Microtel Inn & Suites, Sayre, PA
Division I - General Requirements
1. General Conditions of the Contract
The entire edition of the most current edition of AIA document A201 General
Conditions of the Contract for Construction are made part and part of the
project specifications by reference.
-Edition A201-2007 attached.
2. Project Construction Management, Job Site Supervision, Environmental Control
and Safety Issues:
General Contractor shall include all costs appropriate to provide for, address and
incorporate work necessary for implementation of customary project safety
measures such as safety fencing, warning signs, construction entrance gates, etc.,
temporary soil erosion and sedimentation control measures with periodic
maintenance repair and replacement work, dewatering measures including silt
settling basins for stormwater discharge water quality control, OSHA
3. General Contractor's Insurance
Insurance Certificates for both Workers Comp and Contractor's General Liability
A. Microtel Inn & Suites, WPAW Ltd., and Keystone Consulting & Associates LLC
shall be named Additional Insureds.
B. Microtel Inn & Suites shall be Certificate Holder.
*Insurance requirements and minimum limits for Contractors shall be:
Commercial General Liability $ 2,000,000 Aggregate Limit
Automobile Liability $ 1,000,000 Combined Single Limit
Excess Liability $ 4,000,000
Workers Compensation A-Statutory B-$500,000
Builders Risk (all risk) Project value as limit
Insurance certificates with a cancellation notice are required prior to the start
of any work on the project. Microtel Inn & Suites shall be
named additional insured on the certificate. The certificate shall have a 30
day pre-cancellation notice provision.
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4. Release and Waiver of Liens
A fully executed and notarized "Partial Release and Waiver of Lien" form
from the General Contractors and all subcontractors/vendors, etc. which
have/will receive a payment/distribution of payment applied for by General
Contractor shall be attached to all payment applications.
-AIA document G-707A Contractor’s Affidavit of Release of Liens or a
similar document acceptable to the Owner shall be used for this purpose.
-This requirement for an executed, notarized partial release and waiver of liens
shall be extended by General Contractor to include all subcontractors, vendors,
suppliers, etc. whose total project related financial obligation for payment from
the General Contractor is in excess of $5,000.00; this $5,000.00 value may not be
avoided by General Contractor’s intentional placement of numerous subcontracts
or purchase orders in values less than this $5,000.00 threshold.
5. Performance and Material Payment Bonds
General Contractor is advised that Proposal shall include a Specified Bid add
Cost (specified bid add alternate) for the value of a 100% performance and 100%
material payment bond.
-Value shall be based upon General Contractor's lump sum proposal value.
*Available for Owner's selection at any time by Change Order process.
6. Project Schedule
General Contractor is advised that it is the Owner's interest and intention that this
project will move forward in a very timely manner relative to start of construction.
-General Contractor is requested to price this project for the building project
foundation excavation (construction) start on or before 2 January 2012 and
substantial completion on or before 15 August 2012.
7. Debris Disposal
All shall be legally disposed of off site. No on site burial or burning will be
8. Borrow Area
General Contractor is advised that there is no designated borrow area located on
the project property area.
-As such all required structural fill materials to be imported from other off site
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9. Fines and Penalties
General Contractor is advised that during the building construction procedures, the
General Contractor will be absolutely and solely responsible and liable for all
financial penalties and fines imposed by any and all authorities having jurisdiction
for any and all causes resulting from the General Contractor's work.
General Contractor is advised that Owner has contracted directly with a qualified
Professional Geotechnical testing firm for building foundation site preparation
construction geotechnical monitoring, inspection, testing and supervision and
procedures to insure that building foundation sitework and earthwork
construction is built in accordance with geotechnical recommendations and/or
requirements for structural soil preparation (cut and fill), trench bedding, backfill,
etc. for all contract work, including all required poor soil undercut areas.
-These quality control geotechnical services also include concrete and grout
testing, rebar placement inspections, structural steel inspections, reinforced
masonry inspections, etc.
