indicated on the drawings, Shc Al. No disposal of materials shall occur elsewhere on the site. 1 I D I I 1 b 1 1. I II 1 t a 2 t 10/3/90 I? 1 E SECTION 01620 SALVAGE, STORAGE AND PROTECTION e r PART 1 GENERAL @ I 1.01 REQUIREMENTS INCLUDED Io I into the work. II completion of the Work. A. Provide secure storage and protection for products to be removed fro existing construction and for re-incorporation into the Work. Provide secure storage and protection for new products to be incorporatc B. C. Maintenance and protection for products after installation and un 1.02 RELATED REQUIREMENTS A. Section 01630 - Historical Demolition and Removal. I n I I 8 1 t I) 1.03 STORAGE A. Store products immediately on delivery or removal from existi construction, and protect until installed in the Work. See Sheet A1 f location of stored materials. 1. The Contractor shall maintain a catalog record system that read identifies the location, status, and schedule of re-installation oft salvaged, historical materials. B. Provide substantial platforms, blocking or skids to support fabricai products above ground, prevent soiling or staining, 1. Cover products subject to discoloration or deterioration frl exposure to the elements, with impervious sheet covering: Provide adequate ventilation to avoid condensation. C. Store loose granular materials on solid surfaces, or provide plywood sheet materials to prevent mixing with foreign matter. Arrange storage in manner to provide easy access for inspection. 4 D. 10/3/90 R f 1 B I a 1 1 1 E 1.04 MAINTENANCE OF STORAGE A. Maintain periodic system of inspection of stored products on scheduli basis to assure that: 1. State of storage facilities is adequate to provide requin t conditions. Required environmental conditions are maintained on a continuii basis. Surfaces of products exposed are not adversely affected. A. Any weathering of products, coatings and finishes is unacceptable under requirements of Contract Documents. 2. 3. I 1 .OS PROTECTION AFTER INSTALLATION I A. Provide protection of installed products to prevent damage from subseque operations. Remove when no longer needed, prior to completion of WOI Control traffic to prevent damage to equipment and surfaces. Provide coverings to protect finished surfaces from damage. 1. B. C. b 1 I I I 1 1 4 1 Cover projections, wall corners, and jambs, sills and soffits openings, in areas used for traffic and for passage of products subsequent work. D. Lawns and Landscaping. 1. Minimize traffic as much as possible across planted lawn a landscaped area. Contractor to submit plan for access to buildings showing route travel and width of pathway. Plan to note type of equipment to used. There is no truck or equipment access route to Deedj House. Access plan to be approved by Engineer and Architect pr to construction. 2. t 10/3/90 R U z PART 2 PRODUCTS (Not Used). PART3 EXECUTION 1 (Not Used). I 1 1 I 1 I b I I I 1 I s I il lr 10/3/90 Ret 1 i SECTION 01630 HISTORICAL DEMOLITION, REMOVAL AND DISPOSAL, i I I 1 I I 1 b 1 I[ a I I I M DIVISION 1 Requirements are a part of this Section. PART1 GENERAL, 1.01 REQUIREMENTS FOR THE CONTRACTOR include but are not limited to t following: A. Demolition of old historical materials that cannot be salvaged, restored rehabilitated, as indicated on the drawings and/or specifications, or as m be designated by the Architect in the course of construction. This section includes removal and disposal of demolished or discard historical materials from the job-site and clean-up of this work. Provide all necessary labor, materials, equipment, tools, transportation a incidentals as specified or otherwise required to complete this work. B. C. 1.02 RELATED REQUIREMENTS SPECIFIED IN OTHER SECTIONS A. All applicable provisions of the SSPWC, the General Conditions a Supplementary Conditions are part of this Section. Refer also to other sections for applicable requirements including: 1. B. Salvage storage and Protection, Section 01620. PART 2 PRODUCTS (Not Used). B PART3 EXECUTION 10/3/90 R I) I I i 3.01 PROCEDURES A. Exercise extreme care in the demolition and/or disposing of materials a~ equipment that must be dismantled or removed from the structui specifically at conditions where they are adjacent to or otherwise mig adversely affect historical material and parts that are to be salvaged protected. This contractor shall employ only personnel experienced and skilled handling sensitive historical material. All historical materials specified to be protected in place or to be salvag that are damaged or destroyed by the operations of this contractor shall repaired or otherwise replaced at his expense, as determined by t Architect. 5 8 4‘ I B. C. I 3.02 CONSULTATION AND APPROVALS I A. Review the required scope of work of this section with the Architect pri to proceeding with the demolition operations. Obtain the Architect’s specific written approvals for the intended procedm prior to commencing with this work. All dismantled and removed historical materials that are not specified to salvaged, restored or reused are to be first reviewed by the Architect for t determination of disposition. All removed historical parts are the propel of the Agency, unless otherwise determined by the Agency and Architec €3. C. b I I 8 I t I I 3.03 REMOVAL OF TEST SPECIMENS A. The Architect may require the extraction of small, testing specimens selected rooms or locations to determine colors or verify the conditions certain historical materials during the course of the work. This contractor shall carefully cut, catalog the specimen and place it ir protective package with identification for the Architect’s examination. Such specimens might be typical samples of plaster, wood, flooring, a other materials where designated by the Architect. B. C. 1 10/3/90 RI t I t i 3.04 COORDINATION I the Project. A. Coordinate the work of this section with that of other trades, under t supervision of the Contractor, and in sequence with the work schedule B. The Contractor shall provide adequate advance notice for the operations this section and sufficient time to perform the demolition work in order avoid undue haste that might cause serious damage or destruction to t historical materials to be salvaged or protected in place. I u I I 1 b I 1 8 1 1 I 1 I 3.05 RESTORATION AND CLEAN UP A. Carefully restore or replace all building materials and other property of tl Project that are damaged or destroyed by work of this section, to the fi satisfaction of the Agency and Architect. Remove all debris and rubbish or non-salvageable materials or equipme from the premises and clean-up the work of this section, as required by t Contract Documents, and as directed by the Architect. material removed at a legal dump site. B. Dispose of t 10/3/90 R 1 I ( R I 1 6 I 1 8 E 1 I I SECTION 01700 CONTRACT CLOSEOUT t PART 1 GENERAL I 1.01 SECTION INCLUDES A. Closeout Procedures. B. Final Cleaning. I C. Project Record Documents. 1.02 RELATED SECTIONS A. Section 01500 - Construction Facilities and Temporary Controls: Progrt cleaning. This Section is to supplement the provisions of the SSPWC. B. b 1.03 CLOSEOUT PROCEDURES A. Submit written certification that Contract Documents have been reviewc Work has been inspected, and that Work is complete in accordance wj Contract Documents and ready for inspection by Architect and/or Agenc Provide submittal to Architect that are required by governing or otE authorities. Submit final Pay Request identifying total adjusted Contract Sum, previo payments, and sum remaining due to Engineer. B. C. 1.04 FINAL CLEANING 1 A. Execute final cleaning prior to final inspection. B. Contractor shall remove, as fast as it accumulates, all dirt, debris, was rubbish, unused construction materials and implements of service from t buildings, the work area, and the entire site. 10/3/90 Rc t II 1 t II I I I C. At the completion of the work, thoroughly clean the interior and exten of the buildings, including fixtures, equipment, floors and hardwai removing all misplaced plaster, paint and other finishes, and removi stains, dust, dirt. Thoroughly clean all roofs, decks, sills, ledges, horizon1 projections, steps, rails or other surfaces where dust and debris ha accumulated. All glass and metal shall be cleaned and polished. Prior to final inspection, the Contractor shall remove all his plant, too materials, sheds, and other articles from the property of the Agenc Should he fail to take prompt action, the Agency (at his option and withc waiver of such other rights as it may have) may, on 30 days notice, trf them as abandoned property. Clean debris from roofs, gutters, downspouts, and drainage systems. Clean site; sweep paved areas, rake clean landscape surfaces. Remove waste and surplus materials, rubbish, and construction facilit from the site. Refer to Section 01710 Final Cleaning. t D. I E. F. G. H. I b 1.05 PROJECT RECORD DOCUMENTS A. Maintain on site, one set of the following record documents; record act1 revisions to the Work: 1. Contract Drawings. 2. Specifications. 3. Addenda. 4. 5. Store Record Documents separate from documents used for constmctia Record information concurrent with construction progress. Specifications: Legibly mark and record at each Product section descript: of actual Products installed, including the following: 1. 2. 3. I 1 u I 1 I I I Change Orders and other Modifications to the Contract. Reviewed shop drawings, product data, and samples. B. C. D. Manufacturer's name and product model and number. Product substitutions or alternates utilized. Changes made by Addenda and Modifications. t 10/3/90 R II I 1 8 f Record Documents and Shop Drawings: Legibly mark each item to reco actual construction including: 1. 2. 3. 4. E. Field changes of dimension and detail. Details not on original Contract Drawings. Measured depths of foundations in relation to finish floor datur Measured horizontal and vertical locations of underground utiliti and appurtenances, referenced to permanent surface improvemen' t 8 F. Delete Architect title block and seal from all documents. PART 2 PRODUCTS I (Not Used). 1 PART3 EXECUTION (Not Used). I b I I I; I I li 1 I t 10/3/90 R 1 1 I I I b I 1 I 8 1 SECTION 01710 FINAL CLEANING t PART 1 GENERAL I 1.01 REQUIREMENTS INCLUDED A. Final Cleaning of project. B. This Section is to supplement the provisions of the SSPWC. I 1.02 RELATED REQUIREMENTS A. Section 01 569 - Construction Cleaning: Cleaning during construction. B. Section 01 700 - Contract Closeout: Closeout procedures. C. Individual Specifications Sections: Specific cleaning for product or WOI I 1.03 DESCRIPTION A. Execute cleaning prior to inspection for Final Completion of the Work. 1 PART 2 PRODUCTS 2.01 CLEANING MATERIALS A. Use materials which will not create hazards to health or property, a which will not damage surfaces. Use only materials and methods recommended by manufacturer of mater being cleaned. B. PART 3 EXECUTION 3.01 CLEANING A. In addition to removal of debris and cleaning specified in other sectio clean interior and exterior exposed-to-view surfaces. Clean finishes free of dust, stains, films and other foreign substances. I B. 10/3/90 R t I u 1 I 1 I I i 1 b 8 I I I I II I I t C. D. E. Clean, resilient and hard-surfaces floor as specified. Maintain cleaning until Final Completion. Remove waste, foreign matter, and debris from roofs, gutters, area wq and drainage systems. Remove waste, debris, and surplus materials from site. Clean grounc remove stains, spills and foreign substances from paved areas and swe clean. Rake clean other exterior surfaces. t F. t 10/3/90 R I t SECTION 02072 MINOR DEMOLITION AND SALVAGE 1 PART 1 GENERAL 1 I 1.01 WORK INCLUDED I Agency. I I Drawings. A. Remove designated building equipment and fixtures as directed by t B. Remove all debris and weeds from around the Leo Camllo Ranch directed by the Architect in accordance with the Construction Documen Remove components on the building for stabilization work as noted in t C. 1.02 RELATED WORK A. B. Section 01500 - Construction Facilities and Temporary Contrc Section 01010 - Summary of Work. I b 8 II 1 Temporary barriers and enclosures. 1.03 SUBMITTAL A. Submit demolition and removal procedures and schedule under provisic of Section 01300. 1.04 EXISTING CONDITIONS A. Conduct demolition to minimize interference with adjacent building are Maintain protected egress and access at all times. Provide, erect, and maintain temporary bamers and security devices. I B. PART 2 EXECUTION a I 2.01 PREPARATION Erect and maintain weatherproof closures for exterior openings as specif I in Section 01500: Protection of Installed Work. f 10/3/90 R A. I I 5 B. C. Protect existing items which are not indicated to be selected. If utilities are found during the course of work, disconnect, remove, and c; the designated services. ; D. Mark location of disconnected utilities. Identify and indicate cappii locations on Project Record Documents. 1 I 8 I 2.02 EXECUTION A. Except where noted otherwise, immediately remove demolished materi; from site. Relics, antiques, and similar objects remain the property of the Agenc Not;fy Architect prior to removal and obtain acceptance regarding methi of removal. Pay particular attention to sensitive areas shown on t Documents. Relics and antiques may include: 1. Excavated artifacts of unknown quantity. 2. Square nails, cast iron and steel plates, bolts and various hardwai Remove materials to be reinstalled or retained in manner to preve damage. Remove, protect and store in approved containers as required by the C of Carlsbad following materials and equipment: 1. 2. Artifacts 3. Excavated materials Containers for the storage of artifacts that are removed by the Contracl to be provided by the Contractor (such as fixtures, windows, and door Containers for the storage of the caretaker's equipment, furniture and a historic artifacts removed by the City to be provided by the Agency. Remove and promptly dispose of contaminated, vermin infested, dangerous materials encountered after consultation and approval by t B. I U C. D. b I 1 I (I I I Small building components (hardware, fixtures, window-sash1 doors) E. I Architect. F. Do not bum or bury materials on site. f 10/3/90 R a I I G. Remove demolished materials from site as work progresses. Up1 i completion of work, leave areas of work in clean condition. II 1 I I I; I b I 1 II I I I I 1 If 10/3/90 F I 5 SECTION 02110 SITE CLEARING i 8 I I II I b li 1 I m I 8 8 PART 1 GENERAL 1.01 SECTION INCLUDES I A. Remove surface debris. B. Remove trees and shrubs which have been tagged or identified p Landscape recommendations. Remove, trim, relocate, or pull back, i bushes, shrubs or plants required for execution of the work. Remove root systems of trees and shrubs tagged or identified per Landsca recommendations. Remove and slope soil away from all adobe wall foundations to a minimu of 2% grade for a distance of 10'-0" minimum or as practical for the speci location. C. D. E. Maintenance of drainage areas. 1.02 REGULATORY REQUIREMENTS A. Conform to applicable code for disposal of debris. PART 2 2.01 PREPARATION EXEC UTI 0 N A. I and the Architect Verify that existing plant life and features designated to be removed E tagged or identified. This plant life is to be tagged by the City of Carlsb 2.02 PROTECTION A. B. Protect utilities that remain from damage. Protect trees, plant growth, and features designated to remain as fir landscaping. 10/3/90 R P I 4 C. 2.03 CLEARING A. Protect existing structures from damage or displacement. Clear areas required for access to site and execution of Work. Comply wi Section 01535 and 01550. Remove all existing grasses a minimum of 5' from all adobe walls prevent further drainage of water into adobe walls. Remove trees and shrubs indicated. Remove stumps and root system tc depth of 24". Provide positive drainage away from all adobe walls of existing structur Slope to a minimum of 2% grade. During construction provide regular maintenance of exposed catch ba drainage areas to eliminate standing water. Keep drainage areas free a clear of leaves, branches and surface debris, to allow for proper draina Remove, trim, relocate or pull back and tie off all bushes, shrubs or pla required for the execution of the work. It is the Contractor's responsibil to pay for all costs associated with this work and to employ professioi experienced horticulturists in the performance of this work. All w( requiring horticulturists to receive prior approval from the Architect. i 1 I I 1 8 I b 1 I I I I I i 1 B. C. D. E. F. 2.04 REMOVAL A. 2.05 PAYMENT A. Remove debris, rock, and extracted plant life from site. Payment for removal of surface debris, removal of slope soil away fr adobe wall foundations, grading at 2% minimum slope away fr foundations for a distance of ten (10) feet, and maintenance of drain areas shall be paid for by a lump sum bid item labeled "site clearir Payment for other items in this section shall be paid for by bid item labe "landscaping". 10/3/90 F t I 1 < I SECTION 02281 TERMITE CONTROL t PART 1 GENERAL I 1.01 WORK INCLUDED I termites and insects. 1 subterranean insects and fleas. A. Fumigation and topical treatment of existing wood members for dry woc B. Soil treatments at interior and exterior foundation perimeter f 1.02 REFERENCES A. EPA - Federal Insecticide, Fungicide and Rodenticide Act. I 1 1.03 REGULATORY REQUIREMENTS b A. Conform to the State of California requirements for application licensi authority to use toxicant chemicals. 1.04 PRODUCT DATA A. B. Submit product data under provisions of the SSPWC. Indicate toxicants to be used, composition by percentages, dilution schedu and intended application rate. Submit manufacturer's installation instructions under provisions of Secti 01300. I I I 1 I I 1.06 WARRANTY I I C. 1 .OS PROJECT RECORD DOCUMENTS A. Accurately record moisture content of soil before treatment, date and ri of application, areas of application. A. Provide one year warranty for material and installation. 10/3/90 Rl I@ I I 5 I I B. Warranty: Cover against invasion or propagation of subterranean termite damage to building or building contents caused by termites; repairs building or building contents so caused. t PART 2 PRODUCTS I 2.01 MATERIALS A. Soil Treatment Toxicant Chemical: Water based emulsion, unifor composition, synthetic dye to permit visual identification of treated soil, the generic chemical Lindane. I n PART 3 EXECUTION B. Fumigation Toxicant Chemical: Use Vikane or Methyibramide. 3.01 INSPECTION A. Verify the soil surfaces are sufficiently dry to absorb toxicant, ready receive treatment. Beginning of application means acceptance of soil conditions. I b 1 I I I I 8 I B. 3.02 APPLICATION A. B. Apply toxicant immediately prior to finish grading outside foundation wal Apply toxicant in accordance with manufacturer's instructions. 3.03 RETREATMENT A. If inspection identifies the presence of termites or fleas, retreat soil a retest . 1 B. Use same toxicant as for original treatment. 3, 10/3/90 R I 1 I ( SECTION 03300 CAST-IN-PLACE CONCRETE t PART 1 GENERAL I 1.01 WORK INCLUDED I as shown on drawings. I A. Cast-in-place concrete floor in Cantina, Stable, and in Main House Basemf B. Concrete footings or piers at Cantina, Camage House, Wood Barn, a Caretaker's Garage and Storage Shed. 1.02 REGULATORY REQUIREMENTS A. Conform to the SSPWC, Section 201-1. I I I E 1 1 I I 1 i PART 2 PRODUCTS b 2.01 CONCRETE MATERIALS, ACCESSORIES A. B. Non-shrink Grout: Premixed compound consisting of non-meta aggregate, cement, water reducing and plasticizing agents; capable developing minimum compressive strength of 2000 psi in 28 days. Conform to the SSPWC, Section 201-1. C. Reinforcing steel bars for cast-in-place concrete. 2.03 CONCRETE MIX A. Mix concrete in accordance with ASTM C94. PART3 EXECUTION A. Conform with SSPWC and the Construction Documents. Construction Docume take precedence over the SSPWC. r. 10/3/90 F I I s I I I I I I 1 I I I SECTION 04100 STONE MASONRY / ADOBE BRICKS t PART1 GENERAL 1.01 WORK INCLUDED I A. Mortar and grout for unit masonry and adobe. B. Clay Bricks. C. Adobe Bricks. t D. Stone Masonry. 1.02 RELATED WORK A. Section 04500 - Masonry Restoration and Cleaning: Mortar and joint pointir b 1.03 REFERENCES A. B. C. D. E. ASTM C5 - Quicklime for Structural Purposes. ASTM C207 - Hydrated Lime for Masonry Purposes. Preservation Brief #5 Preservation of Historic Adobe Buildings. Preservation Brief #2 Repointing Mortar Joints in Historic Brick Buildings. Secretary of the Interior's Standards for Preservation Projects. 1.04 SUBMIl'TAL A. B. C. Submit product data under provisions of Section 01300. Include design mix, environmental conditions, and admixture limitations. Submit manufactureis installation instructions under provisions of Sect 01 300. I \ f 10/3/90 F II i 1 1 .OS ENVIRONMENTAL, REQUIREMENTS A. Maintain materials and surrounding air temperature to minimum 50 degree: prior to, during, and 48 hours after completion of masonry work. 1 2.01 TESTING ADOBE FOR COMPATIBILITY I I I following: E 1 I b 1 I I I I 1. I A. Testing the adobe samples is required to determine specific physil characteristics of the adobes with which you are working. Only from the analyses can a replacement adobe be specified. The testing should include t a. Particle size distribution (texture or soil classification). b. Soluble salt content. c. Plastic and liquid limits. d. Compressive strength. Particle Size: The most important analysis is particle size distribution (or sc classification). The goal of this analysis is to determine both the sizes of the sar silt, and clay particles found within the sample and the relative percentage ( weight) of each. First the sample is crushed and weighed: then it is sifted. I sifting a sample of at least lOOg through a series of sieves, separate the sand grain size (see ASTM D-22). The sieves (or screens) have their own designatic system (for example, sieve 10 = 2mm, sieve 35 = OSmm, sieve 120 = 125ur and sieve 200 = 75um). Particles passing the 200 sieve are considered the fine The separation of sand allows analysis of the color, shape, and character. P particle size testing to be performed by a licensed soils engineer. The Contractc is to pay for all tests. Test data should be used to develop a compatible material specification. Adobe bricks should be natural, untreated, sun-dried units with a sand-silt-cl: ratio compatible with the original material. The soil used for new adobes should contain less than 0.10 percent soluble sal or less than the existing adobes, whichever is less. The plastic and elastic limi of the new soil should be compatible with the existing adobes. The plastic limit should not be below 15% moisture content by weight. The compressive strength should be 150 psi or above unless a detaile engineering study is completed by a qualified structural engineer. The moisture content should be below 15% at the time of installation. B. C. D. I E. F. G. 10/3/90 Re t I 1 1 2.02 MATERIALS I B. Water: Clean and potable. A. Hydrated Lime. C. Stone masonry to be of similar type found on the historic walls of the Stable. not enough existing historic stones are salvageable for restoration of the ws submit similar stone type to Architect for approval. Adobe bricks to be 4" x 12" x 16" or of compatible size with existing adobe bric on site. Contractor to verify size with Architect before manufacturing of bric Adobe bricks to be as manufactured by Hans Sumpf Company, Madera, ( (209) 439-3214 under special formulation to match the existing ado composition for the areas to be restored and stabilization. No emulsified bric P t P E b 1 I 1 E I 1 I I D. E. 1 are allowed. F. Mortar for laying adobe shall have the following proportions: one (1) p; cement, two (2) parts SUMPF BRICKYARD SOIL, three (3) parts sand, one a one half (1-1/2) gallons emulsified asphalt per sack of cement used in the morl mix. Mortar for the adobe bricks where existing on site shall be lime stucco to mat existing. Formulate the stucco by testing for composition. G. 2.03 MIXES A. Mortar for stone masonry clay bricks and Pointing Mortar to be one bag hydrat lime, 1/4 bag white portland cement, approximately 3 cubic feet of sand. 2.04 MORTAR MIXES A. B. Thoroughly mix mortar ingredients in quantities needed for immediate use. If water is lost by evaporation, retemper within two hours of mixing. Do n retemper mortar after two hours of mixing, as this will cause weak mortar. TI condition is unique to lime mortar and special care is required. 10/3/90 Rc t i I 1( PART 3 EXECUTION / CONDITIONS 3.01 INSTALLATION t I A. B. I the original. Clean concrete grout spaces of excess mortar and debris. Repairs to original adobe must be done with materials that are no harder th 1 1 1 I b 1 1 I E I 1 I 4 10/3/90 R t B II I I 1 I 1 B I 1 I 4 I 1 SECTION 04500 ADOBE AND MASONRY RESTORATION t PART1 GENERAL 1.01 WORK INCLUDED I A. Protection of adjacent non-adobe surfaces. B. C. Remudding procedures. Repair of all adobe surfaces indicated on drawings and in pre-bid walk throug 1 D. Crack repair procedures. E. Cleaning up of residue. F. Repointing mortar joints. b 1.02 RELATED WORK A. Section 09210: Adobe Plastering. B. Section 09900: Painting and Sealing. II 1.03 REFERENCES A. B. Preservation Brief #5 Preservation of Historic Adobe Buildings. Secreatry of the Interior's Standards for Preservation Projects. 1.04 REGULATORY REQUIREMENTS A. Municipal or State Historical Building Code regulations governing cleanin: scaffolding, and protection to adjacent properties. Drawings detailing temporary or permanent support are to bear a seal by Professional Engineer registered in the State of California. It is suggested th: the Structural Engineer of record be consulted before work commences. B. 10/3/90 Re7 f I t I t I 1 b I 1, I 1 II II 1( C. Adobe restoration procedures to follow those outlined in the attachc Preservation Brief #5: The Preservation of Historic Adobe Buildings. Restoratic methods also to follow the Secretary of the Interior's Standards for Histo1 Preservation Projects. See Appendix for Standards. t 1 .05 SUBMITTAL 1 A. B. Submit samples and product data under provisions of Section 01300. Submit manufacturer's installation instruction under provisions of Section 0130 1.06 ENVIRONMENTAL REQUIREMENTS A. Do not lay masonry repoint, caulk, wash down or wet surfaces when temperatu may drop below 40 degrees Fahrenheit within 24 hours. Maintain materials and surrounding air temperature to minimum 50 degre Fahrenheit prior to, during, and after completion of masonry work. B. I 1.07 PROTECTION A. Protect windows, doorways, trim and other surfaces from damage a immediately remove stains, efflorescence, or other unsightly excess resulting frc the work of this Section. Protect roof membranes and flashings from damage. Lay 1/2 inch plywood roof surfaces over full extent of work area and traffic route. Fasten plywo sheets together to prevent slippage from the roof. Do not fasten directly to rc B. 1E membrane. PART 2 PRODUCTS 2.01 MATERIALS A. Adobe Bricks: To match existing in composition and texture, submit test resu and materials to Architect for approval for all replacement adobe units. Adobe bricks to be specially manufactured by Hans Sumpf Company, Madera, ( (209) 439-3214. The existing bricks will need to be tested for their compositi before manufacture. No emulsified bricks are allowed. Mud: 14% sand, 86% silt and clay, or as specified by testing lab. B. I C. 10/3/90 R t 1 I 1( D. Masonry preservative: Weather Seal H40 (ProSoCo, Inc.). Contractor Ci submit another masonry preservation upon obtaining written approval from t Office of Historic Preservation. t ! PART3 EXECUTION 3.01 PREPARATION A. 8 3.02 REBUILDING A. I Protect adjacent materials and surfaces not receiving work from possible damag I Disassemble adobe with care in a manner to prevent damage to existi materials. Attend pre-bid walk-through with the Architect for Scope of Worl General Adobe Repair: At areas where the adobe has eroded and cement plasi mortar remains, the adobe is to be built out before replastering. Eroded arc not to be built out with plaster. Needle structure as necessary in advance of cutting out units. Build-in reclaimed or new units following procedures for new work as specifi in Section 04100. Ensure that anchors and reinforcing are correctly located and built-in. Build-in adobe work in-kind with existing, with joints and coursing to mat existing in kind at site, even if not level or plumb. A detailed analysis of the composition and structure of the adobe walls (bc structure and site walls) shall be performed to determine correct composition ' new adobe bricks. A testing lab will determine the existing mixture of sand a clay of the original adobe mud. 3.03 CRACK REPAIR PROCEDURES B. B I I I I I I B I I C. D. E. F. G. A. Cut a V-shaped groove into the crack as far back as necessary to visuz determine that the separation is 1/4" or less. Remud under directions found Section 3.04. If the crack is deeper than 4 inches, and becomes wider than 1/ contact the Architect for instructions. I t 10/3/90 R 1 I 1( B. Structural Crack Repair Procedure: 1. Sed the cracks at the surface on both sides of wall. Exposed cracks sh be sealed with a cementitious lime mortar to match the texture of t t B existing adjacent masonry. I about 9” deep. 1 2. Drill into the cracks at each horizontal mortar joints 1/2” diameter hol 3. Clean the interior of the wall in the vicinity of the cracks by flushi through the drilled holes with clean water under city pressure. Prepare a grout of the following materials measured by volume: 1 part 90 mesh sand 2 parts 60 mesh sand 1 part portland cement 1/4 part type S lime 1/4 part type F fly ash Inject the grout into the wall under approximately 20 psi pressure throu the drilled holes, starting at the lowest hole. Place grout until it flows frc the hole above them. Plug the hole receiving grout, and begin pumpi into the hole above until grout flows from the next hole above. Repeat t procedure until all holes have received grout. Remove the plugs and patch plug holes with cement/lirne mortar to mal the existing adjacent masonry surface. Clean the wall surface of all grout. Injection from the painted side of 1 walls will be best in order to assure good clean-up. 4. I I I b I I II 1 I t I I 5. 6. 7. 3.04 FEMUDDING PROCEDURES OVER ADOBE BRICKS See attached brochure Preservation Brief #5: Preservation of Historic Adc Buildinns. (NPS) Mud formula to consist of the following ratio: 14% sand, 8( silt and clay, or as specified by the testing lab. Experiment with area 10’ x for approval by Architect. This is a craftsman procedure and several applicatic may be applied before desired texture and adhesion is achieved. The bricks should be left exposed and cleaned with a small hand wisk broc Any large, loose chunks of adobe brick should be removed. Moving down wall, care should be taken not to remove so much that the structural integriq the wall will be impaired. ? 10/3/90 R A. B. I I 1( C. The adobe brick needs to be moistened to provide approximately 1/4" saturation of water. This can be done by misting the wall through wet burl bags hung approximately 3" from the face of the adobe bricks. Care should taken not to overwet the wall, because "melting" could occur and the wall cor t 8 fall down. D. After the existing adobe bricks are sufficiently moistened, the mud shall prepared using the correct composition. At greatly fractured walls add a sm amount of emulsified asphalt to the mud in the following proportions: One ( part cement, two (2) parts SUMP?? Brickyard Soil, three (3) parts sand, one a one-half (1 -1/2) gallons emulsified asphalt per sack of cement used in the morl mix. Contact Hans Sumpf Company, Madera, CA (209) 439-3214 for produc Working up the wall, all of the large holes and gaps should be packed tight with the mud, but not to exceed 3/4" build-out at any one time. The mud shou be allowed to dry (cracks will occur). This process should continue until reasonable flush surface has been achieved against the adobe brick. At all time the wall should be kept moist, not wet. If water in the adobe mud is lost 1 evaporation, retemper within two hours of mixing. Do not retemper mortar aft I I I 1 b II I 1 E. 8 two hours of mixing. F. The adobe mud should then be applied over the entire face of the adobe brick a thickness of 1/4". The bricks should be previously scored with a dull knife grooves that are a 1/4" to 1/2" deep in a criss-cross 45 pattern. The adobe mi should be left to dry behind the burlap bags. The bags should be kept wet, b not the wall. This will help to better cure the adobe mud. Depending upon the original finish for the walls being repaired, all walls shou be finished with whitewash or lime plaster as per Section 09100. I G. 3.05 CLEANING A. Promptly as work proceeds and upon completion, remove excess mortar, smear and droppings. Clean adjacent and adjoining surface of marks arising out of execution of th B. I Section. 1 1 recommendations. C. Sweep up and remove sand, cleaning compounds, and mixtures, dirt, debris, a1 rubbish from the work area. D. Clean flagstone floors with tri-sodium phosphate per manufacturei 10/3/90 Re f # 1 1( SECTION 06001 WENTRY AND ANCHORAGE WORK 1 8 1 I I PART1 GENERAL 1.01 WORK INCLUDED 1 A. Rough carpentry. B. C. Replacement of roofing tiles. D. Seismic anchoring of new anchor plates and blocking. I Work includes all new wood members, anchors bolts, plates, and products. 1.02 RELATED WORK A. B. C. Section 09210 - Adobe Plastering. Section 09900 - Painting and Sealing. Section 07320 - Roofing Tile. 1.03 QUALITY ASSURANCE AND MARKING b n A. Rough Carpentry Lumber: All new lumber to be date marked by branding router by Contractor. Paints shall not be allowed. AU date marks, not to visible from general public view after installation. When applicable, fabricate windows and doors and site made finish carpen items in accordance with recommendations of Quality Standards of Architectu Woodwork Institute (AWI). 8 I I 8 8 I B B. 1.04 SUBMITTAL A. Submit shop drawings under provisions of Section 01300. 1.05 DELnrERY, STORAGE, AND HANDLING A. Do not deliver shop fabricated carpentry items until site conditions are adequ to receive the work. Protect items from weather while in transit. 10/3/90 R t 1 1c PMT2 PRODUCTS 2.01 LUMBER MATERIALS A. Lumber: PS 20; graded in accordance with established Grading rules; of tl i following species and grades: 1. Non-structural Light Framing: Stress group standard grade. 2. Structural joists and Stress group: Select Structural No. 1 grade. 