Construction Rules & Regulations Last Updated: June 2016
Dear Tenants and Contractors:
We have prepared the following Construction Rules and Regulations to assist tenants and contractors working at 345 California Center. It is our goal that these guidelines will facilitate communications and promote a positive relationship between building management and contractors.
We urge you to become thoroughly familiar with this document. Your cooperation and compliance will help to maintain the high standards of workmanship for which our building is known.
In our continuing effort to improve the tenant improvement construction process, we welcome your comments and suggestions. We appreciate your cooperation and welcome your participation with the team at 345 California Center.
Michael S. Murphy Mary Beth Sutphen General Manager Construction Manager
Tim Danz Valeria McLean Chief Engineer Property Manager
345 CALIFORNIA CONSTRUCTION RULES AND REGULATIONS
TABLE OF CONTENTS
Directory ...... 1
Project Documentation ...... 3
Certificate of Insurance Requirements ...... 4
General Rules for Contractors ...... 5
Acknowledgment Letter ...... 13
Electrical ...... 14
Mechanical ...... 17
Fire Protection ...... 22
Plumbing ...... 24
DIRECTORY
Building: 345 California Center 345 California Street San Francisco, California 94104
Owner: 345 California L.P. 345 California Street, Suite 475 San Francisco, California 94104 Tel: 415-434-7747
Manager: Cushman & Wakefield of California, Inc. 345 California Street, Suite 475 San Francisco, California 94104 Tel: 415-434-7747 Represented by: Michael S. Murphy, General Manager [email protected] Tim Danz, Chief Engineer [email protected] Valeria McLean, Property Manager [email protected]
Construction Manager: Cushman & Wakefield of California, Inc. 201 California Street, San Francisco, California 94111 Tel: 415-268-1355 Represented by: Mary Beth Sutphen [email protected]
Architect: Fee Munson Ebert 500 Montgomery Street San Francisco, California 94111 Tel: 415-434-0320 Represented by: Anthia Wong-Short [email protected]
Mechanical Engineer: Amit Wadhwa & Associates 870 Market Street, Suite 846 San Francisco, California 94102 Tel: 415-788-9999 Represented by: Amit Wadhwa [email protected]
Electrical Engineer: Cammisa and Wipf 32 Page Street 1 | P a g e
San Francisco, California 94102 Tel: 415-863-5740 Represented by: Bob Boyd [email protected]
Structural Engineer: Eugene Tuan & Robinson 221 Main Street, Suite 860 San Francisco, California 94100 Tel: 415-957-2480 Represented by: Eugene Tuan [email protected]
Building Automation System: Johnson Metasys 21270 Cabot Blvd Hayward, CA 94545 Tel: 925-580-9267 Represented by: Matthew M Dreher [email protected]
Life Safety: Johnson Controls, Inc. 21270 Cabot Blvd. Hayward, CA 94545 Tel: 510-600-5175 Represented by: Andrew Aguero [email protected]
Wireless Pneumatic Thermostats: Cypress Envirosystems 2890 Zanker Road, Suite 207 San Jose, California 95134 Tel: 415-686-5596 Represented by: David Roberts [email protected]
Cable and Wire Management: IMG Technologies, Inc. Three Embarcadero Center San Francisco, California 94111 Tel: 888-464-5520 Represented by: Mark Quinzon [email protected]
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PROJECT DOCUMENTATION
Prior to the commencement of work, the following documents shall be delivered to the Construction Manager: __ Two full sets of submittal drawings for Owner’s approval
__ Contractor’s certificate of insurance evidencing insurance as described on page 4
__ A complete list of proposed contractors, subcontractors and suppliers for Owner’s approval
__ Original of all required building permits
__ MSDS’s for all hazardous materials to be used on the project
__ A job schedule of the work to be accomplished, detailed by trade
__ Names and phone numbers (including emergency phone numbers) of authorized representatives of contractor and subcontractors
__ Letter acknowledging receipt of Construction Rules and Regulations
Upon completion of the work, the following items are to be forwarded to the Construction Manager: __ One full set of as-built drawings, one set of as-built CAD diskettes
__ Job card(s) signed off by applicable inspectors
__ One set of final air balance report (if applicable)
__ Notarized final unconditional lien releases from general contractor and subcontractors
__ Product data cut sheets for any nonstandard item
__ Warranties and manuals for installed equipment
__ Certificate of Substantial Completion signed by tenant’s architect
__ Statement of project hard costs and soft costs
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CERTIFICATE OF INSURANCE REQUIREMENTS
Any construction company performing work at the Building must have a certificate of insurance on file with Building Management which will remain valid throughout the duration of contractor’s project at the Building. Please make sure the standard Acord form 25-S, Certificate of Liability Insurance, is accompanied by form CG20-11-11-85. These standard forms should be completed in accordance with the information and limits of liability stated below:
Certificate Holder: Cushman & Wakefield of California, Inc., 345 California Street, Suite 475, San Francisco, California 94104
Additional Insureds: Cushman & Wakefield of California, Inc. and its Affiliates, 345 California L.P., Metropolis Investment Holdings Inc., 345 California Street Commercial Condominium Owners Association, and Massachusetts Mutual Life Insurance Company as additional insureds.
Coverage:
General Liability: $5,000,000 per occurrence combined single limit bodily injury and property damage
Workers’ Compensation: As required by law
A waiver of subrogation is required from the Workers’ Compensation Insurer. Please note that these policies shall not be canceled or modified without thirty days’ written notice of such cancellation or modification provided to Certificate Holder.
