TACOMA HOUSING AUTHORITY

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1 TACOMA HOUSING AUTHORITY ADDENDUM NO. 1 PROJECT: WA: 5 - MLK New Look Apartments 1-16 ADDENDUM DATED: February 23, 2016 DISTRIBUTION: To all current Plan Holders-of-Record SUBJECT: Addendum No. 1 RFQ TO ALL PLANHOLDERS: Notice is hereby given to all RFQ Holders-of-Record on this date that the following ADDENDUM NUMBER 1 shall supplement and supersede (if in conflict) all documents previously issued for the information of the respondents to the RFQ. Questions: Q. When was New Look built? A Q. Are floor plans available electronically? A. Yes, they are posted on THA s website. Q. Does the scope of work include exterior and interior work? A. Yes. Q. Does the scope of work include exterior window replacement? A. No. Q. What is the demographic for New Look Apartments? A. The New Look Apartments are for seniors ages 55 and over with low income. Children are not allowed. Q. Will that change? A. No. Q. What is the condition of the roof? A. The roof is in good shape. There is door access. It is not ADA accessible. It is a possible location for a community garden. Q. What is planned for the former bank space? A. It will remain retail/commercial. Addendum No. 1 Page 1 of 3

2 TACOMA HOUSING AUTHORITY ADDENDUM NO. 1 Q. Will tenants be able to remain in their units during renovations? A. Yes. Q. Can tenants use the service corridor? A. No. Q. Is there stairway access to the upper floors of the building? A. Yes. Q. Has the building been previously refurbished? A. Not that we are aware of. Q. What are the plans for the courtyard? A. We would like to open the space all the way up to roof level. It will be necessary to repair the torn-out flooring at the exit doors and the resulting water damage. Q. Will the exterior work include drains? A. No. Q. Has the budget been finalized? A. Not yet. Q. Are pets allowed in the units? A. Yes. Q. Does the scope of work include the community rooms? A. Yes. There is only 1 community room in the building. Q. What about the water heaters? A. They will need to be replaced. The retail spaces have their own water heaters. Q. What about the laundry rooms? A. They need new finishes. Also need to move the recycle containers out of the hallways. Q. What needs to be done about ventilation? A. The current ventilation system sucks air out of units into the hallway and is very noisy. Need to look at reverse flow and reduced capacity. Addendum No. 1 Page 2 of 3

3 TACOMA HOUSING AUTHORITY ADDENDUM NO. 1 Q. Is there currently any discussion with the City regarding installing a crosswalk for disabled residents to ensure safe crossing to the parking lot across the street? A. No. Q. Do any exterior features need to be preserved for historical or community significance? A. No. Q. What changes are planned for indoor units? A. Planned changes include installing new cabinets that allow access to water heaters. No changes are planned for the wall structure. Q. What about ADA accessibility in unit bathrooms? A. Currently, ADA is on a tenant-by-tenant basis. The goal is to make every unit wheelchairaccessible. Replace any existing tubs with showers. Q. Will it be necessary to upgrade the security system? A. Yes, current security cameras are non-functioning. Q. Will the adjacent building be torn down? A. No, it is under separate ownership. Q. Is the building wood-frame? A. The structure is comprised of wood, concrete, and brick. Q. What about the Youth for Christ space? A. There are plans to renovate a portion of it. Size has not been determined yet. Clarification: Attachment A to the RFQ - AIA Contract B101 and A 201 was included as a sample only and does not need to be included in the SOQ. Comment: The Architect selected for this project will work with the Architect for the MLK Hilltop Master Planning project. PRE-SUBMITTAL CONFERENCE HELD ON FEBRUARY 2, :00 AM List of Attendees at Pre-Submittal Conference at Site on February 2, 2016, as well as the plan holders list as of February 23, 2016, are attached to this Addendum. END OF ADDENDUM NO. 1 Addendum No. 1 Page 3 of 3

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7 Hilltop Lofts Rendering

8 Housing Sites and Potential Development Locations - Hilltop THA Parking lot New Look Parking lot Key Bank Property KSP Hilltop Lofts