3. Plywood Light Framing: CDX conforming to PSI-83. All new wood to be full size lumber, especially milled for this project at locatior where original wood is being replaced with new wood in-kind. Full size lumbc will be noted on the Contract Documents with inches, such as 2" x 4". A1 othc wood to be nominal sizes as indicated. Nails, Spikes and Staples: Galvanized for & locations, exterior and interior. Bolts shall conform to ASTM A307. Thread rods shall conform ASTM ABBE. A; lag and wood screws to be galvanized. t 1 I I b II I I 1 GI. 8 E 1 B. 8 C. D. 2.02 METAL, ANCHOR MATERIALS A. All drilled-in anchors in existing concrete bond beams shall be Celtite Anchortite: Hilti-Kwick Bolts, Phillips Wedge anchors, Ramset Tru Bolts or better. Drilled4 anchors shall possess a current ICB09 Approved Report and shall be installed i~ accordance with the manufacturer's recommendations. The Deputy Inspectoi shall test 25% of the installed anchors by torquing the bolt with a calibratec wench to 110 ft. lbs. Location of existing bond beam reinforcing shall be mad( by pachometer reading. Do not drill through any existing reinforcing. When specified bolt spacing cannot be obtained, notify the Architect and proceed onl! 1 as directed. B. All steel bent plates less than 1/4" thick shall have a minimum yield stress of 32 C. D. All other steel shapes conform to ASTM A36. a steel shapes shall be galvanized prior to installation. 10/3/90 Rev. t m 1 R 11 R 1 I 1 I I i I 8 I I r 2.03 WOOD TREATMENT A. Shop pressure treat, and deliver to site ready for installation, wood materia requiring pressure impregnated preservation. Ensure site-sawn ends are similar treated. Allow preservative to cure prior to erecting members. Only wood j contact with earth to pressure treated. Wood preservative: Water seal type manufactured by Thompson. See Section 09900 - Painting and Sealing for scope of wood treatment. I B. C. PART3 EXECUTION I 3.01 FRAMING A. Erect wood framing, furring, and nailing members true to lines and levels c existing wood members. Use of cut washers under all nuts or bolt heads bearing on wood is required Holes in wood members for bolts shall be the same size as the bolt. Continuous blocking shall be tightly fit between existing members, and shall bl attached as shown on the drawings. Drill pilot holes in existing wood where driving splits the existing membre. Tb pilot hole shall be about 3/4 the nail diameter. Use degradable lubricants o soaps to aid in the installation of lags or wood screws; use no oils or petroleum B. C. b D. 3.02 ANCHORING DEVICES FOR ADOBE A. 1 Corporation. B. Hilti Injection Technique - Use Hilti Injection Technique with HIT C-20 Cartridge Follow manufacturing specifications for installation and product range regarding gel timer, cure timer and equipment. Product manufactured by HILT Installation of resin anchors into adobe shall conform to Los Angeles Cig Research Report 24569. Anchor shall be galvanized and surrounded fully bj polyester resin to prevent contact with the adobe. Torque testing of adobt anchors is not required. Drilling holes into adobe shall be made by rotary non-impact type equipment. C. 10/3/90 Rev f 1 I 1: t SECTION 06200 FINISH CARPENTRY AND WOOD PRESERVATION 1 I 1 I PART1 GENERAL 1.01 SECTION INCLUDES 8 A. B. C. Removal of existing deteriorated wood and in-kind replacement. Resin injection of deteriorated wood members. Preservative treatment of existing wood members. II 1.02 RELATED SECTIONS A. Sections 09900 - Painting 1.03 FIELD SAMPLES b A. Provide samples under provisions of Section 01340. 1.04 SUBMITTAL A. B. Submit shop drawings under provisions of Section 01340. Submit product data and samples under provisions of Section 01340. a I I I 8 I i 1.05 LUMBER MATERIALS D.F. Species: Premium grade in accordance with AWI; maximum moistun content of 6% D.F. species, vertical grain, of quality capable of painted surface A. I 10/3/90 Rev P I I 11 1 I I B. Softwood Lumber: PS 20; graded in accordance with the requirements of AM maximum moisture content of 6 percent for interior work. - Item Species Ouality Doors & panels Douglas Fir Vertical Grain Premium Fascias & soffits Douglas Fir Vertical Grain Premium Trim, moldings, casings Douglas Fir Vertical Grain Premium Window casements Douglas Fir Vertical Grain Premium r I 1.06 PREPARATION OF FINISH CARPENTRY ITEMS FOR FINISHING Sand work smooth and set exposed nails. Apply wood filler in exposed na 1 indentation and leave ready to receive site applied finishes. Brush apply only Preservative treat surfaces in contact with cementious materials or soil material: A. B. 1.07 ACCESSORIES I I N i 8 b A. Nails: Size and type to suit application. B. Bolts, Nuts, Washers, Blind Fasteners, Lags, and Screws: Size and type to SUI application. Lumber for Shimming, Blocking, Softwood Lumber of D.F. species. li C. 1.08 WOOD CONSOLIDANT MATERIALS A. Wood Preservative: Liquid Wood: clear liquid wood consolidant; manufacture( by Abatron, Inc., or equal. Wood Filler: Wood Epox; Adhesive putty; manufactured by Abatron, IC. o equal. PART2 EXECUTION 8 2.01 EXAMINATION 8 verified. B. A. Verify that surfaces are ready to receive work and field measurements arc 10/3/90 Rev r I I 8 11 u I 1 B. Verify that electrical and building items affecting work of this Section are place and ready to receive this work. Beginning of installation means acceptance of existing conditions. C. r 2.02 PREPARATION A. Before installation, prime paint surfaces of items or assemblies to be in contac with cementitious materials or soil materials. 8 2.03 INSTALLATION A. Remove designated deteriorated wood members entirely and replace with in-kin( pieces to match original or adjacent members. Removal and in-kind replacemen to be done in accordance with the Secretary of the Interior's Standards fo Historic Preservation Projects, and with methods outlined in Preservation Brie #9: The Repair of Historic Wood Windows. Install new work in accordance with Architectural Woodwork Institute (AWI, 8 I; Premium quality standard. I, existing out-of-plumb members, B. C. Set and secure new materials and components in place. Do not straighter D. Stabilize and reinforce designated deteriorated wood members with injection o! resin consolidant/preservative. Use in accordance with manufacturer's specifications. 1 I I 1 1 1 1 I E. Brush apply designated deteriorated wood members with resin consolidant/preservative. Use in accordance with manufacturer's specifications. 10/3/90 Rev. f 1 I 1: 8 I ll SECTION 07112 BITUMINOUS MEMBRANE WATERPROOFING t PART1 GENERAL 1. 1.01 WORK INCLUDED A. Cold applied asphalt bitumen waterproofing at foundations. 1.02 REFERENCES I A. ANSI/ASTM D491 - Asphalt Mastic Used in Waterproofing. 1.03 SUBMITTAL A. B. C. Submit product data under provisions of Section 01300. Indicate properties of primer, bitumen, mastics and characteristics of fabric. Submit manufacturer's installation instructions under provisions of Sectio- II b 01300. 1.04 ENVIRONMENTAL REQUIREMENTS A. Maintain temperatures above 40 degrees F for 24 hours before application an( continuously until waterproofing membrane has cured. Provide ventilation when waterproofing in an enclosed space. 8 I II U 889-9899. I il B. PART 2 PRODUCTS 1 2.01 ACCEPTABLE MANUFACTURERS A. Sanborn Building Products, 2359 Lincoln Avenue, Hayward, CA 94543 (415) B. Multi-Chemical Products, 2128 North Merced, P.O. Box 3567, South El Monte, I CA 91733 (213) 686-0682. 10/3/90 Rev. P I II 1 1 I ! PART3 EXECUTION 3.01 INSPECTION t A. Verify surfaces are solid, free of frozen matter, loose particles, cracks, pits, roui projections, and foreign matter detrimental to adhesion and application waterproofing. Do not apply waterproofing to damp, frozen, dirty, dusty, or deck surfaci unacceptable to manufacturer. Verify items which penetrate surfaces to receive waterproofing are secure installed. Beginning of installation means acceptable of substrate. B. C. e D. I 3.02 PREPARATION I manufacturer's instructions. A. Clean and prepare surfaces to receive waterproofing in accordance wit B. Apply mastic to seal penetrations, small cracks, and honeycomb in substrate. 3.03 APPLICATION b I I R I A. Prime surfaces in accordance with manufacturer's instructions. Permit primer tc dry- B. Apply cold moppings of bitumen and embed sheet reinforcement in accordancl with manufacturer's instruct ions. Roll or press sheet firmly into bitumen eliminating wrinkles, air pockets, 01 disruptions of continuity. Lap edges and ends 12 inches. Apply two fabric plies at corners, intersections, angles, and over joints. Apply two sheet plies diagonal to internal comer interruptions to membrane. Terminate top edge of membrane and flexible flashing under counterflashing, sea with mastic. Coordinate with metal flashing installation. Apply top coat to fully conceal sheet. C. D. E. F. R 1 G. 1 I 10/3/90 Rev. P 1 1 1: I I 1 1 H. Seal protrusions through membrane with multiple plies, flood coating, mastic ai flexible flashing. Seal watertight. 3.04 FIELD QUALITY CONTROL t A. On completion of membrane installation, dam installation in preparation for floc testing. Flood to minimum depth of three inches with clean water. After 48 hours, chec for leaks. If leaking is found, patch using new waterproofing materials; repeat flood-tes Repair damage to building. When area is proved watertight, remove dam and drain water. B. C. D. I 3.05 PROTECTION 1 A. Protect finished membrane from damage during backfill operations by adherin protection board with mastic over treated surfaces. Scribe boards around pipes and projections. €3. b 4 I I I I I I I 10/3/90 Rev. r I I 11 II I I SECTION 0 73 13 WOOD SHINGLES t PART1 GENERAL 1.01 WORK INCLUDED A. Cedar shingle roofing, with moisture shedding underlayment, eave, and ridg protection, and associated protective flashings. 1 1.02 ROOFING MATERIALS I A. Shingles: Sized and graded No. 1, to match existing historic size 10" wide x 21 long. Shingles to be Class 1, fire retardant wood shingles. Nails: Standard round wire shingle type of hot-dipped zinc-coated steel minimum 13/64 inch head diameter and 0.080 inch shank diameter; of sufficien length to penetrate through roof sheathing. B. I b I I PART2 EXECUTION 2.01 INSTALLATION - GENERAL, A. B. Install wood shingle roofing over dry surfaces, free of ridges, warps, and voids Verify roof openings are framed, sized, and located prior to installing work of thi: I Section. I existing construction details. C. Completed installation to provide weathertight service in accordance with thc 2.02 SHINGLE INSTALLATION A. Lay shingles in accordance with Grading Rules for Red Cedar Shingles an( Handsplit Shakes requirements to produce straight coursing pattern with 6-1/2 R I inch weather exposure. I sheathing boards at eave. €3. Provide double course at eaves. Extend first course 1 inch beyond face of 10/3/90 Rev. r I I I I 1 I I I I I I I 1 I I I I I 11 During the bidding process, verify that existing skip sheathing is compatible wi new shingles before purchase and installation. Include costs for modification shingle size if required. Existing skip sheathing, if in good condition, is to rema in place. Install roof using nails. permitted. C. t D. Staples or other type of cut wire installation nc 10/3/90 Rev t I I I I I 1 SECTION 07320 CLAY ROOFING TILES t PART1 GENERAL I 1.01 WORK INCLUDED A. B. Replacement of deteriorated sheathing. Repair and replacement of broken Mission clay roofing tiles. I 1.02 RELATED WORK A. Section 06001 - Carpentry and Anchorage 1.03 REFERENCES I A. ASTM C56 - Structural Clay Non-load Bearing Tile b 1.04 QUALETYASSURANCE A. Manufacturer: Company specializing in forming clay roof tiles with minimu] three years experience. 1 .os SUBMITTAL I E I I I I I i A. B. C. D. Submit product data under provisions of Section 01300. Submit samples under provisions of Section 01300. Submit two clay roof tile samples. Submit manufacturer's storage and installation instructions under provisions c Section 01300. 1.05 DELIVERY, STORAGE, AND HANDLING A. Protect clay tiles from damage in accordance with manufacturer's storag instructions. 10/3/90 Ret t I I 1: I I 1 I I b ID I I I I PART 2 PRODUCTS 2.01 ACCEPTABLE MANUFACTURERS t A. Roofing Tile: Ludowici Celadon Company: (213) 585-231 1 - Vernon, Californ or approved equal. B. Fasteners: Newport Fastener: (800) 331-8578 - Costa Mesa, California approved equal. Manufacturers to supply tile that matches existing tile in exact size and colc The tile may differ from building to building. C. I 2.02 ROOFING MATERIALS A. Clay Tiles: ASTM C56 2 piece tapered mission style; handmade and sized i match existing tile, holes drilled before firing; special shapes to suit ridge, valle: eave, rake, and other conditions; unglazed exterior surface finish, color to matc existing tile. This will be a special made Droduct. Nails: "Tile Nail" (Newport Fastener) for installation of new tiles under existir tiles. Tile Adhesive: "RT600 Adhesive" (Newport Fastener) for sealing of new tiles t existing. Felt Roofing Paper: 40#, as required for weatherproofing. B. C. D. E. Sheathing: To match existing for each building. This will be a special mad products. PART3 EXECUTION 3.01 INSPECTION (PRE-BID AND DURING COURSE OF CONSTRUCTION) A. Inspect for loose and broken tiles. Contractor to photograph for his recorc during bidding. I B. Inspect roof sheathing for soundness. I C. Verify that new and remaining roof deck surfaces are dry, sound, flat, and o sufficient thickness to accept fasteners. 10/3/90 Rev f I I 1 I I 1: D. Beginning of installation means acceptance of substrate. 3.02 PREPARATION t A. Remove and salvage all loose, intact tiles where needed on drawings. Protect i tile in accordance with Section 01620 and Section 01630. Agency Inspector 1 monitor removal of tile. Remove all deteriorated sheathing at roof ends where noted on drawings. B. I 3.03 ROOF TILE INSTALLATION A. 1 instruction. B. Re-install salvaged tile and install new tile in accordance with manufacture1 Replace deteriorated sheathing where noted with in-kind tongue and groot sheathing in accordance with the Secretary of the Interior's Standards for Histor Preservation Projects. Complete installation to provide weathertight service. 1 0 1 I I 1 1 I I I C. a 10/3/90 Rev t 1 1 1; I I I SECTION 07620 SHEET METAL FLASHING AND TRIM t PART1 GENERAL U 1.01 WORK INCLUDED A. Roof flashing. 1.02 RELATED WORK I A. Section 07313: Wood Shingles B. Section 09900: Painting: Painting and Sealing C. SMACNA - Architectural Sheet Metal Manual. I 1.03 SYSTEM DESCRIPTION b A. Work of this Section is to physically protect membrane roofing, from damage th would permit water leakage to building interior. 1.04 SUBMITTAL A. B. Submit shop drawings and product data under provisions of Section 01300. Describe material profile, jointing pattern, jointing details, fastening methods, an ins tallation de tails. Submit manufactureis installation instructions under provisions of Sectio 01300. Submit samples under provisions of Section 01300. I I IC r 8 I I C. D. PART 2 PRODUCTS I 2.01 ACCESSORIES A. Fastener: Galvanized steel. B. Protective Backing Paint: Zinc chromate alkyd. 10/3/90 Re.c t d 1: C. Plastic Cement Compound: Manville MBR flashing cement, or equal. 2.02 FABRICATION A. Form sections true to shape, accurate in size, square, and free from distortion defects. 1 I E B I f I B. Form pieces in longest practical lengths. C. D. E. Hem exposed edges on underside 1/2 inch miter and seam comers. Form material with flat lock seam. Solder and seal metal joints. After soldering, remove flux. Wipe and wash sold joints clean. 1 2.03 FINISH A. B. Shop prepare and prime exposed ferrous metal surfaces. Backpaint concealed metal surfaces with protective backing paint. PART3 EXECUTION t 3.01 INSPECTION A. 1 Verify roof openings, curbs, pipes, sleeves, ducts, or vents through roof are solid set, cant strips and reglets in place, and nailing strips located. Backpaint concealed metal surfaces with protective backing paint. Beginning of installation means acceptance of existing conditions. B. C. II T ill a I I 3.02 PREPARATION A. B. Field measure site conditions prior to fabricating work. Secure flashing in place using concealed fasteners. Use exposed fasteners onl in locations approved by Architect. Lock and seal all joints. Apply plastic cement compound between metal flashings and felt flashings. C. D. t 10/3/90 Re- i 1; Fit flashings tight in place. Make comers square, surfaces true and straight planes, and lines accurate to profiles. Solder metal joints watertight for full metal surface contact. After soldering wa, metal clean with neutralizing solution and rinse with water. E. F. 1 J 1 R E 1 I f It I U 1 t 1 1 I f 10/3/90 Re 4 I 1 a a I I b I E 11 I I SECTION 08210 WOOD DOORS t PART1 GENERAL 1.01 WORK INCLUDED I A. Wood Doors at Cantina and Deedie's House 1.02 RELATED WORK A. Section 06001 - Wood door frames. li B. Section 08712 - Door Hardware C. Section 09900 - Sealing 1.03 QUALITY ASSURANCE A. Conform to requirements of Architectural Woodwork Institute (AWI) Quali Standard Section 01300. 1.04 SUBMITTAL A. Submit shop drawings and product data under provisions of Section 01300. 1 not begin work until all shop drawings have been approved by the Architect. Indicate door elevations, stile and rail reinforcement and blocking for rebuildir and restoring the doors. Contractor is responsible for close coordination with tl Architect. B. 1.05 WARRANTY E A. Provide one year Contractor's guarantee workmanship. PART2 MATERIALS 2.01 MATERIALS P A. Wood: Clear vertical grain douglas fir species. 10/3/90 Re t 1 f a 1: t 2.02 FABRICATION A. Fabricate non-rated doors in accordance with the details of the existing histo; doors. The intent of this work is to restore the existing doors and ma operable. This includes removing the doors and reinforcing, reconstructing a: reconfiguration to strengthen the doors. Retention of every piece of origir wood is desirable. For sections of wood missing, provide new block-ir dutchmen or splices. Dryrot but stable wood to receive soft epoxy injection, s Section 06200. The doors will not be reproduced new. Every attempt is to made to preserve the integrity of the existing doors. a I 8 1 1 b 1 I I I P I 2 1 PART3 EXECUTION 3.01 INSTALLATION A. Install doors in accordance with existing site conditions. This will requi craftspersons to match existing conditions. All metal tracks and hardware arc portion of this work. Hand cut relief for hinges and closers and coring for handsets and cylinders match existing construction detailing. Conform to existing site requirements for fit tolerance. Confer with Architect f compliance to match existing openings. B. C. 10/3/90 Rt f 4 I 1. I I I b I I 1 li il SECTION 0861 0 WOOD WINDOWS / HARDWARE t PART1 GENERAL, 1 1.01 WORK INCLUDED A. B. Operable hardware. Shop fabricated and site fitted wood windows. I 1.02 WORK INSTALLED BUT FURNISHED UNDER OTHER SECTIONS A. Section 08800 - Glazing B. Section 09900 - Sealing I 1.03 WARRANTY/STANDARDS A. B. Provide one year Contractor's guarantee for workmanship. Refer to Preservation Briefs #9, The Repair of Historic Wooden Windows. t PART 2 PRODUCTS 2.01 MATERlALS A. Wood: Clear douglas fir species, clear preservative treated of type suitable f stain finish. B. Glass: Single pane of clear crystal glass 1/8" thick to match existing. Subn I sample for approval. C. Hardware: Hardware is to be reproduced to match original found on existii frame or sash. This work will require removal of hardware to be copied ai made specially through casting or milling. Provide the number of pieces hardware as acquired for completion of the work. Contractor to not salva< hardware from other areas to complete new work. I 10/3/90 Re f 1 1: ; 2.02 FABRICATION A. Fabricate framing mullions and sash members with joints similar to histor window as identified by the Architect. Glue joints to hairline fit, weather tig€ Form sills and stools in one piece. Form glass stops solid wood. Size window units to allow for tolerance of rough framed openings, clearancc and shim spacing around perimeter of assemblies. These openings may not i square. B. C. D. I 1 1 I a I I I I I I i c 8 2.03 FIN ISH E S A. B. Exterior Surfaces: As specified in Section 09900. Interior Surfaces: As specified in Section 09900. PART3 EXECUTION b 3.01 INSPECTION A. B. Verify rough openings are correctly sized and located. Beginning of installation means acceptance of existing conditions. 3.02 PREPARATION A. Prepare opening to pennit correct installation of window unit. Windows are fit existing opening even though they may not be square. However, wind01 must be operable as indicated on the drawings. 3.03 INSTALLATION A. Install windows in accordance with method used for existing historic windoh per The Secretary of the Interior's Standards for Historic Preservation Projec and Preservation Brief #9. Maintain alignment with adjacent work. Secure assembly to frame openin without distortion or stress. B. 10/3/90 Re t N I 1 I I 1 I Y b 1 I II I 1 I 1 I C. Install perimeter trim. D. E. I 3.04 CLWING A. Install glass as specified in Section 08800. Install hardware in original location. Verify location of hardware with Architt if missing from original sash or frame. t Clean window frames and glass. 10/3/90 Re ? I 0 1 SECTION 08712 DOOR HARDWARE t m PART 1 GENERAL, 1 1.01 WORK INCLUDED A. Hardware for wood doors at Cantina and Deedie’s House. 1.02 COORDINATION I 8 C 1 6 a T 8 1 I I 1 A. Coordination work of this Section with other directly affected Sections involvi manufacturer of any internal reinforcement for door hardware. All hardware special made except for padlocks. . 1.03 QUALITY ASSURANCE A. Hardware Supplier Personnel: Work with Architect to assist in 1 implementation of this Section. This work is a special crafted art craftspersons and will require custom made products. Architect to describe ty~ of hardware to be reproduced or restored during pre-bid conference. 1.04 CERTIFICATION A. Architect shall inspect complete installation and certify that hardware a installation has been furnished and installed in accordance with the intent historical retrofit. 1.05 SUBMITTAL A. Submit schedule, shop drawings, and product data under provisions of Secti 01300. Each door to receive hinges, door hasp, padlock. Indicate locations and mounting height of each type of hardware. Submit samples under provisions of Section 01340. Submit samples of hinges latchset illustrating style, color, and finish. This ( be mounted in a historic door and remain in place on the job, after acceptan All original finish on the existing hardware to be restored. B. C. D. a t 10/3/90 R 1 I 1. I I R I 1 i I 1 I 1 I t 1.06 OPERATION AND MAINTENANCE DATA Submit operation and maintenance data. Include data on operating hardware, lubrication requirements, and inspecti procedures related to preventive maintenance to Architect. A. B. 1 1.07 DELIVERY, STORAGE, AND HANDLING A. Deliver keys to Agency. 1.08 MAINTENANCE MATERIALS A. Provide special wrenches and tools applicable to each different or spec: hardware component. Provide four (4) sets of each tool. II PART2 EXECUTION 2.01 INSPECTION A. B. Verify that doors and frames are ready to receive work. Beginning of installation means acceptance of existing conditions. b 2.02 INSTALLATION A. B. Install hardware in accordance with methods used at historic doors. Mounting heights for hardware from finished floor to center line of hardwa item as found on existing historic doors. e 10/3/90 Re t 1 I I t m 8 b 8 I 8 I 1 I 1 I 1 SECTION 08800 GLAZING t PART1 GENERAL 1.01 WORK INCLUDED I A. Glass 1.02 SUBMITTAL A. Provide structural, physical and environmental characteristics, size limitatioi special handling or installation requirements. Submit samples under provisions of Section 01340. B. I 1.03 GLASS MATERIALS A. Glass to be 1/8" crystal plate glass. Architect before installation. Salvage and reuse all historical glass as directed by the Architect. Quality and texture to be verified B. PART2 EXECUTION 2.01 INSPECTION A. Verify surfaces of glazing channels or recesses are clean, free of obstruction, ar ready for work of this Section. Replace a broken glass found in &l buildings the site as identified by the Architect during the pre-bid conference. 2.02 PREPARATION A. B. C. Clean contact surfaces with solvent and wipe dry. Seal porous glazing channels or recesses. Prime surfaces scheduled to receive paint. 10/3/90 Re t I 1: i 2.03 CLEANING A. Remove glazing materials from finish surfaces. II t I 1 I I I) 1 8 I n II B I 8 10/3/90 R t I 1: SECTION 09100 PLASTER PART1 GENERAL 1.01 1 I 1 I I b il b 1 I I I I WORK SPECIFIED IN THIS SECTION Provide plaster wall to match appearance of the plaster over the existing ado walls. Accessories as required such as screens. A. B. 1 1.02 RELATED WORK SPECIFIED A, Framing system and substrate. 1.03 REFERENCE STANDARDS I A. Southern California Plastering Institute - Plaster Reference Specifications. 1.04 PROTECTION A. Provide protection of materials and assemblies in place from plasteri operations. Drawings are not necessarily intended to assign constructi sequence, therefore, protection of in-place materials and assemblies may required in excess of that which can be construed from drawings. Furni: install, then remove protection. a 1 .os SAMPLES A. Submit samples of color and texture for Architect’s review prior to a commencement of field work. Provide 3 foot by 4 foot sample of texture of the plaster system specifii Construct samples on building surfaces requested by Architect. Once appro of the system sample has been given by Architect, that sample will become 1 standard of quality expected for that system throughout the project. B. r 10/3/90 R I I 1 I 8 8 I 1: PART2 MATERIALS 2.01 PLASTER MATERIALS A. B. Cement: ASTM C150, Type I or 11, Portland. No plastic cement will be accepte Lime: ASTM C206, dry hydrated type. Lime putty, if used, shall weigh no ma than 83 pounds per cubic foot. Sand: ASTM C144, clean and well graded from coarse to fine. Water: materials. Gypsum Plaster: Neat, ready mixed and gauging types conforming to ASTM CS r I C. D. clean and free from delirious amounts of acid, alkali, and orgar E. I F. Keene’s Cement: Conform to ASTM C61. 2.02 LATH AND ACCESSORIES A. As required to match existing conditions. PART3 EXECUTION 1 3.01 NUMBER OF COATS AND THICKNESS I 7/8 inch thick. A. Lathed surfaces: 3 coats, scratch, brown and finish, total approximately 3/4 3.02 GENERAL APPLICATION A. Scratch coat: Apply with sufficient material to completely cover lath and scrat across supports. Scratch coat shall cure at least 48 hours before application succeeding coats. Brown coat: Rod to match existing adjacent textures and float to receive fim coats. This may mean that the wall surface may not be true and straight. Broi coat shall be allowed to dry uniformly for at least 48 hours after damp curi period. Finish: 1 adjacent walls. Verify with Architect acceptable finish. t 10/3/90 R I 8 1 1 B. C. All new constructed wall to receive a texture close to the existi I 1 1: i 3.04 CURING A. Scratch coat shall contain sufficient moisture for at least 48 hours to assu hydration. Thoroughly sprinkle brown coat as soon as plaster appears to be drying OL Sprinkle thereafter every morning and evening and at other times as necessar then allow to dry uniformly for at least 48 hours before finish coats are applie B. 8 I I I II b 1 I I I I 1 I I 1 10/3/90 F f 1 1: SECTION 09210 ADOBE PLASTERING i PART 1 GENERAL 1 I I b PART2 PRODUCTS I u I I 8 1 I 1.01 WORK INCLUDED A. Included all labor, services, materials, equipment and scaffolding required complete all adobe (interior and exterior) plastering and white washing as shoJ on drawings. 1 B. All screens, where plaster meets another material. C. Apply adobe plaster as indicated on drawings directly to adobe blocks. 1.02 RELATED WORK 1 A. Section 04100 - Stone Masonry / Adobe Bricks 2.01 SAND A. B. ASTM C144 for "Sand for Use in Plaster". Sand shall be unifody graded from coarse to fine, all passing a #4 sieve a all retained on a #IO0 sieve. Shall be clean, washed and sharp. ADOBE BLASTER TO BE COMPOSED OF THE FOLLOWING PROPORTIONS ' MATEIUALS IF IN AGREEMENT WITH PROPORTIONAL TESTS OF EXISTIT ADOBE BRICKS 30% adobe clay may be obtained at the site in an area designated by 1 Architect and Archaeologist. C. 2.02 A. B. 60% sand. C. 1 Minimal water (as little as possible to keep adobe plaster workable). 10/3/90 R It I u 1: D. E. 0.1 to 0.2% Soap flakes (non-detergent). Adjust proportions as necessary to make plaster adhere to building and required to eliminate cracking of finished wall. 1 PART 3 EXECUTION (Refer to Section 04100 for additional instructions) 1 I I 1 3.01 PLASTERING A. B. Shall be free from laps, cracks, checks and other structural defects. Caution shall be exercised in preventing too rapid drying of plaster. I 3.02 MEASURING OF INGREDIENTS A. All ingredients entering plaster mixes shall be proportioned and measured means of calibrated boxes or containers of such nature that the quantities to measured can be readily and accurately checked at any time. II 3.03 MIXING OF PLASTER b mixer wherever practicable. A. The plaster ingredients shall be thoroughly mixed together using a batch machi B. No more shall be mixed at any one time than can be properly incorporated ir the work within one-half hour after mixing. No material shall be permitted to remain overnight in the mixer or mixing box All tools and implements used in the mixing and transporting of plaster shall thoroughly cleaned after use. I I I 1 8 I C. 3.04 FINISHES A. B. Finish shall be such that it closely matches the existing plaster texture. A sample panel of exterior finish (4' x 4') shall be prepared for the Archite( approval. The mud plaster shall be hand smoothed to create a "polished" surface. C. 3.05 APPLICATION 1 A. The finishing process shall be done by hand. t 10/3/90 R 8 8 I I 1: B. Average thickness plaster shall be 3/4" inch. 3.06 MUD t A. Mud for adobe plaster shall be from adobe clay taken from an area of the si designated by the Architect and Archaeologist. 1 3.07 TESTING FOR PROPER MIXTURE OF ADOBE PLASTER I B. B well enough. A. A test area of approximately 4 square feet of plaster shall be made on t: existing adobe brick wall to check how well this mixture adheres to the ado1 The plaster formula may have to be changed if the new plaster does not adhe 3.08 APPLICATION OF PLASTER AND ADOBE WHITEWASH Apply adobe plaster in two coats; scratch coat and finish coat. Adobe Whitewash - Where the original finish is whitewash, a new whitewa should be applied immediately following the mudding. The Contractor shot be aware that other whitewash formulas can be submitted in lieu of this formi but examples in-place conditions for 5 years or longer will be reviewed by t Architect before approval can be given. After the whitewash is prepared, a tc sample will be performed on the adobe and allowed to set for two weeks befc final application. Contractor should allow for this time constraint in the over schedule . Whitewash Formula Specifications for Adobe (Formula dated Dec. 1, 1871) - dry quarts of unslacked lime. Slack with warm water. Cover mixture duri process. Strain through fine sieve or metal window screen. Add 8 dry quarts salt previously well dissolved in warm water and three pounds of ground r boiled to a thin paste. Stir mixture into a pot and boil. Add half a pound powdered white chalk pulverized and freed from impurities, and two cups "white glue" (originally read "sheep's blood") which has been previously dissolt over a slow fire. Add five gallons hot solution. Stir well and let stand for fc days before applying over mud. Stir well before applying and during 1 application. The mixture must be constantly mixed. Apply with soft horseh brushes. If properly applied, one pint will cover a square yard of surfa Mixture should have a ''plaster of paris" consistency for application, not liquid rUnny. A. B. 1 I b I I I I 1 1 1 8 C. f 10/3/90 R I 14 D. If tests made with the proportions specified for adobe plaster pro1 unsatisfactory, new proportions shall be tested to help bring about best result The plaster shall show no signs of coming off after one year followir installation. i 8 1 li I I I b I il u 1 I i 1 I 10/3/90 R t R 1' SECTION 09900 PAINTING AND SWING 1 PART1 GENERAL II I I 1.01 WORK INCLUDED A. Surface preparation. B. Surface finish. 1 1.02 QUALITY ASSURANCE I A. Product Manufacturer: Company specializhg in manufacturing quality paint a finish products with five years experience. Applicator: Subcontractor specializing in commercial painting and finishing wj five years documented experience working with the finishing of histo structures. B. II b 1.03 mGUmTORY REQUIREMENTS I I I R A. Conform to applicable UBC code for flame/fuel/smoke rating requirements j I finishes. 1.04 SUBMITTAL A. B. Submit product data and samples under provisions of Section 01300. Submit three samples 12 x 12 inch in size illustrating range of staining a textures available for the surface treatment product scheduled for selection. 1 .os FIELD SAMPLES A. Provide field sample panel, 48 inches long by 48 inches wide, illustrating spec linseed soil coating, texture, and finish over wood. II 1.06 DELIVERY, STORAGE, AND HANDLING A. Deliver products to site in sealed and labelled containers; inspect to ver II acceptance. t 10/3/90 R 1 I I II I li 1 1. Container labelling to include manufacturer's name, type of sealer, brand nan brand code, coverage, surface preparation, drylng time, cleanup, and instructio for mixing and reducing. Store all treatment at minimum ambient temperature of 45 degree F and maximum of 90 degree F in well ventilated area, unless required otherwise manufacturer's instructions. B. t C. D. Take precautionary measures to prevent fire hazards and spontanec combus tion. 1.07 ENVIRONMENTAL REQUIREMENTS A. II instructions. B. I Provide continuous ventilation and heating facilities to maintain surface a ambient temperatures above 45 degrees for 24 hours before, during, and hours after application of finishes, unless required otherwise by manufacture Do not apply exterior treatments during rain or when relative humidity is abc 50 percent, unless required otherwise by manufacturer's instructions. 1.08 EXTRA STOCK A. B. Provide a one gallon container of each finish material to Agency. Label each container noting where the product was applied and its location the project in addition to the manufacturer's label. b I I I I I PART 2 PRODUCTS 2.01 ACCEPTABLE MANUFACTURERS A. Sherwin Williams, or approved equal. Colors selected by Architect. 