HomeMy WebLinkAboutCOM2018-00091 Historic Oyster House Restoration - COM Application - 7/25/2018 PROPERTY OWNER INFORMATION: CONTRACTOR INFORMATION:
a
NAME: Port of Allu NAME: Sun Path Custom Construction,Inc.
MAILING ADDRESS: P.O. Box 1 MAILING ADDRESS: 3460 N Mission Rd W
CITY: Allyn STATE: WA ZIP: 98524 CITY: Bremerton STATE: WA ZIP: 98312
PHONE#1: 360-275-2430 PHONE: (360) 275-0774 CELL: (360) -710-3758
PHONE#2: EMAIL: sunpath@tscnet.com
EMAIL: lfc@portofallyn.com L&I PEG# SUNPAPC941 CC EXP. 12/31 /2018
PRIMARY CONTACT: OWNER N CONTRACTOR❑ OTHER n
NAME Judy Scott- Port Commission Chair EMAIL lscott@porto yn.com
MAILING ADDRESS P.O. Box 1 CITY Allyn STATE W_ ZIP 98524
PHONE 360-275-2430 CELL 360-731-5298
PARCEL INFORMATION•
PARCEL NUMBER(12 Digit Number) 122205008001 ZONING 76- Recreational-- Parks
LEGAL DESCRIPTION(Abbreviated) Range: 1W;Township:22N; Section: 20 FIRE DISTRICT District 5
SITE ADDRESS 18618 East State Highway 3 CITY Allyn
DIRECTIONS TO SITE ADDRESS From Shelton: Hig way 3 to Allyn;Turn right at Drum Street; Go to end.
IS THE PROJECT WITHIN 300 FT OF SLOPE(S)GREATER THAN 14%: YES❑ NO
IS PROPERTY WITHIN 200 FT OF THE FOLLOWING: (Check all that apply):
SALTWATER]M LAKE❑ RIVER/CREEK❑ POND ❑ WETLAND❑ SEASONAL RUNOFF❑ STREAM❑
TYPE OF WORK: NEW❑ ADDITION❑ ALTERATION❑ REPAIR❑ OTHER N Restoration
USE OF STRUCTURE(Residence,Garage,Commercial Bldg,Etc.) Education;Historical Working Museum
IS USE: PRIMARY N SEASONAL❑ NUMBER OF BEDROOMS NUMBER OF DA HROOMS�
Cat—
HEATED STRUCTURE? YES(WholeBldg) N YES(Parr14ofBW❑ NO❑ 5-�-r tnt.-Ivo i'�l ��Qa,�rS
DESCRIBE WORK Historical restoration of a working oyster house GO o r - ' oA f 4 PLL. W V)�
SOUARE FOOTAGE: (propose+existing) rtca Ssa_V J'
It
I ST FLOOR 1200 sq. ft. 2ND FLOOR 992 sq.ft. 3RD FLOOR sq. ft. BASEMENT sq. ft.
DECK 816 sq.ft. COVERED DECK sq.ft. STORAGE sq.ft. OTHER sq. ft.
GARAGE sq.ft. Attached❑ Detached❑ CARPORT sq.ft. Attached❑ Detached❑
MANUFACTURED HOME INFORMATION: *4 COPIES OF THE FLOOR PLAN REQUIRED*
MAKE MODEL YEAR LENGTH
WIDTH BEDROOMS BATHS SERIAL NUMBER -C E I V E D
ENVIRONMENTAL HEALTH: JUL 2 5 2018
SEWAGE/SEWER SOURCE: SEPTIC ❑ SEWER❑ / NEW ❑ EWSWGjI fired
PLUMBING IN STRUCTURE? YES ® NO ❑ If yes,attach completed Water Adequacy Form
PERRAETER/FOUNDATION DRAINS PROPOSED? YES ❑ NO❑ EXISTING SQ.FT.
