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OUTLINE SPECIFICATIONS/SCOPE OF WORK16 M Mixed Use Project16th and Market Streets, LODODenver, Colorado22 October 2011(revised)

OVERVIEW

Project Description: The proposed 16 M Offices and Apartments consists of a 10-story building (firerated construction type I-A) with approximately 111,000 sf of office space , 46 apartments, andsupporting amenities, a 8,000 sf signature restaurant and bar, a rooftop fitness area, 5,500 sf of groundfloor retail and two levels of underground parking. The project will be minimum LEED Certified withan alternate of LEED Silver. Base pricing to be based on LEED certified.Project Size: Approximately 240,000 GSF.

The cast-in-place (post-tensioned) concrete structure includes standards spans throughout the majorityof the building (30 feet), with longer post-tension spans (45ft) as shown on the Structural drawings(Including a structural transfer slab below the lowest level of apartments/above the top office floor).

The owner controls the site across the 16 th Street mall (125 x 125) currently used as a parking lot. Thebaseline cost estimate should account for use of that site for contractors use.

See attached Project Summary dated 20 October 2011Cost estimate to be separated with a separate estimate for each of the parking, office, ground floorretail/ restaurant and apartment components.

Lobby level Market Street retail space and all office levels to be estimated only to a warm white boxlevel. Under separate budget, a lease tenant will be responsible for all tenant finish beyond codecompliant wall, ceiling, floor and structural components and stubbed-in HVAC and electrical systemsfor both of these program components.

DIVISION 1 General ConditionsProject related costs to include all of the following:

Pre-construction services Project management On-site superintendent / engineer(s) Field engineering and layout Building permit, inspection and plan check fees State and local sales and use tax on materials Field office, temporary telephone, fax, and sanitary facilities Construction safety program MSDS program during construction Freight and transportation costs for materials and equipment Project clean-up during progress of the work Temporary electrical power during construction Temporary water and sewer during construction Security during construction Hand tools, trucks, and other job-specific hardware Project closeout As-built records for the completed project Final clean-up upon completion of the project

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16 M Mixed Use Denver, CO Outline Specifications Page 2 of 12

Owners manuals, warranties and project records Warranty service during one-year period for condominiums and hotel (broken out separately in

cost estimate)

DIVISION 1 - AllowancesProvide Allowances for the following items: Temporary weather protection Relocate existing utilities as required Signage allowance Elevator Cab finishes: $25,000 per public elevator cab Roof Terrace at 5th level pavilion: Allow $40 per SF over waterproofing membrane In office areas (shell only), provide an allowance for code minimum, strip florescent lighting.

Lighting specification standard for finished areas will be determined and will be part of tenantfinish.

DIVISION 1 - AlternatesProvide cost estimates for alternates for the following items: Alternate 1: ADD for non-availability of owner controlled site across 16th street mall for contractors

use during construction. Alternate 2: ADD for LEED Silver (base estimate is LEED Certified) Alternate 3: ADD for under-sidewalk tandem parking at Level B2 (24 stalls), similar to as shown for

Level B1 Alternate 4: ADD floor drains under each washer / dryer in the 46 apartments Alternate 5: ADD for gas fired ranges and exhaust hoods in each of 46 apartments Alternate 5A: ADD for gas grill hook-ups at all of 46 apartment balconies (assumes Alternate 6 is

accepted) Alternate 6: DELETE for installing carpet ($30 per square yard) in lieu of wood floors in all

apartment bedrooms Alternate 7: DELETE for 5 -6 reduction in building height by reducing floor-to-floor heights as

follows:Reduce 5thfloor height by 1-6 to 12-6

Reduce 6thfloor height by 1-0 to 16-0Reduce floors 7, 8 and 9 by 1-0 to 10-9 each

Alternate 8: DELETE individual metering at ground floor lobby and to provide sub-metering of 46apartments at 7th level

DIVISION 2 Sitework Demolition and removal of existing commercial building Survey and potential removal of existing foundation substructure elements Temporary sidewalk and traffic lane closures including pedestrian protection and fees to City Shoring and pile system as required by soils conditions for excavation of garage (located within

property line) One new curb cut along Market Street per City of Denver Street Standards Hardscape improvements and street furniture at pedestrian areas, including new bulb-out at

corner of 16th and Market Streets New fire hydrants as required Fire line to building fire sprinkler riser Excavation of two level basement parking garage and haul (verify whether existing building

contains basement before determining demolition, excavation, and haul costs. Four inch thick 4000# psi concrete sidewalks with trees and landscaping per City of Denver

streetscape standards Specialty paving (granite) repair/replacement along 16th Street as required by the City of Denver /

