151209 smu outback quad redev pkg-emailspreads (1)

ST. MARY’S UNIVERSITYOUTBACK RESIDENCE QUAD REDEVELOPMENT PACKAGEDecember 9, 2015 TABLE OF CONTENTS

BACKGROUND & INTRODUCTION 02 Narrative 03 Campus&OutbackSiteOrientation 04 ExistingSitePlan 05 Goals&Objectives|StudentSurveyResults 06 RelationshiptoCampusServices 07 UtilityInfrastructure 08 Infrastructure:CampusMap&Narrative 09 Parking:Narrative(continued)&ParkingbySpaceType 10 ParkingAudit:ChartbyTimeofDay 11 ParkingAudit:ChartbyTimeofDay(continued) &RelationshiptoCampusInfrastructureFoodService

SITE REDEVELOPMENT 12 Phases1:Plans-RedevelopmentandComplete 14 Phases2:Plans-RedevelopmentandComplete 16 Phases3:Plans-RedevelopmentandComplete 18 Phases4A:Plans-RedevelopmentandComplete 20 Phases4B:Plans-RedevelopmentandComplete 22 CommonAmenities:Narrative,Plans, &ConceptImagery 27 SitePlanRedevelopmentComplete 28 PerspectiveViewsRedevelopmentComplete

BUILDING DEVELOPMENT - PHASE 1 30 Narrative 31 ProgramChart:SpaceTabulation-PreliminaryPhase1 32 ConceptPlan&3DView:Level1 34 ConceptPlan&3DView:Levels2-4TypicalResidential 36 ConceptPlan&3DView:Level1EnlargedPublicSpace 38 ConceptPlan&3DView:Levels2-4 EnlargedPublicSpace 40 ConceptPlan&3DView:UnitType 42 BuildingMassing&CharacterViews-w/oShadedEntry 44 BuildingMassing&CharacterViews-withShadedEntry 46 BuildingElevation&ExteriorMaterialsImagery 47 SpecificationNarrativeSummary-RefertoAppendix

FINANCIAL PLAN & ANALYSIS 48 TotalProjectCostEstimate&RoomRateNarrative 49 RoomRateAnalysis&Scenario-SummaryChart 50 ProjectedRoomRateStructure:2015-2020 51 ProjectedRoomRateStructure:2021-2027 52 ProjectAssumptions 53 ProjectSummary 54 ModelEFinancingChart 55 ModelEFinancingNarrative 56 CHG-SP2018movedinChart 57 ProjectSchedule-Narrative 58 ProjectSchedule-Phase1 59 ProjectSchedule-OverallOutbackRedevelopment 60 Acknowledgements 61 BackCover&ConsultantContactInformation

APPENDIX 62 OutlineSpecificationNarrative-Architectural 73 OutlineSpecificationNarrative-MEP

ST. MARY’S UNIVERSITY - OUTBACK RESIDENCESDevelopment PackageDecember 9, 2015

32


BACKGROUND & INTRODUCTIONBACKGROUND & INTRODUCTIONNARRATIVE CAMPUS & OUTBACK SITE ORIENTATION

ST. MARY’S UNIVERSITY CAMPUS

SAN ANTONIO, TEXAS

OUTBACK RESIDENCES

Introduction and Background

AsrecommendedintheJuly27,2015StrategicHousingPlansubmittedbyPegasusGroup,St.Mary’sUniversityhasproceededtodevelopaplantoreplace,upgradeanddiversifyitson-campusstudenthousinginventory.PegasusGroupandElness,Swenson,Graham(ESG)wereretainedtocompleteaphasedRedevelopmentPlanoftheOutbackareaofthecampusaswellasapre-designstudyforthePhase1newstudenthousingfacility.

TheRedevelopmentPlancreatedthroughthisprocesswillguideeachphaseofworkbyoutliningthephysicaldevelopmentparametersavailabletosupporttheevolvingcampuslivingexpectationsofcurrentandfuturestudents.TheplanallowsSt.Mary’stoidentifythetargetstudentcohortgroup(s)tobeservedbyeachnewfacilityanddesignthefacilitytomeetthosespecificneedswhilealsocreatingcommonamenitiesbetweenthebuildingstoserveallstudentslivingoncampus.ThephasedRedevelopmentPlanhasbeencreatedsoitcanbeimplementedinamannerthateliminatesanylossofcurrentorfuturebedcountduringconstruction.TheRedevelopmentPlanrequiresSt.Mary’stoassesstheperceivedfuturesuccessofthenewstudenthousingandthedesireofnewadditionalstudentstoliveoncampuspriortocommencinganyphaseofdevelopment.Itiscriticaltoensurethattheconstructionofnewstudenthousingandincreasingthesupplyofon-campusbedswillresultinnewadditionalstudentsactuallylivingoncampuswithoutsignificantincreasetotheoverallvacancyrate.ThisphasedapproachtotheredevelopmentoftheOutbackwillallowtheinstitutiontopauseattheendofeachphaseanddeterminewhentheywanttoproceedontothenextphase.Attheconclusionofeachphase,theinstitutionshouldassesstheplanthatwascreatedandupdateitforfuturephasesoftheredevelopment.

ComplimentarytothisRedevelopmentPlan,St.Mary’shasalsodevelopedaplantorenovate,updateandrefreshotherexistingstudenthousingbuildingsoncampustoensurethattheyservetheinstitutionandstudentswellgoingintothefuture. ThepredesignstudyforthePhase1buildingdefinesthecapitalproject,incontextoftheoverallRedevelopmentPlanpriortoinitiatingdesignwork.Thestudyoutlinesthecommonunderstandingofallstakeholdersastothephysicalandprogrammaticrequirements,andestablishesthepreliminaryscopefortheproject.Thisinformationissupplementedwithimagesfromahighlevelmasterplanperspective,aconceptual(orderofmagnitude)costestimateandbusinessanalysis.

PortionsofthisstudywillbecomethebasisforthedevelopmentofaRequestforProposalforDesign-BuildServicesforthePhase1project.ThegoalistohavethatnewfacilityinplaceintimeforstudentstomoveintoitinAugustof2017.


54


BACKGROUND & INTRODUCTIONBACKGROUND & INTRODUCTIONEXISTING OUTBACK SITE GOALS & OBJECTIVES

INCLUDING STUDENT SURVEY RESULTS

Goals and Objectives

TheprimarytargetmarketofthePhase1housingprojectareJuniorsandSeniors.AsidentifiedintheStrategicHousingPlan,asignificantdropinstudentslivingoncampusoccursbetweenthesecond(sophomore)andthird(junior)year.AgoalofthePhase1housingprojectistocreateanon-campusstudenthousingproductthatissimilarinnaturetowhatmanyJuniorsaremovingoffcampustolivein.Simplydescribed,thisisasuitewithprivatebedrooms,dedicatedbathrooms,alivingroomandkitchenette.Thiswillhelpachievethegoalofmodernizinganddiversifyingtheon-campusstudenthousinginventory.

AsecondarytargetmarketmaybesophomorestudentsandtheabilityofsuchafacilitytonotonlykeepthemlivingoncampusbutevenmorebasicallykeeptheminschoolatSt.Mary’s.ThesecondgoalofthisfacilityandtheentireredevelopmentoftheOutbackareaistoaidintherecruitmentandretentionofstudents.Thisredevelopmentwillallowtheinstitutiontodemonstratetostudentsanon-campuslifestyletheycanexperienceatSt.Mary’sthroughtheirundergraduateyears.Thislifestylecanbecharacterizedbyastudenthousingsystemthatprovidesforfacilitiesthatresidentstudentsprogressthroughwithincreasedprivacy,amenitiesandfreedomsastheymatriculatethroughtheiracademiccareers.Thison-campuslifestyleisfurtherpromotedbyprovidingcommonamenitiesthatwillhelpmakeSt.Mary’stheplacetobefromastudentlifeperspective.Theseamenitiescouldincludeapool,sportcourts,grillstations/picnicareas,anamphitheater,etc.

Anothergoalofthisprojectistoreducethedeferredmaintenanceonexistingon-campusstudenthousingfacilities.ThiswillbeachievedbyrazingtwoexistingfacilitiesafterthenewPhase1facilityiscompletedandoccupied.Asimilarapproachofbuildandteardownisplannedinsubsequentphases.ThestrategyofaninstitutionbuildingitselfoutofdeferredmaintenanceisacommonapproachinHigherEducation.

AfourthgoalistodesignandbuildafacilitythatisfinanciallyviablewithintherevenueandexpenseconstraintsoftheResidentialLifeDepartmentandtheon-campusstudenthousingsystemactingasaself-supportingbusinessentitywithinthestructureofSt.Mary’sUniversity.

Itistheobjectiveofthephasedredevelopmentplanthatitbeplannedandimplementedinsuchamannerthatthereisnolossofanycurrent(orfuture)bedcountduringconstruction.Additionally,theredevelopmentoftheOutbackisplannedtooccurwithoutthelossofparkingspacesthatcurrentlyborderthesite. TheredevelopmentplanmustbeflexibleandpreparedtoaddresstheeverchanginglandscapeofHigherEducation.Thiswouldincludebeingabletoaddresssuchmattersas:• enrollmentplanningandfutureprojections• theevolvingwants,needsanddesiresofstudents–fromboththerecruitmentandretentionperspectives• competitionfromotherlocalinstitutions• competitionfromprivatehousingdevelopment

UltimatelythegoalofthephasedredevelopmentoftheOutbackandtherenovationofotherexistingstudenthousingfacilitiesistocreateanon-campusstudenthousingsystemthatprovidesaprogressionofbettermentsthatexcitesthestudentsandencouragesthemtostayatSt.Mary’sandtoliveoncampus.ItisimportanttorealizethatwhenSt.Mary’sisrecruitingpotentialstudentsthattheyarepromotingnotonlythevirtuesoftheirMarianistbackgroundandacademicprograms,buttheyarealsopromotingtheplacewherestudentswillliveandgrowintoadulthoodandnotjuststudenthousing.St.Mary’sprojectionofthislifestylecanbeasimportantinthestudent’sdecisionmakingprocessofwhatcollege/universitytheywillattendasanyotherfactor.Theabilityfortheinstitutiontobeabletosupportfirstyearstudentsastheytransitionfrombeingdependentslivingathometotheirfirstyearofbeingindependentyoungadultslivingoncampus;whileatthesametimeprovidinganenvironmentofgrowthandrespectforseniorswhoarelookingforwardtograduationandstartingtheirchosencareerispartoftheformulaforinstitutionalsuccess.

ThesegoalsandobjectivesaresupportedbytheresultsofasurveyofstudentswholivedoncampusSpringSemester2015andareenrolledatSt.Mary’sforthe2015FallSemesterbutarenowlivingoffcampus.Afewpointsofinterestfromthisinformation: • 74%ofthesestudentsthatarenowlivingoffcampuslivedoncampusforatleasttwoyears. • 77%indicatedthattheirresidencehallexperiencewasgreatoratleastmettheirexpectations • 77%ofthesestudentsmovedintoapartmentswiththebalancemovingintosinglefamilyhomes. • 81%ofthesestudentsnowlivemorethanfivemilesawayfromcampus • Thereisaveryequalsplitofthesestudentslivingbythemselvesorhaving1,2or3roommates • 85%ofthesestudentsnowhavetheirownprivatebedroom • Thereisgenerallyequalsplitbetweenhavingtheirownprivatebathroom andhavingtoshareabathroomwiththeirroommate(s). • Theprimaryreasonsthesestudentslikedlivingoncampuswasconvenience– toclasses,tofriends,toactivities/events,etc. • Someofthecommentsprovidedastowhatwasnotgoodaboutlivingoncampusincluded: o Sharedbedrooms o Communitybathroomsandsharedadjoiningbathrooms o 3roommatesperroom o Mandatorymealplanandmealplanoptions o Pricewasn’tworthit(oldbuilding,insufficientamenities) o Thecircumstanceswhichupperclassmenhadtoliveinwasunsatisfying • Somecommentsregardingwhatcouldbedonetoimprovetheon-campuslivingexperience: o Newupdateddormsforthe21stcentury o Mealplanwhereyoupayonlyforthedaysyouuseit o Cafeteriaopenearlieronweekend o Maximumoftworoommatesperroom o Provideakitchenwherestudentscancook • Otherrecentsurveysresidentialstudentshavealsoindicatedtheirdesireforamenitiesincluding:poolincloser proximitytotheresidencehall,additionalgatheringandmeetingspaces,kitchens,andoutdoorsportcourts.


76


BACKGROUND & INTRODUCTIONBACKGROUND & INTRODUCTION

00 Existing Site Plan

RELATIONSHIP TO CAMPUS SERVICES UTILITY INFRASTRUCTURE

Utility Infrastructure:

Preliminaryhigh-levelinvestigationanddiscussionhasleadtheteamtoconcludethattoensurecontinuityofcurrentoperationthatconnectingtotheexistingcampuscentralutilitysystemforelectricityandchilledwaterserviceswillbeverychallengingwiththePhase1studenthousingprojectbeinglocatedinthenorthwestcornerofthesite.FurtherinvestigationanddesignneedstodeterminehowbesttoutilizetheexistingcentralutilitysysteminsubsequentphasesoftheOutbackRedevelopment.TheteamhasconcludedthatforthePhase1buildingtheDesign-BuilderwillbeaskedtoworkwiththecampusFacilitiesstaffandthelocalelectricalutilitytohaveanewelectricalserviceprovidedoffofNW36thStreettoservePhase1andpossiblyotherfuturephasesofconstruction.Additionallyratherthantieintothecentralchilledwatersystem,theairconditioningofthenewfacilitywillbeprovidedwithanair-cooledchiller.Thetele/datainfrastructurethatservestheOutbackcurrentlyradiatesouttotheotherbuildingsfromaMainPointofPresence(MPOP)locatedinJohnDonohooHall.IthasbeendeterminedthatanewfiberwillrunfromCharlesFrancistothenewResidenceHallviathecurrentundergroundconduitsystemisthepreferredapproach.ThiswillallowforanewMPOPtobedevelopedinthenewResidenceHalltoservetheredevelopmentofthisareaandallowtheexistingsystemtoberemovedthroughthephasedredevelopmentplan.

Theutilityinfrastructureidentifiedonpages6and7arediagrammaticinnatureandmaynotaccuratelyrepresentexistingundergroundlocations.TheactuallocationoftheundergroundutilitysystemfortheentireOutbackareamustbedocumentedinthenearfutureinassociationwiththePhase1Design-BuildTeamtoallowfortheappropriateplanningandplacementofpotentialsiteamenities(clubhouse/communitybuilding,pools,sportcourts,amphitheater,etc.).

Relationship to Campus Services:

TheredevelopmentoftheOutbackmustbethoughtfullyplannedandexecutedtominimizethedisruptionthatsuchaphysicaldevelopmentcancreate.Considerationmustbegiventothecampusasawhole,tothestudentsthatresideinthatareaduringtheacademicyearandalsotothecampusservicesthatprovidesupport.Threeimportantservicestofocusonareutilityinfrastructure,parkingandfoodservice.


98


BACKGROUND & INTRODUCTIONBACKGROUND & INTRODUCTIONPARKING

CAMPUS MAP & NARRATIVE

PARKING

SPACES BY TYPE CHART

Parking Analysis:

Theprimaryquestionorconcernis,“Willthecampushavesufficientparkingifmorestudentsarelivingoncampus?”Acampusmapidentifyingallparkinglotsaswellasachartshowingthenumberofspacesperlotandcurrentusagedesignationareprovidedonthisandtheadjoiningpage.AsurveyofparkingusagewascompletedbytheCampusPoliceDepartmentbetweenAugust26andSeptember8,2015.Onpages10–11aretheactualcountofvacantspacesat9:30am,2:30pmandMidnightofthosedays.

SoasnottobeinfluencedbythefactthattheSchoolofBusinesscurrentlydoesnotteachclassesonFriday,theanalysisofavailableparkingspacesduringthedayonMondaysthroughThursdaysshowsarangeof722–809availableparkingspaces.Also,thenumberofavailablestudentparkingspacesatmidnightduringthistimeperiodwas619.

Thissuggeststhatbaseduponthecurrentundergraduateenrollmentofapproximately2,250studentswithagoalofincreasingthattoapproximately2,500,thereissufficientexistingparkingoncampustosupportmorestudentsintotalandmorestudentslivingoncampus.Ifstudentscurrentlylivingoffcampusmovebackontocampusthatissimplythetransferofastudentvehiclefromacommuterstudentcategorytoaresidentcategory,requiringthesamenumberofparkingspaces.Therequirednumberofparkingspacescanalsobecontrolledbypolicy.Forexample,apolicycouldbeputinplacethateitherdoesnotallowfirstyearstudentstohaveacaroncampusorthatfirstyearstudentswouldhavethelastchoiceofwherestudentparkingcredentialsareassigned.171residentfreshmenhavecredentialstoparkoncampusfortheFall2015semester.

Parking Strategy:

Thelargerstrategicissuetoaddressiswhereresidentstudentsparkoncampus.Currently,studentsareprovidedcredentialstoparkinalotascloseaspossibletotheirresidencehall.WhentheOutbackisfullyredevelopedtherewouldbeapproximately1,400studentsliving“southofthemoat”.Atpresent,thereare578spacesintheOutbackareainparkinglotsM,N,O,QandR.Thereareanother333spacesneartheOutbackinparkinglotsG,HandW.8%oftheFall2015semesterresidentstudentshaveon-campusparkingcredentials.Ofthe634residentstudentswithparkingcredentials,171or27%arefreshmen,118or19%aresophomores,153or24%arejuniors,172or27%areseniorsand20or3%aregraduatestudents.Inthefuture,ifmorejuniorsandseniorsarelivingoncampus,theoverallpercentageofresidentstudentsrequestingparkingcredentialsislikelytoincreaseasthatgroupofstudentsaremorelikelytohaveacarthanfirstandsecondyearstudents.

Manycampusesassignstudentparkingbaseduponclassrank,withseniorsgettingthefirstchoiceofparking,thenjuniors,sophomoresandfinallyfirstyearstudents.CreatinganareawherefirstandsecondyearresidentstudentsparkinLotsCandD,forexample,mayalsoinfluencewhethertheybringacartocampusornot.

Basedonourworkwithotherinstitutionsinotherpartsofthecountry,thiswouldtypicallybesufficientinformationtoseekavariancefromthelocalauthoritieshavingjurisdictionastotheneedtoaddadditionalparkingfortheadditionalbedsbeingbuiltoncampus;atleastforPhase1.Futureparkingstudieswillneedtobemadepriortothestartofsubsequentphasesofconstructionthatresultsinadditionalstudentslivingoncampustogaugewhethersufficientparkingexists.


1110


BACKGROUND & INTRODUCTIONBACKGROUND & INTRODUCTIONPARKING AUDIT CHART

AM/PM SPACES AVAILABLE

PARKING AUDIT CHART (CONT’D)

& FOOD SERVICE

Food Service:

ThecompletionofthePhase1facilitywillresultintheadditionof116studentslivingoncampusandpresumablyontotheMealPlansystem.CampusFoodServicebelievestheygenerallyhavecapacitywithintheircurrentfacilitiestoservethesestudents.Theonlylimitingfactoristheexistingbackofhousestorage.AdditionalstoragemaybeneededandshouldbereviewedandaddressedpriortotheopeningofthePhase1facilityinAugust2017.

RecognizingthatstudentslivinginthePhase1facilitywillhavekitchenettesandsomeleveloffoodpreparationavailabletothemintheirlivingspace,St.Mary’smaywanttoconsidercreatingaspecialmealplanforthesestudents.

Asfuturephasesofthisredevelopmentoccurfoodservicemustbereevaluated.BringingsometypesoffoodservicetotheOutbackandhavingitcentrallylocatedintheCommunityCenter/Clubhousewillhelpprovidetheconveniencestudentsdesireaswellasexpandingtheoptionsavailabletothem.


1312


SITE DEVELOPMENTSITE DEVELOPMENTPLAN PHASE #1

REDEVELOPMENT

PLAN PHASE #1

COMPLETE

LEIES

CREMERADELE

FLORES

DONOHOOFREDERICK

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

234-Bed Building

Site Amenity- Pool

Pedestrian LinkAmenity

Transformer Mechanical Unit

Entry

Open Recreation

LEIES

CREMER

DONOHOOFREDERICK

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

Demolish Existing Halls

PHASE #1 Building

Redevelopment Plan Phase 1:TheRedevelopmentPlanguideseachphaseofwork.Eachphaseofworkstartswiththedesignprocessforthefacilitiestobeconstructedduringthatphase.ReassessmentoftheRedevelopmentPlanbetweenphasesaswellasdevelopingapredesignplanfortheupcomingphaseiscriticaltokeepingtheoverallprocessproceedinginthedesiredtimeframe.Theteambelievesthatthefollowingphasedplanwillresultintheleastdisruptiontothecampusandallowforaplannedexpansionoftheutilityinfrastructuretoservethisareaofcampus.

