FIRST AMENDMENT TO DDA (1ST AND FARMER).PDF

City of Tempe — Regular City Council Meeting (2026-06-11)

Extracted text (via pymupdf) 102036 characters

WHEN RECORDED, RETURN TO:

City of Tempe Basket

FIRST AMENDMENT TO

DEVELOPMENT AND DISPOSITION AGREEMENT
(First and Farmer)

C2023-190____

THIS FIRST AMENDMENT TO DEVELOPMENT AND DISPOSITION AGREEMENT
(this “Amendment”) is made and entered into as of the ____ day of __________, 2026, by and
between the CITY OF TEMPE, an Arizona municipal corporation (“City”), and 1st & FARMER,
LLC, an Arizona limited liability company (“Developer”).

R E C I T A L S

A.
City and Developer are parties to that certain Development and Disposition
Agreement (First and Farmer) dated July 28, 2023 (C2023-190) and recorded on August 1, 2023
as Document No. 2023-0400502, Official Records of Maricopa County, Arizona (the “DDA”).
Capitalized terms not otherwise defined in this Amendment shall have the meanings ascribed to
them in the DDA.

B.
After the execution and recordation of the DDA, City and Developer entered into
that certain Memorandum of Understanding (Gonzales-Martinez House) dated September, 2023
(the “MOU”). The MOU further described the “Rehabilitation” work to be performed under the
DDA, and provided for certain costs incurred by Developer under the MOU to be credited against
the Purchase Price to be paid by Developer to City under the DDA.

C.
City and Developer desire to amend and update the DDA as more particularly
provided in this Amendment. The DDA (as amended by this Amendment) is a development
agreement pursuant to the provisions of A.R.S. § 9-500.05.

NOW, THEREFORE, in consideration of the foregoing premises and the mutual promises
and agreements set forth herein, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereby agree as follows:

A G R E E M E N T

1.
Opening of Escrow. Pursuant to Section 2.1 of the DDA, an escrow was established
with Escrow Agent on September 20, 2023 as Commonwealth Land Title Insurance Company
Escrow No. 22002469 (Attn: Heidi Cerepanya).

4931-7861-3157, v. 5
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2.
Purchase Price. In furtherance of Section 2.2(b) of the DDA, City and Developer
have agreed upon the portion of the Purchase Price allocated to each portion of the City Property
(other than the portion of the Purchase Price allocated to Parcel 3, which will be paid by completing
the “Swap” with Parcel 7 as described in the DDA). Notwithstanding anything to the contrary in
the DDA, the portion of the Purchase Price allocated to each portion of the City Property (other
than Parcel 3) is set forth on Schedule 2.10 attached hereto. Accordingly, Schedule 2.10 attached
to the DDA is deleted in its entirety and replaced with Schedule 2.10 attached hereto.

3.
Public Amenities, and Public Amenities Credit.

(a)
Public Amenities. Exhibit F of the DDA (which further describes the
elements of the “Onsite Pathway Segment” and “Offsite Pathway Segment” comprising the Public
Amenities) has been agreed to by City and Developer. Accordingly, Exhibit F attached to the
DDA is deleted in its entirety and replaced with Exhibit F attached hereto. The location and
alignment of the Onsite Pathway Segment and Offsite Pathway Segment shall be subject to further
review and approval by the City during the Development Plan Review process for the Project.
Upon City’s approval of the Development Plan Review, Exhibit F attached hereto will be
superseded by the specifications set forth in the approved Development Plan Review proposed by
Developer and approved by City (or Development Plan Review otherwise agreed to by the parties).

(b)
Public Amenities Credit. In furtherance of Section 2.10 and Exhibit K of
the DDA, City and Developer have stipulated and agreed to the “Public Amenities Credit” that
Developer will receive as a credit against the Purchase Price for the Public Amenities. The Public
Amenities Credit shall be $650,000. The Public Amenities Credit is set forth on Schedule 2.10
attached hereto.

4.
Rehabilitation and Rehabilitation Credit.

(a)
Rehabilitation. In furtherance of Section 3.15 and Exhibit J of the DDA,
City and Developer acknowledge that the Gonzales-Martinez House remains in poor, neglected
and dilapidated condition. As a result thereof, Developer hereby covenants and agrees to complete
certain renovations, alterations, modifications, and improvements to the Gonzales-Martinez House
as a component of Developer’s Rehabilitation obligation, as set forth in the Stabilization Plans and
as approved by the Community Development Department (collectively, the “Stabilization”).
Accordingly, Exhibit J attached to the DDA is amended to include the Stabilization Plans entitled
“Gonzales-Martinez House – Stabilization Phase” prepared by Motley Design Group, LLC as
Project No. 23-006.1 dated 5/7/26 (the “Stabilization Plans”). The City and Developer continue
to acknowledge that the preservation of the historic Gonzales-Martinez House is of extreme
importance to the City and its citizenry; and, as a result thereof, the City hereby agrees to initially
contribute up to $207,000 for the Stabilization of the Gonzales-Martinez House. Any additional
costs incurred by Developer to perform the Stabilization shall be credited against the Purchase
Price as part of the “Rehabilitation Credit.” Developer agrees to submit for permits for the
construction of the Stabilization on or before 30 days after City’s conveyance of Parcel 1, and
construction of the Stabilization must commence on or before 150 days following the City’s
issuance of such permits. Following completion of the Stabilization, Developer covenants and
agrees to perform the remaining Rehabilitation described in Section 3.15 of the DDA, including

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preparation of the Rehabilitation Plans. The Rehabilitation Plans should be in accordance with the
Secretary of the Interior’s Standards for Rehabilitation, the report entitled “A Building Condition
Assessment of the Gonzales-Martinez House, Tempe, Arizona” prepared by Motley Design
Group, LLC as Project No. 17-019 dated 12/6/17 (the “Building Condition Assessment”), the
subsequent Building Condition Assessment Update dated 07/27/23, and as approved by the
Community Development Department. Notwithstanding anything to the contrary in Section 3.15
or Exhibit C of the DDA, construction of the Rehabilitation phase of the Project must commence
following the City’s conveyance of Parcel 1, and City’s approval of the Development Plan Review
for the Project and upon issuance of all applicable permits for the Rehabilitation. In the event that
Developer should incur documented expenses in performance of the Stabilization or Rehabilitation
Plan that exceed the Rehabilitation Credit amount of $1,110,000 (“Excess Rehabilitation
Expenses”), City will reimburse Developer for such documented Excess Rehabilitation Expenses
up to the amount of City’s remaining historic preservation budget amount for the Historic Property
in the approximate amount of $207,000.

(b)
Rehabilitation Credit. In furtherance of Section 2.10 and Exhibit K of the
DDA, City and Developer have stipulated and agreed to the “Rehabilitation Credit” that Developer
will receive as a credit against the Purchase Price for the Rehabilitation. The Rehabilitation Credit
shall be $1,110,000 (which amount consists of those Actual Costs incurred or to be incurred to
perform the work described in the MOU in the amount of $109,590, and $1,000,410 for other costs
incurred or to be incurred by Developer to perform the Stabilization and Rehabilitation). The
Rehabilitation Credit is set forth on Schedule 2.10 attached hereto.

5.
Deed of Trust to Secure Public Amenities and Rehabilitation.

(a)
Creation of Historic Lot. Pursuant to Section 2.8.1 of the DDA, prior to
Closing of any portion of the City Property (other than the South Area), Developer shall prepare
and process (at Developer’s cost and expense) a final plat of the Property (other than the South
Area). In furtherance of Section 2.8.1, City and Developer have stipulated and agreed that the
portion of Parcel 1 on which the Gonzalez-Martinez House is located will be defined as a separate
legal parcel (the “Historic Lot”). The City agrees to process the final plat in a timely manner and
reasonably cooperate with Developer to record the final plat prior to or at the Closing of any
portion of the City Property (other than the South Area).

(b)
Financial Assurances. Notwithstanding anything to the contrary in Section
2.2.1 of the DDA, City and Developer agree there shall be two (2) separate Deeds of Trust (i.e.,
one Deed of Trust to secure Developer’s obligations with respect to the Public Amenities, and a
separate Deed of Trust to secure Developer’s obligations with respect to the Rehabilitation), as
follows: (i) at the Closing of Parcel 1 and Parcel 2 of the City Property, Developer shall execute,
acknowledge and cause to be recorded a Deed of Trust encumbering Parcel 1 and Parcel 2 only
(the “Public Amenities Deed of Trust”), to secure Developer’s obligation with respect to the
Public Amenities in the amount of the Public Amenities Credit; and (ii) at the Closing of Parcel 1
of the City Property, Developer shall execute, acknowledge and cause to be recorded a Deed of
Trust encumbering the Historic Lot only (the “Rehabilitation Deed of Trust”), to secure
Developer’s obligation with respect to the Rehabilitation work in the amount of the Rehabilitation
Credit. Except as amended by this paragraph, each separate Deed of Trust shall remain subject to

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the terms and conditions provided in Section 2.2.1 of the DDA. Developer reserves the right to
substitute or replace each Deed of Trust with a letter of credit, bond or other “Alternative Financial
Assurances” as permitted in Section 2.2.1 and Section 2.2.2 of the DDA, in which case the financial
assurance securing Developer’s obligation with respect to the Public Amenities shall be in the
amount of the Public Amenities Credit, and the financial assurance securing Developer’s
obligation with respect to the Rehabilitation work shall be in the amount of the Rehabilitation
Credit. In the event of a replat of the development area prior to satisfaction of either the Public
Amenities Deed of Trust or the Rehabilitation Deed of Trust, City’s City Manager is authorized to
modify or substitute either Deed of Trust to a comparable secured interest in order to accommodate
such replat.

6.
Termination of AP Lease. City confirms that the AP License (as described in
Section 2.5 of the DDA) has terminated, and there are no other known licenses or leases affecting
the City Property.

7.
CCRs. The condition precedent to Closing in Section 2.8.4 of the DDA is deleted.
Developer hereby agrees that, as a condition precedent to obtaining a certificate of occupancy for
the Project, City reserves the right to require Developer to prepare covenants, conditions and
restrictions (CCRs) and/or other appropriate governing documents that provide for the ongoing
maintenance of the Onsite Pathway Segment of the Public Amenities which Developer is
responsible, in a form acceptable to the City, acceptance of which shall not be unreasonably
withheld.

8.
Approval of PAD and Zoning Map Amendment. City and Developer acknowledge
and confirm that the PAD and Zoning Map Amendment contemplated in Section 3.1 and Section
3.2 of the DDA is approved and vested, and the City’s zoning map has been updated to reflect the
Zoning Map Amendment. City Staff supports the current zoning of the Property and will
recommend a waiver of any reversionary considerations under Tempe ZDC 6-304. City’s City
Council will consider adopting a waiver in conjunction with any ordinance authorizing execution
of this Amendment. Once the City waives its right to reversion, the current zoning of the Project
is permanent unless modified by mutual agreement of the parties. The approved PAD and Zoning
Map Amendment is evidenced by GP/PAD/Rezoning [DS230661 / PL230127 / ZON230008 /
PAD230010] approved on September 28, 2023 and Ordinance No. O2023.44 and Resolution No.
R2023.132. Developer is still responsible, pursuant to Section 3.2 of the DDA, at such time that a
Development Plan Review is filed with a final site plan, to process the proposed final site plan as
a major modification for a PAD amendment. Development Plan Review applications do not
currently require a decision by the City Council and such review shall be processed as an
administrative review.

