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KENNEY ARCHITECTS, P.C.
5570 EAST YALE AVE
DENVER, COLORADO 80222
303.694.2445 FAX 303.565.1494
www.kenneyarchitects.com
STAMP:
CONSULTANT:
COPYRIGHT: 2014
THIS DOCUMENT AND THE DESIGNS INCORPORATED HEREIN
CAN ONLY BE USED FOR THIS PROJECT. NO OTHER USE OF THIS
DOCUMENT OR THE DESIGNS, IN WHOLE OR PART, ARE
PERMITTED WITHOUT THE WRITTEN AUTHORIZATION OF
KENNEY ARCHITECTS, P.C.
1/5/2015 11:35:37 AM
GI-002
TENANT IMPROVEMENT
SPECIFICATIONS
14024
FIRST BANK VAIL
TENANT IMPROVEMENT
AMH
JWM
17 VAIL ROAD
VAIL, COLORADO 81657
GENERAL CONDITIONS
The General Contractor and all Subcontractors shall read the following General Conditions, and project notes as
responsibilities affecting all trades are described herein. The General Contractor is responsible for the
overall quality and scheduling of the work and the coordination of the various trades.
1.0 The reference to ‘Owner’ throughout these documents shall refer to the Landlord’s and/or Tenant’s
representatives. Reference to the ‘Contractor’ shall mean the General Contractor in charge of and supervising
the work of the project. The reference to ‘KAPC’ or ‘Architect’ throughout these documents shall refer to
Kenney Architects, P.C.
1.1 The Contractor shall coordinate all aspects of the project with the Owner and Building Manager. Areas
of coordination include, but are not limited to:
- Insurance Requirements
- Hours and Methods of Access
- Project Safety
- Building Security and Emergency Procedures
- Materials Staging Areas
- Hazardous Materials
- Access to Trash Facilities
- Use and Protection of Elevators and Common Areas
- Parking for Supervision and Trades
- Deliveries
- Other Applicable Contract Provisions and Requirements
1.2 Before performing any work or ordering any materials, the Contractor shall be responsible for
verifying all project conditions and his subcontractors, for verifying that actual field conditions are not in
conflict with the dimensional relationships and design intent as shown on the drawings. The Contractor shall
immediately advise the Architect of any discrepancies and/or conflicts between the existing conditions and the
Construction Documents prior to proceeding with the work in question or related work.
1.3 As a minimum standard, all materials and workmanship shall be equal or superior to prevailing industry
practices, and all work performed and materials installed shall be in strict accordance with all applicable
codes, regulations and ordinances of the governing jurisdiction. Contractor shall obtain all permits required
for construction and occupancy of the project.
1.4 Install all manufactured items, materials and equipment in strict accordance with the manufacturer's
recommended specifications, unless otherwise specifically noted or approved by the Architect or interior
designer in advance of the installation. Where applicable and available from Owner or building management,
refer to Building Standard Information for details, assemblies, and typical finish specifications. Notify
Architect of any conflicts between building standards and the Contract Documents prior to starting work.
1.5 The Contractor shall be responsible for familiarizing himself with the Owner’s requirements for
occupancy, and shall, prior to the start of work, submit a Project Schedule indicating milestone dates, and
delivery dates for long lead time items. The schedule shall be updated as necessary throughout the duration of
the project. All proposed changes are to be approved by the Owner and Architect.
1.6 All Contractor or Supplier requests for substitutions of specified items shall be submitted to the
Architect in writing and be accompanied by proposed alternative product information. A substitution will be
considered only if it does not sacrifice quality, appearance and function. Under no circumstances will the
Architect be required to prove that a product proposed for substitution is or is not of equal quality to the
product specified.
1.7 Installation of all selected materials and assemblies shall be complete and functioning in all respects
prior to final acceptance. Any miscellaneous items or materials not specifically noted, but required for
proper installation shall be furnished by the Contractor. The Contractor shall furnish to the Owner all
warranties and guarantees required at the conclusion of the work. The Contractor is responsible for the
inspection, acceptance, storage, installation and continuous protection of all new materials delivered to the
project.