Phase1woulddesignandconstructinthenorthwestquadrantoftheOutback(northofLeiesandwestofJohnDonohoo)anewstudentresidencefacility.Phase1wouldinclude118bedstoreplacethoseexistinginAdeleandFlores.116additionalbedswouldbeaddedtocreateafourstory234bedresidencefacility.Phase1wouldconcludewiththedemolitionofAdeleandFloresHalls.Thedesigncapacityofon-campusstudenthousingwouldnowbe1,505(1,389+116).


1514


SITE DEVELOPMENTSITE DEVELOPMENT

LEIES

CREMER

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

LEIES

CREMER

DONOHOOFREDERICK

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

PLAN PHASE #2

REDEVELOPMENT

PLAN PHASE #2

COMPLETE

Entry

Open RecreationSite Amenity- Clubhouse

234-Bed Building

Phase #1 Complete

PHASE #2 BuildingDemolish Existing Halls

Redevelopment Plan Phase 2:Fordiagrammaticandplanningpurposesonlythe234bedsplannedforPhase1willbereplicatedinfuturephases.Thefutureactualprogramanddesignmayvarybasedupontheneedsoftheinstitutionandthetimingoftheredevelopmentphase.ThiswillbepartofthereviewandreassessmentoftheRedevelopmentPlanbetweenphasesaswellasdevelopingapredesignplanfortheupcomingphase.ThesiteforPhase2isgenerallytheareaoftheformerAdeleandFloresbuildings.Phase2wouldbethedesignandconstructionofafacilitythatwillreplacethe110bedsthatcurrentlyexistinJohnDonohooandAnthonyFrederickHalls.124additionalbedswouldbeaddedtocreateafourstory234bedresidencefacility.Phase2wouldconcludewiththedemolitionofJohnDonohooandAnthonyFrederickHalls.Thedesigncapacityofon-campusstudenthousingwouldnowbe1,629(1,505+124).TheconclusionofPhase2representstheadditionof240newbedsoncampus,plustheconversionof228bedstomorecontemporarystudenthousing.


1716



LEIES

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

LEIES

CREMER

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

PLAN PHASE #3

REDEVELOPMENT

PLAN PHASE #3

COMPLETE

Entry

Demolish Existing Hall

Phase #3 Building

234-Bed Building

Open Recreation

Phase #2 Complete

Redevelopment Plan Phase 3:ThesiteforPhase3isgenerallytheareaoftheformerJohnDonohooandAnthonyFrederickbuildings.Phase3wouldbethedesignandconstructionofafacilitythatwillaccommodatethe90bedsthatcurrentlyexistinCremerHall,aswellas144additionalnewbeds.Phase3wouldconcludewiththedemolitionofCremer.Thedesigncapacityofon-campusstudenthousingwouldnowbe1,773(1,629+144).AttheendofPhase3,388newbedswillhavebeenaddedtocampus,plustheconversionof318bedstomorecontemporarystudenthousing.TheredevelopmentoftheOutbacktothispointwouldbringtheon-campusdesignedhousingcapacityto71%ofanundergraduatepopulationof2,500.

Site Amenity - Sport Courts


1918



LEIES

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

PLAN PHASE #4A

REDEVELOPMENT

PLAN PHASE #4A

COMPLETE

Build Cluster/Townhouse Residences

Demolish Existing Hall Leies

OUR LADY OF LOURDES

FOUNDERS

DOUGHERTY

Phase #4 Cluster/Townhouse Residences Complete

Site Amenity

Phase #3 Complete

Redevelopment Phase 4A:Phase4issplitintotwoparts,with234totalbedsplannedtobeconstructedduringthissplitphase.Phase4contemplatestheadditionofanewstyleofstudenthousingtothecampus–SeniorTownhomes.ThiswouldprovidetheopportunityforSt.Mary’stoprovidemoreindependentlivingtopreparestudentsfortheresponsibilitiesthey’lllikelyhaveaftergraduationastheystarttheirprofessionalcareers.Phase4AisgenerallytheareaoftheformerCremerbuilding.Phase4Awouldbethedesignandconstructionofafacilitythatwillaccommodatethe80bedsthatcurrentlyexistinLeiesHall,aswellas37additionalnewbeds.Phase4AwouldconcludewiththedemolitionofLeies.Thedesigncapacityofon-campusstudenthousingwouldnowbe1,810(1,773+37).


2120



OUR LADY OF LOURDES

PLAN PHASE #4B

REDEVELOPMENT

PLAN PHASE #4B

COMPLETE

Build Cluster/Townhouse Residences

Phase #4B Cluster/Townhouse ResidencesCompleteDemolish Existing Hall

Phase #4A Complete

Redevelopment Phase 4B:Phase4BisgenerallytheareaoftheformerLeiesbuilding.Phase4Bwouldbethedesignandconstructionofafacilitythatwillaccommodatethe104bedsthatcurrentlyexistinLourdesHall,aswellas13additionalnewbeds.Phase4BwouldconcludewiththedemolitionofLourdes.Thedesigncapacityofon-campusstudenthousingwouldnowbe1,823(1,810+13).AttheendofPhase4,434newbedswillhavebeenaddedtocampus,plustheconversionof502bedstomorecontemporarystudenthousing.ThefinalredevelopmentoftheOutbackresultsinanon-campusdesignedhousingcapacityof73%ofanundergraduatepopulationof2,500.


2322


SITE DEVELOPMENTSITE DEVELOPMENTCOMMON AMENITIES

PEDESTRIAN BRIDGE

NARRATIVE

Site Development and Site Amenities:

Inadditiontocreatingnewstudenthousingfacilities,theredevelopmentoftheOutbackshouldalsoincluderecreatingthesiteortheoutdoorareabetweenthebuildingswithamenitiesthataredesiredbyandwouldbeavailabletobeusedbyallstudentsthatliveoncampus.Theseoutdoorelementscompletetheon-campusstudentlivingenvironment.

Whiletheseelementsshouldbeplannedwiththeendconditioninmind,animportantconceptofthephasedredevelopmentplanfortheOutbackistheapproachthateachphaseofdevelopmentmustincludeandpayforsomesiteamenities.Thedevelopmentofamenitiescouldalsobeplannedtobeaddedtothesitebetweenthephasesofconstructionofthestudenthousingfacilities.

Theamenitiesshownonthefollowingpagesincludeanadditionalpedestrianbridgeacrosstheaqueduct,acommunitybuildingorclubhouse,apool,sportcourts,anamphitheaterandgrillstations/outdooreatingareas.Additionally,acomprehensivelandscapingprogramshouldbeimplementedtocomplimentthebuildingandsiteamenities.Thelandscapingbyitselfcanalsocreatesiteamenitiesordestinationsforlessstructuredactivatesthanidentifiedinthelistabove.Areastositandread,forfriendstomeet,totossafootballaround,etc.areallimportantelementsofthecompleteredevelopmentoftheOutback.

BRIDGE

PEDESTRIAN PATH


2524


SITE DEVELOPMENTSITE DEVELOPMENTCOMMON AMENITIES

POOL & COMMUNITY BUILDING

COMMON AMENITIES

ACTIVITIES / VOLLEYBALL

POOL POOL/SHOWER BUILDING

CLUB HOUSE/RECREATION BUILDING


2726


SITE DEVELOPMENTSITE DEVELOPMENTSITE & BUILDING PLAN - COMPLETECOMMON AMENITIES

THEATER

FOUNDERS

DOUGHERTY

PHASE 1 RESIDENCE HALLPHASE 3 RESIDENCE HALL

PHASE 2 RESIDENCE HALL

PHASE 4ACluster/Townhomes

PHASE 4B

Cluster/Townhomes


2928


SITE DEVELOPMENTSITE DEVELOPMENTBUILDING MASSING & CHARACTER

VIEW WEST

BUILDING MASSING & CHARACTER

VIEW EAST

PHASE 4B PHASE 1

PHASE 2

PHASE 3

PHASE 4A

PHASE 4 AMENITY: THEATER

PHASE TBD AMENITY: PEDESTRIANBRIDGE&PEDESTRIANPATH

PHASE 3 AMENITY: SPORTCOURTS

PHASE 2 AMENITY: CLUBHOUSE

PHASE 1 AMENITY: POOL&SHOWERPAVILLION

PHASE 1

PHASE 3

PHASE TBD AMENITY: PEDESTRIANBRIDGE&

PEDESTRIANPATH

PHASE 3 AMENITY: SPORTCOURTS

PHASE 1 AMENITY: POOL&

SHOWERPAVILLION

PHASE 4B

PHASE 2

PHASE 4A

PHASE 4 AMENITY: THEATER

PHASE 2 AMENITY: CLUBHOUSE


3130


BUILDING DEVELOPMENTBUILDING DEVELOPMENTPROGRAM & SPACE REQUIREMENTS

PRELIMINARY PHASE 1

PHASE 1 NARRATIVE SUMMARY

SEE APPENDIX

Phase 1 Building Concept Program and Plan

ThePhase1buildingasdepictedisa92,900grosssquarefoot(GSF)buildingresultingin88,495netsquarefeet(NSF)ofspaceforthe234studentbedsidentified.

Thisresultsinmetricsof: • 397GSF/Bed • 378NSF/Bed

Thepreliminaryprogramidentifiedonpage31isthebasisfortheconceptplanandwillneedtobeverifiedbythedesignteamofrecord.

Afourbedroomsuiteisdepictedas1,100squarefeet(275squarefeetperbed),whichincludesalivingroom,kitchenetteandtwobathrooms.Thebedroomsareshownas106squarefeet.

Thebuildingmassingandcharacter,alongwiththebuildingelevationandexteriormaterials,providesavisualrepresentationofthefacilityatthispre-designstage.

TheamenitiesthatwillbeexploredwiththePhase1Design-BuildTeamwillbe: • Poolwithshadestructureandsupportfacility • Rooftopsolarpanelstoprovidesolarpowertoheatthepoolor asolarhotwatersystemforthebuilding • Grillstation(s)withshadestructureandeatingarea • Buildingentrytrellis


3332


BUILDING DEVELOPMENTBUILDING DEVELOPMENTCONCEPT PLAN

LEVEL 1

CONCEPT VIEW

LEVEL 1

COLOR KEY

QUAD ENTRY

CIRCULATION

CIRCULATION VERTICAL

RESIDENCE

RESIDENCE (LIVING)

SHOWER / RESTROOM

ADMINISTRATION

SERVICE / STORAGE

LAUNDRY

CLUB/GAME ROOM

ENTRY PATIO W/ SHADEAMENITY STRUCTURE ABOVEENTRY/ ARRIVAL PATH

FRONT DESK

WORK ROOM

OFFICEUNISEX TOILET

MAILBOXES

ELEVATORS

CENTRAL STAIR

CONF/STUDY

VESTIBULE

PARKING

QUAD / COMMONS

PATIOSTORAGE &

MECHANICAL MAIN ELECTRICAL

WATER/BOILER

STAIRSTAIR

ENTRY FROM PARKING

IT MDF

TRASH/RECYCLE CENTRAL


3534


BUILDING DEVELOPMENTBUILDING DEVELOPMENTCONCEPT PLAN

LEVELS 2-4 RESIDENTIAL

CONCEPT VIEW

LEVELS 2-4 RESIDENTIAL

COLOR KEY

QUAD ENTRY

CIRCULATION


RESIDENCE

RESIDENCE (LIVING)

SHOWER / RESTROOM

ADMINISTRATION

SERVICE / STORAGE

4-BED SUITE UNIT51’-2”Wx22’-2”D1100SF275SF/BED

LAUNDRY & TRASH/RECYCLING

LOUNGE / COMMUNITY SPACE

ELEVATOR LOBBY

CENTRAL STAIR

CONF/STUDY

PARKING

QUAD / COMMONS

STORAGE & MECHANICAL

STAIRSTAIR

IT CLOSET


3736


BUILDING DEVELOPMENTBUILDING DEVELOPMENTCONCEPT ENLARGED VIEWS

LEVEL 1 PUBLIC SPACE & ENTRY

OPPOSITE VIEW

LOBBY LIVING ROOM

VIEW

LOBBY RECEPTION

CONCEPT ENLARGED PLAN

LEVEL 1 PUBLIC SPACE & ENTRY

COLOR KEY

QUAD ENTRY

CIRCULATION


RESIDENCE

RESIDENCE (LIVING)

SHOWER / RESTROOM

ADMINISTRATION

SERVICE / STORAGE

RESIDENTIAL CORRIDOR(SECURITY POINT)

PARKING

ENTRY PATIO

CLUB/GAME ROOM613 SF

QUAD / COMMONS

ENTRY PATIO W/ AMENITY SHADESTRUCTURE ABOVE ENTRY PATIO

ENTRY/ ARRIVAL PATH

ENTRY/ ARRIVAL PATH

KITCHEN200 SF

CONF/STUDY200 SF

FRONT DESK 101 SF

WORK ROOM/ MAIL194 SF

OFFICE96 SFUNISEX TOILET79 SF

MAIL BOXES

ELEVATOR LOBBY

CENTRAL STAIR

CONF/STUDY81 SF

RESIDENTIAL CORRIDOR(SECURITY POINT)

VESTIBULE

PLANTING / GREENSHADING

WINDOW SHADING

VESTIBULE

ENTRY ROOF / SHADING

CUSTODIAL 21 SF

IT DATA MDF143 SF


3938


BUILDING DEVELOPMENTBUILDING DEVELOPMENTCONCEPT ENLARGED VIEW

LEVELS 2-4 PUBLIC SPACE

CONCEPT ENLARGED PLAN

LEVELS 2-4 PUBLIC SPACE

COLOR KEY

QUAD ENTRY

CIRCULATION


RESIDENCE

RESIDENCE (LIVING)

SHOWER / RESTROOM

ADMINISTRATION

SERVICE / STORAGE

RESIDENTIAL CORRIDOR

PARKING VIEW

QUAD / COMMONS VIEW

STUDY / “LANDING PAD”59 SF

STUDY / “LANDING PAD”58 SF

ELEVATOR LOBBY

CONF/STUDY81 SF

RESIDENTIAL CORRIDOR

LOUNGE390 SF

LOUNGE / ACTIVE 538 SF

IT / COMMUNICATIONS36 SF

CENTRAL STAIR


4140


BUILDING DEVELOPMENTBUILDING DEVELOPMENTUNIT TYPE - ENLARGED PLAN UNIT TYPE - ENLARGED VIEW

COLOR KEY

QUAD ENTRY

CIRCULATION


RESIDENCE

RESIDENCE (LIVING)

SHOWER / RESTROOM

ADMINISTRATION

SERVICE / STORAGE

CLOSET

UNIT MECHANICAL

SINK / WET ROOM

TOILET / SHOWER

KITCHENETTE+ SINK+ MICROWAVE+ REFRIGERATOR

SINGLE BED ROOM106 SF

MOVABLE 4-SEAT ISLAND

SEATING FOR 4

TV

DESK & CHAIR

LONG, TWIN BED FRAME

DRESSER

48” CLOSET WARDROBE OR BUILT-IN

LIVING ROOM

4-BED SUITE UNIT1100 SF

CORRIDOR ACCESS TO

MECHANICAL

5’-6” 5’-7

”3’-0

”

9”

2’-4”


4342


BUILDING DEVELOPMENTBUILDING DEVELOPMENTBUILDING MASSING & CHARACTER

(WITHOUT SHADED ENTRY)


(WITHOUT SHADED ENTRY)


4544


BUILDING DEVELOPMENTBUILDING DEVELOPMENTBUILDING MASSING & CHARACTER

WITH SHADED ENTRY


WITH SHADED ENTRY


4746


BUILDING DEVELOPMENTBUILDING DEVELOPMENTBUILDING ELEVATION

& EXTERIOR MATERIALS

SPECIFICATION NARRATIVE

Predesign Specification Narrative

AnoutlinespecificationnarrativewasestablishedbyElnessSwensonGrahamArchitects,Inc.toassistwiththedevelopmentoftheprojectcostestimateandtoguidetheDesign-BuildTeamwiththePhase1project.Thespecificationnarrative,datedNovember30,2015,canbefoundstartingonpage62.


4948


FINANCIAL PLAN & ANALYSISFINANCIAL PLAN & ANALYSISTOTAL PROJECT COST ESTIMATE ROOM RATE ANALYSIS & SCENARIO

SUMMARY CHART & NARRATIVE

Category D-B Team or Owner Estimated Cost Estimated Cost per Bed (234)Construction Low Range High Range Low Range High RangePreconstruction Services - constructability analysis, schedule establishment, cost estimating, etc. D-B Team 117,000$ 125,000$ 500$ 534$Construction - Sitework, Footings/Foundations, Structure, Exterior Skin, Mechanical, Electrical, Plumbing, Framing, Drywall, Flooring, Finishes, Permit, Construction Administration, Insurance, etc. D-B Team 15,827,000$ 16,897,000$ 67,637$ 72,209$Demolition of Existing Buildings D-B Team 400,000$ 400,000$ 1,709$ 1,709$Subtotal - Construction 16,344,000$ 17,422,000$ 69,846$ 74,453$

Design & Engineering FeesArchitectural, Civil, Structural, Mechanical, Electrical, Interior Design, Code Consultant, Exterior Envelope Consultant, Landscaping, etc.

D-B Team985,000$ 1,051,000$ 4,209$ 4,491$

Design Team Reimbursable Expenses D-B Team 35,000$ 40,000$ 150$ 171$Subtotal - Design & Engineering 1,020,000$ 1,091,000$ 4,359$ 4,662$

Testing & EnvironmentalSoils Testing – Borings St. Mary's 20,000$ 20,000$ 85$ 85$Hazardous Material Testing St. Mary's 10,000$ 10,000$ 43$ 43$Environmental Survey/Analysis

Phase I St. Mary's 1,000$ 1,000$ 4$ 4$Phase II St. Mary's N/A N/A N/A N/A

Special Inspections / Testing St. Mary's 100,000$ 100,000$ 427$ 427$Asbestos/Hazardous Material Abatement St. Mary's 50,000$ 50,000$ 214$ 214$Subtotal - Testing & Environmental 181,000$ 181,000$ 774$ 774$

Real Estate, Financial and LegalSurvey St. Mary's 15,000$ 15,000$ 64$ 64$Legal Fees St. Mary's -$ -$ -$ -$Construction Loan Expenses St. Mary's 200,000$ 200,000$ 855$ 855$Information Requirements for Lending Agency St. Mary's -$ -$ -$ -$Subtotal - Real Estate & Financial 215,000$ 215,000$ 919$ 919$

Low Voltage & Technology SystemsVoice and Data Cabling Infrastructure to Building St. Mary's 250,000$ 250,000$ 1,068$ 1,068$Voice and Data Equipment St. Mary's 250,000$ 250,000$ 1,068$ 1,068$Security System - Surveillance Cameras St. Mary's 30,000$ 30,000$ 128$ 128$Security System - Card Access St. Mary's 20,000$ 20,000$ 85$ 85$Other Technology Expenses St. Mary's -$ -$ -$ -$Cable TV St. Mary's -$ -$ -$ -$Subtotal - Low Voltage & Technology Systems 550,000$ 550,000$ 2,350$ 2,350$

Furniture & Equipment Furniture - Suites, Lobby/Lounge, Study Rooms, etc. St. Mary's 702,000$ 772,200$ 3,000$ 3,300$Office Furniture St. Mary's 20,000$ 30,000$ 85$ 128$Exterior Furniture St. Mary's 20,000$ 30,000$ 85$ 128$Audio Visual Systems St. Mary's 15,000$ 20,000$ 64$ 85$Vending Equipment St. Mary's -$ -$ -$ -$Residential Appliances (Refrigerator, Microwave) St. Mary's 105,000$ 120,000$ 449$ 513$Waste Handling Equipment/Recycling Centers St. Mary's 20,000$ 30,000$ 85$ 128$Kitchen Equipment St. Mary's 40,000$ 50,000$ 171$ 214$Laundry Equipment St. Mary's -$ -$ -$ -$Building Signage & Graphics St. Mary's 20,000$ 35,000$ 85$ 150$Custodial Equipment St. Mary's 25,000$ 40,000$ 107$ 171$Maintenance Equipment St. Mary's 25,000$ 40,000$ 107$ 171$Subtotal - Furniture & Equipment 992,000$ 1,167,200$ 4,239$ 4,988$

Other Owner/MiscellaneousGround Breaking Costs St. Mary's 5,000$ 5,000$ 21$ 21$Grand Opening Costs St. Mary's 5,000$ 5,000$ 21$ 21$Marketing Materials, Literature, etc. St. Mary's 15,000$ 15,000$ 64$ 64$Commissioning Agent St. Mary's 25,000$ 25,000$ 107$ 107$Audio-Visual / IT Consultant St. Mary's -$ -$ -$ -$Owner’s Representative St. Mary's 300,000$ 300,000$ 1,282$ 1,282$Moving Costs St. Mary's 10,000$ 10,000$ 43$ 43$Builders Risk Insurance St. Mary's 81,557$ 87,068$ 349$ 372$SAC/WAC Charges St. Mary's 5,000$ 5,000$ 21$ 21$Park Dedication Fees St. Mary's -$ -$ -$ -$Owner’s Project Contingency (5%) St. Mary's 987,428$ 1,053,913$ 4,220$ 4,504$Subtotal - Other Owner/Miscellaneous 1,383,985$ 1,455,981$ 5,914$ 6,222$

TOTAL COSTS 20,685,985$ 22,082,181$ 88,402$ 94,368$

St. Mary's University - Phase 1 Student Housing Conceptual Budget Worksheet

November 19, 2015

Project Cost Estimate

Thefollowingestimateoflikelydesign,constructionandotherprojectcostswasdevelopedbaseduponthepreliminaryprogram,theconceptsketchesandthespecificationnarrative.