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GENERAL RULES FOR CONTRACTORS
CODE REQUIREMENTS/ INSPECTIONS Contractors shall comply with all applicable laws, codes, statutes, rules and regulations pertaining to performance of the work.
The contractor is responsible for scheduling any required inspections. A copy of all inspection reports and/or notices of correction shall be submitted to the Construction Manager promptly. In the event that the contractor is notified of any violations of codes by the jurisdictional authorities or by the Construction Manager, then the contractor shall correct such violation in a timely manner.
INSURANCE Contractors, at their sole cost and expense, shall maintain insurance as defined on page 4 of the Construction Rules and Regulations and any other insurance as required by law while performing work at the Building. Contractors shall furnish to the Building Office a certificate evidencing such insurance, as described on page 4.
BUILDING STANDARDS/PLAN APPROVAL All work shall be performed in accordance with plans that have been approved in advance by the Construction Manager. Contractors shall not deviate from approved plans and specifications without prior written approval from the Construction Manager. Only materials and installations which have been designated as building standard in the attached Building Standard Specifications or specified on construction documents approved by the Construction Manager shall be used at the Building.
WORK HOURS/AFTER HOURS ACCESS Normal building hours are from 8:00 am until 6:00 p.m. Monday through Friday (except scheduled building holidays). Any work performed outside of normal building hours must be scheduled with at least 24 hours’ notice to the Building Office. Tenants shall submit written authorization to the Building Office approving access for the contractor for specific locations, dates and times. Contractors will not be provided access without this prior written authorization from the tenant to the Building Office. These authorizations are kept on file with the Security Department after normal business hours.
ELEVATORS/LOADING DOCK Loading Dock Tools, equipment and construction materials shall be brought into the building through the loading dock entrance on Pine Street between Battery and Sansome Streets. All contractor and subcontractor employees must sign in and out with the Security Department at the loading dock. All contractor and subcontractor employees must wear a visitors badge when working in the Building. Use of the loading dock is provided on a first come, first served basis. There is a 20-minute time limit on the loading dock during normal building hours.
Any extension of this time limit or use of the loading dock after normal building hours must be arranged in advance with the Building Office. The loading dock is for the purpose of loading and unloading only. Parking on the loading dock cannot be permitted.
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Elevators The freight elevator is available for delivery of construction materials, removal of equipment, tools and refuse and for access to construction floors by contractors’ employees. Passenger elevators shall not be used by contractors’ employees or other construction related workers. Use of the freight elevator is restricted to small, non-construction related deliveries and transportation of personnel to construction floors Monday through Friday between 6:00 am and 6:00 pm. The freight elevator may not be used for any stocking or hauling out during these hours.
Reservation of the freight elevator may be scheduled for deliveries, stocking, haul-out and moves between 6:00 pm and 10:00 pm and 1:00 am and 5:00 am Monday through Friday and all day Saturday, Sunday and holidays. Priority use must be arranged through the Building Office with no less than 24 hours’ notice.
Priority use provides the contractor priority, but not exclusive, use of the freight elevator. Other contractors’ employees shall be provided access to construction floors. Deliveries and haul-out by contractors without priority use reservations will not be permitted during another contractor’s priority use period.
ACCESS Access to mechanical, electrical or telephone rooms may be obtained by contacting Building Management.
Access to areas outside the tenant construction area must be arranged in advance with the Building Office. Work requiring access to other tenant spaces must be done outside of normal working hours, and notification to the Building Office should occur at least one week in advance. Building Security will be scheduled to accompany contractors at all times through other tenant spaces. The cost for this security service will be invoiced to the tenant employing the contractor. Ceiling tiles or any other alterations to other tenant spaces and common areas must be restored to normal condition on a daily basis prior to normal business hours.
NOISE Noise must be kept to a minimum and must not disturb building tenants. The use of power fastening equipment, installation of carpet tack strips, concrete sawing or any other noisy processes should be scheduled between the hours of 6:00 PM through 6:00 AM, Monday through Friday, anytime weekends and holidays unless other arrangements have been made in advance with the Construction Manager. Building Management reserves the right to stop any work that is excessively noisy. Contractors’ personnel shall not use radios while at the Building.
ODORS/HAZARDOUS MATERIALS Work generating fumes or odors (such as painting, welding, gluing, etc.) is subject to the approval of the Construction Manager. If such work is approved, it must be performed after normal building hours and must be scheduled in advance.
When available, exhaust fans will be operated to assist with control of offensive fumes. Advance arrangements should be made through the Construction Manager.
Any use of hazardous materials within the facility must be approved in advance and in writing by the 6 | P a g e
Construction Manager. All materials shall be used in accordance with applicable codes, ordinances and generally accepted guidelines or standards. Material Safety Data Sheets shall be properly posted for each substance along with any other signage required by law, code or statute. Proper disposal of hazardous materials is the responsibility of contractors. Contractors shall not dispose of any hazardous chemicals, paints, thinners, etc. into any building drain system or the building trash compactor. Storage of hazardous materials cannot be permitted in or about the Building.
Small quantities of asbestos have been identified in some samples of vinyl tile mastic from the Building. No existing vinyl tile is to be disturbed without prior consultation and approval from the Construction Manager.
Use of any asbestos-containing materials, including mastics, is strictly prohibited.
PROTECTION Contractors shall use only carts and hand trucks equipped with rubber wheels and bumpers. Pallet jacks are not permitted beyond the loading dock. Contractors are required to use self-adhesive clear polyethylene film, corner guards and masonite to prevent damage to corridor walls and floors.