General Contractor is advised that it is the interest and intent of the Owner to
ultimately enter into a standard AIA construction contract AIA-A107 on a lump
sum basis for the completion of all "project" (site and building) construction work
in accordance with these attached construction plans and outline specifications.
-Accordingly, General Contractor is advised that payments during construction
will be in accordance with standard AIA contract requirements using AIA G702,
G703 payment application forms, which will provide for monthly payments to
General Contractor for the value of work completed and/or materials suitable
stored on site. A 10% cumulative retainage will be withheld from each payment
application through substantial completion, at which time the retainage will be
reduced to 5% of the total contract amount.
12.Scope Changes/Change Orders
General Contractor is advised that it is the interest and intent of the Owner to
address any scope changes necessary during the building construction process
that will result in a change to the construction contract amount, either
addition/add cost to or credit/ deletion from, by formal processing of standard
AIA contract change order forms.
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-General Contractor is advised that no change order work will be authorized
by either informal verbal or written communication prior to Owner's
acceptance and formal execution of General Contractor's AIA change order
-General Contractor is advised that it is the Owner's interest and intent that the
building project construction be scheduled, managed, and constructed from start
to the point of substantial completion as quickly as possible in accordance with
the following schedule:
A. Project Substantial Completion with Athens Township Certificate of
Occupancy and turnover to the Owner for move-in and training setup
required on or before 15 August 2012.
B. Project Final Completion through completion of final inspection punch list
work items and submission of required closeout documents required on or
before 31 August 2012.
14.Late Completion (Liquidated) Damages
A late completion penalty will be assessed to the General Contractor at the rate of
$1,500.00/calendar day for each and every calendar day that Contractor fails to
A. Substantial Completion
B. Final Completion
In accordance with dates specified in Item #13 above.
-Owner shall have the right to implement such late completion damages by further
withholds from Contractor's Payment Application 10% retainage per
Owner's/Consultant's evaluation and consideration of project work/completion status at
any time after Contractor progress payments made to date (previous payments) have
reached an amount equal to or greater than 80% of the current contract value.
15.Shop Drawing Submittals
General Contractor is advised that during the project construction, a minimum of (4)
complete sets of product shop drawing submittals shall be assembled and submitted
to the Consultant for review and comment/acceptance prior to ordering.
-General Contractor will be required to maintain (1) complete set of approved
shop drawing submittals for incorporation into contract as built plan submissions
prior to project finalization.
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General Contractor will be required to procure and submit to Consultant and/or
Owner all product samples requested during shop drawing submittal processes; to
document color selections, quality, etc.
-Sample submittals shall be at the discretion of the Owner and/or Consultant as
deemed necessary to facilitate Owner’s complete understanding of product during
selection and prior to General Contractor’s purchase.
General Contractor shall be responsible for preparation and periodic updating of
the Critical Path construction schedule to illustrate to the satisfaction of the
Owner and Consultant that project is being properly bought out, subcontracted,
manned, and managed to maintain acceptable construction Substantial
completion and Final completion schedule.
-Schedule shall be prepared and presented using the Critical Path Scheduling
Method in accordance with construction schedule agreed upon prior to start of
General Contractor shall be responsible for typed up preparation and
distribution of formal job meeting minutes to document all items discussed
during regularly scheduled job site job meetings, which Owner and
Consultant will attend for the purpose of project management coordination
and decision making.
-Form and format may be at Contractor's discretion so long as acceptable to
Owner and Consultant. Final form and format shall be acceptable to both
by review/comment/approval procedures from 1st job meeting report
General Contractor will be required to provide a suitable job trailer on site for use
as a job site office for conducting job meetings. Job trailer shall be equipped with
plan layout/work table, electric power, and telephone service.
-Job trailer shall be made available to Owner, Consultants, Inspectors, etc. and to
all subcontractors for official project business.
