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HomeMy WebLinkAbout13 Encompass Narrative (2of2) 5-6-201 Timber Ridge Apartments Bozeman, MT EXHIBIT A GENERAL DESIGN AND CONSTRUCTION REQUIREMENTS Project Characteristics: Timber Ridge Apartments is an affordable senior housing project consisting of 30 units in one 3-story buildings, located at TBD Tschache Lane, Bozeman, MT 59718. 30 total units: • 20 one bedroom/one bathroom units 752 rentable S.F./unit = 15,040 total sq. ft. • 10 two bedroom/one bathroom units 909 rentable S.F./unit = 9,090 total sq. ft. Total Minimum Net Rentable Square Footage: = 24,130 min. total project sq. ft. Community Room: = 909 sq. ft. (include in common space calculation below Total Common Space: = 9,352 Total Minimum Gross Square Footage: =33,482 sq. ft. Gross Square Foot (GSF) unit of measurement of a building from outside the exterior walls. Example: an office building that is 100'x100' as measured by outside walls has an area of 10,000 gross square feet. Net Rentable Square Footage (NRSF) Net Leasable Area in a building or project, floor space that may be rented to tenants. The area upon which rental payments are based. Residential Units: Interior Walls, no porches or balconies, only living space. Generally, excludes common areas and space devoted to the heating, cooling and other equipment of a building. Common Space: hallways, stairways, roof deck or terraces, leasing area, major vertical penetration, storage space. Example: a building with 10 floors, each containing 3,000 square feet of space, may have a net leasable area of 25,000 square feet. Elevators, hallways, etc. absorb the remaining 5,000 square feet. Above unit count includes 2 ADA accessible units, and 1 unit set aside for the sight and hearing impaired. Minimum of 51 parking space and in accordance with the City Code. 2 Green Initiatives: • Energy Star Appliances to include refrigerator, washer, dishwasher, range hood, bathroom exhaust fans • Low/No VOC paint/adhesive • Formaldehyde free/full sealed countertop • Water efficient landscaping • Water flow saving device – Showerheads=1.5GPM, Kitchen Faucets=1.5GPM, Lav faucets=1.0 GPM • Smoke free policy • The items listed below are either code and are therefore required or will be required in the QAP • Insulation and Windows meeting State Adopted IECC standards – minimum (Rehab and New Construction) • LED lighting All Exterior (all for New Const, where replaced for Rehab) All Interior lighting shall have CFL or LED bulbs • Multi Family Project - Blower Door testing and Certification of 20% of the total units for projects with a total unit count of 9 or more. The Developer or Builder must notify MBOH at least one week in advance of the date and time that tests will be performed and MBOH staff must be permitted to attend and observe such testing. Proof of such testing must be submitted to MBOH to qualify for issuance of Form 8609(s), demonstrating at least meeting the State Adopted IECC level of ACH at the time the project is awarded. • Min Code requirement or as labeled below: (all for New Const, where replaced for Rehab) Toilets = 1.6 GPF min (3 inch flapper is recommended) Range/bathroom fans vented to exterior (New Const only) Carbon Monoxide Detectors in all units that provide Gas Fired appliances or equipment within the unit (New Const and Rehab) Flooring (All for New Const, where replaced for Rehab) Carpet – 26 oz min Hard Surface – 12 mil min Cabinets (All for New Const, where replaced for Rehab) Must have “No” added urea Formaldehyde Must comply with AWI Architectural Woodwork Quality standards Must contain cabinet fronts made from solid wood. Front stiles pocket-drilled and assembled with screws for rugged durability. Side and back panels are made from 3/8" vinyl covered particleboard min. For wood surfaces that are to be coated or laminated with vinyl or water-resistant coating, the coating or laminate should be applied as soon as practicable, to reduce formaldehyde emissions. 