Download DESCRIPTION OF SHELL CONDITION SCHEMATIC DESIGN

DESCRIPTION OF SHELL CONDITION
SCHEMATIC DESIGN
ARCHITECTURAL OUTLINE DESCRIPTION
TOWN CENTRE ONE – KIRKSEY PROJECT #2012066
700 Town & Country Boulevard
Houston, TX 77024
I. GENERAL
The project site is 4.493 acres located on the corner of the Town & Country Boulevard and Queensbury
Lane. The project consists of a 10-story office building, a 2-story theatre building and an 8-story parking
garage and associated site and utility work. The office building contains approximately 256,000 BOMA
net rentable square feet. The theatre building is approximately 19,750 square feet of gross square
footage. The parking garage contains approximately 1,370 parking spaces.
The building does not include a basement with the first floor being at grade level. The main mechanical,
electrical, fire protection systems and back-of-house services will be located primarily at the first floor.
The roof penthouse will house HVAC equipment as well.
The existing site is covered by impervious surfaces and therefore, site storm water detention is not
anticipated.
The project is designed in accordance with the requirements of the 2006 International Building Code,
with Houston amendments, and 2012 Texas Accessibility Standards. The office tower construction is
Type IA, fully sprinklered, and the garage construction is Type IA, open, not sprinklered. The proposed
level of U.S. Green Building Council L.E.E.D. rating is Silver.
II. BUILDING CORE AND SHELL, SYSTEMS AND FINISHES
a. Building Exterior
Window wall: Extruded aluminum Oldcastle, Kawneer, or equal system with a 2-coat, metallic
fluoropolymer paint finish on mullion caps and clear anodized finish on interior. Combination 4side captured and 2-side captured, butt glazed system.
Curtainwall: Extruded aluminum Oldcastle, Kawneer, or equal curtain wall system with a 2-coat
metallic fluoropolymer paint finish on exterior and powder coated finish on interior.
Combination of 4-side captured and 2-side captured, butt glazed. Building envelope assumes
the use of 3” X 7” nominal mullion size. Some mullion caps will have extensions as indicated on
the drawings. The first floor windows will have a custom extension profile. Curtain wall system
shall withstand wind loads as required by governing building code requirements using a basic
wind speed of 110 mph. Curtain wall system shall be capable of receiving aluminum composite
material panels as indicated on the drawings.
Glass: Vision - (Refer to elevations on drawings)
Spandrel – (Refer to elevations on drawings)
Column covers: Standard grade Indiana Limestone in a Buff color hung on stainless steel anchor
system. Metal trim will transition to grade material below bottom of stone. Low profile light
emitting diode light fixtures are to be incorporated into the covers as well.
Façade maintenance system: Includes davit bases, davit arms and tie-backs at the roof, and
cable restraint buttons on all building elevations, to comply with current OSHA and ANSI
regulations.
Waterproofing: W.R. Grace sheet membrane waterproofing at all elevator pits and below grade
walls. Provide compatible waterstop material at all below grade concrete construction joints.
Architectural Precast Panels: Precast concrete construction spandrel panels at all levels where
indicated on elevations. Seal all precast joints with double sealant joint or pre-manufactured
sealant assembly. Exterior precast to have the following architectural finish: white cement,
granite aggregate mix with sandblast finish to create texture and color differences.
Entrance Plaza: Flamed granite slabs in a thickset mortar bed with a cementitious bond coat.
Site: Concrete sidewalks and entry drives to parking garage with inset colored concrete pavers.
Various landscaped areas encapsulated by concrete curbing. Provide fifteen (22) pre-cast
concrete benches sheathed with Standard grade Indiana Limestone tile in a Buff color. (2)
Exterior mounted light emitting diode step lights are to be incorporated into each bench. Refer
to drawings for locations.