1.8 When required by the drawings or specifications, the Contractor shall submit (three complete hard copies
or electronic data) shop drawings, schedules and cut sheets for items specified for review by the Architect
prior to order or fabrication. When submitting, the Contractor shall notify the Architect, in writing, of any
proposed deviations from the Contract Documents, along with the reason for the proposed deviation. Any
fabrication carried out prior to the review of the shop drawings by the Architect shall be at the Contractor's
risk. KAPC will review shop drawings and submittals within ten business days in most cases. Review of
these items by the Architect and the Architect’s consultants, shall be for general conformance to the design
intent of the project and with the information within the contract documents. Review of a separate item
shall not indicate a review of an assembly in which the item functions. Shop drawings that are incomplete
or contain excessive errors will be returned unchecked with any resulting delay being the responsibility of the
Contractor. The Contractor shall submit and resubmit the required number of copies of corrected shop
drawings. Review of shop drawings, submittals and/or samples by the Architect or the Architect’s
consultants shall not relieve the Contractor of responsibility for errors and omissions in the items
submitted.
1.9 The Contractor shall guarantee that the materials and workmanship shall be of the quality specified or
referenced standards, and that any defect due to improper workmanship or defective material discovered and
made known within one year from the date of substantial completion of the installation, shall be repaired or
replaced with reasonable promptness without additional expense to the Owner. The Owner shall give notice of
such observed defects with reasonable promptness.
1.10 Bid all materials as if being purchased new. Provide Owner credit for materials proposed to be reused
or available from Owner’s existing stock.
1.11 Contractor shall perform high quality professional work. Join materials to uniform accurate fits so
they meet with neat, straight lines, free of smears or overlaps. Install exposed materials appropriately
level, plumb and at accurate right angles, or flush with adjoining materials. Work of each trade shall meet
all national standards published by the trade, except in the case where contract documents are more stringent.
1.12 The General Contractor shall at all times cooperate with others who may be performing work at the
job site which is not in the general contractor's contract.
1.13 The General Contractor shall be responsible for the protection of existing and newly installed
materials, millwork, built-ins and finishes.
1.14 The General Contractor shall provide blocking in partitions as required for all items attached to
walls. All blocking shim materials shall be fire resistant in accordance with all applicable codes and
requirements.
1.15 Provide necessary outlet boxes, conduit and plastic rings as needed (with pulls) for all
telephone/cable/data outlets indicated unless noted otherwise.
1.16 When electrical work is specified in conjunction with millwork items, all raceways, pre-wiring,
and fixtures shall be provided and installed by Electrical Contractor. Cut-outs for outlets, switches, etc., as
required are by Millwork Contractor and shall be coordinated with Electrical Contractor.
1.17 Details are typical for a similar condition throughout, unless otherwise noted.
Typical implies typical for all similar conditions, unless otherwise noted.
Align implies align other similar components of construction, i.e., face of walls, millwork, etc.
1.18 The Contractor is responsible for continuous and final cleaning and debris removal. The Contractor shall
protect and maintain areas outside the project area including paths of travel throughout the building. The
Contractor shall construct dust proof partitions to protect common areas, building occupants, building
systems, and building finishes.
Clean and/or polish surfaces as necessary and appropriate to the material or finish being cleaned. Items to be
cleaned include but are not limited to:
- SAC Tile and Grid
- Switches, Outlets, Devices, Diffusers, Grilles, Louvers, etc.
- Light Fixtures (including lamps, lenses, diffusers and trim)
- Plumbing Fixtures & Trim
- Appliances and Accessories
- Sprinkler, Detection, and Life Safety System Components and Trims
- Painted or Stained Surfaces
- Wall Coverings
- Floor Coverings & Floor Base
- Glass and Glazing Systems (all sides)
- Laminates, Solid Surface Materials
- Stone and Ceramic Surfaces (including grout joints)
- Millwork, Casework & Cabinetry (including cabinet interiors)
Remove all labels, dirt, dust, debris, grease, adhesives, paint drips/overspray, and stains, etc. from all
surfaces.
.19 Contractor shall at all times, take necessary measures to minimize interruption to Owner or Tenant
operations. Schedule any work involving excessive noise, fumes construction traffic or debris for off-hours,
coordinate with Owner and building management. Avoid any disruption of utilities or services to occupied areas.