3 Building: • Timber Ridge Apartments will be designed to exceed the minimum construction standards as stated in the IBC, IECC, the Minimum Property Standards at 24 CFR Part 92.251(a)(2)(i) through (V), and meets Accessibility Requirements under ADA. We will also meet any more restrictive codes or regulations may be required by the City of Bozeman and Gallatin County • Wood framed • Type 5B construction • The project team designed a minimum of 15% of the dwelling units in accordance with ICC/ANSI A117.1, Type A, Fully Accessible guidelines, and the remaining ground floor units and elevator-reachable units with ICC/ANSI A117.1, Type B • The project will reduce energy consumption in addition to the mandatory appropriate building performance standard • Heating and cooling equipment will be sized in accordance with the ACCA manual, Parts J and S, or ASHRAE handbooks • The Architect or Landscape Architect will provide certified tree or plant list showing at least 50% of the site area available for landscaping is planted with native or adaptive species Unit Features: • Air Conditioning • Dishwasher • Disposal • Outside storage unit • Microwave • Patios/balcony per unit • Washers/Dryers in unit • Window Coverings/Blinds • Ceiling Fan • Bathroom Fan E-star • Patio/Porch/Balcony • Cable Connection in living room and all bedrooms • Internet Connection in living room and all bedrooms • Units individually metered (not water and sewer) Appliances • Refrigerator • Stove/Oven • Dishwasher • Garbage Disposal • Built-in Microwave • In-unit washer/dryer (included in rent) • Energy Star Appliances to include refrigerator, washer, dishwasher, range hood, bathroom exhaust fans 4 Project Amenities • Manager’s Office • Community Room o Library o Computers for tenant use o Fitness Center • Outdoor Community Area • Community Garden Security • Privacy Fencing per the Declaration of Access Easement and Maintenance Requirements Agreement • Surveillance Cameras General Design Requirements: Meet or exceed all applicable local, state, national and International Building Codes, National Electric Code, Model Energy Code; along with all accessibility requirements under the ADA and Section 504 of the Rehabilitation Act; and the design and construction requirements of the Fair Housing Act. Meet or exceed all applicable design and construction requirements in the Montana Board of Housing Authority 2020 Qualified Application Plan. All products to be installed per manufacturer’s instructions. Additional SHG Requirements: • Construction group to put a construction sign up to show the following: name of project, SHG & HPM logos, state agency logo, Equal Housing logo, accessible logo, construction company, estimated completion date. On our new builds, would like ‘leasehighland.com’ on bottom of sign, with phone number. • Key system – organized set of keys delivered upon completion of building, accounting for master keys used in construction and number delivered at TCO, including a precise count of unit keys and master keys included on the key schedule (4 Grand Master Keys, 2 Bldg. B Master keys, 2 Bldg. A Master keys, 4-unit keys each unit, x mechanical keys, etc.). This includes the retainage of master keys by the General Superintendent during construction. • Do not use unit numbers to code keys. • Carport numbering system to not use housing unit numbers; simple numbering of #1 - #x. If applicable • For units accessed by interior hallway, if unit numbering is not intuitive, signage to be installed at exterior entrance indicating which units accessed thereby (like in hotels when exiting elevators). • Appliances must have a local authorized service provider 5 • Do not use close-out component items that can’t be replaced or do not have repair parts available; ideally architect/project manager should be working with local supply source or utilize commonly used item readily available through HD Supply. • Install CO detectors if units have gas-fired appliances • Contractor to provide list of serial number of appliances by unit number • Warranty manual to be organized and easily searched for needed information; include a table of contents listing each warranty and where it is located. Organize each warranty individually. • Warranty information needs to include a maintenance schedule • Quality washer hose line to be installed, not rubber hose, should be at least a quality steel braided product • Paint must be a locally available brand • Use proper paint for exterior doors • As part of ‘punch process’, puncher to obtain paint specs, order a quart of each color, and proof color sheen by painting splotch on wall • A maintenance storage area is required on -site • Door hardware to have replaceable cylinder cores if non-keycard entry • 36-inch doors for all living areas (except pantry, storage and closets) • On exterior (entry and patio) door swings, set swing-side based on prevailing winds. Add door stops/chain stops • Doors need to be installed with deadbolt locks only. No self-locking doorknobs. • Shelves/clothes hanger bars are to be wood, using 1X cleats to secure to walls • TV and data outlets in all bedrooms • Two sets of TV and data outlets in living room • Tree and plant