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10 TATLEY-GRUND, INC. Construction Repair Specialists 1115 N 97 th St. Seattle, WA (206) James E. Coulon Testing Technician Testing and Investigations Division Tatley-Grund, Inc Mobile (206) jcoulon@tatleygrund.com October 21, 2013 Tacoma Housing Authority 902 South L Street Tacoma, WA Phone: Fax: rschur@tacomahousing.org RE: New Look Apartments Investigation Dear Ms. Schur: Pursuant to Tatley-Grund s building envelope investigation at the New look Apartments, located at 1114 S. 11 th Street, in Tacoma, WA; please find the following brief narrative to describe our testing and results, followed by the attached photo report. Tatley-Grund technicians performed a building envelope survey which included topical observations and selective intrusive openings to document the current condition of the envelope components. The following elements were inspected during the survey: Exterior Cladding System Flashings Sealant Applications Decks and Deck Interfaces Windows and Doors Various Penetrations Through the Exterior Cladding Roof Components and Membrane Exterior Cladding System The cladding system at the New Look Apartments consists of two different materials. The first is a traditional direct-applied stucco drainage system. This covers three elevations of the building. North, East and West elevations. In this type of system, there is a secondary drainage plane or weather resistant barrier (building paper) behind the stucco. While the vast majority of all water will be shed off of the surface of the stucco wall, this drainage plane is designed to account for the small amount of water that may get past the stucco and carry it out of the cladding system either at a flashing detail or at the base of the wall. It is imperative that the drainage plane be complete and lapped in shingle-fashion and that drainage points are not sealed shut to prevent drainage of water from behind the stucco. With that being said, the stucco

11 Page 2 October 24, 2013 cladding does not have any separation within the floors or at through-wall openings, limiting the drainage capacity to the base of the walls. The lamina at the transitions to the window eyebrows was observed with failures in some locations and temporary sealant repairs in others along the west elevation. Three cutouts were made in the stucco cladding to observe the underlying conditions of the WRB and the sheathing. The weather resistant barrier (WRB), or building paper, installed beneath the stucco cladding was found to be a single layer of paper. Standards today recommend two layers of paper. The building sheathing is plywood. The sheathing was dry at two of the three cutouts made. A cutout was made between the first and second floor on the north elevation below the reglet flashing. The sheathing at this location was found to contain high moisture content 25.5 percent, (see report pg.7 slide 26 for details). Moisture content over 17 percent is elevated and is a sign that water is present. The butt joint of a reglet detail is typically not weatherproofed and is often a point for water to enter behind the cladding. Staining on the shim material for the reglet was observed. The WRB below the reglet was installed over the bottom flange, not tucked behind it, creating a mislap of the drainage plane. This allows water to get in between the WRB and the sheathing. Cracking of the stucco panels at the control joints was noted at all elevations where the stucco is applied. Movement or settling of the building is most likely continuing to occur as it s only twelve years old. The cladding on the south elevation, the courtyard, and the doghouses of the roof is vinyl lap siding installed with a single layer of building paper as the WRB. It appears that the stucco and the vinyl were installed at different times as the WRB is not a continuous layer beneath both claddings. This type of WRB installation leaves a weak point at the perimeter of the cladding, where the WRB starts and stops. The sheathing observed is exterior gypsum. Water staining within the west stairwell south interior wall and the east courtyard sheathing under the vinyl cladding where investigative openings were made suggests water intrusion through the CMU wall. This is caused by the missing coping metal flashing and a lack of correct weatherproofing as the claddings terminate. RECOMMENDATIONS: Although no water damage was found at any framing members, the presence of water, the current condition of the WRB, and observed cladding components suggest a complete overhaul of the cladding system should be considered in the future. Prolonging the current conditions with spot repairs may increase eventual costs as the components continue to deteriorate. Flashings Flashings were inspected during the survey, most were in good condition and functioning as intended. Missing coping flashing on the south elevation top of the parapet wall of the courtyard was a probably cause for excessive staining below. A determination of either treating the rust on the exposed structural beam or having to replace the beam must be made by a qualified engineer. The missing coping also allows water to penetrate through the CMU wall as evident by water damage in the

