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Construction Specifications Exhibit S Specifications Co-Mans Property 69 West Trenton Avenue Morrisville PA 1. Clearing & Demolition. a. All demolished building materials to be placed in dumpsters supplied by General Contractor. b. Any materials thought to be toxic (lead paint, asbestos, etc.) shall be disposed of in the manner prescribed by the governmental agency having jurisdiction over the work. i. Note: As set forth in the Lead-Based Paint Inspection performed by Hill Environmental, LLC some of the window sash and window wells tested positive for lead paint and must be removed by a certified abatement contractor following the requirements of the EPA RRP Rule. c. Exterior: Remove roofing, siding, roof vents, wall vents, exterior decks, exterior patios, screening material, exterior railings, storm doors, soffit, facia, gutters, spouts, windows (not front bay window), freeze board, the brick fireplace chimney above roof and remove from premises and properly dispose. i. Note: 1. Contractor responsible to remove old roofing and maintain leak free building at the end of each work day. 2. Contractor responsible to demolish existing electrical wiring and components and always render the building safe. Coordinate scheduling. d. Basement: Saw cut basement floor to install new column footings and sump crock. Remove and dispose of concrete. Soil to remain on site. i. Note: 1. Contractor responsible to remove water heater and sump capping pipes to maintain leak free building and to safely disconnect water heater. Coordinate scheduling. 2. Contractor responsible to safely disconnect air conditioning exterior condenser, drain refrigerant, remove 1 equipment from site and render wiring safe. Coordinate scheduling. 3. e. First floor interior: interior ceiling tiles, ceiling grid, window treatments, crown molding, walls marked “demo walls” on sheet DEMO-1, plumbing fixtures, floor covering per plan DEMO 1 and DEMO 2, drywall ceiling at first floor stairwell. i. Note: Doors, jambs and casing of doors marked “existing” to remain, HVAC grills remove and store for replacement, stone fireplace, mantle, hearth to remain. f. Second floor interior: spiral stairs, exterior sliding door, ceiling as required to reframe stairwell, cabinet on front wall of kitchen and floor covering. g. Third floor: spiral stairs and floor covering. 2. Excavation. a. Excavate as required to pour new footings for basement columns and exterior deck footings to virgin ground below frost line. b. Excavated material to remain on site within 100 feet of excavation. General Contractor responsible to strip top soil from a fill site, rough grade material to blend into existing topography and respread top soil. c. Backfill Grade. Upon completion of column footings for exterior porches, General Contractor shall remove forms, properly dispose of form material, backfill column footings with available soil to appropriate subgrade level, install a minimum of 4” of top soil and rake smooth. d. Raking & Seeding. The disturbed area of the Premises will be mechanically graded, hand seeded with a contractor’s mix and thereafter sprayed with straw. 3. Footing. Concrete footings, haunches and piers shall be excavated to a depth required in the Plans; to place the structural members attached thereto at the elevation required for the adjoining surface; to place the bottom of the footing, haunch or pier upon virgin undisturbed grade or the compacted equivalent thereto. 2 a. The footing will be constructed with a minimum compacted strength of 3000 p.s.i. concrete and a maximum slump of five (5). b. In preparation for placing the basement footing, General Contractor shall saw cut basement floor approximately 0’6” larger than the new footing being placed. c. Exterior column footings shall be placed on virgin ground at the sizes prescribed upon the Plans. 4. Foundation Walls. a. Epoxy Repairs: inject and bond basement wall with epoxy resin from interior in 3 locations. b. Parge existing walls to grade where mortar coating is missing with a mixture of Portland cement, lime and sand. Sponge finish any patched areas to reasonably match texture of the existing wall. c. Parge existing chimney to grade where mortar coating is missing with a mixture of Portland cement, lime and sand. Sponge finish any patched areas to reasonably match texture of the existing wall. 5. Basement Floor. a. Install a new 18” wide x 24” deep high-density polyethylene (HDPE) sump pit and lid manufactured by ADS (or equal) at a height required to place the lid even with the top of the existing concrete floor. b. Patch concrete basement floor with concrete with a minimum compactive strength of 3000 p.s.i. and a maximum slump of five (5). Place control joints between new concrete and existing concrete floor. c. Power wash existing walls and floor clear of mud, moss or mold. 6. Steel. Basement lolly columns shall be 3 ½ inch diameter primed steel adjustable columns attached to footing with ½ inch dimeter galvanized steel bolts set in footing with epoxy resin and attached to wood beam above with ½ inch diameter x 3 ½ inch long steel carriage bolts. Columns shall be capable of transferring loads of 10,000 pounds from the beam above to a footing. 