EXISTING BEDROOMS PROPOSED BEDROOMS TOTAL BEDROOMS 0
OWNER acknowledges that submission of inaccurate information may result in a stop work order or permit revocation.Acknowledgement of such is by
signature below.I declare that I am the owner and I further declare that 1 am entitled to receive this permit and to do the work as proposed.I have
obtained permission from all the necessary parties,including any easement holder or parties of interest regarding this project. The owner or legal
representative,represents that the information provided is accurate and grants employees of Mason County access to the above described property
and structure(s)for review and inspection. This permitlapplication becomes null&void if work or authorised construction is not commenced within 180
days or d construction work is suspended for a period of 180 days. V" .'AA /Y ' ,/,gyp 1 r �_ , ]Lk 2T1
PROOF OF CONTINUATION OF WORK ON THIS PERMIT IS BY MEANS OF INSPECTION. INACTIVITY OF THIS
PERMIT APPLICATION OF 180 DAYS OF MORE WILL CAUSE TH PPLI ATION T�rBE_EZCPIRED. (MASON
COUNTY CODE 14.08.42j+(A,k1&J V1q .���'Tw`�',) B-2 _ ) Qj
x h� May 22, 2018
Sig#ture ER(Must be signed by the OWNER) Date
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SUN PATH CUSTOM CONSTRUCTION INC EXHIBIT "B"
3460 N Mission Rd W SUMMARY COST BREAKDOWN, Estimate
Bremerton, Wa. 98312 Oyster
SUNPAPC941BC A=Allowance Floor
S=Specification Structure fTl
1/15/2018 T=Time & Materials JOB #1626
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PRELIMINARY COST: LOW Eatimate Sigh Estimate r -�
A. Plans, Architect Fees, Specs S $310.00 $460.00 -n z
B. Survey / Lot layout $0.00 $0.00
C. Building/Impact Fees, Banking S $0.00 $0.00 r
D. Utilities SA $100.00 $100.00 rn r71
E. Water meter S $0.00 LQ..00
SUB TOTAL $410.00 $560.00
SITE WORK:
1. Excavate, Backfill $0.00 $0.00
1A. Demolition SA; $4,340,00 $7,480.00
2. Foundation-Poured/Forms $0.00 $0.00
3. Framing: Labor & Materials _ SA _ $6,860.00 $11,340.00
4. Roofing SA $0.00 $0.00
5. Windows/Sash _ $0.00 $0.00
6. Porches/Patios $0.00 $0.00
7. Sewer/Septic Tank/Portable S $0.00 $0.00
8. Plumbing Rough-in $0.00 $0.00
9. Chimney/Fireplace/Masonry $0.00 $0.00
10. Sheetmetal (gutters) $0.00 $0.00
11. Doors/Jambs-Exterior $0.00 _ $0.00
12. Electrical Rough in �- $0.00 $0.00
13. Heating/Cooling $0.00 $0.00
14. Concrete Flatwork (int) $0.00 $0.00
15. Insulation $0.00 $0.00
16. Walls/Drywalls (int) $0.00 $0.00
17. Underlayment _ $0.00 $0.00
18. Tilework $0.00 $0.00
19. Vinyl Floor Covering _- $0.00 $0.00
20. Garage Doors $0.00 $0.00
21. Cabinets _ $0.00 $0.00
22. Counter tops/Plastic Laminate $0.00 $0.00
23. Finish:Hdwr,trim,int.doors $0.00 $0.00
24. Electrical Fixtures $0.00 $0.00
25. Siding/Trim $0.00 $0.00
26. Plumbing Fixtures _ _ $0.00 $0.00
27. Interior:paint $0.00 $0.00 --�
28. Painting/Decor (ext) _ $0.00 $0.00
29. Driveway,Walk,Finish $0.00 $0.00 D
30. Carpets/Hardwood Floors _ _ _t $0.00 $0.00 M
31. Misc:Sh doors,fan ducts,etc. $0.00 $0.00
32. Clean-up _ S $540.00 $710.00 M m
33. Appliances _ $0.00 $0.00 r
Preliminary costs $410.00 $560.00 z
Site work $11,740.00 $19,530.00 r' -{
Total $12,150.00 $20,090.00 rn =
Overhead @20% $2,430.00 54,018.00 m
Total $14,580.00 $24,108.00
Tax @ 8.7% $1,26 46 12,097.40
Total $15,848.46 $26,205.40
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PORT OF ALLYN - SARGENT OYSTER HOUSE RENOVATION ESTIMATE
ASSUMPTIONS:
BUILDING WORK TO BE PERFORMED AT EXISTING STORAGE LOCATION. PORT TO
PROVIDE TEMPORARY UTILITIES NEEDS. FOR THE PURPOSE OF THE ESTIMATE,
A CONCEPTUAL SEQUENCE OF WORK WAS ASSUMED AS FOLLOWS:
• ATTACH LIFTING BEAMS AND BRACING AT UPPER EXTERIOR AND INTERIOR LOAD-
BEARING WALLS AT APPROXIMATE UPPER FLOOR LEVEL AND JACK/LIFT STRUCTURE
UP TO ALLOW REMOVAL OF ROTTED FLOOR FRAMING AND LOWER WALLS.
• DEMO/REMOVE FLOOR BEAMS/FRAMING AND LOWER EXTERIOR ROTTED WALL
FRAMING.
• INSTALL TEMPORARY SUPPORTS FOR NEW FLOOR/FLOOR BEAMS AND INSTALL
NEW 12"x 12"TREATED LONGITUDINAL BEAMS.
• INSTALL NEW 4"x 12"TREATED TRANSVERSE FRAMING WITH PLYWOOD SEISMIC
DIAPHRAGM/SHEATHING.
• REBUILD/REPLACE THE LOWER WALL FRAMING AND SILL PLATES.
• LOWER THE UPPER STRUCTURE TO THE NEW FLOOR AND ANCHOR WALLS TO NEW
FLOOR FRAMING.
• EXTERIOR WALLS-REMOVE ANY ORIGINAL SIDING,REPLACE ROTTED SHIPLAP
WITH NEW AND INSTALL EXTERIOR RATED PLYWOOD SHEATHING OVER ALL
EXTERIOR WALLS AND COVER WITH TYVEK OR EQUAL. INSTALL PLYWOOD
DIAPHRAGM SHEATHING AT INTERIOR TRANSVERSE WALL FOR SHEAR STRENGTH.
DUE TO HISTORICAL NEED TO HAVE EXPOSED STRUCTURE AT INTERIOR SIDE OF
WALLS, WILL NEED TO ADD FURRING AND THERMAL RIGID INSULATION TO THE
EXTERIOR SIDE OF PLYWOOD SHEATHING(AND COVER WITH NEW SIDING).