20.Temporary Sanitary Services
General Contractor shall provide for temporary toilet facilities (job johnnies)
positioned on the job site and serviced periodically in accordance with DEP and
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21.Temporary Utilities and Utility Charges
General Contractor shall be fully responsible for providing all necessary
temporary utilities and all temporary and permanent utility charges necessary for
completion of the building construction contract work up through the date of
substantial completion and turnover of the building to the Owner for start of
Owner’s beneficial use and occupancy.
-Included shall be all necessary electrical and gas services and utility fees
necessary to accommodate anticipated winter work conditions to maintain
building interior temperatures at a minimum of 60º F at any time during which
building interior finishes are being prepared and/or installed.
General Contractor shall have a permanently assigned prequalified/pre
approved (by Owner’s Consultant) project superintendent on site full time
at all times during which any project construction (work) is underway.
-General Contractor’s superintendent shall be responsible for the actions of
all subcontractors, suppliers, vendors, etc. and shall be in a responsible
position to speak on behalf of the General Contractor and to receive either
written or verbal communications and/or directives from either Owner or
Consultant relative to execution of the building construction contract.
Without exception all product manufacturer's use, application, installation,
setup, connection, testing, operating and start-up, etc. recommendations shall be
contract scope requirements.
Prior to completion, General Contractor to present full set of as-built plans for all
project work to Consultant for review and acceptance/rejection comments.
-Upon final acceptance of as-builts, (2) sets of reproducible plans shall be
submitted to Consultant for record.
25.Material Cost Definition: As applicable to specified material cost allowances,
Contractor's and/or Subcontractor's unit cost ($/sf - $/syd, etc.) net delivered cost
of purchased material from the wholesale supplier and/or direct from the
manufacturer, including any applicable sales tax and after deducting any
Contractor's/Subcontractor's discounts, and specifically excluding any overhead
and/or profit add-on costs.
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26.Site and Building Permits
Owner's Consultant will procure all necessary site and/or building plan approvals
and permits prior to issuing Contractor's notice to proceed.
-All permit fees will be paid by Owner directly.
27.Site and Building Inspections
Owner's Consultant will coordinate to procure all inspections for site and/or
building construction work from all Authorities Having Jurisdiction.
-All routine work-in-progress and final completion inspection fees will be paid by
*However any and all re-inspection fees charged for re-inspection of faulty
defective substandard and/or non compliant contractor's work, etc. do-over work
will be contractor's responsibility to pay without any additional charge to Owners;
including all costs incurred for the do-over work.
-If such re-inspection costs are charged to the Owner by the "AHJ" such charges
will be deducted from contractor's next payment application at direct cost.
Division II – Sitework/Earthwork
General Contractor shall be responsible for all work necessary for completion of
entire project including trench de-watering, over excavation and structural filling of
any unsuitable soft spots, as well as structural backfilling and compaction.
-The project Sitework will be inclusive of the illustrated buildings, project
sitework, site improvements, utilities, etc. including PaDOT permitted driveway.
-Site utilities shall include the installation, connection, and testing of the following:
Sanitary sewer/pump station
Domestic and fire service water lines
Stormwater management structures
Phone and TV
2. General Contractor shall be responsible for topsoil stripping and stockpiling prior
to start of sitework and shall be responsible for topsoil spread out and final grading
of all disturbed (work) areas including stone raking and cleanup, permanent
seeding and mulching to provide a grassed lawn area throughout entire property for
compliance with E&S approval permanent stabilization requirements.
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-Regardless of Landscape Plan work/illustration of landscape plant bed areas on
the Landscape Plan.
3. Coordination with Other Related Sitework:
General Contractor shall be expected and required to act in a professional manner
relative to coordination and scheduling of all work with Owner’s other
contractors/vendors and/or utility companies so as to avoid any interferences,
delays, obstructions, or discrepancies in work layouts and/or arrangements.