Site Lighting: Provide (1) Forms + Surfaces Light Column Bollard for each precast concrete
bench plus an additional 20 for the plaza.
b. Roof Construction
Office building and penthouse roofing: Cold applied or self-adhered Styrene-butadiene-styrene
(SBS) Modified Bitumen Roofing (80 mils min., nominal) with an SRI of 78 or above, and stainless
steel flashing and counter flashing on top of ¾” perlite board and minimum R-19 rigid
polyisocianurate insulation board. Include additional sheet for walking path from roof stair to
mechanical equipment.
Roofing warranty: 20 year, NDL
Penthouse Cladding: Flush profile concealed fastener metal panels. Panels shall be formed with
vertical panel edges and flat pan between panel edges with flush joint between panels.
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1st Floor Lobby
Floors and Base: Mud-set stone flooring with granite slabs (polished and flamed). Two (2) 10’-0”
long FMR-C by Balco or equal recessed floor walk-off mats running the width of the lobby.
Walls: Full length of main lobby wall is marble qualifying for Marble Institute of America
Soundness Group B hung from a pre-engineered metal clip system. Elevator lobby walls are
back-lit Bendheim architectural etched glazing mounted in metal trim. Provide veneered wood
paneling at the face, underside and soffit above second floor elevator landing balcony. Provide a
Blumcraft Railglass RG-450 with ¾” tempered glass or equal frameless glass guard rail at the
second floor on each side of the elevator lobby.
Ceiling: Suspended acoustical ceiling panels Decoustics Ceilencio with a noise reduction
coefficient (NRC) of 0.90 or equal.
Lighting: Light emitting diode linear fixtures located to be recessed between Decoustic
Ceilencio panels.
Security desk allowance: $60,000. Wood products must be Forest Stewardship Council certified.
Composite Wood products must have no added urea formaldehyde.
Lobby entries shall be glazed utilizing the Pilkington Planar structural glazing system or
approved equal. The system will utilize the Nexus joint fittings. The soffit of the main entry shall
be clad with natural stone supported on a pre-engineered metal clip system.
Entry canopies and adjacent canopies at the first floor shall be supported with structural steel
and cold-formed metal framing infill members. The finish cladding shall be aluminum composite
material Trespa Meteon panels secured to a rainscreen support system of NOW Specialties 4200
or equal. Low profile light emitting diode light fixtures are to be incorporated into the canopies
and soffit above canopies as well.
c.
Typical Floor Lobbies
Floors and Base: Carpet and thin-set stone tile; Carpet allowance: $30.00/sy installed.
Walls: Vinyl wall covering, with stone base and accents
Ceilings: Gypsum drywall, painted
Lobby finishes on all upper floors to be installed with tenant construction. Lobby drywall
partitions to be taped and floated only with core and shell construction.
d. 1st Floor Public Corridors
Floors and Base: Mud-set granite flooring with granite base
Walls: Vinyl wall covering
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Ceilings: 2 x 4 lay-in at 9’-0”, Armstrong “Dune” (Second Look) tile and 9/16” white reveal grid, 2
x 2 light fixtures, HVAC and life safety devices
e. Typical Floor Corridors
Floors and Base: Carpet and 2 ½” cove rubber base; Carpet allowance: $30.00/sy installed.
Walls: Vinyl wall covering.
Ceilings: 2 x 4 lay-in at 9’-0”, Armstrong “Dune” (Second Look) tile and 9/16” white reveal grid, 2
x 2 light fixtures, HVAC and life safety devices
Corridors on all upper floors to be installed with tenant construction.
f.
Lease Space
Floors: Exposed concrete
Walls: Gypsum drywall at core walls to be taped and floated only (paint ready); gypsum drywall
on exterior walls to be screw attached only with no taping and floating. Gypsum drywall on
columns to be added with tenant construction
Ceilings: Exposed structure.
g. Elevators
Passenger for Office Tower: Four (4) Machine Room-Less (MRL), 3,500 lbs @ 500 fpm. Doors: 3’6” x 9’-0”. Cab finish allowance - $40,000 per cab.
Service: One (1) Machine Room-Less (MRL), 5,000 lbs @ 500 fpm. Doors: (4’-0” x 9’-0” at office
floors and 4'-0" x 7'-0" at garage levels). Manufacturer’s standard finish with removable stainless
steel wall panels and two 6” stainless steel bumper rails on three walls.