9.
Parcel 5. The description of Parcel 5 in the DDA is hereby amended as follows:

(a)
Recital A(v) of the DDA is deleted in its entirely and replaced with the
following: “Parcel 5 (as defined below), which is generally described as such portions of Assessor
Parcel No. 124-24-027R that are reasonably related to the development contemplated herein and
not otherwise needed by City for rights-of-way, public utility easements or other public interests
accompanying Rio Salado Drive.”

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(b)
Section 1.15 of the DDA is deleted in its entirety and replaced with the
following: “Parcel 5” shall mean that certain parcel of land within the Property consisting of
portions of Assessor Parcel No. 124-24-027R, as described in Exhibit A and depicted in Exhibit B.

(c)
Exhibit A attached to the DDA is amended to include Parcel 5, as more
particularly described on Exhibit A attached hereto. Exhibit B attached to the DDA is deleted in
its entirety and replaced with Exhibit B attached hereto.

10.
Incorporation. The recitals set forth above and any exhibit attached to this
Amendment are incorporated herein and made a part hereof. Capitalized terms not otherwise
defined in this Amendment shall have the meanings given to such terms in the DDA.

11.
Effect of Amendment. Except as amended hereby, the DDA is ratified and shall
remain in full force and effect. In the event of any inconsistencies between this Amendment and
the DDA, the terms of this Amendment shall govern and control.

SIGNATURE PAGE FOLLOWS

4931-7861-3157, v. 5
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IN WITNESS WHEREOF, the undersigned have caused this First Amendment to
Development and Disposition Agreement to be executed as of the day and year first above written.

ATTEST:
By:

City Clerk

APPROVED AS TO FORM:

City Attorney

CITY OF TEMPE, a municipal corporation
By:

Name:

Title:

STATE OF ARIZONA
)

) ss.
COUNTY OF MARICOPA )

On this _____ day of __________, 2026, before me, the undersigned, a Notary Public in and
for
the
State
of
Arizona,
duly
commissioned
and
sworn
personally
appeared
_________________________, known to me to be the __________________________ of City of
Tempe, an Arizona municipal corporation that executed the foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said municipal corporation, for the
purposes therein mentioned, and on oath stated that he was authorized to execute said instrument.
I certify that I know or have satisfactory evidence that the person appearing before me and
making this acknowledgment is the person whose true signature appears on this document.
WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written.

Signature

Print Name

NOTARY PUBLIC in and for the State of

Arizona, residing at

My commission expires

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1st & FARMER, LLC,
an Arizona limited liability company

By: UHP 2022, LLC,

an Arizona limited liability company
Its: Manager

By: __________________________
Name: Todd Marshall
Its: Authorized Agent

STATE OF ARIZONA
)

) ss.
COUNTY OF MARICOPA )

On this _____ day of ___________, 2026, before me, the undersigned, a Notary Public in and
for the State of Arizona, duly commissioned and sworn personally appeared Todd Marshall, the
Authorized Agent of UHP 2022, LLC, an Arizona limited liability company, Manager of 1st &
Farmer, LLC, an Arizona limited liability company, that executed the foregoing instrument, and
acknowledged the said instrument to be the free and voluntary act and deed of said municipal
corporation, for the purposes therein mentioned, and on oath stated that he was authorized to execute
said instrument.
I certify that I know or have satisfactory evidence that the person appearing before me and
making this acknowledgment is the person whose true signature appears on this document.
WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written.

Signature

Print Name

NOTARY PUBLIC in and for the State of

Arizona, residing at

My commission expires

4931-7861-3157, v. 5
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EXHIBIT A

Legal Description of Parcel 5

Attached

Legal Description
For
Parcel 5 - 1st ST & Farmer Ave.

Located in the Northeast Quarter of Section 16, Township 1 North, Range 4 East, Gila and Salt River
Meridian, Maricopa County, Arizona. Described as follows:

Commencing at the East Quarter corner of said Section 16, from which the Northeast corner of said
Section bears North 00°00’08” East, a distance of 2637.37 feet;

Thence South 89°41'30" West, along the South line of said Northeast Quarter, a distance of 207.45 feet;
Thence departing said South line, North 00°48’52” West, along the centerline of Farmer Ave, as shown
on State Plat No. 12, recorded in Book 69, Page 38, Maricopa County Records, a distance of 650.91 feet
to the North line of said Plat and the Point of Beginning;

Thence departing said centerline, South 78°37'25" West, along said North line, a distance of 30.55 feet
to the East line of the Final Plat for Regatta Pointe Condominiums Amended, recorded in Book 578, Page
21, Maricopa County Records;

Thence departing said North line, North 00°48'52" West, along said East line and East line extended, a
distance of 166.49 feet to the South line of Rio Salado Parkway as described in document number 1989-
023644, Maricopa County Records and the beginning of a 1,367.39 foot radius non-tangent curve,
whose center bears South 05°28'47" East;

Thence Easterly along said South line and the arc of said curve, through a central angle of 02°20'29", an
arc distance of 55.88 feet;

Thence continuing along said South line, North 86°51'42" East, a distance of 60.75 feet to the West line
of that certain parcel of land as described in document number 2005-0423535, Maricopa County
Records;

Thence departing said South line, South 05°05'30" East, along said West line, a distance of 148.99 feet to
the North line of said State Plat;

Thence departing said West line, South 78°37'25" West, along said North line, a distance of 99.23 feet to
the Point of Beginning.

Containing 19,350.60 square feet or 0.44 acres, more or less.

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48943
Mitchell H.
Ragsdale
5/21/26

N0° 00' 08"E
2637.37'
N0° 48' 52"W
650.91'
N0° 48' 52"W 166.49'
S5° 05' 30"E
148.99'
N86° 51' 42"E
60.75'
99.23'
S78° 37' 25"W 129.78'
30.55'
122.09'
44.40'
L=55.88', R=1367.39'
Δ=2°20'29"
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48943
Mitchell H.
Ragsdale
5/21/26
645 E. MISSOURI AVE., STE. 420
PHOENIX, AZ 85012
608-297-8732
EXHIBIT "A"
PARCEL 5
1ST & FARMER
TEMPE, ARIZONA
JOB NO.
24007094 PRODUCT TYPE: EX DATE:
05/21/26
SHEET 1 OF 1
S0° 03' 06"E
2639.81'
S89° 41' 30"W 2674.67'
207.45'
2467.23'
E 1/4 COR. SEC. 16
T1N, R4E
POINT OF COMMENCEMENT
SE COR. SEC. 16
T1N, R4E
NE COR. SEC. 16
T1N.,R4E
C 1/4 COR. SE. 16
T1N., R4E
POINT OF
BEGINNING
RIO SALADO PKWY
FARMER AVE.
1st ST.
BK. 578, PG. 21,
M.C.R.
DOC. NO. 89-023644,
M.C.R.
DOC. NO.
05-0423535,
M.C.R.
BK. 69,
PG. 38,
M.C.R.

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EXHIBIT B

Map of Parcels

[Placeholder. The illustrative map is not in recordable form. A copy is on file with City and
Developer]

PARCEL 5
PARCEL 5: Portion of City Parcel
124-24-027
HISTORIC LOT

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EXHIBIT F

Elements of the “Onsite Pathway Segment” and “Offsite Pathway Segment” comprising the Public
Amenities

[Placeholder. The illustrative exhibit is not in recordable form. A copy is on file with City and
Developer]

APRIL 2024
PROPOSED NEIGHBORHOOD
CONNECTIVITY ENLARGEMENT
GRAPHIC PLAN
LEGEND
PROPOSED MEANDERING 8’ WALKWAY
18’ PROPOSED LINEAR PARK/ PATH
HISTORICAL BUILDING TO REMAIN
EXISTING GATE TO REMAIN
(APPROXIMATE LOCATION)
PROPOSED SITE
EXISTING PEDESTRIAN CIRCULATION
FUTURE PEDESTRIAN ACCESS
FUTURE PATH EXTENSION THROUGH
EXISTING ALIGNMENT BY OTHERS
EXISTING
CULINARY
DROPOUT
18’
EXISTING APS
SUBSTATION
W 1ST ST
W 1ST ST
S FARMER AVE
RIO SALADO PKWY
EXISTING TRAIN TRACKS
VARIES
VARIES
8’ MEANDERING
SIDEWALK
POLE LIGHT,
TYP.
EXISTING WALL OR
LANDSCAPE BEYOND
18’
SECTION- PEDESTRIAN PATH
SCALE: NTS
SCALE: 1”=30’-0”
NORTH
0
30
60
90
FEET
BUILDING OR
LANDSCAPE
R.O.W.- VARIES
VARIES
STREET
PLANTER
VARIES
0’-10’
8’ MIN.
PEDESTRIAN
SIDEWALK
SECTION- PEDESTRIAN STREETSCAPE
SCALE: NTS
PARALLEL PARKING
WHERE OCCURS
FARMER ARTS
DISTRICT - PARCEL 4
18’
SECTION
EXISTING REGATTA POINT CONDOMINIUMS
PROPOSED NEIGHBORHOOD CONNECTIVITY ENLARGEMENT
SCALE: NTS
EXISTING CHARACTER FARMER ARTS DISTRICT TRACT A
WALKWAY LIGHT
BENCH/ TRASH
18’ PUBLIC
ACCESS
EXISTING WALL OR
LANDSCAPE BEYOND
OFFSITE PATHWATY
SEGMENT
ON SITE PATHWATY SEGMENT

4931-7861-3157, v. 5
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EXHIBIT J

Rehabilitation Plans and Stabilization Plans

[Placeholder. The Stabilization Plans are not in recordable form. A copy is on file with City and
Developer]

233 E Southern Ave, #24641

Tempe, AZ 85282

contact: Todd Marshall

phone: 480.334.8554

info@udpartners.com
ARCHITECT:
Motley Design Group LLC

1114 Grand Avenue

Phoenix, AZ 85007

contact: Robert Graham AIA

phone: 602.254.5599

rgraham@motleydesigngroup.com
STRUCTURAL ENGINEER:
Slaysman Engineering Company

2226 W San Miguel

Phoenix, AZ 85015

contact: Melvin Slaysman, P.E.