Coordinate demolition and construction schedules with Owner and building management.
1.20 The presence of a representative of KAPC on the job site does not imply concurrence or approval of the
work. The Contractor shall call specific items to the attention of the KAPC representative if he wishes to obtain
KAPC approval. The Contractor shall document all field approvals with a separate field report or in weekly project
minutes.
1.21 If the Contractor, Owner or Tenant substitute a material, revise a construction detail, method of attachment
or in any way alter the work so that it does not conform with these documents without KAPC written approval,
such action will relieve the Architect of any responsibility of liability as to the functionality, aesthetic effect,
subsequent failure, property damage or personal liability.
1.22 Contractor shall provide to the Architect a set marked-up Contract Documents indicating the final "as-built"
conditions of the project. All architectural, mechanical, electrical, plumbing, and fire protection changes and/or
additions shall be legibly shown.
1.23 Verify existing fire extinguishers are updated, and provide new as required by drawings. All new fire
extinguishers are to be installed in recessed or semi-recessed cabinets. Submit cut sheets.
DEMOLITION NOTES
1.0 Salvageable items to be removed are the property of the Owner and shall be protected and stored at a
location determined by the Owner or Property Manager. Typical salvageable materials include doors, frames,
hardware, glazing, HVAC components, plumbing fixtures, electrical/lighting/life safety components, ceiling tile and
other ceiling components. Salvageable implies that the component is refurbishable, so as to be reasonably
indistinguishable from new items. Existing materials approved to be reused shall be refurbished so as to be
comparable, matching, and reasonably indistinguishable to similar to new materials. Recycle removed carpeting.
1.1 Remove and store, or protect in place, all building standard window coverings and re-install after completion
of construction. Protect all millwork, doors, frames, glazing, fixtures, devides, & accessories, etc., during
demolition & construction.
1.2 All switches, outlets, etc. to be removed or relocated shall be completely removed, with abandoned conduit
and wiring stripped back to the source. Patch and finish as indicated on drawings.
1.3 The General Contractor and Sub-contractors are required to refer to the Engineer's plans for additional
demolition, relocation and final design requirements, and field verify all reasonably accessible conditions to assess
the work required for conformance to the final construction documents and design intents. While not necessarily
indicated by the drawings, existing conditions may require additional mechanical, electrical, plumbing, sprinkler,
and architectural demolition in areas of the project work. The Contractor is responsible for this additional
demolition.
1.4 For demolition in areas with or adjacent to wall covering to remain, consult with wall covering contractor
regarding preservation of materials to remain and extent of materials to be removed. For floor covering
demolition, completely remove all materials, tack strips, leveling materials, grout and/or adhesives, patch surfaces
as necessary, and prepare for new floor covering installation per manufacturer's specifications.
CONSTRUCTION AND MILLWORK NOTES
1.0 Do not scale drawings. Dimensions govern; enlarged plans and details govern over smaller scale. New drywall
partitions are dimensioned from face of wall to face of wall unless otherwise noted. Existing partitions are
dimensioned from finish to finish. Window walls are dimensioned from centerline of mullion or joint to centerline
of mullion or joint. Glazing sizes are shown as nominal, actual sizes shall be field verified after glazing system or
finished opening is constructed. Electrical and communications outlets or devices are dimensioned from
centerline of single outlet or device or group of outlets or devices. Where two or more devices are indicated,
each device in a group is to be located immediately adjacent to the next device.
1.1 Furnishings, fixtures and equipment may be shown for reference purposes, and are not a part of the
construction contract unless otherwise noted.
1.2 Replace any firestopping altered in the course of performing the work of the project. For new installation of
firestopping, provide product data and certificates certifying compliance with UL and ASTM E 84 and ASTM E 814
requirements. Installation of firestopping to comply with manufacturer’s specifications and with testing agency’s
specifications for the required fire-resistance rating.