Room Rate Analysis and Scenario

Thechartbelowprovidesacomparisonofcurrent(Fall2015)singleanddoubleroomratesbetweenSt.Mary’sandsevenotherlocal/regionalUniversities.Currently,theweightedaverageroomrateforSt.Mary’sisabout22%belowtheweightedaverageoftheentiregroupofinstitutions.Throughtheprocessofrenovating/refreshingexistingfacilitiesandredevelopingtheOutbackitisthegoalofSt.Mary’stobringtheirweightedaverageroomratetothatofthegroupofpeerinstitutions.

Thechartonpages50-51providesascenarioofhowthatcanbeachievedbasedupontheanticipatedscheduleofrenovationandredevelopment.Thebasicstrategyisthreefold:

•whenanexistingfacilityisrenovated/refreshedthatuponreopeningasignificantroomrateincreasewouldbeimplemented •whenanewfacilityisconstructedaspartoftheredevelopmentoftheOutback,theroomrateforthatstudenthousingwouldbeatamarketcomparableratetotheotherinstitutions • Itisassumedthattheotherinstitutionswillraisetheirroomratesatanaverageof3%peryear.St.Mary’swillraisetheroomratesfortheirexistingfacilitiesatahigherrate.

Asaresultoftherenovation/refreshingofexistingfacilities,theredevelopmentoftheOutbackandtheroomratestrategyidentifiedabove,theprojectedannualrevenuefromstudenthousingstartswillincreasefromapproximately$7Mthiscurrentyeartoabout$15.5Min2027-28.


5150


FINANCIAL PLAN & ANALYSISFINANCIAL PLAN & ANALYSISPROJECTED ROOM RATE STRUCTURE

2015 - 2020

PROJECTED ROOM RATE STRUCTURE

2021 - 2027


5352


FINANCIAL PLAN & ANALYSISFINANCIAL PLAN & ANALYSISPROJECT ASSUMPTIONS PROJECT SUMMARY

PROJECTION - OCCUPANCY, COST, REVENUE AND NET REV OVER(UNDER) EXPASSMPTIONS:1. Annual occupancy projected at 95% of available beds. FY16 - additional rental revenue loss of $185,857, due to lower occupancy rate than projected.2. Annual operating cost increase by 3%3. Rent is provided by Tim and Eric, per DORM_RATE_ERIC worksheet4. Debt payment remains constants for all financed dorms.5. Phase_1 with 234 beds. Debt payment starts in FY18. A 25-year term, at 4% fixed rate, $93K/bed, total cost: $21,762K This is subject to change on RFPs to financing institutions6. Construction cost is based a 3% annual increase from Phase_1 of $93K for future phases7. No policy change on mandatory requirement for Sophmore 8. FY16 published room rate as base for projection9. New Dorms are all based on current Founder's operating cost with an annual increase cost of 3%10. Renovation as a total cost reduction, not identified with dorms, at $800K annually after FY16. This is subject to change11. Refresh cost is funded by housing surplus reserve. Might need to seek out for financing after FY20 for $1.5 million12. Summer sessions and conference revenue at $100K annually13. University funded housing grant is projected to be $600K in FY16 and increase by 5% annually

Housing - RenovationBuilding Analysis - Summary - for Report.xlsx11/25/2015 8:47 AM

FY16 FY17 FY18 FY19 FY20 FY21 FY22 FY23 FY24 FY25 FY26 FY27 FY28Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>ExpAmount Amount Amount Amount Amount Amount Amount Amount Amount Amount Amount Amount Amount

Model_E(18,21,25,28,29) 352,562 (1,560,146) (689,394) (394,291) (215,194) (908,798) (134,118) 146,231 1,369,746 638,946 834,511 1,023,307 617,831 Model_B(18,21,24,27,28) 352,562 (1,560,146) (689,394) (394,291) (215,194) (908,798) (134,118) 146,231 496,233 698,861 894,426 495,310 498 Model_A(18,22,26,28,29) 352,562 (1,560,146) (689,394) (394,291) (215,194) (11,011) (179,054) 101,294 1,324,810 1,503,634 744,638 933,434 534,488 Model_C(18,22,24,26,27) 352,562 (1,560,146) (689,394) (394,291) (215,194) (11,011) (179,054) 101,294 451,296 653,925 275,217 (164,968) 54,877 Model_D(18,23,27,30,31) 352,562 (1,560,146) (689,394) (394,291) (215,194) (11,011) 734,515 (275,192) 938,423 1,107,010 1,267,791 828,666 1,037,707

Add'l Vacancy (185,857) Projected Net: 166,705

If Moved in date change from Fall 2017 to Spring 2018Net Change: (45,000)

Reserve Bal: 2,346,000

FY16 FY17 FY18 FY19 FY20 FY21 FY22 FY23 FY24 FY25 FY26 FY27 FY28Vacancy Factor (5%) (372,316) (390,340) (453,947) (477,221) (499,925) (571,519) (595,275) (624,412) (709,565) (731,492) (767,220) (794,299) (818,128) summer conference 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000

Refresh (2,600,000) (1,250,000) (1,250,000) (1,500,000) (1,500,000) (1,000,000) (1,000,000) Refresh - Leies (150,000)

Housing grants (600,000) (630,000) (661,500) (694,575) (729,304) (765,769) (804,057) (844,260) (886,473) (930,797) (977,337) (1,026,204) (1,077,514) addl personnel needs

Annual Refresh (1,389,142) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) (800,000) TOTAL: (2,261,458) (4,470,340) (3,065,447) (3,121,796) (3,429,229) (3,537,288) (3,099,332) (3,168,672) (2,296,038) (2,362,289) (2,444,557) (2,520,503) (2,595,642)

FY17-FY28 FY17-FY27 FY17-FY28 FY17-FY26 FY17-FY30FINANCING Model_E Model_B Model_A Model_C Model_DPhase 1 21,762,000 21,762,000 21,762,000 21,762,000 21,762,000 Phase 2 23,868,000 23,868,000 24,570,000 24,570,000 25,272,000 Phase 3 26,910,000 25,974,000 27,612,000 25,974,000 28,548,000 Phase 4A 12,852,000 12,342,000 12,750,000 12,036,000 13,566,000 Phase 4B 13,260,000 12,750,000 13,158,000 12,444,000 13,974,000 Total 98,652,000 96,696,000 99,852,000 96,786,000 103,122,000

Construction Starts FYXX - Phase 1 thruough Phase 4B

Residence Housing Project Projection Assumed Moved In Date : Fall 2017 (FY18)

ITEMIZED INFORMATION INCLUDED ON THE ABOVE TOTAL

Project Financial Analysis

ThefollowingpagesoffinancialinformationweredevelopedbyMeiLinLeeofSt.Mary’sUniversitytoprovidefinancialanalysisoftheOutbackRedevelopmentplanaswellastherenovation/updatingofexistingstudenthousingfacilitiestoremain.


5554


FINANCIAL PLAN & ANALYSISFINANCIAL PLAN & ANALYSISMODEL E FINANCING - CHART MODEL E FINANCING - NARRATIVE

Funded by Dorm Name Start Date End Date FISCAL YR Financing Amt Reserve

Chaminade Summer 15 Summer 16 FY16&17 2,300,000 (2,300,000) Founders Summer 16 Summer 16 FY17 300,000 (300,000) Demolition_1 Fall 17 FY18 (2,600,000) Treadaway Summer 17 Summer 18 FY18&19 2,500,000 (2,500,000) Dougherty Summer 19 Summer 20 FY20&21 3,000,000 (3,000,000) Demolition_2 Fall 20 FY20Marian Summer 21 Summer 22 FY22&23 2,000,000 (2,000,000) Demotion_3 Fall 23 FY23Demotion_4 Fall 26 FY26 Total: 10,100,000 annual cost increase

beds Rate Terms 3% waitingNew_1 (250 beds) Summer 16 Summer 17 FY17&FY18 93,000 21,762,000 234 4% 25 per bed years rounded

FY18 Debt Payment Starts 1,393,028 2,977 Phase_2 Summer 19 Summer 20 FY20&FY21 102,000 23,868,000 234 4% 25 101,623.61 3 102,000


FY25 Debt Payment Starts 1,722,562 3,681 Phase_4A Summer 26 Summer 27 FY26&FY27 126,000 12,852,000 102 4% 25 125,663.61 3 126,000

FY28 Debt Payment Starts 822,682 4,033 Phase_4B Summer 27 Summer 28 FY28&FY29 130,000 13,260,000 102 4% 25 129,780.00 1 130,000

FY29 Debt Payment Starts 848,799 4,161 11 Total: 98,652,000

Housing Reverve ProjectionReserve Balance @9.28.2015 2,346,000

Summary of Key Residence Halls and Deferred Maintenance CostsConsidering the overall size, cost of new construction and build quality, the following buildings are viewed by facilities as residence halls that should be considered for a full reinvestment of deferred maintenance - Chaminade Hall, Founders Hall, Marian Hall, Treadaway Hall, and Dougherty Hall.

Chaminade Hall is a four floor hall built in 1953 standing adjacent to St.Louis Hall and Reinbolt Hall at the front of campus. The building is on a solid foundation and has experienced very little settling over the years. Its central location has made it a favorite for the student population particularly amongst the law, graduate and older student population. A majorrefresh renovation began in the summer of 2015 that includes: new HVAC, new raised ceilings, new walls, vanity, sinks, flooring, furniture, paint, lighting, tile in bathrooms and a refurbishment of the laundry and shared spaces. This work also includes the updating of the hot and chilled water lines inside the building, enhancements to the mechanical rooms

and the addition of new isolation valves on each floor. The project is currently being approached on a floor-by-floor basis with the basement scheduled for completion in the Fall of 2015 and each subsequent floor being considered for each corresponding semester. If the project continues as outlined, the completion date will land in spring 2017. Current estimates of work place the total cost of renovation at 2.5-3M with approximately 700K already expended for the first floor for a total of 1.8-2.3M remaining.

Treadaway Hall is a five floor, multi-use facility built in 1965. Treadaway Hall houses student residence, classrooms, faculty offices, various storage facilities and a campus chapel. While the building presents various challenges for rehabilitation particularly with respect rooms size and accessibility issues, the building’s solid construction, multi-use and overall size make it an ideal candidate for rehabilitation. A further consideration is that Treadaway Hall is currently the only hall available as single room occupancy. In spite of the room’s diminutive size, this privacy creates a unique niche that students are drawn to. Recent rehabilitation efforts have outlined furniture layouts that significantly increase the overall useable space in a room and offer a modern refresh on the dated building. Utilizing numbers provided during a bid process in the fall of 2015, the estimated rehabilitation costs for all floors of the residence hall portion is 2-2.5M.

Built in 1960, Marian Hall is a three floor residence hall centrally located on the campus directly adjacent to the University Center, Blume Library and the Athletic and Convocation Center. Its central location, functional layout, build quality and overall condition make it an excellent candidate for reinvestment. Unlike a few of the other residence halls, Marian Hall is in need of some external grounds reinvestment in addition to an interior refresh. Work undertaken over the last year has seen some 70K investment in the grounds to correct issues related to entrances and a stabilization of the front terrace. Additional grounds work will include the enhancement of drainage around the building and a rehabilitation of the tile entrance. Significant water flows around the building during heavy rain events and additional exterior work will help ensure that the building remains on a solid foundation. Overall the interior of the building is in good repair but an unattractive wall covering, dated bathrooms and furniture warrant a full upgrade. Total estimated cost of construction for the interior and exterior renovations are 1.6-2M

Founders Hall was the most recently constructed residence hall on campus .Outside of existing debt, building footprint and state of repair, this building needs little investment. Consistent attention to year over year needs has significantly mitigated the deferred maintenance need of the building. As it currently sits the building is in need of some additional painting and a consideration to change out the manner in which the bathroom fan and lighting is wired. Total investment is 200-250K.

Dougherty Hall was constructed in 1968 yet in spite of its age the building has held up well to use and still maintains a functional layout. In addition, the building is still well received by students and has shown itself to be one of the most impactful dorms for helping to develop a real sense of community within individual halls. Due to the age, dated furniture and bathroom condition, a renovation of this magnitude will require considerable resources similar to that of Treadaway or Chaminade Hall. A minor amount of exterior work is necessary to enhance any interior work and all shared spaces should be renovated along with the rooms. Total estimated cost will be 2.5-3M.

Funded by Dorm Name Start Date End Date FISCAL YR Financing Amt Reserve

Chaminade Summer 15 Summer 16 FY16&17 2,300,000 (2,300,000) Founders Summer 16 Summer 16 FY17 300,000 (300,000) Demolition_1 Fall 17 FY18 (2,600,000) Treadaway Summer 17 Summer 18 FY18&19 2,500,000 (2,500,000) Dougherty Summer 19 Summer 20 FY20&21 3,000,000 (3,000,000) Demolition_2 Fall 20 FY20Marian Summer 21 Summer 22 FY22&23 2,000,000 (2,000,000) Demotion_3 Fall 23 FY23Demotion_4 Fall 26 FY26 Total: 10,100,000 annual cost increase

beds Rate Terms 3% waitingNew_1 (250 beds) Summer 16 Summer 17 FY17&FY18 93,000 21,762,000 234 4% 25 per bed years rounded



FY25 Debt Payment Starts 1,722,562 3,681 Phase_4A Summer 26 Summer 27 FY26&FY27 126,000 12,852,000 102 4% 25 125,663.61 3 126,000

FY28 Debt Payment Starts 822,682 4,033 Phase_4B Summer 27 Summer 28 FY28&FY29 130,000 13,260,000 102 4% 25 129,780.00 1 130,000

FY29 Debt Payment Starts 848,799 4,161 11 Total: 98,652,000

Housing Reverve ProjectionReserve Balance @9.28.2015 2,346,000

Summary of Key Residence Halls and Deferred Maintenance CostsConsidering the overall size, cost of new construction and build quality, the following buildings are viewed by facilities as residence halls that should be considered for a full reinvestment of deferred maintenance - Chaminade Hall, Founders Hall, Marian Hall, Treadaway Hall, and Dougherty Hall.

Chaminade Hall is a four floor hall built in 1953 standing adjacent to St.Louis Hall and Reinbolt Hall at the front of campus. The building is on a solid foundation and has experienced very little settling over the years. Its central location has made it a favorite for the student population particularly amongst the law, graduate and older student population. A majorrefresh renovation began in the summer of 2015 that includes: new HVAC, new raised ceilings, new walls, vanity, sinks, flooring, furniture, paint, lighting, tile in bathrooms and a refurbishment of the laundry and shared spaces. This work also includes the updating of the hot and chilled water lines inside the building, enhancements to the mechanical rooms

Summary of Key Residence Halls and Deferred Maintenance Costs


5756


FINANCIAL PLAN & ANALYSISFINANCIAL PLAN & ANALYSISCHG-SP2018 MOVED IN PROJECT SCHEDULE- NARRATIVE

PROJECTION - OCCUPANCY, COST, REVENUE AND NET REV OVER(UNDER) EXP

Annual Cost Increase at: 3% Occupancy based on annual available bedsAnnual FY16 FY17 FY18 FY16 FY17 FY18 FY16 FY17 FY18 FY16 FY17 FY18 FY18

Occupancy Cost Cost Cost Revnue Revnue Revnue Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp Rev>Exp REV>EXPHall Name Available Per Bed Per Bed Per Bed Per Bed Per Bed Per Bed Per Bed Per Bed Per Bed Amount Amount Amount 1/2 OLD&NEWAdele (1) 118 1,321 1,360 1,401 2,764 2,902 3,047 1,443 1,542 1,646 170,312 181,980 194,265 97,132 Flores (1) 118 1,270 1,308 1,347 2,764 2,902 3,047 1,494 1,594 1,700 176,249 188,116 200,637 100,318 Phase_1 468 - 4,353 3,400 - - (953) - - (445,796) (222,898)

net change (25,448) 5% vacancy 21,801

Semester Rev: 1,155,183 phase 1 - Spring 2018 and 2 halls for fall 2017 Net Loss (3,647) Vacancy 5% 57,759 Transportation Estimate (41,353)

Total Net Change (45,000) Included in Eric's calculation

1,591,200 phase 1 full yearVacancy 5% 79,560

Vacancy Net Change 21,801

Mei LinShould we plan $40,000 to include the cost of the drive and the possibility of needing a more frequent shuttle schedule? Tim

Tim,As per your request, La Quinta and Red Roof Inn are relatively the same distance (5 miles one way). A 15 passenger van gets 10 miles to the gallon and has a 35 gallon tank. I assume we will have four (4) daily trips (morning, lunch, dinner, and late evening). I also assumed a gas average of about $3 a gallon. Here is a ball park figure:

Van rental: $ 896 per week for 16 weeks = $ 14,336Gas: 35 gallon X $3 gal. X 56 days (112 days/sem) = $ 5,880 $ 20,216* *this does not include the cost of driver(s)James J. VillarrealDirector of Residence Life

Project Schedule

Twoschedulesareincluded.First,thescheduleonpage58,representsthecurrentplanningprocessthatwillinformaRequestforProposalforaDesign-BuildTeam.ThatTeamwilldesignandconstructthePhase1studenthousingfacility,siteamenitiesandultimatelyrazeAdeleandFloresHallsafterstudentsmoveintothenewfacilityforthestartoftheacademicyearinFall2017.

TomeetthegoalofmovingstudentsintothisnewfacilityinAugust2017,theprojectdeliverymethodforthePhase1projectisrecommendedtobeDesign-Build.Thescheduleindicatesthatconstructionwillcommencepriortothecompletionofdesign.Theintentistohaveaninitialpackageofconstructiondocumentsthatallowsthefooting/foundation,buildingstructureandsiteutilitiestocommenceassoonaspossibleaftertheconclusionoftheSpring2016semesterwhilethebalanceofdesignisfinalized.

Thesecondschedule,onpage59,identifiesthephasedredevelopmentactivitiesoftheOutbackstartingin2016andconcludingin2026.Thescheduleprovidesforperiodsofreviewofthepast,andplanningforthefuturebetweenthephasesofredevelopment,designandconstruction.ThedesignandconstructionprocessdepictedinthisscheduleisaDesign-Buildprocess.IfSt.Mary’schosetoimplementfuturephasesutilizingadifferentprojectdeliverymethod,suchasDesign-Bid-Build,thisschedulewouldneedtobemodifiedtoreflectthatprocess.


5958


FINANCIAL PLAN & ANALYSISFINANCIAL PLAN & ANALYSISPROJECT SCHEDULE

PHASE 1

PROJECT SCHEDULE

OUTBACK REDEVELOPMENT OVERALL

ID Task Name Duration Start Finish

1 Predesign Phase 1 - Establish Institutional Parameters 35 days Mon 09/14/15 Fri 10/30/152 Predesign Workshop #1 - Business Plan Inputs (Eric at St. 2 days Thu 09/17/15 Fri 09/18/153 Predesign Phase 2 - Programmatic and Physical Planning 35 days Mon 10/05/15 Fri 11/20/154 Predesign Workshop #2 - Finalize Business Plan Input/Prog 2 days Thu 10/08/15 Fri 10/09/155 Predesign Workshop #3 - Finalize Business Plan/Review P 2 days Thu 10/29/15 Fri 10/30/156 Predesign Workshop #4 - Review Final Predesign informat 2 days Thu 11/19/15 Fri 11/20/157 Finalize Predesign Report 10 days Mon 11/23/15 Fri 12/04/158 RFP Process for Design-Build Team 30 days Mon 12/07/15 Fri 01/15/169 Finalize RFP for D-B Services 5 days Mon 12/07/15 Fri 12/11/15

10 Deliver RFP to Invited Firms 1 day Fri 12/11/15 Fri 12/11/1511 Pre-proposal Meeting (Eric to participate via phone) 1 day Thu 12/17/15 Thu 12/17/1512 Questions Due from Invited Firms 1 day Tue 12/29/15 Tue 12/29/1513 Answers Back to Invited Firms 1 day Tue 01/05/16 Tue 01/05/1614 RFP Responses Due 1 day Tue 01/12/16 Tue 01/12/1615 Review RFP Responses - Decide who to interview 4 days Wed 01/13/16 Mon 01/18/1616 Notify firms of their status and schedule interviews 1 day Mon 01/18/16 Mon 01/18/1617 Interview D-B Team (Eric at St. Mary's) 1 day Thu 01/21/16 Thu 01/21/1618 Select D-B Team to proceed with (Eric at St. Mary's) 1 day Fri 01/22/16 Fri 01/22/1619 END OF PREDESIGN PHASE / START OF DESIGN PHAS 1 day Fri 01/22/16 Fri 01/22/1620 Phase 1 Outback Redevelopment Design, Permitting, etc. 145 days Mon 02/01/16 Fri 08/19/1621 Design Workshop #1 (Eric can be at St. Mary's) 2 days Thu 02/04/16 Fri 02/05/1622 Phase 1 Outback Construction 270 days Mon 06/20/16 Fri 06/30/1723 Owner Furniture and Equipment 18 days Wed 07/05/17 Fri 07/28/1724 Owner Occupancy 10 days Mon 07/31/17 Fri 08/11/1725 Students Move-in for Fall 2017 0 days Fri 08/11/17 Fri 08/11/1726 Raze Existing Buildings 30 days Mon 08/21/17 Fri 09/29/1727 Project Close-out 73 days Wed 07/05/17 Fri 10/13/17

Predesign Phase 1 - Establish Institutional Parameters09/17 Predesign Workshop #1 - Business Plan Inputs (Eric at St. Mary's)

Predesign Phase 2 - Programmatic and Physical Planning10/08 Predesign Workshop #2 - Finalize Business Plan Input/Programming (Eric at St. Mary's)

10/29 Predesign Workshop #3 - Finalize Business Plan/Review Planning Alternatives (Eric at St. Mary's)11/19 Predesign Workshop #4 - Review Final Predesign information (Eric at St. Mary's)

Finalize Predesign Report12/07 RFP Process for Design-Build Team12/07 Finalize RFP for D-B Services12/11 Deliver RFP to Invited Firms12/17 Pre-proposal Meeting (Eric to participate via phone)

12/29 Questions Due from Invited Firms01/05 Answers Back to Invited Firms

01/12 RFP Responses Due01/13 Review RFP Responses - Decide who to interview01/18 Notify firms of their status and schedule interviews01/21 Interview D-B Team (Eric at St. Mary's)01/22 Select D-B Team to proceed with (Eric at St. Mary's)

END OF PREDESIGN PHASE / START OF DESIGN PHASEPhase 1 Outback Redevelopment Design, Permitting, etc.