7. Wood Framing. a. Plates. Framing systems will bear directly on 2” x 4” pressure treated wood plates, fastened to the foundation and girders by approved straps and bolts respectively. b. Joists. 2” x 10 floor framing shall be SPF or Hem Fir S-Dry # 2 or better (or equal) at the length and spacing set forth on the Plans. Exterior deck framing shall be pressure treated material approved for ground contact at the length and spacing set forth on the Plans. All beam connections will be made with Simpson (or equal) approved fasteners. Exterior deck ledger 3 boards shall be attached to interior framing with Simpson Strong Tie DTT (or equal). c. Sub floors shall be constructed with ¾ inch thick 4-foot x 8-foot exterior grade (CDX) plywood panels fastened with 8D common nails and 1 ½ inch screws in a pattern and frequency as required by Code referenced on the Plans. d. Exterior Stud walls shall be constructed of 2” x 4” Douglas Fir S-Dry posts and will be sheathed with ½ inch CD plywood panels and fastened with 6D nails. Interior stud walls shall be constructed of 2” x 4” and 2” x 6” as set forth on the Plans. All walls shall be constructed with two (2) 2” x 4” or 2” x 6” top plates and one (1) 2” x 4” or 2” x 6” bottom plate. Structural headers within exterior and bearing partitions shall be constructed with 2” x 10” Hem Fir or SPF boards on the ground and main levels if not otherwise specified on the Plans. Structural headers within exterior and bearing partitions shall be constructed with 2” x 10” Hem Fir or SPF boards on the sleeping (second and third) levels if not otherwise specified on the Plans. i. Resize exterior openings to accommodate new windows and doors as required on the Plans. e. Roof Framing. All roof framing repairs will be framed with conventional Hem Fir GRN lumber in a shape and spacing to be detailed on the Plans in conformance with the Code. New roof framing shall be sheathed with minimum thickness ½” x 4’0” x 8’0” CDX plywood panels. 8. Exterior Decks & Railings Type Manufacturer Number Color 9. Deck boards 5/4” x 6” pressure treated pine 10. Fasteners hot dipped galvanized Simpson or equal 11. Risers None 12. Rim Board 2” x 10” pressure treated pine 13. Post sleeves 4” PVC 14. Rail polyrail.com PVC Polyrail TRX Square Baluster White 15. Fasteners Stainless Factory Supplied 16. Stairs. a. The new staircase shall be shop built, constructed with 5/4-inch southern yellow pine treads, ¾ inch thick primed pine risers and 5/4-inch primed pine stringers (two). 4 17. House Wrap (exterior water resistant and air barriers). Exterior walls shall be protected with Tyvek building wrap (or equal) to be applied in accordance with Dupont Tyvek recommended residing installation guidelines. House Wrap to be installed after roof sheathing, step flashing and kick out flashing but before windows and doors. 18. Exterior Doors. General Contractor responsible to field verify dimensions prior to ordering. a. Front Door, 3’ 0” x 6’8” ThermaTru Smooth Star Fiberglass six panel ___ hand (field measure jamb width and designate hand) with single bore, nickel tone hinges, matte steel adjustable threshold, no brick molding, “frame saver” jamb and white compression type weather strip. b. Rear Door, 2’8” x 6’8” ThermaTru Smooth Star Fiberglass two panel below clear glass __ hand (field measure jamb width and designate hand) with single bore, nickel tone hinges, matte steel adjustable threshold, PVC brick molding, “frame saver” jamb and white compression type weather strip. c. Basement Door, 2’8” x 6’8” ThermaTru Smooth Star Fiberglass two panel below clear glass _ hand (field measure jamb width and designate hand) with double bore, nickel tone hinges, matte steel adjustable threshold, PVC brick molding, “frame saver” jamb and white compression type weather strip. 19. Exterior Locks. Four (4) keyed exterior locksets to be manufactured by Schlage Plymouth style F51 in nickel tone. 20. Windows will be factory built by Silverline by Anderson, single hung series 2900 and one (1) casement model 70NCW1: white, with PVC jambs and sash containing low-E argon filled glazing, half screen and nailing fin. Bath and stairway units to have tempered glass. Spacing, size and location of windows as specified on the Plans. General Contractor responsible to field verify dimensions prior to ordering. a. Bay window on first floor to remain. b. Alternate: Provide an additional price to replace the existing bay window with Silverline by Anderson 70BAY3DH286 double hung bay, sill, roof framing and roofing shingles.
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