phone: (602) 280-7777

mel@slaysman.org
Project Name:
Gonzales-Martinez House - Stabilization Phase
Project Address:
301 W 1st St. Tempe AZ 85281
Assessor's Parcel Number: 124-24-171A
Legal Description:
A PORTION OF LAND SITUATED IN THE NORTHEAST QUARTER OF
SECTION 16, TOWNSHIP 1 NORTH, RANGE 4 EAST OF THE GILA AND
SALT RIVER BASE, MARICOPA COUNTY, ARIZONA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 16 A
BRASS CAP FLUSH MARICOPA COUNTY LS 35832, FROM WHICH THE
CENTER OF SAID SECTION 16 A CITY OF TEMPE BRASS CAP IN
HANDHOLE, BEARS SOUTH 89 DEGREES 41 MINUTES 30 SECONDS
WEST, A DISTANCE OF 2674.65 FEET, (BASIS OF BEARING, CITY OF
TEMPE CONTROL);
THENCE SOUTH 89 DEGREES 41 MINUTES 30 SECONDS WEST, ALONG
THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION
16, A DISTANCE OF 98.87 FEET;
THENCE NORTH 00 DEGREES 03 MINUTES 37 SECONDS WEST,
DEPARTING SAID SECTION LINE, A DISTANCE OF 40.00 FEET TO THE
SOUTHEAST CORNER OF LOT IE, STATE PLAT NO. 12, AMENDED,
RECORDED BOOK 69, PAGE 38 AND THE POINT OF BEGINNING OF
THE PARCEL HEREIN DESCRIBED;
THENCE NORTH 00 DEGREES 03 MINUTES 37 SECONDS WEST, ALONG
THE EAST LINE OF SAID LOT IE, A DISTANCE OF 342.00 FEET;
THENCE NORTH 02 DEGREES 00 MINUTES 47 SECONDS WEST, A
DISTANCE OF 158.90 FEET;
THENCE NORTH 04 DEGREES 31 MINUTES 47 SECONDS WEST, ALONG
THE EAST LINE OF SAID LOT IE AND THE PROLONGATION OF SAID
EAST LINE, A DISTANCE OF 99.67 FEET;
THENCE SOUTH 73 DEGREES 43 MINUTES 18 SECONDS EAST, DEPARTING
SAID PROLONGATION LINE, A DISTANCE OF 65.09 FEET TO A POINT
ON THE WEST RIGHT OF WAY LINE OF THE SOUTHERN PACIFIC
RAILROAD, SAID LINE BEING OFFSET 35.00 FEET WEST OF AND
PARALLEL WITH THE CENTER OF THE TRACKS;
THENCE SOUTH 04 DEGREES 58 MINUTES 41 SECONDS EAST, ALONG
SAID WEST RIGHT OF WAY LINE, A DISTANCE OF 29.20 FEET TO
THE POINT OF A NON-TANGENT CURVE CONCAVE TO THE WEST, OF
WHICH THE RADIUS POINT LIES SOUTH 84 DEGREES 59 MINUTES 43
SECONDS WEST, A RADIAL DISTANCE OF 2,884.51 FEET;
THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A
CENTRAL ANGLE OF 02 DEGREES 15 MINUTES 15 SECONDS, A
DISTANCE OF 113.49 FEET TO THE POINT OF A NON-TANGENT
CURVE CONCAVE TO THE WEST, OF WHICH THE RADIUS POINT LIES
SOUTH 87 DEGREES 24 MINUTES 33 SECONDS WEST, A RADIAL
DISTANCE OF 4,739.72 FEET;
THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A
CENTRAL ANGLE OF 03 DEGREES 01 MINUTE 22 SECONDS, A
DISTANCE OF 250.07 FEET; THENCE ALONG A NON-TANGENT LINE,
SOUTH 00 DEGREES 01 MINUTE 00 SECONDS EAST, A DISTANCE OF
189.27 FEET; THENCE SOUTH 89 DEGREES 41 MINUTES 30 SECONDS
WEST, DEPARTING SAID WEST RIGHT OF WAY LINE, A DISTANCE OF
63.64 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINS
37,220 SQUARE FEET OR 0.854 ACRES, MORE OR LESS.

Scope of work:
Structural stabilization including foundations,
walls, and roof; exterior envelope improvements
for weatherization
Use:
Business
Zoning:
MU-4
W RIO SALADO PKWY
W RIO SALADO PKWY
W 5TH ST
W UNIVERSITY DR
W 1ST ST
S HARDY DR
S WILSON ST
S FARMER AVE
S ASH AVE
S MILL AVE
METRO LIGHT RAIL
THIS PROJECT
W07
EW-2
D06
W04
W 1ST ST
S FARMER AVE
City of Tempe Property
(under Development Agreement - C2023-190)
APN: 124-24-171A
First & Farmer LLC Property
APN: 124-24-003B
EW-2
Existing Historic Building
Retain and Protect
Existing Historic Building
Existing concrete slab to be
removed for wall repairs
Existing concrete pad
to be removed
Existing fence panel to be removed
No.
A-01
A-02
A-03
A-04
A-05
A-06
A-07
A-08
A-09
A-10
Sheet Name
Cover Sheet and Site Plan
Specifications
Specifications
Floor Plan - Demolition
Floor Plan - Rehabilitation
Reflected Ceiling and Roof Plan
Exterior Elevations
Building Sections
Schedules & Details
Structural Details
Sheet Index
Project Directory
Project Data
Vicinity Map
Site Plan
1" = 10'
301 W 1st St. Tempe, AZ 85281
Gonzales-Martinez House -
Stabilization Phase
5/7/26

1.1
SCOPE OF WORK: Provide all labor, materials, equipment, and transportation necessary
for complete and proper execution of the Work, unless such work is specifically noted as
"Not in Contract", "N.I.C.", "By Owner" or "By Others".

1.2
FIELD CONDITIONS: Verify all dimensions, elevations, and site conditions prior to
commencing work, and notify the Architect of all discrepancies. Bring all conflicts present
in the drawings to the attention of the Architect and obtain resolution prior to
proceeding with construction.

1.3
SUBSTITUTIONS: No substitutions shall be made without approval of the Architect. Where
the Contractor wishes to request a change, either due to field conditions of material or
detail substitution, he shall submit to the Architect completed documentation including
drawings and required engineering prior to construction of the specific area, allowing
ample time for review.

1.4
CODES: All work shall comply with prevailing building codes in the jurisdiction having
responsibility for the project, as identified in the project summary or code data.

1.5
PERMITS: Provide all necessary permits and approvals necessary by governing authorities.

1.6
CUTTING AND PATCHING: All trades shall do their own cutting, fitting, patching, etc. to
make the several parts come together properly and fit it to receive or to be received by
work of other trades. Obtain Architect's approval before cutting and/or patching any
structural building element.

1.7
METHODS AND TECHNIQUES OF CONSTRUCTION: The contract drawings and specifications
represent the finished structure. They do not indicate the method of construction. The
Contractor shall provide all measures necessary to protect the structure and any
surrounding structures during construction. Such measures shall include, but not be
limited to, bracing and shoring for loads due to construction equipment. Observation
visits by the Architect or his consultants shall not include inspection of such items.

1.8
MATERIALS PLACEMENT: Construction materials shall be spread out if placed on framed
floor or roofs. Load shall not exceed the design live load per square foot.

1.9
GENERAL CONDITIONS: AIA Document A201, latest edition as of the date of this
contract, is hereby made a part of this contract by reference.

1.10 CLEAN-UP: Keep the premises clean and free from accumulated waste materials or
rubbish at all times. At the completion of Work, remove all such materials and all tools,
scaffolding and surplus materials and clean all parts of the work, including broom
cleaning and vacuuming; removal of stickers, labels, and paint smears; etc.

1.11 SUBMITTAL PROCEDURES: Submit product data, shop drawings, and samples required by
these specifications. Submit samples, including color selection samples, in the form and
number required by the relevant section of the specifications. Submit all written and
graphic materials in electronic PDF format, unlocked (allowing markup), via email, FTP
transfer website, or digital media such as CD-ROM or DVD. Each submittal shall be
compiled into a single PDF file. The first page of the PDF file shall be a transmittal page
identifying the project, project location, Contractor, Architect, submittal identification and
number, and space for Contractor’s review and approval and 3” x 5” minimum space for
Architect’s review stamp. Allow 5 working days for Architect’s review of all submittals
unless a longer time is specified elsewhere.

1.12 CLOSEOUT SUBMITTALS: At substantial completion of the work, provide two loose-leaf
copies of Owner's Manual including all operating instructions, maintenance instruction, and
parts lists for all mechanical and electrical systems installed as a part of the Work.

1.13 HISTORIC PRESERVATION: The existing building is a historic structure. The intent of the
construction documents is to preserve the historic elements of the building while
enhancing structural stability and adding new elements in a sensitive manner. All
rehabilitation and repair treatments shall be executed in a manner as to avoid damage to
existing materials to remain. Cleaning shall be done using the gentlest possible means.
Where possible, deteriorated features are to be repaired rather than replaced. Where
materials must be replaced, new materials shall match the old in design, color, texture,
and other visual qualities, and, where possible, materials.
2. SITE WORK

2.1
GENERAL EARTHWORK: Comply with recommendations of soil report by _________.
Grade site to contours as shown on plans. Finished grading shall provide positive
drainage away from building foundations for a distance of 10 feet.

Following analysis and approval by a registered geotechnical engineer, on-site soils may
be used for fill. Imported fill materials, if required, shall conform to the following:

100% passing the 6" sieve.

50 to 100% passing the 4" sieve.

Minimum 30% passing the No. 200 sieve.

Exhibits less than 1.5% expansion potential when compacted to 95% of the ASTM
D698 density at a moisture content 2% below optimum, confined under a 100 psf
surcharge and exposed to saturation.

Having a low corrosion potential as determined by a corrosion expert and/or
material supplier and should meet ACI 318 negligible sulfate exposure durability
requirements for concrete.

Soils shall not be frozen.

Site Preparation and Grading Procedures: Earthwork shall be under the observation and
testing of a qualified technician under the direction of a registered geotechnical/materials
engineer. Prepare site as follows.

a.
Clear and grub the site by removing and disposing of all vegetation in areas to
be developed, any debris or rubble, and remnants of former developments
(existing pavement).

b.
Strip the site of any existing fill zones, fill piles, backfill zones and unstable soils.
During stripping observe the surface for evidence of buried debris, vegetation or
disturbed materials which will require additional removal. Areas steeper than 5H
to 1V should be benched and any depressions widened to accommodate
compaction equipment.

c.
Prepare the ground surface in at-grade areas, in-fill areas and in areas cut to
grade by scarifying, moisture conditioning and compacting the exposed surface
soils to a depth of 10 inches.

d.
In spread footing areas to be founded in the upper 7 feet of existing site soil,
remove (and stockpile for future use) soils from beneath and 2 feet beyond all
footings to a minimum depth of 2 feet below the bottom of the footings. The
exposed surface after removal shall be moistened and compacted prior to
backfilling.

e.
Moisture condition and place all fill and backfill materials required to achieve
specified grades. Fill materials shall be moisture conditioned, placed and
compacted in horizontal lifts of thicknesses compatible with the compaction
equipment being used.

f.
Compact subgrade, fill, backfill, subbase fill, and base material to the following
minimum percent compaction of the ASTM D698 maximum dry density for each
lift.