02/04 Design Workshop #1 (Eric can be at St. Mary's) Phase 1 Outback Construction

Owner Furniture and EquipmentOwner Occupancy

Students Move-in for Fall 2017 08/11Raze Existing Buildings

Project Close-out

Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct N2016 2017

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ST. MARY'S UNIVERSITY OUTBACK REDEVELOPMENT PLANNING, PHASE 1 PREDESIGN PLANNING, RFP PROCESS AND DESIGN AND ACONSTRUCTION SCHEDULE

Page 1

Pegasus GroupDate: Sat 11/14/15

ID Task Name Duration Start Finish

1 Outback Redevelopment Planning and Predesign Planning for Phase 1

95 days Mon 09/14/15 Fri 01/22/16

2

3 Phase 1 Design 145 days Mon 02/01/16 Fri 08/19/16

4 Phase 1 Contruction 270 days Mon 06/20/16 Fri 06/30/17

5 Owner Furniture & Equipment 18 days Wed 07/05/17 Fri 07/28/17

6 Owner Occupancy 10 days Mon 07/31/17 Fri 08/11/17

7 Students Move-In 1 day Mon 08/14/17 Mon 08/14/17

8 Raze Adele and Flores 30 days Mon 08/21/17 Fri 09/29/17

9 Phase 1 Project Close-out 73 days Wed 07/05/17 Fri 10/13/17

10 Evaluate and Update Outback Redevelopment Plan

43 days Thu 03/01/18 Mon 04/30/18

11

12 Predesign Planning for Phase 2 55 days Mon 10/01/18 Fri 12/14/18

13 Phase 2 Design 174 days Tue 01/01/19 Fri 08/30/19





18 Raze Donohoo and Frederick 30 days Mon 08/24/20 Fri 10/02/20

19 Phase 2 Project Close-out 70 days Mon 07/06/20 Fri 10/09/20

20 Evaluate and Update Outback Redevelopment Plan

45 days Mon 03/01/21 Fri 04/30/21

21

22 Predesign Planning for Phase 3 55 days Mon 10/04/21 Fri 12/17/21

23 Phase 3 Design 174 days Mon 01/03/22 Thu 09/01/22





28 Raze Cremer 25 days Mon 08/21/23 Fri 09/22/23

29 Phase 3 Project Close-out 63 days Wed 07/05/23 Fri 09/29/23

30 Evaluate and Update Outback Redevelopment Plan and Predsign Planning for Phase 4

65 days Mon 09/18/23 Fri 12/15/23

31

32 Phase 4A Design 160 days Mon 01/08/24 Fri 08/16/24

33 Phase 4A Contruction 284 days Mon 06/03/24 Thu 07/03/25

34 Owner Furniture & Equipment 20 days Mon 07/07/25 Fri 08/01/25



37 Raze Leies 25 days Mon 08/25/25 Fri 09/26/25

38 Phase 4A Project Close-out 69 days Fri 07/04/25 Wed 10/08/25

39

40 Phase 4B Design 160 days Mon 01/06/25 Fri 08/15/25

41 Phase 4B Contruction 285 days Mon 06/02/25 Fri 07/03/26

42 Owner Furniture & Equipment 20 days Mon 07/06/26 Fri 07/31/26



45 Raze Lourdes 25 days Mon 08/24/26 Fri 09/25/26

46 Phase 4B Project Close-out 69 days Mon 07/06/26 Thu 10/08/26

Outback Redevelopment Planning and Predesign Planning for Phase 1

Phase 1 Design

Phase 1 Contruction

Owner Furniture & Equipment

Owner Occupancy

Students Move-In

Raze Adele and Flores

Phase 1 Project Close-out

Evaluate and Update Outback Redevelopment Plan

Predesign Planning for Phase 2

Phase 2 Design

Phase 2 Contruction


Owner Occupancy

Students Move-In

Raze Donohoo and Frederick


Evaluate and Update Outback Redevelopment Plan

Predesign Planning for Phase 3

Phase 3 Design

Phase 3 Contruction


Owner Occupancy

Students Move-In

Raze Cremer


Evaluate and Update Outback Redevelopment Plan and Predsign Planning for Phase 4

Phase 4A Design

Phase 4A Contruction


Owner Occupancy

Students Move-In

Raze Leies

Phase 4A Project Close-out

Phase 4B Design

Phase 4B Contruction


Owner Occupancy

Students Move-In

Raze Lourdes

Phase 4B Project Close-out

Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 1 Qtr 2 Qtr 3 Qtr 4 Q2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 20

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Page 1

Project: St. Mary's Outback RedevelopDate: Sat 11/14/15

60


FINANCIAL PLAN & ANALYSISACKNOWLEDGEMENTS

AcknowledgementsIwouldliketoacknowledgethepeoplewhocontributedtothisreportandexpressmyappreciationoftheirtimeandeffortstowardthedevelopmentofthisimportantplanforSt.Mary’sUniversity.

CoreTeam • RebeckahDay,VicePresident,Finance&Administration • TimBessler,DeanofStudents • AaronHanna,ExecutiveDirector,FacilitiesAdministration • JamesVillarreal,DirectorofResidenceLife • MeiLinLee,Director,Finance

ResidenceLifeStaff • AnnKaram,AssociateDirector • JackiePena,AssociateDirector • CharityBowen-Miller,AssistantDirector

FacilitiesManagementStaff • TimMcCormick,DirectorFacilitiesCentralPlantServices • LuisRodriguez,AssociateDirectorOperationsandConstructionServices

KatherineSisoian,VicePresident,StudentDevelopment

SuzannePetrusch,VicePresident,EnrollmentManagement

DaveKrause,Director,FinancialAssistance InformationTechnologyStaff • CurtisWhite,VicePresident,InformationServices • LouisaMartin,ExecutiveDirectorofResourceManagement&Planning • JosephLongo,DirectorofITInfrastructure

ElnessSwensonGrahamArchitects • ArtBartels • MikeEngel • AnnAbel

PegasusGroup • PamHandt

EricKruse,DBIAPrincipalPegasusGroup

ELNESS SWENSON GRAHAM ARCHITECTS INC500 Washington Avenue South | Minneapolis MN 55415 esgarch.com

PEGASUS GROUP1 W Water St # 280 | St Paul MN 55107pegasusgrp.net


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APPENDIXAPPENDIXOUTLINE SPECIFICATION

NARRATIVE- ARCHITECTURAL

OUTLINE SPECIFICATION


Page 3 of 22

T E S T I N G & S P E C I A L I N S P E C T I O N S

• Provide all testing and special inspections required by the City of San Antonio and State of Texas.

• The owner will require a copy of all testing results. • Acoustic Testing: Within dwelling units conduct field sound transmission classification

tests (FSTC) of party and corridor walls and field sound transmission classification tests (FSTC) and field impact isolation classification tests (FIIC) of floor/ceiling assemblies to verify conformance to design and code requirements.

o Conduct separate floor/ceiling tests for each type of finish flooring used. o Test as soon as practical during construction once two adjacent dwelling units

have received gypsum board and been taped. o For testing, install the permanent, or provide temporary, doors and hardware,

provide temporary finish flooring, cover miscellaneous mechanical/electrical openings, and correct any deficiencies noted.

• Window Performance Testing: Test installed windows for compliance with performance requirements for air infiltration and water penetration. Follow AAMA 502. Initially test one window using Method A; upon this window successfully passing test requirements, retest this window and test all remaining windows using Method B. Use uniform pressure.

o For air infiltration tests, use the same pressure difference as specified for laboratory tests. Allowable rate of air infiltration for field testing shall be 1.5 times the maximum air infiltration rate specified for the project.

o For water infiltration tests, use 2/3 of the pressure difference as specified for laboratory tests. Allowable water infiltration shall be at the same limit as specified for laboratory tests.

o Test 3 percent of installed windows and not less than 2 windows total. o If any window fails, re-test the failed window plus test one additional

window for each failed test at sub-contractor's expense. o No limit shall be set of the total number of tests required to verify compliance

with specified performance requirements. o Special Note: Architect recommends performing the Method A test prior to

or during the initial window installation period or in shop setting prior to shipping so that any product defect is discovered before large scale installation occurs.

o Replace windows that have failed field testing and retest until performance is satisfactory.

• Horizontal surface waterproofing flood testing:

o On completion of horizontal membrane installation, dam installation area in preparation for flood testing.

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o Flood to minimum depth of 1 inch with clean water. After 48 hours, inspect for leaks.

o If leaking is found, remove water, repair leaking areas with new waterproofing materials as directed by Architect; repeat flood test. Repair damage to building.

o When area is proven watertight, drain water and remove dam. o If additional penetrations are made or final covering materials are not

immediately placed after flood testing, then repeat flood testing after all penetrations are in place and just prior to covering materials being placed.

S I T E CLEARING DRIVES AND WALKS

• Remove existing drives, walks, curbs, aprons, retaining walls, and site accessories to back of existing curb unless noted otherwise.

• Remove existing site lighting, private overhead and underground electrical wiring. • Remove any underground tanks or structures.

BUILDING STRUCTURES • Provide Allowance for Owner removal of Hazardous Materials required to be removed

prior to demolition • Remove existing building structures and dispose of at landfills qualified to receive each

type of materialand retain records of proper disposal to be provided to owner. • Remove existing utilities scheduled for abandonment at property line or at city utility

main as required. Include all street excavation, backfill, and patching. • All termination or connection to utilities must be coordinated with the owner and

utility representative. S I T E C O N S T R U C T I O N DRIVES AND WALKS

• Pedestrian-only sidewalks shall be 4 inch thick, reinforced with steel mesh, air-entrained cast-in place concrete on compacted granular sub-base or as required by campus standards.

• Vehicle traffic areas shall be 6 inch thick, rebar reinforced with #2-4 gauge determined by engineer air-entrained cast-in place concrete on compacted granular sub-base.

• Within public rights of way, conform to applicable municipal standards. • Coordinate work for safe ongoing campus operation. Provide temporary walks,

fencing, and guardrails for duration of project construction. • All walks and drives, as required to provide accessible pathways, must conform with

Texas Accessibility Standards. All sidewalks and drives need to finished with a medium broom finish.

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o Flood to minimum depth of 1 inch with clean water. After 48 hours, inspect for leaks.

o If leaking is found, remove water, repair leaking areas with new waterproofing materials as directed by Architect; repeat flood test. Repair damage to building.

o When area is proven watertight, drain water and remove dam. o If additional penetrations are made or final covering materials are not

immediately placed after flood testing, then repeat flood testing after all penetrations are in place and just prior to covering materials being placed.

S I T E CLEARING DRIVES AND WALKS

• Remove existing drives, walks, curbs, aprons, retaining walls, and site accessories to back of existing curb unless noted otherwise.

• Remove existing site lighting, private overhead and underground electrical wiring. • Remove any underground tanks or structures.

BUILDING STRUCTURES • Provide Allowance for Owner removal of Hazardous Materials required to be removed

prior to demolition • Remove existing building structures and dispose of at landfills qualified to receive each

type of materialand retain records of proper disposal to be provided to owner. • Remove existing utilities scheduled for abandonment at property line or at city utility

main as required. Include all street excavation, backfill, and patching. • All termination or connection to utilities must be coordinated with the owner and

utility representative. S I T E C O N S T R U C T I O N DRIVES AND WALKS

• Pedestrian-only sidewalks shall be 4 inch thick, reinforced with steel mesh, air-entrained cast-in place concrete on compacted granular sub-base or as required by campus standards.

• Vehicle traffic areas shall be 6 inch thick, rebar reinforced with #2-4 gauge determined by engineer air-entrained cast-in place concrete on compacted granular sub-base.

• Within public rights of way, conform to applicable municipal standards. • Coordinate work for safe ongoing campus operation. Provide temporary walks,

fencing, and guardrails for duration of project construction. • All walks and drives, as required to provide accessible pathways, must conform with

Texas Accessibility Standards. All sidewalks and drives need to finished with a medium broom finish.

November 30, 2015 St. Mary’s University Outback Student Housing

OUTLINE SPECIFICATION NARRATIVE Predesign Budget Pricing Set

C O D E REQUIREMENTS • Final Design and construction to meet Current editions of Texas State Building Code, with local

San Antionio amendments, and the Federal Fair Housing Act. As of May 1, 2015 the City of San Antonio has the following International Code Council (ICC) codes in effect. The International Energy Conservation Codes (IECC) will go into effect July 15, 2015.

o 2015 International Building Code o 2015 International Residential Code for One and Two Family Dwellings o 2015 International Mechanical Code o 2015 International Plumbing Code o 2015 International Existing Building Code o 2015 International Fuel Gas Code o 2015 International Fire Code o 2015 International Energy Conservation Code o 2014 National Electric Code

The following local amendments to the Codes have also been adopted

o 2015 Chapter 10, Building-related Codes o 2015 Chapter 11, International Fire Code with local amendments

(Adopted January 29, 2015 ) o 2015 San Antonio Property Maintenance Code

• Construction Type: Type V-A (Conventional light-framed wood construction) with Residential

(R2), and accessory Assembly (A3), Storage (S1), and Business (B- Office and Residential Lobby), occupancies

• Building shall be protected with NFPA 13 Sprinkler System Allowing increase height and number of stories over base allowable

GENERAL REQUIREMENTS • Shop drawings shall be required for all major sections of the work. • Shop drawings pertaining to the mechanical and electrical work shall be reviewed by

the Architect for conformance to physical scope parameters.

Page 2 of 22

• The mechanical contractor shall include in their scope of work the calculations for conformance of the exterior shell to the State Energy Code based upon wall and roof composition information provided by Architect.

• Electronic Shop Drawing submittals will be required. Contractor will review and upload submittals to an electronic submittal hosting site. Design team will review and red-line submittals electronically and post for contractor’s distribution. “Submittal Exchange” shall be the basis for electronic submittals software scope.

• Reference the structural General Structural Notes for all deferred submittals. Deferred submittals are the Contractor’s responsibility to retain subcontractors / fabricators that can produce the fabrication drawings and provide signed and sealed calculation packages for their products or system. These include, but are not limited to, steel joists, steel pan stairs, cold formed wall systems, window walls / curtain walls, and mechanical equipment acoustical isolation.

• Include all temporary facilities required for the work such as offices, equipment, toilets, dumpsters, etc. Include costs associated with the work including tower cranes, lifts, hoists, etc.

• Provide 8 foot high chain link fence with gates as required around the entire site. • Provide a 64 square foot project identification sign, including project image view, logo,

and the names of the developer, city, and major parties of the design and construction team.

• Testing and approval of materials by an independent laboratory will be provided by the Owner.

• Include a budget allowance for Code required Special Inspections; separate from cost of non-code required testing.

• Provide erosion control, including dust control, for the site as required by the City and other regulatory agencies.

• Provide temporary de-watering for excavation, grading and foundation work as required.

• Include street cleaning of the site for the duration of construction, or for a specified time mutually agreed upon between Contractor and Owner.

• Maintain Record Documents for the Project including marked-up record drawings, specifications, and record set of submittals. Provide complete Operations and Maintenance Manuals. The owner will require a copy of all marked up record drawings for permanent file.

• Provide for safety provisions and clean-up. Include street and sidewalk barricades and guardrails, warning devices and safety signage as required by OSHA and the City during execution of work and completion of project.

• Include the cost of plan and document reproduction for the general contractor and subcontractors.

Page 2 of 22

• The mechanical contractor shall include in their scope of work the calculations for conformance of the exterior shell to the State Energy Code based upon wall and roof composition information provided by Architect.

• Electronic Shop Drawing submittals will be required. Contractor will review and upload submittals to an electronic submittal hosting site. Design team will review and red-line submittals electronically and post for contractor’s distribution. “Submittal Exchange” shall be the basis for electronic submittals software scope.

• Reference the structural General Structural Notes for all deferred submittals. Deferred submittals are the Contractor’s responsibility to retain subcontractors / fabricators that can produce the fabrication drawings and provide signed and sealed calculation packages for their products or system. These include, but are not limited to, steel joists, steel pan stairs, cold formed wall systems, window walls / curtain walls, and mechanical equipment acoustical isolation.

• Include all temporary facilities required for the work such as offices, equipment, toilets, dumpsters, etc. Include costs associated with the work including tower cranes, lifts, hoists, etc.

• Provide 8 foot high chain link fence with gates as required around the entire site. • Provide a 64 square foot project identification sign, including project image view, logo,

and the names of the developer, city, and major parties of the design and construction team.

• Testing and approval of materials by an independent laboratory will be provided by the Owner.

• Include a budget allowance for Code required Special Inspections; separate from cost of non-code required testing.

• Provide erosion control, including dust control, for the site as required by the City and other regulatory agencies.

• Provide temporary de-watering for excavation, grading and foundation work as required.

• Include street cleaning of the site for the duration of construction, or for a specified time mutually agreed upon between Contractor and Owner.

• Maintain Record Documents for the Project including marked-up record drawings, specifications, and record set of submittals. Provide complete Operations and Maintenance Manuals. The owner will require a copy of all marked up record drawings for permanent file.

• Provide for safety provisions and clean-up. Include street and sidewalk barricades and guardrails, warning devices and safety signage as required by OSHA and the City during execution of work and completion of project.

• Include the cost of plan and document reproduction for the general contractor and subcontractors.


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S U B S T R U C T U R E FOUNDATION Drilled pier deep foundation system (uncased) with concrete pile caps at point loads and cast-in-place grade beams at perimeter walls and interior bearing wall load paths See Building Assemblies Descriptions - Attachment WALLS Below grade foundation walls to be reinforced cast-in place concrete wall/ grade beams with waterproofing at exterior walls SLAB-ON-GRADE

• Level LL floor shall be 8-inch thick structural concrete slab-on-grade placed over vapor retarder on 6” compacted granular base.

• Provide 3 ft subcut (or as directed by geotechnical recommendations) of unsuitable or expansive soils below slab.

• Provide an ASTM E 1745, Class A, 10 mil thick sealed vapor retarder under slab at all areas with finished floors.

LOADING ACCESS RAMP

• Trash & Loading area slabs to be be 6 inch, rebar reinforced slab on compacted base.

S H E L L SUPERSTRUCTURE See also Separate Structural Design Narrative See Building Assemblies Descriptions - Attachment BASIC STRUCTURAL SYSTEM- BASELINE See Building Assemblies Descriptions - Attachment

• Floor above Lower Level , if occurring, to be structural cast-in-place concrete • Levels 1-4 2 floor/roof slab shall be Type IA non-combustible construction including

foundation walls, precast concrete or cast-in-place structural columns and beams, and precast concrete hollow core plank or cast-in-place slabs. Walls, Columns, and Beams supporting Level 1 and Level 2 shall provide (3) hr fire-resistance rating.

• The residential occupancies bearing on Level 2 shall be Type III-B steel stud-frame bearing wall type construction. • Alternate #1- residential occupancies shall be Type III-B wood framed construction • Alternate #2- All structured levels shall be Type II-B precast concrete construction

supported by steel columns & flush beams • Alternate #3- All structured levels shall be post-tensioned concrete construction

Page 5 of 22

LANDSCAPING

• Provide landscaping complete with an underground irrigation system for planted and

lawn areas, including coverage those in immediately adjacent public rights of way.

Provide drip irrigations wherever appropriate.

• Provide an allowance for site improvements and plantings required for the exterior site

development and any roof deck/ veranda areas in courtyards.