2.02 MATERIALS A. Coatings: Ready mixed, except field catalysed coatings. Process pigments ti soft paste consistency, capable of being readily and uniformly dispersed tc II homogeneous coating. I of streaks or sags. B. Coatings: Good flow and brushing properties; capable of drying or curing E 10/3/90 R f I I 11 Accessory Materials: Linseed oil, shellac, turpentine, paint thinners and 0th materials not specifically indicated but required to achieve the finishes specifii of commercial quality. C. PART3 EXECUTION 3.01 INSPECTION i I 1 I 1 I I 1 1 I I I I A. Verify that surfaces are ready to receive work as instructed by the prod1 manufacturer . Examine surfaces scheduled to be finished prior to commencement of WOI Report any conation that may potentially affect proper application. Beginning of installation means acceptance of existing surfaces. B. C. 1 3.02 PREPARATION A. B. Correct minor defects and clean surfaces which affect work of this Section. Remove mildew by scrubbing with solution of tri-sodium phosphate. Rinse w clean water and allow surface to dry. Apply one coat of a fungicide such pentachlorophenol (a highly toxic substance) to all existing wood. Existing Interior and Exterior Wood. All surfaces shall be dry brushed and v wiped to remove any dust or chalky residue that may result from cleani operations. All wood designed to be painted shall be thoroughly dry before pa is applied. b C. 3.03 PROTECTION A. Protect elements surrounding the work of this Section from damage disfigura tion. Repair damage to other surfaces caused by work of this Section. Furnish drop cloths, shields, protective methods to prevent spray or droppir from disfiguring other surfaces. Remove empty paint stain and oil containers from site. B. C. I D. 3.04 APPLICATION A. Apply products in accordance with manufacturer's instructions. 10/3/90 R t 1 I I I I I 1 1, I I I I I I I I 1f B. C. D. I 3.05 CLEANING A. B. Apply finishes to surfaces that are dry. Apply each coat to uniform finish. Allow applied coat to dry before next coat is applied. See Schedule 3.06 a 3.07 for number of paint coats. r As work proceeds, promptly remove sealer where spilled, splashed, or splatter€ During progress of work, maintain premises free of unnecessary accumulation tools, equipment, surplus materials, and debris. Collect cotton waste, cloths, and material which may constitute a fire hazai place in closed metal containers and remove daily from site. C. 3.06 SCHEDULE - EXTERIOR SURFACES WHERE NOTED ON DRAWINGS A. Wood Treated. Treat all wood with 2 coats of boiled linseed oil. Allow 24 hoi between application. This includes all wood except the wood shingles as not on the Construction Documents. Plaster. Integral color coat for new plaster. A special color, not a manufacture standard color, will be selected. Wood Painted. One coat alkyd primer sealer; two coats alkyd enamel, semi-glc as noted on the Construction Documents. B. C. 3.07 SCHEDULE - INTERIOR SURFACES WHERE NOTED ON DRAWINGS A. Wood Treated. Treat all wood with 2 coats of boiled linseed oil. Allow 24 hol between application. This includes all wood except the wood shingles as no1 on the Construction Documents. Wood Painted. One coat alkyd primer sealer; two coats alkyd enamel, semi-glc as noted on the Construction Documents. B. r 10/3/90 R I '5 BRIEFS PRE S E RVATIO N Preservation of Historic r I AdobeBuildings U.S. Department of the Interior Preservation Assistance Division National Park Service Technical Preservation Services I I I I I b I 1 I C' Whether built in the 17th century or in the 20th century, adobe buildings share common problems of maintenance and deterioration. This brief discusses the traditional materials and construction of adobe buildings and the causes of adobe deterioration. It also makes recommendations for preserving historic adobe buildings. By its composition. adobe constmc- tion is inclined to deteriorate; however. the buildings can be made durable and renewable when properly maintained. building methods employed in the Southwest in the century are still used today. Because adobe bricks arr fired in a kiln as are clay bricks, they do not permanl harden, but remain unstable-they shrink and swell stantly with their changing water content. Their strength fluctuates with their water content: the higher the \ content, the lower the strength. Adobe will not permanently bond with metal, wool stone because it exhibits much greater movement than 1 other materials, either separating, cracking, or twi where they interface. Yet, many of these more SI building materids such as fired brick, wood, and lime cemen* mortarS are nonerhe1ess used in adobe Const" For example. Stone may be used for a building's founda and wood may be used for its roof Or its iintels doorways. In the adobe building. these materials are g wei@t Of the wall above them- Adobe construction POs ities and variations in design have therefore been some presewing and reh*wng a deteriorated adobe bui is rnoSt successfuf when he fechnQues and mefhods Use restoration and repairs are as similar as possible tc techniques used in the on@nd consmction* What is Adobe? ne adobe, or sundried brick. is one of the oldest and most common building materials known to man. Traditionally, adobe bricks were never kiln fired. Unbaked adobe bricks consisted of sand, sometimes gravel, clay, water, and often straw or grass mixed together by hand. formed in wooden available adobe-like bricks are fired. These are similar in size to unbaked bricks, but have a different texture, color, and containing cement, asphalt. and/or bituminous materials. but these also differ from traditional adobe in their appearance and strength. Traditional adobe construction techniques in North Amer- ica have not vaned widely for over 3'/z centuries. Adobe molds, and dried by the sun. Today Some commercially ally he1d in place by their Own weigfit Or by the compre strpngrh. Shil&y some adobe bricks have been stabilized, limited by the physical conshncs ofthe material. Adobe Construction Techniques IF? m"' The Brick: The adobe brick is molded from sand and mixed with water to a plastic consistency. Commonly, or grass is included as a binder. Although they do not reinforce the bricks or give them added long-term stre straw and grass do hefp the bricks shrink more unifc while they dry. More important for durability, howev the inherent clay-to-sand ratio found in native soil. prepared mud is placed in wooden forms, tamped leveled by hand. The bricks are then "turned-out" c mold to dry OR a level surface covered with straw or I>':- --. -!.% , -. - &Wnu.-..^ 7 susceptible to the same rate of hygroscopic (moisture at ) swelling and shrinking. thermal expansion and COI Wsahlnmrm. D.C. 20402 @ been as successful in bonding adobe bricks. Today. cement and lime mortars are commonly used with stabilized adobe bricks. but cement mortars are incompatible with unstabil- ized adobe because the two have different thermal expansion and contraction rates. Cement mortars thereby accelerate the deterioration of adobe bricks since the mortars are stronger than the adobe. Building Foundations: Early adobe building foundations varied because of the difference in local building practices and availability of materials. Many foundations were large and substantially constructed. but others were almost non- existent. Most often, adobe building foundations were con- structed of bricks. fieldstones. or cavity walls (double) infilled with rubble stone. tile fragments. or seasheils. Adobe buildings were rarely constructed over basements or crawl- spaces. Wails: Since adobe construction was load-bearing with low structural strength, adobe walls tended to be massive. and seldom rose over 1 stories. In fact. the maximum height of adobe mission churches in the Southwest was approximately 35 feet. Often buttresses braced exterior walls for added stability . In some parts of the Southwest, it was common to place a long wooden timber within the last courses of adobe bricks. This timber provided a long horizontal beating plate for the roof thereby distributing the weight of the roof along the wall. flat roof, small openings brick coping, wood porch - Roofs: Early Southwest adobe roofs ( 17th-mid-19th centu- ries) tended to be flat with low parapet walls. These roofs consisted of logs which supported wooden poles, and which in turn supported wooden lathing or layers of twigs covered with packed adobe earth. The wood was aspen, mesquite, (called “vi,vcx.s”) or shaped squared timbers were spaced on close (2-3 feet or less) centers resting either on the horizontal wooden member which topped the adobe wall. or on decorated cantilevered blocks, called “corbels,” which were set into the adobe wall. Traditionally, these vigos often projected through the wall facades creating the typical adobe hip roof, wood trim cedar, Or whate’er was avai1ab’e. Rough‘y d’ressed logs Evoiution of Roof Forms. The roof;. of edy udohe huildin,gs we, flat, mude ,,,;th mud, with /OH. pcrrupers. Lcrter. brick copings we. pluced on top of purupets and chimneys to prorecr them fro erosion. ond shed roof porches were udded to shelter doors ur nrindows. AFer the ruilrood recrched the Southwest. hip roofs ur wooden trim begun to irppecrr us suwn lumber. shingles. rile. ur .sheet mefd berume uvuiluble. I Druwin,v by Albert N. Hopper) Roof Bearing. A roof heuriny timber pluced within the udohe wulls providrs even .,upport for the weight of the roof. tFurm Securitv AdJninisrrcition Collection. Lihru? of Congress) udohe building. Often the wooden muteriuls [hut compose th rrerditionul Jut udobe roof creute interesting und plrusing puttern on the ceilings of the interior rooms. (Photo by Russell Lee. Fan Security Adrninisrrurion Collection, Librury of Congress) ., .. 0. oe .’: construction detail copied in the 30th-century revival styles. Wooden poles about 2 inches in diameter (called "luriirs") were then laid across the top of the +.US. Handsplit planks (called "(.(dro.s*' if cedar and ".~t~vin~.~'' if cypress) instead of poles were used when available. In some areas, these were laid in a herringbone pattern. In the west Texas and Tucson areas, .~ir#uirro (cactus) ribs were used to span between r*i,vir.s. After railroad transportation arrived in most areas. sawn boards and planks. much like roof sheathing, became available and was often used in late-19th- and early- ZOth-century buildings or for repairs to earlier ones. Next cedar twigs. plant fibers, or fabric were placed on top of the poles or planks. These served as a lathing on which the 6 or more inches of adobe earth was compacted. If planks were used. twigs were not necessary. A coating of adobe mud was then applied Overall. The flat roofs were sloped somewhat toward drains of hollowed logs (called cirniilrs." or "pirrpo/ia.s"), tile. or sheet metal that proj- ected through the parapet walls. Gable and hipped roofs became increasingly popular in adobe buildings in the 19th and 20th centuries. "Territorial" styles and preferences for certain materials developed. For example, roof tiles were widely used in southern California. Although the railroad brought in some wooden shingles and some terra-cotta. sheet metal roofing was the prevalent material for roofs in New Mexico. Floors: Historically, flooring materials were placed directly on the ground with little or no subflooring preparation. Flooring materials in adobe buildings have varied from earth to adobe brick, fired brick, tile, or flagstone (called "lujus"), to conventional wooden floors. renewing it has made it less popular as a surface co;: recent years. Lime Plaster: Lime plaster. widely used in the 191h c as both an exterior and interior coating, is much hard, mud plaster. It is. however, less flexible and cracks e: consists of lime. sand. and water and is applied in coats with trowels or brushes. To make the lime adhere to adobe. walls are often scored diagonal] hatchets, making grooves about 1 I/* inches deel grooves are filled with a mixture of lime mortar an( chips of stone or broken roof tiles. The wall is then c heavily with the lime plaster. Cement Stucco: In the United States, cement stucci into use as an adobe surface coating in the early ZOth, for the revival styles of Southwest adobe archit, Cement stucco consists of cement, sand, and water a applied with a trowel in from 1 to 3 coats over a wir nailed to the adobe surface. This material has bee popuiz because it requires little maintenance when over fired or stabilized adobe brick, and because it easily painted. It should be noted however, that the cement stucc not create a bond with unfired or unstabilized adobe; on the wire mesh and nails to hold it in place. Sin cannot bond with the adobe. a firm surface cai guaranteed. Even when very long nails are used, n within the adobe may cause the nails and the wire thus, losing contact with the adobe. Other Traditional Surface Coatings: These have ii items such as paints (oil base, resin, or emulsion), I cement washes. coatings of plant extracts, and even ( of fresh animal blood (mainly for adobe floors). 5 these coatin@ are inexpnsive and easy to appiy* adobe Owner. I 1 I I b. 1 1 I I 1 I I I I 1 I I t Traditional Surface Coatings Adobe surfaces are notoriously fragile and need frequent new adobe walls. surface coatings such as mud plaster, lime plaster. whitewash. and stucco have been used. Such coat- ings applied to the exterior of adobe construction have retarded surface deterioration by offering a renewable sur- face to the adobe wall. In the past, these methods have been inexpensive and readily available to the adobe owner as a Solution to periodic maintenance and Visual impr0Vement. However, recent increases in labor COStS and changes in cultural and socio-economic values have caused many adobe building owners to seek more lasting matends as alternatives to these traditional and OIICe-ineXpenSiVe Surface COatingS. Mud Plaster: Mud plaster has long been used as a surface coating. Like adobe, mud plaster is composed of clay, sand, water. and straw or grass. and therefore exhibits sympathetic properties to those of the original adobe. The mud plaster bonds to the adobe because the two are made of the same materials. Although applying mud piaster requires little skill, it is a time-COnSUming and laborious process. Once in place, the mud plaster must be smoothed. This is done by hand; sometimes deerskins, sheepskins. and small. slightly rounded stones are used to smooth the plaster to create a "polished" surface. In some areas. pink or ochre pigments are mixed into the final layer and "polished." Whitewash: Whitewash has been used on earthen buildings since before recorded history. Consisting of ground gypsum rock. water, and clay, whitewash acts as a sealer, which can be either brushed on the adobe wail or applied with large pieces of coarse fabric such as burlap. to apply. But its impermanence and the cost of annually maintenance. To protect the exterior and interior surfaces of temporary surface protection. and are still availabl' Adobe Deterioration b When preservation or rehabilitation is conternplat historic adobe building, it is generally because the roof of the budding have deteriorated in Some fashio. may be cracked, eroded, pitted, bulging, or the roof sagging. In planing & stabilktion and repair of a budding, it is necessary: 0 T~ determine the nature of the deterioration 0 To identify and correct the source of the problem the deterioration 0 To develop rehabilitation and restoration plans sensitive to the integrity of the historic adobe builc To develop a maintenance program once the reha or restoration is completed. General Advice: There are several principles th followed generally resuit in a relatively stable and PC adobe resource. 1. Whenever possible, Secure the services or ad? professional architect or other preservationist F in adobe preservation and stabilization. Althc may be more costly than to "do-it-yourseif. probably be less expensive in the long run. WOrl a deteriorated adobe building is a complex and process. IrreversihIe damage may be done by WI ing but inexperienced "restorationists." MI professional assistance may be required to inteq 2. Never begin restoration or repairs until the pmb Initjally, whitewash was considered inexpensive and easy I code requircments. 3 r Deteriorated Adobe Building. By Lirrue (if it.% fruxile nuture. [he udobe building mu.s{ hr resrored by thorough. svsremutic. und proifexsionul meusure.r rhul will insure its fulurr .survivu/. I Techni- cui Preservurion Services Division) Structural Damage and Cracking. Su,gxinp. hrrl~ing. und crrick of wrill,\ tintl roriJ\ tire .\i<,n.\ of ,\rriou.\ proh1rm.x in [he ud4 hui1din.g. It i.\ trlnir~\ trdri\uhk to .terure profr\.siontrl tcrvicem thr reptrir of .such prohlt.m.\. /IVtrtiontil Purk Service.) have been causing the deterioration of the adobe have been found. analyzed, and solved. For instance, sagging or bulging walls may be the result of a problem called "rising damp" and/or excessive roof loads. Because adobe deterioration is almost always the end product of a combination of problems, it takes a trained professional to analyze the deterioration. identify the SOurce OF sources of deterioration, and halt the deterioration before full restoration begins. types of materials used originally and use the same construction techniques. Usually the best and the safest procedure is tO uSe traditional building materials. Repair bricks. ~~~~i~ o,. rep~ace rotted wooden lintels with shdar woden lintels. The probiems created by introduc- ing dissimilar replacement matetials may cause problems far exceeding those which deteriorated the adobe in the first place. extensive cracking. however. usually indicates \erious stn tural problems. In any case. cracks, like all structui problems. should be examined by a professional who c make recommendations for their repair. Water Related Problems: Generally, adobe buildings dete orate because of moisture. either excessive rainwater ground water. Successful stabilization, restoration, and t ultimate survival of an adobe building depends upon hc keeping an adobe building free from excessive moistu cannot be overestimated. The erosive action of rainwit! and wall surfaces can cause furrows. cracks. deep fissuri and pitted surfaces to form. Rain saturated adobe loses cohesive strength and sloughs off forming rounded cornt and parapets. If left unattended. rainwater damage c eventually destroy adobe walls and roofs. causing thi continued deterioration and ultimate collapse. Standing ra water that accumulates at foundation level and rain ipla nay cause "coving" (the hollowing-out of the wall jt above grade level). Ground water (water below ground level) might be presc 3. Repair Or Rp1ace ad0be bui1ding materials with the Same effectively a StruCture sheds water. The importance or rep~ace deteriorated adobe bricks with sirnil= adobe and the subsequent drying OUf Of adobe roofs. pardper Wal Sources of Deterioration The following are some common signs and sources of adobe because of a spring. a high water table, improper drainag deterioration and some common solutions. It should be seasonal water fluctuations, excessive plant watering. cautioned again. however. that adobe deterioration is often changes in grade on either side of the wall. Ground wa, the end-product of more than one of these problems: The rises through capillary action into the wall and causes t remedying of only one of these will not necessarily arrest adobe to erode, bulge. and cove. Coving is also caused deterioration if others are left untreated. spalling during the freeze-thaw cycles. As water rises frc the ground into the wall. the bond between the clay partic Structural Damage: There are several common structural in the adobe brick breaks down. In addition. dissolv problems in adobe buildings. and while the results of these minerals or salts brought up from the soil by the water c problems are easy to see. their causes are not. Many of be deposited on or near the surface of the wall as t these problems originate from improper design or construc- moisture evaporates. If these deposits become heavily cc tion, insufficient foundations. weak or inadequate materials. centrated, they too can deteriorate the adobe fabric. As I or the effects of external forces such as wind, water. snow. adobe dries out. shrinkage cracks usually .appear; IOC or earthquakes. In any case. the services of a soils engineer sections of adobe bricks and mud plaster may crumble. andor structural engineer knowledgeable in adobe construc- A water-tight roof with proper drainage is the bt tion may be necessary to evaluate these problems. Solutions protection against rainfall erosion. Adobe wall and rc may involve repairing foundations, realigning leaning and surfaces property maintained with traditional tiles or surf2 bulging walls, buttressing halls. inserting new window and coatings generally resist the destructive effects of rainwat door lintels. and repairing or replacing badly deteriorated Roof drains should be in good repair and wfficient to cai roof structures. rainwater run-off from the roof. In an effort to halt t There are many tell-tale bigns of structural problem\ in destructive effects of rainwater. I%h-century builders oft adobe buildings. the most common being cracks in wall\. capped parapet wall:, with fired bricks. Thehe bricks wc foundations. and roo6. In adobe. crack5 are generally quite harder and better 4uited to weather the ero\ive action visible. but their cause4 may he difficult to diagno\e. Some rainwater: however. the addition of ;i brick cap to an existi cracking is normal. \uch a5 the ihort hairline cracks that are parapet wall create\ a drastic change in a btructurt caused as the adobe 4hrinLs and continue\ [o dry out. ,More appearance and fabric. The u\e of traditional lime mor 4 with the fired brick is advised because it is more water-tight and compatible with the harder brick. Rainwater that has accumulated at adobe foundation\ should be diverted away from the building. lhis may he brick. tile, or stone drip gutters. or by any technique th;it will effectively remove the standing rainwater. Kegr;iding is perhaps the best solution because defective gutten and trenches may in effect collect and hold water at the base of the wall or foundation. In repairing "coving," the damage cauhed by rain splash. adobe bricks stabilized with \oil cement might be considered. On the other hand. concrete patcheh, cement stucco. and curb-like buttresses again51 the coving usually have a nesa- tive effect because moisture may be attracted and trapped behind the concrete. Cement stucco and cement patches have the potential for specific kinds of water related adobe deterioration. The thermal expansion coefficient of cement stucco is 3 to 10 times greater than that of adobe resulting in cracking of the stucco. Cracks allow both liquid water and vapor to pene- trate the adobe beneath. and the stucco prevents the wall from drying. As the moisture content of the adobe increases. there is a point at which the adobe will become soft like putty. When as a liquid. This varies with the sand. clay, and silt content of the adobe. If the adobe becomes so wet that the clay reaches its plastic limit. or if the adobe is exposed to a freeze-thaw action. serious damage can result. Under the weight of the roof. the wet adobe may deform or bulge. Since the deterioration is hidden from view by the cement stucco. damage may go undetected for some time. Traditional adobe and deterioration of the wall\ can be corrected b the area with new adobe mud and by applying t surface coatings. It \hould be remembered, how ion the will capillary certainly action continue, i\ stopped ~~)sl effectively, imp*rtan tk 1 8 1 I 8 I 1 1 b I i I 1 I 1 I I done by regrading* by bui1ding grave1-filled trcnche' Or coatings and patching only repa,r the efects of gro and wind erosion, they cannOt cure the cau\e. t . -c . .- . - .: .- the wail becomes totally saturated, the adobe mud will flow . -. - Caving. Solt~ drpritired by rr\inp ground nurer run cvu (.N~.5e ,pcriiin~ of rhe Udohc, hric.l.\ UI rhe hu.\e oft .\criou.\ condition culled .'wvinp.'' Covinr: cun ulso urtdlor exucerhorcd h! [he <VfJ\ifln of ruin ,p/u.rh. (Nua Sfrr*ic.r) ', RAIN EROSION i construction techniques and materials should therefore. be /--- used to repair or rebuild pans of the walls. The destructive effects of moisture on adobe buildings may be substantially halted by severd remedies. 1. Shrubs. trees, and other foundation plantings may be causing physical damage. Their roots may be growing into the adobe, and/or they rnay be trapping excessive moisture in their roots and conducting it into walls. Their removal might be considered to halt this process. 2. Level ground immediately adjacent to the walls rnay be causing poor drainage. Regrading could be considered so that the ground slopes away from the building, eliminating rainwater pools. 3. The installation of footing drains may be considered. Trenches about 2 to 2!h feet wide and \everdl feet deep are dug around the adobe building at the base of the walls or at the foundation if there is any. If the soil is weak. it may be necessary to slope the sides of the trench to prevent cave-in of the trench and subsequent damage to the wall. The walls and bottom of the trench >hould be lined with a polyethylene vapor barrier to prevent the collected water from saturating the surrounding soil and adobe wall. Clay tile. or plastic pipe. which drain to a sump or to an open gutter, are then laid in the bottom of the trench. The trench is filled with gravel to within 6 inches of grade. The remaining excavation is then filled to grade with porous soil. RAISWATER SP CROUSD WATER RISISG DAMP A Word of Caution: Pkunt removul. regruling. or irenchinr mu? be porenriully de.%tructive !o archeolon.icu1 remuin.\ usrociuted with historic udobe building .sites. Any Ji.siurh- unce of the ground should, iherejbre. be underiuken with prudence und cureful plunninp. Once any one or all of these solutions has effectively minimized the problems of rising ground water, the coving Water. Wind. Animal, In.sect, and Vegetation Damage. riorurion of udOhe hui,dinr,, cLfn be direcrl,. correlut, pre,,enc.e of e;ther enc.e ,\.\ ire ru,nx.urer, pround*.ule ~~~~~.~.~f~l udohe \tuhi/i:ution and rettorurion dep keeping the udohe huildinr: moi.srure free. repuirec muinruined. [Druminr: hy Dovid W. Look. AIA. hu.\ed hFA/herf N. Hopper) 5 r Wind Erosion: Wind-blown sand has often been cited as a factor in adobe fabric erosion. Evidence of wind erosion is often difficult to isolate because the resuits are similar to Water erosion: however. furrowing caused by wind is UsudllY more obvious at the upper half of the wall and at the corners, while coving from rainsplash and ground water is usually at the lower third of the wall. Maintenance is the key to mitigating the destructive effects of wind erosion. Wind damage on adobe wallsad roof surfaces should be repaired with new 'dobe mud* Any traditional surface coating may be applied to protect against continuing problem, a wind screen or breaker might be built. using fencing or trees. Care should be taken to plant trees far enough away from the structure SO that the roots will not destroy the foundation or trap moisture. Vegetation, Insects, and Vermin: Vegetation and pests are natural phenomena that can accelerate adobe deterioration. Seeds deposited by the wind or by animals may gelminate in adobe walls or roofs as they would in my soil. The action of roots may break down adobe bricks or Cause moisture retention which will harm the structure. Animals. birds. and insects often live in adobe structures. burrowing and nesting in walls or in foundations. These pests uriderlnine and destroy the structural soundness of the adobe budding. The possibility of termite infestation should not be overlooked since termites can travel through adobe walls as they do through natural soil. Wood members (lintels. floors, window and door shutters. and roof members) are all vulnerable to termite attack and destruction. It is important to rid adobe structures immediately of all plant, animal, and insect pests and to take preventive measures against their return. Seedlings should be removed from the adobe as soon as they are discovered- Large Plants should be removed <arefully SO that their root Systems Will not dislodge adobe material. Pest control involving the use of chemicals should be examined carefully in order to assess the immediate and longlasting effects Of the chemicals On the adobe building. Professional advice in this area is important not only because chemicals may be transported into the walls by capillary action and have a damaging effect on the adobe fabric, but also for reasons of human and environmen- tal safety. Material Incompatibilities: As adobe buildings are contin- ually swelling and shrinking. it is likely that repair work has already been carried out sometime during the life of the building. Philosophies regarding adobe preservation have changed, and so have restoration and rehabilitation tech- niques. Techniques acceptable only IO years ago are no longer considered appropriate. Until recently, adobe bricks have been repointed with portland cement; deteriorated wooden lintels and doors have been replaced with steel ones; and adobe walls have been sprayed with plastic: or latex surface coatings. The hygroscopic nature of adobe has rendered these techniques ineffective and, most important, destructive. The high strength of portland cement mortar and stucco has caused the weaker adobe brick to crack and crumble during the differential expansion of these incompat- ible materials. Steel lintels are much more rigid than adobe. When the building expands. the adobe walls twist because they are more flexible than the steel. Plastic and latex wall coatings have been used to seal the surface, keeping it from expanding with the rest of the brick. Portions of the wall have consequently broken off. In some instances. incornpat- Cement Mortar Incompiltibiiity. The stronger und less flexible ible materials can be removed from the building without cement mrwrur ht1.s c.tiu.wd the .sc?frer udohe bricks io crumble thus subsequently damaging the structure. Other times, this is not leuvin,v u "honevc-omh" of cemen 0 Nuiional Park possible. Professional advice is therefore recommended. Service) 6 Repairing and Maintaining the Historic Adobe Building Once the adobe deterioration and any resulting structural damage is repaired. the restoration of the adobe building can proceed. Careful attention should be given to replace, repair, and/or reproduce all damaged materials with traditional or original materials. patching and Repairing Adobe Brick: In patch,ng and replacing adobe brick. every reasonable effort should be made Io find ciay w,th a teXture and color similar to the disintegrated, it may be patched in piace. The deteriorated material may be scraped OMt and replaced with appropriate adobe mud. Often fragments of [he orig,naj adobe brick have been ground up, mixed with water. and reused to patch the eroded area. However, some professionals advise against the reuse of material which has spalled off because it frequently contains a high concentration of salts. If a substantial amount of the brick has been destroyed or spalled, commercially made adobe bricks and half-bricks can be obtained, or they may be made at the site or nearby. Generally these are 3 or 4 inches thick, and ideally they are composed of unstabilized adobe (that is, without any chemi- cal additives). The deteriorated adobe bricks should be scraped out to insert the new bricks. If most of the brick is not deteriorated, then the deteriorated portion may be replaced with a half-brick. It may be necessary to cut back into undeteriorated portions of the brick to achieve a flush fit of the new or half-bricks. Spray (do not soak) the new brick and surrounding area lightly with water to facilitate a better bond. Too much moisture can cause swelling. Always use traditional adobe mud mortar. When entire bricks or sections of the brick walls have to be replaced. caution should be exercised when buying ready- made bricks. Many are now manufactured using stabilizing agents (porttad cement, lime. or emuis$& asphalt) in their composition. While the inclusion of these agents in new adobe bricks is a technical advancement in their durability, they will prove incompatible with the fabric of the historic f any possible future destructive effects. If high wind is a original fabric. When an individual adobe brick has partially - .: ! '- 08 adobe building. Concrete blocks and cinderblocks are like- wise tempting solutions to extensive adobe brick replace- ment; but. like commercially stabilized adobe bricks. they are not compatible with older and more unstable adobe bricks. However, concrete blocks have been used for interior partitions successfully. Patching and Replacing Mortar: In repairing loose and deteriorated adobe mortar, care should also be taken to match the originat material. color. and texture. Most impor- tant, never replace adobe mud mortar with lime mortar or portland cement mortar. It is a common error to assume that mottar hardness Or strength is a measure Of its suitability in adobe repair Or reCOnStmCtiOn. Mortars composed Of port- land Cement Or lime do not have the same thermal expansion rate as adobe brick. With the continual thermal expansion and contraction Of adobe bricks. portland cement or lime mortars Will cause the bricks--the weaker material--to crack, crumble, and eventually disintegrate. It is recognized. however. that SOme late historic adobe buildings have always had portland cement or lime mortars used in their initial construction. The removal and replace- merit Of these mOrtarS with mud mortar is not advised because their removal is usually destructive to the adobe bricks . in repairing adobe cracks. a procedure similar to repoint- ing masonry joints may be used. It is necessary to rake out the cracks to a depth Of 2 or 3 times the width Of a mortar joint to obtain a good “key” (mechanical bond) of the mortar to the adobe bricks. The bricks should be sprayed lightly with water to increase the cohesive bond. A trowel or a large grout gun with new adobe mud rfm-tar may then be used to fill the cracks. Repairing and Replacing Wooden Members: Rotted or ter- mite infested wood members such as \.igcis, sur.ino5, lintels, wall braces, or flooring should be repaired or replaced. Wood should always be replaced with wood. For carved corbels, however. specially formulated low-strength epoxy consolidants and patching compounds may be used to make repairs, thus saving original craftsmanship. Tests, however, should be made prior to repairs to check on desired results since they usually are not reversible. This’is an area of building repair that ought not be attempted by the amateur. For funher information. see Epoxies for Wood Repuirs in Historic Buildings. cited in the .reading list of this brief. Patching and Repiacing Surface Coatings: Historically, al- most every adobe building surface was coated. When these coatings deteriorate, they need to be replaced. Every effort should be made to recoat the surface with the same material that originally coated the surface. When the coating has been mud plaster. the process requires that the deteriorated mud plaster be scraped off and replaced with like materials and similar techniques, attempt- ing in all cases to match the repair work as closely as possible to the original. It is always better to cover adobe with mud plaster even though the mud plaster must be renewed more frequently. The process is not so simple where lime plaster and portland cement stuccos are involved. As much of the deteriorated surface coating as possible should be removed without damaging the adobe brick fabric underneath. Never put another coat of lime piaster or portland cement stucco over a deteriorated surface coating. If serious deterioration does exist on the surface, then it is likely that far greater deterioration exists below. Generally this problem is related to water, in which case it is advisable to consult a profes- sional. If extensive recoatings in lime plaster or portlanc stucco are necessary, the owner of an adobe buildi consider fumng out the walls with lathing, then p over. thus creating a moisture barrier. Always pa the same material that is being replaced. Althol plaster and portland cement stucco are less satisfac surface coating. many adobe buildings have always I as a surface coating. Their complete removal is in; as the Process may Prove to be more damaging natural deterioration. Roofs: Flat adobe roofs shouid be restored and ,,, with their original form and materiais; however. it be feasible or prudent to restore or reconstruct a f roof on a building if the roof has previously been m, a gable roof with sheet metal, tiles, or wod sbngles If an existing flat adobe roof is restored with a fi of adobe mud Over an existing mud roof, care s taken to temporarily support the roof during t because adobe mud is heavier wet than after it has not supported, the roof may collapse or deflec wooden roof s~ppons are allowed to sag during su the wood may take a permanent deflection. res inadequate drainage and/or "pending" at low poir ing is especially damaging to adobe roofs since water will eventually soak through the mud and wooden roof members to rot. On an adobe building, it is not advisable to cc new roof that is heavier than the roof it is replaci walls below have uncorrected moisture problems, weight of a new roof may Cause the walls to deformation caused while the adobe mud is in state). If the walls are dry but severely deterior added weight may cause the walls to crack or (compression failure). I 1 1 I I 4 1 I b I I I I I I I I t Floors, Windows, Doors, Etc.: Windows, doors, fl other original details of the older adobe building retained whenever feasible. It is. however, under when the demands of modem living make it nec change some of these features: thermal windows a easily maintained floors, etc. But every reasona should be made to retain original interior and exteri Maintenance Cyclical maintenance has always been the key to adobe building SUrvivai. As Soon as rehabihtatio- ration has been completed. some program of ( maintenance should be initiated. Changes in th should panicuiarly be noted. The early stages 01 sagging, or bulging in adobe walls should be regularly. All water damage should be noted a*< at its earliest possible stages. Plant. animal. i damage should be halted before it becomes subst roof should be inspected peridiCallY. Surface COi be inspected frequently and repaired or replaced 2 indicates. Mechanical systems should be monitored for bl For instance, leaking water pipes and condensat potentially more damaging to the adobe buiidh brick. stone, or frame structure. Observing adob for subtle changes and performing mahmance 0 basis is a policy which cannot be Over emphasize nature of adobe buildings to deteriorate. but CYCli nance can substantidly deter this process. thus F relatively stable historic adobe building. IC 7 In conclusion, to attempt the preservation of an adobe building is almost a contradiction. Adobe is a fonned-earth material. a little stronger perhaps than the soil itself, but a material whose nature is to deteriorate. The preservation of complex problem than most people realize. The propensity of adobe to deteriorate is a natural, on-going proce:ss. While it would be desirable to arrest that process in order to safeguard the building. no satisfactory method has yet been developed. Competent preservation and mainte:nance of historic adobe buildings in the American Southwest must ( I) accept the adobe material and its natural deterioration. (2) understand the building as a system. and (3) understand the forces of nature which seek to refurn the building to its original state. "Adobe. Past and Present." Reprinted from El Pulurio. voi. n. '*An Architectural Guide to Nonhern New Mexico." New ,Mexico no. 4 ( 1971). Archirecrurr. Vol. 1'7. nos. 9 and IO (SeptAct. 