Design and build document for 8312 South Park Avenue

To: Adaire builders


We have a a narrow lot at 8312 South park Avenue Tacoma Wa.  Currently there is a barber shop and an old historic structure on the 63′ by 120′ lot. The city has told us that we could do a simple lot line partition and divide the lot into two 30 by 120 lots. This would allow for a 33’by 120 lot to build on. The lots are zoned commercial, but the adjacent lots are residential use along with the historic building. The current barber shop must be demolished. the existing 14 by 20 monolithic concrete pour could be salvaged.

We are seeking demo bids and will provide demo permit. if the cost is too much, I will simply tear it down myself and haul the cinder blocks to Holroyds a truck load at a time.

The lot does need a water and sewer hook up. There is gas at the property.

We like an Adaire designed home.

This design can be viewed here: Model 1843

We envision this home being situated on a 33′ wide lot with an approx.  20′ concrete pad in front of the garage along with an appropriate garage return at Park Avenue.

I presently own a dozen rentals and have been remodeling for 25 years. My wife and I like certain things’

We have our own wood flooring guy and would be buying Brazilian Cherry at approximately $4 an sqf for 3/4 tongue and groove  3 inch pre-finished. We pay $2.50  linear foot for install.

We also prefer red oak stairways and do this install ourselves.

We prefer Orepac 6 panel solid pine doors, and large elaborate trim.

In lieu of vinyl flooring, we like tile.  I like to do the tub surrounds in tile or simply install a complete plastic tub with surround.. The tub should be the $100 porcelan style or plastic.

As far as counter top, we could get along with Formica or Wilson high def unless we can get a good price on undermount sink and granite.

We will source Kenmore appliances on sale ourselves

The bathrooms must have cabinetry that matches the kitchen ( we currently use Lakewood Cabinet and granite and use all wood glued together cabinets)

We have grown fond of Goodman 97% efficient furnaces that incorporate a heat pump with air conditioning.  I can source this system and install myself after the ducting is all done. unless you have a competitive price.

In the family area, we would like a gas fireplace.

The roof must be 30 year dimensional.

The windows must be white Vinyl with a combination of grid and clear pane.

Door knobs must be nickel lever style.

All lighting fixtures must be nickel

I will perform all interior painting


So, please provide a supershell price for  the Ruby design as well as a completed design with the products that I have defined. If you want to complete the entire house, all I ask is that I can use my wood flooring guy to install the hardwoods and do the stairs. I also require a solid bid on the heating equipment and cabinets.

We are ready to sign a contract and get this project started ASAP.

I also have a property in Oregon that could use an addition and maybe a detached garage.

Once we finish the Park Avenue project and get to know you, we may be doing other projects in Washington state.

I saw an Adair ad that has this model starting at $111,000. I figure it would cost maybe $4000 more for 3/4 tongue and groove Brazilian cherry floors and $1000 more for 6 panel solid pine or fir doors.  The furnace system must be a 97% efficient gas furnace with A/C evaporator coils and an outside heat pump unit. This upgrade should be be no more than $2500. I also want a gas on demand condensing water heater from Rinnai.  This might be a $750 upgrade.

Please come up with a price on this project that benefits us both and we will get started ASAP/


This will be a cash deal with appropriate taxes and permits etc.






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