1.3 Replace any building thermal or acoustical insulation altered in the course of performing the work of the
project. For new installation of insulation, provide product data and certificates certifying compliance with UL and
ASTM E 84 and ASTM C 665 requirements. Materials and installation of insulation materials to comply with
manufacturer’s specifications and with testing agency’s requirements for performance (r-value, STC rating, etc.)
and flame spread (maximum 25) and smoke-developed (max 50) surface burning characteristics.
1.4 Do not proceed with gypsum drywall installation over inadequately spaced or poorly aligned framing. It is the
General Contractor’s responsibility to coordinate the work of sub-contractors in order to ensure that one sub-
contractor does not perform work or install materials over inappropriately finished, damaged, or otherwise
poorly prepared work. Notify the architect or designer immediately regarding any concerns or conflicts regarding
the compatibility of any finish specified and the preparation or condition of the related substrate.
Unless otherwise specified, all gypsum drywall shall receive a Level 4 (GA-214-96) or higher finish. All joints and
interior angles have tape embedded in joint compound and two separate coats of joint compound applied over all
flat joints and one separate coat of joint compound applied over interior angles. Fastener heads and accessories
are covered with three separate coats of joint compound. All joint compound to be smooth and free of tool
marks and ridges. Finished surfaces shall be coated with a drywall primer prior to the application of final finishes.
Wallboard edges and inside and outside corners shall be crisp and straight or plumb. Reveals, when present, shall
be uniform (parallel) and aligned vertically or horizontally unless otherwise specified. Flat surfaces will be free of
gouges, trowel marks, and pitting. No corner or edge material, joints or joint tape or tape edges, mud, or screws
or screw locations shall be visible or ‘telegraph’ through applied finish materials. Joints shall be taped and joint
compound applied to within 3/4” above floor, and finished smooth for installation of final finishes and floor base.
All partitions extending to the bottom of suspended acoustical ceiling systems shall receive compressible
neoprene tape (1/4"x 1- 1/4") between ceiling and runner track. Provide non-combustible blocking equal to the
depth of the acoustic tile reveal when working with tegular edge tiles.
1.5 Within the project area, including the outside faces of perimeter and exterior limits, the Contractor shall seal
all penetrations in structure to structure partitions or other existing rated assemblies (floors, chases, etc.),
whether caused by the work of the Contractor or existing. All penetrations shall be sealed in a manner that
maintains requirements for rated separations between areas.
1.6 The Contractor shall provide slip joints at all wall connections to building envelope or structure, and bracing
for all walls below structure. Slip joint construction shall maintain fire rated separation, where applicable.
1.7 Contractor shall provide sufficient framing of all openings for duct work return air grill openings above and
below ceiling; these are to be coordinated with the air conditioning engineer's and mechanical contractor's shop
drawings. All openings shall be properly sealed for soundproofing and vibration control.
1.8 Walls shown aligned with base building structure, shall be flush and smooth with the base building structure,
unless otherwise indicated. All existing corner beads shall be removed, taped and spackled properly.
1.9 The Contractor shall provide and install all plumbing rough-ins, fixture accessories and equipment required to
complete the installation as shown and noted.
1.10 The Contractor shall coordinate the drywall rough openings and dimensions with the requirements of any
millwork.
1.11 Where STC rated assemblies are specified, provide materials and assemblies identical to UL or ASTM tested
assemblies of the specified rating. Submit testing agency rating for assemblies utilized.
1.12 Unless otherwise dimensioned doors shall be set 4" from clear opening of frame to immediate adjacent
partition.
1.13 All hardware required but not specified in these drawings is to be selected by the Contractor and submitted
to the Architect for review before orders are placed.
1.14 Furnish and install all architectural woodwork (counters, tops, casework, paneling, panel-work, and closet/storage
shelving) shown on drawings and specified herein. Provide and coordinate complete installation of items, where the work
of other trades is necessary for intended function. Architectural woodwork includes all interior woodwork exposed to
view in finished building and includes wood, wood veneers, plywood, laminates, liners, and vinyl surfaces or edgings.