12 Page 3 October 24, 2013 gypsum in the west stairwell and in the courtyard with the presence of paint loosing adhesion and the efflorescence noted on the wall. Head flashings were not installed over windows or doors around the property. EIFS (Exterior Insulation Finish System) eyebrows cover the tops of the window heads. Signs of separation in the lamina at the transition from stucco-to-eifs were observed on the west elevation during the Boson s chair drops. Head flashings can be a designed drainage point for similar systems. Without them, any trapped water has to migrate down the wall to the next available drainage point. Unsealed or poorly interfaced vent hoods are suspected points for water to get behind the cladding. The temporary topical installations of hoods over these penetrations on the second floor showed they were able to either stop or slow the intrusion at these locations. A raw plywood collar was observed as an exhaust vent between the first and second floor on the west elevation. This needs to be removed and a metal flashing installed integrated into the cladding. Technicians call these fixes temporary because they are topical and not integrated into the cladding. RECOMMONDATIONS: Retain a structural engineer to assess the rusting beam on the south elevation. Integrate all flashing details into the drainage plane. Sealant Applications The sealant applications at windows, doors and various penetrations through the cladding were inspected. The sealant was found to be in very poor condition or not installed in all areas of the building. The termination of the stucco cladding as it interfaces the vinyl siding at two locations on the south elevation the full height of the building was observed unsealed. RECOMMENDATIONS: It is highly recommended that all the sealant on the building be removed and replaced with new silicone sealant. All joints need to be cleaned and prepped and properly tooled into place. This includes the window and door perimeter joints and the roof coping metal flashing as well. Decks and Deck Interfaces The decks of the building are located at the south elevation. The coatings on the decks are in need of a maintenance coat. Holes and door scrapes should be repaired before the maintenance coat is applied. RECOMMENDATIONS: The decks need to have a maintenance coat applied at all private decks and at the second floor common area also.

13 Page 4 October 24, 2013 Windows and Doors The windows and doors on the structure were in good condition and functioning as intended. RECOMMENDATIONS: Continue to monitor the conditions at the windows and doors, install new head flashings if you remove and replace the siding. Various Penetrations through the Exterior Cladding Vents, lights, hose bibs and other penetrations through the cladding were inspected during the survey. The sealant applications around the penetrations were not consistently sealed. The fire sprinkler escutcheons were penetrating through the vinyl cladding unsealed. RECOMMENDATIONS: Remove and replace old or failing sealant and replace with new silicone sealant. Roof Components and Membrane Tatley-Grund is not a roofing specialist and can only provide a cursory surface inspection, documenting current conditions and observations. Overall, the roof appeared to be in fair condition. Delamination of the roof membrane seams on the parapet wall was noted in multiple locations. Blisters within the membrane were observed at two different areas measuring two feet by three feet each. One blister was located in the north-west corner of the building and the other was at the southeast corner. RECOMMENDATIONS: Contact a licensed and bonded roofing contractor to repair the delamination on the parapet walls and inspect/repair the two blisters within the membrane. Assess the remaining life expectancy of the roofs membrane. If you have any questions regarding this report, please feel free to call me at Pricing for the repair recommendations listed above will be provided at your request. Please contact John Barrickman, Tatley-Grund project manager at (206) or by at jbarrickman@tatleygrund.com to request pricing. Regards, James E. Coulon Technician

14 1114 South 11 th Street Tacoma, WA North 97 th Street Seattle, WA Phone Fax

15 All Elevations 1 2 Tatley-Grund Was contracted to perform a general conditions survey on the building envelope of the New Look Apartments located at 1114 South 11th Street Tacoma, Washington, The building, built in 2001, is a four story building with 48 apartment units over commercial space on the ground level. The building is wood frame construction over a concrete foundation. 3 4 The south elevation is clad in vinyl siding over Concrete Masonry Unit (CMU) block. The east elevation is stucco clad. Vinyl framed windows with an EIFS brow. No head flashings were observed installed over the window openings. 1