1970). historic adobe buildings, then, is a broader and mOre Adohe IVCH'S. LOS LunaS New Mexico. Published bimonthly. Barnes. Mark R. "Adobe Bibliography." The Association for Preservation Technology Bullerin. Vol. 7. no. I ( 1975). E~~~. T, A. '*The physical properties of Adoh Used as a Building Material." The Llnivrnify of New .Me.riru Builerin. Engineer- iny Series. Vol. I. no. 3 ( 1935). George. Eugene. "Adobe Bibliography." The Association for Preservation Technology Bullrrin. Vol. 5. no. 4 (1974). Hapala. K. v. "Stabilizing and Restoring Old Adobe Structures in California." Nen.sirrrer of rhc iVciriuncr1 AssoritJtion of Rrsrortition Sprrio1i.st.s. Murphy. Calif., June 197'7. Hookere Van Darn. ..To Hand Plaster or No [?.. ,Vew. ,Me.rico Archbccrure. Vol. 19. no. 5 (Sept.-Oct. 1977). BIBLIOGRAPHY Many individuals have contributed to the direction. the content and the final form of this Reservation Brief. The text and illustration materiais were prepared by de Teei Patterson Tiller. Architectural Historian. and David W. Look. AIA. Technical Preservation Services Division. Much of the technical information was based upon an unpublished rcpon prepared under contrnct for this ofice by Ralph H. Comey. Roben C. Ciebner. and Alben N. Hopper. College of Architecture. University of Arizona. Tucson. Vaiuablc suggestions and comments were made by architects Eugene George. .Austin. Texas: John P. Conron. Santa Fe: and David C. Battle. Santa Fe. Other staff members who provided editorial assistance include H. Ward Jandl. and Kay D. Weeks. Book: Baer. Kun: and Rudinger. Huge. Archirerrure of the Culiforniir .\li.c.siiin.s. Los Angeles: University of California Press. 1958. Boundreau. E. H. .Mtrkiny rhc Adohe Brick. Berkeley. Calif.: Fifth Street Press, 1971. Bunting, Bainbridge. Etirly Archirerrure in ,VeH. .Mexico. Albu- querque: University of New Mexico Press. 1976. - Of Eurth trnd Timbers Mode: Nrw aWe.rico Arc-hirecrurr. Albuquerque: University of New Mexico Press. 1974. Clifton. J~~~~ R. preJen.cIr;on of ~i~~~~~;~ ~d,,h~ s~~~,~~~~~~~ A Srerrus R~~~~~~. washngton, D.c.: ~~~i~~~l B~~~~~, of Stand- ards Fechnica1 Note 934* us Government Printing Office* Stock No. 003-003-01740-0. Feb. 1977. McHenry. Paul Graham, Jr. Adohe4uiId ir Yourself Tucson. Ariz.: University of Arizona Press. 1973. Phillips. Morgan W.; and Selwyn. Judith E. €po.rie.y for Wood R~~~~;~~~ in H;,~~~,~;~ ~~i/di,,,~,~. washington. D.c.: Heritage Conservation and Recreation Service. 1978. .. This publication was prepared pursuant to Executive Order 11593. "Protection and Enhancement of the Cultural Environm&'' which directs the Secretary of the Interior to "develop and make available to Federal agencies and State and local governments information concerning professional methods and techniques for preserving. improving, restoring and maintaining historic properties." The Brief has been developed under the technical editorship of Lee H. Nelson, hIA. Chief. Preservation Assistance Division, National Park Service, U.S. Depart- mat of the Interior. Washington. D.C. 20240. Comments on the u~fulness of this information are welcome and can be sent to ;Mr. Nelson at the above ad- dress. This publication is not copyrighted and can be reproduced without penal- ty. Normal procedures for credit to the author and the Nationai Park Service are appreciated. August 1978. 'La. . : ' -~ .. .. .-. . Renewing the Surface Coating. Tr~idiri~imrily. c~dtihr .surfiic.e cociriiik#\ ihlrr prrirc*i.rc*cl ihc, jr~rcilc, crclohc hrrillliti~, f'rhnc st'cre rc,nrw.rd .'rcry frit. \'run. Hrcrnrlr hiii\,c,ver. hiwh Irrhor t.mr.\ hcrvr meidr [his l~ rc,itr/ivi*lv c*~pc,ii\i~~c, proc-c'\ \. Woirit,n crrc \1'1'n krr rrc'iicirriic irii <iclo/w nirh rnud plti.\rrr mi rid !t.ith .xrrirn 111 Chtrmi.\cri. .Vri\. Wr.r~c.o. iP/roro hv Xu.\.\c,/l f-cc.. Flrrtrr S ' ' Lihrtr? oif Conyrc.\.\) imiiti \ irli iititi CiilIc(~iiiiii. 0. OQ 8 U- Preservation Briefs: 9 U.S. Department of the Interior I Na.tiona1 Park Service Prtservation histance Division Technical Preservation Services The Repair of Historic Wooden Windows t - 1 I I I I B b 1 John H. Myers The windows on many historic buildings are an important aspect of the architectural character of those buildings. Their design. craftsmanship, or other qualities may make them worthy of preservation. This is self-evident for or- narnental windows, but it can be equally true for wa.rehouses or factories where the windows may be the most dominant visual element of an otherwise plain building (see figure 1). Evaluating the significance of these windows and planning for their repair or replace- ment can be a complex process involving both objective anti subjective considerations. The Secretary of the ln- ten:or's Standnrds for Rehabilitation, and the accompany- ing guidelines, call for respecting the significance of original materials and features, repairing and retaining them wherever possible, and when necessary, replacing them in kind. This Brief is based on the issues of Much of the technical section presents repair techni an instructional guide for the do-it-yourselfer. The mation will be useful, however, for the architect, c tor, or developer on large-scale projects. It present: methodology for approaching the evaluation and r' existing windows, and considerations for replacemi from which the professional can develop altemativ specify appropriate materials and procedures. Architectural or Historical Significance Evaluating the architectural or historical significant windows is the first step in planning for window tl ments, and a general understanding of the functior history of windows is vital to making a proper evi tion. As a part of this evaluation, one must consid basic window functions: admitting light to the inte spaces, providing fresh air and ventilation to the ii tenor, providing a visual link to the outside world enhancing the appearance of a building. No single can be disregarded when planning window treatme example, attempting to conserve energy by closing reducing the size of window openings may result ii use of more energy by increasing electric lighting 11 and decreasing passive solar heat gains. Historically, the first windows in early America1 were casement windows; that is, they were hinged side and opened outward. In the beginning of the I teenth century single- and double-hung windows h troduced. Subsequently many styles of these vertic sliding sash windows have come to be associated 1 specific building periods or architectural styles, an an important consideration in determining the sigr of windows, especially on a local or regional basiz specific, regionally oriented architectural comparis should be made to determine the significance of w in question. Although such comparisons may focu specific window types arid their details, the ultima mination of significance should be made within th text of the whole building, wherein the windows a architectural element (see figure 2). After a11 of the factors have been evaluated, wi? should be considered significant to a building if th are original, 2) reflect the original design intent fo building, 3) reflect period or regional styles or bui practices, 4) reflect changes to the building resultix from major periods or events, or 5) are examples t ceptional craftsmanship or design. Once this evalu of significance has been completed, it is possible ti 'pificance arid repair which are implicit in the standards, ut the primary emphasis is on the technical issues of planning for the repair of windows induding evaluation of their physical condition, techniques of repair, and design considerations when replacement is necessary. glazing Q rabbet -#- /\1 Muntin Profiles These are only three example! of many possible profiles. Mc = tins can contribute substantia. Window Sections to window significance. Figure 2. These drawings of window details identify major components. terminology. and installation details for a wooden double-hung window. ceed with planning appropriate treatments, beginning with an investigation of the physical condition of the windows. Physical Evaluation dow . The key to successful planning for window treatments is a careful evaluation of existing physical conditions on a unit-by-unit basis. A graphic or photographic system may be devised to record existing conditions and illustrate the scope of any necessary repairs. Another effective tool is a window schedule which lists all of the parts of each win- dow unit. Spaces by each part allow notes on existing conditions and repair instructions. When such a schedule is completed, it indicates the precise tasks to be performed in the repair of each unit and becomes a part of the specifications. In any evaluation. one should note at a minimum, 1) window location, 2) condition of the paint, 3) condition of the frame and sill, 4) condition of the sash (rails, stiles and muntins), 5) glazing problems, 6) hard- ware, and 7) the overall condition of the window (a- cellent, fair, poor, and so forth). insect attack, and lack of maintenance can contribute to window deterioration, but moisture is the primary con- tributing factor in wooden window decay. All window units should be inspected to see if water is entering around the edges of the frame and. if so, the joints or Seams should be caulked to eliminate this danger. The glazing putty should be checked for cracked, loose, or missing sections which allow water to saturate the wood, especial- ly at the joints. The back putty.on the interior side of the pane should also be inspected, because it creates a seal which prevents condensation from running down into the joinery. The sill should be examined to insure that it slopes downward away from the building and allows water to drain off. In addition, it may be advisable to cut a dripline along the underside of the sill. This almost in- visible treatment will insure proper water run-off, particu- 2 larly if the bottom of the sill is flat. Any conditions, i. duding poor original design, which permit water to cc in contact with the wood or to puddle on the sill musl corrected as they contribute to deterioration of the wi; One clue to the location of areas of excessive moist1 is the condition of the paint; therefore, each window should be examined for areas of paint failure. Since e: cessive moisture is detrimental to the paint bond, arei paint blistering, cracking, flaking, and peeling usually identdy points of water penetration, moisture saturati and potentid deterioration. Failure 06 the paint shouic not, however, be mistakenly interpreted as a sign that wood is in poor condition and hence, irreparable. Wa is frequently in sound physical condition beneath unsi ly paint. After noting areas of paint failure, the next s is to inspect the condition of the wood, particularly ai points identified during the paint examination. Each window should be examined for operational soundness beginning with the lower portions of the fri and sash. Exterior rainwater and interior condensatior flow downward along the window, entering and coile at points where the flow is blocked. The sill, joints be tween the sill and jamb, comers of the bottom rails ar muntin joints are typical points where water collects a deterioration begins (see figure 3). The operation of tl window (continuous opening and closing over the ye; and seasonal temperature changes) weakens .the joints causing movement and siight separation. This process makes the joints more vulnerable to water which is re ly absorbed into the end-grain of the wood. If severe deterioration exists in these areas, it will usually be ai parent on visual inspection, but other less severely de orated areas of the wood may be tested by two tradit methods using a small ice pick. h-ice pick or an awl may be used to test wood fo soundness. The technique is simply to jab the pick in1 wetted wood surface at an angle and pry up a small 5 Many factors such as poor design, moisture, vantdalism, allows the do-it-yourselfer to save money by rq all or part of the windows. On larger projects it the opportunity for time and money which mid wise be spent on the removal and replacement o windows, to be spent on repairs, subsequently s or part of the material cost of new window unit less of the actual costs, or who performs the wo evaluation process described earlier will provide knowledge from which to specify an appropriatt program, establish the work element priorities, < tify the level of skill needed by the labor force. The routine maintenance required to upgrade to "like new" condition normally includes the fc steps: 1) some degree of interior and exterior pa removal, 2) removal and repair of sash (indudii ing where necessary), 3) repairs to the frame, 4) stripping and reinstallation of the sash, and 5) rt These operations are illustrated for a typical dol wooden window (see figures 4a-fl, but they ma: Historic windows have usually acquired many paint over time. Removal of excess layers or pef flaking paint will facilitate operation of the winc restore the clarity of the original detailing. Somc paint removal is also necessary as a first step in er surface preparation for subsequent refinishing color analysis is desired, it should be conducted the onset of the paint removal). There are sever; effective techniques for removing paint from wo depending on the amount of paint to be remove techniques such as scraping, chemical stripping, use of a hot air gun are discussed in "Preservatic 10 Pht Removal from Historic Woodwork'' (x tional Reading section at end). Paint removal should begin on the interior fra ing careful to remove the paint from the interior the parting bead, particularly along the seam wh stops meet the jamb. This can be accomplished t: ning a utility knife along the length of the seam, the paint bond. It will then be much easier to re1 stop, the parting bead and the sash. The interior be initially loosened from the sash side to avoid scarring of the wood and then gradually pried IC a pair of putty knives. working up and down thi small increments (see figure 4b). With the stop r( the lower or interior sash majr be withdrawn. TI cords should be detached from the sides of the si their ends may be pinned with a nail or tied in a prevent them from falling into the weight pockei Removal of the upper sash on double-hung un similar but the parting bead which holds it in pli into a groove in the center of the stile and is thin more delicate than the interior stop. After remov paint along the seam, the parting bead should be pried out and worked free in the same manner as tenor stop. The upper sash can be removed in th manner as the lower one and both sash taken to nimt work area (in order to remove the sash the stop and parting bead need only be removed fror side of the window). Window openings can be cc with polyethylene sheets or plywood sheathing H sash are out for repair. The sash can be stripped of paint using appro€ techniques, but if any heat treatment is used (see &), the glass should be removed or protected frc sudden temperature cfim which can cause bre; 1 I B I B I 8 I b 1 1 I I I I t Figare 3. Deterioration of poorly maintpined windows usually begins on adapted to 0th window es ad sb'ia as aPl horizontal surfaces and at joints where water can collect and saturate the IDO~ The problem areus are clearly indicated by paint failure due to moisture. Photo: Baird M. Smith. AIA t:ion of the wood. Sound wood will separate in long fibrous splinters, but decayed wood will lift UP in short ir- reguIar pieces due to the breakdown of fiber strength. Another method of testing for soundness consists of pushing a sharp object into the wood, perpendicular to the surface. If deterioration has begun from the hidden :;ide of a member and the core is badly decayed, the visi-, tile surface may appear to be sound wood. Pressure on the probe can force it through an apparently sound skin to penetrate deeply into decayed wood. This technique is cqmially useful for checking sills where visual access to the underside is restricted. Following the inspection and analysis of the results, the scope of the necessary repairs will be evident and a plan for the rehabilitation can be formulated. Generally the ac- tions necessary to return a window to "like new" condi- tion Will fall into three broad categories: 1) routine main- t:enance procedures, 2) structural stabilization, and 3) parts replacement. These categories will be discussed in the following sections and will be referred to respectively as Repair Class I, Repair Class 11, and Repair Class 111. I%& successive repair class represents an increasing level of difficulty, expense, and work time. Note that most of the points mentioned in Repair Class I are routine main- tenance items and should be provided in a regular main- tenance program for any building. The neglect of these routine items can contribute to many common window problems. Before undertaking any of the repairs mentioned in the following sections all sources of moisture penetration should be identified and eliminated, and all existing decay fungi destroyed in order to arrest the deterioration pro- cxs. Many commercially available hade and wood preservatives are toxic, so it is extremely important to foilow the manufacturer's recommendations for applica- tion, and store all chemical materials away from children and animals. After fungicidal and preservative treatment the windows may be stabilized, retained, and restored with every expectation for a long service life. IZepair Class I: Routine Maintenance €&pairs to wooden windows are usually labor intensive ad datively uncomplicated. On small de projects thi b It I 0 Figure 4b. After remuuzng paint from the seam between the Intenor stop and the jumb, the stop an be pned out and gradually worked Iwe using a pair of putty knmes as shown. To mold visible scarnng of the wood, the sash an be rased and the stop ped loose inittdly from the outer szde. Photo: ]oh H. Myers the repazr of a hstonc double-hung window use a unit which IS structurally sound but has many Inyers of paint, some cracked and missing putty, slight separatzon at the joznts, broken sash cords, and one cracked pane. Photo: John H. Myers wmenmt work area. Paint is berng remm ths sash wrth a hot air gun while an asbe sheet protects the glass from sudh tmpa change. Photo: 1ohn H. Myers - ” i figure 4d. Reglazing or replacement of the putty requires that the existing putty be removed manually, the glazing points be rxtracted, the gLrss removed. and the bock putty scraped out To reglaze. a bed of Tu!& is lard around the penmefer of the rabbet. the pane IS pressed into place. ginzing points are Inserted to hold the pane (shown), and a final sen1 of putty is bmeied around the edge of the glass Photo. john H Figure 4e. A common repazr is the replacement of broken sash cords with npw cords (shown) or wrth chains. The werght pocket is often accessrble through a removable plate m the iamb, or by remwzng the intenor tnm Photo. juhn H Myers Figure 4f. Fullow1ng the relutrvely simp[ the window n wedhertight. like new in appearance. and serviceable /or many pi come. Both the histonc matenal and the and craftsmanship of this onginal wrndm been preserved Photo. lohn H. Myers Q MYrn 4 overlay of aluminum foil on gypsum board or asbestos citn protect the glass from such rapid temperature change. It is important to protect the glass because it may be historic and often adds character to the window. Deteriorated putty should be removed manually, taking care not to damage the wood along the rabbet. If the .&SS is to be moved, the glazing points which hold the glass in piace can be extracted and the panes numbered and removed for cleaning and reuse in the same open- ings. With the &ass panes out, the remaining putty can be removed and the sash can be sanded, patched, and primed with a preservative primer. Hardened putty in the rabbets -Y be Softened by heating with a soldering iron at the point of removal. Putty remaining on the glass may be softened by soaking the panes in linseed o,il, and then removed with less risk of breaking the glass. Before reinstalling the glass, a bead of glazing compound or linseed oil putty should be laid around the rabbet to cushion and seal the glass. Glazing compound should only be used on wood which has been brushed with linseed oil and primed with an oil based primer or paint. The pane is then pressed into place and the glaz- irig points are pushed into the wood around the perim- eter of the pane (see figure 4d). The final glazing com- pound or putty is applied and beveled to complete the strai. The sash can be refinished as desired on the inside and painted on the outside as soon as a "skin" has formed on the putty, usualIy in 2 or 3 days. Exterior paint shouId cover the beveled glazing compound or putty and lap over onto the glass slightly to complete a weathertight . seal. After the proper curing times have elapsed for paint a.nd putty, the sash will be ready for reinstallation. While the sash are out of the frame, the condition of the wood in the jamb and si11 can be evaluated. Repair a.nd refinishing of the frame may proceed concurrently with repairs to the sash, taking advantage of the curing times for the paints and putty used on the sash. One of the most common work items is the replacement of the sash cords with new rope cords or with chains (see figure 4e). The weight pocket is frequently accessible through a door on the face of the frame near the sill, but if no door e:xists, the trim on the interior face may be removed for access. Sash weights may be increased for easier window operation by elderly or handicapped persons. Additional repairs to tile frame and sash may include consolidation or replacement of deteriorated wood. Techniques for these repairs are discussed in the following sections. necessary to restore a window with minor deterioration to "like new" condition (see figure 4f). The techniques can be applied by an unskilled person with minimal training and experience. To demonstrate the practicality of this ap- proach, and photograph it, a Technical Preservation Ser- vices staff member repaired a wooden doubie-hung, two over two window which had been in service over ninety years. The wood was structurally sound but the window had one broken pane, many layers of paint, broken sash cords and inadequate, worn-out weatherstripping. The staff member found that the frame could be stripped of paint and the sash removed quite easily. Paint, putty and @ass removal required about one hour for each sash, and t.he reglazing of both sash was accomplished in about one hour. Weatherstripping of the sash and frame, repiace- ment of the sash cords and reinstallation of the sash, part- iing bead, and rtop required an hour and a half. These times refer only to individual operations; the entire proc- ess took several days due to the drying and curinj for putty, primer, and paint, however, work on ot dow units could have been in progress during the! times. Repair Class 11:. Stabilization The preceding description of a window repair job on a unit which was operationally sound. Many I will show some additional degree of physical dete tion, esp&d]y in the vulnerable areaS mation& but even badly damaged windows can be repairec simple processes. Partially decayed wood can be i proofed, patched, built-up, or consolidated and ti painted to achieve a sound condition, good appea and greatly extended life. Three techniques for re] partially decayed or weathered wood are discusse section, and all three can be accomplished using F available at most hardware stores, One established technique for repairing wood Y split, checked or shows signs of rot, is to: 1) dry wood, 2) treat decayed areas with a fungicide, 3) proof with two or three appiications of boiled lin (appiications every 24 hours), 4) fill cracks and hi putty, and 5) after a "skin" forms on the putty, p surface. Care should be taken with the use of fun which is toxic. Follow the manufacturers' directio use only on areas which will be painted. When u: technique of building up or patching a flat surfaci finished surface should be sloped slightly to cany away from the window and not dow it to puddl ing of the joints between the sill and the jamb wi reduce further water penetration. When siils or other members exhibit surface wc they may also be built-up using wood putties or made mixtures such as sawdust and resorcinol gl~ whiting and varnish. These mixtures can be built successive layers, then sanded, primed, and paint same caution about proper slope for flat surfaces to this technique. Wood may also be strengthened and stabilized solidation, using semi-rigid epoxies which saturat porous decayed wood and then harden. The surf; consolidated wood can then be filled with a semi, epoxy patching compound, sanded and painted (! 5). Epoxy patching compounds can be used to bu I I 1 i 1 1 1 b I 1 I I I I I I The operations just discussed summarize the efforts Figure 5. This il~ustmts a tuepnrt epoxy potdrmg compmurd thc suw ofp -,thmd sill ad nbrrild tfic missing aigc. wh cum. it mn be smtdcd smooth and print& to achieve a durable wtrrproof rrpm. Photo: Iohn H. M m 1! I fi missing sections or decayed ends of members. Profiles can be duplicated using hand molds, which are created by pressing a bail of patching compound over a sourtd sec- tion of the profile which has been rubbed with butcher's wax. This can be a very efficient technique where there are many typicd repairs to be done. Technical P~:eserva- tion Services has published Epoxies for Wood Repairs in Historic Buildings (see Additional Reading section at end), which discusses the theory and techniques of epoxy repairs. The process has been widely used and proven in marine appiications: and proprietary products are avail- able at hardware and marine supply stores, Although epoxy materials may be compara tidy expensive, they hold the promise of being among the most durable and long lasting materials available for woad repair. Any of the three techniques discussed can stabilize and restore the appearance of the window unit. There are times, however, when the degree of deterioration is so ad- vanced that stabilization is impractical, and the only way to retain some of the original fabric is to replace damaged parts. Repair Class 111: Splices and Parts Replacement When parts of the frame or sash are so badly deteriorated that they cannot be stabilized there are methods which permit the retention of some of the existing or original fabric. These methods involve replacing the deteriorated parts with new matching pieces, or splicing new wood in- to existing members. The techniques require more skill and are more expensive than any of the previously dis- cussed alternatives. It is necessary to remove the sash and/or the affected parts of the frame and have a carpenter or woodworking mill reproduce the damaged or missing parts. Most millwork firms can duplicate parts, such as muntins, bottom rails, or sills. which can then be incorporated into the existing window, but it ma.y be necessary to shop around because there are several factors controlling the practicality of this approach. Some wood- working mills do not like to repair old sash because nails or other foreign objects in the sash can damage expensive knives (which cost far more than their profits ON small repair jobs); others do not have cutting knives to duplicate muntin profiles. Some firms prefer to concen- trate on larger jobs with more profit potential, and some little searching should locate a firm which will do the job, and at a reasonable price. If such a firm does not exist locally, there are firms which undertake this kind of repair and ship nationwide. It is possible, however, for the advanced do-it-yourselfer or craftsman with a table saw to duplicate moulding profiles using techniques dixussed by Gordie Whittington in "Simplified Methods for Reproducing Wood Mouldings," Bulletin of the Association for Preservation Technology, Vol. 111, No. 4, 197f. oe illustrated more recently in The Old House, Time-Life Books, Alexandria, Virginia, 1979. frames which may be in very deteriorated condition, possibly requiring removal; therefore, caution is in order. The actual construction of wooden window frames and sash is not complicated. Pegged mortise and tenon units can be disassembled easily, if the units are out of the building. The installation or connection of some frames to the surrounding structure, especially masonry walls, can complicate the work immeasurably, and may even require 6 dismantling of the wail. It may w useru~, tnererore, take the foilowing approach to frame repair: 1) cond regular maintenance of sound frames to achieve the longest life possibie, 2) make necessary repairs in pia wherever possible, using stabilization and splicing tec niques, and 3) if removal is necessary, thoroughly in vestigate the structural detailing and seek appropriati fessional consultation. Another aitemative may be considered if parts rep ment is required, and that is sash replacement. If ext' replacement of parts is necessary and the job becomi prohibitively expensive it may be more practical to I chase new sash which can be installed into the existi frames. Such sash are available as exact custom repr tions, reasonable facsimiles (custom windows with si profiles), and contemporary wooden sash which are simifar in appearance. There are companies which st manufacture high quality wooden sash which would duplicate most historic sash. A few calls to local bui ing suppliers may provide a source of appropriate re ment sash, but if not, check with Iocal historical associations, the state historic preservation office, or preservation related magazines and supply cataio infonna tion. If a rehabilitation project has a large number of M dows such as a commercial building or an industrial plex, there may be Iess of a problem amving at a sc tion. Once the evaluation of the windows is comple and the scope of the work is known, there may be i potential economy of scale. Woodworking mills ma interested in the work from a large project; new sas' volume may be considerably Iess expensive per unit crews can be assembled