• ROOF-REMOVE EXISTING ROOFING,REPLACE ANY ROTTED/MISSING SHIPLAP
AND INSTALL EXTERIOR RATED PLYWOOD SHEATHING OVER ALL ROOF SURFACES
AND COVER WITH ICE/WATER SHIELD. DUE TO HISTORICAL NEED TO HAVE
EXPOSED STRUCTURE AT INTERIOR SIDE OF THE ROOF,WILL NEED TO ADD
FURRING AND INSULATION TO THE EXTERIOR SIDE OF PLYWOOD SHEATHING
(AND COVER WITH NEW ROOFING).
• FLOOR-INSTALL PLYWOOD DIAPHRAGM SHEATHING AT ALL OF UPPER FLOOR
(OVER EXISTING SHIPLAP). PRIOR TO STRUCTURE MOVE,INSTALL FRAMING
BETWEEN 12"x 12" BEAMS,ADD PLASTIC-WRAPPED BATT INSULATION OR EQUAL,
AND INSTALL MARINE GRADE PLYWOOD AT BOTTOM OF FRAMING. NOTE:
INTERIOR CONCRETE FLOOR TO BE INSTALLED AFTER MOVING THE STRUCTURE TO
MINIMIZE MOVE WEIGHT AND TO AVOID CRACKING OF CONCRETE BY THE MOVE.
NOTE: AT THIS POINT, STRUCTURE IS STABILIZED AND CAN BE MOVED TO THE
NEW PIER LOCATION WHERE REMAINDER OF BASIC RESTORATION WORK WOULD
BE PERFORMED AS FOLLOWS:
• INSTALL 30# FELT AND FINISHED CONCRETE TOPPING FLOOR SLAB
• INSTALL EXTERIOR FURRING/RIGID INSULATION AND CONCRETE SIDING
• INSTALL NEW WINDOWS
• INSTALL ROOF FURRING/RIGID INSULATION AND NEW CEDAR SHAKE ROOFING
• REFURBISH EXTERIOR DOORS AND HARDWARE
NOTE: REMAINDER OF BUILDING RESTORATION WOULD NOW BE ALL INTERIOR
WORK SUCH AS CONCRETE WAINSCOT PANELS, INTERIOR WALL FINISHES,
REBUILDING THE STAIRS AND RAILINGS, ANY INTERIOR WALL AND DOOR
MODIFICATIONS OR RESTORATIONS, ELECTRICAL OUTLETS, AND LIGHTING,
ELECTRICAL HEAT OR OTHER HEATING SYSTEMS. NO PLUMBING OR WATER TO
BE PROVIDED. AN APPROXIMATE TYPICAL CROSS SECTION OF THE BUILDING
STRUCTURE FOLLOWS FOR REFERENCE.
NEW PIER ESTIMATE ASSUMPTIONS:
FOR THE PURPOSE OF THE ESTIMATE, A VERY ROUGH CONCEPTUAL PLAN WAS DEVELOPED
FOR DEVELOPING QUANTITIES AND LAYOUT. SEE ATTACHED FOR REFERENCE.
• EXISTING BOAT RAMP AND ASSOCIATED STRUCTURES TO BE
DEMOLISHED AND REMOVED PRIOR TO OTHER WORK.
• GEOTECH AND BEACH TOPO SURVEYS WILL NEED TO BE PERFORMED PRIOR
TO ANY PIER DESIGN/ENGINEERING WORK.
• ESTIMATE ASSUMES 12" DIA GALVANIZED STEEL PILINGS DRIVEN TO
APPROXIMATE 30 FOOT AVERAGE LENGTH WITH REINFORCED CONCRETE
PILE CAP BEAMS.
• PIER DECK STRUCTURE TO BE GALV STEEL OR TREATED WOOD JOISTS
WITH ADA COMPLIANT FRP GRATING FOR DECK SURFACE.
• CODE COMPLIANT GALVANIZED PIPE RAILINGS TO BE PROVIDED AT
PERIMETER.
• SHORE SIDE STRUCTURE TO BE A REINFORCED CONCRETE BULKHEAD/
RETAINING WALL TYPE STRUCTURE SUPPORTING THAT END OF THE
BUILDING AND ANCHORING THE PIER/STRUCTURE TO THE SHORE SIDE.
• ESTIMATE DOES NOT INCLUDE ANY LIGHTING, SIGNAGE, OR OTHER
AMENITIES.
NOTE: ESTIMATES DO NOT INCLUDE ANY COSTS / MARK-UP5 FOR PORT OF
ALLYN ADMINISTRATIVE COSTS NOR COSTS FOR SHORELINE, ENVIRONMENTAL
OR OTHER CONSULTANTS, AND DOESN'T SPECIFICALLY INCLUDE COSTS FOR ANY
PERMITS THAT MAY BE REQUIRED.
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11/20/2018 11:49 AM
ROM ESTIMATE WORKSHEET
ART ANDERSON ASSOCIATES
ESTIMATED BY: AAA PROJECT:Oyster House Pre-Move Stabilize
PROJECT&CITY: Port of Allyn-Oyster House Renovation CONTRACT No.