16 South Elevation 5 6 The metal flashing that covers the parapet wall is joined by a method of folds called standing seam. The outboard edge is hooked to a clip strip and then fastened on the inboard side to the framing. Generally speaking, the majority of the fasteners were fully securing the metal to the building, however, some were not completely tightened. 7 8 Over the courtyard at the south elevation, the metal coping was not installed. The piece of coping was observed on the second floor courtyard deck. Heavy rust stains the beams at three floors and cracking in the CMU wall was observed. A piece of coping was removed to inspect the underlying conditions. Cedar sloping was observed, the roofing material was rolled under the cedar. Technicians were unable to see the termination of the roofing membrane-to-stucco cladding transition. 2

17 East Elevation 9 10 The third floor roof wraps around the east elevation. Pooling of water was observed on the roof membrane, suggesting a lack of slope to the drain. The lower roof has coping metal flashing installed. The termination of the flashing was in poor condition. The sealant has failed and the metal was easily pulled away The overflow scupper was clogged with organic debris. The perimeter sealant that weatherproofs the opening was losing adhesion with its substrate. The drain that services this portion of the roof has organic growth in and around it. 3

18 North Elevation Overview of the north elevation. Sealant pull tests were performed in three different locations around the site. This is where the sealant is pulled horizontally against itself until it breaks from itself or loses adhesion and pulls away from its substrate. In this case it passed by breaking on itself Overview of a fourth floor window opening. The perimeter sealant installed at this window was not tooled during installation. Properly tooling of a sealant joint is recommended to ensure full adhesion to the respective substrates. 4

19 West Elevation What appears to be a bullet hole in the aluminum facade was observed on the north elevation. The bullet does not appear to have penetrated through the stucco at this location Electrical conduit passes through the cladding for the Subway sign. Sealant installed at the penetration was poorly applied. 5

20 North Elevation The stucco cladding is a direct-applied traditional drainage system. Cutouts were made to inspect and document the underlying conditions. Plywood sheathing was observed with no staining and appeared dry in the opening made. One layer of WRB was noted and a six inch high piece of rubberized paper installed at the head of the window. No metal head flashing was observed Another cutout was made on the north elevation just below the fry reglet control joint. Technicians have seen in the past where similar details were a point for water to enter behind the cladding. At this location, the WRB is lapped over the reglet creating a miss-lap in the drainage plane. The drainage plane should be lapped shingle-fashion to move any water down and out from behind the cladding. 6

21 North Elevation Stains on the shim material shows water is penetrating through the butt joints of the fry reglet. A moisture meter reading was taken from the wood sheathing which registered 25.5% moisture content. A reading of 17% moisture content or higher indicates elevated moisture levels Overview of the west elevation. Arrow indicates the area of a cutout. Without any designed drainage points in the cladding above, technicians made this opening at the base of the wall, in-line with the window jambs above. A cutout was made in the stucco cladding to observe the conditions of the WRB and the sheathing. 7

22 West Elevation One layer of WRB paper was observed over the sheathing. The plywood sheathing was dry at this location and exhibited no signs of water damage. The paper was sealed and the stucco was replaced A raw piece of plywood is used for a vent collar on the second floor. The vent penetration should be correctly integrated into the drainage plane. This vent configuration was exclusive to this location. The plywood has been directly attached to the cladding without any obvious weatherproofing at the perimeter. 8

23 West Elevation Overview of a typical vent penetration on the third floor. The sealant that weatherproofs the perimeter of the vent has failed at multiple vent openings on the west elevation. This could be a point for water to enter behind the cladding A hood was installed over a opening by the onsite maintenance in an attempt to stop an ongoing water intrusion issue. The hood was installed topically and apparently stopped the intrusion. This type of installation is only a temporary fix, the vent hoods need to be integrated into the drainage plane shingle lap fashion behind the cladding. 9

24 West Elevation The sealant at the perimeter of the bedroom window was different that other sealant applications around the site. Obvious adhesion failures were noted. The sealant was pulled and technicians observed the material pulling away from it s substrates Apartment 313: A chair drop was performed on this window stack, on the west elevation, to inspect the exterior conditions. Another bullet hole was noted which has damaged the window frame. 10