and trained on site to perfo of tfie window repairs; and a few extensive repairs, absorbed (without undue burden) into the total buc for a large number of sound windows. While it ma: expensive for the average historic home owner to p, seventy dollars or mOre for a mill to grind a custon to duplicate four or five bad muntins, that cost bec negligible on large commercial projects which may several hundred windows. Most windows should not require the extensive r discussed in this section. The ones which do are us1 buildings which have been abandoned for long peri have totally lacked maintenance for years. It is nec which do require extensive repairs to arrive at a so. which retains historic significance md is also ecOnc feasible. Even for projects requiring repairs identifit this section, if the percentage of parts replacement j window is low, or the number of windows requirin repair is small, repair can still be a cost effective sc . may not have a craftsman who Can duplicate the Parts. A to thoroughly investigate the alternatives for windc Weatherization A window which is repaired should be made as en! ficient as possible by the use of appropriate weathc stripping to reduce air infiltration. A wide variety products are available to assist in this task. Felt mz fastened to the top, bottom, and meeting rails, but have the disadvantage of absorbing and holding rn particularly at the bottom rail. Rolled vinyl strips also be tacked into place in appropriate locations t reduce infiltration. Metal strips or new plastic spri strips may be used on the rails and, if space permi The repairs discussed in this section involve window the channels between the sash and jamb. Weatherstripping is a historic treatment, but old weatherstripping (felt) is not likely to perform very satisfactorily. Appropriate con- temporary weatherstripping should be considered an in- 'egral part of the repair process for windows. The use of sash are kept tightly closed so that the weatherstripping will function more effectively to reduce infiltration. Although such locks will not always be historically accu- rate, they will usually be viewed as an acceptable contem- porary modification in the interest of improved thermal performance. the thermal performance of existing windows. The use of exterior storm windows should be investigated whenever feasible because they are thermally efficient, cost-effective, reversible, and allow the retention of original windows (see "Preservation Briefs: 3"). Storm window frames may be made of wood, aluminum, vinyl, or plastic; however, the use of unfinished aluminum storms should be avoided. The visual impact of stoms may be minimized by selecting colors which match existing trim color. Arched top storms are available for windows with special shapes. Although interior storm windows appear to offer an attractive option for achieving double glazing with minimal visual impact, the potential for damaging con- densation problems must be addressed. Moisture which becomes trapped between the layers of glazing can con- dense on the colder, outer prime window, potentially . leading to deterioration. The correct approach to using in- ttxior storms is to create a seal on the interior storm while allowing some ventilation around the prime window. In actual practice, the creation of such a durable, airtight deal is difficult. information on products which have been used s fully in preservation projects. Consider energy efficiency as one of the factor replacements, but do not let it dominate the issul conservation is no excuse lor the wholesale destr historic windows which can be made thermally f by historically and aesthetically acceptable mean a historic wooden window with a high quality SI dow added should thermally outperform a new ( glazed metal window which does not have therr breaks (insulation between the inner and outer 1 tended to break the path of heat flow). This occi because the wood has far better insulating value metal, and in addition many historic windows h< ratios of wood to glass, thus reducing the area o heat transfer, One measure of heat transfer is thi the number of Btu's per hour transferred througf foot of material. When comparing thermal perfo the lower the U-value the better the performancc ing to ASHRAE 1977 Fundamentals, the U-value single glazed wooden windows range from 0.88 I The addition of a storm window should reduce t figures to a range of 0.44 to 0.49. A non-thema double-glazed metal window has a U-value of at I ash locks installed on the meeting rail will insure that the i, Many styles of storm windows are available to improve 1 I 1 I I I b I I I 1 1 I I Conclusion Technical Preservation Services recommends the and repair of original windows whenever possib believe that the repair and weatherization of exi! wooden windows is more practical than most pe realize, and that many windows are unfortunate placed because of a lack of awareness of techniq evaluation, repair, and weatherization. Wooden which are repaired and properly maintained will m Window Replacement greatly extended service lives- while contributing historic character of the building. Thus, an impc merit of a building's significance will have been for the future. Additional Reading Although the retention of original or existing windows is adways desirable and this Brief is intended to encourage that goal, there is a point when the condition of a win- dow may clearly indicate replacement. The decision proc- ess for selecting replacement windows should not begin with a survey of contemporary window products which ASHRAE Handbook-1977 Fundamentuls. New York: Amerii of Heating, Refrigerating and Air-conditioning Engine (chapter 26). Ferro, Maximillian. Preservation: Present Puthwuy to Full R Fall River, Massachusetts: City of Fall River, 1979 (cha "Fixing Double-Hung Windows." Old House iournul (no. 12 Look. David W. "Preservation Briefs: 10 Paint Removal froi Woodwork." Washington, DC: Technical Preservation U.S. Department of the Interior, forthcoming. Mommn. Hugh. &r/y Americun Architecture. New York: ( University Press. 1952. Phillip, Morgan. and Selwyn. Judith. b~xies for Wood Re Hirtoric Buildings. Washington, DC: Technical Prrser~ vim, U.S. Department of the lnterior (Government Pr Rehab Right. Oakland, California: City of Oakland Plannin "Sealing Leaky Windows." Old HOUW Iourna! (no. 1, 1973) Smith, Baird M. "Preservation Briefs: 3 Conserving Energy Buildings." Washington, DC: Technical Preservation 5 Department of the Interior. 1978. are available as replacements, but should begin with a look at the windows which are being replaced. Attempt to understand the contribution of the windowb) to the ap- pearance of the facade including: 1) the pattern of the openings and their size: 21 proportions of the frame and sash; 3) configuration of window panes; 4) muntin pro- files: 5) type of wood; 6) paint color; 7) characteristics of the glass; and 8) associated details such as arched tops, hoods. or other decorative elements. Develop an under- standing of how the window reflects the period, style, or regional characteristics of the building, or represents tech- nological development. isting window, begin to search for a replacement which retains as much of the character of the historic window as possible. There are many sources of suitable new win- dows. Continue looking until an acceptable replacement can be found. Check bulding supply firms, local wood- working mills. carpenters, preservation oriented maga- zines, or catalogs or suppliers of old building materials, for product information. Local historical associations and state historic preservation offices may be good sources of Armed with an awareness of the significance of the ex- Stock NO. 024-01~5-1). 1978. ment, 1978 (pp. 78-83). 1) 1981 1- Preservation Briefs: 2 U.S. Department of the Interior National Park Service Preservation Assistance Division Tttchnical Preservation Services Repointing Mortar Joints in Historic Brick Buildings i I 1 lames s- Askhs 1 I I b 1 I. I - I Robert C. Mack, ALA de Tee1 Patterson Tiller Repointing is the process of removing deteriorated mor- tar from the joints of a masonry wall and replacing it with new mortar. Properly done, repointing restores the visual and physical integrity of the masonry. Improperly done, repointing not only detracts from the appearance of the building, but may, in fact, cause physical damage to the- masonry units themselves. The purpose of this brief is to provide general guidance on appropriate materials and methods for re- pointing historic brick buildings and is intended to beneet building owners, architects, and contractors alike. Because of its general nature, this publication should not be considered a specification for repointing. Rather, it should serve as a guide to prepare such specifications; to develop sensitivity to the particular needs of historic masonry; and to assist historic building owners in working cooperatively with contractors and I ' architects. Fi 1. All buildings and building muteriuL ure in u CON of dPtm'orution. suck us the brick masonry seen here. 7hrc repointing, the deteriorated mortur joints which might othe to serious dwnuge. cun be renewed and tkus meserve the h chracter and inregritv of the b*bork. photo: Buird M. I I,denti€ying the Problem The decision to repoint is most often related to some ob- vjous sign of deteriomion (figure 1) such as disintegrating mortar, crado in mortar joints, loose bricks, damp walls, or damaged plasterwork. It is, however, erroneous to assume that repointing alone will solve all these problems. Therefore, the true cause of the deterioration should be determined before beginning any repointing work. Leaking roofs or gutters, differential settlement of the building, capillary action causing rising damp, or extreme weather exposure should all be recognized as sources of deterioration and should be I dealt with immediately. Without such action, mortar u Budgeting and Scheduling In scheduling, seasonal aspects need to be ca first. Generally speaking, repointing should on undertaken when the wall temperatures are bet and 95" (F) to prevent freezing or excessive ev: of the water in the mortar. During hot weathei ing should ideally be done on the shady side 0: building in order to slow the drymg process of tar. The relationship of repointing to other propc on the building must also be recognized. For e> paint removal or cleaning are antiapated and i tar joints are basically in sound condition and selective repointing, it is generally better to pa pointing until after completion of these activitj However, if the mortar has badly eroded, thus moisture to penetrate deeply into the wall, rep should be accomplished before cleaning. Relatc such as structural or roof repairs should be sd that they do not interfere with repointing and work can take maximum advantage of scaffolc deterioration will continue and any repointing work will have been a waste of time and money. I:t is important to recognize that repointing will probably k both expensive and time-consuming due to the extent of handwork and special materials required; however, it !jhould also be emphasized that it is not only possible. but preferable to repoint onfy those areas that require work rather than an entire wall, as is often specified. .Recognizing this at the outset may prevent many restora- Itiodrehabilitation jobs from becoming prohibitively ex- I I :-ive- t. Pur rk br me Smperfnt m 0 -La.--.-- S2ta no ')a u.8. hremacnt Prtnnq Oaee were the Same style. Some late-lgth- and ZOthzentury buildings, for example, have horizontal joints that WCT tooled while the vertical joints were finished flush and stain& to match the bricks, thus creating the illusion c horizontal bands. It is significant to note that pointing styles often differed from one facade to another. Front walls often received greater attention to mortar detaih than side and rear walls. Bricks should also be examined so that any replace- ment will match the historic brick. Within a wall there may be a surprising range of colors, textures, and size! particularly with hand-made brick. Replacement shod1 match the fuil range of the historic brick rather than a single brick. Although many bricks can be matched frc existing stock, they must often be custom-ordered, a lengthy process that can seriously affect the project budget and scheduIe. Here, there should be a note oc caution! The use of recycled brick from demolished buildings for replacement brick often results in an ex- cellent color and texture match: however, it is importa to remember that historic brick was manufactured in varying grades, ranging from high-fired exterior bridc I low-fired interior "bat" or "clinker" brick. This low-fir( brick was never intended to be exposed to the weather, and, when used for replacement brick on an exterior wall. will deteriorate at a rapid rate, often needing replacement within a year or two. Great care, therefore should be taken in choosing the proper type of recydec brick. Properties of Mortar In general, mortars for repointing should be softer (measured in compressive strength) than the masonry units and no harder than the historic mortar. This is necessary to prevent damage to the masonry units. It is a common error to assume that hardness or high strength is a measure of durability. Stresses within a Wi caused by expansion, contraction, moisture migration, or settlement must be accommodated in some manner: a masonry wall. these stresses should be reiieved by &t mortar rather than by the bricks. A mortar that is stronger or harder than the bricks will not "give," thus causing the stresses to be relieved through the brick- resulting in cracking and spalling (figure 3). Stresses GU also break the bond between the mortar and the brick, permitting water to penetrate the resulting hairline cracks. Constituents of Mortar Sand: Sand is the largest constituent of mortar and the material that gives mortar its characteristic color and texture. When viewed under a magnifying glass or Iow- power binocular microscope, particles of. sand generally have either rounded edges, such as found in beach or river sand, or sharp, angular edges, found in crushed 01 manufactured sand. FOP repointing mortar, rounded or natural sand is preferred for two reasons. First, it is usually similar to the sand in the historic mortar, thus providing a better visual match. Second, it has better "working" qualities or plasticity and can thus be forced into the joint more easily, forming a good contact with the historic mortar and the surface of the bricks. Although manufactured sand is frequently the only typt readily available, it is worth the search to locate a suffi- Visual Examination All repointing work on historic masonry buildings should be preceded by an anabsis,of the mortar and by an examination of the bricks and the techniques used in the original construction of the wall. For most projects, a simple visual analysis of the historic mortar is suffi- dent to allow an appropriate match for the new mortar. The exact physical and chemical properties of the historic mortar are not of major significance as long as the new mortar: e matches the historic mortar in color, texture, and detailing; is softer (measured in compressive strength) than the brick; is as soft. or softer (measured in compressive strength) than the historic mortar. A simple method of analyzing the historic mortar to aid in developing an appropriate repointing mortar for many restoration jobs and most rehabilitation work follows': I) Remove three or four unweathered samples of the mortar to be matched from several locations on the building (set the largest sample aside-this will be used later for comparison with the repointing mortar). It is important to recognize that many historic buildings have been repointed a number of times and that on any given wall surface there may be a variety of mortars. Therefore, it is important .to remove as many samples as are representative to ob- tain a "mean" mortar sample. mallet until they are separated into their constituent parts. There should be a good handful of the material. 3) Carefully blow away the powdery material (the lime or cement matrix which bound the mortar together). 4) With a low power (IO power) magnifying glass, ex- amine the remaining sand and other materials such as oyster shells. the varying sizes of the individual grains of sand or shell. 2) Break the remaining samples apart with a wooden 5) Note and record the wide range of color as well as Historic sand colors may range from white to grey to yellow within a given mortar sample. Furthermore:. the varying sizes of the grains of sand or other materials such as shell play an important role in the texture of the repointing mortar. Historic sand was not screened or graded by size as it is today. Therefore, when specifying sand for repointing mortar, consideration may need to be given to obtaining sand from several sources arid then combining them in order to approximate the range of sand colors and grain sizes in the historic mortar sample. The roie of the sand in the overall appearance of the replacement mortar should not be underestimated! Pointing styles and the methods of producing them should be examined (figure 2). It is important to look at both the horizontal and the vertical joints to determine the order in which they were tooled and whether they ' Two detdikd methods for performing a mortar analysis are presented by E. Blaine Cliver in 'Tests for the Analyris 04 Mortar Samples. in the Eu/lertti of the Association for Prtrzrvation Technology. vol. 6 (no. 1. 1974): and Morgan W. Phillips in "Bnef Notes on the Subrects of AndlvZinR Paints and Mortar and (no. 2. 19781. pointing. the Recording of Moulding Profile: The Trouble with Paint and Mortar Analy5is' in the Euilrrtn of the Association for Preservation Technology. vol. 10 cient quantity Of round& or natural dt-fre sand for Ti 2 - 11 li i. I. 8 1 I b 1 1 I 1 I I I 1 Figure 2. loint styles and bonding patterns give a rich. divergent. and varied character to historic masonry walls 11s is apparent in these twc miples. The sample on the left is an 18th century (c. 1720) Remish bond struck with 0 gapmine joint; the example on the right, an early 2 tury English bond with a raked joint. Successfully recreating the historically correct joint sue and profile is of paramount importance in tht proprinte repointing of historic brick walls. Photos: Calder Loth. Lime or Portland Cement: The two commonly used binders for mortar are lime and portland cement. Of &e ' two, lime produces a mortar that meets neariy all the rr- quirements for a good mortar for historic buildings, while portland cement produces a mortar that does not perform as well. High lime mortar is soft, porous, and changes little in volume during temperature fluctations. hi addition, lime mortar is slightly water soluble and thus is able to re-seal any hairline cracks that may I develop during the life of the mortar. Portland cement, ' o:n the other hand, can be extremely hard, is resistant to movement of water, shrinks upon setting, and undergoes relatively large thermal movements. The use of a high lime mortar, therefore, is recommended for nearly all re- pointing projects. Howeuer, white portland cement can be substituted for up to 20 percent of the he (ex. 7 part cement to 4 parts lime). This will tcsudly improve work- ability or plasticity without adversely affecting the desir- able qualities of the lime mortar. Plasticity is important to ensure a good bond between the new mortar, the his- toric mortar, and the bridc. Water: Water should be clean and relatively free of salts or adds. Historic Additives: In addition to the color of the sand, the texture of the mortar is of critical importance in duplicating historic mortar. While modem mortars are fi,nely ground and present a uniform texture and color, historic mortars were not as well ground. They may contain lumps of oyster shell, partially burned lime, animal hair, or particIes of clay. The visual character- istics of these additives should be duplicated through the use of similar materials in the repointing mortar. Matching Color and Texture of Mortar In matching the repointing mortar, the new mortar s.hould match the unweathered interior portions of the historic mortar. The simplest way to check the match is to make a small sample of the proposed mix and allow it to cure; this sample is then broken open and the broken surface is compared with the broken surface of the Iiargest "saved' sample of historic mortar. If it is not possible to obtain a proper coior match t.hrough the use of natural materials because locally a.vailable sands are not a close match to the original sand, it may be necessary to use a modem mortar pig- ment, and, in fact, some historic mortars did us additives. In the late 19th century, some mortaw colored with pigments to match or contrast with brick. Red. brown, and black pigments were cor used. Piients are available as separate ingredie already mixed with mortar: however, the premb tars normally are not suited for use on repointin ects because of their high portland cement conte: chemically pure mineral oxides, which are alkali and sun-fast, should be used in order to prevent bleaching and fading. Material Specifications Modem materials specified for use in repointing should conform to specifications of the America: for Testing Materials (ASW) or comparab1e fec specifications. Sand should conform to ASTM C-144 to assure gradation and freedom from impurities. Sand ca and texture should match the original as closely ble to provide the proper color match without o ditives. Samples of sand proposed for use shoulc mitted for approval prior to beginning work. Lime should conform to ASTM C-207, Type S, Hydrated Lime for. Masonry Purposes. This limt designed to assure high plasticity and water rete with a safe degree of strength. The use of quickl which must be slaked and soaked, does not nect provide better results. Cement should conform to ASTM C-150, Type non-staining) portland cement. It should not hay than 0.60 percent aW to help avoid effloresca Water should be potabie-clean and free from a aikalies, or large amounts of organic materials. Historic Additives will require writing new spec for each project. If possible, suggested sources fc materials should be included. For exampie, crus; oyster shells frequently can be obtained in a var sizes from poultry supply dealers. Mortar Mix: Specdying the proportions for the ing mortar for a specific job is often a perplexin for the architect, engineer, contractor, or preser t m Hot Cold NOlTIlal (Bricks expand) (Bricks contract) A. flexible Mortar (Lime) Mortar compresses Mortar flexes B ‘3 B. Inflexible Mortar (Cement) Spalling Cracks open up Figure 3. Diagrammatic sketches showing effects of temperature change upon masonry. Rexibie mortar fA) expands and contracts with tempemkc chnnges. Bricks bonded by inflexible morrnr (8) tend to spoil at the edges (the areu of greatest stress) in hot weather and separute from the mortar when it is cold. This latter condition opens cracks. pemitting the entry of water and causing additional deterioration. Adapted from Maintenance of Old Buildings, Document DIO: National SwedLh Institute for Building Research. Stockholm. 1975. consultant alike. The following guidelines can assist in writing specifications: * Material proportions should be given in volumes, that is, 4 parts of lime to 12 parts of sand, rather than 2 bags of lime to 6 cubic feet of sand. This will avoid any confusion on the job site when substitution of sources occur with differing packaging sizes. e- Repointing mortar for most historic buildings should ideauy be composed only of lime and sand. A propor- tion of 1 part of lime to 2 parts of sand is a useful starting point. ASTM C-150, Type I1 (white non-staining) portland cement may be added to the repointing mortar to in- crease workability and to achieve whiteness in color: however, no more than 20 percent of the total volume of the lime and portland cement-combined-should be portland cement. Any greater amount of portland cement increases the hardness of the repointing mortar to a potentially damaging degree. e FOP surfaces of extreme weather such as parapet walls Or water tab1es* a harder mortar (6 parts Of sand* to 3 parts of lime, to 2 parts of white portland cement) may be more desirable. Execution of the Work The Test Panel: In choosing a contractor or mason, perhaps the best way t0 award Ihe ‘Ontract and ‘or the contractor or mason to demonstrate his or her work in a repointing job is the test panei: a small demonstration section of joint preparation and repointing actually done on the historic masonry. The test panel should be carefully selected to include all types of masonry, joint styles. and types of problems to be encountered om the 4 job. Usually a >foot by 6-foot area located in an in- conspicuous yet readily accessible place is sufficient. Joint Preparation: Old mortar should generally be removed to a minimum depth of 2% times the width 0. the joint to ensure an adequate bond and to prevent mortar “popouts.” For most brick joints, this will requi removal of the mortar to a depth of approximately %- inch. Any loose or disintegrated mortar beyond this minimum depth should be removed (figure 4). The use of power took such as saws with carbide blades or im- pact hammers for the removal of mortar almost always results in damage to the bricks by breaking the edges and by overcutting on the head, or vertical. joints (figure 5). Damage to the bricks not only affects their visual character but can also lead to accelerated weathe damage. Where joints are uniform and fairly wide, it may be possible to use a grinder to assist the removal I mortar: however, final preparation of the joint should done by hand. Test panels are quite helpful, but they cannot ade- quately assess the potential effect of using a grinder sin such panels are not prepared under actual working con ditions. If there is any chance of damaging the masonr hand-methods should be used exclusively. AIthough slower, these methods are easier to control and less likely to cause irreversible damage to the bricks. Mort2 should be removed cleanly from the bricks, leaving square corners at the back of the cut. Before filling, tht joints should be rinsed with ~ jd of water to remOve a, loose particles and dust. At the time of filling, the join; shou]d be damp but with no standing water present. Mortar Preparation: Mortar should be mixed carefully obtain uniformity of visual and physical characteristics . FiIIing the Joint: Where existing mortar has been removed to a depth of greater than 1 inch, these deeper areas should be filled first, compacting the new mortar in several layers. The back of the entire joint should be filled successively by applying approximately 1/4 inch of mortar, packing it well into the back comers. This ap- plication may extend for several feet. As soon as the mortar has reached thumb-print hardness, another 4; inch layer of mortar-approximately the same thick- ness-may be applied. Several layers will be needed to fill the joint flush with the outer surface of the brick. It is; important to allow each layer time to harden before the next layer is applied: most of the mortar shrinkage occurs during the hardening process and layering thus minimizes overall shrinkage. the brick and the oid mortar before beginning to fill the joint, but free water or excessive dampness in the joint should be avoided. Too much water will delay the tool- iing or cause excess shrinkage; too little water wiII be ab- sorbed from the mortar before it is properly set. thus I I I I I ~ The rate of hardening can be controlled by dampening n P I reducing bond strength. When the final layer of mortar is thumb-print hard, the joint should be tooled to match the historic joint. Proper timing of the tooling is important for uniform ::olor and appearance. If tooled when too soft, the color will be lighter than expected, and hairline cracks may occur; if t& when too hard, there may be dark Incorrect Mortar not deaned out 1 sufficient uniform depth Edges of brick damaged or grinder. Creates wide 4 correct Mortar deaned out to P form depth-about 1' I Undamaged edges.of bl 4 (as mentioned above, the mortar will continue to cure even after the mortar has hardened). Test panels should be prepared to evaluate the effects of different cleaning methods. Only stiff natural bristle brushes should be used, except on glazed or polished surfaces, Here, only soft cloths should be used. Further information concem- ing masonry cleaning is presented in Preservation Briefs I 'The Cleaning and Waterproof Coating of Masonry Buildings .'* New construction "bloom" or efff orescence occa- sionally appears within the first few months of repoint- of weathering. If the efflorescence is not removed by ing and usually disappears through the normal process natural processes, the safest way to remove it is by dry bmshing with stiff natural or nylon bristle brushes; and water. Hydrochloric (muriatic) acid, is generally ineffec- tive and should be avoided in the removal of efflores- cence. In fact this chemical may deposit additional, salts, which, in turn, can lead to additional efflorescence. lz Joink filled too fuu *- &-~. , Wide feather edge susceptible to spalling f :; ,;-. 7..,1".' 1; =J!TC Joints slightly ic_ recessed a- appropriate for historic buildings and should therefore not be considered when a lasting and durable repointing job is desired. Summary For the Owner/Administrator: The owner or ad- ministrator of an historic building must constantly remember that repointing is likely to be a lengthy and expensive process. The owner will need to allow ade- quiate time for evaluation by a qualified preservationist, fo:r preparation of plans and specifications for the work, an.d for a lengthy work period with scaffolding in place. Schedules for both repointing work and other activities ticipated conflicts. The owner must avoid the tendency its visual integrity and the job is to be durable. For the Architect/Consultant: The architect/consultant must assist the owner in planning for logistical problems C. Mack, de Tee1 Patterson Tiller, Architectural Historian, Heritage Conservation and Recreation (HCRS), Department of the Interior: and James $ Askins, Preservation Craftsman, National Park S Department of the Interior. Other HCRS staff mi who contributed materially to the development a revised brief are Kay D. Weeks, Technical Write and James A. Caufield, Historical Architect. September 1980 3 1 This publication was prepred pursuant to Executive Order 11593, "P and Enhancement of the Cultunl Environmmt." which directs the Scc the Interior to "develop and de availabk to Federal agencks and ! local governments information concerning pmksional methods and te for pming, improving, mstoring and ouintaining historic propert Brief has been developed under the technical editorship of Lee H. Nels ment of the Interior. Washington. D.C. 20240. Comments on the usel this information are welcome and can be sent to Mr. Nekon at the a dress. Tlis publication is not copyrighted and can be reproduced withc ty. Normal procedures for credit to the author and the National Park S appreciated. 1 1 I I 1 I I) i I I 1 II I I I wi.11 thus require careful coordination to avoid unan- to rush the work or economize if the building is to retain Chief, Pmervation Assis~nce Division, National parir Service. u.s relating to research and construction. The consultant must also realize that older buildings have special prob- leins usually not encountered with modern building materials or techniques of construction. Therefore, extra research will be required, and nonstandard materials and procedures will need to be used in evaluating the work of potential contractors to ensure that they are qualified to work on projects of the type anticipated. The consul- tant must also be prepared to spend more time than is customary in modem construction to inspect the work. For the Contractor/Craftsman: The contractor or crafts- man must keep in mind that a repointing project for a 'listoric building will be slower and more expensive per init cost than work on a modern building. The contrac- tor must understand the reasons for these special re- qnirements, and must convey them to the workers at all levels: Understanding the nature of the project and the potential problems will not only allow the contractor to submit a more accurate bid, but will also provide for the use of nonstandard methods in performing work. Conclusion Fi.nt and foremost, a good repointing job is meant to last, often in the range of 50-100 years. Shortcuts and poor craftsmanship not only result in a job that looks bad, but also in one that will require future repointing more frequently than if the job had been done correctly in the first place. The mortar joint in a historic brick building has often been called the wall's "first line of defense." Good repointing practices guarantee the long life of the mortar joint, the wall, and the historic struc- ture. However, while careful preservation, restoration, and maintenance will guarantee the long life of the freshly repointed mortar joints, it is important to remember that these mortar joints will probably require repointing some time in the future. It is the nature of mortar joints to deteriorate. Nevertheless, if the historic mortar joints proved durable for many years, then careful repointing should have an equally long life, ultimately contributing to the preservation of the historic Selected Reading List Brick Institute of America. "Cleaning Brick Mas Technical Notes on Brick Construction (no. t[ SeptlOct., 1977. Cliver, E. Blaine. 