RTD New street trees per City of Denver standards

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Irrigation system to support all new landscaping Foundation waterproofing below grade Potential dewatering if recommended by pending geotechnical investigationDIVISION 3 Concrete Deep foundation system shall consist of cast-in-place concrete piers as recommended by pending

geotechnical investigation. Stair cores and elevator cores will be founded on a thick mat over a

group of several piers to distribute lateral forces into the ground. Foundation elements shall contain fly ash conforming to ASTM C618 Class F not exceeding 20% of

cement content by weight. Mix design submittals can be separated for MR credit for LEED-NC2009 rating at request of contractor.

Post-tensioned concrete slabs shall be 5000 psi concrete. 6000 psi post-tensioned concrete beams will be required to act as transfer girders to carry gravity

loads where misaligned columns do not stack. 6000 psi columns will vary in size from 24x24 square to 18x36 rectangular and will be cast in

stages. Area of longitudinal mild steel reinforcing will vary from 3% to 6% of gross cross sectionalarea of column.

Two-way post-tensioned shall be constructed with 16deep beams and 10 slabs(8 at apartmentlevels). Step in slabs will occur at locations that function with architecture and construction

sequencing. Column capitals are not required. Concrete mix for post-tensioned slabs may or may not be specified to contain shrinkage

compensating cement conforming to ASTM C845. Otherwise, standard Portland cement shallconform to ASTM C150.

Concrete mix designs shall contain aggregates harvested within a 500 mile radius of project site toconform to MR Credit for LEED-NC v2.2 rating.

Steel strands shall be diameter unbonded tendons conforming to ASTM A416. Typical strandsin slabs shall be draped in a parabolic pattern, while strands in transfer girders shall be harped.

Inset, sloped concrete balconies (decks) per plans. Irregularities in slab surface such as slopes todrains, recesses at thresholds, and shallow depressions for finished flooring will be achieved withsubsequent pours and not cast with the post-tensioned slabs.

Slab on grade at lowest level of Parking Garage shall contain welded wire fabric and mildreinforcing at re-entrant corners.

Chemical admixtures will be specified to enhance durability of slabs exposed to weather. Cast-in-place concrete stair and elevator cores (2-hour rated)DIVISION 4 Masonry Stone flooring: Limestone or similar 18 x 18 at Lobbies. Synthetic stone (quartz) thresholds at apartment entry doors and bathroom doors Synthetic stone (quartz) countertops: 1 material, with apron at all public restroom and apartment

vanities Synthetic stone (quartz) material at residential countertops Full brick veneer as shown on elevation and wall section drawingsDIVISION 5

Metals

At exit stairs: Steel stairs with concrete filled treads and landings; 1 diameter tube steelhandrails and 4 x 4 mesh guards

Ornamental galvanized steel railings with tempered glass infill at all apartment balconies Structural steel framed entry canopies with ornamental stainless steel trim at four locations on the

ground floor: office entry, apartment entry, and restaurant entries. Miscellaneous steel frames at masonry veneer relief support Cold-formed light gauge steel studs with bridging accessories at typical exterior wall envelope.

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DIVISION 6 Wood & Plastics Blocking as required in metal framing and framing in Architectural Woodwork. Substitute sheet

metal blocking at Contractors option Architectural woodwork: Trim throughout Lobby space, FSC certified stain grade hardwood Residential cabinets and countertops at apartments Stain grade hardwood built-in millwork shelving, rods and cabinets at all apartment units (FSC

certified) Formwork may or may not be required to be certified by Forest Stewardship Council (FSC) for MRcredit toward LEED-NC 2009 rating.DIVISION 7 Thermal & Moisture Protection Waterproof basement foundation walls at parking garage: Rubberized vinyl sheet goods with

protection board and drainage membrane Waterproofing membrane: Rubber sheet goods: Interior type at all apartment bathrooms (for thin

set ceramic tile application at apartments); Exterior type at all exterior walk-able roof terraces(thickset ceramic tile application)

