Specifications

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.

Foundation

Concrete Pilings with Steel Structure

Framing

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

Insulation

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

Roofing

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

Siding

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

Plumbing

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
(72121100)
Miscellaneous: (1) Washer Box, (1) Washing Machine Pan, (1) Ice Maker Box

HVAC

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

Electrical

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

Drywall

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

Painting

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

Flooring

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

Cabinetry

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”

Appliances

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