'Tests for the Analysis of Mor Samples," Bulletin of the Association for Presc Technology, vol. 6 (no. 1, 1974), pp. 68-73. Mack, Robert C. "The Cleaning and Waterproof ings of Masonry Buildings," Preservation Brie; Heritage Conservation and Recreation Service Washington, D.C., November 1975. Mack, Robert C., and Askins, James S. "The Re of Historic Masonry Buiidings," Downers Gro linois, Service Master Industries, 1979. Machine," Building Early America. The Carpf Company of the City and County of Pbiiadell 1976. McKee, Harley J. Introduction to Early America sonry. Washington, D.C.: National Trust for Preservation/Columbia University, 1973. Phillips, Morgan. "SPNEA-APT Conference on Bulletin of the Association for Preservation Technology, vol. 6 (no. 1, 1974). ' McKee, Harley J. "Brick and Stoner Handicraft ,trick building. This brief was first written by Robert C. Mack, AIA. in 1976. It has been revised and updated in 1980 by Robert t-- I The Secretary of the Interior’s i STANDARDS FOR HISTORIC PRESERVATION PROJE I with 1 I I’ Guidelines’ for 1 Applying the Standards THE ECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVAfION PROJECTS were prepared in L979 by W. Brown Morton III and Gary L. ffurne. II THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS i I I I I I b II I I I I I 1 with Guidelines for Applying the Standards I U.S. Department of the Interior National Park Service Preservation Assistance Division Washington, D.C. I 1985 t CONTENTS THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS I DEFINXIONS for Historic Preservation Project Treatments GENERAL STANDARDS forsffistoric Preservation Projects SPECIFIC STANDARDS for Historic Preservation Projects 2 4 6 Standards for Acquisition 6 Standards for Protection 6 Standards for Stabilization 7 Standards for Preservation 7 Standards for Rehabilitation 7 Standards for Restoration 8 Standards for Reconstruction 8 GUIDELINES FOR APPLYING THE STANDARDS Acquisition 11 10 The Env ironment 1 1 Building Site 11 The Env ironment 12 Archeological Sites and Features 12 Building Site 13 Building: Structural Systems 13 Building: Exterior Features 14 Protection 12 Roofs and Roofing 14 Windows and Doors 14 New Construction 15 Mechanical Systems: Heating, Air Conditioning, Electrical, Plumbing, Fire Prstec7:ion 15 The Env irsnrnent I6 Archeological Sites and Features 16 Building Site 17 Building: Structural Systems I7 Building: Exterior Features 18 Masonty: Adobe, brick, stone, terra cotta, concrete, succo, rnOrQr 18 Woad: Clapboard, weatherboard, shingles, and other wooden siding L9 Architectural Metals: Cast iron, steel, pressed tin, aluminum, zinc 20 Roofs and Roofing 20 Windows and Doors 21 Entrances, Poeches, Portecocheres, and Steps stabilization 16 21 Building: Exterior Finishes 22 Building: Interior Features 22 Building: Interior Finishes 22 New Construcrion 23 Safety and Code Requkements 23 . .-. ,... -.-..... .. ,.--- _*.. ...-- ---. - ..-" _._._._,... . -.~ .._... ~ ...-... .__ .,. ..._. ^-_ :_ _r..,_L____..__._._._I_l._.__I___X.l_ ~ _C_...._..___.__ ~ ___.,_.., I_ . - .,-. I I 1 I 1 I 1 I b I I I I 1 I I Preservation 2b The Environment 24 Archeological Sites and Features 24 Building Site 25 Building: Structural Systems 25 Building: Exterior Features 26 Masonry: Adobe, brick, stone, terra cotta, concrete stucco, and mortar 26 Wood: Clapboard, weatherboard, shingies, and other wooden siding 28 Architectural Metals: Cast iron, steel, pressed tin, aluminum, zinc 28 Roofs and Roofing 29 Windows and Doors 29 Entrances, Porches, Porte-cocheres, and Steps t* 30 Building: Exterior Finishes 30 Building: Interior Features 3 1 Building: Interior Finishes 31 New Construction 31 Mechanical System s: Heating j Air Conditioning ? Electr ica I, Plumbing, Fire Protection 32 Safety and Code Requirements 32 The Environment 33 Archeological Sites and Features 33 Building Site 34 Building: Structural Systems 35 Building: Exterior Features 36 Restoration 33 Masonry: Adobe, brick, stone, terra cotta, concrete stucco and mortar 36 Wood: Clapboard, weatherboard, shingles, and other wooden siding 37 Architectural Metals: Cas? iron, steel, pressed tin, aluminum, zinc 38 Roofs and Roofing 38 Windows and Doors 39 Entrances, Porches, Porte-cocheres, and Steps 40 Building: Exterior Finishes 40 Building: Interior Features 40 Building: Interior Finishes 41 New Construction 41 Mechanical Systems: Heating, Air Conditioning, Electrical, Plumbing, Fire Protection 42 Safety and Code Requirements 42 The Environment 43 Archeological Sites and Features 43 Building Site 44 Plan 44 Building: Exterior Features 45 Remns-truction 43 Masonry: Adobe, brick, stone, terra cotta, concrete, stucco and mortar 45 Wood: Clapboard, weatherboard, shingles, and other wooden siding 45 t Ll Reconsmction (continued) Architectural MetaSs: Cast iron, steei, pressed tin, aluminum, zinc 46 Roofs and Roofing 46 Windows and Doors 47 Entrances, Porches, Porte-cocheres, and Steps 47 Budding: Exterioe Finishes 48 Building: Interior Features 48 Building: Interior Finishes 49 Mechanical Systems: Heating, Air Conditioning, Electrical, PIumbing, Fire Protection 49 Safety and Code Requirements 49 . 1 1 THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS i The Secretary of the Interior has the responsibility to develop standards for all program: under his authority that affect cultural resources listed or eligible for listing in the National Register of Historic Places. In fulfillment of this responsibility: THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS have been developed for use by the National Park Service and the State Historic Preservation Officers and their staffs in planning, undertaking, and supervising Historic Preservation Fund grant-assisted projects for properties listed in the National Register. THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS are also used by the National Park Service when advising other Federal agencies under Executive Order 1 1593, and reviewing rehabilitation proposals submitted with State and local government applications for the transfer of f ederally-owned surplu: properties listed in the National Register. The Standards for Rehabilitation, which comprise one section of THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS, are used t the National Park Service and the State Historic Preservation Officers and their staffs when determining if a rehabilitation for a "certified historic structure" qualifies as a certified rehabilitation pursuant to the Economic Recovery Tax Act of 1981, as amende1 It should be noted that although the rehabilitation standards are included in this publication, the rehabilitation guidelines are not. This is 'because a separate, book- length, publication of the National Park Service entitled "The Secretary of the Interior's Standards for Kehabilitation and Guidelines for Rehabilitating Historic Buildings" (revised 1983) addresses the subject in full. I I I I I I b B I I 1 I I a I t 2 The Secretary of the Interior's STMDARDS for HISTORIC P?,ESERVATICN PXOJECTS DEFIdITICNS Tm fo2lcr;ing &?;nitions are povided for treatments thae mq 5e m&i~ taken on historic propeniss listed in the iVaeiona2 Eegiatzr of iiiam3r":c Places : Acquisition Is defined as the act or process of acquiring fee title or interesc other than fee title of red property (including the acquisition of development rights or remainder interest). Protection Is defined as the act or process of applying measures designed to affect the physical condition of at property by defending or guarding it from deterioration, loss or attack, or to cover or shield the property from danger or injury. In the case of buildings and structures, such treatzent is generally of a teqorary' nature and anticipates future historic preser- vation treatment ; in the cme of archeological sites, the pro teccive ineasure may be temporary or pemanent. Stabilization Is defined as the act or process of applying measures designed to reestablisf a weather resistant enclosure and the structural stability of an unsafe or deteriorated property wnile maintaining the essential forn as it exists at present e 3 1 > DEFINITIONS - Continued Preservation Is defined as the act or process of applying measures to sustain the existing form, integrity, and material of a building or structure, and the existing form and vegetative cover of a site. initial stabilization work, where necessary, as well as ongoixg maintenance of the historic building materials. Rehabilitation Is defined as the act or process of returning a property to a state of utility through repair or alteration which makes possible an efficient contemporary use while preserving those portions or features of the property which are significant to its historical, architectural, and cultural values. Rest orat ion Is defined as the act or process of accurately recovering the form and details of a property and its setting as it appeared at a particular period of time by means of the renoval of later work or by the replace ment of missing earlier work. Recons tmct ion Is defined as the act or process of reproducing by new construction the exact form and detail of a vanished building, structure, or object, or a part thereof, as- it- appeared- at a specific period of time. -1 d i I I 1 1 b <* 1 1 1 1 1 I R E It may include t 4 GEXEXU, STAXDARDS The foZlariiq general s-txmdarh apply to & treatments wrderkken on historic properties listed in the flat->nul Register: 1. Every reasanable effort shall be made to provide a compatible use for a property that requires minimal alreration of the building struc- ture, or site and its environment, or to use a property for its originally Fnt ended purlJose. 2. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive archi- tectural features should be avoided when possible. 3. All buildings, structures, and sites shall be recognized as products of their own time. Alterations which have no historical basis and which seek to create an earlier appearance shall be discouraged. 4. Changes, which nay have taken place in the course of time, are evidence of the history and development of a building, structure, or site and its envfroment, significance in their own right, and this significance shall be recognized and respected. These changes may have acquired 5 s Distinctive stylistic features or examples of skilled craftsmanship , which characterize a building, structure, or site, shall be treated with sensitivity * 6. Deteriorated architectural, features shal3. be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new materfal should match the material being replaced in compositfon, design, color, texture, and other visual qualities. Repair or replacemeat of missing archirectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures. 5 1 I .I I t I I b M 1 1 1 1 I I 1 GENERAL STANDARDS - continued 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. t 8. I pro j ect . Every reasonable effort shall be made to protect and preserve archeolo- gical resources affected by, or adjacent to any acquisition, protection, stabilization, preservation, rehabilitation, restoration, or reconstructi t 6 SPECIFIC STANDA.RDS 13re foZZowing specific s;txatdards For each treatment ore used in conjumsion with the eight stwdards dej5ned above cwzd, in each case, begin vizh #go For ample, in atai~t5ng acquisition projects, incZude the eight general standards pZw the Four specific st&& listed udm St&Zs .'"or Acais Standards for Acquisition 9. Careful consideration shall be given to the type and extent of property rights which are required to assure the preservation of the historic resource. The preservation objectives shall determine the exact property rights to be acquired. 10. Properties shall be acquired in fee simple when absolute ownership is required to insure their preservation. 11, The purchase of less-than-feesimple interests, sucn as open or facade easements, shall be undertaken when a limited interest achieves the preservation objective., 12. Every reasonable effort: shall be made to acquire sufficient-property with the historic resource to protect its historical, archealogical, architectural, or cultural significance. Standards for Protection 9. Before applying protective measures, which are generally of a temuorary nature and imply future! historic presesvation work, an analysis of the actual or anticipated t:hreats to the property shall be made. 10. Protection shall safeguard the physical condition or environment of a property or archeologieal.site from further deterioration or damage caused by weather or other natural, animal, or human intrusions. lI. If any historic material or architectural features are removed, they shall be properly recorded, and, if possible, stored for future study or reuse. I 7 SPECIFIC STANDARDS - continued Standards for Stabilization ,I -I 1 II 1 1 b I 1 1 I I I n I-' 9. Stabilization shall reestablish the structural stability of a property through the reinforcement of loadbearing members or by arresting material deterioration leading to structural failure. shall also reestablish weather resistant conditions for a property. Stabilization shall be accomplished in such a manner that iz detracts as little as possible from the property's appearance. ment is required to reestablish structural stability, such work shall be concealed wherever possible so as not to intrude upon or detract from the aesthetic and historical quality of the property, except where concealment would result in the alteration or destruction of historically significant material or spaces. Stabilization 10. Khen reinforce- I Standards for Preservation 9. Preservation shall maintain the existing form, integrizy, and materials of a building, structure, or site. Substantial reconstruction or restoration of lost features generally are not included in a preserva- tion undertaking. Preservation shall.include techniques of arresting or retarding the deterioration of a property through a program of ongoing maintenance. 10. Standards for Rehabilitation 9. Contemporary design for alterations and additions to existing propertie shall not be discouraged when such alterations and additions do not destroy significant historic, architectural, or cultural material and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be renxoved in the future, the essential form and integrity of the structur would be unimpaired. 10. t 8 SPECIFIC STAWARDS - continued Standards for Restoration 9. Every reasonable effort shall be made to use a prouerty for its origin intended purpose or to provide a compatible use that will require nini mum alteration to the property and its environment. Reinforcement required for structural stability or the installation of protective or code required mechanical systems shall be concealed whenever possible so as not to intrude or detract from the property's aesthetic and historical qualities, except where concealment would res1 in the alteration or destruction of historically significant materials or spaces. When archeological resources must be disturbed by restoration work, recovery of archeological material skaff be undertaken in conformanca with current professional practices. 10. 11. Standards for Reconstruction 9. Reconstruction of a part or all of a property shall be undertaken only when such work is essential to reproduce a significant missing feature in a historic district or scene, and when a contemporary design solution is not acceptable. Reconstrucrion of all or a part of a historic property shall be appropri when the reconstruction is essential for understand?bg and interpreting the value of a historic district, or when no other building, structure, object, or landscape feature with the same associative value has survive and sufficient historical documentation exists to insure an accurate reproduction of the original. 10. 11. The reproduction of missing elements accomplished with new materials shall duplicate the composition, design, color, texture, and other visua qualities of the missing element. Reconstruction of missing architactur features shall be based upon accurate duplication of original features, substantiated by historical, pnysical, or p ictorial evidence rather than upon conjectural designs or the availability of different architectural features from other buildings. 12. Reconstruction of a buLlding or structure on an original. site shall be preceded by a thorough archeological investigation to locate and identify all subsurface features and artifacts. 9 I SPECIFIC STANDARDS - continued 13. Reconstruction shall include measures to preserve any remaining original fabric, including foundations, subsurface, and ancillary elements. be done in such a manner that the essential form and integrity of the original surviving features are unimpaired. I The reconstruction of missing elements and features shall -I I I I I I b I 1 s I 1 I 1. I t 10 GUIDELINES FOR APPLYING THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS The following guidelines are designed to assist individual property owners formulate pia for the acquisition, development, and continued use of historic properties and buildings a manner consistent with the intent of the SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS. The guideiines may be applied to buildings of all sizes, materials, occupancy, and construc5on types; and appl) to both interior and exterior work. Separate guidelines are given for each of six treatments. As noted on page I, the revise and expanded rehabilitation guidelines (1 983) are not included but, together with the Standards for Rehabilitation, constitute a separate National Park Service publication. Preservation approaches, materials, and methods consistent with THE SECRETARY OF THE INTERIOR'S STANDARDS FOR HISTORIC PRESERVATION PROJECTS are listed the Recommended column on the left. A parallel Not Recommended coiumn on the rigf lists the types of actions that may adversely affect a property's architectural, historic, or archeological qualities. - _______ ___ - -. -- - - -- --- - - - _---- ~ . __ ~ - --_ -.- 11 I Guidelines for Applying The Secretary of the Interior's Standards for ACQUISITION i THE ElWIRONMEXT 2ecomended ifot Recommended *I I I I I aeveloping, whenever possible, plans for the preservation, maintenance, and compatible use of the property prior (10 purchase of the property. Acquiring sufficient property or Purchasing a structure with the easements to protect the historic resource and its environment. original site should not be under intent of moving it from its taken unless it 'nas been clearly demonstrated that the only feasible way to save the s tructur I is by moving it. I, BUILDING SITE decorrunended Not Recononemled Insuring that all tne property to be purchased is included in the property's boundaries as defined in the National Register of Historic Places. Establishing the market value by having the property appraised by an independent appraiser, recognized by the American Institute of Appraisers. Properties over $100,000 snould receive two appraisals. Insuring in the purchase of an archeological site that sufficient property is acquired to include all significant aspects of the arcneological resource. I I I I 1 I I I- t 12 Guidelines for Applying The Secretary of the Interior's Standards f o r P ROTXCTION THE LWIRONMELXT Re comnded iVot Recomer&d Protecting distinctive features such as the size, scale, mass, color, and materials of buildings (including roofs, porches 9 and stairways) that give a neighbor- hood its distinguishing character. Introducing security lighting, fencing, valkways 9 and street fencing, and paving materials signs that are compaeible with the character of the neighbor- hood or provide a minimum intrusion on its size, scale, material, and color. Introducing security lighting, that are out of scale or inappro- priate to the neighborhood. ARCHEOLOGICAL SITES AND FEXTURES ikconnnended Not 2e commended Retaining archeological resources Causing ground disturbances with- intact, wnenever possible. out evaluating the archeological potential of an area. Failing to properly monitor all ground disturbances on a property for possible archeological data that could provide information relating to the history or inter- pretation of the property. .%nimizing disturbance of cerrain Introducing heavy machinery or around the property, thus reducing equipment into areas where their the possibility of destroying presence may disturb archeological unknown archeological resources. resources. Installing underground utilities, pavements, and other rnodern features that disturb archeological resources. 8 PROTXCTION 13 ARCHEOLOGICAL SITES AXD FUTURES -- continued 2ecommended iVot Aecomended Undertaking archeological investi- gations in accordance w5th The Recovery of Scientific, Prehistoric, sional guidance, or without and Archeological Data: Methods, utilizing professional curatorial Standards, and Reporting Require- techniques. ments (36 CW 66 2roposed Guide- lines published in the Federal Begister, Vol. 42, No. 19, Friday, Undertaking an archeological investigation without profes- i I 1. I 1 1 b 8 I I January 28, 1977). BUILDING SITE Recommended !Yo t ,SecommenCed Protecting plants, trees, fencings, walkways, outbuildings, and other elements that might be an important part of the property's history and development . Using nonhistoric protective Making changes to the appearance features such as security chain of the site such as removing trees link fencing, or other forms of walls, fencing, and other elements cordoning that are of a temporary nature, and imply future, more - threat to the physical condition compatible solutions to security problems. unless these elements pose a or environment of a property which could cause further deteri- 1 oration. Providing proper site and roof drainage to assure that water does not splash against building or foundation walls, nor drain 1 toward tne building. 1 aUILDING: STRUCTURAL SY STEXS Recommended Not Recommended Recognizing me special problems inherent in the structural sys rems of historic buildings, especially mine the structural stability where there are visible signs or' of the building. cracking, deflection, or failure. Disturbing existing foundations with new excavations that under- II 1 I t 480-564 o r as - 3 PROTECT 14 BUILDING: EXTERIOR FEATURES Roofs and Roofing Aecommded Not Recomnded Retaining the original roofing material , whenever possible. Safeguarding by temporary protec- Removing, damaging, or altering tive measures all architectural architectural features that give features that give the roof its the roof its essential character essential character, such as. when applying temporary p protec- dormer windows, cupolas p cornices, t ive measures . brackets p chimneys p cresting, and weather vanes. U tiliz in g tempo rary roo fin g such as plastic, tar paper, nonappro- priate shingles, etc. , to tempo- rarily protecr the extant roof and the structure from damage by water, wind, or animal intrusion. This treataent implies a future more permanent , comparible treataent. Windows and Doors ile comnded Lot Recomnded Installing storm or insulating windows that protect important historic fabric such as carved or panelled doors, antique glass, or art glass in such a manner as to cause minimal intrusion on the windows or doors. Installing in app r op ri a t e new window or door features such as aluminum storm and screen window combinarions that reipire ehe removal of original windows and doors. i P ROTE CT I I .I i I II b 1 I I I 1 1 I I 15 EW CONSTRUCTION Re eommende d iVot Recornended t ~yetj Construction is not QT~ qpro- priate wrdertuking in a protee5ion 1 project. MECHANICAL SYSTEMS: HWING, AIR CONDITIONIXG, ELECTRICAL, PLUMBING, FIRE PROTECTION I Recomnded No t Re comende 0 Causing unnecessary damage to the appearance of the building when correcting deficient electrical or mechanical systems or installing temporary protective systems. Installing temporary security and fire protecrion systems in such a manner that no damage is caused to the historic fabric. Repairing or installing temporary electrical semice to prevent damage from hazardous conditions sucn as faulty wires. t 16 Guidelines for Applying The Secretary of the Interior's Standards for STABILIZATION THE ENVIROXMEXI Recornended iYot Recornended Retaining distinctive features Introducing new structural systems, sucn as tne size, scale, mass, buttresses, or s teel frames that color, and materials of buildings are incompatible with the character (including roofs, porches, and of tile district because of size, stairways) that give a neighbor- scale, color, and materials. hood its distinguisning character. ARCHEOLOGICAL SITES AMI FEATURES ii'econunended LVO t /?ecmunem-ed Retaining ar ciieological resources Causing ground disturbances with- intact, whenever possible. out evaluating the arcneological potential of an area. Failing to properly monitor all ground disturbances on a property for possible archeological data that could provide infomation relating to the history of the property o ;-linimizing disturbances of t:errain Introducing heavy machinery or around the structure, thus reducing equipment into areas where their tne possibility of destroying presence may disturb archeological unkno-a archeological resoux:ces. resources. Installing underground utilities, pavements, and other modern features that disturb archeological resources. aranging for an archeological UndertaKing an archeological survey of all terrain that must investigation without professional be disturbed oy the project. If guidance, or without utilizing tne survey reveals sites or fea- professional curatorial techniques. tures that mignt be adversely affected, tne area should be avoided or an archeological investigation conducted in accor- dance witn Tne Recovery of 4 ST.= 1LIZ.X 17 I .I I 1 I I b 1 I I I 1 I 1 ARCIIEOLOGICBZ, SITES AND FEATURES -- continued Recommended Not Recommended' t Scientific, Prenistoric, and Archeological Data: Methods, Standards, and Reporting Require- ments (36 CFR 66 Proposed Guide- lines published in the Federal Register, Vol. 42, Xo. 19, Friday, B January 28, 1977). BUILDING SITE 2ecomencied LYO c Reconmended Ketaining plants, trees, fencings, rtiaking changes to the appearance walkways, street lights, signs, of the site by removing old trees, and benches that reflect the pro- wall fencings, walkways, and other perty's history and development. elements unless these elements endanger the building's structural stability. BUILDILUG: STXUCTURAL SYSTEMS Recomendea Not Recomedzd Recognizing the special problems Disturbing existing foundations inherent in the structural systems with new excavations that under- of nistoric buildings, especially mine the structural stability wnere tnere are visible signs of of the building. craclcing, deflection, or failure. Undertaking stabilization and Leaving known structural repair of weakened structural problems untreated thac will members ana systems. cause continuing deterioration and will shorten the life of 1 the structure. Replacing historically important structural members only when nec- essary. Supplementing existing structural systems wnen damaged or inadequate. t STABILIZ 18 BUIZULUG : EXTERIOR FEATURES Xasonry: Aciobe, prick, stone, terra cotta, concrete, stucco, and nortar i?ecome?uizd iVot 2ecmmemied Ketaining original nasonry and mortar, whenever possible, with- out the application of any surface treatment. specific technical problern that Applying waterproof or water repellent coatings or other treat. ments unless required to solve a has been studied and identified. Coatings are frequently unnecessai expensive, and do not stabilize masonry by preventing further deterioration. Duplicating old mortar in compo- Repointing with mortar of hign sition, color, and texture. Portland cement content can often create a bond that: is stronger than the building material. This can cause deterioration as a result of the differing coefr'icien of expansion and the differing porosity of the material and the mortar. Repointing with mortar joiats of a differing size or joint profile, texture, or color. uuplicating old mortar in joint size, metnod of applicatiou, and j o in t p r of ile . aepairing stucco with a stucco rnixture that duplicates the - original as closely as possible in appearance and texture. Cieaning masonry only when ctec- essary to stabilize the brickwork faces; this method of cleaning by nalting deterioration. Always snould never be considered when use tne gentlest metnod possible, the objective is the stabilization sucn as low pressure water and soft natural bristle brushes. * erodes the surface of the material Sandblasting brick or stone sur- of a masonry surface. Sandblasting and accelerates deterioration. *For more information consult Preservation Briefs: 1, "The Cleaning and Waterproof Coating of Xasonry Buildings" and Preservation Briefs: "Repointing Xortar Joints in Hiseoric Brick Buildings." from Technical Preservation Services Division, Heritage Conservaticn and Recreation Service, Washington,. D.C. 20240 2, Both are available STM ILIZXl 19 I I s I I D b 1 1 I I 1 1 R I dUILDIHG: UTEXIOR FEATURES -- continued LYlasonry: Adobe, brick, stone, terra cotta, concrete, stucco, and mortar Recononended LVot Recornended t Using chemical products that could have an adverse chemical reaction with the masonry materials, i.e. acid on limestone or marble. I Repairing deteriorated material Using.visible new saterial, wnicn witn new material tnat duplicates is inappropriate or was unavailable tne old as closely as possible. when the building was constructed, such as artificial brick sidiag, artificial cast stone, or brick I veneer. Xetaining the original or early Removing paint from masonry surfaces color and texture of masonry sur- indiscriminately. This may subject faces, wnerever possible. Brick the building to damage and change or stone surfaces may have been painted or wnitewasned for pracri- cal and aestnetic reasons. its historical appearance. Wood: Clapooard, weatherboard, shingles, and other wooden siding iZecommended Not Zecommended Retaining original material, when- ever possible. Repairing or replacing wnen nec- Resurfacing frame buildings with essary to reestablish structural new material, which is inappro- staDility of deteriorated mterial priate or was unavailable when with new material that duplicates the building was constructed, such in size, snape, texture, and as artifical. stone, brick veneer, appearance of the old. asbestos or asphalt shingles, and plastic or aiuminum siding. Such material can also contribute to the deterioration and eventual structural failure of building material resulting from moisture and insects. t STABILI; 20 BUILDLUG: EXTERIOR FEATURES - continued Architectural Hetals: Cast iron, steel, pressed tin, aluminum, zinc 86COnrmended ivot RecomeM-ea Retaining original material, when- Removing architectural features ever possible. that &e an essential part of a building's character and appear- ance that illustrates the continu: of growth and change. Cleaning, when necessary, with the Exposing metals originally intenc appropriate method to prevent dete- to be protected from the environ- rioration leading to structural ment and thus encouraging structt failure. Cast iron and steel are failure. Do not use cleaning usually not affected by mechanical methods that alter the coPor or cleaning metnods while pressed tin, texture of the metal. zinc, and aluminum should be cleaned by the gentlest method possible . Roofs and Roofing 2ecomended i?ot 8zcmntended Preserving the original roof shape Changing the original roof shape when introducing structura.1 rein- or adding features inappropriate forcement. to the essential charactzr of the robf as a part of reestablishing structural stability. Retaining the original roofing material, whenever possible, when reestablishing seructural stability. Replacing deteriorated roo.