The following product and material specifications are based upon drawings by BSA+A, Inc., sheets 001, A001-A002, A110-A112, A171, A201, A301-A302, A311-A312, A401, A411, A511, A601, A611-A612, A621, dated November 2018. Products and/or materials may be substituted with a comparable, equal alternative dependent upon availability.


  • Concrete Pilings with Steel Structure


  • 2×6 Exterior Walls @ 16” centers / 2×4 Interior Walls @ 16” centers
  • 9’ Tall Ceilings
  • 7/16 OSB Sheathing on Exterior Walls
  • 16” Engineered Floor Trusses
  • ¾” T&G Advantech Subfloor with ¾” Gypcrete Topcoat for Sound and Fire Retarding
  • Engineered Roof Trusses w/ 7/16 Plywood Sheathing


  • R30 Insulation at Crawlspace Ceiling
  • R21 Insulation at Exterior Walls
  • All Interior Walls to be Insulated / Insulation size varies between R11→R19 dependent upon wall thickness
  • R57 Between Floors / Size designed to fill cavity to reduce noise
  • Airseal, Draftstopping, and Baffles Per Code


  • Shingle: GAF Asphalt Architectural Shingles
  • Membrane Roofing: White, Fully Adhered TPO, 60 MIL, Single-Ply System Installed Over 1.5” Insulation Boards / .050” Aluminum Coping Metal to be Installed Along Roof Perimeter.

Membrane Decking

  • “Duradek” Ultra Series – 60 MIL, Polyester Reinforced PVC Traffic Membrane with UV Resistance, Fully Adhered Installation with Heat Welded Seams and Perimeter Attachment


  • Vinyl Siding: Alside “Coastal Sage” Horizontal Vinyl Siding / Alside “White” Vertical Vinyl Board & Batten at Locations Per Drawings / Vinyl Beaded Porch Panel at Exterior Ceilings
  • Hardi-Board: Vertical Board & Batten at Breakaway Walls Per Drawings

Gutters & Downspouts

  • 6” K-Style Gutters, Hi-Gloss White Aluminum with 3”x4” Downspouts and Elbows

Deck Railing

  • 100 Series, Aluminum Railing by AAP / 36” High 2-Line Rail with
    2.5” Continuous Top Cap, 1” pickets, 1.8” square posts / Post spacing set at 7’ maximum / Finish to be Duracron 2603 / White or Black

Windows & Sliders

  • Single Hung, Vinyl Window with Grilles
  • Vinyl Sliding Glass Doors with Grilles

Exterior Doors

  • Condo Entry Doors: ThermaTru 2-Panel, Arch Top, 20 Minute Fire Rated Door, Primed & Painted Semi-Gloss, 2 Coats
  • Deck Mechanical Closet: ThermaTru 2-Panel, Arch Top, Primed & Painted Semi-Gloss, 2 Coats
  • Deck Swing Doors: ThermaTru, Full Lite Glass Door with Grilles


  • All Drain Lines to be PVC and All Water Supply Lines to be PEX Inside Building
  • Water Heater: Rinnai Tankless Water Heater, Natural Gas Fueled
  • Kitchen Sink Faucet: Plumb4orce Kitchen Faucet w/ Pullout Spray (P4B-151 CDL)
  • Bathroom Sink Faucets: Plumb4orce Single Handle Lavatory Faucet P4B-500BN – Brushed Nickel
  • Shower Faucets: Plumb4orce Single Control Shower Trim / Job Pack P4B-720BNDJP, Brushed Nickel
  • Tub/Shower Faucets: Plumb4orce Single Control Tub & Shower Trim, Slip On Diverter, Job Pack P4B-730BNDJP – Brushed Nickel
  • Toilets: Gerber Maxwell LX Comfort Height Toilet w/ Seat, White
  • Garbage Disposal: Whirlway 1/3 HP
  • Fiberglass Bathtub: Sterling Performa Base (71041112)
  • Fiberglass Shower Base: Sterling Ensemble 60”x34” Base Only
  • Miscellaneous: (1) Washer Box, (1) Washing Machine Pan, (1) Ice Maker Box