Walk-off mats shall be in place at every exit within the work area and at each elevator on full floor projects. These mats shall be maintained, kept damp where required to control dust, and vacuumed as necessary to eliminate tracking dust and debris out of the work area.
Sprinkler heads, escutcheon rings, speakers, exits signs, strobes and smoke detectors must be protected from damage and paint over-spray. If any life safety device needs to be disabled, arrangements must be scheduled with at least 24 hours’ notice to the Building Office.
Air filters in main supply fans may be inspected prior to start of work by the Construction Manager in his discretion. If a project causes air filters to clog as a result of construction, the tenant will be billed for filter replacement and cleaning. Tenants are responsible for any damage to building finishes or property caused by their contractors.
CLEAN UP Dust created by construction work must be controlled and contained within the space in which the work is being performed.
Common areas on multi-tenant floors must be kept clean at all times; contractors must provide continuous cleaning as necessary. If additional janitorial service is required in common areas, the tenant employing the contractor will be billed for the cost. Upon completion of the work, the contractor shall coordinate final cleaning of the work area (and any other affected areas) with the building janitorial contractor or another janitorial contractor approved by the Construction Manager and /or Building Office. Construction laborers will not be permitted to perform final construction clean-up. Final construction cleanup specifications are as follows:
Office Area: . Clean all perimeter windows from the inside . Clean all window sills and frames . Clean all partition glass from both sides . Remove paint from hardware 7 | P a g e
. Clean all doors and door frames . Clean all door hinges . Remove any paint spots from hinges . Clean all baseboards . Clean all light switches and thermostat boxes . Scrub and seal all VCT floors . Clean all millwork from the inside and the outside . Insure that all millwork is free of fingerprints or streaks . Dust/clean ceiling diffusers . Dust all light fixtures as needed . Clean all overhead exit signs . Clean inside fire extinguisher cabinets . Remove any spots from new carpet . Vacuum entire carpet . Clean all elevator doors . Clean all elevator tracks . Clean railing if there are any . Check walls, some walls might need dusting
Restrooms: . Clean doors, door frames and hinges . Dust overhead vents . Remove paint from hardware . Dust and wash all tile walls . Clean all partitions
. Clean all mirrors . Clean sinks and counter sink . Clean pipes under sinks . Clean all urinals and toilet bowls
Stairwells: . Clean doors, door frames and hinges . Dust vents . Dust rails . Sweep and mop stairs and landings . Spot clean doors
All equipment and materials installed shall be thoroughly cleaned and free from construction debris upon completion of the project.
WATER SUPPLY Water is available from janitorial sinks located in the freight elevator lobbies on floors 5, 11, 18, 25 and 32. Access to these floors can be arranged through the Building Office.
SALVAGE The following items should be salvaged and given to the Building Office for future use: 8 | P a g e
Any compact fluorescent lamps found in existing building down lights
Life safety devices such as speakers, strobes, pull stations and sprinkler heads
Door hardware including locks, cylinders, hinges, door stops and related devices
Electrical equipment such as wall switches, motion sensors, wall receptacles, circuit breakers, above ceiling cable whips and connectors for 277 volt lighting and any specialty non-standard lighting fixtures. Existing building standard light fixtures shall be stripped for salvage parts (ballasts, lamps, sockets and thermal protectors) and then may be discarded by contractor.
The following items should be presented to the Building Office for a decision as to salvaging:
Plumbing fixtures and hardware Electrical appliances Built-in cabinets and shelving
No item, not even if identified as trash, shall be converted to personal property or removed from the premises without written permission from the Construction Manager.
TRASH REMOVAL Trash should be removed between 6:00 pm and 10:00 pm and 1:00 am and 5:00 am Monday through Friday or any time Saturday, Sunday and holidays via the freight elevator only. Contractors must schedule elevator use for debris removal as necessary. Contractors must use masonite while transporting trash through common areas and corridors.
Contractors may not use existing building trash storage containers or the main trash compactor. The Building Office will arrange a debris box for the contractor’s use with at least 24 hours’ notice. One debris box may be present at a time in the loading dock from 6:00 p.m. through 6:00 a.m. Monday through Friday or anytime Saturday, Sunday and holidays. The cost of the debris boxes will be charged to the tenant employing the contractor.
SAFETY/SECURITY It is strongly advised that contractors submit a building/project-specific safety program outlining company safety policies and procedures.
Contractors shall notify the Construction Manager prior to welding on the premises. A fire watch is required whenever welding is performed. The person performing the watch must remain within the area for at least one hour after the completion of any welding or cutting operation.
All work that may cause a smoke detector to activate (such as welding, sawing, cleaning of dust laden areas, carpet taping, etc.) shall be coordinated through the Building Office, which will arrange to have smoke detectors disabled by building engineers. Tenants may be invoiced for the engineering labor necessary to disable smoke detectors. Contractors shall not bag nor remove smoke detectors at any time. If spray painting is to be conducted in areas near smoke detectors, the Building Office will arrange to have detectors removed by building engineers. The tenant and its 9 | P a g e
contractor will be held responsible for false alarms within the construction area whenever contractors are present.
Fire sprinkler work must be coordinated in advance through the Building Office. The Building Office will arrange for system drain and refill as required for construction. Contractors shall not operate fill and drain valves. One drain and refill operation may be conducted daily for the sprinkler system. The draining process will take place at 7:00 am each weekday, followed by the afternoon system refill at 2:15 pm. Sprinkler drain downs will not be provided at any other times. During the times that floor sprinkler systems are out of service, contractors will at no time leave the floor unattended. Tenants may be charged for the cost of engineering labor to drain and refill the system.