Sound isolation underlayment at all apartment and office level floor areas where carpet is not used. Roof material will be 60 mil EPDM adhered membrane, white. Roof insulation system consists of 6" minimum sloping polyisocyinurate rigid insulation to internal

roof drain system Sheet metal flashing: minimum 24 gauge galvanized per SMACNA recommendations Interior and exterior caulking and sealants per industry standards R- 21 fiberglass batt insulation in 6 metal stud framing at exterior walls Sound attenuation blanket: In all apartment and office room demising walls, including sound

caulking 5 mil acoustic sheet membrane at all hard surface floors in apartments Moisture-proofing wrap at exterior skin system Continuous 2 rigid insulation, moisture barrierat faade masonry veneer Individual unit balconies: Porcelain ceramic paver system over waterproofing membrane Firesafing at perimeter of floor slabs / exterior skin and other vertical penetrations Fiber cement board finish system: American Fiber Cement Corporation Natura faade rain screen

system (or approved equal), moisture barrier per manufacturer recommendations

DIVISION 8 Doors & Windows Hollow metal doors and frames in back of house areas Fully welded hollow metal frames with applied wood casing and solid core hardwood doors at

individual apartment unit entries and all internal apartment doors all 7-0 height Gliding barn doors in surface-mounted overhead track at apartment unit bathrooms- translucent

resin panel doors w/ LE Johnson hardware or approved equal Paired louvered doors at apartment closets as shown in plans Paired French aluminum doors and frames at apartment balconies 7-0 height throughout Aluminum storefront door and window system at lobby level entries and at rooftop lobbies 8 galvanized aluminum and glass entry doors at apartment, office, restaurant, and retail entries Remote control entry clickers to be used for residents to gain access to garage Curtain wall system at apartment levels: 1" O.A. glazing; single seal with 1/8" cardinal 172 low-E

annealed glass on outside lite; 1/8" clear annealed inside lite. Alternate: 1" 0.A. single seal w/ 1/8"PPG Solex annealed and 1/8" cardinal low E. Spandrel panels where shown in elevation.

Builders hardware to comply with ADA guidelines, electronic card-key locks at guestrooms to befurnished by Owner, installed by Contractor. Automatic door bottoms at all apartment entry doors.

Fully glazed aluminum movable glass wall at 5th level rooftop amenity Roof hatches as required. Tempered glass translucent partitions in bathrooms as indicated on plans.

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DIVISION 9 Finishes

ROOM: FINISH:Office andResidentialLobbies atGround

Floor:

Floor: Honed Limestone w/ hardwood accentsBase: Stone consistent with flooringWalls: Painted drywallCeiling: Painted drywall plus allowance of $50 per SF for decorative

elementsMolding: Stain grade hardwood trim

ElevatorLobbies:

Floor: Limestone [18 x18, 2-color pattern, thin set] or terrazzoBase: 6 stain grade woodWalls: Painted drywallCeiling: Painted drywall

ExteriorBalconies &roof decks

Floor: Liquid applied deck coating (traffic topping) over sloped concreteRailings: Glass and ornamental railings

TypicalApartmentUnit

Floor: 6 wide maple or better wood flooring over sound isolationmembraneBase: Flat profile 6 stained woodWalls: Painted drywall, level 4 finishCeiling: Painted smooth skim-coat; painted drywall at soffited areas

TypicalApartmentKitchen

Floor: 6 wide maple or better wood flooring over sound isolationBase: Stain grade hardwoodWalls: Painted drywallCeiling: Painted drywallCountertops: Solid surface w/ waterfall edge, undermount sinkCabinets: Frameless stained wood

Flat panel base cabinet (wood or semi gloss laminate)Frosted glass upper cabinets

Other: Low voltage under cabinet lightingporcelain tile backsplash48 Gas range with stainless steel hood

TypicalApartmentBath

Floor: Porcelain tileWalls: Porcelain tileShower: Frameless glass shower enclosures

TypicalApartmentCorridor

Floor: CarpetBase: Stained hardwoodWalls: Painted drywall

Ceiling: Painted drywallMolding: Stain grade chair rail

Restaurant,Office andRetail

Contractor to complete code compliant warm white boxTenant finish by others

Demising walls and corridor walls at apartment levels include 3-5/8 metal studs, one layer 5/8gypsum board over resilient channels one side, two layers other side, 4" sound attenuation blanket;acoustically caulked; offset electrical boxes.

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Walls within individual dwelling units will consist of 3-5/8 metal studs with 5/8 drywall on eachside and sound attenuation blanket.

