The following product and material specifications are based upon drawings by BSA+A, Inc., sheets 001, A001-A003, A111, A111A, A111B, A171, A201, A301-A302, A311-A312, A401, A411, A511, A601, A611, A621, dated May 4, 2023. Products and/or materials may be substituted with a comparable, equal alternative dependent upon availability.


  • Concrete grade beams on piles with an 8” concrete slab


  • 2×6 Exterior Walls @ 16” centers / 2×4 Interior Walls @ 16” centers
  • 9’ Tall Ceilings
  • 3/4″ 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


  • R20 Insulation at Exterior Walls
  • R10 rigid insulation at underslab with 1” rigid insulation thermal break
  • All Interior Walls to be Insulated / Insulation size varies between R11→R19 dependent upon wall thickness
  • R30 + R19 insulation 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 / .032” Aluminum Coping Metal to be Installed Along Roof Perimeter.

Balconies / Decking

  • 1st floor decks will be concrete with a lite broom finish and one or more control joints.
  • 2nd and 3rd floor balconies to be wood framed and covered with “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: Mastic Millcreek “Scottish Thistle” Horizontal Vinyl Siding / Royal Woodland “White” Vertical Vinyl Board & Batten at Locations Per Drawings / Vinyl Beaded Porch Panel at Exterior Ceilings

Gutters & Downspouts

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

Deck Railing

  • 200 Series, Aluminum Railing by AAP / 42” High 2-Line Rail with 2.5” Continuous Top Cap, 3/4” pickets, 2.5” square intermediate posts / Post spacing set at 7’ maximum / Finish to be Duracron 2603 White

Windows & Sliders

  • Single Hung, Vinyl Window with Grilles
  • Vinyl Sliding Full-Lite Glass Doors

Exterior Doors

  • Condo Entry Doors: ThermaTru 2-Panel, Square Top, 20 Minute Fire Rated Door, Primed & Painted Semi-Gloss, 2 Coats
  • Deck Mechanical Closet: ThermaTru 2-Panel, Square 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-151SS)
  • Bathroom Sink Faucets: Plumb4orce Single Handle Lavatory Faucet (P4B-500BN) – Brushed Nickel
  • Shower Faucets: CFG Single Control Shower Trim (40315CBNGR) – Brushed Nickel
  • Tub/Shower Faucets: CFG Single Control Tub & Shower Trim, Slip on Diverter (40311CBNGR) – Brushed Nickel
  • Toilets: Vertens Elongated Ideal Height Toilet w/ Seat, White (Medalist 3123-3494)
  • Garbage Disposal: Moen 1/3 HP with Moen Airswitch
  • Fiberglass Bathtub: Sterling Performa Base (71041112)
  • Fiberglass Shower Base: Sterling Ensemble Base Only (72131100)
  • Miscellaneous: (1) Washer Box, (1) Washing Machine Pan, (1) Ice Maker Box


  • Ducane 38,000 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 or Approved Equal Thermostat
  • 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 Generation Lighting / 6” Disc/Faux Can / 145405-15 Traverse LED Lyte (Condo Units Only)
  • Flush Mount Ceiling LED Lights by Progress Lighting / P730005-030-30
  • Vanity Lights by Progress Lighting / “Appeal” #P2702-09 / Brushed Nickel, Wall Mounted / 24” Wide / 3 Bulb / Reversible Mount / 1 Fixture Per Bowl
  • Bathroom Exhaust Fan/Light Combinations by Nutone / Model AN110L “Flex Series”
  • Pull Chain Light by Engineered Products Co. / 10-Watt LED Leviton 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, 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
    • -Shaw “Union Terrace”, over 3/8” 6 lbs Padding
  • Tile: Shower and Tub/Shower Walls
    •  ½” Durarock Underlayment w/ Keri Waterproofing System
    • 13” x 13” Porcelain Wall Tiles / Choice of 2 Colors (Cabo Shore & Cabo Coast) With (1) Corner Shelf Per Tub or Shower
    • Grout Color to Be Rolling Fog for Cabo Shore / Grout Color to be Bone for Cabo Coast
  • LVT: Living Room, Kitchen, Hallways and Bathroom Floors – Next Floor “Amazing” luxury vinyl tile / 7” X 48” planks / reduced sound transmission from attached underlayment / 100% waterproof / floating floor


  • Cabinets by Smart Cabinetry or similar / shaker door style / standard overlay / hardwood face & door frames/ choice of 4 standard stain finishes / 42” wall cabinets
  • Full Height Vanity Cabinets

Countertops & Vanity Tops

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

Interior Doors & Trim

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


  • GE Appliances – Stainless Steel Package (excluding W/D)
  • Refrigerator: GSS23GSKSS
  • Dishwasher: GDF510PSMSS
  • Natural Gas Range: JGB660SPSS
  • Microwave: JNM3163RJSS
  • Washer / Dryer: GFW550SSNWW / GFD55ESSNWW (Both Units White / Stack Kit Installed as Needed)

Interior Hardware

  • Door Hardware: Schlage, Brushed Nickel (Privacy, Passage, and Entry/Deadbolt at Corresponding Locations) With 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: 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 Pressure 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 Slim Recessed Down Lights by Topaz / 6” Recessed / RDL /63RND/12/WH/ D-50

Common Area HVAC

  • AirTemp Standard 3-Ton Mini-Split Heat Pump Systems for Hall Areas
  • Remote Thermostat Controllers
  • Outdoor Unit = 20 amp/220 volt

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.

Common Area Elevator

  • Dual 2 Stage Telescopic Holeless 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 Entry System

  • Entry Gate and Entry System at Exterior Building Doors – Liftmaster MyQ