Soil below foundations and pavement sections: 95%

Soil below concrete floor slabs (above footings) 90%

Base material below concrete slabs: 95%

Base material below pavement sections: 100%

Backfill outside of structure, exterior slab and pavement areas: 90%

g.
The moisture content of soil and base materials at the time of compaction shall
be as follows:

Soils beneath structure and exterior slabs: Optimum +/- 3%

Soils beneath pavements: 2% below optimum or lower

Base material beneath structure and pavements: Optimum +/- 3%

h.
Soils which are disturbed or over-excavated in the course of construction outside
the limits of the plans or specifications shall be replaced with materials compacted
as specified above. The above compaction requirements shall also apply to any
disturbance occurring within the construction limits, including but not limited to
backfilling of trenches inside and outside of the building pad.

Protect structures, utilities, sidewalks, pavements, and other facilities from damages caused
by settlement, lateral movement, undermining, washout, and other hazards created by
excavation operations. Compact all fill to 90% in 8" maximum lifts.

Provide minimum 8" topsoil at the final lift of exterior exposed fill areas. Replace the
top 8" of existing soil in cut areas with topsoil.

2.2
FOUNDATION EXCAVATIONS: Finish footing trenches with level bottoms. Foundations
shall not bear on fill materials.

2.3
TERMITE PROTECTION: Treat all subgrade areas of new and existing building. All work
shall be performed by an applicator licensed under the "Structural Pest Control Act" of
the State of Arizona. Coordinate treatment with final grading and planting operations so
as to avoid disturbance of the toxicant barriers by such operations. Provide written
warranty against invasion of building by subterranean termites for five years from final
acceptance of the work. If notified during warranty period, provide additional treatment
to stop infestation of affected areas. Repair all damage caused by infestation and provide
additional treatment without additional cost to the Owner. Termiticide: Termidor SC
manufactured by BASF (Fipronil).

2.4
SELECTIVE DEMOLITION: Completely demolish and remove all existing building elements
and components indicated, including all appurtenances related or connected to demolished
elements. Demolish and remove those building elements in conflict with installation of
new work, even if not specifically noted. Undertake demolition using the gentlest means
possible. Hand demolition is encouraged and preferred over power-driven and machine
demolition. Debris shall become the property of the contractor unless noted otherwise.
Carefully remove items and materials indicated to be salvaged for reuse and reinstallation
in the building.

2.5
ASPHALTIC CONCRETE PAVING: Comply with requirements on Civil Engineering drawings.

2.6
CONCRETE PAVERS: Pervious type, 3 inch nominal thickness, 4.5 x 9 inch nominal face
size, equal to “Uni-Ecoloc” manufactured by Pavestone. Provide 3 colors as shown on
hardscape plan. Through-color or face mix paver equally acceptable. Bid as color #1:
Schlegel Tan; color #2: Terra Cotta; Color #3 River Red. Submit samples of
manufacturer’s standard solid color (i.e. not flashed, blended, or mottled) color range for
final selection by Architect.

CRUSHED STONE FILLER, BEDDING, BASE AND SUB-BASE: Crushed stone with 90%
fractured faces, LA Abrasion < 40 per ASTM C 131, minimum CBR of 80% per ASTM D
1883. Do not use rounded river gravel. All stone materials shall be washed with less
than 1% passing the No. 200 sieve. Materials shall be graded per ASTM D448 as follows:

Bedding and Joint/Opening Filler: No. 8, 9, or 10 as required to fit joints

Base: No. 57.

Sub-base: No. 2, 3, or 4

Installer shall be current certificate holder of Interlocking Concrete Pavement Institute’s
PICP installer certificate program. Install sub-base, base, and pavers in conformance with
Manufacturer’s written specifications. Submit copy of specifications to Architect prior to
commencing work. Vibrate and compact sub-base and base to manufacturer’s
requirements. Testing will be performed on base prior to placement of pavers. Lay pavers
to patterns indicated. No paver installed shall be smaller than 1/3 of an intact paver
unit. Lippage shall not exceed 1/8” in adjacent pavers. The surface elevation of pavers
shall be 1/8 to 1/4 in. (3 to 6 mm) above adjacent drainage inlets, concrete collars or
channels.

2.8
PLANTING AND IRRIGATION

2.9
SITE SPECIALTIES: Bicycle racks shall be Varsity Rack DV211, Surface Mount, as
manufactured by Park A Bike, LLC (contact: Michael Kilmartin, 800-630-7225). Color: RAL
9007. Install per manufacturer’s instructions.
3. CONCRETE

3.1
CONCRETE MATERIALS AND MIXES:

Submit mix designs prior to placing concrete. Mix designs shall be proportioned per
Chapter 4 ACI 318. Maximum slump 4-1/2" Submit statistical data on all mix designs.
All concrete shall be 3000 psi at 28 days with 5-7% entrained air. Materials shall be as
follows:

Cement - ASTM C-150, Type II

Aggregates - ASTM C-33

Water - Potable

Admixtures will not be permitted except as authorized in writing by the Architect.
Admixtures containing calcium chloride will not be permitted under any circumstances.

Drypack Grout: Provide Embeco or Five Star dry pack grout under all base plates and
bearing plates as shown on drawings. Minimum compressive strength F'c = 5000 psi.

Decorative Concrete: Decorative concrete shall be integral colored, with light sandblast
finish. Provide where shown on plans. Fine aggregate to be single color, silica sand or
similar. Submit samples of available sand for selection. Integral coloring pigments to be
liquid or powder form, manufactured by Scofield, Davis, or SGS, equal to Davis #6058 at
the rate of 1 lb per yard for bidding purposes. Submit manufacturer’s color card for final
selection. Provide on-site mockup of final concrete color and finish, 2’ x 8’ dimension,
with variation in sandblast depth shown for final selection. Selected and approved sample
to be retained on site as the standard for decorative concrete work.

Interior slabs to receive glue-down floor coverings shall be installed over vapor barrier.
Vapor barrier to comply with ASTM E 1745, Class A, B, and C. Acceptable products
include Stego Industries “Stego Wrap” 10 mil [15 mil] W. R. Meadows “Perminator” 10
mil [15 mil]. Polyethylene sheeting is specifically not permitted in this application. Tape
all seams and boot all penetrations. Sand blotter layer may be installed over vapor
barrier at Contractor’s option to limit slab curling.

3.2
REINFORCING

Materials shall conform to ASTM A-615, Grade 40, Fy=40,000 psi. Welded wire fabric
shall conform to ASTM A82.

Latest ACI code and detailing manual applies.

Lap splices: Unless noted otherwise, lap splices in concrete beams and slabs shall be
Class B tension splices. Stagger alternate splices a minimum of one lap length. All splice
locations subject to approval. Provide bent corner bars to match and lap with horizontal
bars at corners and intersections of footings. Reinforcing bar spacings given are
maximum centers. All bars to be continuous unless otherwise noted. Place bars per CRSI
Specifications and Handbook. Dowel all vertical reinforcing to foundation. Securely tie all
bars in location before placing concrete or grout.

Reinforcing mesh: ASTM S185, size and gauge as noted.

Provide min. 1-1/2" cover over all reinforcing, except provide 3" cover over all
reinforcing adjacent to earth.

3.3
CONCRETE WORKMANSHIP: Materials and Workmanship shall be in conformance with
ASTM 318 (latest edition). Testing shall be performed in conformance with ASTM C-39.
Mechanically vibrate all concrete when placed, except that slabs on grade need be
vibrated only around under-floor ducts, etc.

Flatwork to be exposed in the finished construction shall have light broom finish.
4. MASONRY

4.1
CONCRETE UNIT MASONRY: Materials shall conform to the following.

Concrete masonry units:
ASTM C-90 Grade N-1, f'm=1350psi

Mortar: Type S, f'm=1800 psi

Grout: f'c=2000 psi @ 28 days

Provide all special units as shown on drawings. Provide bond beam blocks at all
horizontal reinforcing bar locations.

Vibrate in grouted vertical cells immediately after placing and again approximately five
minutes later. Provide cleanouts of the grout lift exceeds 4'-0" height in block walls.
Grout walls solid if indicated on drawings. Grout all piers, retaining walls and all other
walls below grade solid. All cells containing reinforcing bars, inserts, or bolts shall be
filled solid with grout. When grouting is stopped for one hour or longer, horizontal
construction joints shall be formed by stopping the grout pour 1-1/2” below the top of
the uppermost unit.

Vertical wall reinforcing:
1 - #5 at all corners, intersections and each side of construction joints.
2 - #5's at all wall ends and jambs.
1 - #5 at 24" on center elsewhere, UNO.

See plans and details for additional steel requirements.

Horizontal reinforcing: Provide 2 - #5 bars in minimum 8" deep bond beam at roof.
Provide 1 - #5 in minimum 8" deep bond beam at top of parapet unless otherwise
noted. Place bars continuous through construction joints. Wrap bars with mastic tape
1'-6" each side of construction joints. Provide bent bars to match horizontal bond beam
reinforcing at corners and wall intersections to maintain bond beam continuity. Stagger
alternate splices a minimum of 48 bar diameters. Provide standard weight (9 ga.) ladder
type joint reinforcement at 16" on center in all masonry walls. Provide 2 #4 bars at
the bottom of all openings. Minium lap of masonry reinforcing shall be 48 bar diameters.

4.2
MASONRY REINFORCING: Same as for concrete (see 3.2 above).

Provide 2-#4 bars at each corner and opening jamb and 1-#4 @ 48” o.c. thereafter.

4.3
HISTORIC BRICK MASONRY REPAIRS:

Brick Materials: Brick for use in repairs shall be salvaged original brick stored on site
to the extent possible. Additional matching brick is stored in the Basement and may be
used to supplement lost or damaged units.

Mortar Materials: Mortar shall be ASTM C-270 Type N, however compressive strength shall
not exceed compressive strength of brick units as verified by testing. If necessary to
reduce mortar strength, add lime. Mortar shall be integrally colored to match existing
mortar appearance. Provide trial mix samples for final selection.

Masonry Accessories:

Corrugated Ties: 20 gauge stainless steel, 7/8" wide, Heckman #260 or similar.

Historic Brick Masonry Repair Procedures:

1.
Brick masonry work shall comply with Arizona Masonry Guild specifications except
as modified herein.

2.
Carefully dismantle areas of loose or unstable brick and as required to attain a
single-course level surface. Salvage brick units for re-use. Hand-clean bricks of old mortar
by scraping and wire brushing. Clean intact brick substrate of all loose mortar and debris.

3.
Rebuild brick chimney to match all visual aspects of coursing, pattern, and profile
as indicated and as visible on intact portions of the building. Tie to steel armature using
corrugated ties installed as detailed. Provide mortar wash sloped to drain outward at top
of wall.