-General Contractor’s superintendent shall be responsible for overall project
management, coordination, layout, etc. relating to any and all sitework that is
being installed by the public utility companies for building construction;
i.e.: placement, alignment, and installation of underground utilities such as the
new fire protection/sprinkler system fire water service line.
4. PA One Call Tape
Without exception each and every underground utility line shall have (2) lines
(layers) of traceable type color code compliant PA One Call tape installed
directly over the line.
-1st line @ nom. 8" above the utility line/pipe.
-2nd line @ nom. 8" below finished grade/pave
*See RFP and Bid Proposal Form for Specified Bid Add Cost "Material Cost
Allowance" to Carry for Additional Decorative Landscaping Work per
separate Decorative Landscape Plan to be prepared/provided by Owner’s
separate landscape architect.
Division III – Concrete
A. All building footing and interior concrete slab shall be minimum 3500 psi at
28 day compressive strength.
B. All exterior concrete for door landing, porch slabs, and/or sidewalks shall be
minimum 3500 psi 4% air entrained concrete.
C. Reinforcing steel shall be ASTM spec A-615 grade 60 (min. yield stress
Fy =60000 psi) welded wire mesh shall meet ASTM spec A-185.
Reinforcement steel placement shall be in accordance with CRSI and ACI
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2. Concrete Forming And Reinforcement
General Contractor shall provide shop drawing submittals for all steel for any
arrangements that are proposed as an alternate to construction details presented.
A. All concrete reinforcement steel shall be new quality, free of rust, oil, etc.,
properly tied to maintain reinforcement positions and elevations from bottom
of concrete and/or edge of finished concrete as detailed. Work to be in
accordance with CRSI and ACI standards.
B. Protective Covers
Provide clear distance to reinforcement steel as follows: slab on grade – 2";
footings and walls exposed to earth – 3"; piers – 1½"; slabs on deck – 1".
3. Test Cylinders
General Contractor shall be required to coordinate and pre-schedule with Owner's
contracted professional materials testing services for concrete test cylinders taken
A. At the Owner's discretion, a minimum (3) cylinders for each and every batch
of concrete poured for any purposes, as well as +(3) cylinders for each
additional (10) cu. yds. of concrete poured thereafter.
B. Concrete test cylinders of appropriate size, type and quantity shall be taken
and stored in strict accordance with Owner's Testing Agency's requirements to
accommodate Owner's testing agency's pickup/storage and lab breaking, with
test reports for 7 and 28 day compressive strengths.
*Costs for same paid directly by Owner per I-10 and I-27.
4. Concrete Floor Slab Finishes
General Contractor is advised that the finished flatness tolerance for all interior
concrete floor slab surfaces shall be a maximum deviation from true flatness of
+/-⅛″ within any 10′ radius, non cumulative.
-All concrete floor slab surfaces within the building area shall be finished with a
polished steel trowel finish, suitable for application of finished floor surfaces as
-Interior floor slab shall be poured in accordance with floor slab construction
joints (steel formed) and/or saw cut control joints as illustrated on the floor slab
pour plan/foundation plan.
-Self leveling top coating for the wood framed plywood floor deck for 2nd, 3rd and
4th floors, and precast concrete plank at partial 3rd floor area shall be Gyp-Crete
2000/3.2K floor underlayment as manufactured by Maxxon Corporation or equal
(per ASTM C472) . Floor top pave shall be installed by approved applicator in
accordance with the manufacturer’s recommendation and requirement.
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5. Exterior Flatwork Tolerances:
Exterior flatwork concrete finished tolerances shall not be greater than +/- ⅛″
deviation from true flatness in any direction, non cumulative, measured within a
-All exterior flatwork shall be finished with a light non-slip broom textured
surface drawn as follows:
A. Covered porches – in a direction perpendicular to the building exterior wall
for water drainage (in the direction of slab slope).