DATE: NOVEMBER 2018 PURPOSE IROM Budget Est 1 of 4
EST.VALID TO: N/A ROM use only SHEET 1 OF 1
SCOPE OF WORK:
Lift and demo lower walls and all of floor structure. Replace/rebuild with all new treated materials. Brace all stmcture for move
and for seismic compliance and cover with weather tight cover.
Excludes: no hazmat anticipated or included. Temp utilities provided by Port
ITEMS QUANTITY ITEM COST TAX TOTALS
DESCRIPTION OF WORK # UNIT UNIT$ SUM TOT $ SUM TOTS $
Mobilization/Demob 1 LS $4 000.00 $4 000.00 $4 000
Attach Lifting beams lifting supports and mack/lift structure 1 LS $8,000.00 $8 000.00 $8 000
Demo beams flooring, lower 4'of walls. Load/haul dispose 300 CF $30.00 $9 000.00 $9 000
Install cripple walls/beams for support of new floor structure 120 LF $15.00 $1 800.00 $1 800
New treated 12"x 12"longitudinal beams/steel channel ties 160 LF $120.00 $19 200.00 $19 200
New transverse treated 4"x 12"flat w/1/2"treated plywd sheati 1030 LF $12.00 $12 360.00 $12 360
Rebuild lower walls with new built up treated sill plates 190 LF $15.00 $2 850.00 $2 850
Lower structure and install hold-downs/anchors to new floor 1 LS $6 000.00 $6 000.00 $6 000
Allow for added interior temporary brace framing for move 1 LS $1 240.00 $1 240.00 $1 240
Remove siding and install 1/2"exter CDX plywd incl inter wall 1500 SF $3.60 $5 400.00 $5 400
Remove roofing and install 1/2"exter CDX plywd+water shield 1450 SF $5.00 $7 250.00 $7 250
Repair and install 3/4"plywd sheathing at upper floor 900 SF $3.00 $2 700.00 $2 700
Install framinci and insul & 1/2"marine gr plywd btwn beams 900 SF $7.00 $6 300.00 $6 1 300
$0.00 $0
$0.00 $0
$0.00 $0
$0.00 $0
DIRECT LABOR/MATERIAL ITEM SUBTOTAL $86,100
GENERAL CONDITIONS ITEMS QUANTITY COST
Description of Item # UNIT UNIT$ SUM TOT $ SUM TOTS $
Field Admin/su ervision direct costs 5% $86,100.00 $4,305.00 $4,305
Temporary construction safety protection allow 1°io $861.00 $861
$0.00 $0
WSST 8.8% $7 577 $7 577
$0 $0
SUBTOTAL $0.00 $7,577 $1Z743
CONTRACTOR'S OVERHEAD 12% $11 861
CONTRACTOR'S PROFIT 10% $9 884
BONDS/INSURANCE 3% $2,965
GC SUBTOTAL I I $34,488
BID ADDITIVE ITEMS
N/A $0 00 $0.00 $0.00 $0
N/A $0.00 $0.00 $0.00 $0
LABOR& MATERIALS SUBTOTAL 120,588
A/E DESIGN COST/EST CONTINGENCY 15% $18 088
CONSTRUCTION EST CONTINGENCY 10% $12 059
SUBTOTAL $150 735
$0
GRAND TOTAL >> $150,735
ROM Est 1 of 4 PoA Oyster House Stabilize Phase (1)
11/20/2018 11:50 AM
ROM ESTIMATE WORKSHEET
ART ANDERSON ASSOCIATES
ESTIMATED BY: AAA PROJECT:Oyster House Post-Move Restorati
PROJECT&CITY: Port of Allyn-Oyster House Renovation CONTRACT No.
DATE: NOVEMBER 2018 PURPOSE IROM Budget Est 2 of 4
EST.VALID TO: N/A ROM use only SHEET 1 OF 1
SCOPE OF WORK:
Move bIdg to new pier location and anchor to structure,add exterior wall insulation and siding/roofing siding/roofing over insulation,
and install new wood windows to match existing. Install roof furring/insulation and new shake roof.
ITEMS QUANTITY ITEM COST TAX TOTALS
DESCRIPTION OF WORK # UNIT UNIT$ SUM TOT $ SUM TOTS $
Mobilization/Demobililzation of work area equipment 1 LS $5 000.00 $5 000.00 $5 000
Relocate bidg to the new pier location 960 SF $22.50 $21 600.00 $21 600
Add furring and rigid insulation board+tyvek at walls 1150 SF $6.00 $6 900.00 $6 900
Add furrinq and rigid insulation board+asphalt felt at roof 1440 SF $7.50 $10 800.00 $10 800
Install concrete siding panels 1150 SF $8.00 $9,200.00 $9 200
Install cedar shake roofing 1440 SF $5.00 $7 200.00 $7 200
Install wood windows 120 SF $25.00 $3 000.00 $3 000
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0
$0.00 $0
$0.00 1 $0
DIRECT LABOR/MATERIAL ITEM SUBTOTAL 1 1 $63,700
GENERAL CONDITIONS ITEMS QUANTITY COST
Description of Item # UNIT UNIT$ SUM TOT $ SUM TOTS $
Field Admin/su ervision direct costs 5% $63,700.00 $3,185.00 $3,185
Temporary construction safety protection allow 1°io $637.00 $637
$0.00 $0
WSST 8.8% $5 606 $5 606
$0 $0
SUBTOTAL $0,00 $5,606 $9,428
CONTRACTOR'S OVERHEAD 12% $8 775
CONTRACTOR'S PROFIT 10% $7 313
BONDS/INSURANCE 3% $2,194
GC SUBTOTAL $25,516
BID ADDITIVE ITEMS
N/A $0.00 S0.00 $0. )0 $0
N/A $0 00 S0 00 $0.00 $0
LABOR& MATERIALS SUBTOTAL 89,216
A/E DESIGN COST/EST CONTINGENCY 15% $13 382
CONSTRUCTION EST CONTINGENCY 10% $8 922
SUBTOTAL $111,520
$0
GRAND TOTAL >> $111,520
ROM Est 2 of 4 PoA Oyster House Renov Phase
' 4
11/20/2018 11:50 AM
ROM ESTIMATE WORKSHEET
ART ANDERSON ASSOCIATES
ESTIMATED BY: AAA PROJECT:Oyster House Post-Move Restorati
PROJECT&CITY: Port of Allyn-Oster House Renovation CONTRACT No.