4.
Clean face of finished reconstruction of all excess mortar.
4.3
LIME MORTAR: Mortar used to repair and re-point historic brick masonry shall be lime
based mortar, mixed and proportioned as follows:
Materials:
Lime; ASTM C207, Type S, high plasticity.
Cement: ASTM C150, Type I, white, or gray if a darker color mortar is to be matched.
Sand: ASTM C144; color and texture to match sand in original mortar. Washed bar or
g
beach sand is recommended. If crushed sand is used, working characteristic may be
improved by adding portland cement not to exceed 20% of the total cement/lime binder.
Water: potable.
Admixtures: None.
Mixes: 1 part portland cement, 3 parts lime, 8-12 parts sand, as required to match
existing.
Exact mix will relate to the grain size and sharpness of the sand. Provide test mix bathes
for comparison to the historic condition. Mix final “job-size” batch once the correct sand
color, cement content, etc. have been determined through small tests, to ensure that on-
site mixing conditions will result in the same final product.
Mixing:
Mix hydrated lime: Add hydrated lime to water. Stir and hoe the mass to form a thick
cream. Allow to stand at least 24 hours before use.
Prepare roughage premix (for later use): Accurately proportion the sand and lime using
measuring boxes constructed to contain the exact volume of each ingredient required to
make one batch. Mix sand and lime thoroughly for about ten minutes. Store in plastic-
lined drums and seal until required. When required for use, add and mix the correct
proportion of gauging cement as specified and use immediately.
Add cements to lime and aggregate mixes immediately before the use of the mortar.
Perform all batching with wooden boxes or plastic pails of known volume to ensure
standardization and conformity of measurement. Shovel measurement of materials is not
permitted.
Use box sizes that are sufficient for producing a batch size equal to one
mixer load. Mix dry ingredients thoroughly, approximately five minutes, before adding
any water.
Add a small amount of water so the mortar is just wet enough to hang on a trowel.
Mix mortars at least 10 minutes before using to improve workability and ensure thorough
mixing. Automatic mixers should have rubber blades. Clean mixing boards and mixing
machines thoroughly after each use to prevent hardened lumps of mortar from
contaminating the next batch of mortar. Repointing mortars may sit 1-2 hours after
initial mixing and then may be remixed to a workable consistency. This is done to
reduce shrinkage.
Test the mix by holding a trowel with mortar on it upside down and shaking it once. If
the mortar falls off without shaking, it has too much sand. If more than one shake is
required, the lime content must be decreased.
Coloring Mortars: Take samples of freshly-broken mortar from the original masonry
pointing. Note color of aggregate for color-matching. Prepare test patties of mortar
approximating the inner color of the sample and set aside to dry for at least 72 hours.
Drying time may be accelerated by placing the patty sample in an oven or over a hot
plate. Break the sample test patties and compare the inner portions to the original.
Use repointing mortar within approximately 1-2 hours of final mixing. Retemper the
mortar as necessary to maintain workability. Retempering is permitted. Remixing is not.
Add water at the mortar-board using a spray bottle to replace only water lost through
evaporation. Use all mortar within two hours of gauging. Throw out left-over mortar. Do
not retemper or remix mortars after this time has elapsed. This time limit may vary
depending upon the outside temperature; longer on cold days, shorter on hot days.

4.1
ADOBE MASONRY REPAIRS

Adobe materials: Adobe used for repairs shall be unstabilized natural soil substantially
matching the appearance and strength characteristics of the existing adobe. Mix shall
approximate the relative sand/silt/clay proportions of the existing adobe within a
tolerance of plus or minus 10 percent. Dried bricks made from such soil shall have a
compressive strength similar to that of adobe bricks in existing building, within a
tolerance of plus or minus 100 psi. Submit samples of intact portions of existing adobe
walls to testing laboratory for analysis of compressive strength and particle size
distribution (sand-silt-clay). If bricks are to be fabricated on site from on site soils,
cooperate with the Owner in locating work yard and scheduling work, and at completion
provide replacement fill to reestablish original grades, including topsoil if necessary for
revegetation.

Adobe block fabrication: Net size of blocks shall be 12" by 8" by 4". Form bricks in
solid forms using sufficient moisture to form solid compact units without causing excessive
shrinkage cracks. Dry units to below 20 percent moisture content before use.

Repair procedures:

A. Provide sufficient bracing on both sides of walls in area of repairs to ensure stability
of the walls during repair.

B. Carefully saw cut and remove plaster in the areas to be repaired.

C. Repair adobe walls, removing and replacing deteriorated adobe as required. Remove
deteriorated adobe in the sections under repair. Square off remaining adobe to form
horizontal surfaces of multiples of 4" depth. Shallow areas of minor deterioration (2"
or less) need not be squared off. Fill cavities solid with adobe bricks and adobe
mud mortar. Immediately before installation, lightly wet new adobes by dipping in
water and lightly wet interior of cavities with a wet sponge. Shallow areas of slight
deterioration may be filled by mud mortar alone.

D. Allow adobe bricks and mortar to dry in place a minimum of 7 days before
continuing with the next phase of wall repair. If wet or unusually humid weather is
encountered, or if it is evident that for any reason the installation is not sufficiently
dry, extend drying time accordingly.

E. Remove shoring and bracing after wall repairs have been completed.
5. METALS

5.1
METAL FABRICATIONS: Submit shop drawings of all steel fabrications. Provide steel
fabrications of ASTM A-36 steel for steel shapes, ASTM A-500 or A-501 for tubing. All steel
shapes, tubes, and expanded metal shall be G-90 hot dip galvanized. Exposed welds shall
be ground smooth, with all weld spatter removed. Comply with AWI guidelines. Shop
fabricate elements to the extent practical. Shop prime all fabrications, and touch up field
welds prior to painting. Grind smooth and touch up all sharp edges, corners, and burrs.

6. WOOD AND PLASTICS

6.1
ROUGH CARPENTRY

All lumber shall bear the stamp of a recognized lumber grading agency. Erect all wood
framing in a workmanlike manner. Materials shall be as follows:

Vertical framing: Douglas Fir No. 2

Horizontal framing:
Douglas Fir No. 1

Plywood:
5-ply CDX, plywood shall conform to PS 1-83

Rough hardware: As manufactured by Simpson

All nails to be common nails, sizes as indicated on nailing schedule and on drawings.
Where nails are not specifically called out, IBC table 2304.9.1 shall apply. All floors to
be glued and nailed.

Western Lumber Grading Rules and National Design Specification values to apply to all
lumber.

Treated lumber: Provide decay-treated lumber where indicated. Where "Redwood" is
indicated on drawings, either redwood or treated wood may be provided at Contractor's
option. Lumber indicated to be decay-treated lumber shall be pressure treated with
chromated copper arsenate or other approved chemicals. Each piece of treated lumber
shall bear the AWPA grade mark of LP2 (above ground use).

6.4
FINISH CARPENTRY: Comply with applicable standards of the WI/AWMAC “North
American Architectural Woodwork Standards,” edition 3.1.

Shelving shall be 3/4" particle board, edge banded.

Paneling as detailed, AWS Section 8, Custom grade.

WOOD SPECIES AND GRADE: To match existing.

WOOD SPECIES:

Standing and running trim: Poplar.

Accent wood where detailed: Red Oak.

All joints shall be tight. true, and securely fastened. Corners shall be neatly mitered,
butted or coped with nails set and surface free of tool marks. Accurately scribe
woodwork to fit adjacent surfaces. Full-length continuous members shall be provided
wherever possible.

6.5
ARCHITECTURAL WOODWORK:

Manufactured casework shall be KCMA certified cabinets, door/face style and finish as
selected by Owner.

Manufactured casework shall be plastic-laminate clad cabinets conforming to AWS Section
10, Custom Grade. Hardware shall include commercial grade chrome plated wire pulls on
all doors and drawers, and full extension medium duty soft close drawer guides, K&V
Model 8450 or equal. Plastic Laminate to be manufactured by Wilsonart, Formica, or
Arpa USA. Submit color samples for selection.

Stone countertop material and finish as selected by Owner. Provide OSB sub-tops as
required.

Plastic laminate countertops shall be post formed with rolled front edge and integral 4”
backsplash.

6.3
WOOD RESTORATION AND REPAIR

MATERIALS

Structural Epoxy fillers and consolidants shall be as manufactured by one of the following:

A. Abatron, Inc. of Gilberts, Il. (www.abatron.com) (Online ordering)

B. Conserv Epoxy LLC, Northford, CT (www.conservepoxy.com) (Online ordering)

C. System Three Resins Inc. oc Auburn, WA (www.systemthree.com) (Locally
distributed by Woodcraft, Chandler, (480)-539-9663 and Rockler, Phoenix, (602)
996-3488.)

Products for structural epoxy repair shall be equal to the following, manufactured by
Abatron, Inc:

A. Epoxy Consolidant: “LiquidWood”

B. Epoxy Putty: “WoodEpox”

C. Epoxy Adhesive: High tensile and shear strength epoxy, minimum 2500 psi lap
shear after 24 hour cure.

D. Thinner: “Abosolv”

E. Remover: “Clear-Strip”

Non-Structural Filling Products:

A. Filler: Minwax “High Performance Wood Filler”, DAP Wood Dough or equal by
prior approval.

B. Consolidant: Minwax “High Performance Wood Hardener” or equal by prior
approval.

Accessory Products:

A. Liquid borate fungicide: Disodium Octaborate Tetrahydrate solution,
40% strength by weight

1. "Bora-Care" manufactured by Nisus Corporation (www.nisuscorp.com)

2. "Borrada LP" manufactured by Control Solutions Inc. of Pasadena, TX

B. Powdered borate fungicide: Disodium Octaborate Tetrahydrate, 98% by weight.

1. "Tim-Bor" manufactured by Nisus Corporation (www.nisuscorp.com)

2. "Board Defense" manufactured by InCide Technologies of Phoenix, AZ (http://
boarddefense.com/)

3. "Borrada D" manufctured by Control Solutions Inc. of Pasadena, TX.

C. Fumed Silica.

D. Fiberglass Rebar: Vinyl ester resin impregnated continuous "C" glass roving with
a spiral wrap around the outside. Single transverse shear of 5000 psi, tensile
strength of 80,000 psi, bending stress of 72,000 psi, and modulus of elasticity at
75 degrees F of 4,000,000 psi. Acceptable manufacturers/products:

1. Tillco Co. of Greenbrier, AR (www.ti..co.com)

2. Concrete Protection Products, Inc. of Kernersville, NC (www.fiberglassrebar.com); "FRP
Bars"

3. "Aslan 100" manufactured by Hughes Brothers of Seward, NE (www.hughesbros.com)

REPAIR PROCEDURES

A. Preparation

1.
Detect rot using the “Pick Test”. Insert an ice pick into the wood at a slight
angle. Lift the pick out. If the wood splinters in long pieces, there is no rot.
If the wood snaps where the pick is lifted, wood is decayed.