€ cover- Replacing deteriorated roof cover ings with new material that matches ings with new materials that diff the old in composition, size, shape, to such an extent from the old in color, and texture after reestab- composition, size, shape, color, lishing the structural stability and texture that the appearance o of the roof. the building is alrered, after thl roof has been stabilized. I STAB ILIZXTI 21 BUILDING: EXTERIOR FEATURES -- continued Windows and Doors Reconnnemkd Not Recornem-ed 1 Xetaining existing window and door openings including window sash, glass, lintels, sills, architraves, snutters, and doors, pediaents, hoods, steps, and all hardware that may be-affected in reestab- (I 1 I I 1 b I I I 1 I I I 8 I lishing structural stability. Duplicating-tne material, design, Using inappropriate new windows and the hardware of the older win- or doors such as aluminum storm dow sash and doors if new sash and and screen window combinations doors are required after structural repairs are complered. when the removal of original windows and doors is required as a part of reestablishing the structural stability of the wall. Entrances, Porches, Porte-cocheres, and Steps Reconnnexied floc Recommended Retaining and reestablishing the structural stability of porches and steps that are appropriate to tne building and its development. Porches or additions reflecting - -- later architectural styles are often important to the building's nistorical integrity and, wherever possible, snould be retained. Repairing or replacing, where nec- essary, deteriorated wooden members and architectural features of wood, features, such as handrails, bal- iron, cast iron, terra cotta, tile, usters, columns, brackets, and and brick wnen they begin to fail roof decoration of wood, iron, structurally as a result of age or cast iron, terra cotta, tile, and deterioration. brick, or replacing structurally deteriorated members such as porch columns with inappropriate new material such as aluminum or wrought iron. Removing or altering porches and steps when they become structurally unstable. Stripping parches and steps of original material and architectural 480-564 0 - a5 - 4 t I STA3ILIZaTION 22 BUILDIXG: EXTERIOR FIXISHES iiecomendea Jo c Recommended Preserving existing paint color and finishes, or repainring to finishes . match existing conditions D Removing existing paint color and 3UILDLXG: INTERIOR FEATURES /?ecomended :Jot Recornended Xetaining original material, archi- Removing original material, archi- wnenever possible, such as stairs, except where essential to reestab- elevators, handrails, balusters, lish structurally safe conditions. ornamental columns, cornices, baseboards, doors, doorways, windows, mantel pieces, paneling, lignting fisrures, and parquer, or mosaic flooring that may be affected when reestablishing structural s tab ifi ty . depairing or replacing, wnere nec- essary, deteriorated material with new marerial that duplicates t:he old as closely as possible. Xetaining original plaster , when- Destroying original plaster except ever possible. where necessary to reestablish - tectural features, and hardware, tectural features, and hardware, structurally safe conditions. Altering the basic plan of a build- ing by introducing new load bearing Retaining the basic plan of a building and tae relationsnip and size of rooms, corridors, and other walls or partitions. spaces wnen adding structural rein- forcement. BUILDING: IXTERIOR FLUISiiES Recomenued 1Vo t Recommended Retaining and protecting original paint colors, finishes, wallpaipers , and other decorative motifs or, where necessary, replacing them with colors, wallpaper, or decorative motifs based on the original. I STABILIZ I I 23 NEW CONSTRUCTION Recornended Not Recornended Keeping required structural work to a minimum, making it compatible in scale, building materials, aad texture. Designing required structural work to be compatible in materials, size, scale, color, and texture with :he iacompacible with the other other buildings in the neighbor- hood. t n Designing new work required for structural stability that is buildings in the neighborhood in materials, size, scale, and tex- tur e. 8 I I IC II b I 1 I I I I I I Protecting architectural details and features that contribute to the building ' s character when under- taking required structural work. SAFETY AND CODE FSQUIREMENTS 2ecornended !?ct Recornended Installing adequate fire prevention equipment in a manner that does minimal damage to the appearance or structure of a property. t 24 Guidelines for Applying The Secretary of the Interior's Standards for PRESERVATION TEE ENVIRONMENT Recornended Not Reconrmded Retaining distinctive features such as the size, scale, mass, calor, and materials of buildings (includ- ing roofs, porches, and stairways) that give a neighborhood its distinguishing character. Retaining extant light fixtures and Removing signs, wires, and street devices, signs , telephone poles, furniture that possess associative and other street furniture that value with the historic scene. may possess associative value with the historic scene. Retaining landscape features such as parks, gardens, street lights, signs, benches, walkways, st:reets, alleys, and building sec backs that have traditionally linked buildings to their environnent. ARCHEOLaGICAL SITES AND FEATURES Recornended iVot Recornended Retaining archeological resources intact, whenever possible. out evaluating the archeological Causing ground disturbances with- potential of an area. Failing to properly sonitor all ground disturbances on a property for possible archeological data that could provide information relating to the history or inter- pretation of tfie property. Minimizing disturbance of terrain Introducing heavy machinery or around the property, thus reducing equipment into areas where their the possibility of destroying unknown archeological resources. resources. presence may disturb archeological I i I 8 I 1 I I b I I I 1 I R t Guidelines for Applying STANDARDS FOR REHABILITATION Recommended Not Recommended t The Environment Retaining distinctive features such as the size. scale. mass. color. and materials of buildings. inciuding roofs. porches. and stairways that give a neighborhood its disdnguishing character. Retaining landscape features such as parks. gardens. street lights. signs. benches. walkways. streets. alleys. and building set-backs that have traditionally linked buildings to their environment Introducing new construc5on into neighb is incompatible with the characxer of because of size. scale. coior. and materials Destroying the reiationship of buildin! environment by widening ?xisting siree paving material. or by introducing ina located new streets and parking lots tha patible with the character oi the neighbort Introducing signs, street lighting. benche materials. fencings. walkways. and pavi that are out of scale or inappropriate to I Using new plant materiais. fencings. walkways. street lights. signs, and benches that are compatible with the character oi the neighborhood in size. scale. material. and color. hood. Archeological Sites and Features Retaining archeological resources intact, whenever possible. Causing ground disturbances without ev archeologcal potentia1 oi an area. FaiIing to properiy monitor ail ground ais; a property for possible archeological dat, provide information relating to the hi: ProPeW [ntroducing heavy machinery or equipme, where their presence may disrurb archc Minimizing disturbances of terrain around the struc- ture. thus reducing the possibility of destroying un- known archeologcai resources. sources. Installing underground utilities. pavement modem features that disturb archeologc; Undertaking an archeological invesrigat professional guidance. or without utilizing curatoriai techniques. Arrangng for an archeologcal survey of all terrain that must be disturbed by the project If the sumey reveals sites or features that might be adversely affected. the area should be avoided or an archeologicai investiga- tion conducted in accordance with the Recovery of Scientific, Prehistoric. and Archeological Data: Meth- ods. Standards, and Reponing Requirements (36 CFR 1210. formerly 36 CFi? 66 Proposed Guidelines published in the Federal Register Vol. 42, No. 19. Friday, January 28. 1977). ' ' 1 Recornmended Not Recommended Building Site Identifying piants. trees, fencings. walkways. ourbuiid- ings. and other elements that might be an important part of the property’s history and deveiopment.. Retaining plants. trees, fencings. walkways, street lights. signs. and benches that reflect the property’s history and development. Making changes to the appearance oi rhe site removing old piants. trees. fencings. waikways. ( buildings. and other elements before evaiuacina t importance in the propeny’s history and deveiopm Leaving plant materials and trees in close proximit the buiiding that may be causing derenoration oi historic fabric. Basing decisions for new site work on actual knowl- edge of the past appearance of the property found in photographs. drawings. newspapers. and :ax records. If changes are made. they should be carefuily evzlu- ated in light of the past appearance of the site. Providing proper site and roof drainage to assure that water does not splash against building or foundation wails. nor drain toward the building. Building: Structural Systems Recognizing :he special pro blems inherent in the structural systems of historic buildings. especially where there are visibie signs of cracking. deflection. or failure. Undertalung stabilization and repair of weakened struc- turd members and systems. Disturbing exisring foundations with ,new excavatic that undermine the structural stability of the buildi Leaving known structural problems unneared that 1 cause continuing deterioration and will shorren the of the structure. Supplementing existing struaurai systems when dam- aged or inadequate. Replace historically imponant strummi members only when necessary. 26 .. .. . .. .. . . n' I I I I 1 I b I I I 1 I , u .I t I Recommended Not Recommended Building: Exterior Features Masonry: Adobe, brick, srone, terra cotta. concrete. stucco, and mortar t I Retaining original masonry and mortar. whenever possible. without the application of any surface treat- ment. Applying waterproof or water repellent surface consoiidation treatments unless solve a specific technical problem tha studied and identified. Coatings are freaui essay, expensive. and can accelerate det I the masonry. Repointing only those mortar joints where there is evidence of moisture problems or when sufficient mortar is missing to allow water to stand in the mortar joint. Duplicating old mortar in composition. color. and texture. Repointing mortar joints that do not nee( Using electric saws and hammers to ren can seriously damage the adjacmt brick. Repointing with monar of high Ponk content. thus creating a bond that CE stronger than the building material. Thi deterioration as a result of the differing c expansion and the differing porosity oi and the monar. Repointing with mortar joints of a diiferins profile. texture, or color. Duplicating old mortar in joint size. method of appli- canon. and joint profile. Repairing stucco with a stucco mixture that duplicates the orignal as ciosely as possible in appearance and texture. CIeaning masonry only when necessary to halt deteri- oration or to remove graffiti and stains and always with the gentlest method possible. such as low pres- sure water and soft natural bristle brushes. r Sandblasting. including dry and wet gr abrasives. brick. or Stone surfaces: this cleaning erodes the surface of the IT accelerates deterioraaon. Do not use cherr products that would have an adverse ch tion with the masonry materials. Le.. acid ( or marble. * For more information consult Preservation Brie& 1. "The Cleaning and Waterprooi Coaonq of Masonry Buildings" and Pres 2. " Xepoinring Morrar Joints in Hisronc Bnck Buildings." Both are available from Technical Preservarion Services Div, Conselvation and Recreanon Service. Washington. D.C. 20243. <' - ... . . --. - .- .. Reccmmended Not Recommended ,; Budding: Exterior Features IVasonry: Adobe, brick, stone, terra cotta, concrete, srucco, and mortar-continued Repairing or repiacing, where necessary. deteriorated material with new material that duplicates the old as closely as possible. Applying new material. which is inappropriate or unavailable when the building was consrmcted. s as arhficial brick siding, artificial cast stone. or b veneer. Removing architectural features such as cornic brackets, raiiings. shutters. window arcil't , I raves. doorway pediments. Removing paint from masonry surfaces indiscn nately. Tnis may subjec; the building to damage 2 change its appearance. Replacing missing significant architectural features. sucn as cornices. brackets. railings. and shutters. Retaining the original or early color and texture of masonry surfaces. including early siqnage. wherever possible. Brick or stone surfaces may have been painted or whitewashed for practical and aesthetic reasons. Wood: Clapboard, weatherboard. shingies. and other wooden siding Retaining and preserving significant architectural fea- tures. whenever possible. Removing architectural features such as siding. co ices. brackets. window archinaves. and doonvay PC ments. These are. in most cases. an essenrial part c building's character and appeamnce that illustrates continuity of growth and change. Resurfacing hame buildings with new material. whi is inappropriate or was unavailabie when :he builai was consumed. such as arnricial stone. brick vene asbestos or asphalt shingles. and plastic or alurnim siding. Such material can also contribute to t deterioration of the struc:ure from moisture and ' Repairing or replacing, where necessa y, deteriorated marerial that duplicates in size. shape. and texture the old as closely as possible. SeC'S. Architectural Metals: Cast iron, steel, pressed tin. aluminum, zinc Retaining original material. whenever possible Removing architectural features that are an essent, part of a building's character and appearance and :hi illustrate the continuity of growth and change. Exposing metals that were intended to be protect€ from the environment. Do not use cleaning methoc which alter the color or texture of the memi. C!eaning, when necessary. with the appropriate method. Metals should be cleaned by methods that do not abrade the surface. 28 .. - .. - .. ., . . . -.._ , . . - - . . . - . - I 1 .I I 1 I I, I I' .I I 1 z t i Recommended Not Recommended t Building: Exterior Features-con tinued I Roofs and Roofing Preserving the original roof shape. Changing the essential characrer of The rc inappropriate features such as dormer wir or skylights. Applying new roofing material rhat is ins[ the style and period of the building ana ne Retaining the origrnal roofing material, whenever pos- a sible Providing adequate roof drainage and insuring that the roofing materiais provide a weathertight covering for the smcture. Replacing deteriorated roof coverings with new mate- rial that matches the old in composition. size. shape. color. and texture. Repiacing deteriorated roof covennqs wit1 rials that differ to suck an extent fron composition. size. shape. color. and text appearance of the buiiding is aiterec!. Smpping the roof of architectural features its charaaer. Preserving or replacing, where necessa y. all architec- rural features that give the roof its essential characrer. such as dormer windows. cupolas. cornices. brackets. chimneys. cresting, 'weather vanes. gutters. down- jpouts, and liqhming rods. Windows and Doors Retaining and repairing existing window and door openings. including window sash. glass. lintels. sills. architraves. shutters. doors. pediments. hoods. steps. and ali hardware. Introducing new window and door openi principal elevations. or enlargng or reduc or door openings to fit new stock window I stock door sizes. Altering :he size of window panes or . changes destroy the scale and propor building. Installing inappropriate new window or dc such as aluminum storm and screen winao glass combinations that require the remow windows and doors or the installation canvas. or metal strip awnings or fake si detracr from the characrer and appeara Duplicating the material. design. and hardware of the older window sash and doors if new sash and doors are used. I buiiding. . '.. ."- . - - . _- - __ __--- -. . Recommended Not Recornmended Building: Exterior Features Windows and Doors --continued Instailing visuaily unobtrusive storm windows and doors that do not damage existing frames and that can be removed in the future. Using original doors and door hardware when they can be repaired and reused in place. Discarding originai doors ana door hardware wi they can be repaired and reused in piace. Entrances, Porches. Porte-cockeres. and Steps Retaining porches and steps that are appropriate to the buiiding anti its development Porches or a.dditions reflecting later architectural styies are often important IO the b uiiding‘ s historicai integrity and, wherever possible. shouid be retained. Repairing or replacing, where necessary. deteriorated Stripping porches and steps oi originai material 2 architectural features of wood. iron. cast iron. terra architecrurai features such as handrails. baiustc cona. tile. and brick. coiumns. brackets. and roof decorations of wood. irc cas iron. tern corta. tile. and brick. Enclosing porches and steps in a manner :bar desm their intended appearance. Removing or aitering porches and sreps [hac inappropriate to the building’s deveiopmenr ana SF Building: Exterior Finishes Discovering the historic paint colon and finishes of the snucture and repainting with those colors to illustrate the distinctive character of the property. Removing paint and finishes down to the bare surfa snong paint srnppers. whether chemical or mechanic can permanentiy damage the surface. .Also. jtxpp ooiiterares evidence of the histoncai paint 3nishes. Repainting with colors that cannot be docurneni through research and investigation 10 be aopropn4 to the building and neighborhood. 30 - . .-. . .. . .. ... .. h I 1 *1 1 I I 1 B 1) i 1 I I c 1 .I I Recommended Not Recommended Building: Interior Features r Retaining original material. architecturai features. and hardware. whenever possible. such as stairs. elevarors. handrails. balusters, ornamental coiumns. cornices. baseboards. doors. doorways. windows. rnantei pieces, paneling, lighting fixtures. parquet, or mosaic flooring. Removing original material. architectural : hardware. except where essential for sz ciency. Replacing interior doors and transoms wit gating alternative fire protecrion measure2 code variances. Installing new decorative material and pan destroys significant architectural features available when the building was consmc vinyl, plastic. or imitation wood wall and ings. except in utility areas such as bad kitchens. Removing plasrer ;o expose brick to give appearance it never had. Enclosing an important interior stairway. where re- Enclosing imporrant stairways with oriina quired by code, in such a way as to retain its . construction which destroys the archirecrur charaaer. In many cases. gtazed fire-rated walls may of the stair and the space. be used. Retaining the basic plan of a building. the relationship and size of rooms. comdors. and other spaces. Repairing or replacing, where necessary. dereriorated material with new material that dupiicates the old as closely as possible. Retaining original plaster. whenever possible. Altering the basic plan of a building by c principal walls. pamtions. and stainvays. Buiidinq: Interior Finishes Discovering and retaining ongnal paint coion. finishes. wallpapers. and other decorative motifs or. where necessary. repiacing them with colors. wallpapers. or decorative motifs based on the origmal. Changng the texiure and patina of expo? architectural features (including structura and masonry suriaces through sandblastin other abrasive techniques to remove paint tion. and plaster. except in cerrair. ind warehouse buildings where the interior r plaster suriaces do not have significant de: ing, tooling, or finish: and where wooden 2 features are not finished. molded. beaded. by hand. X ‘In cases wnere abrasive ciraning is contemplated. :r IS strongly recommended thar ?nor approvai be obtained irom :he US. :he inrenor if :he :enabiiitat~o~ :nvolves any Federal iunus or wnere rhe owner inrends ro appiy tot :he :ax bene:irs ior renabiiitati the Tax Rriorm Accr oi !976. t . .. . .- . ------------ _-.. Recommended Not Recornmended Building: Interior Finishes-continued Removing paint from wooden archirectural featu that were never intended to be exqsed. New Construction Keeping new additions and adjacent new construction to a minimum. making them compatible in scale, building materials. and texture. Designing new work to be compatible in materiais. size, scale, color. and texture with the other buildings in :he neighborhood. Using contemporary designs compatible with the char- acter and mood of the buiiding or the neighborhood. Designing new work which is incompatible with t1 other buildings in the neighborhood in rnatenals. sii scale. and texture. Imitating an eariier style or period of archirecture new additions. except in rare cases wnere a comer porary design would detract from the architecru: unity of an ensemble or group. Especially avo1 imitating an earlier sryie of architecture in new adc tions that have a compierely contemporary iuncdc such as a dnve-in bank or garage. Adding new height to the building that changes tS scale and character of he budding. Addirions in aeigi should noe be visible when viewing the pnncip, facades. Adding new floors or removing existing iioors rh; destroy important architecrural derails. features. an spaces of the building. Protecting architectural details and fearures that con- mbute to the character of the buiiding. Placing television antennae and mechanical equip- ment. such as air conditioners. in an inconspicuous location. seen from the neet. Placing television antennae and rnechanica! equip ment. such as air conditioners. where they can bc 32 .. . .. Ke hi I 1 1 I 1 II 1 f 1 I I t 1 1 i Recommended Not Recommendeti t Mechanical Systems: Heating, Air Conditioning, Electrical. Plumbing, Fire Protecrior Causing unnecessary damage io the plan. and appearance of the building when insi chanicai systems. Installing necessary mechanical systems in areas and spaces that will require the least possible alteration to the strucmml integnty and physical appearance of the I building. Utilizing early mechanical systems, inciuding plumbing and earfy lighting fixtures. where possible. [nstalling the vertical runs of ducts. pipes. and cables in closers. sexvice rooms. and wall cavities. Attaching exterior electncal and telephone the principal elevations of the building. Installing vertical runs of ducts. pipes. an' piaces where they wiil be a visual intrusion. Concealing or "making invisible" rnechar ment in historic walls or ceilings. FreqL concealment requires the removal of hisroric Installing "dropped" acousrical ceilings t( chanical equipment. This desnoys the prop character of the rooms. Insuring adequate ventilation of attics. crawlspaces. and cellars to prevent moisture probiems. Installing thermal insulation in attics and in unheated cellars and cmwlspaces to conserve energy. I Installing foam. glass fiber. or callulose in2 wall cavities of either wooden or masony c This has been found to cause moisruri when there is no adequate moisrure barrier Safety and Code Requirements Complying with code requirementri in such a manner that the essential chamcrer of a buiiding is preserved intact Working with local code ofliciais to investigate altema- tive life safe9 measures that preserve the architectural integnty of the building. Investigating variances for historic properties allowed under some local codes. 0 t .___.__.. ~._~ _.. Recommended Not Recommended Safety and Code Requirements-continued Installing adequate fire prevention equipment in a manner that does minimal damage to the appearance or fabric oi a propeny. Adding new stairways and elevators that do not alter existing exit facilities or other important architecturai features and spaces of the building. Adding new srairways and elevators that alter exisdr exit facilities or important architecrurai features an spaces of the building. 0 34 __ . . .. . ... . . . - - .. .. .. . PRESERVATION 25 i 1 ilRWOLOGXCaL SITES AND FUTUR!ZS - continued Recommended iVot i2eccmnended Installing underground utilities, pavements, and other modem features .t *i that disturb archeological resources. Undertaking archeological investi- Undertaking an archeological inves- gations in accordance with The Xe- tigation without professional guid- covery of Scientif ic, Preaistoric, ance, or without utilizing profes- and Archeological Data: Xethods, sional curatorial techniques. Standards, and Reporting Require- ments (36 CXF 66 Proposed Guidelines published in the Federal Register, Vol. 42, Xo. 19, Friday, January 28, 1977). II t 1c 1 f 8 1E I r I m BUILDIXG SITE Re commended Not ilzcomended Identifying plants, trees, fencings, walkways, outbuildings, and other elements that might be an important part of tne property's history and development. aetainzng plants, trees, fencings, &king changes to the appearance walkways, street lights, signs, and of the site by removing old plants, bencnes tnat reflect the property's trees, fencings, walkways, out- his tory and development.. buildings ,. and other elements before evaluating their iinportance in the property's history and develog men t . Providing proper site and roof drainage to assure thaf water does not splasn against building or foundation walls, nor drain 1 towara the building. BUILDING : STIZUCW SYSTEMS LVot .?ecomended Recornended Recognizing the special problems Disturbing existing foundations inherent in the structural systems with new excavations that under- of historic buildings, especially mine the structural stability 1 of the building. t IC PRESERVAI 26 BUILDING: STRUCTUUL SYSTEMS - continued Recornended Not Recornended where chere are visible signs of cracking, deflection, or failure. Undertaking stabilization and repair of weakened structural Leaving known structural problems untreated that will and will shorten the life of the s trucrure. . members and systems. cause continuing deterioration Rep lacing his t orically imp or t an t structural members only when nec- essary. Supplementing existing structural systems when damaged or inadequate. BUPILDING: EXTERIOR FEATURES Hasonry: Adobe, brick, stone, terra cotta, concrete, stucco, and mortar Becornended Not Recsrnended Betaining existing masonry and mortar, whenever possible, with- out the application of any surface tr eatinen t . Applying waterproof or water repellent coatings or other treat- ments unless required to solve a specific technical problem that pas been studied and identified. Coatings are frequently unnecessary expensive, and can accelerate deeerioraeion of the masonry. Repointing mortar joints that do Bepointing only those mortar joints wnere there is evidence of moisture not need repointing. Using problems or wnen sufficient mortar electric saws and hammers to is missing to allow water tal stand remove mortar can seriously damage in tne mortar joint. the adjacent brick. duplicating old mortar in compo- Bepointing with sortar of high sition, color, and texture. Portland cement content can often create a bond that is stronger than the building saterid. This can cause deterioration as a result of the differing coefficient of expansion and the differing pofosit of the material and the mortar. PXESXXVAT 27 I I .U I i I 1 b 1 d I E l J .I f E BUIL3ING: EXTERIOR FEATURES - con t hued dasonry: Adobe, brick, stone, terra cotta, concrete, stucco, and mortar Becornended iVot Recononended <t Repairing stucco with a stucco mixture that duplicates the ori- ginal as closely as possible in appearance and texture. Cleaning masonry only when nec- Sandblasting , including dry and essary to halt deterioration and wet grit and other abrasives, a-fways with the gentlest method brick, or stone surfaces; this possible, such as low pressure method of cleaning erodes the brushes. accelerates deterioration. Do not use chemical cleaning products tha would have an adverse chemical reaction with the masonry material i.e., acid on limestone or marble. - water and soft natural bristle surface of the material and I Keyairing or replacing, where Applying new material which is necessary, deteriorated material inappropriate or was available with new material tnat duplicates when the building was constructed, tile old as closely as possible. such as artificial brick siding, artificial cast stone or brick veneer. Replacing missing arcni tec tur a1 Removing architectural features features, Sucil as cornices, brack- such as cornices, brackets, rail- ets, railings, and shutters. ings, shutters, window architraves and doorway pediments. Retaining tne extant or early color Removing paint from masonry sur- and texture of masonry surfaces, faces indiscriminately. This , wnerever possible. Brick or stone may subject the building to surfaces may have been painted or wnitewasned for practical and appearance. aes trletic reasons. damage and may change its historic PRES ERVAT 28 dUILilLUG: EXTERIOR FUTURES -- continued Wood: Clapboard, weatherboard, shingles, and other wooden siding Recomem'ed LYQ t 2ecomended detaining existing material, when- ever possible. such as siding, cornices, brackets Removing architectural faatures window architraves, and doorway pediments. These are, in most cases, an essential part of a building's characrer and appearanc that illustrates the continuity of growth and change. Besurfacing frame buildings with deyairing or replacing, where nec- essary, deterierated material with new material, which is inappro- new material that duplicates in priaee or was unavailable when size, snape, and texture the old the building was constructed, as closely as possible. such as artificial stone, brick veneer, asbestos or asphalt shingie and plastic or aluminum siding. Such material C~R also contribut2 to the deteriorarion of the srzxc- ture from moisture and insects. Azchitectural Metals: Cast iron, steel, pressed tin, aluminum, zinc Becononended l'lo t r?ecomem*ec Removing architectural features that are an essential part of a building's character and appear- ance that illustrate the eontimity of growth and change. Cleanhg, when necessary, with the Exposing metals that were inten- appropriate metnod. Cast iron and steel are usually not affected by mecnanical cleaning methods while methods tnat alter the color or pressed tin, zinc, and aluminum texfure of the metal. snould be cleaned by the gemlest metnod possible. ded to be protected from the environment. Do not use cleaning I PRESERVA'I 29 BUILDLUG: EATERIOR FEATURES -- continued Roofs and Roofing ilecomended .YG t Zecomended Q i d I 1 II 1 .I, I 1 u I I P t I t Preserving the existing roof shape. Ketaining the existing roofing material, whenever possible. Applying new roofing material that is inappropriate to the styli and period of the building and neighborhood. Replacing deceriorated roof cover ings with new materials that diff to such an extent from the old ir: and texture that the appearance c the building is altered. Stripping the roof of architectur features important to its charact aeplacing deteriorated roof cover- ings with new material that matches tne old in composition, size, shape, color, ana texture. composition, size, shape, color, Preserving or replacing, where necessary, all architectural features that give the roof its essential character, such as dormer windows, cupolas, cornices, brackets, cnimneys, cresting, and weatner vanes. Windows and Doors iiecomended i?Gt Recomtnerded Retaining existing window and door openings, including window sash, glass, lintels, sills, architraves, shurters, doors, pediments, hoods, I steps, and all hardware. Installing storm or insulating win- dows wnen old glass, art glass, or fragile sasn require protection from tile weather. Protective building. windows snould be as unootrusive as possible and snould be remov- able without damaging original fabric. Altering the size of window pane or sash. Such changes destroy the scale and proportion of the t PIESEXVATIC 30 BUILDING: EXTERIOR FEATURES - continued Windows and Doors ilecomencied Not Recommended Installing inappropriate new window or door features such as aluminum storm and screen window combinations that require the removal of or cause damage to original windows and doors. Discarding original doors and door hardware when they can be repaired Using existing doors and door hardware wnen they can be repaired and used in place. and reused in place. Entrances, Porches, Porte-cocheres, and Steps Recornended iVot ,?ecornem-ed Retaining porches and steps that Removing or altering porches and are appropriate to the building steps that are appropriate to the and irs development. Porcnes of building's development and style. additions reflecting later archi- tectural styles are often impor- tant to the building's historical integrity, and, wherever possible, snould be retained. Repairing or replacing, where nec- essary, deteriorated architectural . - original material such as hand- features of wood, iron, cast iron, rails, balusters, columns, brackets. terra cotta, tile, and brick. and roaf decoration of waod, iron, Stripping porches and steps of cast iron, terra cotta, tile, and brick. Enclosing porcnes and steps in a manner that destroys their iziten- ded appearance. BUILXNG: EXTERIOR FINISHES ilecommendeci LVot Recomemkd Preserving existing paint color and finishes, or repainting t.0 finishes . match existing conditions. Removing existing paint color and 1 PRESERVAT 31 BUILDING: INTERIOR FUTURES Recommended Not Recommended Retaining existing material, archi- Removing existing material, archi- tectural features, and hardware, tectural features, and hardware, wnenever possible, such as stairs, except where essential for safety elevators, handrails, balusters, or efficiency . ornamental columns, cornices, base- boards, doors, doorways, windows, mantel pieces, paneling, lighting fixtures, and parquet or mosaic flooring. Repairing or replacing, where nec- essary, deteriorated material with new material that duplicates the old as closely as possible. detaining existing plaster, wnen- Destroying original plaster except ever possible. where necessary for safety and i .a I 1 1 I b 1 I 1 1 1 I . .I I efficiency. a BUILDING: INTERIOR FINISHES fiecommended Not Recomem-eLi Preserving and retaining existing paint colors, finishes, wallpapers, - and other decorative motifs, or, where necessary, replacing tna with colors, wallpapers, or decorative motifs tnat duplicate the existing decorative scheme. XEW CONSTRUCTION 3ecomendeu ;lot .?ecomeuieC New Construction is not an appro- piate unaertakiny in c preserva- tion project. P PRES ERVA1 JL LIECBA~~ICXL SYSTEMS: HEATIXG, AIR CONDITIONUG, ELECTXICAL, PLUMBIXG FIRE PROTECTION &cononended Iio 'c Recommended Installing new mechanical systems or additional mechanical services the plan, materials, and appearanc in areas and spaces that will of the building when installing require the least possible altera- new mechanical systems or addi- tion to the plan, materials, and tional mechanical senices that appearance to the building. are required to preserve inportant Causing unnecessary damage to nistoric fabric. Selecting suitable mechanical sys- tems and the most sensitive method of installation in order to preserve important interior and exterior architectural features. iiewiring early electrical Lighting f ixtur es . Installing exterior electrical and Attaching exterior electrical and telepnone cables underground, unless telephone cables to the principal tney are not a part of the historical elevations of the building. scene and detract from the historical setting. SAE'ETY MD CODE REQUIRELXEXTS 2e cornem-ed Jot Recornemkc2 Complying with code requirements in such a manner that the essential cnaracter of a building is Fireserved intact. Investigating variances for hiscoric properties afforded under same local codes. Installing adequate fire prevention equipment in a iaanner that a,oes minhal damage to the appearance or fabric sf a property. Providing access for the handi- capped withour damaging the essential cnaracter of a property. I 1 U .JI I 1 1 I 8 I) 1 1 I 1 1 J I 1 33 Guidelines for Applying The Secretary of the Interior's Standards for RESTORATION t TEE EIWIRONMENT Becomed~d LYo t Re cornended Retaining distinctive features Removing lighting devices, tele- such as the size, scale, mass, phone poles, painted signs, or color, and materials of buildings, other street furniture that may including roofs, porches, and be important to the historic stairways that give a neighbor- setting. hood its distinguishing*character. Retaining early lanterns, light standards, telephone poles, utility poles, painted signs, and other street furniture that may be important to the historic setting. Retaining landscape features such as parks, gardens, street lights, signs, benches, walkways 9 streets, alleys, and building set-backs that have traditionally linked buildings to their environment. ARCHEOLOGICAL SITES AND FEATURES Recommended Not Recmended Retaining archeological resources intact, whenever possible. out evaluating the archeological Causing ground disturbances with- potential of an area. Failing to properly monitor all ground disturbances on a property for possible archeological data that could provide inforim tion relating to the history of the property. P RESTORA: 34 XRC'dEOLOGICAL SITES AND FEATURES -- continued i?econnnendzd ?Jot Zecomencied &Uimizing disturbances of terrain Introducing heavy machinery or around the structure, tnus reducing equipment into areas where the possibility of destroying their presence may disturb unknown archeological resources. archeological resources. Installing underground utili- ties, pavements, and other modern feacures that disturb archeological resources. Undertaking an archeological investigation without professiona professional curatorial technique Arranging for an archeological survey of a11 terrain that must be disturbed by the project. If guidance, or without utilizing the survey reveals sites or features that mignt be adversely affected, the area should be avoided or an archeological isaveseigasiow conducted in accordance with the Recovery of Scientific, Prehistoric, and Archeological Data: Methods, Standards 9 and Reporting Require- ments (36 CFR 66 Proposed Guidelines publisned in the Federal Register, Vol. 42, ?io. 19, Friday, January 28, 1977) e SUILDING