1.15 The "Quality Standards" of the Architectural Woodwork Institute shall apply and by reference are hereby made a part
of this specification. Any reference to Premium, Custom or Economy in this specification shall be as defined in the latest
edition of the AWI "Quality Standards". Any item not given a specific quality grade shall be provided as "Custom" grade as
defined in the latest edition of the AWI "Quality Standards". Submit shop drawings on all items of architectural
woodwork. Submit manufacturer's descriptive literature of specialty items not manufactured by the architectural
woodworker, as requested by the Architect. Submit samples of each wood species which is to receive transparent finish
at job site, as requested by the Architect. Submit finish samples of each painted or laminated finish to be applied at factory.
All new millwork to use FSC Certified & formaldehyde free wood products including blocking, plywood, particle board,
MDF, & laminate.
The woodwork manufacturer is responsible for details and dimensions not controlled by job conditions and shall show on
his shop drawings all required field measurements beyond his control. The General Contractor and the woodwork
manufacturer shall cooperate to establish and maintain these field dimensions. The woodwork manufacturer and the
Contractor shall be jointly responsible to make certain that woodwork is not delivered until the building and storage areas
are sufficiently clean, dry and prepared so that the woodwork will not be damaged. Contractor shall provide blocking in
partitions as required for all millwork items attached to walls.
Unless otherwise noted, work shall conform to flush overlay design standards. All exposed components to match specified
finish. Semi-exposed surfaces per AWI grade standards. Unless otherwise noted, interiors of all cabinets shall be covered
with liner grade. Finished end panels shall apply when millwork is not abutting a partition. Filler strips shall be installed as
required and shall be installed as required and shall match adjoining millwork.
For all casework, paneling, frames, and running trim, adjust all joints and miters for tight, aligned fit. Fill openings at joints
and at nail sets. Touch-up stain at cuts (joints, end pieces, etc.) and where color does not match.
All plumbing/lighting fixtures shall be supplied and installed by plumbing/electrical contractor, who shall supply all
necessary information for cut-outs to be performed by cabinet contractor. The General Contractor is responsible for the
complete installation and coordination between trades.
Unless otherwise noted, tops to be AWI Quality Grade ‘Custom’ high pressure laminate. Where not specified by the
Contract Documents, finish and color selections shall be made by the Owner.
All cabinet hardware shall be furnished and installed by casework manufacturer. Submit samples of all exposed hardware.
Unless otherwise noted, hardware to be as follows:
A: Drawer slides: "Accuride" full extensions; self closing.
B: Shelf standards and brackets: K.V. heavy duty.
C: Hinges: Blum or equal.
D: Catches: Optional with supplier.
E: Pulls: Varies, see millwork drawings for locations & types
F: Clothes poles: Optional with manufacturer.
1.16 Door/Frame/Sidelite System to match building standard unless otherwise noted. Submit product data, finish samples,
and door schedule.
Doors and Frames shall be rated in accordance with A.S.T.M. procedure for use in fire rated wall assemblies. Comply with
ANSI/SDI 100 and NFPA 80 for fire rated door assemblies. All new or modified components shall be labeled by UL or
acceptable rating agency.
Frames shall encompass the specified finished wall thickness and attach to the wall with all fasteners concealed. Frames
shall accommodate 1-3/4" thick doors and surface mounted closers. Jambs shall be over-length to permit custom fitting to
the floor. Jamb design shall permit jamb removal and replacement without disturbing the stud fasteners and without
damage to the wall finish. Fixed throat jambs shall be adaptable to receive standard flush glazing snap-in sections where
sidelites are used. All frame and sidelite units shall be furnished with steel attachment clips for extrusion intersections so
as to facilitate fast, precise installation. Assembled glass frames shall provide 5/16" minimum glass coverage at head, sill and
jambs, or 5/8" total coverage. All glazing extrusions shall accommodate 1/4" thick glass as specified.
Finished doors shall be trimmed and beveled to fit frame opening with standard clearances as follows: 1/8" at hinge edge,
1/8" at lock edge, 1/8" at top, 1/4" at bottom, stiles beveled 1/8" in 2". In order to insure proper fit to uneven floors, doors
shall be ordered with sufficient over-length at bottom to permit custom fitting to floor by the door installer. Doors shall
be completely prefinished and machined for all hardware as specified. Match veneer species, stain, and grain patterns of
existing doors in project area. Door edge finishes shall match face finishes.