2. Clean and dry surfaces to be repaired, removing all loose dirt, rotted wood,
paint, and other materials. Make sure surface is dry before commencing work.
Commencement of repair operations constitutes acceptance of the substrate as
being clean and dry. Where rot is caused by moisture infiltration, determine
and eliminate sources of moisture. If moisture source is unknown, treat wood
with preservative before proceeding with epoxy.

3. Apply fungicide to rotted wood in accordance with manufcturer's instructions.
Allow wood to dry completely before proceeding with repairs.

4. Mix two part epoxy materials per manufacturer's instructions. Discard all epoxy
compounds not used within the pot life defined by the manufacturer.

5. Protection: Protect the work of other trades from damage due to repair work
under this Section. Protect vegetation and horizontal surfaces from epoxy
damage, spills or drips.

B. Wood Repair

1. Apply all products in accordance with manufacturer's instructions.

2.
Use structural filler system where wood elements are to be adhered together,
in structural wood elements, and where repairs will include filling large voids
incorporating wood scraps.

3.
Use non-structural filler system in all other locations requiring filling in order
to present a sound, weathertight surface.

4.
Apply consolidant or hardener on weathered and rotted wood members as
noted. Apply with brush or spray to members with surface weathering. Pour
directly into heavily deteriorated or rotted areas. Saturate all areas with
consolidant. Where necessary, drill holes through sound wood into deteriorated
wood to saturate with consolidant.

5.
Repeat application of consolidant 4 to 6 times or until surfaces will accept no
more epoxy. Allow approximately one hour between applications to minimize
run-off and wasting of product.

6.
Apply filler to fill gaps, checks, splits, weathered beam ends, and any other
condition where wood must be built up from its present condition. In filling
large voids, wood scraps with grain oriented in the same direction as the
wood being repaired may be used to reduce the required amount of epoxy
filler. Where filler is used over consolidant, apply filler before consolidant has
completely hardened.

7.
Avoid applying fillers in thin coats over non-hardened and non-consolidated
wood.

8.
Sand filled surfaces to be flush with the face of adjacent wood or to conform
to the lines of missing wood which has been replaced. When painted, patches
shall not be evident or stand out from surrounding surfaces.

9.
Where practical, wood members may be removed from the structure for
repairs to be performed. Do not cut or damage any part of the building to
remove damaged pieces.

C. Timber Splicing

1. Match timber to be spliced to each other for size, configuration and species.
Duplicate surface texture and tool marks.

2. Based on the design criteria for the given location drill matching holes in the
adjacent wood elements to receive the fiberglass rebar. Avoid locating holes
within 1" of checks. Relocate hole position with approval of Architect. Blow
out all dust in the holes.

3. Wood within 3" of the connection must be free of decay. If decay is found,
treat as outlined above for wood repair.

4. Cut the fiberglass rebar to length according to the design criteria. Verify that
rebar and adjacent timber match. Keep rebar dry, clean and free from oils
from hands and tools until ready to use. Scrub with acetone or sand if
necessary to prepare surface of rebar to promote adhesion.

5. Protect splice areas from moisture until time of connection.

6. Mix epoxy adhesive according to manufacturer's instructions. Use epoxy at the
lowest workable viscosity. For vertical or upside down applications use fumed
silica as a thickening agent. Epoxy must be thick enough to hold in all holes
until the rebar is inserted or until the epoxy cures. Avoid entrapping air in
mixture during mixing and application.

7. Epoxy may be applied by pouring in upward facing holes, by pressing into
holes with a flat putty knife, or loading it into caulking tube/gun for
injection.

8. Do not use epoxy which appears to be ready to cure.

9. Bring the matching pieces together for alignment. Rotate rebar at time of
insertion to reduce displacement of epoxy from holes. The new wood
replacement element must come in contact with the existing wood at the
contact face. There can be a gap along the spliced seam of no more than
1/8" for concealed splices and 1/16" for exposed splices. Support or shim as
necessary, without damaging the surfaces so that there is no movement until
the epoxy has set. Support after that for a minimum of 24 hours at a
temperature above 60 degrees F or for 48 hours at wood temperature in the
50 degree F range.

10. The connection must not be subjected to freezing temperatures within 48
hours of application. Shade mixing and application area from direct sunlight in
warm weather.

D. Cleaning: Following application leave all areas free and clean of epoxy. Discard unused
epoxy, containers, tools and towels in accordance with local, state and federal
Environmental Protection Agency regulations.
7. MOISTURE AND THERMAL PROTECTION

7.1
BUILDING INSULATION: Fiberglass rolls or batts shall conform to FS HH-I-521F. Available
products below are taken from Owens-Corning Thermal Batt Fiberglas Insulation product
data. Thickness in roofs shall be thickness indicated in plans; R-values R-22 for 6.75”
thickness, R-30 for 8.25” thickness and R-38 for 12” thickness. Thickness in walls shall
be 5.5" providing an insulation value of R-19. Rigid wall insulation and foundation
insulation shall be closed-cell polystyrene, 1-1/2” thickness, R-4.

7.4
MODIFIED BITUMEN ROOFING: Provide APP-Modifed system, Firestone system N-Q-18-AC
or equal consisting of APP Premium Base sheet fully adhered to substrate and APP 180
Specifications
5/7/26

7.6
BITUMINOUS SHEET WATERPROOFING: Waterproofing for below grade applications shall
be self adhered sheet waterproofing, composed of elastomeric modified bitumen on a
plastic carrier film, 60 mil thickness, 350% elongation. Acceptable products include GCP
Applied Technologies “Bituthene 4000,” Carlisle “miraDRI 860,” and WR Meadows “MEL-
ROL.” Apply in conformance with manufacturer’s instructions. Parge masonry surfaces if
required to obtain smooth, uniform, and well bonded substrate for waterproofing. Prime
and/or condition surface as required and as recommended by manufacturer, using
materials of the same system. Firmly adhere waterproofing to substrate to be continuous
over all surfaces and terminating above grade and to surface of footings. Cover with
polystyrene protection/insulation board prior to backfilling.

7.6
WOOD SHINGLE ROOFING: Follow recommendations of the Cedar Shake and Shingle
Bureau for installation of shingles. Shingles shall be #1 Premium Grade Blue Label
certified, 16” lengths or as required to match existing. Shingles shall be fire retardant
pressure treated for Class B fire resistance. Apply shingles over spaced sheathing with two
roofing nails per shingle. Hand nail only. Pneumatic nailers or staple guns are not
acceptable. Apply double layer at eave. Stagger joints in adjacent courses. Exposure shall
provide three layers of shingle at any one point.

7.9
FLASHING AND SHEET METAL: Paint-prefinished metal (steel) accessories including drip
edge, Roof-to-wall, and other conditions as detailed. Fabricate and install per SMACNA
guidelines.

7.11 SEALANTS Apply sealants in conformance with manufacturer’s directions. Thickness of
sealant shall be ½ the width of the joint unless otherwise directed by manufacturer or
drawings. Provide back-up rod or other accessories as required for proper performance.
Provide sealants as follows:
EXTERIOR GENERAL PURPOSE: (Masonry and concrete, vertical control and expansion
joints, door and window frame perimeter; flashing joints; thresholds; juncture of
dissimilar materials.) One part polyurethane, FS-TT-S-00230-C, Type II, Class A, Color
as selected.
INTERIOR GENERAL PURPOSE: (Countertop at wall, perimeter of door and window frames,
juncture of dissimilar materials) Acrylic-latex, ASTM C834
INTERIOR WET AREAS: (Restroom fixtures, ceramic tile) Silicone, mildew resistant; FS-TT-
S-01543, Class A, low modulus, Color white at fixtures; otherwise as selected to
match ceramic tile grout.
ACOUSTICAL: (Top and bottom of stud runners, drywall perimeter, device boxes in
acoustically treated partitions) CAN/CGSB 19.21 M87, Single component, non-skinning,
non-hardening synthetic rubber type.
8. DOORS, WINDOWS, and GLASS

8.1
WOOD DOORS: Doors shall be flush type. meeting AWI 1300, Particle Board Core, stain
grade birch faces. Provide with UL label where scheduled for fire rating.

Doors shall be stile and rail type, Maple or Prime Paint finish as scheduled and/or as
selected by Owner. Product: Jeld-Wen “Authentic Wood All Panel Interior Door”. Frames
to match finish of doors.

8.2
WOOD WINDOWS shall be exterior aluminum clad wood windows as manufactured by
____ Window types, styles, patterns, and sizes shall be as scheduled. Provide windows
with simulated divided lights. Interior finish shall be stain grade Douglas Fir. Hardware
finish as selected by Owner. Glazing as specified below. Windows shall have 10-year
finish and 2-year overall product warranty. Where windows are replacing existing units,
field measure rough opening sizes and provide replacement windows custom-sized for
existing openings.

8.1
WOOD WINDOW RESTORATION: Follow general recommendations and procedures outlined
in the document “Preservation briefs 9/The Repair of Historic Wooden Windows. John H.
Meyers, U. S. Department of the Interior, National Parks Service, Preservation Assistance
Division. Copies are available through the Arizona State Historic Preservation Office.
Procedures are detailed below.

A. Mock-Up: Repair or restore one window, to be inspected and approved before work
on additional windows proceeds. Sample restorations to include full spectrum of work,
including as applicable for project wood repair, hardware repair, screen panel repair or
replacement, repainting and reglazing. Architect will choose the specific windows and
doors to serve as samples, and conduct final approval inspection. Mock-ups, once
approved, will stand as the standard of comparison of acceptable work, and may
remain as part of the Work.

B. Repair materials: As detailed in “Wood Restoration” section. Repair parts shall be of
wood of the same species and grade as exists in windows being repaired.

C. Repair Procedures:

1. General Disassembly: Carefully disassemble wood window units as necessary for the
work to be performed on any particular unit. In removing sashes, carefully pry off
stops and parting beads from the hidden or exterior side so as not to
conspicuously mar or otherwise damage these components. Remove interior trim as
necessary to gain access to weight pockets. All disassembled parts should be
indelibly marked on hidden parts so they can be returned to their exact locations.

2. Paint Removal: Where paint is scheduled to be stripped from window components,
remove paint by chemical or heat stripping processes. Components removed from
the window unit, such as sashes, may be dip stripped. Protect historic glass
materials remaining in sashes from breakage due to heat or impact. Abrasive
removal methods, such as blast cleaning, will not be allowed as a primary
removal method. Light sanding following stripping is acceptable for restoring the
smoothness of the surface.

3. Putty Replacement: Where scheduled, remove deteriorated glazing putty from
sashes. Remove putty manually, taking care not to damage the wood along the
rabbet. Remove glazing points and remove and salvage intact glass panes. Remove
remaining putty. Reglaze with flexible elastomeric glazing compound.