Hoistway doors and frames (passenger and service): #4 stainless steel
h. Restrooms
Floors: Porcelain tile in a pattern consisting of various colors and sizes.
Walls and Base: Porcelain tile in a pattern consisting of various colors and sizes on wet walls and
vinyl wall covering elsewhere. Porcelain tile base at all walls. Provide allowance for large size tile
(12"x24").
Ceilings: Gypsum drywall, painted. Cove lighting above counters and toilet stalls.
Countertops and mirrors: “Floating” granite top (held 1 ½” from rear wall and sides); one,
frameless mirror full length of counter; one, full length mirror in each women’s restroom
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Toilet Stalls and Accessories: Floor to ceiling gypsum board walls at face of stalls, 7’ louvered
wood doors with 3” undercut, 7’ high stainless stl. partitions with 3” undercut between stalls, and
#4 stainless steel accessories.
Plumbing Fixtures: All fixtures shall be water-saving, including high efficiency automatic sensor
dual flush toilets (1.1 gpf on high flush; .8 gpf on low flush), high efficiency sensor urinals (1/6 gpf
or waterless), and low-flow (.5 gpm or less) automatic sensor lavatory faucets.
i.
Mechanical/Electrical/Telephone/Elevator Rooms
Floors and Base: Sealed concrete, including housekeeping pads and curbs, and 2 ½” rubber base
Walls: Gypsum drywall painted
Ceilings: Exposed structure
j.
Exit Stairs
Steel pan, hardened concrete filled treads and landings, steel risers, stringers and handrails;
paint all metal stair components.
Floors and Base: Sealed concrete and 2 ½” rubber cove base at floor landings
Walls: Gypsum drywall painted
Ceilings: Gypsum drywall and exposed structure painted.
k. Partitions
Typical partitions to be 5/8” gypsum drywall, on 3 5/8”, 25 ga. metal studs, at 16” OC; mechanical
rooms to receive two layers of drywall on each side of studs. Elevator shafts, stairways, and MEP
shafts to be 2 hour, fire-rated, gypsum drywall shaft walls. Mechanical rooms and restrooms
partitions to receive 3” acoustical insulation. Elevator core and lobby walls scheduled to receive
natural stone finish shall be 8” nominal concrete masonry units fully grouted and reinforced.
l.
Doors, Frames and Hardware
Typical tenant and core doors: 3’ x 9’ solid core flush wood with wood veneer in aluminum
frames, mortised lever locksets with removable cores typical. All wood veneer and wood in door
cores shall be FSC certified, and contain no added urea-formaldehyde.
First floor lobby tenant doors: Pair of 3’ x 9’ balanced glass doors to be installed with core and
shell construction.
First floor public entrances: Two (2) 8’ nominal wide manual revolving doors. Four (4) 3’ x 9’
balanced glass entrance doors with shoe frames finished to match curtain wall. One pair of (2) 3’
x 9’ medium stile aluminum/glass entrance doors finished to match the curtain wall.
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First floor service doors: Pair (2) 3’ x 9’ painted steel, insulated doors and frames. A single (1) 3’ x
9’ door will serve the service corridor.
III. GARAGE SYSTEMS AND FINISHES
a. Construction
Precast concrete construction with structural spandrel panels at all levels except first level at
grade. Seal all precast joints. Provide control joints as indicated by structural engineer and
precast concrete manufacturer. Exterior precast spandrels to have the following architectural
finish: white cement, granite aggregate mix with sandblast finish to create texture and color
differences.
The exterior shall be clad as indicated on the elevations with perforated stainless steel panels
captured in trim. The panels will be supported on metal sub-framing attached to the precast
spandrels.
The northwest stair tower shall be framed using structural steel and composite deck
construction. The curtain wall on the north and west elevations shall match the system utilized
on the office building. The roof of the stair tower shall match the roofing of the office building.
b. 1st Floor Elevator Lobbies and Enclosed Pedestrian Connector to Office Building
Floor: Mud-set stone flooring to match building lobby.