All life safety and fire sprinkler systems must remain fully operational outside of normal working hours unless previously arranged through the Construction Manager.
Contractors shall be responsible for supplying fire extinguishers in quantities required by code during the construction or maintenance project. Contractors shall maintain these devices properly, and each extinguisher shall display a current fire department inspection tag. If a Building fire extinguisher is discharged, the contractor must notify the Construction Manager to arrange for recharging. The cost of unit recharge will be billed to the tenant.
Contractors are to lock entry doors, conduct a thorough safety and security check, and turn off all lights within the work area at the close of business each day.
LIFE SAFETY Disabling and enabling of the various life safety zones under construction will be done once daily upon request. At 6:00 am, engineers will disable all previously requested zones and will re-enable them at 3:45 pm each workday (unless arrangements have been made in advance, and in writing, for extended multi-day shutdowns.)
No life safety systems will be tested without the involvement of the engineering department. Johnson Controls is not authorized to perform LSS testing without the assistance of a building engineer. Please submit written requests for LSS testing to the Building Office no less than 48 hours in advance of the scheduled testing. Testing which will disrupt other tenants’ operations (i.e.: elevator recall, strobes or alarms) so must be performed after normal working hours. The tenant will be charged for the engineering overtime.
HOT WORK POLICY All welding, soldering, brazing, and spark-inducing work must be approved by the Engineering Department and processed through 345’s Hot Work Permit Program.
CORING Cutting or coring in walls or slabs requires prior authorization and scheduling through the Construction Manager and must be performed after normal building hours. Coring or cutting operations must not diminish the structural integrity of the Building.
PENETRATIONS Any penetrations through ceilings, floors or rated walls are to be sealed promptly using approved sealants to insure the integrity of the existing fire rating. Foam type aerosol sealants shall not be 10 | P a g e
used.
LABOR RELATIONS Any and all work performed by contractors shall be performed in a manner as to avoid any labor dispute which could result in a stoppage or impairment of work, deliveries or any other services to the Building.
SYSTEM CONNECTIONS AND INSPECTIONS
Contractors shall not connect to any building mechanical, electrical, sprinkler, life-safety or security system unless specified in the approved construction documents. Proposed connection details must be approved by the Construction Manager prior to start of the work and shall be tested and inspected upon completion. Connections and testing shall be scheduled outside of normal working hours to minimize disruption to tenants. Tenants will be charged for all costs associated with overtime connections, inspections and testing. Contractors shall not shutdown any building system without 48 hours prior notification to and approval from the Building Office.
QUALITY OF WORK All workmanship shall be of first-class quality, using only new materials which shall be in good and usable condition at the date of completion. If any work is found to be substandard or unacceptable by the Construction Manager, in his reasonable judgment, contractors shall promptly make corrections at their expense.
SIGNAGE Contractors may not install any signage for the purpose of advertising. Contractors shall install safety signs, wet paint signs, etc. as required by law and as appropriate to minimize hazards to tenants and employees. Contractors may identify those floors under construction with small signs and provide directions to the field office.
MISCELLANEOUS Work shall be confined to the scope of work area. Public corridors, stairwells, vacant tenant spaces and the loading dock may not be used for the storage of materials or for work space.
Contractors are expected to provide all tools and equipment necessary to complete their work. The Building will not lend tools or equipment to contractors.
Contractors shall maintain premises free of construction debris and personal trash.
Tools and materials shall be maintained in a neat and orderly fashion. When work is taking place in an occupied or visible work area, steps shall be taken to shield the work area when possible.
Water and electric power are provided by the Building. Tenants and contractors shall verify the locations and adequacy of the provided facilities. Tenants should make allowances in the job cost for modification of the facilities if required. Building Management reserves the right to charge tenants for these services.
Smoking inside the Building, including the loading dock, is not permitted. 11 | P a g e
Doors to work areas and suites are to be kept closed at all times. Locking devices may not be defeated. No door or lock set may be taped open or blocked open to provide continuous access. The construction area shall be locked or secured by contractors when they are not present.
If contractors require building staff to perform special services, arrangements must be scheduled with at least 24 hours notice to the Construction Manager. Tenants employing the contractors will be billed for such services according to the current rate schedule listed in the Tenant Handbook. Copies are available upon request.
ENFORCEMENT The General Rules for Contractors will be enforced in the sole discretion of Building Management. If the Building determines that a rule has been violated, the tenant and contractor involved shall immediately remedy the deficiency.
AMENDMENTS Building Management may modify or change the General Rules for Contractors from time to time at its discretion. The revised Rules shall be effective upon written or verbal notification to tenants and contractors.
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ACKNOWLEDGMENT LETTER
The undersigned contractor acknowledges receipt of the 345 California Construction Rules and Regulations and agrees to comply fully. The contractor, also, agrees not to change, expand or diminish the scope of work as approved by Owner without prior written authorization from the Construction Manager.
Company Name:______
By: ______
Its: ______
Date: ______
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ELECTRICAL
I BUILDING SYSTEMS DESCRIPTION
A. Normal Power Distribution
1. The tenant loads in the building are served by main switchboard #1 (4000 amp 277- 480 volt) which is located on basement level 1 (B1). The switchboard main breaker is a 4000A fused bolted pressure switch.
2. Main switchboard #1 serves bus riser 1A (2500 amp) which serves tenant floors 3 through 19; main switch board #4 serves bus riser 1B (2500 amp), which serves tenant floors 20 through 35. The two bus riser feeder breakers are 2500 amp fused bolted pressure switches.