• Hunter contollers and Hunter MP rotor heads will be specified by owner.

• Submit a new construction variance with the City of San Antonio for any watering to

establish new landscaping outside of city mandated water times. This must be

coordinated with the owner and a copy of the variance request and approval must be

submitted to owner in advance of planting.

SITE CIVIL/MECHANICAL UTILITIES • Connect to manholes in internal campus or city street for sanitary sewer

• Connect storm drains to discharge at drainage swale (the moat)

• Connect to main in internal or city street for domestic water and fire suppression system

• Provide self-contained exterior natural gas emergency generator for life-safety power

needs- (one elevator, rooftop PRV’s, and emergency exit lighting) (optional- verify TX

code requirements)

• Connect to existing campus infrastructure for hot water, and IT/ Data connections

• Connect natural gas systems to meter provided by local public utility company

• Connect to new medium voltage transformer provided by local public utility company

SITE LIGHTING & POWER

• Re-route power as required at existing parking lot areas to reconnect existing fixtures

• Add or replace existing parking area lighting with full cut-off LED fixtures to provide

min 5 foot-candle lighting

• Pedestrian-scale Light poles shall be provided along major walkways (match campus

standards)

• Include accent lighting of key elements such as outdoor seating, pool area, kitchenette,

gathering areas, feature planter areas and trellises.

• Provide weatherproof convenience power outlets at student or maintenance work areas

such as outdoor seating, pool area perimeter, kitchenette, gathering areas, and trellises.

Page 5 of 22

LANDSCAPING
















code requirements)









standards)





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code requirements)









standards)





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LOADING ACCESS RAMP







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LOADING ACCESS RAMP







Page 7 of 22

LEVEL 1 FLOOR ASSEMBLY See Substructure (above) FLOOR/CEILING ASSEMBLY AT LEVEL 2 -4 See Building Assemblies Descriptions – Attachment for alternatives

• Typical floor/ceiling assemblies shall be a composite assembly consisting of 1”- 4000 psi Lightweight cementitious cement-based topping over acoustic isolation mat (acoustimat II) at hall hard surface (non-carpeted) areas, on 3/4” plywood Deck. 16" manufactured wood trusses with max. deflection of l/480 at 16" oc, blown full of fiberglass insulation, 1/2" resilient channels, 5/8" gypsum Ceilings board, Provide ceiling access panels where needed for mechanical & electrical access.

• 1 hour fire rated assembly. • Additionally, at corridors to be framed with 9 1/4" joist in lieu of trusses, with

additional suspended ceiling (below fire rated floor construction). Provide lowered gyp. bd. ceiling/ soffit areas at unit entry, lobby, and accent areas and 2x2 acoustic tile ceiling elsewhere.

• Provide an 8mm (5/16”) thick acoustical mat at amenity, & lounge areas under hard surface floor finishes and 4mm (5/32”) thick acoustical mat at all non-carpeted areas within units.

• Floor/Ceiling assembly shall have a laboratory tested Sound Transmission Class rating of 55 STC and 54 IIC. Field sound tests are expected to be slightly lower.

• All wall/ceiling penetrations must be sealed using fire rated expansion material as required by fire code.

ROOF/CEILING ASSEMBLIES- BASELINE See Building Assemblies Descriptions – Attachment for Alternatives

• Typical roof/ceiling assemblies shall be a composite assembly consisting of Roof Assembly (see description later in outline) 3/4” plywood Deck. 16" manufactured wood joist at 24" oc, 1/2" resilient channels, 5/8" gypsum Ceilings board, Provide ceiling access panels where needed for mechanical & electrical access.

• 1 hour fire rated assembly. Additionally, at corridors to be framed with 9 1/4" joist inlieu of trusses, with and additional suspended ceiling (below fire rated floor construction). Provide lowered gyp. bd. ceiling/ soffit areas at unit entry, lobby, and accent areas and 2x2 acoustic tile ceiling elsewhere.

Page 8 of 22

EXTERIOR ENCLOSURE EXTERIOR WALLS- BASELINE See Building Assemblies Descriptions – Attachment for Alternatives STONE/ ARCHITECTURAL PRECAST CONCRETE/ CAST STONE (Elevation Keynotes #_, _)

• Natual limestone accent wall and base accent areas near building entrances, (600 SF total); 4” nominal thickness, 4” x 32” and 12” x 32” horizontal coursing.

• Architectural Precast Concrete window sills, belt courses, window headers, building base, and cornerstone, with stainless steel or epoxy coated reinforcing steel; include all supports, stainless steel anchors and attachments, with intermediate and perimeter joint seals. Portland type white cement, with light acid etched finish on exposed to view surface.

BRICK (Elevation Keynotes __,__)

• Masonry Veneer: ASTM C216, Type FBS, Grade SW, Modular size face brick with 1-2 inch air space/drainage cavity, prefabricated brick vents or weeps, and through-wall flashing outboard of the exterior wall described above.

• Cavity Mortar Control: Provide MORTAR NET at base of all veneer masonry walls. • Load bearing and non-load bearing walls at Trash, Loading, and other storage &

Service areas interior surfaces shall be CMU, painted. • Provide brick product allowance of $950/ 1000 brick (material only). • Nominal size: Modular size units. • Special shapes: Molded units as required by conditions indicated, unless standard units

can be sawn to produce equivalent effect. CEMENT-FIBER WALL PANELS (Elevation Keynotes #_):

• Nichiha Illumination Fiber cement panels, 18” x 6 ft, prefinished and machine applied. Overlapping joints are provided along all four edges, such that both horizontal and vertical joints between the installed panels are ship-lapped. Factory applied sealant to panel edges, all joints to contain a factory sealant.

• Outside and inside corners to be Nichiha corners.

METAL WALL PANELS (Elevation Keynote #_) Prefinished “S-Lock” metal shingle panels with shadow-cup stamped pattern, 8 ½” x 14”, Zalmag shigles with pre-patina (weathered zinc color) finish, 20 ga.

Basis of Design: Shingle Flat Lapped wall panel (Keynote 5E); Product: Millennium Tiles, LLC, 550 East Centralia Street, Elkhorn, WI 53121 Phone 262.723.7778 Fax 262.723.7629 Website www.millenniumtiles.com E-mail [email protected].

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LEVEL 1 FLOOR ASSEMBLY See Substructure (above) FLOOR/CEILING ASSEMBLY AT LEVEL 2 -4 See Building Assemblies Descriptions – Attachment for alternatives

• Typical floor/ceiling assemblies shall be a composite assembly consisting of 1”- 4000 psi Lightweight cementitious cement-based topping over acoustic isolation mat (acoustimat II) at hall hard surface (non-carpeted) areas, on 3/4” plywood Deck. 16" manufactured wood trusses with max. deflection of l/480 at 16" oc, blown full of fiberglass insulation, 1/2" resilient channels, 5/8" gypsum Ceilings board, Provide ceiling access panels where needed for mechanical & electrical access.

• 1 hour fire rated assembly. • Additionally, at corridors to be framed with 9 1/4" joist in lieu of trusses, with

additional suspended ceiling (below fire rated floor construction). Provide lowered gyp. bd. ceiling/ soffit areas at unit entry, lobby, and accent areas and 2x2 acoustic tile ceiling elsewhere.

• Provide an 8mm (5/16”) thick acoustical mat at amenity, & lounge areas under hard surface floor finishes and 4mm (5/32”) thick acoustical mat at all non-carpeted areas within units.

• Floor/Ceiling assembly shall have a laboratory tested Sound Transmission Class rating of 55 STC and 54 IIC. Field sound tests are expected to be slightly lower.

• All wall/ceiling penetrations must be sealed using fire rated expansion material as required by fire code.

ROOF/CEILING ASSEMBLIES- BASELINE See Building Assemblies Descriptions – Attachment for Alternatives

• Typical roof/ceiling assemblies shall be a composite assembly consisting of Roof Assembly (see description later in outline) 3/4” plywood Deck. 16" manufactured wood joist at 24" oc, 1/2" resilient channels, 5/8" gypsum Ceilings board, Provide ceiling access panels where needed for mechanical & electrical access.

• 1 hour fire rated assembly. Additionally, at corridors to be framed with 9 1/4" joist inlieu of trusses, with and additional suspended ceiling (below fire rated floor construction). Provide lowered gyp. bd. ceiling/ soffit areas at unit entry, lobby, and accent areas and 2x2 acoustic tile ceiling elsewhere.

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EXTERIOR ENCLOSURE EXTERIOR WALLS- BASELINE See Building Assemblies Descriptions – Attachment for Alternatives STONE/ ARCHITECTURAL PRECAST CONCRETE/ CAST STONE (Elevation Keynotes #_, _)

• Natual limestone accent wall and base accent areas near building entrances, (600 SF total); 4” nominal thickness, 4” x 32” and 12” x 32” horizontal coursing.

• Architectural Precast Concrete window sills, belt courses, window headers, building base, and cornerstone, with stainless steel or epoxy coated reinforcing steel; include all supports, stainless steel anchors and attachments, with intermediate and perimeter joint seals. Portland type white cement, with light acid etched finish on exposed to view surface.

BRICK (Elevation Keynotes __,__)

• Masonry Veneer: ASTM C216, Type FBS, Grade SW, Modular size face brick with 1-2 inch air space/drainage cavity, prefabricated brick vents or weeps, and through-wall flashing outboard of the exterior wall described above.

• Cavity Mortar Control: Provide MORTAR NET at base of all veneer masonry walls. • Load bearing and non-load bearing walls at Trash, Loading, and other storage &

Service areas interior surfaces shall be CMU, painted. • Provide brick product allowance of $950/ 1000 brick (material only). • Nominal size: Modular size units. • Special shapes: Molded units as required by conditions indicated, unless standard units

can be sawn to produce equivalent effect. CEMENT-FIBER WALL PANELS (Elevation Keynotes #_):

• Nichiha Illumination Fiber cement panels, 18” x 6 ft, prefinished and machine applied. Overlapping joints are provided along all four edges, such that both horizontal and vertical joints between the installed panels are ship-lapped. Factory applied sealant to panel edges, all joints to contain a factory sealant.

• Outside and inside corners to be Nichiha corners.

METAL WALL PANELS (Elevation Keynote #_) Prefinished “S-Lock” metal shingle panels with shadow-cup stamped pattern, 8 ½” x 14”, Zalmag shigles with pre-patina (weathered zinc color) finish, 20 ga.

Basis of Design: Shingle Flat Lapped wall panel (Keynote 5E); Product: Millennium Tiles, LLC, 550 East Centralia Street, Elkhorn, WI 53121 Phone 262.723.7778 Fax 262.723.7629 Website www.millenniumtiles.com E-mail [email protected].


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• Trash/ Recycling storage Rooms- Provide one 8' w x 8' h coiling OH door and one insulated, flush, hollow metal exterior swing door in the Trash/ Recycling storage pick-up room. OH doors are to be installed in steel channel frames.

• Service/ Retail Exit Doors: hollow metal insulated doors as required by the Building Code for egress, with all associated and required hardware and alarming devices. All doors to be equipped with 7 pin Best lock system (or campus standard) and to have a minimum of fifteen second delay Detex type alarm devices to be wired into the building security system as required by the Building Code and/or campus security, whichever is greater.

Service/ Exit Doors • Exterior service/ exit doors shall be insulated 16 ga. flush galvanized hollow metal

doorswith narrow lite and 14 ga. frames. LOUVERS

• Extruded aluminum, drainable blade, 4 inch deep, factory finished with 70 percent Kynar 500/Hylar 500 resin, two coat finish, Include bird screen at exhaust louvers, insect screen at intake louvers, and head and sill drip flashing.

• Screen Walls at Mechanical Equipment rooftop (Keynote #__); to be prefinished aluminum louver-type screens supported by galvanized pipe and tube steel framework supplied by misc. metal sub-contractor, mfg: Ametco or equal.

ALUMINUM CURTAIN WALL & STOREFRONT SYSTEMS • Anodized aluminum, thermally broken with 1 inch thick glazing pocket. Finish

selected from standard color line. • Main Entry Vestibule framing to be 2 ¼” x 5 ¼” curtainwall system with (8) heavy duty

entrance doors with continuous hinge, (4) power door operators & card access entry control system to match campus standards.

• Exterior storefront glazing and glass door systems to be clear glass, sealed insulating glass, low-E coated, argon gas filled. Storefront glass units to be a minimum of; U value of less than .5, SHGC less than .25, visible transmission greater than .5 and air leakage of less than .4cfm/SF.

METALS STRUCTURAL STEEL: Steel columns and beams as required for load transfer support of floor & roof above amenity area at level 1 , rooftop meachanical/ stair enclosures, and canopy support framing. ASTM A 992 rolled shapes and ASTM A 500, Grade A hollow structural shapes, bare steel finish (for spray fireproofing).

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1. Description: Individual wall tiles with 4-sided interlocking design, self-aligning tab, and concealed nailing strip with 2 holes. 2. Size: 15 inches by 9-5/8 inches Large tile with Shadow Cup 3. Size Exposed to Weather: 14-1/2 inches by 8-3/8 inches

STANDING SEAM MANSARD ROOF EDGE/ SCREENING + METAL WALL PANEL (Elevation Keynotes #__)

• Profile: Standing seam with 1”-1 ½” high seams. Basis of Design: Standing Seam Metal Wall Panel (Keynote #__); Product Firestone UNA-CLAD "UC-4" 1. Thickness: 20 ga. 2. Seam spacing: Stagger widths of 16”, 12”, and 8”. 3. Orientation: Vertical 4. Finish: Prefinished 70% kynar paint finish. 5. Color: To be selected from Manufacturer's Standard and Metallic colors. 6. Gasketed concealed fasteners.

WINDOWS (Residential) • Windows shall be composite (fibrex or fiberglass) with fixed and awning or single-

hung operable sashes as indicated. Equivalent to Anderson “A-100”/ Marvin “Integra”, or Pella “Impervia” Series.

• Color to be bronze, black, or tan (Sandtone), coextruded exterior color • Windows shall be factory glazed with clear, sealed insulating glass, low-E coated. • Operable windows shall be provided with insect screens and 4” limit stops.

EXTERIOR DOORS Residence life, Security, Residential Commons & Lobbies

• Primary exterior entry doors and frames shall be aluminum storefront type with vision glass and equipped for controlled access entry only by residents and “approved” guests. Provide power door operators- manufacturer to be Horton, Gyrotech, Besam or approved equal.

• Residential Public/Common Areas: Hollow metal frames, 16 gage, primed finish and flush wood doors, 1-3/4 inch thick, solid core, 90 minute fire rated at stair and fire wall doors, 45 minute fire rated at storage and trash rooms, and other fire ratings as Code required, 7’-0” high.

• Study, Amenity Room exterior doors & windows to be Aluminum storefront. • Unit Entry Doors: See Interior Finishes Section. • Service Doors: Welded hollow metal frames and flush doors. 16 gage frames, 18 gage

doors, primed finish. Service - Commercial / Retail

• Service / Loading Dock- Provide one 8' x 10’ roll-up, insulated, overhead service door with electric operators, manual override and vision panels in the loading/receiving area.

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1. Description: Individual wall tiles with 4-sided interlocking design, self-aligning tab, and concealed nailing strip with 2 holes. 2. Size: 15 inches by 9-5/8 inches Large tile with Shadow Cup 3. Size Exposed to Weather: 14-1/2 inches by 8-3/8 inches

STANDING SEAM MANSARD ROOF EDGE/ SCREENING + METAL WALL PANEL (Elevation Keynotes #__)

• Profile: Standing seam with 1”-1 ½” high seams. Basis of Design: Standing Seam Metal Wall Panel (Keynote #__); Product Firestone UNA-CLAD "UC-4" 1. Thickness: 20 ga. 2. Seam spacing: Stagger widths of 16”, 12”, and 8”. 3. Orientation: Vertical 4. Finish: Prefinished 70% kynar paint finish. 5. Color: To be selected from Manufacturer's Standard and Metallic colors. 6. Gasketed concealed fasteners.

WINDOWS (Residential) • Windows shall be composite (fibrex or fiberglass) with fixed and awning or single-

hung operable sashes as indicated. Equivalent to Anderson “A-100”/ Marvin “Integra”, or Pella “Impervia” Series.

• Color to be bronze, black, or tan (Sandtone), coextruded exterior color • Windows shall be factory glazed with clear, sealed insulating glass, low-E coated. • Operable windows shall be provided with insect screens and 4” limit stops.

EXTERIOR DOORS Residence life, Security, Residential Commons & Lobbies

• Primary exterior entry doors and frames shall be aluminum storefront type with vision glass and equipped for controlled access entry only by residents and “approved” guests. Provide power door operators- manufacturer to be Horton, Gyrotech, Besam or approved equal.

• Residential Public/Common Areas: Hollow metal frames, 16 gage, primed finish and flush wood doors, 1-3/4 inch thick, solid core, 90 minute fire rated at stair and fire wall doors, 45 minute fire rated at storage and trash rooms, and other fire ratings as Code required, 7’-0” high.

• Study, Amenity Room exterior doors & windows to be Aluminum storefront. • Unit Entry Doors: See Interior Finishes Section. • Service Doors: Welded hollow metal frames and flush doors. 16 gage frames, 18 gage

doors, primed finish. Service - Commercial / Retail

• Service / Loading Dock- Provide one 8' x 10’ roll-up, insulated, overhead service door with electric operators, manual override and vision panels in the loading/receiving area.

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• Trash/ Recycling storage Rooms- Provide one 8' w x 8' h coiling OH door and one insulated, flush, hollow metal exterior swing door in the Trash/ Recycling storage pick-up room. OH doors are to be installed in steel channel frames.

• Service/ Retail Exit Doors: hollow metal insulated doors as required by the Building Code for egress, with all associated and required hardware and alarming devices. All doors to be equipped with 7 pin Best lock system (or campus standard) and to have a minimum of fifteen second delay Detex type alarm devices to be wired into the building security system as required by the Building Code and/or campus security, whichever is greater.

Service/ Exit Doors • Exterior service/ exit doors shall be insulated 16 ga. flush galvanized hollow metal

doorswith narrow lite and 14 ga. frames. LOUVERS

• Extruded aluminum, drainable blade, 4 inch deep, factory finished with 70 percent Kynar 500/Hylar 500 resin, two coat finish, Include bird screen at exhaust louvers, insect screen at intake louvers, and head and sill drip flashing.

• Screen Walls at Mechanical Equipment rooftop (Keynote #__); to be prefinished aluminum louver-type screens supported by galvanized pipe and tube steel framework supplied by misc. metal sub-contractor, mfg: Ametco or equal.

ALUMINUM CURTAIN WALL & STOREFRONT SYSTEMS • Anodized aluminum, thermally broken with 1 inch thick glazing pocket. Finish

selected from standard color line. • Main Entry Vestibule framing to be 2 ¼” x 5 ¼” curtainwall system with (8) heavy duty

entrance doors with continuous hinge, (4) power door operators & card access entry control system to match campus standards.

• Exterior storefront glazing and glass door systems to be clear glass, sealed insulating glass, low-E coated, argon gas filled. Storefront glass units to be a minimum of; U value of less than .5, SHGC less than .25, visible transmission greater than .5 and air leakage of less than .4cfm/SF.

METALS STRUCTURAL STEEL: Steel columns and beams as required for load transfer support of floor & roof above amenity area at level 1 , rooftop meachanical/ stair enclosures, and canopy support framing. ASTM A 992 rolled shapes and ASTM A 500, Grade A hollow structural shapes, bare steel finish (for spray fireproofing).

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METAL ROOF DECK:

• Provide 2” metal roof decking one story misc. canopy roof areas.

COLD FORMED METAL FRAMING (Alternate structural system): • Provide formed steel stud exterior wall framing at 16 “ O.C.; studs shall be ASTM C955;

studs formed to channel, "C", or "Sigma" shape with punched web; tracks shall be matching size form to “U” shape. Provide heavy gauge and spacing of studs at exteriors as required by design criteria.

• Provide Certified Engineering Design by Structural Engineer licensed in the State of TX for all load bearing and non-load bearing walls.

• Resilient Channels: use Dietrich Metal Framing, Inc. RC DELUXE, 25 gage thick, 1/2 inch depth; no substitutions permitted.

MISCELLANEOUS

Metal fabrications shall include, but not be limited to: • Loose steel masonry lintels- galvanized finish. • Relieving angles- galvanized finish with anchor bolts or embedded wedge-

anchors at slab edges. • Guardrails: service & parking areas-steel; Shop finish. • Bollards: 6” diameter concrete filled steel; prime paint. • Ladders/ships ladders: galv. steel • Elevator divider and hoist beams. • Miscellaneous framing associated with ornamental metals work. • Canopy framing • Galvanized metal grate area well covers • Counter support brackets • Large access doors of misc. metal construction at emergency generator

enclosure. • Mechanical equipment screen walls to be galvanized steel frame with pre-

finished louver sections. PREFINISHED GUARDRAILS/ FENCING (Misc. metal fabrications) or Classic Industries, Inc, Endurable Building Products, or equal.

• Provide prefabricated fencing at Resident Director apartment patios where indicated on the documents. Include all frame, support, hanging and fastening items required for complete installation. Balconies & railings shall be powder-coat painted.