Walls: Painted gypsum drywall with stone base.
Ceiling: Painted gypsum drywall
First floor elevator lobby and enclosed connector shall be conditioned space. Curtain wall at the
north elevation of the connector shall match the system utilized on the office building. The roof
of the connector shall match the roofing of the office building.
c.
Typical Floor Elevator Lobbies
Floors: Sealed concrete
Walls: Painted concrete
Ceilings: Painted exposed structure
d. Elevators
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Passenger for Parking Garage: Three (3) Machine Room Less (MRL), 3,500 lbs @ 350 fpm. Doors:
3’-6” x 7’-0”.
Cabs: Floor: VCT; Front panels: #4 stainless steel with 2 control panels; Side and Rear Walls: #4
stainless steel panels with 1 ½” round, #4 stainless steel handrail at rear wall; Ceiling: #4
stainless steel ceiling panels and 9 recessed downlights. (High end standard cab finish package)
Hoistway doors and Frames: #4 stainless steel, 3’-6” x 7’-0”, with 2’ high flush stainless steel
transom panel at first floor lobby.
e. Mechanical/Electrical Rooms
Floors: Sealed concrete, including housekeeping pads and curbs
Walls: 8” CMU painted, interior and exterior;
Ceilings: Exposed structure
f.
Exit Stairs
Precast concrete treads and landings, and steel handrails; paint exterior and interior walls and all
metal components of stairs.
g. Doors, Frames and Hardware
3’ x 7’ painted steel doors in painted steel frames; mortised lever locksets and weatherstripping
typical.
j.
Acoustical/ Thermal Insulation
Spandrel panels will be insulated with curtain wall manufacturer’s recommended rigid board
insulation. Architectural precast panels will be insulated with fiberglass batts fitted in the coldformed metal framing wall backing up the panel.
IV. STRUCTURAL
Conventionally reinforced concrete pan-joist system designed for 50 lbs. / sq. ft. in typical office bays but
in open core bays will accommodate high capacity storage. The first to second floor height is 18’ and
typical floor/floor heights are 14’ thereafter. Columns are spaced at 30’ o.c. with a typical bay depth of
42’. The core is nominally 22’ deep. The project's structural materials, including its concrete,
reinforcement, and steel, will include a combination of recycled and regionally extracted and
manufactured materials.
V. EXTERIOR SKIN/CURTAIN WALL
The exterior of the typical floor is architectural pre-cast with insulated curtain wall glazing. The majority
of the exterior wall is curtain wall. The spandrel, whether architectural pre-cast concrete or spandrel
glass, is designed such that a 6” high sill is continuous at the perimeter. This provides a continuous
electrical raceway. The vertical mullions are spaced at 5’ o.c. typically but interrupted at either side of the
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perimeter columns. The first floor fenestration is a combination of dimensional limestone, metal panel,
pre-cast architectural concrete and curtain wall. The main lobby incorporates a structural glazing system
to minimize the sight lines at vertical mullions. The roof will be a thermoplastic polyolefin membrane
fully adhered to protection board over rigid insulation. In order to reduce the urban heat island effect,
the roof will havean SRI of 78 or above & emittance of 75 or higher.
VI. MECHANICAL
Air Handling Systems:
1. Air Conditioning and Heating Systems: Chilled water air handling units, one per floor with variable
speed fans. 65 tons for Levels 1, 70 tons for levels 2 – 9 and 75 tons for Level 10.
2.
One 2-cell, counter-flow cooling tower, 1950 GPM located on level 7 of the parking garage.
3.
The cooling tower shall be a counter flow, open type, utilizing PVC fill and 304 stainless steel basin.
There shall be two separate cells. Approved manufacturers shall include Evapco, Marley and B.A.C.
4.
Chillers are provided. Two, 275 ton centrifugal chillers, and one, 100 ton screw chiller. Chillers shall
be high efficiency chillers manufactured by Trane, Carrier, York or McQuay. Minimum efficiencies
shall meet scheduled value. Provide an alternate price to provide oil free chillers manufactured by
Trane, McQuay or York.