DATE: NOVEMBER 2018 PURPOSE IROM Budget Est 3 of 4
EST.VALID TO: N/A ROM use only SHEET 1 OF 1
SCOPE OF WORK:
Demo existing boat ramp and construct new 40'x 50'public pier with space for the oyster house.
Note: Beach and pier work typically requires longshoreman's insurance affecting labor rates
Est doesn't include geotech and beach/in water surveys
ITEMS QUANTITY ITEM COST TAX TOTALS
DESCRIPTION OF WORK # UNIT UNIT$ SUM TOT $ SUM TOTS $
Mobil ization/Demobi IIlzation of work area equipment 1 LS $5 000.00 $5 000.00 $5 000
Demo conc boat ramp,piers,and shore bulkhead 100 CYD $300.00 $30 000.00 $30 000
Excavate for shore foundation wall 1 LS $1 000.00 $1 000.00 $1 000
Form Reinforce and pour shore side conc footing and wall 25 CYD $480.00 $12 000.00 $12 000
Compact and backfill shore side of foundation wall 1 LS $800.00 $800.00 $800
Drive galvanized steel piles 25 piles 30ft avq len th 750 LF $80.00 $60 000.00 $60 000
Form shoring,form reinf and pour concrete pile cap beams 200 LF $350.00 $70 000.00 $70 000
Pier deck framingat non-o ster house foot rint treated or alv 1200 LF $15.00 $18 000.00 $18 000
FRP Gratin -ADA compliant spacing 1200 SF $16.00 $19 200.00 $19 200
Galy Pipe Railings 42"h w/kick late 140 LF $100.00 $14 000.00 $14 000
$0.00 $0.00 1 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0
$0.00 $0
$0.00 $0
DIRECT LABOR/MATERIAL ITEM SUBTOTAL $230,000
GENERAL CONDITIONS ITEMS QUANTITY COST
Description of Item # UNIT UNIT$ SUM TOT $ SUM TOTS S
Field Admin/su ervision direct costs 5% $230,000.00 $11,500.00 $11,500
Temporary construction safety protection allow 10% $2,300.00 S2,300
$0.00 $0
WSST 8.8% $20,240 $20,240
$0 SO
SUBTOTAL S0.00 $20,240 $34,040
CONTRACTOR'S OVERHEAD 15% $39 606
CONTRACTOR'S PROFIT 10% $26 404
BONDS/INSURANCE 3% $7 921
GC SUBTOTAL $100,050
BID ADDITIVE ITEMS
N/A S0.00 S0.00 50.00 $0
N/A So 00 5o 00 so 00 So
LABOR& MATERIALS SUBTOTAL 330,050
A/E DESIGN COST/EST CONTINGENCY 15% S49,508
CONSTRUCTION EST CONTINGENCY 1090 $33 005
SUBTOTAL $412,563
$0
GRAND TOTAL >> $412,563
ROM Est 3 of 4 PoA Pier for Oyster House
11/20/2018 11:51 AM
ROM ESTIMATE WORKSHEET
ART ANDERSON ASSOCIATES
ESTIMATED BY: AAA PROJECT:Oyster House Post-Move Restorati
PROJECT&CITY: Port of Allyn-Oyster House Renovation ICONTRACT No.
DATE: NOVEMBER 2018 IPURPOSE IROM Budget Est 4 of 4
EST.VALID TO: N/A ROM use only SHEET 1 OF 1
SCOPE OF WORK:
Interior renovation ROM bud et estimate
Assumes that bldg insulation will be to exterior side of seismic sheathing and not internal at wall studs and disturb historical look
Work to be performed by historical team members.