4. Parts Repair: Repair damaged and deteriorated window components using one of
the following techniques, depending on the nature and severity of the damage:

a. For wood which is cracked, split, or shows signs of minor rot, repair with
wood putty. Dry the affected wood. Remove loose rotted wood down to sound
material. Brush and saturate decayed areas with fungicide. Waterproof the area
with two applications of boiled linseed oil, waiting 24 hours between coats. Fill
cracks and holes with wood putty, building up in layers to minimize cracking
and shrinking. Sand off excess putty to form a smooth finished surface.
g
p
y

b. Where sills or other members exhibit surface weathering, build up the
members using wood putties in successive layers and sand smooth.

c. Where members are heavily rotted or damaged or where portions are
missing, repair using epoxy consolidant and epoxy putty. Mix and use epoxy
compounds in compliance with manufacturer's detailed instructions. Saturate
decayed wood with epoxy consolidant, drilling holes if necessary into decayed
portions to saturate with the consolidant. Patch large missing areas with epoxy
putty, built up if necessary with sound wood shims and scraps with grain
direction oriented with that of the base wood. After epoxy compounds have
cured, sand to smooth surface even with surrounding wood.

5. Parts Replacement: Where parts are scheduled for replacement, integrate new
pieces into the existing window unit to replicate to the extent possible original
conditions. Replacement parts shall match existing profiles or shapes in every
respect and shall be flush with adjacent surfaces.

6. Hardware Repair: Where sash counterweights are to be repaired, remove
deteriorated sash cord. Salvage existing sash weights. Remove paint and other
materials from the pulleys, and restore them to smooth operating condition.
Provide new sash cord to match existing, and attach to window sash and
counterweight.

7. Reassembly: Reassemble units in reverse order to disassembly. Install stops and
parting beads straight and true, and in such a manner as not to bind the sash.

8. Caulking: Caulk around the exterior of all window units. See Sealants section.

9. Weatherization: Provide plastic spring weatherstripping at bottom of lower sash and
top of upper sash if operable. Provide additional plastic spring strips at sides of
sash if space between sash and jamb permits.

10. Replacement Sills: Lumber for new sills and sub-sills to match species, size and
grain direction of existing sills. If required, new sub-sill must be installed first.
Route a drip to the underside of sub-sill to prevent water from entering the wall
under the window. Cut sill to match original and sand sill before installation.
Bevel ends slightly to ease installation. Nail sill into casing from underneath.
Countersink nail and fill hole with putty and seal. Seal edge of sill with caulk at
jamb connections. Prime and paint sills.

8.4
GLAZING in door and window units shall be clear ¼” thickness glass. Glazing in doors
and where otherwise noted shall be fully tempered. Insulated glazing shall be 1” total
thickness, with low-emissivity coating on the #3 surface, PPG “Solarban 60” or equal.
Insulated glass shall yield visible transmittance of 70%, visible reflectance of 11%, and
solar heat gain coefficient of 0.38.

8.6
DOOR HARDWARE: Employ the services of an Architectural Hardware Consultant (AHC) for
all work under this section. Products specified in the Hardware Schedule are considered
the Basis of Design and indication of functional intent. AHC shall coordinate the hardware
sets for each door, providing all necessary hardware items and accessories for proper and
complete door operation. Finishes on any one door shall be of the same finish, or the
closest available finish for each specified item. Submit full and complete hardware
schedules and product data for approval. Provide keying as directed by Owner, with
Master Key.
9. FINISHES

9.1
GYPSUM BOARD: Gypsum board shall be standard type, 5/8" thick, unless noted
otherwise on drawings. Tape all joints and texture surfaces. Texture shall be light
orange-peel or as selected by Owner.

9.1
PORTLAND CEMENT STUCCO: Follow PCA recommendations and all requirements of IBC
Section 2512. Lath shall be self furring, hexagonal mesh of 17 gauge galvanized steel
wire, complying with ASTM C 1032. Stucco shall be premixed or field mixed compliant
with ASTM C 926. Provide corner reinforcement of expanded metal with continuous metal
corner bead. Provide all other accessories, detailed or required for proper installation,
including grounds, stops, joints, and weep screeds. Provide in 2 coats on masonry, to
approx. ½” thickness. Provide in 3 coats over metal lath to approx. 7/8” thickness.
Provide sand finish coat.

9.4
FRP WALL FINISH: As manufactured by Marlite. 3/32” thickness glass fiber reinforced
plastic with pebbled surface, color as selected by owner. Provide coordinating plastic edge,
joint, and interior/exterior corner moldings. Provide in 10’ lengths for seamless vertical
coverage of wall surfaces. Adhesively install to substrates.

9.x
LIME PLASTER

Materials:

Lime: ASTM C206, Type S special finishing hydrate.

Aggregate: Natural or manufactured sand complying with ASTM C144.

Fiber: organic fiber such as animal hair or manila fibers. Synthetic fibers may
be used if it can be shown that the fibers bond with the lime plaster.

Water: Potable.

Mixing: Mix for plaster shall be proportioned as required for each coat, and will include
proper quantities of lime, sand, and fiber as follows.

Scratch Coat: 2 parts lime, 3 parts sand, 1 part fiber.

Brown Coat: 5 parts lime, 10 parts sand, 1 part fiber.

Finish Coat: equal parts sand and lime.

Mix plaster without excessive water. Mix each batch separately and only in the quantity
which will be used before it starts to set. Discard unused plaster which has started to
set. Do not retemper. Clean tools and equipment before mixing each batch of plaster.

Preparation and Application:

A. Examine the areas and conditions under which work is to be executed. Note
conditions detrimental to proper completion of the work. Do not proceed with the
work until unsatisfactory conditions have been corrected. Installation of plaster
shall constitute acceptance of the surface conditions by the Contractor.

B. Clean the surface to receive plaster, removing loose material and other deleterious
substances which may impair the work.

C. Score adobe surfaces as necessary for initial adhesion of plaster.

D. Protect contiguous work from soiling as a result of plastering operations. Make
provisions to minimize spattering of plaster on other work.

E. Moisten porous surfaces with fine mist spray prior to plastering.

F. Install galvanized 10-penny nails with 1" diameter washers at 2' on center
horizontally and vertically with heads projecting out approx. 1/2" for bonding
with plaster.

G. Provide temporary plaster screeds and establish true surface of screeds with rod
before screeds are set. Keep grounds clean and free of plaster. Finish plaster in a
true, plumb, or level plane with grounds.

H. Apply plaster to a minimum thickness of 3/4" on adobe in 3 coats. Work plaster
into surface irregularities of adobe and around nails for maximum bond. Trowel
finish coat surface smooth.

I.
Cut, patch, repair, and point up plaster as required and as directed by the
Architect. Repair cracks and indented surfaces by moistening plaster and filling
with new material, troweled or tamped flush with adjoining surfaces. Point up
finished plaster surfaces around items which are built into or penetrate plaster
surfaces. If patched areas are visible to the Architect in the finished work apply
p
pp y
an additional finish coat over the entire segment of wall.

J.
Promptly remove plaster from door frames and other surfaces which are not to be
plastered. Repair surfaces which have been stained, marred, or otherwise damaged
during plastering work. When plastering work is completed, remove unused
materials, containers, and equipment and clean area of all plaster debris.

9.2
CERAMIC TILE: Tile as selected by Owner. Floor tile in bath areas shall be set per TCA
method F-113-07 (Dry Set Mortar or Latex Portland Cement Mortar on Concrete). Wall
tiles shall be set using TCA method W244F-07 (Fiber Cement Underlayment on Studs).

9.3
PAINTING/STAIN: Provide paints as manufactured by Dunn-Edwards or approved equal.
Systems shall be equal to the following:
A. Exterior and Interior Ferrous Metals: One coat Bloc-Rust BRPR-1 or shop prime,
two coats Evershield Exterior Semi Gloss EVSH50.
B. Interior and Exterior Concrete Block: One coat Rust-Oleum Semi-Transparent
Concrete Stain
C. Interior Wallboard: One coat Vinylastic VNSL00, two coats SUPREMA, Interior Flat
Paint SPMA10.
D. Interior Wood Trim and Doors Receiving Paint Finish: One coat ULTRA-GRIP Series
Select, Zero VOC Primer UGSL00, two coats SUPREMA, Interior Semi-Gloss Paint
SPMA50.
E. Interior Wood Trim and Doors Receiving Stain Finish: ZENITH Interior Wiping Oil
Stain, 3 coats DEFTHANE, Polyurethane Clear Satin.
F. Interior Ferrous Metals: One coat Bloc-Rust BRPR-1 or shop prime, two coats
SUPREMA, Interior Semi-Gloss Paint SPMA50.

9.x
WHITEWASH

Mixing: Whitewash shall be mixed from the following.

Type S Hydrated lime.

Table salt (rock salt not acceptable).

Dry sulphate of zinc.

Skimmed milk.

Clear, potable water.

Mix and proportion whitewash as follows.

A. Mix one bushel (62 pounds) of lime in 12 gallons of water.

B. Mix 2 pounds table salt and one pound dry sulphate of zinc with 2 gallons of
water.

C. Mix the salt solution into the lime and water.

D. Add 2 gallons skimmed milk to the mixture and stir well.

E. Let the mixture stand for two hours, and strain through a fly screen.

Application:

A. Inspect the substrate before whitewashing. Do not commence whitewashing until
unsatisfactory conditions have been eliminated.

B. Protect adjacent work and materials with a suitable covering during whitewashing.

C. Clean surfaces of dirt and foreign matter. Remove all loose paint by brushing,
sanding, or scraping.

D. Patch and fill holes, cracks, and damaged spots to match the texture of adjoining
surfaces.

E. Apply whitewash by brush or roller in two heavy bodied coats.

F. Allow first coat to dry at least 48 hours before applying the second coat.

G. Remove all spatters and errant whitewash from floors, glass, and other surfaces.
10. SPECIALTIES:

10.1 TOILET ACCESSORIES: Per enlarged plan, stainless steel construction and vandal resistant
attachment devices. Manufacturer: “Gamco”

10.2 IDENTIFYING DEVICES: Embossed plastic with raised copy. Room identification signs shall
have Braille in addition to raised visual copy and shall be wall-mounted adjacent to the
latch side of doorways with sign centerline 60” above finished floor.
Specifications
5/7/26

Protect and preserve
all adobe walls
Remove existing roofing down to
sheathing (solid or spaced, as
exists). Re-roof with wood shingles

(E) Trusses to remain
Remove existing roofing down to
sheathing (solid or spaced, as
exists). Re-roof with wood shingles
Protect and preserve
all adobe walls
Protect and preserve
all adobe walls
(E) Rafters to remain
(N) Window opening
Remove 4x4 wood posts
Remove slab
0
2'
4'
8'
Remove (E) concrete slab
Remove all (E) support for upper roof
Remove (E) concrete slab
Remove chain link fencing
Remove concrete slab
Remove bracing
Remove frame infill wall
"Living Room"
"Bed Room"
"Kitchen"
A
A-02
"Screen Porch"
Section A
1/4" = 1'-0"
First Floor Demolition Plan
1/4" = 1'-0"
NORTH
5/7/26

