Construction Specifications Of

Construction Specifications of:

OSA MOUNTAIN VILLAGE PHASE I DUPLEX UNITS

The Structure: The design is a strong, light and spacious unit constructed over slab on grade where possible. Interior walls clad with Gypsum and Dens-glass exteriors. The common wall will be double insulated for soundproofing. Interior Walls & Ceilings: Interior wall cladding will be Gypsum. Gypsum walls to be taped and painted with two coats drywall sealer, and two coats neutral satin acrylic paint on walls. Ceilings will be in a flat off white acrylic paint. Bathroom walls and ceilings shall be in gypsum green-board and shall be in a semi-gloss exterior grade acrylic paint for moisture control. Clients of purchased units may choose other colors ONLY WHEN PRESENT AT PROJECT AND BEFORE INTERIOR WALLS HAVE BEEN PAINTED WITH FINISH COLOR, MAXIMUM 3 COLORS WITH INCURRING A CHANGE ORDER CHARGE.

Shower Walls: Will be clad in a “Durock” board over a moisture vinyl shower liner moisture barrier and will be finished with Ceramic tile on 3 sides. Entrance wall to showers will be glass block.

Exterior Walls and Eaves: Exterior walls shall have a wanes coat of Mollejon, (Local Sandstone) to 36” over a “Durock” laminate and moisture barrier membrane, with a finish molding approximately 2 ½ “high and 3”deep. Above which shall be dens-glass wall material with a fine plaster finish. Sealed with 2 coats exterior sealer and 2 coats beige earth tone exterior grade flat paint. The Ceilings: All ceilings will be high and vaulted to allow for natural convection and present a roomy open air feeling. The extended overhangs (eaves) shade the walls from most direct sun exposure, which will further help maintain a comfortable temperature inside the units. Roofing: Roofing structure shall be structural steel tubing with galvanized steel roof tie. Roofing shall be extruded rectangular pre-painted galvanized steel panels in a green color to blend in with surrounding countryside. All roofs will have insulation. Gutters are to be of extruded green galvanized metal.

Good Natural Lighting: Each room has large, ample window openings. This will allow for good natural lighting inside the unit and to take advantage of the natural convection and airflow of the site. The site is at a good elevation and typically has good moderate temperatures year round. Plus good breezes on shore during day and offshore at night. Basic units are designed with extruded aluminum clear single glazed windows. Upgrades to dual glazed, and or vinyl window systems are available as an option on a cost plus basis.

Storage: Each unit was designed to have ample storage space. The bedroom(s) shall have large closet(s) of stained grade doors and face frame with melamine shelving. The bathroom and living room door and closet doors and face frames will be of stained grade cedro. Shelving for closets shall be melamine.

The Kitchens: 1. Kitchen cabinets are to be stained grade Cedar with European hardware consisting of full extension drawer slides and hinges. The kitchen has a full pantry and ample cupboard space.

2. Countertops are to be of granite with a 4” backsplash as a standard. Clients can choose from 8 standard color choices. Optional higher end granite is available upon request on a cost plus basis. A full height back splash is available as an optional upgrade. The sink shall be a stainless steel double sink, with American Standard Cadet single handle gooseneck faucet. Each sink comes standard with a ½ HP disposal. 3. Dishwasher’s can be installed at clients expense, as an extra. Bathroom(s):

Each bathroom shall have a full height linen closet with stain grade louvered door. Vanites shall be stain grade with granite tops, with single lavatory sink. Basic mirror, towel bars and standard accessories are included.

The bathroom sink fixtures are Glacier Bay and the Shower fixtures are American Standard Colony providing a nice clean look.

Interior Doors: The standard interior doors for bedroom and bathroom are specified as stained grade tropical hardwood. Both shall have basic privacy locks Principle entry doors on standard duplex and loft units shall be a sliding glass door. Two & three bedroom units will have wooden entry doors.

Spacious Deck/Patio: Each unit has a large 2.5 meter (8.2’) x 8 meter (26.2’) covered deck /patio oriented as much as possible to take in the natural beauty of the site. Standard flooring material is porcelain exterior non slip tile. Where units require deck to be elevated, decking will be of plantation grown pine treated to withstand elements with ecologically-friendly treatment. Flooring: The standard flooring material will be a moderate range Ceramic tile that can be upgraded to natural stone, porcelain.

Ceiling Fans: The standard unit shall have ceiling fans, with either wall- mounted speed control and light kits or remote control units. Customer may choose other style and makes if they do not exceed standard cost. Otherwise said changes will be on a cost plus basis for the difference.

Lighting Fixtures: Ceiling fans with light kits in bedroom & living room. Ceiling fans are offered on the deck as an upgrade. Recessed 3” spot lights over kitchen and counter area. Exterior sealed sconce wall lighting at entry deck and entry door. The bathroom will have a circular sealed ceiling mount unit as well as a wall-mounted vanity light over sink as well as ceiling exhaust fan with light. OPTIONAL UPGRADES:

Air Conditioning: Is offered as an upgrade for those rare occasions when the ambient temperature can be a bit uncomfortable to some folks.

End end end