ITEMS QUANTITY ITEM COST TAX TOTALS
DESCRIPTION OF WORK # UNIT UNIT$ SUM TOT $ SUM TOTS $
Spray Tpray clear sealer/wood stabilizer at exter walls and roof framin 2500 SF $2.00 $5 000.00 $5 000
Finish interior walls allowance 750 SF $6.00 $4 500.00 $4 500
Concrete wainscot at main areas 600 SF $8.00 $4 800.00 $4 800
Rebuild interior stairs/add railing 1 LS $1 850.00 $1,850.00 $1 850
Clear sealer on concrete floors 900 SF $1.50 $1 350.00 $1 350
Electrical panel and interior lighting,wall heaters and outlets 900 SF $15.00 $13 500.00 $13 500
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0.00 $0
$0.00 $0
$0.00 $0
$0. $0
00
DIRECT LABOR/MATERIAL ITEM SUBTOTAL $31,000
GENERAL CONDITIONS ITEMS QUANTITY COST
Description of Item # UNIT UNIT$ SUM TOT $ SUM TOTS $
Field Admin/su ervision direct costs N/A 0% $31,000.00 $0.00 $0
Temporary construction safety protection allow 1°i° $310.00 $310
$0.00 $0
WSST 8.8% 1 $2 728 $2 728
$0 $0
SUBTOTAL $0.00 $2 728 $3 038'
CONTRACTOR'S OVERHEAD N/A 0% $0
CONTRACTOR'S PROFIT N/A 0% $0
BONDS/INSURANCE N/A 0% $0
GC SUBTOTAL $3 038
BID ADDITIVE ITEMS
N/A $0.00 1 $0.00 $0.00 1 $0
N/A $0.00 1 $0.00 $0.00 $0
LABOR& MATERIALS SUBTOTAL
$34,038
DESIGN EST CONTINGENCY N/A 0°ro 1 L $0
CONSTRUCTION EST CONTINGENCY 10% 1 1 3 404
SUBTOTAL I 1 $37 442
$0
GRAND TOTAL >> 7 $37,442
ROM Est 4 of 4 PoA Oyster House Renov Phase
RECEIVED
f 1 5 2019
615 W. Alder Street
Draft
Project Plan
Port of Allyn
Sargent's Oyster House Museum
1
Draft
Project Plan
Port of Allyn
Sargent's Oyster House Museum
January 2019
Overview
This Project Plan and Drawings with the prefix of OH and starting at OH-200 (OH-
2XX etc.) are to be used by the Port of Allyn and the North Bay Historical Society
for the purposes of planning, budgeting, obtaining quotations and where
appropriate renovations and construction. Some drawings will require
Washington State Design Authority stamps provided by licensed individuals or
organizations.
Vision
The Sargent's Oyster House is a historical part of the community of Allyn. The
North Bay Historical Society has been working with the Port of Allyn for several
years to save Sargent's Oyster House, relocate it and turn it into a museum. This
is the last oyster processing facility of its type left on Puget Sound and perhaps
the entire west coast.
Saving this building and creating a museum to showcase a local industry is a way
of preserving local history.
This building was built in the early 1950's and was used to process and sell
oysters. The proposed museum will display early oyster processing techniques
and equipment as well as showcase the unique construction by local mid
twentieth century craftsmen. Without this museum an era of Allyn's history and
of oyster processing in this portion of the Pacific North West will be lost.
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Draft
Current
The Sargent's Oyster House has been moved to the Port of Allyn. The project has
had several significant milestones completed. These items include but may not
be limited to:
(FROM NBHS REPORT DATED 5/1/218)
• Architectural, historical & feasibility work
• Building opened, documentary video by Mark Woytowich
• New storage shed completed & artifacts inventoried & removed
• Building moved to temporary site
• Tarp placed over building to protect from further damage
• Asbestos siding/hazardous material removal and disposal
• Tyvek on building
• Basic stabilization — metal cables, bracing walls, beams replaced
• WDFW Permits in hand
• Shoreline Permits in hand
• Clean up & restoration of windows
• Clean up of inside: nails, drywall, etc. (ongoing)
• Concrete inside building removed
There is also a building permit in hand at the Port of Allyn for Structural Repairs.
Funding—TBD. Both the Port of Allyn and the North Bay Historical Society are
exploring funding options.
THIS PROGRAM IS COMPLETELY FUNDING DEPENDENT
Phase responsibilities: See-Proposal Joint effort between the North Bay Historical
Society (NBHS) and the Port of Allyn (Port) December 2018.
Scope of Program
This is a historical renovation and not a standard renovation program. In order to
obtain historical registration as much of the original structure material must be
left, as built in the early 1950's and the Oyster House must be placed over the
water as was its original condition.
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Draft
Schedule
• Formal schedule is being developed at this time but there are too many
variables for a realistic schedule to be developed.
• Target date for completion is Fall of 2020
• Schedule is completely dependent on funding with consideration for
working in the marine environment.
• Engineering is underway, this will help scheduling
• Request for bids for Phase 1 will be let out in January of 2019.
Phased Program
This program can be broken into nine distinct phases.
1. Structural repair and drying-in. (window openings boarded)
2. Demolition of existing condemned boat ramp. (standalone project)
3. Construction of new pier
4. Move the Oyster House onto the pier and permanently mount the structure
to pier
5. Exterior completion of pier
6. Exterior completion of Oyster House
7. Museum Design and planning
8. Interior renovation and Museum completion
9. Landscaping and signage
4
Draft
Phase One Part A Project — Structural repair
NOTE: Phase one will be broken down into 2 parts, A & B.
Part A & B to be quoted January thru February 2019. Due to funding constraints
quoted price must be guaranteed thru August 2019. Start date is totally
dependent on acquiring adequate funding.