• Typical rail type shall be 5’ high 3-rail picket-type railing set into a tubular aluminum frame w/ <4” o.c. spacing.

• Privacy divider screen type shall be perforated aluminum panels set into a tubular aluminum frame.

• Typical rail type at above grade verandas shall be 42” high ornamental 3-rail picket-type railing set into a tubular aluminum frame w/ <4” o.c. spacing.

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THERMAL & MOISTURE APPLIED FIREPROOFING:

Provide cementitious type spray applied fireproofing to structural steel at Level 1 roof or transfer beams/ columns, mechanical penthouse columns and any other structural beams such as cantilevered canopy overhangs. For components that are part of the structural frame provide thickness required for 1 hour fire resistive rating. (Only required where structural steel members canot be enclosed with gyp. bd. fire rated enclosures). FIRESTOPPING:

• Provide UL listed assemblies at penetrations through fire rated walls and floor/ceiling assemblies including, but not limited to, corridor, party, shaft, stair enclosure, and occupancy separation walls and all floor/ceiling assemblies unless shafts are provided.

• Use grey or white color where exposed to view.

JOINT SEALERS:

Provide silicone sealant and backer at all exterior wall penetrations and openings, where dissimilar materials intersect, and where required to provide a weather tight seal. Use material compatible silicone sealants throughout with compatible closed cell “soft” backer rod in sizes as indicated. ROOFING ROOF COVERINGS

• Primary roof covering to be loose-laid ballasted 60 mil single-ply EPDM or TPO (White) roof on tapered polyisocyanurate insulation, and 6 mil vapor retarder. • Slope insulation ¼” per foot and provide average R-24 minimum with R-10

minimum at low points and roof drains. • Roof Walkway Pads: Provide rubberized walkway pads, adhered to the roof

membrane, at all maintenance pathways between the roof top equipment, to roof hatch to access and walk around the perimeter of all roof equipment.

• Sheet Metal and Flashing: For exposed Work, use 24 gage galvanized sheet steel, shop pre-coated with PVDF coating. At high roof areas, use UL listed prefinished cap-flashing assemblies.

• Provide 20 year roofing warranty and 5 year flashings warranty. • Roofing at exhaust areas to be 60 mil single-ply TPO roof with additional 60 mil

sacrificial membrane layer extending 10 ft around all kitchen exhaust hood outlets. • Slope insulation ¼” per foot and provide average R-30 minimum with R-10

minimum at low points and roof drains. • Provide 2’-6” x 6’-0” (+/-) roof hatch at ships ladder for roof access.

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THERMAL & MOISTURE APPLIED FIREPROOFING:

Provide cementitious type spray applied fireproofing to structural steel at Level 1 roof or transfer beams/ columns, mechanical penthouse columns and any other structural beams such as cantilevered canopy overhangs. For components that are part of the structural frame provide thickness required for 1 hour fire resistive rating. (Only required where structural steel members canot be enclosed with gyp. bd. fire rated enclosures). FIRESTOPPING:

• Provide UL listed assemblies at penetrations through fire rated walls and floor/ceiling assemblies including, but not limited to, corridor, party, shaft, stair enclosure, and occupancy separation walls and all floor/ceiling assemblies unless shafts are provided.

• Use grey or white color where exposed to view.

JOINT SEALERS:

Provide silicone sealant and backer at all exterior wall penetrations and openings, where dissimilar materials intersect, and where required to provide a weather tight seal. Use material compatible silicone sealants throughout with compatible closed cell “soft” backer rod in sizes as indicated. ROOFING ROOF COVERINGS

• Primary roof covering to be loose-laid ballasted 60 mil single-ply EPDM or TPO (White) roof on tapered polyisocyanurate insulation, and 6 mil vapor retarder. • Slope insulation ¼” per foot and provide average R-24 minimum with R-10

minimum at low points and roof drains. • Roof Walkway Pads: Provide rubberized walkway pads, adhered to the roof

membrane, at all maintenance pathways between the roof top equipment, to roof hatch to access and walk around the perimeter of all roof equipment.

• Sheet Metal and Flashing: For exposed Work, use 24 gage galvanized sheet steel, shop pre-coated with PVDF coating. At high roof areas, use UL listed prefinished cap-flashing assemblies.

• Provide 20 year roofing warranty and 5 year flashings warranty. • Roofing at exhaust areas to be 60 mil single-ply TPO roof with additional 60 mil

sacrificial membrane layer extending 10 ft around all kitchen exhaust hood outlets. • Slope insulation ¼” per foot and provide average R-30 minimum with R-10

minimum at low points and roof drains. • Provide 2’-6” x 6’-0” (+/-) roof hatch at ships ladder for roof access.

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METAL ROOF DECK:

• Provide 2” metal roof decking one story misc. canopy roof areas.

COLD FORMED METAL FRAMING (Alternate structural system): • Provide formed steel stud exterior wall framing at 16 “ O.C.; studs shall be ASTM C955;

studs formed to channel, "C", or "Sigma" shape with punched web; tracks shall be matching size form to “U” shape. Provide heavy gauge and spacing of studs at exteriors as required by design criteria.

• Provide Certified Engineering Design by Structural Engineer licensed in the State of TX for all load bearing and non-load bearing walls.

• Resilient Channels: use Dietrich Metal Framing, Inc. RC DELUXE, 25 gage thick, 1/2 inch depth; no substitutions permitted.

MISCELLANEOUS

Metal fabrications shall include, but not be limited to: • Loose steel masonry lintels- galvanized finish. • Relieving angles- galvanized finish with anchor bolts or embedded wedge-

anchors at slab edges. • Guardrails: service & parking areas-steel; Shop finish. • Bollards: 6” diameter concrete filled steel; prime paint. • Ladders/ships ladders: galv. steel • Elevator divider and hoist beams. • Miscellaneous framing associated with ornamental metals work. • Canopy framing • Galvanized metal grate area well covers • Counter support brackets • Large access doors of misc. metal construction at emergency generator

enclosure. • Mechanical equipment screen walls to be galvanized steel frame with pre-

finished louver sections. PREFINISHED GUARDRAILS/ FENCING (Misc. metal fabrications) or Classic Industries, Inc, Endurable Building Products, or equal.

• Provide prefabricated fencing at Resident Director apartment patios where indicated on the documents. Include all frame, support, hanging and fastening items required for complete installation. Balconies & railings shall be powder-coat painted.

• Typical rail type shall be 5’ high 3-rail picket-type railing set into a tubular aluminum frame w/ <4” o.c. spacing.

• Privacy divider screen type shall be perforated aluminum panels set into a tubular aluminum frame.

• Typical rail type at above grade verandas shall be 42” high ornamental 3-rail picket-type railing set into a tubular aluminum frame w/ <4” o.c. spacing.


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MAIN CORRIDOR WALLS (Typical- At walls where bedroom is adjacent to corridor, use Demising Wall assembly.)

• 2 x 6 stud walls; At plumbing walls where horizontal pipe offsets are required, replace studs with 2x8 studs.

• 1 layer 5/8” abuse-resistant gypsum board • 2 layer 5/8” gypsum board at opposite side • 5-1/2 inch batt insulation. • Sound caulk the perimeter of unit corridor walls and any penetrations. • One-hour fire rated construction. • Corridor wall assembly is based on assembly having laboratory tested Sound

Transmission Class rating of 55 STC. Field sound tests are expected to be lower. TYPICAL OTHER INTERIOR PARTITIONS

• 2x4 studs at 16 inches oc. (2x6 as required for load bearing walls) • One layer 5/8 inch gypsum board on each side. • One- hour fire rated construction when bearing walls. • Bedroom, bathroom, and mechanical closet walls shall include full depth fiberglass

batt insulation where these rooms are fully enclosed. STAIR ENCLOSURE, ELEVATOR HOISTWAY, AND SHAFT WALLS

• Stair enclosure and elevator hoistway walls shall be 2-hour fire rated insulated 2x6 stud and gypsum board construction at Levels 1-4 with 1” airspace and secondary 2x4 stud wall with 1 layer 5/8 abuse resistant gyp. bd to support floor and roof framing.

• Alternate: Stair enclosure, elevator hoistway, and other shaft walls shall be 2-hour CMU (painted) fire-resistive fire barriers at levels 1-4.

STAIR CONSTRUCTION

• Typical Stairs and landings serving residential areas shall be • Wood framed with ¾” plywood sheathing ans 1” cementitious gypcrete at landings. • Handrails shall be S & V wood. • Alternate: concrete-filled steel pan construction from Level 1 to 4 with rubber nosing &

tread finish. Handrails shall be painted steel pipe. • Provide steel ships ladder from 6th level to roof access hatch at one exit stair.

FEATURE LOBBY STAIR (if occurring)

• Stair shall be concrete filled steel pan construction with steel stringers from Level 1 Lobby to Level 2 with porcelain tile Treads &Risers, Handrails shall be stainless steel

• Guardrails at stair & mezzanine level landing overlooks shall be ornamental steel rail system.

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STANDING SEAM ACCENT ROOF AREAS

• Main Commons area roof, gables at Living Room Bays, perimeter mansard roof/ screen areas, and entry canopys/ arcades to be standing seam or zip-rib 20 oz. prefinished roofing with ribs at 16” o.c. on aluminum on stainless steel framework. Provide appropriate separation materials to avoid galvanic corrosion.

INTERIOR CONSTRUCTION DWELLING UNIT DEMISING WALLS (PARTY WALLS)

• Double 3 ½”stud walls spaced 1 inch apart; offset studs from one side to the other so they do not align. Double 2x 3 5/8”’s at levels 1-4 at other structural structure options. At plumbing walls where horizontal pipe offsets are required, maintain overall wall thickness, but replace studs on one side of wall with 6” (sinks only) or 8” studs toilet/ main waste riser).

• 1 layer of abuse resistant gypsum board on each side. • 2 layers of 3 1/2 inch batt insulation. • Sound caulk the perimeter of unit demising walls and any penetrations. • Provide fire rated “putty pak” at back of outlets where required. Provide non-fire rated

acoustical “putty packs” at all dimising wall penetrations. • One-hour fire rated construction. • Demising wall assembly is based on assembly having laboratory tested Sound

Transmission Class rating of 55 STC. Field sound tests are expected to be lower. WALLS BETWEEN UNITS and HALLWAY (Typical- Except at walls where bedroom is adjacent to corridor, use Demising Wall assembly.)

• 2x6 stud walls • 1 layer 5/8” abuse-resistant gypsum board + ½”resilient channel at one side • 1 layer 5/8” abuse-resistant gypsum board + 1 layer 5/8” gypsum board at opposite

side • 5-1/2 inch batt insulation. • Sound caulk the perimeter of sleeping room-corridor walls and any penetrations. • One-hour fire rated construction. • Corridor wall assembly is based on assembly having laboratory tested Sound

Transmission Class rating of 55 STC. Field sound tests are expected to be lower.

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STAIR CONSTRUCTION






Page 13 of 22

STANDING SEAM ACCENT ROOF AREAS

• Main Commons area roof, gables at Living Room Bays, perimeter mansard roof/ screen areas, and entry canopys/ arcades to be standing seam or zip-rib 20 oz. prefinished roofing with ribs at 16” o.c. on aluminum on stainless steel framework. Provide appropriate separation materials to avoid galvanic corrosion.

INTERIOR CONSTRUCTION DWELLING UNIT DEMISING WALLS (PARTY WALLS)

• Double 3 ½”stud walls spaced 1 inch apart; offset studs from one side to the other so they do not align. Double 2x 3 5/8”’s at levels 1-4 at other structural structure options. At plumbing walls where horizontal pipe offsets are required, maintain overall wall thickness, but replace studs on one side of wall with 6” (sinks only) or 8” studs toilet/ main waste riser).

• 1 layer of abuse resistant gypsum board on each side. • 2 layers of 3 1/2 inch batt insulation. • Sound caulk the perimeter of unit demising walls and any penetrations. • Provide fire rated “putty pak” at back of outlets where required. Provide non-fire rated

acoustical “putty packs” at all dimising wall penetrations. • One-hour fire rated construction. • Demising wall assembly is based on assembly having laboratory tested Sound

Transmission Class rating of 55 STC. Field sound tests are expected to be lower. WALLS BETWEEN UNITS and HALLWAY (Typical- Except at walls where bedroom is adjacent to corridor, use Demising Wall assembly.)

• 2x6 stud walls • 1 layer 5/8” abuse-resistant gypsum board + ½”resilient channel at one side • 1 layer 5/8” abuse-resistant gypsum board + 1 layer 5/8” gypsum board at opposite

side • 5-1/2 inch batt insulation. • Sound caulk the perimeter of sleeping room-corridor walls and any penetrations. • One-hour fire rated construction. • Corridor wall assembly is based on assembly having laboratory tested Sound

Transmission Class rating of 55 STC. Field sound tests are expected to be lower.

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STAIR CONSTRUCTION






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INTERIOR FINISHES RESIDENT FLOOR/ WING CORRIDORS & SUITE HALLWAYS & LOUNGE SEATING AREAS

• Carpet tile to be contract grade with a material-only allowance of $24/yd with 4 inch high, edge bound carpet base

• Corridors and shall have smooth, painted gypsum board walls and ceilings. • General walls to be painted w/ eggshell finish. Two accent paint colors at selected

areas. One accent wall at elevator lobbies to be finished w/ ceramic tile. • Dropped ceiling soffits typical at corridor intersections and elevator lobbies • Provide LED recessed-can style fixtures throughout corridors as required for proper

light levels. RESIDENT FLOOR- SUITE ROOMS

• Flooring to be luxury vinly tile (LVT)– Wood plank, 20-mil wear layer, commercial 10 year warranty with acoustic sound mat. Allowance of $3/sf for material only with 4 inch high vinyl base.



light levels. RESIDENT FLOOR LOUNGE AREA KITCHENETTES

• Flooring to be porcelain tile (PT)– over waterproofing and 4mm acoustic sound mat. Allowance of $6/sf for material only x 150 SF with 4 inch high tile base.

• Corridors and shall have smooth, painted gypsum board walls and ceilings. • Cabinet/ Wet walls to be be finished w/ ceramic tile to 5’-6” height • Dropped ceiling soffits typical at kitchenette. • Provide LED recessed-can style fixtures throughout corridors as required for proper

light levels. RESIDENT SUITE UNIT TOILET/ SHOWER ROOMS & VANITY ALCOVES

• Flooring to be porcelain tile (PT)– over waterproofing and 4mm acoustic sound mat. Allowance of $6/sf for material only x 150 SF with 4 inch high tile base. Provide separate floor drain outside of shower at toilet/ shoer rooms.

• Walls and ceilings shall have smooth, painted gypsum board walls and ceilings w/ semigloss finish.

• Vanity Alcove end walls to be be finished w/ ceramic tile to 5’-6” height • Toilet & Shower rooms to have ceramic tile wainscot to 4’-0” high

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Door Hardware: • Provide Schlage AL-Series keyed access at entry to each suite

• Alternate Electronic Access: Provide Schlage i-Button (stand-alone) credentialed dead bolts at Suite Unit entry doors.

• Resident room hardware shall be Schlage F-Series lever design, passage or privacy latchset in brushed chrome finish. (or campus standard)

Cabinets & Countertops: • Maple stained flush style full-overlay doors • Kitchenette base cabinets, upper shelf, and island typical at (3) floor lounges/ level

where indicated on plans. • 3 cm granite kitchen countertops. Include an 4” high granite back splash Includes

islands. • Vanity alcoves to have 4 ft cultured marble countertops, solid white matte finish with

integral rectangle shaped sink on base cabinet with (2) 12” x 12” cubbies and (1) drawer each

Closets: • Closet shelving shall be prefinished white wire shelves and rods. Provide low and

high hanging storage and extra top shelf at typical sleeping rooms. Mirrors: • Provide 42” h. x 30”w. wood framed mirrors above all vanity alcoves - typical.

Bath and Laundry Accessories: • Decorative Towel bars • Toilet paper holders • Robe hooks • Grab bars at accessible units • Shower Curtains

Painting: • Common/public area walls shall be painted with two coats of eggshell latex and

ceilings shall be painted with two coats of flat latex. Multiple accent colors will be used to provide interest in common areas.

• Sleeping room walls and ceilings shall be painted one color each in two coats of eggshell latex, (one color on the walls, another on the ceiling).

• Paint hollow metal doors and frames, guardrails, mechanical louvers, etc. • Provide up to 2 accent wall colors. Locations to be determined by architect.

Page 16 of 22

Door Hardware: • Provide Schlage AL-Series keyed access at entry to each suite

• Alternate Electronic Access: Provide Schlage i-Button (stand-alone) credentialed dead bolts at Suite Unit entry doors.

• Resident room hardware shall be Schlage F-Series lever design, passage or privacy latchset in brushed chrome finish. (or campus standard)

Cabinets & Countertops: • Maple stained flush style full-overlay doors • Kitchenette base cabinets, upper shelf, and island typical at (3) floor lounges/ level

where indicated on plans. • 3 cm granite kitchen countertops. Include an 4” high granite back splash Includes

islands. • Vanity alcoves to have 4 ft cultured marble countertops, solid white matte finish with

integral rectangle shaped sink on base cabinet with (2) 12” x 12” cubbies and (1) drawer each

Closets: • Closet shelving shall be prefinished white wire shelves and rods. Provide low and

high hanging storage and extra top shelf at typical sleeping rooms. Mirrors: • Provide 42” h. x 30”w. wood framed mirrors above all vanity alcoves - typical.

Bath and Laundry Accessories: • Decorative Towel bars • Toilet paper holders • Robe hooks • Grab bars at accessible units • Shower Curtains

Painting: • Common/public area walls shall be painted with two coats of eggshell latex and

ceilings shall be painted with two coats of flat latex. Multiple accent colors will be used to provide interest in common areas.

• Sleeping room walls and ceilings shall be painted one color each in two coats of eggshell latex, (one color on the walls, another on the ceiling).

• Paint hollow metal doors and frames, guardrails, mechanical louvers, etc. • Provide up to 2 accent wall colors. Locations to be determined by architect.

Page 15 of 22

INTERIOR FINISHES RESIDENT FLOOR/ WING CORRIDORS & SUITE HALLWAYS & LOUNGE SEATING AREAS

• Carpet tile to be contract grade with a material-only allowance of $24/yd with 4 inch high, edge bound carpet base



light levels. RESIDENT FLOOR- SUITE ROOMS

• Flooring to be luxury vinly tile (LVT)– Wood plank, 20-mil wear layer, commercial 10 year warranty with acoustic sound mat. Allowance of $3/sf for material only with 4 inch high vinyl base.



light levels. RESIDENT FLOOR LOUNGE AREA KITCHENETTES

• Flooring to be porcelain tile (PT)– over waterproofing and 4mm acoustic sound mat. Allowance of $6/sf for material only x 150 SF with 4 inch high tile base.

• Corridors and shall have smooth, painted gypsum board walls and ceilings. • Cabinet/ Wet walls to be be finished w/ ceramic tile to 5’-6” height • Dropped ceiling soffits typical at kitchenette. • Provide LED recessed-can style fixtures throughout corridors as required for proper

light levels. RESIDENT SUITE UNIT TOILET/ SHOWER ROOMS & VANITY ALCOVES

• Flooring to be porcelain tile (PT)– over waterproofing and 4mm acoustic sound mat. Allowance of $6/sf for material only x 150 SF with 4 inch high tile base. Provide separate floor drain outside of shower at toilet/ shoer rooms.

• Walls and ceilings shall have smooth, painted gypsum board walls and ceilings w/ semigloss finish.

• Vanity Alcove end walls to be be finished w/ ceramic tile to 5’-6” height • Toilet & Shower rooms to have ceramic tile wainscot to 4’-0” high


7170






Page 18 of 22

• Appliances: o Lobby/ Club Room appliances to include dishwasher, side-by-side or

bottom freezer refrigerator (21 cf), disposal (1/2 hp), warming drawer, ice-maker, beverage fridge, and microwave.

INFO DESK/ HALL OFFICE

• Finishes: o General walls to be painted w/ eggshell finish. Accent feature walls to be

porcelain tile with a $14/ SF allowance x 200 SF. o Specialty feature wall behind reception desk shall specialty finish. Allow

$25/sf x 80 SF. o Resilient Flooring shall be used in Mail/Package Storage, Work Room, and

Storage spaces with 4 inch high vinyl base. o Dropped soffits/ceiling features over Reception o Interior storefront with accent glazing at Office and Reception

• Lighting: o Accent lighting provided over Reception (see Lobby lighting section)

• Millwork:

o Leasing Reception Desk shall be stained wood veneer with quartz countertops. Provide custom furniture piece, Allowance $18,000.

o Workroom millwork shall be of wood or laminate construction.

MAIL ROOM


vinyl wall covering with a $30/yd allowance. o Ceiling = 2x2 ACT o Dropped soffits and ceiling features typical over millwork.

• Lighting: o Accent lighting mailbox pick-up area.

• Millwork: o Provide quartz countertop and wood veneer millwork with built-in

trash/recycling and 6” deep quartz purse ledge at perimeter of mailboxes.