3. Tenant floor power is taken from the respective floor bus riser via a fused bus plug-in unit at 277-480 volt power. The bus plug-in unit serves a 277/480V “H” distribution panel. The “H” panel serves a separate 277-480 volt lighting only panel, supplemental HVAC equipment loads and 120/208 volt “L” panels through dry type step down transformers.
4. The typical tenant floor presently has a 277/480 volt panel “HL” served through a separate auto transformer for 277 volt lighting branch circuits only. No other loads are to be connected to this panel board.
5. The typical tenant floor presently has a 150 amp fused bus plug-in unit serving an “H” panel (225A bus) and two 30 KVA transformers “T” which serve “L” panels (225A Bus). The “L” panels presently have a 100 amp main breaker. (Not all floors are typical.)
B. Emergency Power System
The building has a 1,050 KW - 0.8pf-480Y/277 volt diesel driven emergency power unit “EPU” located on the 2nd floor. This system is dedicated to serving building life safety system loads including alarm sensing and reporting devices, alarm signaling and public address systems, emergency egress and exit lighting, smoke purge and pressurization fans and one elevator in each bank. The emergency power system is not available for tenant loads.
C. Core Electrical and Telephone Rooms
1. Each tenant floor has an electrical riser room and a telephone riser room located in the building core which serves that floor. Both of these riser rooms are stacked vertically throughout the tenant floors. 14 | P a g e
2. Each tenant floor also has two satellite telephone closets, one located on the northeast side of the floor and one located on the southwest side of the floor. There is a three (3) inch conduit from the telephone riser room to each of the satellite telephone closets.
3. Electrical lines are not to be run through the telephone riser.
D. Life Safety System
1. The life safety system is a Johnson Controls AM30/30 addressable life safety system. The head end equipment is located in the Fireman’s Control Center located on the ground floor. A riser system of panels is located within the building core telephone riser room. The life safety system devices on a tenant floor are served from the riser panel(s).
2. The supervision loop should be verified for code compliance on all LSS devices. The life safety system presently has power supplies for strobe devices located on selected floors within the riser system. Each power supply presently serves multiple tenant floors. 3. Provide a life safety system (fire alarm) submittal to the City and County of San Francisco Building Department for review by the Bureau of Fire Prevention per bulletin No. 97-03. 4. ALL strobes to be wall-mounted, ALL speakers to be ceiling-mounted – no exceptions.
II DISTRIBUTION EQUIPMENT
A. All existing distribution equipment is Cutler Hammer (formerly known as Westinghouse). All new equipment must be Cutler Hammer to match. (Exception: transformers)
1. Fused Bus Plug-in Units a. Provide with type RK5 Current Limiting Fuses b. Cutler Hammer #ITAP
2. Distribution Panels a. Copper bus b. With circuit breakers suitable for the available short circuit fault duty c. Cutler Hammer #PRL-3 or #PRL-4 to suit
3. Branch Circuit Panel boards a. Copper bus b. BAB branch circuit breakers c. Provide panel door with flush latch and lock. All locks are to be keyed alike and match the existing panels and keying in the building. d. EATON / Cutler Hammer #PRL-1 e. Panel shall be of the door-indoor design with hinged panel cover. 15 | P a g e
4. Transformers a. 480-208Y/120 Volts b. Dry type with full capacity taps of 2.5%; 2 above normal (FCAN) and 4 below normal (FCBN) c. All new transformers shall be K13 rated or better. d. Cutler Hammer, General Electric or approved equal
B. Equipment Identification
1. The building has an existing lettering/numbering scheme for identifying tenant distribution equipment. A 277/480V panel is identified with the letter “H” followed by the floor designation, e.g. “H24.” A 120/208V panel is similarly identified as L24, L24A, L24B, etc. Follow the existing identification scheme.
2. Provide a plastic laminate nameplate for all distribution panels, transformers, panel boards and all other distribution equipment with name of equipment, voltage, phase and wires. See detail sheet for nameplate requirements including nameplate size, thickness, color, lettering size, engraving thickness, attachment requirements, etc.
3. Provide typewritten panel directory for all panel boards. Include room name and number and name of equipment served. Handwritten panel directories are not permitted.
4. Provide identification on all junction and pull boxes. Identify with system and/or circuit designation. Use a black permanent marker.
5. Provide identification on all conduits entering or leaving an area or room or passing through a wall or floor. Identify with system and/or circuit designation. Use a black permanent marker. Include conduits within electrical riser room.
6. Provide identification on all receptacle cover plates. Identify the electrical panel and circuit servicing the receptacle e.g. L24 #4. Identification markers shall be clear tape with black lettering as produced by the Brother P Touch system or other similar system. Identification tape shall be applied in a consistent manner throughout the space.
7. Provide identification of all life safety system conduits. Concealed conduits shall be clearly marked with the color red for easy identification. All exposed conduit is to be completely red. All other provisions for identification in Section B shall apply to the life safety system.
C. Allowable Tenant Load Capacity:
The allowable tenant load must conform to the tenant lease and shall at no time exceed the following: 16 | P a g e
1. A connected load of one and eight-tenths (1.8) watts per square foot of usable area of the premises at 277/480 volts and five (5) watts per square foot usable area of the premises at 120/208 volts.
2. An electrical demand load in excess of four (4) watts per square foot of usable area of the premises.
3. Electrical Sub-meters – Building standard power meter is the EIG Shark 100B meter with enclosure – NO EXCEPTIONS – Bldg Engineer to assist with commissioning of all new meters.