  • Ameristar / American Standard 45,000 BTU Natural Gas Furnace with 1.5 and/or 2-Ton Air Conditioning System Depending on Unit.
  • Complete Installation of Externally Insulated Sheetmetal Ducting System Terminated with Flexible Ducting to Diffusers and Grills.
  • All Ceiling Supply Air Penetrations to have Fire Rated Dampers Built Into the Ceiling Boots.
  • High and Low Pass Through Returns / Filter Grill and Filter at Wall / Honeywell T6 Wifi Programmable Thermostats
  • Indoor Unit = 15 amp/110 volt / Outdoor Unit = 20 amp/220 volt


  • All wiring per current code
  • 150-amp service / 2 CATV Lines & 1 Phone Line Provided by Verizon FIOS / GFI Outlets per Code, Smoke Detectors, Emergency Lighting, and Exit Signage Per Code
  • LED Recessed Lights by Sea Gull Lighting / “6” Traverse Lyte Round White” / #14330S-15
  • Flush Mount Ceiling LED Lights by Progress Lighting / “Hard-Nox” #P7376-3030K9
  • Vanity Lights by Progress Lighting / “Streaming” #P2125-09 / Brushed Nickel, Wall Mounted / 22” Wide / 3 Bulb / Reversible Mount / 1 Fixture Per Bowl
  • Bathroom Exhaust Fan/Light Combinations by Nutone / Model #791LEDNTM
  • Exterior Wall Lights by Progress Lighting / “Format” #P6062-31 / Wall Mounted / Black Finish
  • Pull Chain Light by Leviton / “Lampholder” #9852-LED / Located in Mechanical Closet


  • 5/8” Fire Rated Type X, Glued and Screwed. Square Metal Corner Beads. (3) Finished Coats on Exposed Walls. Drywall Thickness Per Specified Locations
  • Moisture Resistant Drywall Boards to be Installed in All Bathrooms


  • All Walls to Receive (1) Coat Primer, (2) Coats Finish Paint, Dover White, Flat, (1) Color Throughout
  • Bathroom Walls to Receive (1) Coat Primer, (2) Coats Finish Paint, Eggshell
  • All Ceilings to Receive (1) Coat Primer, (2) Coats Finish Paint, Flat, White
  • All Interior Trim to Receive to Receive (2) Coats Semi-Gloss, Bright White


  • Carpet: Bedrooms, Closets, and Hallway Floors
    • Chesapeake “Hot Line IV” with 3/8” Rebond Pad
  • Tile: Shower and Tub/Shower Walls
    •  ½” Durarock Underlayment w/ Keri Waterproofing System
    • Mid America Tiles “Westmont” / 12” x 12” Wall Tiles / Porcelain / Choice of 3 Colors (Clay, Quarry, Sand) / (1) Corner Shelf per Tub or Shower
  • LVT: Living Room, Kitchen and Bathroom Floors
    • Armstrong “Rigid Core Elements” Luxury Vinyl Tile / 6”-7” X 48” Planks / Reduced Sound Transmission From Attached
      Underlayment / 100% Waterproof / Floating Floor


  • Cabinets by SMART Cabinetry / “Sheffield” Door Style / Standard
    Overlay / Maple Hardwood Face & Door Frames/ Veneer Flat Panel Door / Mortise & Tenon Door / Reverse Bevel Edge Profile / 5/8” Solid Dovetail Drawers / Choice of 4 Standard Stain Finishes / 42” Wall Cabinets / 36” Tall Vanity Cabinets

Countertops & Vanity Tops

  • Kitchen Tops: Granite, Level 1, Eased Edge, Loose 4” Backsplash,
    Undermount Single Bowl Stainless Steel Sink
  • Vanity Tops: 2cm Granite Countertops w/ Undermount White Rectangular Bowls by Rynone

Interior Doors & Trim

  • Interior Doors: 2-Panel, Hollow Core, Arch-Top Door, Brushed Nickel Hardware
  • Baseboard: WM430, 4-1/2” X 11/16”
  • Casing: WM472, 3-1/2” X 11/16”


  • GE Appliances – Stainless Steel Package (excluding W/D)
  • Refrigerator: GSS23GSKSS
  • Dishwasher: GDF510PSMSS
  • Natural Gas Range: JGB660SEJSS
  • Microwave: JNM3163RJSS
  • Washer / Dryer: GFW430SSMWW / GFD43ESSMWW (Both Units White / Stack Kit Installed as Needed)