(N) Lime plaster
(N) Roof w/ wood shingles
(N) Roof w/ wood shingles
(N) Wood trim
North Elevation
1/4" = 1'-0"
East Elevation
1/4" = 1'-0"
West Elevation
1/4" = 1'-0"
South Elevation
1/4" = 1'-0"
5/7/26

Protect and preserve
all adobe walls
Remove existing roofing down to
sheathing (solid or spaced, as
exists). Re-roof with wood shingles

(E) Trusses to remain
Remove existing roofing down to
sheathing (solid or spaced, as
exists). Re-roof with wood shingles
Protect and preserve
all adobe walls
(E) Rafters to remain
6
A-10
(E) Railroad-tie wall to remain
(E) Railroad-tie wall to remain
(E) Frame wall to remain
(E) Frame wall to remain
(E) Spaced sheathing boards
(E) & (N) RS 2X4 joists
(N) Spaced sheathing boards
(N) Concrete footing
(N) 4" Concrete floor
slab over 4" ABC
(N) Wood frame infill

Protect and preserve
all adobe walls

(E) Trusses to remain
(N) Wood spaced sheathing
Remove existing roofing down to
sheathing (solid or spaced, as
exists). Re-roof with wood shingles
(N) Roof structure
- see framing plan
4
A-10
Existing footing presumed. Field verify
and report conditions to Architect.
(E) Stone stemwall
(N) 2x4 joists, placed
between (E) joists, typ. of 8
(E) RS 2x4 joists
(E) Railroad-tie wall to remain
(N) Window in (E) wall
(E) Masonry pony wall
(N) Window in (E) frame wall
(N) 4" Concrete slab on 4" ABC
(N) Wood shingle roof
Remove existing roofing down to
sheathing (solid or spaced, as
exists). Re-roof with wood shingles
14
A-09
6
A-10
Section A-A
1/4" = 1'-0"
Section B-B
1/4" = 1'-0"
Section C-C
1/4" = 1'-0"
Section D-D
1/4" = 1'-0"
5/7/26

RevID
ChID
Change Name
Date
Sheet No.
NOTICE: This working drawing package, project manual, and unpublished instruments of service of the authors, is for use on this project only and is prepared for use in conjunction with the author's interpretations, observations, decisions,and administration as described in AIA Doc. A201, without which desired results cannot be ensured. Alteration, reproduction, or use in part or in whole, for other purposes without the author's written consent may violate Act 17 U.S.C. par. 301 (1991).(c). COPYRIGHT NOTIFICATION: As instruments of architectural service, the designs, details, and concepts incorporated into this work are protected by copyright laws of the United States of America.
A-09
1114 Grand Avenue - Phoenix AZ 85007 - 602.254.5599 - motleydesigngroup.com
PROJECT:
SHEET TITLE:
PROJECT NO.: 23-006.1
Gonzales-Martinez House - Stabilization Phase
Schedules & Details
SHEET REVISION HISTORY
DATE of ISSUE: 5/7/2026 CURRENT REVISION: ,
ADDRESS: 301 W 1st St. Tempe AZ 85281
ID
D01
D02
D03
D04
D05
D06
ED-1
SIZE
W
2'-6 1/2"
3'
2'-7"
3'-2"
3'
2'-9"
2'-4"
H
6'-8"
6'-8"
6'-9"
6'-9"
6'-3"
6'-8"
6'-8"
TH
1 3/4"
MATERIAL
Wood
TYPE
FINISH
St, P
EXISTING CONDITION / REHAB KEY
LEAF
4
4
4
4
2
FRAME
4
4
4
4
2
FINISH
4
4
4
4
2
GLAZING
4
4
4
4
--
HARDWARE
4
4
4
4
3
NOTES
Existing to remain
Mark
EW-2
EW-2
W01
W02
W03
W04
W05
W06
W07
W08
WINDOW
SIZE
W
2'-6"
2'-6"
2'
2'
8'-8"
8'-8"
11'-4"
3'-4"
3'-4"
3'-4"
H
5'
5'
4'
4'
4'-2 1/4"
4'-2 1/4"
2'-6"
2'-8"
2'-8"
2'-8"
MATERIAL
Wood
Wood
Wood
Wood
Wood
OPERATION
Double-...
Double-...
Fixed
Fixed
Fixed
EXISTING CONDITION / REHAB KEY
FRAME
2
2
N/A
N/A
4
SASH
4
4
N/A
N/A
4
SCREEN
4
4
N/A
N/A
4
GLAZING
3
3
N/A
N/A
4
4
4
2
2
2
FINISH
3
3
N/A
N/A
4
HARDWARE
3
3
N/A
N/A
4
4
4
1
1
1
NOTES
New window to match historic
New window to match historic
FRAME/LEAF CONDITION
1 = NO WORK
2 = MINOR REPAIR, PAINT
3 = MAJOR REPAIR, REPLACE PARTS AND PAINT
4 = REPLACE
GLAZING
1 = NO WORK
2 = REGLAZE PUTTY, CLEAN GLASS
3 = REPLACE AS NEEDED
4 = ALL NEW
FINISH
1 = NO WORK
2 = REPAINT
3 = STRIP AND REFINISH
4 = NEW FINISH ON NEW DOOR
HARDWARE
1 = NO WORK
2 = STRIP AND REFINISH (CLEAN, OIL)
3 = REPLACE MISSING
FRAME/SASH/SCREEN CONDITION
1 = NO WORK
2 = REPAIR WEATHERING
3 = MAJOR REPAIR, REPLACE PARTS AND PAINT
4 = REPLACE
GLAZING
1 = NO WORK
2 = REGLAZE PUTTY, CLEAN GLASS
3 = REPLACE AS NEEDED
4 = ALL NEW
FINISH
1 = NO WORK
2 = REPAINT
3 = STRIP AND REFINISH
4 = NEW FINISH ON NEW DOOR
HARDWARE
1 = NO WORK
2 = STRIP AND REFINISH (CLEAN, OIL)
3 = REPLACE MISSING
1 1/2"
EXTERIOR
INTERIOR
Polyurethane foam insulation
1x Wood Trim
Double stud
1x Wood Trim
Wood door + frame
Gasket
1 1/2"
Polyurethane foam insulation
1x Wood Trim
Double stud
Wood door + frame
Gasket
Lime plaster
(E) Adobe wall
(N) Window
(N) Exterior wood trim
(N) 6" x 4" x 6" wood
nailer blocks at 2' o.c.
max. for window
attachment
(N) Wood shim
EXTERIOR
INTERIOR
1/2"
Wood door
Door bottom gasket
Future walk surface
Conc. slab floor
Alum. threshold -
Pemko #170
EXTERIOR
INTERIOR
1"
1 1/2"
Polyurethane foam
insulation
1x Wood Trim
Metal drip cap over
trim
(3) - 2x4 Wood header
Wood door and
frame assembly
Gasket
EXTERIOR
INTERIOR
SLOPE
Metal drip cap
over trim
Interior wood trim
3 - 2x4 Header
2x6 Top frame
1x1-1/4 Wood stops
1" Insulated glazing
2x4 Mullions
(N) 2x6 Sloped sill
1x1-1/4 Wood stops
5-1/4" Wood trim
Lime plaster
Adobe wall
EXTERIOR
INTERIOR
Window
Exterior wood trim
Wood header, see
struct. details
1x1-1/4" Wood stops
2x4
1" Insulated glazing
1x1-1/4" Wood stops
4x4 Wood post
1" Insulated glazing
1x Wood trim
Door and Frame Schedule
Window Schedule
Door Schedule Key
Window Schedule Key
3" = 1'-0"
Railroad Tie Door Jamb
22
3" = 1'-0"
Frame Wall Door Jamb
16
1 1/2"= 1'-0"
Adobe Window Jamb
18
3" = 1'-0"
Frame Wall Door Sill
21
3" = 1'-0"
Frame Wall Door Head
15
1 1/2"= 1'-0"
Railroad Tie Window
14
1 1/2"= 1'-0"
Adobe Window Head/Sill
17
3" = 1'-0"
Vertical Mullion
19
3" = 1'-0"
Corner Mullion
13
5/7/26

Remove bottom tie
Remove and replace
interior concrete slab
Jack structure level and
set on new foundation as
indicated
Mortar setting bed
Existing walls of stacked
railroad ties
Remove exterior stucco and
replace with new stucco
over moisture barrier
(N) 1/2" Gyp board
#5 Rebar, cont.
Weep screed
Intact adobe thickness
varies per wall
Remove exterior
cement stucco and
deteriorated lime
plaster. Provide new,
or patch-in, lime
plaster with sand
finish following
adobe repairs
Intact existing interior
lime or adobe plaster
to remain in place
Patch interior plaster
to match existing
Remove deteriorated adobe in
24" wide sections with min
48" wide between sections.
Square off areas to be
repaired to provide flat
bearing surfaces and patch
using adobe blocks
Remove any concrete or brick
curbing in 24" wide sections
to coincide with phasing of
adobe repair where occurs
Preserve stone foundations if
encountered. Where no
foundations exist, carry adobe
repair 8" below finish grade.
Deteriorated adobe
2" or less in
thickness may be
patched directly with
adobe mud
1/2" OSB
2x6 wood studs @ 16" o.c.
w/ R-35 insulation
1/2" Gyp. board
7/8" Plaster on metal lath
over moisture barrier
Double top plate
EXTERIOR
INTERIOR
SLOPE
Interior wood trim
3 - 2x6 Header
(E) Stone wall
w/ concrete cap
2x6 Top frame
1x1-1/4 Wood stops
1" Insulated glazing
2x4 Mullions
(N) 2x6 Sloped
sill set in sealant
1x1-1/4 Wood stops
Solid 2x blocking
Simpson H2.5 @ ea. joist
10"
1'-6"
1'-8"
1"
10"
1"
1'-6"
3"
3"
3"
1/2" all-thread bolt
x 16" with 3" x 3"
steel plate washer
2x10 Treated
wood plate
Simpson A34
@ 24" o.c.
(E) 2x4 rafter
#5 Vert. reinf. @
24" o.c.
(N) Adobe wall
3 - #5 Horiz. reinf.
cont.
(N) 4x10 wood lintel
at window opening
(span 2'-4")
1" = 1'-0"
Railroad Tie Preservation
6
1" = 1'-0"
Adobe Repair
5
1 1/2"= 1'-0"
Infill Wall
4
1 1/2"= 1'-0"
E Wall Reconstruction
3
The structural portion of these drawings have
been reviewed by this engineer for
conformance of the structural components to
local codes and conditions. This review and
sealing of drawings is for the structural portion
only. No review or check for code compliance
of architectural, ADA, electrical, mechanical,
or civil was done by this engineer and is
specifically excluded.
5/7/26

4931-7861-3157, v. 5
12
Schedule 2.10