D. Load Calculations:
1. Provide panel board schedules with each branch circuit load individually identified; include room, description of load and connected load values.
2. Provide a summation of the total panel connected load. Confirm that the connected load does not exceed the allocated values as permitted by the tenant lease.
3. Provide NEC code feeder demand load calculations.
4. Submit the above calculations, for review by Construction Manager, prior to commencement of construction.
E. One Line Diagram:
Provide a complete one line diagram on drawings, from bus riser to panel boards, showing all distribution equipment on the floor. Include all sizes and ratings of equipment.
MECHANICAL
I GENERAL
A. Floors are served by the building central fan systems via high pressure duct loops on every floor. Interior spaces are provided with VAV boxes equipped for cooling only. Perimeter areas are provided with VAV boxes with hot water heating coils fed from a monoflow supply return system. The ceiling space is used as a return air plenum.
B. Building life safety smoke control operates automatically through the building life safety computer control system. The alarm floor will be configured for 100% exhaust airflow. Floors above and below the alarm floor are pressurized.
C. When the number of air outlets or the size of a VAV zone is changed, an air rebalance is required. Two copies of the report shall be submitted to the Construction Manager.
D. Contractor shall check and service all existing air conditioning units, ceiling exhaust fans and VAV boxes being reused to verify that they are in good working condition before 17 | P a g e
reinstallation.
E. Contractor shall remove and replace any existing ductboard/fiberboard ductwork with building standard duct work.
F. Existing HVAC duct work to remain must be insulated. Existing insulation shall be repaired as needed or replaced and a flame resistant vapor barrier provided per California Mechanical Code Section 605. No exposed insulation will be permitted in return air plenums.
II PRODUCTS
A. Duct work
1. All duct work shall be of galvanized steel constructed in accordance with SMACNA & ASHRAE standards. Duct work up stream of VAV boxes (from shaft wall to VAV box inlets) shall be of high pressure duct construction. Duct work downstream of VAV boxes (from box to air outlets) shall be of low pressure duct construction for supply, return and exhaust duct work. All duct work shall be minimum 24 gauge.
2. Rectangular ducts shall be constructed with flanged type joints and with reinforcement at each duct section.
3. Round ducts shall be of spiral lockseam construction.
4. Seal all longitudinal and transverse joints with duct sealants with no air leakage within system operating pressure. Duct sealants shall be UL listed.
5. Elbows shall be constructed with standard radius elbows (R’1.5 W). Square elbows shall be provided with turning vanes of double wall air foil type.
6. All branch tee take-offs shall be made with conical tee or bell-mouth fittings with a 45 degree entry tap.
7. Flexible connections shall be supplied at equipment connections. Flexible connections shall result in a "loose" and highly compliant connection between ducts and equipment.
8. Flexible ducts shall be UL listed and acoustically lined. Provide low pressure type (maximum 7 feet long) for ceiling supply diffusers. Provide high pressure type (maximum 3 feet long) at the VAV box inlet. Flexible ducts shall be installed in a fully extended condition, free of sags and kinks.
9. Access doors shall be provided for access to valves, dampers and other products which require service or maintenance. Access doors shall be of the hinged type with quarter turn latches, gasketed on all sides with no air leakage under system pressure.
10. Fire dampers shall be of the Ablades out of air stream@ type, Ruskin No. IBD, style B 18 | P a g e
or C, and shall meet the requirements of NFPA 90A and shall be UL listed.
11. Combination fire and smoke damper (FSD), ducted type and ceiling type at diffusers, shall be of the multi-blade type, with factory heat actuated release devices, resettable, with pneumatic actuators, normally open, factory sleeve, California State Fire Marshal approved, UL listed, and perform with class II leakage per UL 555-S.
a. Supply ducts 2 sq. ft. and larger shall use Ruskin No. FSD-60 with air foil blades. b. Branch and return air ducts shall use Ruskin No. FSD-36-C1 or C-2.
B. Air Terminal Units
VAV boxes shall be pneumatically controlled, internally lined, pressure independent, use large diaphragm type actuators for smooth damper control, be direct acting and normally open. Titus is the building standard VAV box. It should be equipped with the TitusII pneumatic controller.
C. Air Outlets
Air outlets shall be by Krueger, Titus, Metal-Aire, Tuttle & Bailey or approved equal. Outlet frames shall match ceiling systems for flush mounting and be of aluminum construction.
D. Piping
1. All hot water and condenser water piping shall be of black steel, schedule 40, ASTM A53, threaded for 2" and smaller, welded for 2-1/2" and larger. All piping, valves and fittings shall meet or exceed operating system pressure requirements as follows:
a. Floors 19 - 36: 150 psig b. Floors 4 - 18: 250 psig c. Floors basement - 3: 300 psig d. Option: Piping 2" and smaller, hard drawn copper, ASTM-B88, type L with silver brazed joints meeting system pressure requirements may be used in lieu of steel pipe. Provide adequate dissimilar metal separation. Dielectric unions are not permitted.
2. Condensate drain piping shall be of copper, type M, and connected with 95-5 solder.
3. Shut-off valves shall be of the ball valve type, 2-piece, Teflon seat, with memory stop. Provide extended stem for insulated pipe.