5.
Each floor will have chilled water air handling units supplying approximately 27,000 cfm capacity
with VAV variable speed drive air pressure controller.
6.
Conditioned air will be supplied to each zone through perimeter slot diffusers and interior zone
ceiling diffusers provided by tenants.
7.
Cooling coil face velocity shall be 500 fpm maximum. Leaving air temperature shall be 53 degrees F.
Approved manufacturers shall include Trane, Carrier, York and McQuay.
Air Distribution System:
1. VAV Terminals: fan-powered units with electric resistance heating on perimeter and top floor zones,
fanless (squeeze-damper) units on interior zones.
2.
Ducting: Primary ducting shall be installed to the VAV boxes. Perimeter slot diffusers and related
ducts shall be installed by tenants. Approximately 24 zones are provided on each floor.
Building Energy Management Systems:
Controls: DDC Controls System. An energy management system with programmed start/stop, dutycycling, demand limiting and optimal start/stop capabilities. Modem will be provided for communication
to a central location. Approved manufacturers shall include Automated Logic, Johnson Controls,
Honeywell and Computrol.
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HVAC LOAD CRITERIA:
A. Design Conditions (per Ashrae 99%)
1.
Summer
a) 97 degrees F db/77 degrees F wb Outdoor
b) 74 degrees F db @ 50% R.H. Indoor
2.
Winter
a) 20 degrees F db Outdoor
b) 70 degrees F db Indoor
B. Internal heat generated by lighting and power loads for office areas shall be based on 4.5 watts per
square foot.
C. Population density used for design of the HVAC system shall be based on occupancy rate of one
person per 150 gross square feet of building area.
D. HVAC systems shall be designed with a 10 percent safety factor in addition to the design loads to
account for unexpected loads or changes in space usage.
VENTILATION CRITERIA:
A. Outside air ventilation shall be provided in accordance with ASHRAE Standard 62-89.
B. The building shall be under a positive pressure with respect to outdoors.
C. Exhaust toilet rooms and janitor closets at a rate of not less than 50 cfm per toilet/urinal fixture.
D. The elevator machine rooms shall be supplied with adequate HVAC to maintain a temperature
suitable for continuous elevator operation as recommended by the manufacturers (50  - 90F).
TESTING ADJUSTING AND BALANCING (TAB):
The testing, adjusting, and balancing of the HVAC system shall be performed by an impartial technical
firm whose operations are limited only to the field of professional TAB.
DUCTWORK INSULATION:
Duct exterior insulation shall be fiberglass by an approved manufacturer. Insulation shall be of proper
thickness with vapor seal and vapor barrier jackets.
Ductwork conveying air having a temperature difference of 15 degrees F (8.3 degrees C) or greater from
ambient shall be externally insulated according to ASHRAE Standard 90.1. No internally insulated
ductwork will be accepted. The total R-value of the insulation shall not be less than 4 sf-hr-F/for
ductwork located indoors and R-value of not less than 8 sf-hr-F/Btu for ductwork located in nonconditioned space or outdoors.
PIPING INSULATION:
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The piping system including supplies and returns, valves, automatic control valve bodies, fittings,
flanges, strainers, thermometer wells, unions, shall be covered with fiberglass dual temperature pipe
insulation with pre-sized glass cloth vapor barrier jacket or kraft foil vapor barrier jacket.
Chilled water, hot water, and refrigerant and condensate drain piping shall be insulated according to
ASHRAE Standard 90.1. The total R-value of the insulation shall not be less than 8.0 sf-hr-F/Btu for
piping located in a conditioned space and not less than 16 sf-hr-F/Btu for piping in non-conditioned
space or outdoors.
VII. ELECTRICAL
ELECTRICAL LOAD CRITERIA:
In addition to all other electrical loads due to the building’s equipment, the building shall provide within
the Base Building electrical distribution system the capability for the following demand load for tenants.
1.
3.5 VA/gsf – Tenant Lighting @ 480/277 volt)
2.