Interior Hardware

  • Door Hardware: Kwikset, Tustin, Brushed Nickel (Privacy, Passage, and Entry/Deadbolt at Corresponding Locations). Brushed Nickel Hinges
  • Mirrors: Individual Framed Mirrors, 1 Per Bowl
  • Toilet Paper Holder: Moen Yorkshire Series, Brushed Nickel
  • Towel Bar: 24” Moen Yorkshire Series, Brushed Nickel
  • Shower Rod: 60” Shower Rod, Brushed Nickel
  • Shower Door: 48” Wide Door & Panel, Clear, Tempered Glass, Brushed Nickel Hardware
  • Closet Shelving: Vinyl Coated Wire Shelving
    • Closet Maid – Shelf & Rod at Bedroom Closets & Coat Closets
    • Closet Maid – 16” Linen Shelf at Linen Closets, Pantry Closets, Washer/Dryer Closets

Common Area Elements

  • Sprinkler System: Fire Suppression / Sprinkler System Design Per Code
  • Fire Alarm System: Fire Alarm System Installed Per Code, Manufacturer TBD

Common Area Decking/Ramps

  • Salt Treated Framing of Structure / Deck Boards to be Salt Treated 5/4”x6 Deck Boards

Common Area Flooring

  • Carpet Installed Throughout, Commercial Rated, Color TBD

Common Area Painting

  • Ceilings Primed, 2 Finish Coats Flat / Walls Primed, 2 Finish Coats Flat / Trim Pre-Primed, 2 Finish Coats Semi-Gloss

Common Area Lighting

  • Lighting and Electrical Receptacles Per Code
  • Emergency Lighting, Smoke Detectors, and Exit Signage Per Code
  • Wall Sconces by Progress Lighting / Hobbs #P710017-020
  • LED Recessed Lights by Sea Gull Lighting / “6” Traverse Lyte Round White” / #14330S-15

Common Area Entry System

  • Entry Gate and Entry System at Exterior Building Doors TBD

Common Area Elevator

  • “Hydraulic In Ground” Passenger Elevator / Speed = 150fpm / 3 Stops & 3 Openings / Platform = 7’ Wide X 6’3” Deep X 8’ High Cab Shell / Entrances = 3’6” Wide X 7’ High, Single Speed Side Opening, Stainless Steel #4 Finish Frames and Doors, Aluminum Sills
  • Cab: Steel Shell with Applied Plastic Laminate Wall Panels and Black Base, Reveals, and Frieze / Stainless Steel #4 Return, Cab Door, Column, and Transom / Lexan Drop Ceiling with Fluorescent Lighting Above / (1) Stainless Steel #4 Finish Handrail and Aluminum Sill / Inside Clearance = 6’8” Wide X 5’5” Deep X 7’6” High to Finished Drop Ceiling /
  • Signals Fixtures Package: (1) Car Operating Panel, (1) Car Position Indicator, (1) Hall Position Indicator, Car Lantern(s), Standard Hall Stations, Hands Free Phone, Fixture Package Includes Stainless Steel #4 Finish / Battery Powered Lighting / Automatic Car Light / Fan Shutdown Timer

Common Area Storefront

  • Full Vision Aluminum Storefront Entrance w/ Glazing and Panic Hardware.
  • Storefront Doors to be Kawneer 500 “Wide Stile” Aluminum Storefront Entry Doors Complete with: Continuous Geared Hinges, Concealed Rod Panic Exit Devices with Full Width Interior Touch Bars and Exterior Cylinders, CO-9 Pull Handles, LCN Heavy Duty Exposed Overhead Closers, 4” Mill ADA Compliant Thresholds, 10” ADA Compliant Bottom Rails, Sweeps, and Glazed with 1” Tempered Insulating Glass as Specified Below.
  • Immediate Door Framing to be 1-3/4”x4-1/2” Non-Thermal, Aluminum Tube Frame w/ ½” Extruded Door Stop and Bulb Seal Weathering
  • Door and Frame Finish to be Class 1 Clear Anodized, Class 1 Dark Bronze Anodized, or 1 of 15 Other Standard Kynar Paint Finishes.
  • Glazing to be 1” Clear Low-Emissive Insulating Glass Units, ¼” Clear Tinted Plate Glass Outboard, SolarBan60 LowE Coating on the #3 Surface, Both Lites Fully Tempered Safety Glass.
  • Exterior Perimeter Caulking of Our Work to be Included with Sika Two-Part Silicone, to Match Frame Color

Common Area HVAC

  • Ameristar / American Standard 2-Ton Mini-Split Heat Pump Systems for Hall Areas
  • Remote Thermostat Controllers
  • Outdoor Unit = 20 amp/220 volt