2-hour shaft wall liner at vertical mechanical shafts w/ C-H studs Ceiling finish will be drywall in kitchens, bathrooms and individual unit entry foyers; smooth

plaster parge coat over exposed concrete elsewhere Typical drywall finish to be Level 4, smooth finish, flat sheen Hard wood flooring (6 wide maple or better in all dwelling units with painted wood base Wall tile in bathrooms to 4'-0" A.F.F. at toilets and lavatories, full height at showers Pre-manufactured watertight shower pans to receive porcelain tile finish at residential units Latex paint (typically 3-coats), Non-VOC Rated bathtub / shower walls: 1 layer Type X drywall behind tub/ shower, plus 2nd layer of

cementitious board (Wonder- board or Dur-rock) at all tile/stone surfaces. VCT floor tile over sound protection underlayment at back of house kitchens and bathroomsDIVISION 10 Specialties Knox box for Fire Department access Louvers and vents Mailboxes - 1 per apartment unit, ganged in lobby location Fire Extinguishers and cabinets. Provide fire rated assemblies in fire-rated wall systems Smoke vents at tops of elevator and stair shafts Electronic building directory at Apartment lobby Signage allowance Gas fireplaces one each at restaurant, and bar, custom application w/ marble surround and hearth Canvas awnings at ground level entrances and windowsDIVISION 11 Equipment One trash chute and one recycling chute, 24 diameter each, stainless steel, 2-hour rated system,

termination at Ground level, ventilator at roof, manually operated, and fire sprinklered. Trash chuteopens at apartment levels only.

DIVISION 12 Furnishings

Residential appliances including 30 electric induction ranges one dishwasher, microwave, andgarbage disposal in each unit. Refrigerator, washer, and dryer supplied by owner (rough-in byG.C.)

DIVISION 13 Special Construction N/ADIVISION 14 Conveying Systems Elevators Passenger / Service: 3,000# MRL traction elevators, 300 fpm Kone or Otis; At least one

per area serviced to meet requirements for evacuation by gurney (sized to accommodate 2x7gurney in horizontal position).

Cab finishes @ public elevators: Allow $25,000 per cab, stainless steel doors and framesDIVISION 15 Mechanical

Heating, Ventilation and Air Conditioning

The basis of design for the project is a water-source heat pump (WSHP) system. A boiler andcooling tower shall maintain temperature in a two-pipe condenser water loop. The heat pumpsshall utilize this loop to either reject heat or extract heat as necessary for space conditioning. Seemechanical plans provided for locations of equipment.

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Apartments will be served using vertical stackable water-source heat pumps. One bedroomapartments will utilize a single stacked WSHP located on the shared wall between the bedroomand living room. Two bedroom units shall include two stackable heat pumps. The basis of designshall be ClimateMaster Vertical Stack TRM heat pump, 3/4 tons. Each heat pump will be equippedwith two unit mounted supply air diffusers.

Provide each heat pump with a factory supplied 7-day digital programmable thermostat.Thermostats shall be stand-alone (not tied into a digital building automated controls system)

The office area shall be fitted to a warm shell condition in tenant areas. Shell areas will beequipped with one 2 ton WSHP per 1000 square feet to maintain temperature at a minimum of 55degrees. The basis of design shall be a ClimateMaster Tranquility 16 (TC) series heat pumpinstalled in a horizontal position at the ceiling.

A condenser water loop will be supplied to and circulating horizontally on each floor. This loopwill be located approximately 20 feet from the perimeter.

A complete and functioning HVAC system shall be provided in all core areas, lobbies, commons(corridors), etc. One ClimateMaster 2.0 ton Tranquility 16 (TC) series heat pump shall be installedper every 1000 square feet of finished space.

Provide temperature sensors (except in apartments) with connection to a centralized buildingautomation control system.

All WSHP (except in apartments) shall be connected to the building automation control system. In finished core areas, diffusers shall be two-way slot diffusers, 48 long. Outside air shall be supplied through a dedicated outside air system to each apartment at a rate of

approximately 50 cfm per toilet. A grille will be located above each entry door. Ventilation airwill be supplied continuously to the apartments.

Outside air shall be ducted to the return duct of each heat pump in office (core and shell) areas.Include a balancing damper at each connection to a heat pump in finished spaces. Outside air willbe supplied based on ASHRAE 62.1 requirements.

All outside air for the project will be supplied through a dedicated outside air system using a totalenergy wheel for energy recovery. Exhaust air will be collected from restrooms (office only),commons, and office areas. A supplemental heating coil, as well as direct/indirect evaporativecooling will be included in the ERV.