5 VA/gsf – Tenant Power @ 120/208 volt)
Basic Systems:
Electrical rooms in building core area, sized to accommodate base building electrical distribution
equipment, and a minimum of one telephone room in building core area is provided. One emergency
and fire alarm riser room per floor. These rooms stack vertically on each floor. Each telephone room
shall be provided with a quantity of four, 4 inch diameter openings in the floor for use by the Tenant for
its communication cabling.
Electrical
WIRE, CABLE AND RELATED MATERIALS:
Copper conductors are used throughout, except for aluminum service laterals and other large feeder. All
wiring is installed in a raceway.
GROUNDING:
A grounding electrode system as described in N.E.C. 250-81 shall be provided, consisting of metal
underground water piping and building steel bonded together and connected to the system grounding
conductor.
TELEPHONE:
Telephone service enters the first floor telephone terminal room by conduit under-floor, and shall rise
through conduit sleeves to terminal rooms at each level.
SWITCHGEAR:
A. The building service consists of two circuit breaker type switchboards with main circuit breaker and
digital meter. A Liebert surge protection device is provided SI025Y/ANCE on each switchboard. 2480Y/277 volt, 3 phase 4 wire plug-in bus risers have been provided.
B. Circuit breaker panelboards for 480Y/277 volt and 208Y/120 volt are provided on each floor.
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C. Power is distributed from the bus riser to circuit breaker panelboards at 480Y/277V, with PQI
harmonic mitigating transformers to 208Y/120V circuit breaker panelboards. Liebert AII 120Y surge
protection device on 208Y/120V panel.
D. Copper bus is provided in all panels.
WIRING DEVICES:
Specification grade decor wiring devices are used. Hubbell dual-technology occupancy sensors shall be
used offices.
Lighting control system using low voltage relay panel has been provided.
EMERGENCY SYSTEMS:
A Cummins diesel engine 750 kw / 937 kVA emergency generator is provided with an automatic transfer
switches and 12 hour fuel supply for emergency power to the building for life safety (emergency lighting,
communications, fire alarm, fire pump, at least one elevator per bank, central control station, fans for
smoke free enclosures, etc., as applicable). Tenant will have to provide emergency tenant loads.
INTERIOR BUILDING LIGHTING:
A. Office building lighting shall consist of Pinnacle ADEO 2’ x 4’ recessed 2-lamp fluorescent fixtures
with Satine Lens, T-8 lamps, premium program start electronic ballasts.
B. Emergency Lighting and exit illumination is connected to emergency circuits distributed on each
floor.
BASE BUILDING – FIRE
FIRE PROTECTION:
The fire protection system will consist of a surge tank, electrically driven fire pumps, jockey pumps,
controllers, fire department connections, alarms and interconnections. All components shall be FM and
UL approved.
Electric motor driven fire pump shall be located in the building’s first floor equipment room and will
supply fire water to both the office and garage buildings. Main standpipe piping shall be interconnect two
Class I standpipes in each building stairwell with one rising through roof elevation to supply a 2 way fire
department hose valve header on roof.
WET PIPE SPRINKLER SYSTEM:
In addition to the Class I standpipe system, the building will be provided with a 100% hydraulically
calculated automatic wet pipe fire sprinkler system. The fire sprinkler system will be served from the
standpipes on each floor and will be equipped with floor control valves and flow and tamper switches as
required. sprinkler head types located throughout the building will be upright quick response sprinklers in
exposed lease areas and quick response, fully recessed/concealed type heads with cover plates in
elevator lobby and other public areas of the building with finished spaces.
Fire sprinkler and standpipe systems shall comply with latest NFPA Standards #13 and #14.
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Fire alarm system with voice evacuation has been provided. Tenant shall connect new devices to existing
system.
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VIII. PLUMBING
Plumbing – Town Centre 1 will utilize low-flow fixtures throughout the building in order to reduce indoor
potable water consumption by more than 35%.
Water efficient landscaping will also ensure at least a 50% reduction in potable water used for irrigation.