25 Roof Elevation The roof membrane is a torch down roof. The membrane is showing wear from age. Large blisters were observed in two different locations on the roof elevation. Approximately 2 feet by 3 feet in size Overview of the west parapet wall. Organic growth was observed on the wall. Delamination of the seams was observed in multiple locations on the parapet walls of the roof membrane. 11

26 South Elevation Technicians made several openings at different locations within the vinyl cladding to document the underlying conditions. One layer of WRB was present at this location, two layers are preferred. Due to excessive moisture, the paper has bonded with the siding rendering the drainage plane ineffective. This is where a second layer of paper would maintain the shingled drainage plane Another area in the vinyl cladding was opened for inspection at the dividing wall. The paper beneath the opening was dry and in good condition. 12

27 West Elevation An investigative opening was made on the fourth floor west deck. Again only one layer of paper was observed. The WRB was cut and the sheathing exposed, staining on the exterior gypsum sheathing was noted suggesting water is penetrating the cladding from above The decks and their coatings were inspected during the survey. The coatings were in poor condition. Holes and tears in the coating were noted on the fourth floor west deck. The arrow indicates the tears where the door has sagged and the action of opening and closing is gouging the coating. 13

28 South Elevation A chair drop was performed at the south west corner of the building at the stucco-to-vinyl cladding transition. The sealant that covers the coping metal flashing was in poor condition There is a three-quarter inch gap between the J- channel of the stucco-to-vinyl casing that should be weatherproofed by a sealant joint. The joint continues down and is wide open the remainder of the length of the CMU wall. The WRB terminates at the vinyl siding. It should remain as one continuous piece behind the stucco cladding. Industry standards say that the WRB should lap itself two feet on vertical seams and six inches on horizontal seams. No lap was observed here. 14

29 West Elevation The missing coping metal has caused extensive staining to the CMU wall and the metal framing beams on the south elevation. This is not just surface rust on the beams of the third and second floors. The integrity of the beams should be in question after this extended exposure to moisture A joint within the CMU wall has been weatherproofed with sealant. The sealant has lost adhesion with the substrate and was observed failing sporadically throughout its entirety. 15

30 West Elevation Overview of the coping metal as it terminates against the neighboring building. A large gap under the flashing was noted. Spray foam was installed into the gap, however the foam is old and deteriorating and is allowing water to penetrate behind the stucco The weatherproofing of the joint between the two buildings was observed. The joint had been replaced sometime ago. The repair stopped short of completion. The top foot was not replaced. 16

31 West Elevation Water intrusion had been reported by the tenants to the managers of the property in four separate apartments. Apartment 211 was on that list. A controlled water spray test was performed at the window opening closest to the kitchen. Water stains were observed at the head of the frame Multiple tests were conducted at various locations but no increase in moisture at the interior was detected during the time that these tests were performed. Closer inspection of the EIFS (Exterior Insulation and Finish System) brow over the window opening shows that a sealant was applied to the seam that interfaces with the stucco cladding, 17

32 West Elevation Unit 212: Water staining was noted at numerous locations within the gypsum wallboard in the bedroom area of this studio apartment. A fifteen minute controlled spray test was performed and showed no increase in moisture or any water into the interior. Temporary repairs had been made to the exterior prior to testing. After the second test, which included the EIFS brow, an elevated reading from the moisture meter was noted The elevated reading was observed in the gypsum above the base molding below the window. No moisture in the carpet was ever observed during testing. The third test included the vent opening. At no time was water observed at the interior; however elevated moisture readings were noted. 18

33 West Elevation Unit 211: The bedroom window on the west elevation was tested during the survey. Moisture readings taken from the surrounding interior gypsum registered low moisture content. The first test was on the window and the perimeter sealant joint. After fifteen minutes of testing, no water was observed at the interior The second spray test included the EIFS brow, which technicians noted had a sealant joint applied at the EIFS brow-to-stucco transition. End of test moisture readings were taken in the gypsum at the head of the opening. High moisture content registered in the gypsum. No water was physically observed at the interior during or after the tests. 19