1.17 All ‘hard’ ceilings will be installed and finished such that seams and edge/corner bead materials do not telegraph. All
devices, grille frames, fixture trim pieces, etc. are flush and caulked. Devices will align as shown or specified on architect’s
or engineer’s drawings. It is the General Contractors responsibility to coordinate the work of sub-contractors in order to
preserve the ability to align or otherwise locate devices as specified by the architect of engineers. Bring any conflicts to
the immediate attention of the architect or engineer. Ceiling and drywall soffit finishes shall receive a Level 4 (GA-214-96)
or higher finish. Meet all finish standards for wall finishes.
FINISH NOTES
1.0 Do not install or apply finishes over poorly constructed or prepared substrates. Immediately notify the Contractor of
conditions affecting the quality or appearance of a specified finish. Advise the Architect if there are unforeseen conditions
or other concerns or circumstances preventing any specified material from fulfilling the intent of the design for safe and
proper function and a pleasing appearance, compatible with other existing and new materials. Repair and touch up any
items when damaged during demolition or construction when item intended to remain.
1.1 All drywall finishes shall be Level 4 or higher unless otherwise noted. High color accent walls and lighted walls (wall
washers, spot lights, etc.) shall be finished to Level 5 standards. Provide overlay or skim coat if required to meet
appearance standards of specified finish. Extend preparation and finish in project area to nearest surface break. Finish
drywall to within on half inch of floor. Completely remove wall coverings and provide overlay or new skim coat where new
painted surfaces are indicated.
1.2 All surfaces shall be properly cleaned and prepared prior to installation of all paint, wall coverings, and base. Paint shall
be roller-applied to non-metallic surfaces using short-nap (1/2" or less), lint-free roller covers or as recommended by the
paint manufacturer. Utilize a three coat system (primer plus two finish coats) on all newly painted surfaces unless
otherwise noted. Provide stain killers and additional coatings where required for even, non-transparent coverage over
substrate and/or existing colors.
1.3 Unless otherwise noted, all paints shall be premium commercial grade, low v.o.c. acrylic latex, low-sheen eggshell
finish (other than flat) not susceptible to burnishing under normal office and commercial wear. All metal components
(access panels, door frames, metal doors, grilles, diffusers, etc.) to be painted shall be semi-gloss latex enamel. All new
items shall be shop finished. Unless otherwise noted, contractor shall patch, prepare and repaint all existing partitions
shown to remain. Remove all existing device covers, fixtures, furnishings, signage, etc., prior to installing new finishes.
Clean and replace/reinstall all items removed prior to painting.
1.4 All HVAC ceiling diffusers and registers shall be prefinished to match building standard devices, unless otherwise
noted. Caulk around all door frames, glazing systems, running trim (base and crown mold), millwork (built-ins, cabinets &
countertops), grilles, registers, louvers, access panels, and other ceiling and/or wall mounted devices. Caulk color to match
device finish.
1.5 All vinyl wall coverings shall be 54" commercial grade unless note specifically as otherwise. Contractor shall be
responsible for contacting the Architect if goods specify differ from this width.
1.6 No wall coverings shall be applied on any surface that is unfinished or not properly prepared as per the manufacturer's
specifications. All roughness or other irregularities that may appear after preparation shall be corrected to provide for a
smooth, even surface acceptable for installation of wall covering.
1.7 Installed wall covering shall be accurately and smoothly applied with a minimum number of seams, tightly fitted and
running vertically. Any irregularities appearing after installation has been completed shall be corrected. Adhesives and
installation of wall covering shall be as per manufacturer's specifications. All material in a room shall be from the same run.
Wrap all corners with material. Seam distances from corners shall be a minimum of 2”.
1.8 All wall coverings shall be installed prior to the installation of millwork and the hook-up of drinking fountains, fire
extinguisher cabinets, etc. When installing these items, the Contractor shall remove only the slightest amount of vinyl
possible. Verify with Architect) if device covers on surfaces to receive wall coverings are to be covered. Paint/Vinyl wall
covering shall extend a minimum of 1" below the top of newly specified wall base.