Funding is dependent on quotations
Part A consists of Notes and items 1 thru 11 of this document
NOTES
• There is a Mason County Building Permit and Engineering in hand at the
Port of Allyn for Part A portion of this phase.
• See Site Plan OH-202 for Phase One Part A construction location.
• See drawing OH-203 for Phase One Restoration & Stabilization Part A.
• Approved Engineering is on file at the Mason County Dept. of Community
Development, to support existing Building Permit & OH-203.
• Structure is currently secured but is unstable
• Electrical power is on site and will be supplied by the Port of Allyn/NBHS.
• All construction and demolition debris to be disposed of by contractor.
• All staging, jacks etc. to be supplied by contractor
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Draft
ITEMS
1. Lifting building off Steel transport I-Beams using second floor structure and
securing in place for demolition and construction of new main beams,
decking, sill plates and interior wall spacers is recommended but is not the
only way to accomplish this task. See OH-203.
• 2 interior wall are load bearing (see OH-203, sheet 2 & sheet 3 and
may need to be supported from ground during part of the
construction.
i. The interior wall separating the Pacific Oyster Processing Room
and the Canning/Sales Room (See OH-201) is not only load
bearing but carries the heavy bridging structure for the trap
door opening (See OH-203 sheet 3).
2. Remove and dispose of all wooden structure from below the sill plates. e.g.:
• 12" x12" x 40' main beams (3 remaining)
• All temporary cribbing and supporting lumber
• 4" x 12" x 12' deck planks
• NOTE: CAUTION-When the 4" x 12" decking is removed concrete
structure left over from concrete floor demolition will fall if not
previously removed.
3. Replace solid 12" x 12" main beams with stacked 4" X 12" X 20" beams -
See OH-203, Sheet 3 & sheet 4
• Original construction had 5 ea. 12" x 12" main beams. Renovated
structure shall have 4 ea. stacked beams. This approach has been
approved by Washington State Historical Architect and is supported
by the engineering on file with Mason County Dept. of Community
Development.
4. Replace 4" X 12" X 12' deck planks (2 planks side by side) with 3 ea. 4" x 12"
x 8' or 4" X 6" X 8' deck planks (3 planks side by side), See OH-203, Sheet 4.
S. Add plywood seismic diaphragm sheathing. See OH-203, Sheet 4.
6. Remove ship lap siding as required to inspect and repair exterior wall studs.
Save as much ship lap siding as possible for reuse to maintain historic
structure.
7. Repair exterior wall studs as required.
8. Replace sill plate as required. (4 walls)
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Draft
9. Add spacers under interior load bearing walls as required.
101ower building onto new 4 x 12 decking
11.Fasten sills and exterior walls to deck planks and main beams. See OH-203,
Sheet 4.
12.Remove jacks and bracing
Phase One Part 6 Project — Drying in
Additional Building Permit is required at this point and should include
roof.
Separate roofing contractor permissible
Contractor may need to plan for possible pause to wait on Building
Permit.
This portion should be self-explanatory without drawings.
Drawings for Phase One Part B Building Permit will be available by the
end of January 2019.
13.Repair/replace ship lap siding as required.
14.Add exterior sheathing as required by local code. See OH-203, sheet 4 for
sheathing and insulation reference.
• NOTE: Due to the addition of sheathing and ridge insulation spacers
will need to be added to door Jambs and window Jambs for correct
architectural effect. Wrap structure with Tyvek or equal.
15.Treat all exposed wood framing on first floor, second floor, and truss
system and inside roof decking with Borax solution to treat for wood eating
organisms. Heat and ventilate as required to ensure complete drying.
16.Treat all exposed wood framing on first floor, second floor, and truss
system and inside roof decking with wood hardening solution. Heat and
ventilate as required to ensure complete drying.
17.Rebuild/reinforce stair.
Draft
18.Strength second floor joists as required. NOTE: First floor ceiling will be
completely covered with dry wall hiding any structural repair.
• Additional engineering required
i. For quotation purposes plan on "sistering" on full 2" X 6" in
areas where there are load bearing walls. In the Lobby area
and where the office was plan on using 4" X 4" steel angle iron
bolted thru the existing or replaced 2" X 6". This area is
approximately 8" X 24". See OH-200 & OH-201.
19.Remove fiber board floor that covers second floor planking and dispose of.
20.Repair floor planks as required
21.Install plywood on storage area floor
22.Repair exterior wall as required
23.Repair Attic Truss structure as required
ROOF
24.Remove existing roofing material (Shingle, building felt, ect.)
25.Replace rafters as required.
26.Replace shiplap decking as required.
• NOTE: Required to see shiplap from inside for historical reference.
Shiplap decking is random widths.
27.Install exterior rated plywood sheathing to meet local codes requirements
28.Install water and ice shield covering
29.Add rigid insulation to exterior of roof to allow historical look from inside.
30.lnstall new composite (or metal) roof shingles.
Windows/Doors
31.Reframe window openings as required
32.Repair window jambs (head jamb and/or side jambs) as required. Replace
sills as required.
• NOTE: Each window is a built in place unit and as such any rebuilding
of jambs and sills (window openings) must be an EXACT duplicate. All
windows swing out and are hinged at top
8
Draft
• Windows have been removed and have been reworked and are in
storage. Widows are available for fitment but WILL NOT be
reinstalled until after structure has been moved on to new pier.