The facility has been designed with four tenant risers containing a 4” sanitary waste, 4” vent and 2” cold
water stub-outs and are provided throughout each level allowing for flexibility in locating wet area
applications. Each riser location provides provisions enabling the use utilization of sub-metering and
segregation from other tenants throughout the facility.
A natural gas system has been provided for installation of emergency generators and equipment as
desired.
An underground grease waste system has been designed incorporating a “block out” a future grease
interceptor that is capable of accommodating multiple restaurants.
The core restrooms are provided with hot water and battery powered, sensor operated faucets and flush
valves allowing for continual function even in a time where the electricity has been interrupted.
IX. LIFE SAFETY
The facility is equipped with a combination sprinkler/standpipe system that is delivered by a base
building fire pump and is connected to the base building emergency generator. The sprinkler system has
the capabilities to be modified in times of renovation/remodel.
X. ELEVATORS
Four (4) Machine Room Less (MRL) elevators rated for 3,500 lbs. @ 500 f.p.m. Doors will be 3’-6” X 9’-0”.
One (1) Machine Room Less (MRL) freight elevator rated for 5.000 lbs. @ 500 f.p.m.
XI. BUILDING DESIGN
The building is designed for 10 stories with the typical floor plate providing approximately 26,000 NRA.
The first and second floors are smaller to accommodate overhangs along the west façade to provide
pedestrian access.
A Registered Accessibility Specialist (RAS) has been contracted to assist the Architect review, identify
and resolve any compliance issues related to T.A.S., A.D.A. or other accessibility issues.
The Architect’s in-house LEED consultants have reviewed and advised the A/E team with respect to
applicable credits. The building, as designed, will achieve a LEED Silver certification without negatively
impacting the development budget. Additional credits were considered to achieve LEED Gold
certification, but were not feasible due to project type and location. Landlord shall incorporate into the
Building design requirements necessary for Tenant to LEED certify their interiors construction, such as
minimum energy and Indoor Air Quality performance standards, collection and storage of recyclables,
etc.
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The building is designed to be 20% better in energy efficiency than a similar building built to City Code.
Energy efficiency measures include variable speed chillers, increased part load efficiency due to pony
chiller, Supply air temperature resets, VFD on all fans, Demand control ventilation, efficient lighting in
garage with daylight harvesting.
An M&V Plan is proposed for the Base building and another for tenant space for occupants to track their
energy usage.
The office floor plate is designed to have sufficient daylight in 75% or more spaces and with outside views
in 90% or more spaces. The Visual Light Transmittance (VLT) used in the building's glazing is between
30% to 73% while their Solar Heat Gain Coefficient (SHGC) is between 0.23 to 0.39.
Low-emitting materials will be used throughout the building in order to help ensure healthy indoor air
quality. In addition, an indoor air quality management plan will be implemented during construction to
minimize the amount of pollutants and particulate matter that will enter the building or remain in the
space.
At least 50% of the wood on the project (by cost) will be Forest Stewardship Council-certified, ensuring
that it has come from sustainably harvested forests.
Materials in common areas such as lobbies and restrooms will be commercial grade, generally nonporous and in a finish that will facilitate maintenance and cleaning. The density of the material will
promote extended service life with a regular maintenance program.
BACK-UP GENERATOR AND UPS SYSTEM: Tenant, at its expense, shall have the right to install a back-up
generator in a mutually agreeable location. Developer shall represent that it has sufficient electrical
back-up to operate elevators, life/safety systems and all necessary exit lighting in the event of an
interruption of electrical power to the building or garage. Tenant shall also have the right to install an
uninterrupted power source system (“UPS”) and emergency stand-by battery system and/or fuel tank
and generator, and shall have the right to utilize a portable generator during emergencies
FLOOR LOAD IN PREMISES / ROOF LOAD: Typical office areas are designed to support a reducible live load
of 50 pounds per square foot (psf) with an additional 20 psf of non-reducible live load for partitions. Floor
members in the center core areas are designed to support a non-reducible live load of 250 psf, which is
sufficient for most conventional high-density filing systems. The roof framing is designed to support a
code-required minimum live load of 20 psf.
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