Buildings Roof Systems Shingled roof over insulation. Siding HardieShingle siding/Hardie Board siding or three-coat stucco. Windows Single-hung windows with casement windows at required Sound Transmission Class (STC) rating, per Acoustics Consultant recommendations. Vinyl nail-fin windows, low-E, STC rated, dual glazed. VPI brand or like. Exterior Stairs Concrete with painted metal rails. Unit Stairs Wood-framed stairs with carpet and rated drywall enclosure, as required. Metals All exterior metals to be galvanized and painted. Exterior Decks Steel or aluminum railings; rubber waterproofing membrane with topping slab. Security Fobbed building/stairwell entries. Fobbed perimeter entrances and amenity spaces. Optional: Cameras at all entry points, in all amenity spaces, including, but not limited to, the office, clubhouse, mail room, and package room, as applicable. Photovoltaic Panels & Sustainability Infrastructure/conduit to support photovoltaic (PV) panels per code. PV capacity can be maximized, if desired. Include options for "solar ready" and for solar install on carports (Baja or equivalent). Solar thermal assumed for all units. Buildings will be designed and constructed in accordance with the State of California's Build It Green program. Units Drywall & Paint 1-hr and floor/ceiling assemblies to be in line with tested GA assemblies. Floor/Ceiling: 2 layers of 5/8” with RC channel when TJIs are used. 2 layers with 5/8” when standard 16” O.C. joists are used. Party Walls (1-HR): Acoustical caulked (top and bottom) double 5/8” layers at party walls. Single layer over plywood sheathing. Walls: Painted 5/8” drywall with level 3 light orange peel or knockdown finish. Layer of flat paint over layer of primer. Kitchen/ Bathroom Walls, Doors, Casings and Base: Semigloss latex paint (full cover) over coat of primer. Sherwin Williams paint or equal. All wet walls with mold resistant drywall. Exterior: One coat of primer over Sherwin-Williams PM Itx Paint with no VOC. Window Stools and Aprons: 2 finish coats of eggshell latex. Miscellaneous: Drywall soffits over kitchen upper cabinets and around mechanical ductwork, and roof drains to be drywalled and painted as needed. Access Panels: Painted to match walls and any exposed surface. Ceilings 9’-0” in bedrooms and living room, 7’-6” to 8’-0” with metal drop in kitchen and bathroom. Insulation & Soundproofing R-19 exterior, R-30 ceiling/roof over heated space to meet Title 24; Party walls require (2) R-13 and corridor walls R-13. The party wall between adjacent residences will be an insulated staggered double-stud wall with three total layers of gypsum board. Where needed for additional structural support, a layer of shear plywood can replace a layer of gypsum board. Flooring Living/ Dining, Laundry, Kitchen, Bathroom, and Entry: Vinyl plank to be Tri-West Paradigm Trinity, Tri-West Engage Shaker or equal. Bedroom(s): Shaw Carpet Urban Touch Mist (or equivalent) Doors Unit Entry: Wood veneer solid core, flush, with peephole 7'-0" with single action dead bolt, 8'-0'' fiberglass or metal with panel pattern in townhomes; 20-min rated. Patio: 8’-0” fiberglass, glazed, insulated, flush with single action dead bolt. Bed and Bath: 7’-0” solid core, painted, sealed bathroom door ends. Other Interior: 7’-0” hollow core, painted, single panel. Corridor doors to be 20-min rated. Laundry Closet: 7’-0” louvered, painted. Trim 7/16” thick and 5” high MDF baseboard throughout units except baths (wood baseboards) and corridors (5 1⁄2” tall MDF baseboard) 9/16” thick 2 1⁄4” wide MDF Interior Casing with eased edge and 3 1⁄4” wide in corridors. Closets Wood/MDF shelf with rod for all closets. Double rods and double shelves for half of bedroom closets. Doors for all closets. Cabinetry Kitchens: Thermofoil doors, European frame style hidden hinges (soft closers optional), matching edge banding for all exposed surfaces, matching toe kick. Pantry cabinet in kitchen adjacent to refrigerator. Full height end panels adjacent to refrigerator as needed. 2’-0” deep upper refrigerator cabinet. At least two drawers with breadboards and preferably a drawer bank. Bathrooms: At least one drawer stack in bathrooms (nearest to outlets). A bathroom with a double vanity (optional) in 2- bedroom units. Cabinetry style to match kitchen cabinets. Hardware Unit Entry: Kaba Confidant or similar. Unit Interior: Taymor lever handles, brushed finishes or similar Countertops Kitchen: 3cm granite or similar with eased edges, 4” tile backsplash from countertop. (Optional upgrade: backsplash from countertop to upper cabinets). Bathrooms: 3cm granite or similar with eased edges, granite or similar backsplash. Tile Standalone showers and tub/shower combo to have fiberglass tile-embossed surround. Standalone showers to have a pan.