1.9 All flooring is to be installed over properly prepared surfaces. Installed stone or ceramic
tile shall be clean and free from grout, adhesives, paint drips/overspray, etc. Sub-floors shall be
clean, leveled and otherwise prepared to receive finish flooring without noticeable unevenness.
Grout shall be sealed. Verify if tile is to be polished or to receive sealer. No tripping hazards
from raised edges or corners will be acceptable. Where resilient flooring is specified, no
telegraphing of unfinished, irregular, substrate will be accepted. All materials will be fully
adhered to sub-floor, free of gaps, bubbles, and bulges. Seams shall be per manufacturer’s method
and tolerances.
1.10 Where countertop abuts a partition and adjoins back splash, a sealant caulk shall be
applied which matches the color of laminate specified.
1.11 Floor preparation and carpet installation shall comply with the workmanship guidelines
as published by the American Carpet Institute, latest edition, and shall be in strict accordance
with the manufacturer's recommendations. Sub-floors shall be clean, leveled and otherwise
prepared to receive finish flooring without noticeable unevenness or telegraphing of substrate.
Carpets shall be installed free of defects, and all patterns shall run continuously with seam to
seam matching. Carpet shall lie flat without bubbles, wrinkles or visible seams. Installations
shall provide pattern alignment without warping or skewing. Carpet seams shall be butt matched
with the pile nap running in the same direction. Remove any evidence of crush or crimping of the
goods. Trim all loose fibers and seal edges and seams. Provide and install resilient transition at
carpet to resilient floor transitions, or metal edge transition strip (verify color/finish with
Architect) at carpet tile or wood flooring transition. Provide leveling material at all areas
where floor is not level or true prior to flooring installation. Floor and wall coverings in
closets shall be the same as that of the space onto which the closet doors open, unless otherwise
specified. Remove all adhesives, paint drips/overspray, stains from installation and construction
activity. Thoroughly clean all carpet prior to walk-through.
1.12 Where rubber or vinyl wall base materials are specified, Contractor shall use continuous
rolled stock (not 4’ sections) to minimize joints. The Contractor shall utilize preformed inside
and outside corners where offered by the manufacturer. Base material shall be level and
uniformly adhered along walls and corners, with joints tightly butted and aligning. All walls
shall be finished as specified or as otherwise necessary to receive the specified base material
(s). Wood, tile or other rigid materials are to be installed over smooth, even walls. Caulk
gaps and fill (or grout) joints as required and appropriate to material. No obvious bows, gaps, or
misalignments will be accepted. Do not install over poorly prepared substrate (floors or walls).
‘Telegraphing’ of substrate irregularities or adhesives will not be accepted.
1.13 Patch, repair and finish (paint or stain) all existing doors and frames to remain for
reasonably comparable finish to new doors and frames. Remove paint or stains from hardware to
be reused and polish for reasonably comparable finish of new hardware. Unless otherwise noted,
all doors shall receive the same finish both sides. Unless otherwise noted, stain wood items
(doors, moulding, base, etc.) shall match existing to remain in project area or building standard
finish.
1.14 All window coverings to match building standard materials and installation unless
otherwise noted. Protect all window coverings to remain. Repair or replace missing or damaged
window coverings. All window coverings shall be installed, properly functioning and clean.
Where new and reused items are used, separate new from reused by area/room.
1.15 Provide 8” x 8” (min) samples of all finishes and colors specified to Architect for
approval prior to commencement of work. Painting Contractor to paint a single 24” x 60” sample
of each paint specified (coordinate walls to receive paint samples with Architect) for Owner
approval prior to final purchase of paint materials. Submit manufacturer’s flame spread ratings
with samples of finish materials. Flame spread ratings for wall coverings shall be 25 or less,
smoke-developed rating to be 450 or less per ASTM E 84.