Stairwell pressurization is required. Provide a utility set fan in the areas shown on the plans. A full and functioning smoke evacuation and pressurization system is required at all floors. Provideutility set fans in locations shown on the plans. Hoistway venting of all elevator shafts is required. All heat pumps will be equipped with a minimum filter rating of MERV 10. Energy recovery

ventilators will be equipped with MERV 13 filters. Entrance vestibules will be temperature controlled, heated, and cooled using separate equipment

for zoning each vestibule. Provide shut-off valves and balancing valves at each heat pump, boiler, coil and each floor. Pumps

to be equipped with shutoff and balancing valves and suction strainers. Diaphragm type expansion tanks are required for all hydronic systems. Service valves are required

for all hydronic equipment; service access is required for all equipment and systems in the Project. Provide ductwork for a restaurant exhaust and makeup air system as shown on the plans. Exhaust

ductwork assumed to be aluminum. Insulation required on ducts in accordance with ASHRAE 90.1-2010. Provide a centralized dryer exhaust system in the mechanical penthouse to serve all apartments All apartment bathrooms and kitchens to be exhausted through the roof At office levels only, in addition to heat pumps installed as part of the core/shell, include one

additional Tee / Shutoff per 1,000.

Plumbing All domestic water is piped in Type L copper. Sewer and vent be cast iron using "no hub" fittings. Utilize Sol-vent combination vent and waste system throughout project.

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Gas piping to be installed with schedule 40 black steel pipe using galvanized fittings, or welded,X40 black steel pipe.

Provide janitors mop sinks at every floor. Electric water coolers to be provided adjacent to restroom bank on each floor of the office

building. Four (4) domestic water booster pumps (lead/lag) will be provided to supply domestic water to the

low rise and high rise portions of the building. A hot water recirculating system will be provided to the apartments to provide instantaneousaccess to hot water. An electric hot water heater will be provided at the restrooms for each floor of the office building. Shock arrestors are required in the form of air chambers at all faucets or through the use of specific

shock arrestors at risers and fixture groups. Restroom Fixtures (Apartments): American Standard tank style water closets, in-counter white

porcelain sinks, and nickel plated faucets. Tub/shower to be Powers Series 900, Biltmore mixingvalve with pressure balance control, and integral shut-off valves, 2.5 gpm shower head

Restroom Fixtures (Office/Lobby): 1/8 gallon per flush urinals with infrared battery-operatedsensors, dual-flush (Sloan Eco) wall-hung toilets with battery-operated infrared sensors, and lowflow infrared operated lavatories.

All hose bibs will be provided with a built-in, approved anti-siphon device. Provide a hose bib ateach exterior wall of the building, on each roof level, and in the loading dock area at the alley.Provide freeze protected, secured, water outlets at all areas accessible to the public.

Provide insulation on all domestic hot water lines to reduce thermal losses, and cold water lines, inthe Basement, and rainwater drain lines, to prevent condensation.

Provide natural gas piping to two ventless gas fireplaces in the Hotel Lobby and Restaurant. Drains and sand-oil interceptors at Parking Garage. Provide grease interceptor(s) as requiredFire Protection

A full and functioning fire sprinkler system is required in accordance with NFPA 13. Contractor tocarry costs for shop drawings stamped by a licensed Professional Fire Protection Engineer. Provide

the fire sprinkler system, riser connections on each floor, and all hose valve connections asrequired by the City of Denver. Flow and tamper switches for zoning each floor. Provide elevatormachine rooms' sprinkler head with key switch, guestrooms, lobby, restaurant, service area,corridor sprinkler heads, linen chute protection, kitchen exhaust duct/enclosure protection, andexposure heads, as required.

Exposed sprinklers heads are required to be "rapid response" type; provide sample for selection,and approval by the Owner. Concealed heads at all public areas, including corridors, and inguestrooms, unless horizontal style heads are used. Provide button style heads at all locationsallowed by code.

Provide sprinklers required in exhaust ducts from kitchen, and for fireplace flue and enclosure. Provide either a water storage system, or connection to a second water source as required by the

City of Denver, if required, to satisfy the requirement for an emergency water source.

Provide complete water pumping system with all required components for normal and emergencyoperation, including listed and approved electric control panels, pumps, testing and flowmeasuring devices, backflow preventers, water meters (if required), to meet all requirements forintegration into the life safety system.