LEVEL 1 MULTI-PURPOSE ROOM

• Finishes: o Room shall have smooth, painted gypsum board walls and ceilings. o General walls to be painted w/ eggshell finish. Accent feature walls to be

vinyl wall covering with a $30/yd allowance X 20 sy.

Page 17 of 22

RESIDENTIAL APPLIANCES: All appliances shall be Energy Star rated when available. All appliances shall have Stainless steel finish

Suite Unit Kitchenettes shall be provided with the following:

• Single bowl stainless steel sink • Over-the-range style microwave (Below counter microwave in shelf at Type A units • Side-by-side refrigerator with icemaker (21cf).

On-Floor & Common area Kitchens and staff workroom shall be provided with the following:

• Slide-in electric range with front controls • Microwave in below-counter alcove • Exhaust fan in the over-the-range microwave wired to a wall switch operable by a

wheelchair bound individual, vented to exterior. • Side-by-side refrigerator with icemaker (21cf).

RD Apartment units shall be provided with the above and the following:

• Dishwasher • Bottom freezer refrigerator (21 cf) • Disposal (1/2 hp) • Side-by-side washer and electric dryer.

AMENITY SPACES

LOBBY/CLUB ROOM • Finishes:

o The lobby shall have smooth, painted gypsum board walls and ceilings. o General walls to be painted w/ eggshell finish. Accent feature walls to be

vinyl wall covering with a $45/yd allowance. o Fireplace wall and other specialty features shall receive specialty finish.

Allow $25/sf. o Porcelain tile flooring at high traffic areas with a material allowance of

$6/sf. Accent tile flooring to cover 20% of surface area with a material allowance of $12/sf.

o Contract grade carpet tile insets at seating areas with a material allowance of $30/yd and a 4 inch high stained wood base with a square edge.

o Dropped soffits/ceiling features over seating areas and Elevator Lobby. • Millwork:

o Provide quartz countertop and wood veneer millwork with built-in trash/recycling

o Provide bench/banquette seating with upholstered seat and back (24 lf)

Page 17 of 22









AMENITY SPACES










Page 18 of 22









• Millwork:



MAIL ROOM









Page 18 of 22









• Millwork:



MAIL ROOM









Page 17 of 22









AMENITY SPACES










Page 19 of 22

o Carpet to be contract grade with a material allowance of $30/yd with 4 inch high stained wood base with a square edge.

o Hard surface flooring should be used at high traffic areasat entry and near buffet counter and will be porcelain tile with a material allowance of $6/sf or hardwood floors at $9/sf for material.

o Interior storefront with accent glazing at MP Room entry o Dropped soffits and ceiling features typical at seating areas o General ceiling to be 2x2 ACT

• Lighting: o Accent lighting typical over millwork, kitchen islands, fireplace, and TV

wall. o General lighting to be 2x2 w/ recessed direct-indirect LED fixtures


trash/recycling and buffet counter PUBLIC RESTROOMS: (2) Multi-user Toilet Rooms at 1st floor lobby, (1) per level at upper floors

• Finishes: o Porcelain tile flooring with a material allowance of $6/sf. Wall tile to

extend floor to ceiling at wet walls. Include coordinating tile base at restroom areas where wall tile is not present.

o Include decorative sconces at each vanity • Millwork:

o Provide quartz countertop with undermount sinks. o Wall-hung countertop and apron/ skirt board with ADA clearances o Provide square edge mirrors at all bathroom lavatories.

SPECIALTIES EXPANSION JOINT COVER ASSEMBLIES: (if required)

• Shall be flush style type floor, wall, and ceiling extruded aluminum and resilient material assemblies, complete with fire rating components at Code required locations, including all floor joints, as manufactured by Balco, Construction Specialties, MM Systems Corp., or equivalent.

O Provide wall-wall and ceiling-ceiling joints at upper levels at bends in building corridors or any transitions from wood to non-wood framing and at Area Separation Wall preimeters at corridor

Page 20 of 22

ACCESS PANELS

• Include access panels in wall and ceiling locations as required for MEP installations. To the greatest extent possible locate control or maintenance access required components in non-public areas or above lay-in acoustical panel ceilings at back-of-house areas. Provide fire rated access panels at rated wall and ceiling conditions.

• Provide access panels at base of wall at dryer exhaust duct locations for access to duct clean-out.

SIGNAGE: ADAAG compliant where applicable: • Traffic Control: 3M Scotchlite HID Prismatic Reflective Sheeting on 0.080 inch thick

aluminum sheet metal conforming to recognized traffic symbols. • Dwelling Unit Identification: Decorative 2-layer acrylic plaque type, tactile and Braille

3 or 4 character Arabic numeral message. Allowance of $45/ unit. • Room Identification Signs: Including, but not limited to, corridor directional signs,

Code required stair signs, and room identification for functional rooms; acrylic plaque type, tactile and Braille messages and symbols; messages as directed.

• Building Address: Cast aluminum individual character type, (2) sets-12 inch high individual building name/ address numerals fastened at or near primary entrances and the service entrance. Signage to be externally lit w/ (3) extended arm lights.

• Room Use Signs: Lounges, Game rooms, Seminar Room, etc. • Provide parking striping and identification signs at adjacent parking areas and

security/ staff stalls. • Provide blocking and power connections for building Signage (2 locations). • Owner preference for "Scott Signs"

CORNER GUARDS:

• Provide PVC corner guards at medium and high traffic areas (majority of outside wall corners not in resident suite unit rooms)

• Provide stainless steel corner guards first level lobby/ amenity areas E Q U I P M E N T A N D F U R N I S H I N G S MAILBOXES

• Buildings shall have rear-loading horizontal mailboxes with integral directory, 4 x 5 x 15 inches (h x w x d), anodized aluminum finish. Provide 1 box for each student, 1 double box for building staff, 16 parcel-sized boxes, and 1 out-going mail box.

FIRE EXTINGUISHERS

• Provide semi-recessed, painted steel, fire extinguisher cabinets with 10 lbs multi-purpose dry chemical fire extinguishers; locate so all floor areas are within 75 feet travel distance of an extinguisher.

• Provide (4) stainless steel fire extinguisher cabinet doors at lobby/ amenity areas

Page 20 of 22

ACCESS PANELS










CORNER GUARDS:




FIRE EXTINGUISHERS



Page 19 of 22

o Carpet to be contract grade with a material allowance of $30/yd with 4 inch high stained wood base with a square edge.

o Hard surface flooring should be used at high traffic areasat entry and near buffet counter and will be porcelain tile with a material allowance of $6/sf or hardwood floors at $9/sf for material.

o Interior storefront with accent glazing at MP Room entry o Dropped soffits and ceiling features typical at seating areas o General ceiling to be 2x2 ACT

• Lighting: o Accent lighting typical over millwork, kitchen islands, fireplace, and TV

wall. o General lighting to be 2x2 w/ recessed direct-indirect LED fixtures


trash/recycling and buffet counter PUBLIC RESTROOMS: (2) Multi-user Toilet Rooms at 1st floor lobby, (1) per level at upper floors

• Finishes: o Porcelain tile flooring with a material allowance of $6/sf. Wall tile to

extend floor to ceiling at wet walls. Include coordinating tile base at restroom areas where wall tile is not present.

o Include decorative sconces at each vanity • Millwork:

o Provide quartz countertop with undermount sinks. o Wall-hung countertop and apron/ skirt board with ADA clearances o Provide square edge mirrors at all bathroom lavatories.

SPECIALTIES EXPANSION JOINT COVER ASSEMBLIES: (if required)

• Shall be flush style type floor, wall, and ceiling extruded aluminum and resilient material assemblies, complete with fire rating components at Code required locations, including all floor joints, as manufactured by Balco, Construction Specialties, MM Systems Corp., or equivalent.

O Provide wall-wall and ceiling-ceiling joints at upper levels at bends in building corridors or any transitions from wood to non-wood framing and at Area Separation Wall preimeters at corridor

Page 20 of 22

ACCESS PANELS










CORNER GUARDS:




FIRE EXTINGUISHERS




7372





NARRATIVE - MEP

Page 22 of 22

S E R V I C E S CONVEYING

Elevators: (2 Total) • Elevators at Residential shall be (1) 3500 lb + (1) 4500 lb. capacity machine-room less,

gearless traction type with side opening doors, 4 stop. Manufacturer to be Thyssen Krupp, Otis Gen-2, or equivalent.

• Cab shall feature manufacturer’s standard upgraded finishes and 9 ft high cab. • Provide 8 ft Stainless steel cab door, return panel, & ceiling w/ (6) LED lights, traveling

cable for security camera, & protective pads. • Hoistway Entrance doors and frames to be 8 ft; stainless steel at Level 1, Painted at

other levels. • One Elevator at a time shall be on Emergency Power.

TRASH & RECYCLING CHUTES (ALTERNATE) • Trash & Recycling chutes shall be minimum 16 gage sheet metal, 24 inch diameter with

fire-rated stainless steel intake doors at each level, full diameter roof vent, bottom outlet into container at garage level trash room, sanitation wash-down system, and fire protection sprinkler system. Provide (1) chute for trash and (1) for recycling.

• Provide recessed wash-down area within each trash/ recycling termination room with epoxy flooring, floor drain and wall-hooks.

File: 215406/Spec 151122 St Mary's Univ Outline Spec_Rev 11-30-15.docx

Page 21 of 22

• Provide 10 lbs multi-purpose dry chemical fire extinguishers on wall mount brackets at back-of house areas, equipment rooms, and each tenant space.

FIREPLACES • Provide two-sided direct vent natural gas fireplace with thin stone/ tile veneer at

enclosure & specialty tile at oversized surround at Residential Lobby area. Heat ‘n Glo “Red 40” dual-sided.

FLOOR MATS

• Provide recessed carpet tile floor mats with extruded aluminum mat frame at entry vestibules.

BICYCLE RACKS

• Bike Storage Room: Provide wall or floor mount bicycle racks allowing closely spaced vertical storage of bicycles at bike storage room: Dero Bike Racks; ULTRA SPACE SAVER or equivalent. Provide (100) bike capacity. http://www.dero.com/products/ultra-space-saver/

• Site/ Sidewalk bike racks: Provide (100) Dero “BIKE HITCH” surface mounted racks w/ galvanized finish. http://www.dero.com/products/bike-hitch/

• Bike repair station: provide one fully equipped station with stand, pump, and repair courtyardtools on cable lanyards: Dero “Fixit” bike repair stand. http://www.dero.com/products/fixit/index.html

SPECIAL CONSTRUCTION

OUTDOOR BAR/KITCHENS: • Construct “U-shaped” outdoor kitchenette/ grille station at outdoor Courtyard–

Provide two outdoor grille stations with natural gas connections. Provide decorative CIP concrete knee-walls and granite tops, each 8 ft x 3 ft with return end walls.

OUTDOOR PERGOLA/CABANAS:

• Provide 12’ x 24’ trellis structure over kitchenette with prefabricated powder coated steel posts & frame with 2x10 Cedar purlins at 16” o.c.

Page 22 of 22

S E R V I C E S CONVEYING

Elevators: (2 Total) • Elevators at Residential shall be (1) 3500 lb + (1) 4500 lb. capacity machine-room less,

gearless traction type with side opening doors, 4 stop. Manufacturer to be Thyssen Krupp, Otis Gen-2, or equivalent.

• Cab shall feature manufacturer’s standard upgraded finishes and 9 ft high cab. • Provide 8 ft Stainless steel cab door, return panel, & ceiling w/ (6) LED lights, traveling

cable for security camera, & protective pads. • Hoistway Entrance doors and frames to be 8 ft; stainless steel at Level 1, Painted at

other levels. • One Elevator at a time shall be on Emergency Power.

TRASH & RECYCLING CHUTES (ALTERNATE) • Trash & Recycling chutes shall be minimum 16 gage sheet metal, 24 inch diameter with

fire-rated stainless steel intake doors at each level, full diameter roof vent, bottom outlet into container at garage level trash room, sanitation wash-down system, and fire protection sprinkler system. Provide (1) chute for trash and (1) for recycling.

• Provide recessed wash-down area within each trash/ recycling termination room with epoxy flooring, floor drain and wall-hooks.

File: 215406/Spec 151122 St Mary's Univ Outline Spec_Rev 11-30-15.docx

Page 21 of 22

• Provide 10 lbs multi-purpose dry chemical fire extinguishers on wall mount brackets at back-of house areas, equipment rooms, and each tenant space.

FIREPLACES • Provide two-sided direct vent natural gas fireplace with thin stone/ tile veneer at

enclosure & specialty tile at oversized surround at Residential Lobby area. Heat ‘n Glo “Red 40” dual-sided.

FLOOR MATS

• Provide recessed carpet tile floor mats with extruded aluminum mat frame at entry vestibules.

BICYCLE RACKS

• Bike Storage Room: Provide wall or floor mount bicycle racks allowing closely spaced vertical storage of bicycles at bike storage room: Dero Bike Racks; ULTRA SPACE SAVER or equivalent. Provide (100) bike capacity. http://www.dero.com/products/ultra-space-saver/

• Site/ Sidewalk bike racks: Provide (100) Dero “BIKE HITCH” surface mounted racks w/ galvanized finish. http://www.dero.com/products/bike-hitch/

• Bike repair station: provide one fully equipped station with stand, pump, and repair courtyardtools on cable lanyards: Dero “Fixit” bike repair stand. http://www.dero.com/products/fixit/index.html

SPECIAL CONSTRUCTION

OUTDOOR BAR/KITCHENS: • Construct “U-shaped” outdoor kitchenette/ grille station at outdoor Courtyard–

Provide two outdoor grille stations with natural gas connections. Provide decorative CIP concrete knee-walls and granite tops, each 8 ft x 3 ft with return end walls.

OUTDOOR PERGOLA/CABANAS:

• Provide 12’ x 24’ trellis structure over kitchenette with prefabricated powder coated steel posts & frame with 2x10 Cedar purlins at 16” o.c.


OUTLINE MEP NARRATIVE Predesign Budget Pricing Set







MECHANICAL SYSTEMS Provide Expansion joints at connections between building suspended piping and below-grade utilities. Provide expansion/ contraction joints and detailing to accommodate long-term building wood framing shrinkage of 3/8” per floor.

Water Supply The domestic water piping is eight inch water service fed from main campus line to the east. An eight in supply is closer on the south of campus. Provide RPZ for irrigation system connection. Provide valving, irrigation distribution piping below ground and sprinkler heads as required to cover the landscape within the scope of this project. Hunter contollers and Hunter MP rotor heads will be specified by owner.

Nov. 30, 2015

Page 2 of 10

The water softeners are for both the domestic hot water and cold water and heating hot water makeup. All the new domestic water piping shall be Type “L” copper piping, or Pex piping and insulated with 1” thick preformed fiberglass with Kraft reinforced foil vapor barrier jacket suitable for painting. Circulating hot water piping shall be routed to within 25 feet of the furthest fixture on the longest run on each floor. Provide new circulating pump. Sanitary Sewer & Plumbing Fixtures Connect to the below grade existing sanitary waste piping 5 ft beyond building foundation. Below slab piping shall be no hub cast iron, suspended from structural floor slab. The piping shall be 3” minimum for water closets, 2” minimum for shower drains, 2” minimum for floor drains and 2” minimum for individual urinals. Provide accessible cleanouts at bases of all waste stacks and at all changes of direction. Provide a minimum of one floor drain per toilet room. Showers to be low-flow with 2.0 gpm flow heads and pressure-balanced valves. Provide new floor mounted tank toilets with water saving dual flush valves. Plumbing fixtures shall be American Standard, Toto, or Crane and faucets shall be Chicago or Moen. Storm Sewer Storm piping to be run vertically from roof drains to below structural slab and suspened within crawlspace. Extend 5 ft. beyond foundation wall and connect to new storm piping to the north for discharge into drainage channel. Insulate all horizontal storm piping runs. Fire Protection Provide new 6” water main connection for Fire protection routed from the street to the ground level water service room. Local water pressure needs to be verified. A fire pump most likely will not be required. The floors will require 2 main branch lines, one through the resident rooms on each side of the corridor with heads extended through to cover the corridor. Hot Water Hydronic System & Heating Water Provide condensing hot water boilers (96% min. efficiency) for hydronic heating system. Domestic water heating is provided by independent gas fired water heaters not to exceed 199,999 BTU each. Provide insulated indirect heating and storage tanks. Provide hybrid/ electric water heaters sized for supplying RD Apartment and staff/ lobby/ common area toilet rooms during summer minimal usage.


OUTLINE MEP NARRATIVE Predesign Budget Pricing Set







MECHANICAL SYSTEMS Provide Expansion joints at connections between building suspended piping and below-grade utilities. Provide expansion/ contraction joints and detailing to accommodate long-term building wood framing shrinkage of 3/8” per floor.

Water Supply The domestic water piping is eight inch water service fed from main campus line to the east. An eight in supply is closer on the south of campus. Provide RPZ for irrigation system connection. Provide valving, irrigation distribution piping below ground and sprinkler heads as required to cover the landscape within the scope of this project. Hunter contollers and Hunter MP rotor heads will be specified by owner.

Nov. 30, 2015

Page 2 of 10

The water softeners are for both the domestic hot water and cold water and heating hot water makeup. All the new domestic water piping shall be Type “L” copper piping, or Pex piping and insulated with 1” thick preformed fiberglass with Kraft reinforced foil vapor barrier jacket suitable for painting. Circulating hot water piping shall be routed to within 25 feet of the furthest fixture on the longest run on each floor. Provide new circulating pump. Sanitary Sewer & Plumbing Fixtures Connect to the below grade existing sanitary waste piping 5 ft beyond building foundation. Below slab piping shall be no hub cast iron, suspended from structural floor slab. The piping shall be 3” minimum for water closets, 2” minimum for shower drains, 2” minimum for floor drains and 2” minimum for individual urinals. Provide accessible cleanouts at bases of all waste stacks and at all changes of direction. Provide a minimum of one floor drain per toilet room. Showers to be low-flow with 2.0 gpm flow heads and pressure-balanced valves. Provide new floor mounted tank toilets with water saving dual flush valves. Plumbing fixtures shall be American Standard, Toto, or Crane and faucets shall be Chicago or Moen. Storm Sewer Storm piping to be run vertically from roof drains to below structural slab and suspened within crawlspace. Extend 5 ft. beyond foundation wall and connect to new storm piping to the north for discharge into drainage channel. Insulate all horizontal storm piping runs. Fire Protection Provide new 6” water main connection for Fire protection routed from the street to the ground level water service room. Local water pressure needs to be verified. A fire pump most likely will not be required. The floors will require 2 main branch lines, one through the resident rooms on each side of the corridor with heads extended through to cover the corridor. Hot Water Hydronic System & Heating Water Provide condensing hot water boilers (96% min. efficiency) for hydronic heating system. Domestic water heating is provided by independent gas fired water heaters not to exceed 199,999 BTU each. Provide insulated indirect heating and storage tanks. Provide hybrid/ electric water heaters sized for supplying RD Apartment and staff/ lobby/ common area toilet rooms during summer minimal usage.


7574



NARRATIVE - MEP


NARRATIVE - MEP

Nov. 30, 2015

Page 3 of 10

Provide control valves, isolation valves, strainers and air vents. Provide distribution piping with new heating water distribution piping from new boilers to air handling units and make-up air units. New heating water piping shall be Type “L” copper with cast bronze or wrought copper soldered with 95-5 solder and insulated with 1” thick preformed fiberglass with Kraft reinforced foil vapor barrier jacket suitable for painting. Provide one (four) pipe fan coil per suite in corridor accessed mechanical closet. Provide isolation valves for each suite and zone valves for each building exposure. Provide one wall-mounted digital thermostat per suite with preset programmable temperature limits. All air conditioning thermostats should be digital and wired for power without the use of batteries. Models shall be capable of limiting user setpoints for cooling and heating set points. Recommended model is Honeywell TH5110D1006. An equivalent to this model may be used. Duct from mechanical closet to each living room and each bedroom and provide adjustable grille/ dampers at the interior wall of each bedroom and soffit header near kitchens. Provide vertical or horizontal (four) pipe fan coils as required for proper zoning of all common amenity, staff/ support, and service areas. Pipe condensate to sewer system with drain pan overflow piped to visible location.

Provide two new base mounted pumps with adjustable speed drives, triple duty valves, isolation valves, etc. for radiation and air handling units. Provide new air separator, expansion tank, RPZ for make-up water, and all other devices and equipment necessary for a complete heating water system. Pumps shall be sized for approximately 150 gpm, 40 ft of head.

Ventilation Provide Panasonic low-sone two-speed exhaust fans at shower rooms and toilet rooms. The exhaust fan shall provide a constant low-volume and higher volume when light switch is on. Provide time-delayed fan control at shower rooms. Exhaust duct shall connect into vertical duct in 2 hr fire rated shaft with a min 22” upturned sub-duct.

Option 1. The new fans shall be roof mounted power roof ventilators. Provide new 500 cfm exhaust for the resident laundry facility on each floor. Locate the fan in each laundry room and duct up to the roof via a gooseneck for discharge. Provide lint clean-outs at the base of duct and at each dryer connection manifold. Provide direct-fired rooftop corridor/toilet make-up air unit at each end of corridor. Duct make-up air vertically in 2 hr shaft with (2) fire-smoke dampers at each floor. One damper to serve corridor make-up air, the other for make-up air to unit air handler/ fan coils.