1.16 New and repaired acoustical ceiling systems (grid components and tile) are to match
building standard. Center ceiling mounted devices in tiles, typical. Ceiling system materials and
installation to comply with ASTM E 1264, ASTM E 84, ASTM C 635 & 636, ASTM A 641 and IBC
standards. All grid components are to be clean and in place, with ceiling tiles and devices
setting flush into grid, clean and free of chips and scrapes. Grid components (mains and tees)
shall be hung for level installation throughout. Level all existing components to remain. Replace
missing, damaged and incomplete or patched segments for like new installation. Use matching
system components. No obvious repairs will be accepted. Where new and reused items are used,
separate new from reused by area/room. Utilize reused components (where applicable) in less
visible areas/rooms (storage or utility rooms, for example) when possible. All devices
penetrating ceiling tiles shall be snug fitting, clean, and complete with all trim. No gaps
between tile cuts and trim pieces shall be visible. All devices shall be centered on tiles (unless
otherwise specified by the drawings) except where above-ceiling conflicts make centering
impossible. It is the General Contractors responsibility to coordinate the work of sub-contractors
in order to preserve the ability to center or otherwise locate devices as specified by the
architect of engineers. Bring any conflicts to the immediate attention of the architect or
engineer.
MECHANICAL, PLUMBING, ELECTRICAL, DATA/COMMUNICATIONS & LIFE SAFETY (M/P/E/C/LS) SYSTEMS NOTES
1.0 The Mechanical, Plumbing, Electrical, Data/Communications and Fire Protection contractors
shall field verify all existing conditions and shall familiarize themselves with all work and
dimensions. The Contractor shall notify the Architect of any conditions or discrepancies adversely
affecting the design and installation prior to proceeding with the work. This shall include
conflicts with mechanical ducts, piping and structure. Immediately notify Architect if existing
M/P/E /C/LS systems are in conflict with the intents of the architectural or engineering design.
1.1 Locations of M/P/E/C/LS and life safety components, fixtures, devices, etc., shall be as
shown on architectural plans. Refer to Engineering drawings and specifications for system or
component integration and performance requirements. If discrepancies between the engineering
and architectural drawings occur, notify Architect prior to bidding or installation for
clarification. The Contractor shall be responsible for costs of reinstallation of wiring and
components when no clarification of discrepancies is requested. The contractor shall be
responsible for engineered and code conforming installation of systems provided as ‘Design-Build’
1.2 No component, fixture or device substitutions shall be permitted without written
confirmation from the Architect. Devices include switches, power/data outlets, thermostats,
wall stops, Life Safety components, access panels, grilles, diffusers, light fixtures, speakers,
etc. If a new component, fixture, or device is not specified, use building standard components,
or exactly match components existing within the project area. Seek clarifications where
specifications conflict with existing conditions. Verify that all M/P/E/C/LS components to be
reused in the project area are functioning and adjusted properly. Clean all new and reused
components. Remove all labels unless required to remain by code or manufacturer. All new
devices shall be consistent with respect to finish or color and mounting heights. All trim shall
be secure, flush to wall and attached with matching hardware.
1.3 Provide fire dampers in all ducts penetrating fire rated or demising partitions.
1.4 The Contractor and Subcontractors shall provide for uninterrupted building utilities and life
safety systems operation, unless coordinated with the Owner.
1.5 All dimensions to the centerline of an outlet or pair of outlets, unless otherwise noted. All
outlets shown back-to-back shall be offset 6" minimum. Provide necessary studwork supports
needed for installation. All cover plates to be building standard, unless otherwise noted. Where
more than one switch occurs in the same location, they shall be installed in a gang-like box
under one cover plate, unless otherwise noted. All existing outlets not utilized by a tenant for
electrical, telephone or CRT shall be capped with a blank cover plate - see finish. All
thermostats shall be at building standard height unless otherwise noted, and located as shown on
mechanical drawings. When thermostats and light switches occur together, install thermostat
at 1'-6" above the same witch on centerline, with switch and thermostat aligned vertically on
the same partition.
1.6 Mechanical, Plumbing, Electrical, Data/Communications and Life Safety subcontractors shall
provide as-built drawings of final circuiting, switching, lighting and HVAC/plumbing diagram.
1.7 Electrical Contractor shall clearly and accurately label all new panel boxes, circuits, and
outlet covers associated with the project area.
1.8 Verify telephone /IT-data requirements and telephone equipment board location with the Owner
before proceeding with the work.
No. Description Date
OWNER REVIEW 10.27.14
PERMIT / CONSTRUCTION DOCUMENTS 11.10.14
01/15/15