Stand pipes at each stair tower Use side-throw heads to greatest extent possible within apartments Provide external sprinkler heads as required for exterior appurtenances such as the entry canopy,

sunshades and roof garden structures.

DIVISION 16 Electrical

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Power Distribution

Complete and operating systems for all areas shown on the drawings, including but not limited to:emergency generation equipment, extension of electrical service from electric vault to main switch,metering equipment, distribution switch board (s), electrical distribution system, all lighting andpower systems, fire alarm system, life safety system. Including graphic panel for system indicatinglocation of equipment, elevator power, extension of emergency power and transfer system,

transformation equipment, dimming control system for bar and restaurant, conduit system fortelephone system, conduit for guest room & condominium TV cable and signaling system, conduitfor parking control system, conduit for access control system, and all required wiring for integrationof fire protection system into the operation of the facility, all in accordance with the requirementsof the City of Denver, and all State of Colorado, Federal statutes, and the latest adopted edition ofthe National Electric Code.

All electrical supplies and equipment will be in conformance with all required UL, NEMA, andcode listing marks.

The facility shall have one electrical service entrance and three vault-mounted utility transformers.The utility transformer vault shall be underground or at street level. The vault will be a minimum of35Lx22Wx18H with blast walls between each transformer. Provisions need to be made to accessthe vault from the street or from above to change out a transformer if that becomes necessary. Xcel

Energy Corporation supplies and sizes the transformers. The transformers are sized such that anytwo can support the entire load. This allows for servicing the transformer installation withoutcutting power to the facility. The vault must be built per Xcel Energy Corporation standards.

The service entrance equipment shall be located as close to the transformer vault as possible in thelower level parking garage. The electrical service will be approximately 5000A at 277/480V, 3-phase, 4-wire. The main electrical service will feed a 5000A distribution switchboard at 277/480V,3-phase, 4-wire. The main distribution board shall feed a 400A branch circuit for the condo units, a2000A distribution switch board for the commercial portion of the building, a 400A life safetybranch, and a 400A optional standby branch. Acceptable switch board manufactures are, GE,Westinghouse, Square D, Siemens Allis. Local assemblers of switch boards are not acceptable.

The 400A branch circuit to the condo side of the building will feed a 300KVA transformer. Thistransformer will feed a 1200A, 120/208V, 3-phase, four wire distribution switch board for the

condo loads Main 277/480 volt power distribution switchboards and distribution and lighting panel boards shall

be circuit breaker type with copper buses that are properly rated to provide the calculated faultcircuits. The local utility will be contacted for the fault current values of the secondary of the utilitytransformer. All power distribution panel boards shall be supplied with separate equipmentground buses and 100% neutral buses. All power distribution equipment shall be required tohandle the actual specified and projected loads plus 10 percent spare load capacity. Distributionpanels are required to accommodate circuit breakers for the actual calculated needs plus 10percent spare circuits that will be equivalent to the majority of other circuit breakers in the panelsystem. Large equipment and most lighting will be connected to 277/480 V, 3-phase, 4-wire withground 60-hertz panel boards and distribution. All areas shall have 120/208 V, 3-phase, 4-wirewith ground, 60-hertz electric service available for general purpose receptacle loads and small

equipment loads. Apartment units shall be fed at 120/208V 1-phase. Power for commercial spaces will be distributed vertically through the building using a

manufactured bus riser. The panelboards will feed directly from the bus way. Facility will have a standby emergency engine/generator. The generator shall feed two separate

branches through separate automatic transfer switches for life safety and optional standby branches.Engine shall be diesel type with residential rated weatherproof sound attenuating enclosure.Engine/generator shall include battery charger, battery warmer, jacket water heater, controls atgenerator, remote generator status annunciator panel, and two transfer switches one for life safetyloads and one for optional standby loads. Life safety loads shall include select elevators, smokeevacuation, stair pressurization fans, egress and exit lighting and fire alarm system with associatedcomponents. Optional standby loads shall include intercom system, security system, main network

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servers, and telecommunications system. Provisions will be made for connection of food servicerefrigeration equipment to the standby system. These provisions will be spare capacity in thesystem and empty conduit to food service areas.

The building will require a fire sprinkler pump and controls. The fire pump shall be connecteddirectly to the utility transformer.

A K-rated transformer to help handle harmonic loads shall be provided for the first through sixthfloor office areas.