Nov. 30, 2015

Page 4 of 10

IT/ Data MDF & IDF Rooms: Provide a dedicated exhaust fan for the equipment room. Make-up air shall be provided via transfer building air. This fan will control the hydraulic odors and provide equipment heat removal. Air Conditioning Chiller Provide one stand alone air cooled chiller located on grade. The chiller would be sized for building load including the commons areas, corridor, and make-up air system. Provide four new base mounted pumps with adjustable speed drives, triple duty valves, isolation valves, etc. for fan coils/ air handling units. Provide new air separator, expansion tank, RPZ for make-up water, and all other devices and equipment necessary for a complete chilled water system. Two primary (chiller) pumps shall be provided, and the two secondary (system) pumps shall be provided. Provide fan coil units with thermostat for each room in the Common Area. DDC Systems Acceptable control systems are:

• Johnson Controls Metasys Extended Architecture • Siemens Apogee

All chiller, boiler and air handler control systems are to be tied into existing systems. Air handlers over 1900 cfm will have networked digital controls (JCI or Siemens). Electrical Scope- POWER DISTRIBUTION

Electrical Service

Primary medium-voltage transformer shall be provided by local municipal utility provider.

New switchgear will be located in main electrical room at ground level.

Normal Power Distribution

Provide 1200 amp, 208/120 volt, 3 phase 4 wire switchboard with main circuit breaker, digital metering and fused distribution switch section, all for 150% growth potential. Transient voltage surge protection shall be provided external to the switchboard. Surge arresters shall be provided on the primary side of the transformer.

Nov. 30, 2015

Page 5 of 10

Provide panelboards with 42 circuit, 200 amp 120/208 volt, 3 phase, 4 wire, fully-rated, copper bussing, main circuit breaker type panelboards containing 25% spare spaces for future growth, located in each floor electrical room to serve 120/208 volt residence room circuits and corridor circuits. New 200 amp feeders shall be provided from the new switchboard.

A 100 amp, 120/208 volt, 3 phase, 4 wire electronic grade panel board with copper bus, oversized neutral bus and integral TVSS (transient voltage surge suppression), fully-rated, main circuit breaker type, shall be provided to serve the offices and similar high-tech A/V and TV equipment in the main floor common area and lounges. Isolated ground type receptacles will be provided to serve equipment fed from this panelboard.

Power to new HVAC, pumps and elevator equipment shall be distributed via new 208 volt, 3 phase, 3 wire copper feeders from the main switchboard fused distribution section.

Power to new kitchenette in lounge and to additional laundry washers & dryers shall be derived from a new 3 phase panelboard located in the main mechanical/electrical room.

Power distribution equipment will be field-marked with a label containing the available incident energy or required level of Personal Protective Equipment for potential arc flash hazards per NFPA 70E.

Emergency Power Distribution

Provide self-contained, natural gas powered 80 KVa Emergency generator

Provide a 200 ampere, 3 pole, automatic transfer switch to distribute engine-generator source backup power to power one elevator, emergency egress lighting, and PRV exhaust faand other auxiliary standby type loads.

The building shall contain a 200 amp fully-rated, 208 volt, 3 phase, 4 wire, copper bussed panelboard with main circuit breaker for distributing auxiliary standby power to heating system loads within each wing, and to the IT closet voice and data switch equipment for powering security cameras and electronic door access controls via data cables.

Automatic transfer switches, transformers and panelboards associated with the emergency power distribution system will be sized for 25% future growth.

Nov. 30, 2015

Page 6 of 10

Branch Circuitry

New branch circuits will be copper conductors, with separate neutral per phase, installed in EMT. Single bedrooms will contain one branch circuit per room, with separate neutral per phase. Double bedrooms will contain two branch circuits per room, each with separate neutral per phase. Branch circuits will be copper conductors installed in EMT up to the room and then in romex wiring within the residence room suites. All branch circuits will contain a separate copper, insulated green grounding conductor. The steel raceway will not be used as the only ground conductor for equipment grounding purposes.

Duplex receptacles will be specification grade, 20 ampere rated, and GFI rated where located next to sinks, wet areas, and exterior areas. Receptacles serving dedicated computer outlets will be isolated ground type with orange face. All light switches and duplex receptacles will be nylon plates to reduce breakage at suites and will have stainless steel plates at public spaces.

LIGHTING

Exterior Lighting

Exterior building-mounted area flood lighting for perimeter security to be roof-mounted 250 watt LED floodlights, and pedestrian scaled LED pole lights to match campus standard, all controlled by local photocell or campus Energy Management System, selectable by switch.

Entry canopy exterior lighting at the north and south entries, exit stairs and service entrance shall be LED fixtures controlled by campus EMS with H-O-A switch.

Interior Lighting

Lighting in common areas, and study lounges containing hard ceilings shall be shallow surface-mounted LED and electronic ballasts, indirect internal reflector, controlled by local switches in combination with electronic time switches.

Lighting in common areas, offices, meeting rooms with lay-in ceilings shall be 2x2 direct/indirect LED, indirect internal reflector, controlled by local switches in combination with electronic time switches, for 30 footcandles. Corridor lighting containing hard ceilings shall be shallow j-box mounted LED “down lights” with electronic ballasts, indirect internal reflector, controlled by local switches in combination with electronic time switches.for 30 foot candles. Lighting in residence rooms will be totally replaced with a 1x4 surface ceiling-mounted 2 lamp, LED fixture with durable DR rough-duty acrylic basket controlled by local room switch.

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Provide control valves, isolation valves, strainers and air vents. Provide distribution piping with new heating water distribution piping from new boilers to air handling units and make-up air units. New heating water piping shall be Type “L” copper with cast bronze or wrought copper soldered with 95-5 solder and insulated with 1” thick preformed fiberglass with Kraft reinforced foil vapor barrier jacket suitable for painting. Provide one (four) pipe fan coil per suite in corridor accessed mechanical closet. Provide isolation valves for each suite and zone valves for each building exposure. Provide one wall-mounted digital thermostat per suite with preset programmable temperature limits. All air conditioning thermostats should be digital and wired for power without the use of batteries. Models shall be capable of limiting user setpoints for cooling and heating set points. Recommended model is Honeywell TH5110D1006. An equivalent to this model may be used. Duct from mechanical closet to each living room and each bedroom and provide adjustable grille/ dampers at the interior wall of each bedroom and soffit header near kitchens. Provide vertical or horizontal (four) pipe fan coils as required for proper zoning of all common amenity, staff/ support, and service areas. Pipe condensate to sewer system with drain pan overflow piped to visible location.

Provide two new base mounted pumps with adjustable speed drives, triple duty valves, isolation valves, etc. for radiation and air handling units. Provide new air separator, expansion tank, RPZ for make-up water, and all other devices and equipment necessary for a complete heating water system. Pumps shall be sized for approximately 150 gpm, 40 ft of head.

Ventilation Provide Panasonic low-sone two-speed exhaust fans at shower rooms and toilet rooms. The exhaust fan shall provide a constant low-volume and higher volume when light switch is on. Provide time-delayed fan control at shower rooms. Exhaust duct shall connect into vertical duct in 2 hr fire rated shaft with a min 22” upturned sub-duct.

Option 1. The new fans shall be roof mounted power roof ventilators. Provide new 500 cfm exhaust for the resident laundry facility on each floor. Locate the fan in each laundry room and duct up to the roof via a gooseneck for discharge. Provide lint clean-outs at the base of duct and at each dryer connection manifold. Provide direct-fired rooftop corridor/toilet make-up air unit at each end of corridor. Duct make-up air vertically in 2 hr shaft with (2) fire-smoke dampers at each floor. One damper to serve corridor make-up air, the other for make-up air to unit air handler/ fan coils.

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IT/ Data MDF & IDF Rooms: Provide a dedicated exhaust fan for the equipment room. Make-up air shall be provided via transfer building air. This fan will control the hydraulic odors and provide equipment heat removal. Air Conditioning Chiller Provide one stand alone air cooled chiller located on grade. The chiller would be sized for building load including the commons areas, corridor, and make-up air system. Provide four new base mounted pumps with adjustable speed drives, triple duty valves, isolation valves, etc. for fan coils/ air handling units. Provide new air separator, expansion tank, RPZ for make-up water, and all other devices and equipment necessary for a complete chilled water system. Two primary (chiller) pumps shall be provided, and the two secondary (system) pumps shall be provided. Provide fan coil units with thermostat for each room in the Common Area. DDC Systems Acceptable control systems are:

• Johnson Controls Metasys Extended Architecture • Siemens Apogee

All chiller, boiler and air handler control systems are to be tied into existing systems. Air handlers over 1900 cfm will have networked digital controls (JCI or Siemens). Electrical Scope- POWER DISTRIBUTION

Electrical Service

Primary medium-voltage transformer shall be provided by local municipal utility provider.

New switchgear will be located in main electrical room at ground level.

Normal Power Distribution

Provide 1200 amp, 208/120 volt, 3 phase 4 wire switchboard with main circuit breaker, digital metering and fused distribution switch section, all for 150% growth potential. Transient voltage surge protection shall be provided external to the switchboard. Surge arresters shall be provided on the primary side of the transformer.

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Provide panelboards with 42 circuit, 200 amp 120/208 volt, 3 phase, 4 wire, fully-rated, copper bussing, main circuit breaker type panelboards containing 25% spare spaces for future growth, located in each floor electrical room to serve 120/208 volt residence room circuits and corridor circuits. New 200 amp feeders shall be provided from the new switchboard.

A 100 amp, 120/208 volt, 3 phase, 4 wire electronic grade panel board with copper bus, oversized neutral bus and integral TVSS (transient voltage surge suppression), fully-rated, main circuit breaker type, shall be provided to serve the offices and similar high-tech A/V and TV equipment in the main floor common area and lounges. Isolated ground type receptacles will be provided to serve equipment fed from this panelboard.

Power to new HVAC, pumps and elevator equipment shall be distributed via new 208 volt, 3 phase, 3 wire copper feeders from the main switchboard fused distribution section.

Power to new kitchenette in lounge and to additional laundry washers & dryers shall be derived from a new 3 phase panelboard located in the main mechanical/electrical room.

Power distribution equipment will be field-marked with a label containing the available incident energy or required level of Personal Protective Equipment for potential arc flash hazards per NFPA 70E.

Emergency Power Distribution

Provide self-contained, natural gas powered 80 KVa Emergency generator

Provide a 200 ampere, 3 pole, automatic transfer switch to distribute engine-generator source backup power to power one elevator, emergency egress lighting, and PRV exhaust faand other auxiliary standby type loads.

The building shall contain a 200 amp fully-rated, 208 volt, 3 phase, 4 wire, copper bussed panelboard with main circuit breaker for distributing auxiliary standby power to heating system loads within each wing, and to the IT closet voice and data switch equipment for powering security cameras and electronic door access controls via data cables.

Automatic transfer switches, transformers and panelboards associated with the emergency power distribution system will be sized for 25% future growth.

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Branch Circuitry

New branch circuits will be copper conductors, with separate neutral per phase, installed in EMT. Single bedrooms will contain one branch circuit per room, with separate neutral per phase. Double bedrooms will contain two branch circuits per room, each with separate neutral per phase. Branch circuits will be copper conductors installed in EMT up to the room and then in romex wiring within the residence room suites. All branch circuits will contain a separate copper, insulated green grounding conductor. The steel raceway will not be used as the only ground conductor for equipment grounding purposes.

Duplex receptacles will be specification grade, 20 ampere rated, and GFI rated where located next to sinks, wet areas, and exterior areas. Receptacles serving dedicated computer outlets will be isolated ground type with orange face. All light switches and duplex receptacles will be nylon plates to reduce breakage at suites and will have stainless steel plates at public spaces.

LIGHTING

Exterior Lighting

Exterior building-mounted area flood lighting for perimeter security to be roof-mounted 250 watt LED floodlights, and pedestrian scaled LED pole lights to match campus standard, all controlled by local photocell or campus Energy Management System, selectable by switch.

Entry canopy exterior lighting at the north and south entries, exit stairs and service entrance shall be LED fixtures controlled by campus EMS with H-O-A switch.

Interior Lighting

Lighting in common areas, and study lounges containing hard ceilings shall be shallow surface-mounted LED and electronic ballasts, indirect internal reflector, controlled by local switches in combination with electronic time switches.

Lighting in common areas, offices, meeting rooms with lay-in ceilings shall be 2x2 direct/indirect LED, indirect internal reflector, controlled by local switches in combination with electronic time switches, for 30 footcandles. Corridor lighting containing hard ceilings shall be shallow j-box mounted LED “down lights” with electronic ballasts, indirect internal reflector, controlled by local switches in combination with electronic time switches.for 30 foot candles. Lighting in residence rooms will be totally replaced with a 1x4 surface ceiling-mounted 2 lamp, LED fixture with durable DR rough-duty acrylic basket controlled by local room switch.


7776



NARRATIVE - MEP


NARRATIVE - MEP

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Existing lighting in storage and utility spaces will be replaced with new surface or suspended 4 foot industrial fluorescent strips with T-8 lamps and electronic ballasts, controlled by occupancy sensors, for 20 foot candles.

Dual technology occupancy sensor controls will be utilized in storage rooms and similar non-circulation spaces. Mechanical and electrical rooms lighting will be controlled by local switch only for safety purposes, no occupancy sensor control.

Emergency egress lighting will consist of selected standard building lights connected to the life safety emergency power generator.

Miscellaneous Systems

Two spare 2 inch conduits will be provided from the main mechanical room to the rooftop for future equipment needs.

Two spare 1 ¼ inch conduits will be provided between all mechanical rooms in a daisy-chain configuration with junction boxes on all floors not containing a mechanical room.

A duplex 120 volt receptacle will be provided within 8 feet of every EMS field panel.

COMMUNICATIONS

Voice and Data

The building will be provided with a structured cable system (backbone) from the MDF to communication closets (IDF) and station cables to voice/data outlets for present needs and future expansions and modifications. The voice and data station cables will be copper Cat 6 compatible with the campus standards, installed and terminated per the campus Communications Wiring Standard, all by the contractor. Connect to Voice over Internet Protocol (VOIP) digital service with the exception of retaining a limited number of analog lines to serve the elevator cabs, emergency phones and fax outlets in the building.

Data outlets will be provided in all offices, conference rooms, assembly areas, residence rooms, and where necessary to meet space program requirements. Each single residence room and living room will have only one wall box containing one CAT 6 data jack and one coax CATV jack with the box located on the wall opposite the bed. Communications room infrastructure and associated hardware, cables and termination devices will be provided by the contractor. All conduit stub ups will run from room outlets to the cable tray and will be 1 inch minimum.

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Horizontal data cables will be extended to outlets throughout the building with four 24 AWG UTP CAT 6 cables per communication outlet routed via wire basket type cable tray in the hallways and then with 1 inch conduits to the respective room outlets, all per the campus Communications Wiring Standards.

Digital Voice service will be provided via VOIP over the data cables extended to outlets throughout the building routed via conduit and cable tray as described above. Analog voice service will be provided to about 12 locations including in elevator cabs, RA/staff apartment and office, emergency phones, and fax outlets via 24 AWG UTP CAT 6 cables routed directly from the MDF rooms within each respective wing.

Video and multimedia cables will be coaxial standard RG-6 type extended from MDF closets to IDF closets to communication outlets requiring video and/or multimedia services, all per the campus Communications Wiring Standards.

A GS Flexway wire basket type cable support system will be provided by the contractor on each floor within the corridors routed to the IDF closets for routing and support of data and voice cables, per the campus Communications Wiring Standards.

1 inch steel raceway and steel outlet boxes will be provided from room communication outlets to the wire basket type cable support system by the contractor for all communications cables, per the campus Communications Wiring Standards.

Entertainment CATV

New coax cable shall be provided from TV outlets in each residence room and all lounges to data closets on each floor level and terminated in appropriate splitters. Coax cables from data closets to building main CATV entry point (MPOP) will be provided by Time Warner Cable . There will be only one CATV jack per residence room regardless if single or double occupancy. Future discussion with the Campus A/V Department will be required to determine future cable service provider and cable ownership issues.

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ELECTRONIC SAFETY AND SECURITY

Fire Alarm

Addressable fire alarm panel shallbe a a Johnson Controls Notifier or Edwards EST brand system (not be a Simplex) multiplexed, microprocessor based, networked fire alarm system. Residence rooms contain individual smoke detectors at the wall above the entry door.

Alarm and trouble contacts, including sprinkler flow and control valves, will interface with the fire alarm system and annunciate to the campus central station for monitoring purposes via fire alarm network.

Non-security corridor doors will be fitted with magnetic door holders connected to fire alarm system to close upon alarm.

Duct smoke detectors will be provided for all AHU’s and fire/smoke damper operations.

Area type photo-electric smoke detectors will be provided in elevator lobby for signaling the elevator recall and for fire alarm.

Photo-electric smoke detection with sounder bases will be located in each resident room.

Visual and audio signal alarm indicating appliances will be provided throughout the building.

Mass Notification System (MNS) capabilities will be reviewed with the campus security for potential public announcement purposes, such as weather danger, terrorist threats, or other necessary emergency messages. If MNS is desired, then a microphone input will be provided at the commons reception desk. Remote annunciator and voice amplifiers will be added to the control panel. The use of Amber Strobes shall also be used to signal the difference between the fire alarm and public announcement notification.

All wiring will be installed in red conduit.

Door Security System

Main entry exterior doors will be electronically controlled with card reader hard wired in conduit via campus-wide access control system maintained by Stanley Best or Schlage. Stairwell exterior doors will be electronically monitored for position.

Residence rooms will be wired for electronic access control via wireless network utilizing the Stanley “Wi-Q”, or Schlage “i-Button” Series proximity access control system with battery-operated mortise deadbolt locksets and wireless communication for reprogramming of each lockset.

Video Surveillance Camera System

Existing Conditions: Multiple CCTV cameras are located at the top of the buildings or light poles to view the entries and parking lot activities. The system utilizes ACTI cameras connected via internet

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protocol to campus central security. Building and light pole mounted cameras shall be provided for new building entries and courtyard amenity spaces

Emergency Call Mass Notification System

Mass notification system will be extended into the building with the addition of an antenna, receiver, Federal Signal encoder and supervised amplifier with backup power for receiving a wireless signal from the main security office and transmitting the notification throughout the building via hard-wired speakers located throughout the corridors, tunnels, mechanical rooms, and gathering spaces, all to match the emergency mass notification system being installed elsewhere on campus.

File: 215406/Spec 15_1130_St Mary's Univ Outline Spec.docx

Nov. 30, 2015

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COMMUNICATIONS

Voice and Data



Nov. 30, 2015

Page 9 of 10


Fire Alarm















Nov. 30, 2015

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Fire Alarm















Nov. 30, 2015

Page 10 of 10

protocol to campus central security. Building and light pole mounted cameras shall be provided for new building entries and courtyard amenity spaces

Emergency Call Mass Notification System

Mass notification system will be extended into the building with the addition of an antenna, receiver, Federal Signal encoder and supervised amplifier with backup power for receiving a wireless signal from the main security office and transmitting the notification throughout the building via hard-wired speakers located throughout the corridors, tunnels, mechanical rooms, and gathering spaces, all to match the emergency mass notification system being installed elsewhere on campus.

File: 215406/Spec 15_1130_St Mary's Univ Outline Spec.docx

Nov. 30, 2015

Page 8 of 10

Horizontal data cables will be extended to outlets throughout the building with four 24 AWG UTP CAT 6 cables per communication outlet routed via wire basket type cable tray in the hallways and then with 1 inch conduits to the respective room outlets, all per the campus Communications Wiring Standards.

Digital Voice service will be provided via VOIP over the data cables extended to outlets throughout the building routed via conduit and cable tray as described above. Analog voice service will be provided to about 12 locations including in elevator cabs, RA/staff apartment and office, emergency phones, and fax outlets via 24 AWG UTP CAT 6 cables routed directly from the MDF rooms within each respective wing.

Video and multimedia cables will be coaxial standard RG-6 type extended from MDF closets to IDF closets to communication outlets requiring video and/or multimedia services, all per the campus Communications Wiring Standards.

A GS Flexway wire basket type cable support system will be provided by the contractor on each floor within the corridors routed to the IDF closets for routing and support of data and voice cables, per the campus Communications Wiring Standards.

1 inch steel raceway and steel outlet boxes will be provided from room communication outlets to the wire basket type cable support system by the contractor for all communications cables, per the campus Communications Wiring Standards.

Entertainment CATV

New coax cable shall be provided from TV outlets in each residence room and all lounges to data closets on each floor level and terminated in appropriate splitters. Coax cables from data closets to building main CATV entry point (MPOP) will be provided by Time Warner Cable . There will be only one CATV jack per residence room regardless if single or double occupancy. Future discussion with the Campus A/V Department will be required to determine future cable service provider and cable ownership issues.

Nov. 30, 2015

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COMMUNICATIONS

Voice and Data