list that is appropriate to regional climate and soils • Use a quality, local ‘in-the-know’ nursery business on what works best and how to get trees/shrubs started and surviving past the first couple of years in (harsh) local climate • Individual electrical meters for each unit • Utilities are to be set up in partnership name with construction company address • Contractor will promptly and readily assist property management as needed in getting billing for all utilities timely transitioned to new address/user • Clothes dryer to exhaust horizontally to exterior • Metal Water heater pans • Water heaters to be set to a reasonable temperature upon install • Floor drains in laundry/mechanical rooms • Pressure reducing valves in water supply lines to building if static water pressure over 80 psi • Braided steel supply lines for all supply lines. 6 • Do not fully caulk around toilet. Toilet can have very minor leak and will develop over time but no one is aware of it. Subfloor failure, mold issue develops. • In ADA bathrooms with roll-in showers use ceramic tile; vinyl can’t stand up to wheelchair use. Put in a floor drain outside the shower to catch water that escapes from shower unit. Use a rubber ADA “dam” in shower • Contractor to detail units when finished, including putting fluid (typically vegetable oil or RV antifreeze), in floor trap drains, i.e. Something that won’t evaporate to prevent sewer gas from coming through floor drain if water has been used or evaporated • Do not implement garbage chutes into building construction. • Install programmable thermostats • Smooth out crawlspace dirt and contour for future installation of sump pump • Don’t paint plastic dryer vents • Don’t install vents at “kick level” in breezeways • Install curb cuts for snow plows to push snow • Use phone provider that is the “preferred” provider for the fire alarm lines – check with the local fire dept. • Install lockable electrical panels, or at minimum secured panels; risk of vandalism and mischief • Use roofing designed for high wind areas: shingles, ridge caps, ridge vents • Pipe roof run-off into storm system. Use rigid pipe for this unless there is lots of slope for drainage • Thoughtfulness to natural light in size of windows installed, as well as the unit patio and deck spaciousness • Use “standard size” windows to ensure ability to obtain same sized blinds from a local box store. Provide a ‘marketing-quality’ floorplan that is designed with the consumer in mind, not the developer, builder or architect i.e. Modified or adapted floorplans that are cleaned up and provide simple floorplan with room dimensions. • Beef-up substrate/compaction work in vicinity of dumpster or providing an initial concrete pour of the staging area for trash removal. Heavy, garbage-laden truck in summer heat lifts and drops dumpster, a very heavy load on pavement which can break up and disintegrate. • Implement the ability to provide a second dish/cable offering to residents; currently buildings are infrastructure wired for cable – can we add a dish network provider network to our infrastructure so as to not have individual satellite dishes for each unit. • Pet waste stations are to be installed on property. • Property “monument” sign to have name of property at top, property phone number at bottom, with any necessary logos just above phone number (HPM, ADA, EHO, etc.) • Framers should be required to crown studs and sheath over window openings, cutting the excess out of the opening after. All framing should be on 7 a 16” or 24” On center layout and, square straight and level within ¼” tolerance. • Crawlspace main piping should be installed prior to framing above crawlspace • In lots with soil that has high clay content a parking lot should be installed immediately after foundation and utilities. • All site rough grading should be completed when the foundations are backfilled such that water drains away from the buildings and off the site prior to the start of framing. • Siding and exterior finish should be installed immediately after framing and completed before insulation to ensure that it is fastening to the studs (it will be visible on the inside if they are not hitting studs) • Trades should do one building at a time and work from one side of the building to the next so that the next trade can follow directly behind. • In situations where a significant amount of underlayment is required, gypcrete may accomplish what the underlayment does and also provide other benefits for a lower cost • Fire doors/dampers in a crawlspace only if required by code and if applicable.