Convenience outlets shall be installed in accordance with NFPA Standard 70, National ElectricalCode, or local code, whichever is more stringent. Convenience outlets shall be installed on the basis of a maximum of 8 duplex outlets per 20-amp

circuit at a minimum of every 50 feet in common corridors and as needed in office areas. Duplexweatherproof GFI receptacles will be provided at exterior locations adjacent to selected doors.Apartments will be provided with receptacles per NEC requirements.

Spare capacity and equipped bus space in the main switch board shall be provided for the tenantbuild out of the restaurant/ bar, the roof bar, and the fitness/spa. Empty conduit sized for the fullcapacity of the switch space shall be provided to each of these areas from the main switch board.

All areas shall have 120/208-volt, 3-phase, 4-wire with ground, 60-hertz electric service available.Duplex outlets shall be circuited separately from the overhead general lighting. All branch-circuitwiring shall consist of copper conductors. Conductors for branch circuits shall be sized to prevent

voltage drop exceeding 3 percent at the farthest receptacle to panel board. All buses, transformer windings, etc., shall be copper unless noted otherwise. All conductors shall be copper. Service entrance conductors shall be aluminum. All lugs and

terminals shall be dual rated for copper and aluminum. Distribution wiring shall utilize type THHN/THWN dual rated wire. Solid or standard copper wire

for No.10 AWG and smaller. Standard copper for size No.8 AWG and larger. Minimum wire sizeshall be shall be number 12 AWG.

Minimum conduit size shall be 1/2 inch. Conduit exposed to weather shall be rigid galvanizedsteel. Conduit installed in slabs on grade or in ground shall be Schedule 40 PVC. All otherconduit shall be thin wall galvanized steel. Short runs (lighting fixture whips, motors, transformers,etc.) may utilize flexible MC cable or flexible metallic conduit connections. MC cable permitted forbranch circuit wiring within condos. Branch circuit wiring in all other areas shall be individual

conductors pulled into a conduit system. Air conditioning and heating loads, pumps and other large motor driven equipment will be fed at

480 volts, 3-phase with ground. All three phase motors shall be provided with single phase sensing relay for equipment shut down

and alarm. Single phase protection shall allow for automatic restart of equipment upon resumptionof three phase power (to be coordinated with motor operational sequence of operationrequirements).

Distribution system equipment will be sized in accordance with actual building system loads andequipment will be located within facility to:

o Minimize distribution system losses.o Ensure the safety of the patrons.o Function within the architectural environment of the facility.

To reduce overheating of the neutral, the neutral of multi-wire branch circuits will be sized at175% of the phase conductors serving computer equipment.

Each apartment unit will have its own separately metered 100A 208V, 1-phase panel board.Meters, transformer and distribution equipment shall be located in the main electrical room (SeeALTERNATES)

Common area loads on floors 7 through 10 shall be served from panel boards separate from theapartment units.

Refer to attached preliminary one line diagram for further electrical distribution information. The minimum acceptable AIC symmetrical rating for 120/208V panelboards is 10,000 RMS. The

minimum acceptable AIC symmetrical rating for 277/480V panelboards is 14,000 RMS. Acceptablepanelboard manufactures are, GE, Westinghouse, Square D, Siemens Allis

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Grounding system will be complete throughout, and include jumping around water meter. Fire alarm system extension will meet NFPA 72 series bulletins, as applicable, in addition to all

local fire codes, NFPA 90A, NFPA 101, NFPA 72 and NFPA 72F, and will be approved by the StateFire Marshall.

Telephone system will be provided by the operator; however electrical contractor to provide andinstall all of the wire for telephone system, and the outlet cover plates. Provide mudrings andmatching cover plates for all telephone and TV outlets.

All control and signal wire that is not in conduit is required to be "plenum rated". Motor starters are required to have H-O-A switches, and pilot lamps, built-in to the cover. Furnishand install all motor starters except for units that are furnished as a "factory package", i.e., the waterchiller, water-cooled and roof-top packaged units, etc., and the domestic booster pump system.

"Non-plenum" rated control and signal wiring is not to be used on the Project; even if the area inwhich this wiring is installed is not used as a "plenum".

In condos, light fixtures are provided at the entryway, kitchen, bathroom (wall mount over vanity)and walk-in closets.

Metering

To comply with LEED measurement and verification requirements all nonresidential areas will bemetered to determine energy usage for lighting and mechanical equipment.