33.Rebuild double door as required at second floor front wall. See OH-200,
sheet 2. FRONT ELEVATION (WATER SIDE)
34.Reframe Pacific Oyster Processing Room door. Install temporary plywood
door that hinges out.
• This door will be removed and discarded after permanent door is
installed.
35.Reframe Culling Room door and cover with plywood.
• NOTE: All windows and Culling Room door opening to be covered
with plywood. Windows and door will be installed after moving onto
new pier.
36.Add exterior ridged insulation on all 4 walls
• NOTE: Exterior cement siding shingles WILL NOT be installed until
after structure has been moved on to new pier.
37.Replace any rotted lumber on the Oyster House not already addressed.
This completes the Phase 1 Project. Items 1 thru 36 of this phase and associated
drawings will make up bidders packets to be give out to any interested
contractors with a Request for Quotation (RFQ). Package will also include
information for permanently attaching structure to pier.
Phase 2 Project— Demolition of existing condemned boat ramp
See Site Plan, OH-202 and Beach Cross Section & Old Boat Ramp At Oyster House
Final Location, OH-204.
1. Suggest this be a standalone project.
a. Needs to be accomplished with or without placement of the Oyster
House on a new pier
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Draft
2. Planning for equipment and labor has begun
3. Will verify planning in January 2019
4. Permits should be in hand
5. Work window is 15 July thru 15 October.
6. This is anticipated to be no more than a 2 day task
a. Possible that much of this can be a donated effort.
7. Must coordinate with Port of Allyn Executive Director to ensure minimal
impact to Ports normal summer activities.
Bidders package for Phase 2 (if required) will consist of RFQ and Drawings
OH-202 & OH-204.
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Phase 3 Project—Construction of new pier
1. GeoTech Report required
a. Should be contracted as soon as possible
b. Required for final engineering
2. Topographical survey required. map/report
3. Completely contractor driven
4. Time of year driven
5. Concept design complete
6. Requires Licensed Washington State Professional Engineer to approve
a. Engineer contracted
7. It is entirely possible that contractor will use their own engineer.
a. Design will still be used
8. Impossible to schedule until we have a construction company on contract.
9. Permit for the Pier should be obtained by the contractor that builds the
pier.
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Bidders package for Phase 3 will consist of RFQ and Drawings OH-202, OH-
204, OH-205, OH-206 & OH-207
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Draft
Phase 4 Project— Move Oyster House onto the pier.
1. Port Executive Director has been in contact with firm that moved the
Oyster House to its current location.
2. Will send them appropriate drawings along with tentative time frame
spring/summer of 2019 for revised quote.
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Bidders package for Phase 4 will consist of RFQ and Drawings OH-202, OH-
204, OH-205, OH-206 & OH-207
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Phase 5 Project— Exterior completion of Pier Deck
1. Permanently attach structure to pier
2. Installation of walkway/decking and guardrail
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Bidders package for Phase 5 will consist of RFQ and Drawings OH-205 &
OH-220
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Phase 6— exterior completion of Oyster House
1. Installing exterior concrete siding shingles with corner caps
3. Installation of windows
4. Finish paint
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Bidders package for Phase 6 will consist of RFQ and sketch to show shingle
installation.
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Draft
Phase 7- Museum design
1. Primary responsibility of North Bay Historical Society
a. Need NBHS to ensure historical accuracy of Museum
b. Preliminary work begun
c. Need to determine how Museum will function and if water will be
required
i. Probable that water maybe required for fire suppression
system (required by code)
No Bidders package for Phase 7 required. This is a volunteer effort. All
drawings will be available to NBHS at their request.
Phase 8— Interior renovation and museum completion
1. Install 30# builders felt on floor and poultry wire
2. Rebuild and replace room divider walls See OH-2XX
3. Replace cast concrete table legs
4. Replace of concrete floor, 2-1/2" to 3"
a. Original floor was between 4" and 8" inches thick
5. Replace concrete tables
6. Replace barn type sliding door with standard 8' x 6'- 10" sliding door. Glass
is recommended but a solid sliding door is permissible. See drawing
OH-210
7. Replace office walls & interior window
8. Rough electrical See OH-208
9. Rough plumbing See OH-218
10. Drywall (drywall/tap & float) first floor
11. Install fire protection system See OH-219
12. Replace concrete wainscoting See OH-2XX
13. Heating & Ventilation See OH-209
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Draft
14.Rebuild and install trap door on second floor
15. Refurbish and rehang interior doors
16. Rebuild or reinstall built in cabinet in Culling Room
17. Rebuild chute over Pacific Oyster processing table. Include see through
panels (glass or Plexiglas) to showcase Trap doors and trolley doors.
18. Finish electrical
19.Finish plumbing
20. Install plumbing fixtures (functional or mock) and complete plumbing as
required.
21. Paint.
22. Fabricate Culling Room exterior hand operated crane
23. Install crane on deck outside of Culling Room.
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No Bidders package for Phase 8 required. This is a volunteer effort. All
drawings will be available to NBHS at their request.
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Phase 9— Landscaping, hardscaping (sidewalks) and signage
1. ADA compliant sidewalks and ramps SHALL be provided. Design TBD
2. Signage TBD. May require Permit.
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