SITE ,?ecomended Not BecamenCec Identifying plants, trees, fencings, walkways, outbuildings, and other elements that might be an hpor- tant part of the property's history anti development. RESTORAT Q 35 BUILDING SITE -- continued iiecsmemied Not E'ecomended Ketaining plants, trees, fencings, ?faking changes to the apgearance walkways, street lights, signs, and of the site removing old plants, benches that reflect the property's trees, fencings, walkways, out- history and development. buildings, and ocher elements before evaluating their importancc in the property's his tory and development. Giving the site an appearance it 1 .I E 1 1 I' 1 b I I I t I Basing decisions for new site work on actual knowledge of the never had. past appearance of the property found in photographs, drawings, newspapers, and tax records. If changes are made, they should be carefully evaluated in light of the past appearance of the site. Providing proper site and roof drainage to assure that water does not splash against building or foundation walls, nor drain toward the building. BUILDING: STRUCTURAL SYSTW I decomended LVo t Beesmended Recognizing the special problems Disturbing existing foundations inherent in the structural systems with new excavations that under- of historic buildings, especially mine the structural stabiliry where there are visible signs of cracking, deflection, or failure. Undertaking stabilization and Leaving known structural problems repair of weakened structural unrreated that will cause continui members and systems. deterioration and will shorten the of ' the building. life of the structure. Replacing historically important structural nembers only when necessary. Supplementing existing structural systems when damaged I or inadequate. f I ESTOPATION 36 BUILDING: EXTERIOR FUTURES Xasonry: Adobe, brick, stone, terra cotta, concrete, stucco and mortar Recmuneruied 270 t .?ecmunended Retaining original masonry and Applying waterproof or water mortar, whenever possible, without repellent coatings or other tne application of any surface treatments unless required to treatment:. salve a specific technical pro- blem that has been studied ana identified. Coatings are frequently unnecessary, expensive, and can accelerace deterioration of the masonry. Repointing only those mortar joints Repointing mortar joints that do where there is evidence of moisture not need repointing. Using problems or when sufficient inortar electric saws and hammers to is missing to allow water to scan$ remove mortar can seriously damage in the mortar joine. the adjacent brick. DupLicating old mortar in cowposi- Repointing with mortar of ‘nigh tion, color, and texture. Portland cement content can often create a bond chat is stronger than the building inaterial. This can cause deterio- ration as a result of the differing coefficient of expansion and the differing porosity of the inaterial and the sortar e hplicating old mrtar in joint Repointing with mortar joints of size, method of application, and a differing size of joint profile, joint: profile, texture, or color. Xepairing stucco with a stucco mixture that duplicates the ori- ginal as closely as possible in appearance, color, and texture. Cleaning masonry only wnen nec- Sandblasting, including dry and essary to halt deterioration and wet grit and other abrasives, always with the gentlest metnod brick, or stone surfaces; this possible, such as low pressure method of cleaning erodes the water and soft natural bristle surface of the material and brushes. RESTORATI( 1 I 37 'I I I I a I, 1 I I I 1 I I t 1. BUILDIXG: EXTERIOR FEATURES - continued Ltiasonry: Adobe, brick, stone, terra cotta, concrete, stucco and mortar t Recornended Not Recornended accelerates deterioration. Do not use chemical cleaning products thai would have an adverse chernical reaction with the masonry material: i.e., acid on limestone or marble. Repairing or replacing, where nec- Applying new material which is essary, deteriorated material with inappropriate or was unavailable new material that duplicates the when the building was construe- old as closely as possible in bond, ted, sucn as artificial brick pattern, chape, and coursing. siding, artificial stone, or brick veneer to simulate a historic I appearance. Replacing missing architectural Removing architectural features features, such as cornices, brack- such as cornices, brackets, rail- ets, and railings. ings, window architraves, and doorway pediments. Retaining the original or early Removing paint from masonry color and texture of masonry sur- surfaces indiscriminately. This faces, wherever possible. Brick may subject the building to dam- or stone surfaces may have been age and may change its appearance. painted or whitewashed for practical and aesthetic reasons. . Wood: Clapboard, weatherboard, shingles, and other wooden siding Recommended ~Vor Secsrnendea Retaining original material, when- Removing architectural features ever possible. such as siding, cornices, bracket: window architraves, and doorway pediments. These are, in most cases, an essential part of a building's character and appearanc that illustrates the continuity of growth and change. RESTORK 38 BUILDIXG: EXTERIOR FEATURES -- continued Wood: Clapboard, weatherboard, shingles, and other wooden siding Recornended ~Yor 2ecomem-ed Repairing or replacing, where Resurfacing frame buildings with necessary, deteriorated material, new material , wnich is inappropr: with new material that duplicafes or was unavailable when the in size, shape, and texture the building was constructed, such as old as closely as possible. artificial stone, brick veneer, asbestos or asphalt shiagles, and plastic or aluminum siding. Such material can also contribute eo the deterioration of the structure from moisture and insec Architectural Xetals: Cast: iron, steel, pressed tin, aluminum, zinc iZecomenCed iVo t ,?ecornenCza Retaining original material., when ever possible. Removing architectural features that are an essential part of a building's character and appearan that illustrates the continuity of growth and change. Cleaning, when necessary, with the Exposing metals which were intend6 appropriate method. Cast iron and to be protected from the environ- steel are nonually not affected by ment. Do not use cleaning nethod2 mechanical cleaning methods while which alter the color or texture pressed tin, zinc, and aluminum of the metal. should be cleaned by the gentlest method possible. Roofs and Roofing Jecomended iYot &cornended Preserving the original roof shape. Retaining the original roofing material, whenever possible. Replacing deteriorated roof Replacing deteriorated roof cover- coverings with new marerial ings wieh new materials which that matches the old in composi- differ to such an exfent from tion, size, shape, color, and the old in composition, size, texture. shape, color, and texture that the appearance or' the building is altered. RES TO RAT I 0 8 u .i 1 II I 8 I b 1 I 8 I 1 a 1 t I 39 BUILDING: EXTERIOR E'EATURES -- continued Roofs and Roofing Recornended Not Recornended t Preserving or replacing, where Stripping the roof of arcnitecturd necessary, all architectural features important to its charactez features which give the roof its essential character,' such as dormer windows, cupolas, cornices, brackets, chimneys, cresting, weatner vanes, gutters, down- spouts, and lightning rods. Windows and Doors Recornended Not Reoomerded Retaining existing window and door openings, including window sash, glass, lintels, sills, architraves, shutters, doors, pediments, hoods, steps, and all hardwar e. Installing storm or insulating win- dows when old glass, art glass, or fragile sash require protection from the weather. Protective windows should be removable without damaging original fabric. Duplicating the material, design, and the hardware of the older window window or door features such as sash and doors, if new sash and doors are used. combinations that require the Installing inappropriate new aluminum stom and screen window removal of original windows and doors. Discarding original doors and door hardware when they can be repaired and reused in place. Using original doors and door hard- ware wnen they can be repaired and reused in place. RESTORA 40 BUIUING: EXTEAUOR FEATURES -- continued Entrances, Porches, Porte-cocheres, and Steps h'econnnended iVo t Recommended Retaining steps and porches that Removing or altering porches and are appropriace to the building steps that are inappropriate and its development. Porches or to the building's development anc additions reflecting later style. arcnieectural styles are often important to the building ' s his- torical, integrity, and, wherever possible, should be retained. deGairing or replacing, where nec- Stripping porches and steps of essary, deteriorated architectural original material and architectul features of wood, iron, cast iron, features such as handrails, balu terra cotea, tile, and brick. coPumns, brackets, and roof deco~ tion of wood, iron, cast iron, terra cotta, tile, and brick. BUILDING: EXTERIOR FINISES Recomem'ea' ?Jot 2ecommended Discovering original. paint colors and finishes; repainting with colors based on the original, when appropriate, to illuscrate the aistincsive cnaracter of she property. Stripping down to the bare surfac without some evidence of original exterior surface. Repainting with colors that canno be documented through research and investigation to be appro- priate to the building and the aeighborhood. BUILDING : INTERIOR FUTURZS Recornended Not Recommemiea Lie taining original, material., architectural features, and hardware, whenever possible:, such as stairs , elevators 9 handrails, balusters, ornamental coImns, -I RESTORATIC 41 BUILDING: LYTERIOR FEATURES - continued Recornended iVot Recornended ‘I cornices, baseboards, doors, door- ways, windows, mantel pieces, paneling, lighting fixtures, and parquet or mosaic flooring. depairing or replacing, where nec- Installing new decorative material es s ary , deteriorated material that is inappropriate or was witn new material that duplicates unavailable when the building was the old as closely as possible. constructed, such as vinyl, plastic .r ,( I U B 8 or imitation wood wall and floor coverings. Xetaining original plaster, when- Destroying original plaster’ except ever possible. Retaining the basic plan of a building, the relationship and size of rooms, corridors, and other where necessary for safety. I spaces. b BUILOING: INTERIOR FINISHES Recornended dot Recornended Discovering and retaining original paint colors, finishes, wallpapers, and other decorative motifs or, where necessary, replacing them with colors, wallpapers or decorative motifs based 00 tne original. I 8 I 1 1 ,u I HEN CONSTRUCTION iVo t iiecamendea iie cornendea ikw Constmrction is not an appro- priats underraking in a restoration po ject. t I Mor564 0 - 85 - 2 RESTORX 42 MECXANICXL SYSTEMS: HEATING, AIR CONDITIONING, ELZCTRIW, PLUIYBING, FIRE PROTECTION L?ecomemed ~yo t Recononended Installing necessary building ser- Causing unnecessary damage to the vices in areas and spaces that will plan, materials, and appearance require tne least possible altera- of the building when installing tion to tne plan, materials, and mechanical systems that are requi appearance of tne building. to preserve important historic fabric. Selecring mecianical systems Installing heat pumps, compressor tnat best suit the restored ouilding and are as inconspicuous the nistoric appearance of the as possible. resource. Rewiring early lighting fixtures to comply with safety codes. Installing exterior electrical and teaeonone cables underground to and telephone cables to the preserve the ais toric setting , principal elevations of the unless they were part of the building, unless they were nistoric scene. part of the historic scene. etc., so that they intrude upon Attaching exterior electrical SUEZ X?D CODE ZQUIRE2IEXTS ilecomended iVo t Fleconnneded Complying witil code requirements in such a manner that the essential cnaracter of a building is preserved intact:. Investigating variances for historic properties allowed under some local coaes . Installing adequate fire prevention equipment in a manner that does minimal damage to the appearance or fabric of a property. Providing access for the handicapped witnout damaging the essential cnarac- ter of a property. I 43 Guidelines for Applying The Secretary of the Interior's Standards for RECONSTXUCTION i .I I 4 I 8 b I I I 1 lli I TEE EzWIRONMENT Recomerded LVO t 2econnedeC Retaining landscape features such as parks, gardens, street lights, signs, benches, walkways, streets, alleys, and building set-backs which have traditionally linked buildings to their environ- men t . 1 ARCHEOLOGICAL SITES AND FEATURES Recommended Not Recomedec' Retaining archeological resources Causing ground disturbances with- intact, whenever possible. out evaluating the archeological potential of an area. Failing to properly monitor all ground disturbances on-a pro- perty for possible arcneological data that could provide informa- tion relating to the history of the property. Minimizing disturbance of terrain Introducing heavy machinery or around the structure, thus reduc- equipment into areas where their ing the possibility of destroying presence may disturb archeological unknown archeological resources. resources. Installing underground utilities, pavements, and other modern features that disturb archeological resources. hdertaking an archeological Undertaking archeological investi- gations in accordance witn the Lie- investigation without professional I covery of Scientific, Prehistoric, t I UCONSTRUCTI 44 ARCHEOLOGICAL SITES AND FEATURES 0- continued rieconunevrded iVot Reccrneniea and Archeological Data: Hethods, guidance, or without utilizing Standards, and Reporting Require- professional curatorial techniques. ments (36 CFR 66 Proposed Guidelines publisned in tne Federal Register, Vol. 42, No. 19, Friday, January 28, 1977). BUILDIXG SITE Zecomtnended L'JO t Zeconnnended Identifying plants, trees, fencings, walkways, outbuildings, and other elements that might be an iniportanr part of the property's histciry and development. detaining plants, trees, fencings, &king changes to the apoear- walkways , street lignts, uti.1ity ace of the site by removing poles, signs, and benches that old plants, trees, fencings, reflect tne property's histciry and walkways, outbuildings, and ocher development. elements before evaluacing their importance in the property's history and development. dasing decisions for reconstructing Giving the site an appearance it the site oa actual knowledge of the never had. past appearance of the propeirty -- . found in pnotograpns, drawings , newspapers, and tax records. Providing proper site and raof drainage to assure that water does not splash against building or foundation walls, nor drain toward the building. PUN 2ecamended iio7; ,?econunenOec Reproducing the basic plan of a Altering the basic pian of a build- a building, the relationship and ing by failing to reconstruct size of rooms, corridors, and principal walls, partitions, and other spaces. stairways o ECONSTRUC 8 I 45 I u u 8 I II b I 1 B I 1 I 1 I BUILDIMG: EXTERIOR FEATURES Lksonry: Adobe, brick, stone, terra cotta, concrete, stilcco and mortar iiecomend'ed Not Recomended t Duplicating the original mortar in Reconstructing with mortar of composition; color, and texture. high Portland cement content can often create a bond that is stronger than the new building material. This can cause deterioration as a result of the differing coefficient of expansion and the differing porosity of the material and the mortar. Repointing with mortar joints of Juplicating old nortar in joint size, mernod of application, and a differing size of joint profile, joint profile. texfure or color. Reconstructing s'tucco with a stucco mixture that duplicates the original as closely as possible in appearance, texture, and color. Keplacing, wnere necessary, missing Utilizing new materials for material with new material that reconstruction, which are inappro- duplicates the old as closely as possible in size, color, and texture. the building was constructed, such priate or were unavailable when as artificial brick siding, artificial stone, or brick veneer. Replacing missing architectural Applying waterproofing or watar features, such as cornices , brackets, repellent coatings. They are fre- and railings. quently unnecessary, expensive, and cae accelerate deterioration of new masonry. Duplicating the original or early color and texture of masonry sur- faces, wnerever possible. Brick or stone surfaces may have been painted or whitewashed for prac- tical and aesthetic reasons. Wood: Clapboard, weathermard, shingles, and other wooden siding ,=?ecomendea iVT0 t Reomended Duplicating original material, wnenever possible. t RECONST 46 BUILDIXG: EXTERIOR FEATUiZES -- continued Wood: Clapboard, weatherboard, shingles, and other wooden siding Recommended Not Recommendea Reconstructing missing material with new material that duplicates in size, pattern, shape, and tex- ture tne old as closely as possible. Architectural Xetals: Cast iron, steel, pressed tin, aluminum, zinc Recornended Nor iiecomeded Reproducing the original form, design, and texture sf the missing element wherever possible. Roofs and Roofing Recornended iVro t Rammtemiec Reconstructing the original roof Changing the origiaal roof snape snape. or adding features inappropriate to the essential character of the roof such as oversized dorner windows or picrure windows. Xpqlying new roofing material that is inappropriate-to :ne sty1 and period of the building and neighborhood. deplacing sissing roof coverings Replacing missing roof coverings with new marerial that matches the with new materials which differ old in composition, size, pafterm, to such an extent from the oid in shape, color, and texture. composition, size, shape, color, and texture that the appearance of the building is altered. Xeproducing, where necessary, all Omitting architectural features architectural features that give important to the character the roof its essential character of a reconstructed building. such as dormer windows, cupolas, cornices, brackets, chimneys, cresting, weatner vanes, gutters, downspouts, and lightning rods. RE CONSTRU I 47 BUILDITU'G: EXTERIOR FEATURES -- continued Windows and Doors Recorrunendeu Not i?ecmnendec i Reproducing original window and Reproducing new window and door door openings, including window openings in the principal elevatio sash, glass, lintels, sills, which are inaccurate in size or architraves, shutters, and doors, shape or enlarging or reducing pediments, hoods, steps, and all window or door openings to fit nardware. .I I I U 1 b I I I: II 8 II; t I new stock.window sash or nev u seock door sizes. Altering the size of the original window panes or sash. Such changes destroy the scale and proportion of the building. Duplicating the material, design, Using inappropriate designs for and the nardware of the older new window or door features such window sash and doors in the as aluminum storm and screen new sash and doors. window combinations. Entrances, Porches, Porte-Cocheres, and Steps iZecomended !?o -c iiecomended Reproducing porches and steps that Omitting or altering the design are appropriate to the building of porches and steps that are and its development. appropriate to the building's style. - Replacing, missing architectural Omitting porches and steps and features of wood, iron, cast iron, other architectural features terra cotta, tile, and brick. such as handrails, balusters, columns, brackets, and roof decora tion of wood, iron, cast iron, terra cotta, tile, and brick from I the reconstruction. RECONS? 48 BUILDLUG: EXTERIOR FINISHES 2ecornmded Nor Recornended Discovering original paint colors and finishes a Reproducing the colors based on the original evidence, wnen appropriate,, to illustrate the distinctive character of the property. Painting with colors that cannot be documented through research and Investigation to be appro- priate to the building and neighborhood or usingnondocumentec finishes other than paint. BUILDLUG: IiKERIOR E'EATlTRES 2ecmune nded iVot Jecomendea Reproducing original marerid, architectural features, and hardware, whenever possible, such as stairs, elevators, handrails, balusters, ornamental columns, cornices, baseboards, doors, doorways, windows, mantel pieces, panelings, lignting fixtures,-and parquet or mosaic flooring. Replacing missing material with new material that duplicates the old as closely as possible. Installing new decoracive material that is inappropriate or was unavailable when the building was csnstrucred, such as vinyl, plastic, or imitation wood wall floor coverings. Duplicate original plaster, wnen- ever possible. RECONSTRUCl 1 49 BUILDING: IXTElUOR FINISHES Recommended LVo t Recononended Discovering and reproducing ori- ginal paint colors, finishes, graining, wallpapers, and other decorative motifs where necessary. i 4. I I I I II I, 1 1 I il 1 I t I ?ECWIcU SYSTMS: HFATING, AIR CONDITIONXXG, ELECTRICAL, PLUMBIXG, FIRE PROTECTION Recornended iyo t Recononended Installing necessary building systems in areas and spaces that will require the least possible alferation to the plan, materials , cal services. and appearance of the building. Installing the vertical runs of ducts, pipes, and cables in closets, pipes, and cables in places where service rooms, and wall cavities. Selecting mechanical systems that best suit the building and are as inconspicuous as possible. Installing exterior electrical and telephone cables underground, unless they were part of the nistoric scene. building. Causing unnecessary damage to the plan and appearance of the building when installing mechani- Installing vertical runs of ducts, they will be a visual intrusion. Attaching exterior electrical and telephone cables to the principal elevations of the SAFETY AND CODE REQUIREMXITS 1 ,%cornended Not ilecomended Complying with code requirements in sucn a manner that the essential character of a building is pre- served intact. Investigating variances for historic properties allowed under some local codes. UCONSTI 50 SrlFETY AND CODE KZQUIREi'i'WS -- continued Recornended !Yo t Recornended Installing adequate fire preven- tion equipment in a manner that does minimal damage to the appearance or fabric of a property. Providing access for the handicapped witnout damaging the essential character of a property. \ U.S. GO- RINTING OFFICE : 1985 0 - h8O- COPIES (b I 1 DATE REV. NO. DESCRIPTION COPIES TO: (with enclosures) a a 0 0 D 0 t> BY: OEP A RTME CITY OF LOS ANGELES *. C A L1 FORN I A COMMISSIONERS RACHEL GULLIVER CUNNE - BUlLDlNQ AN 402, CITY LOS ANGELES. PQCSICLNT I ' -'-- - x MARCIA MARCUS VhT PQCUOLHT JACK M F GENERAL -3 ELVIN W MOON TrnIKAZU TERASANA EHlLLlP VACA TOM BRAOLEY i MAYOR Hilti, Incorporated RESEARCH REPORT: RR Hilt1 Fastening Systems P. 0. Box 45400 Tulsa, OK 74174 Date: March 30, 1981 I I 1 i I b 1 1 I 1 i I I 1 8 Attn: Charles J. Poparad GENERAL APPROVAL - HIT Adhesive Anchor use in unreinforced bric walls. The above product is approved until April I, 1985. DETAILS HIT Adhesive Anchor is designed to be installed in predrilled holes in existing unreinforced brick walls. The anchor system consists of a two component unsaturated polyester resin adhesiT contained in two separate cartridges, a 3/4 inch diameter zinc plated SAE 1018 steel rod with 3/4 inch UNC treads, and a metal screen tube. HIT Adhzsive Anchor is approved for installations in unreinforc brick walls, subject to the following conditions: 1. Each anchor rod shall bear a permanent identification indicating the manufacturer's name or symbol. 2, Installation of the anchor shall be in accordance with thc manufacturer's instructions except as otherwise stated in this report. installation of bolts to verify: a. ~nstaller qualification. b. Component identification. 3. A called building inspection is required prior to the RR 24564 Page 1 of 4 AN EQUAL EMPLOYMENT OPPORNNlN - AFFIRMATIVE ACTION EMPLOYER t Hilti; Incorporated RE: HIT Adhesive Anchor Use in Unreinforced Brick Walls 4, For use of the wall anchor in tension: a. The anchor shall be limited to those locations where access to the exterior face of the masonry wall is prevented by proximity of an existing building. b. The anchor rod shall be embedded to within one inch of the exterior wall surface in a one inch diameter hole drilled at an angle of 22.5 degrees from horizontal. c. The design load shall not exceed 1200 pounds with no increase for lateral loading. d. Minimum wall thickness shall be 13 inches. e. Tension tests shall be performed by a Registered Deputy Building Inspector. + Five percent of the anchors shall be tested with a minimum of two tests. Where the wall thickness varies, at least one test shall be performed on an anchor which has the least amount of embedment, The tests shall show that the bolts can maintain a tensile load of 3000 pounds for a period of 5 minutes (10% deviation). The test report shall include: 1) Test location(s). 21 Brick/mortax condition, 3) Bolt movement/elongation. 4) Embedment depth. 5) Applied load. The Registered Deputy Building Inspector shall comply with Testing Procedures 2 through 6 as stated in Earthquake Safety Division, Guideline 3. Hilti, Incorporated shall submit a test report to the Department for each job, In addition, they shall maintain a master file, accessible to the Department, containing the results of all jobs tested. RR 24564 Page 2 of 4 .- Hilti, Incorporated RE: HIT Adhesive Anchor Use in I I li I I 1 I I li 8 I 8 I I 8 I Unreinforced Brick Walls f. One-fifth (20%) of the installed anchors shall be teste by a Registered Deputy Building Inspector using a torqu calibrated wrench to a minimum torque of 60 foot-lbs. All requirements Of Earthquake Safety Division, Guideline No. 3, "Torque Testing Grouted Bolts and Anchors" shall be met. 5. For use of the wall anchor in shear: t a. The anchor rod shall be embedded a minimum of 8 inches into a one (1) inch diameter hole drilled into the unreinforced masonry walls. Design shear shall not exceed 1000 pounds with no increase for lateral loading. Registered Deputy Building Inspector using a torque calibrated wrench to a minimum torque of 60 foot-lbs, All requirements of Earthquake Safety Division, Guideline No. 3, "Torque Testing Grouted Bolts and Anchors" shall be met, d. Loads that will be imposed on the anchor shall be from b. c, One-fourth of the anchors shall be tested by a lateral loading only. C DISCUSSION The approval is based on tests. The manufacturer's instructions for the anchor installations are as follows: The anchors are installed in one inch diameter hole drilled by use of a rotary drill. compressed air and a nylon brush. The contents of the two cartridges are mixed and placed into the screen tube until completely filled. The screen tube is then placed by hand into the drilled hole. The anchor rod is pushed into the screen tube farcing the adhesive into the hole and voids in the vicinity of the hole. cured. The hole is cleaned with a jet of The installed anchor should not be disturbed until RR 24564 r Page 3 of 4 Hilti, Incorporated RE: HIT Adhesive Anchor Use in Unreinforced Brick Walls Manufacturer's recommended open (gel) and curing times (not veeif ied) with temperature indicated in degrees fahrenkeit: TEMPERAT'JRE OPEN TIME* CURING TIME** 41 20 min. 2-3 hours 68 6 min. I hour 86 3 min. 45 minutes 30 minutes 104 1 min. *Open time is the time available for anchor installation once the two components of the adhesive are mixed. **Curing time is the time required for the adhesive to reach full, strength. For this General Approval to 6e valid on any individual construction project in the City of Los Angeles, an engineer or inspector of the Department of Building and Safety must make a determination that all c:onditions of the General Approval required to provide equivalency have been met. This report was written in conjunction with Earthquake Safety Division and reflects its reauirements. RECOMMENDED BY APPROVED \ FRANK V. K!?,OEGER General Manager KEBMEIER, Section Director Building Technical Services k,dG BY ' .d/L W, V. O'BRIEN Chief of Building Burei AA S 7jr RR24564:73 RR 24564 Page 4 of 4 2. - August 6,1993 Eagle Restorations & Builders, Inc. 13766 Prairie Avenue Hawthorne, CA 90250 Re: Bond Release - Contract No. 3306 - Leo Carrillo Ranch Structural Stabilization Per instructions from our Engineering Department, we are hereby releasing the follon bond for the above-referenced project: Performance Bond No. 3SM77221200 American Motorists Insurance Co. $74,563.50 (Warranty) The bond is enclosed so that you can return it to your surety. &* KARENR.KUN Z Assistant City Clerk Enc . c: Lynn T., Eng. 1200 Carlsbad Village Drive - Carlsbad, California 92008-1 989 - (61 9) 434-28f A f WITE IT- DON’T SAY d)! Daw f- ;;ru 1. Senior Inspector Bff eDlV ‘aanted - c) 2. Richard Cook, Principal Inspector - - -5m -?- t - -No 9eoiv Uecessarv Re: Bond Release (Warranty) &30c0 - C\4sc/.nn;11a @-& Our records indicate that the FAITHFUL PERFORMANCE Bondls for the pbove refe project will be eligible for release on 7-k-4 3 . The City CBerk requir written authorization for release. Thank you, Bond/s 3 5~ ??&a \&Joe 9- re Approved By: Release Authorized By: & 7- 5-93 e- RICHARJ~ E. COOK Da. $iT- Principal Inspector li To City Clerk %-do-% April 16, 1993 Eagle Restorations & Builders, Inc. 13766 Prairie Avenue Hawthorne, CA 90250 Re: Bond Release - Contract No. 3306 - Leo Cardlo Ranch Structural Stabilization Per instrucitons from our Engineering Department, we are hereby releasing the follow bond for the above-referenced project: Labor & Materials Bond No. 3SM77221200 American Motorists Insurance Co. $1 49,127.00 The bond is enclosed so that you can return it to your surety. &a3 Assistant City Clerk Enc. c: Yvonne, Eng. 1200 Carlsbad Village Drive - Carlsbad, California 92008-1 989 - (61 9) 434-28 ” 0 e mITE IT - DON’T SAY a! Date /& /z- 1. Senior Inspector v To 2. Richard Cook. Principal Inspector ZSReply Wantea Fv9m Yvonne Merritt SNo 9ecly Wecessarv Re: Bond Release (Warranty) 3306 .bk&u 5 - Le (le I. Our records indicate that the LABOR E MATERIALS Bond/s for the above refere project will be eligible for release on 1 /+3 . The City Clerk written authorization for release. Thank you, Bond/s 3S& 772Z/ZOC: w- To City Clerk &q/93 September 25, 1992 z Eagle Restorations & Builders, Inc. 13766 Prairie Avenue Hawthorne, CA 90250 Re: Bond Release - Carrillo Ranch Stabilization - Contract No. 3306 The Notice of Completion for the above-referenced project has recorded. Therefore, we i hereby releasing 75% of the Faithful Performance Bond. Please consider this letter as yc notification that $223,690.00 of American Motorists Insurance Co. Faithful Performar Bond No. 3SM77221200 is hereby released. A copy of the recorded Notice of Completion is enclosed for your records. d*&- Assistant City Clerk Enc. c: Yvonne, Eng. 1200 Carlsbad Village Drive - Carlsbad, California 92008-1 989 - (61 9) 434-280 Recording requestay : ) ) 850 CITY OF CARLSBAD ) 1 When recorded mail to: 1 ) City Clerk )’ City of Carlsbad ) 1200 Carlsbad Village Drive ) Carlsbad. CA 92008 ) Space above for Recorder’s Use Notice is hereby given that: 1. 2. 3. 4. 5. 6. 7. NOTICE OF COMPLETION The undersigned is Owner of the interest or estate stated bzlow In the properly h described. The full name of the undersigned is City of Carlsbad, a municipal corporation. The full address of the undersigned is 1200 Carlsbad Village Drive, Carlsbad, ( 92008. The nature of the title of the undersigned is: In fee. A work of improvement on the property hereinafter described was completed 01 1992. The name of the contractor, if any, for such work of improvement is Eagle Re: and Builders, Incorporated. The property on which said work of improvement was completed is in thc Carlsbad, County of San Diego, State of California, and is described as follows: Carrillo Ranch Structural Stabilization, Project No. 3306. The street address of said property is 3301 Palomar Airport Road, Carlsbad, C 92009. 8. VERIFICATION OF CITY CLERK I, the undersigned, say: I am the City Clerk of the City of Carlsbad, 1200 Carlsbad Village Drive, C J-u ~e 2 3 , 1924 accepted tt California, 92008; the City Council of said City on described work as completed and ordered that a Notice of Completion be filed. I declare under penalty of perjury that the foregoing is true and correct. Executed on LA. d q , 19% at Carlsbad, California. CITY OF CARLSBAD City Clerk * ,_.i :,-, , e < , ,,r. '' i I, ,,, , ,,- -' c c June 29, 1992 Annette J. Evans County Recorder Post Office Box 1750 San Diego, CA 92112-4147 RE: NOTICE OF COMPLETION Enclosed for recordation is the following described document: Notice,of Completion for The Leo Carrillo Ranch Contractor: Eagle Restorations and Builders, Project No. 3306 Structural Stabilization Incorporated Our staff has determined that the recordation of this document of benefit to the City; therefore, it is requested that the fees 1 waived. Thank you for your assistance in this matter. &&$- Assistant Ci y Z, Clerk CMC Enclosures I _---_- 1200 Carlsbad Vlllage Drive - Carlsbad, California 92008-1989 - (61 9) 434-28( I Recording requesaby: ) * ic 1 CITY OF CARLSBAD 1 1 When recorded mail to: 1 1 City Clerk 1 City of Carlsbad ) i- 1200 Carlsbad Village Drive ) Carlsbad, CA 92008 ) Space above for Recorder’s Use Notice is hereby given that: 1. 2. 3. 4. 5. 6. 7. NOTICE OF COMPLETION The undersigned is owner of the interest or estate stated below in the property described. The full name of the undersigned is City of Carlsbad, a municipal corporatioi The full address of the undersigned is 1200 Carlsbad Village Drive, Carlsbad, 92008. The nature of the title of the undersigned is: In fee. A work of improvement on the property hereinafter described was completed 1992. The name of the contractor, if any, for such work of improvement is Eagle R and Builders, Incorporated. The property on which said work of improvement was completed is in ‘ Carlsbad, County of San Diego, State of California, and is described as follow Carrillo Ranch Structural Stabilization, Project No. 3306. The street address of said property is 3301 Palomar Airport Road, Carlsbad 92009. i 8. VERIFICATION OF CITY CLERK I, the undersigned, say: I am the City Clerk of the City of Carlsbad, 1200 Carlsbad Village Drive 2 3 , 1917 accepted California, 92008; the City Council of said City on described work as completed and ordered that a Notice of Completion be filed. Tu t~ e I declare under penalty of perjury that the foregoing is true and corre , 192 at Carlsbad, California. CITY OF CARLSBAD Executed On F - l24ixLJkl ALETHA L. RAUTENKRANZ City Clerk