4. All pipe joints shall be of sufficient strength to withstand system working pressure and piping expansion stresses.
5. Provide manual air vents with 12" long discharge copper tubing at all piping high points for air bleeding. 19 | P a g e
6. All hangers shall be clevis type. Where insulation is required, it shall pass continuously through the hanger. Provide 12" long 18 gauge galvanized sheet metal protection saddles with calcium silicate block at hangers for piping 3" and smaller and 16 gauge for piping 4" through 6”.
7. All piping shall be adequately supported without sagging or asserting unnecessary stress to joints or joint materials.
8. All connections to piping risers shall be provided with shut-off valves dedicated for the specific equipment. Provide one set of additional valves for future so that all tenant water supply and return piping can be independently isolated without affecting other tenants.
E. Insulation
1. All insulation shall be UL listed and meet all code requirements.
2. Insulate all supply air ducts and all indoor condensate piping with fiberglass insulation.
3. Duct work insulation shall be minimum 1-1/2" thick; 1 lb density, installed R-value, 4 per inch thickness and with reinforced aluminum foil-faced flame resistant vapor barriers. Install per manufacturer's recommendations without sagging.
4. Piping insulation shall be minimum 1" thick, R-Value, ‘ 4, sectional molded fibrous glass with all service jackets fitted for snap on installation. Fittings shall be insulated with blanket type insulation with PVC covers to match adjoining pipes. Insulation and adhesive shall be UL listed.
F. Vibration Isolation
1. Spring isolator selection shall be based on actual point load of equipment where spring is installed.
2. Isolator shall be with an integral combination of a steel spring and neoprene type construction.
G. Temperature Control
1. Cypress Wireless Pneumatic thermostats. Titus II controls shall be used for all VAV boxes, heating coil, JCI control valves, and fire/smoke dampers.
2. Hard annealed copper tubing shall be used in all exposed areas, for all smoke dampers and life safety system related devices. Plastic tubing of approved type may be used for other areas.
3. Conceal all tubing behind walls and above ceilings with adequate supports. 20 | P a g e
H. Balancing
Perform air and water balancing for all VAV boxes, hot water heating coils, supply and return air outlets, using certified balancing contractors. Check and calibrate all thermostats for proper operation. Set thermostats at 74 degrees for cooling, 71 degrees for heating. RSA is preferred LL balancing firm.
III INSTALLATION
A. General
1. All work shall be installed, coordinated with other trades, and clear of other equipment, walls and structures. Dampers and equipment shall be easily accessible for servicing. Provide access panels for all fire dampers, shut-off and control valves, etc. Coordinate all ceiling and wall access panel locations with the Construction Manager.
2. Provide adequate hangers for all duct and fitting supports. Flexible ducts shall be installed in a fully extended condition, free of sags and kinks.
3. All duct work and piping shall be cleaned and free of debris before closing up work area. Test for leakage and repair leaks, if any, before insulation is installed.
4. The mountings and supports for ducts, piping, VAV boxes, heat pump units, equipment etc. shall be free from wall and ceiling framing and supports.
5. Provide sleeves for all pipes passing through walls.
6. Caulk the space between pipes and sleeves. Pack the space between pipes and sleeves with fiberglass and finish with non-hardening mastic or silicone sealant.
7. Tag and label all isolation valves with 2" diameter brass valve tags with brass jack chain, identify the areas, equipment and locations being served. Identify valve locations on as-built drawings. Label water and drain piping with identification and flow direction using pressure sensitive markers. Provide labels every 10 feet, and within 5 feet before and after each 90 degree turn.
8. Seal wall penetrations through sound walls with acoustical caulk.
9. Replace all damaged high pressure and low pressure flexible ducts with new.
10. Replace all damaged thermostats with new. Type shall match building standard thermostats. Re-calibrate all thermostats for proper operation.
FIRE PROTECTION 21 | P a g e
I PRODUCTS
A. Pipes, Fittings and Joints
1. Use only new materials and equipment approved by UL, Factory Mutual or American Water Works Associates where applicable.
2. Sprinkler piping shall be black steel, Schedule 40, 175 psi rated, ASTM A53. Piping shall be threaded or grooved for Victaulic fittings. Schedule 10 Thinkall and threadable lightwall pipe are not permitted. All sprinkler connections to existing loops shall be via Victaulic type fittings or threaded connections only. Hot tap connections are not permitted.
3. All main piping shall be threaded or joined by mechanical grooved couplings and fittings. Grooved couplings and mechanical fittings shall be malleable iron, 500 psi working pressure, in accordance with ASTM A47. Coupling gasket material shall be butyl rubber.
4. Screwed fittings shall be cast iron, 125 psi, black, and in accordance with ANSI B16.4 or malleable iron, 150 lb class, black, and in accordance with ANSI B16.3.
5. Valves for auxiliary drains and inspector's test connections shall be globe type, bronze body, screwed, 200 psi working pressure and be 1" size, with a renewable composition soft disc.
5. All sprinkler head drops will use adjustable couplings.
6. Mechanical tees ARE NOT PERMITTED at 345 Cal.
B. Hangers and Supports
1. Furnish and install all hangers, brackets, supports, anchors, and related appurtenances as required to support all piping and equipment.
2. Except where specifically specified otherwise, piping and equipment supports shall conform to all requirements of NFPA pamphlet No. 13.
3. Pipe hangers & attachments to structural elements shall be per NFPA 13 with provisions against damage from earthquakes. Powder-driven anchor pins in concrete or metal decking is not permitted.