For billing purposes the apartment units will be metered separately. All meters shall connect to a central reporting computer. The system shall be capable of printing

electrical bills based on the metering data for the apartment units. System shall be able to provideelectrical power usage information for the lighting and for the mechanical equipment.

See ALTERNATESLighting: Interior and Parking

Lighting levels shall be designed and calculated based on Illumination Engineering Societymethods. Lighting power density and controls shall meet ASHREA/IESNA 90.1 and LEED NCrequirements. In general, when the space is not in use by the Owner, interior lighting, except that

essential for safety and security purposes, shall be turned off by occupancy sensors and/or lightingcontrol panel.

Fluorescent lighting fixtures with energy-efficient lamps and electronic ballasts will be used forstandard interior back of house lighting.

Lighting equipment selections for all other areas shall be made by others. All building entrances and parking areas will be lighted. Ballasts are to be rapid-start, thermally

protected, voltage regulating type, UL listed and ETL approved. All exterior lighting shall be fullcut off and shall comply with Denver Building Department requirements. Exterior lighting androoftop lighting provided by owner.

The underground parking garage shall be lit with ceiling mounted LED luminaires. Occupancy sensors and/or scheduling controls will be used to reduce the hours that the lights are

on when the space is unoccupied in the condos. Daylight dimming controls or switching shall be

used where daylight can contribute to energy savings. A building wide lighting control system will be used to consolidate the required daylighting,

occupancy sensing, HVAC interface, dimming and mechanical shade operation. The lightingcontrol system shall be capable of interfacing with the A/V system for integrated control of allfunctions.

Lighting systems will be designed to provide appropriate illumination levels within each space inaccordance with IESNA criteria and recommendations. The lighting system for each space withinthe facility will be designed to:

o Provide appropriate illumination levels for the particular environment or task(s) to beperformed.

o Control brightness ratios.

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o Enhance visual comfort.o Reduce direct glare and ceiling reflections.o Accent the architectural details of the facility.o Maximize building occupant safety.

Provide specification grade switches and receptacles with stainless steel cover plates for lightingcontrol mounted on columns or walls by door openings.

Exit and emergency lighting: Emergency egress and exit lighting will be provided in locations perIBC code requirements. Egress lighting shall be connected to life safety branch of emergencygenerator. In areas with dimming systems, egress lighting shall be connected via transfer relays asrequired to be energized at 100% output while in emergency mode. Exit signs shall have LEDamps and shall be connected to life safety branch of emergency generator. Exterior side of egressdoors shall have supplemental weatherproof egress lighting connected to life safety branch ofemergency generator.

DIVISION 27 Communications

Telephone Room Sizing Two (2) Data/Comm Rooms per floor, one (1) Main Room should be sufficient for Data/Comm

distribution. The Data/Comm spaces will be sized for usage.

Telephone, Data, Intercom, CCTV and Security Systems RacewaysRaceways, pull boxes and outlet boxes will be provided for low voltage special systems. All raceways shall include pull string, tagged at each end. All raceways shall have plastic bushings at each end. Raceway pull boxes and outlet boxes will be provided as directed by low voltage special systems

consultant. Cable tray systems and bridal rings shall be covered under low voltage special systems portion of

project. Wiring to be provided for closed circuit security cameras at select locationsDIVISION 28 Fire Alarm and Security

Digital Addressable Fire Alarm System A digital addressable fire alarm system shall be provided in accordance with NFPA Standard 101.

Systems shall be maintained and tested in accordance with NFPA Standard 72, National Fire AlarmCode. The fire alarm system wiring and equipment shall be electrically supervised and shallautomatically notify the local fire department (NFPA Standard 72) or approved central station.Emergency power shall be provided in accordance with NFPA Standard 70, National ElectricalCode and NFPA Standard 72.

System will be fully programmable and addressable. Devices will be placed as needed tocompliment the sprinkler system and to meet minimum code compliance.

Mechanical system duct smoke detectors will be provided. Auto-dial out will be incorporated for notification. All device locations shall meet ADA and local codes. Audio/visual appliances and devices shall be ADA compliant. Fire alarm vendor shall provide fire alarm shop drawings stamped and signed by an engineer

registered in the State of Colorado. Fire alarm vendor shall be responsible for submittal of firealarm drawings to the Authority Having Jurisdiction.

Provide connections necessary for control of smoke evacuation equipment and stair pressurizationfans.

END OF OUTLINE SPECIFICATION

16m outline spec 111022

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