4. Support horizontal piping as required by NFPA Pamphlet 13.
5. Provide sway bracing as required by NFPA Pamphlet 13.
C. Sprinkler Heads
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1. Sprinkler head specification is Viking Mirage Quik Response Concealed Head. Where 50% or more sprinklers are being replaced, all sprinklers shall be replaced. 2. Provide automatic sprinkler heads of rapid response type, UL listed, FM approved for Ordinary or Light Hazard as required per NFPA 13 and as approved by the authorities having jurisdiction.
3. All heads shall be of the proper temperature rating for the locations in which they are installed.
4. See Construction Manager for sprinkler specification for exposed ceiling applications.
5. Provide extra heads of each type, enclosed in suitable steel cabinet, and one head wrench for each type. Cabinet shall be mounted where directed by the Construction Manager. The number of extra heads shall be in accordance with NFPA No. 13 recommendations.
II INSTALLATION
A. Install sprinkler piping as high as possible to maximize ceiling space below pipe.
B. Install sprinkler heads in all areas on a true axis line in both directions, at center of ceiling tile.
C. Ream all pipe smooth before installation. Do not bend, split, flatten, or otherwise injure pipe.
D. Space supports so that there is at least one hanger for each length of pipe, with one hanger within 30" of the end sprinkler head. Do not hang piping from duct work or other piping.
E. Provide sleeves for all pipes passing through walls.
F. Caulk the space between pipes and sleeves. Pack the space between pipes and sleeves with fiberglass and finish with non-hardening mastic or silicone sealant.
G. Provide all necessary drain valves, capped nipples, auxiliary piping, etc. as required to drain trapped portions of the system.
H. Provide labor, materials, instruments, power, etc. as required for system testing. All piping and equipment shall be tested. Tests shall be performed in the presence of such other parties as may have legal jurisdiction. Test all systems in full accordance with NFPA 13, applicable Underwriter's requirements. Coordinate all testing with the Construction Manager.
I. Any damages resulting from testing shall be repaired and or damaged materials replaced. The duration of testing shall be as determined by all authorities having jurisdiction.
J. The Contractor shall submit a signed and dated certificate to the Owner as stipulated per 23 | P a g e
NFPA 13.
PLUMBING
I PRODUCTS
A. Piping
1. All hot, cold and drain water piping shall be hard drawn copper, ASTM-B88, type L, with lead free solder.
2. Waste and vent piping shall be cast iron, service weight fittings and CI fitting for all sizes.
Option: for size 2-1/2" and smaller, copper DWV Class ASTM B306, cast bronze or wrought copper fitting.
B. Valves
Use bronze ball valve shut-off valves, Teflon seat, 2-piece, full port.
C. Clean Outs
1. Provide wall clean outs of the cast bronze taper threaded plug type with round stainless steel wall cover plates and shall be surface mounted.
2. Provide floor clean outs of the cast bronze taper plug type with square adjustable scoriated nickel bronze top. Flush mount with the finished floor.
D. Drains
1. Use cast bronze fixed air gaps with inlet pipe set screw, P-trap and trap primer connection.
2. Floor drain shall be round adjustable reinforced nickel bronze grates, polished bronze finish, sediment bucket with trap primer connections. Flush mount with finished floor.
3. Prime all drains.
E. Hangers, Anchors and Supports
1. All hangers shall be clevis type. Where insulation is required, it shall pass continuously through the hanger. Provide 12" long 18 gauge galvanized sheet metal protection saddles with calcium silicate block at hangers for piping 3" and smaller; 16 gauge for piping 4" through 6".
2. Support all piping adequately without sagging or asserting unnecessary stress to 24 | P a g e
joints or joint materials.
F. Insulation
1. All insulation shall be UL listed and meet all local code requirements.
2. Insulate all hot water piping.
3. Piping insulation shall be minimum 1" thick, R-valve = 4, sectional molded with service jacket. Valves and fittings shall be insulated with blanket type insulation and provided with PVC covers. Install per manufacturers' recommendations.
G. Hot Water Heaters
1. Hot water heaters shall be electric and UL listed. Tank type heaters not permitted point-of-use (POU) heaters only.
2. Brace water heaters properly to be secure in earthquakes.
II INSTALLATION
A. All piping shall be free from debris, installed true to line, free from trapped air and air pockets. Grade with proper supports without undue stresses.
B. All work shall be coordinated with other trades.
C. Test all piping for leakage and repair before close-up of work area.
D. Tag and label all isolation valves with 2" diameter brass valve tags with brass jack chains, identify the areas, equipment and locations being served. Identify valve locations on "as-built" drawings. Label water and drainage piping with identification and flow direction labels using pressure sensitive markers. Provide labels every 10 feet, and within 5 feet before and after each 90 degree turn.
E. All piping shall be installed free from contact with any wall, ceiling or any structural members. Isolate piping with pipe insulators.
F. Provide sleeves for all pipes passing through walls.
G. Caulk the space between pipes and sleeves. Pack the space between pipes and sleeves with fiberglass and finish with non-hardening mastic or silicone sealant.
H. New domestic water piping systems shall be disinfected. Drain and flush system. Disinfection work shall be performed in accordance with AWWA C601.
I. Waste and vent lines shall be installed to maintain a uniform slope of 1/4" per foot. 25 | P a g e
Clean-outs shall be provided at change of direction and where required by code.
J. Provide all connections to piping risers with shut-off valves dedicated for the specific equipment. Provide one set of additional valves for future so that all tenant water supply and return piping can be independently isolated without affecting other tenants.
III LEAK DETECTION A. Leak detection system required in all tenant kitchen, pantry, and break room areas with potential for leaks and/or floods. B. Leak detection system standard is ‘Floodstopper’ ™ by Firstsmart Sensor Corp.
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