B. Concrete sidewalks – crosswise perpendicular to normal pedestrian traffic.
6. Self leveling lightweight concrete top coating for the wood framed plywood floor
deck for 2nd, 3rd and 4th floors and pre-cast concrete plank at partial 3rd floor area
shall be Gyp-Crete 2000/3.2K floor underlayment as manufactured by Maxxon
Corporation or equal (per ASTM C472-79). Floor top pave shall be installed by
approved applicator in accordance with the manufacturer’s recommendation and
Division IV – Masonry
1. All masonry construction shall be made with new normal weight concrete
masonry units (f¹m = 2000 psi) of the size as detailed.
2. All concrete masonry units (CMU) shall be laid with full head (face) shell and
core web mortar (Type M) bedding.
3. Concrete masonry unit reinforcement shall be installed as detailed with the core
of all CMU grouted full with 2000 psi at 28 days, coarse or fine grout, as
proportioned in Table SC-7 of the "Building Code Requirements &
Specifications for Masonry Structures".
A. Grouting procedures (methods) shall be pre approved by Consultant by
submittals (low lift or high lift) and will be subject to quality control
inspections and testing.
B. General Contractor shall be required to coordinate and pre-schedule with
Owner's contracted professional materials testing services for mortar and
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4. All exterior surfaces of all masonry frost walls shall be cement parged and damp
proofed with (1) coat of brush, roller, or spray applied bituminous asphalt
foundation damp proof coating.
5. Materials shall be in accordance with the "Building Code Requirements and
Specifications for Masonry Structures" with specific reference to the following:
A. Masonry Unit: Table SC-3, ASTM C-90 for normal weight concrete units -
f¹m = 2000 psi
B. Mortar: Table SC-2, ASTM C-270 for Type M mortar, 2500 psi @ 28 days.
C. Grout Mix: (fine and coarse) – Table SC-7, grout proportions by volume,
ASTM C-476 slump range between 8" to 11" for non self-consolidating
D. Reinforcement and metal accessories: Table SC-6
6. Cultured Stone Masonry Veneer
The noted specified and illustrated cultured stone exterior coverage veneer product
shall be the exact same make, model, style and color as is installed on Owner's
existing Mansfield, PA Microtel Hotel.
-Contractor to field inspect to verify prior to start.
-Cultured stone veneer installation shall be onto a scratch coat of cement parging
applied onto 3.5#/syd. galvanized expanded metal lath mechanically attached to
exterior wall studding or plywood sheathing.
-In exact accordance with product manufacturer's installation details for intended
Division V – Metals
1. Structural steel shall conform to ASTM Spec A-36 for 36,000 psi and ASTM
A-441 for 50,000 psi for columns, beams, and plates. Pipe columns shall
conform to ASTM Spec A-501. Structural tubing shall conform to ASTM Spec
A-500, Grade B (minimum Fy=46,000 psi). The Contractor shall submit shop
drawings to the Engineer prior to fabrication for review. Contractor shall provide
all necessary temporary bracing for steel erection.
2. Structural Steel Connections: Bolted connections shall generally be ¾" dia. high
strength bolts meeting ASTM Spec A-325. Bolted connections shall be bearing
type connections using the "turn-of-nut" method. The Contractor, at the direction
of the Engineer, shall torque test any or all bolted connections to insure proper
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-Welded connections shall be in accordance with AWS Code and AISC
Standards. Welders shall be certified. Any welded connection found not
acceptable shall be ground down and re-welded at no expense to Owner. All
welds shall upon completion, be wire brushed and painted. Anchor bolts shall
have 4" hooks and 3" threaded projections – leveling nuts shall be used where
required. Shop drawings showing connections, sizes, and numbers shall be
submitted to the Engineer for review prior to fabrication.
3. All structural steel formed and fabricated metals and miscellaneous metals, etc.
shall be new metal products provided in an arrangement, size, and configuration as
detailed with (1) coat of shop and/or factory applied red oxide primer on all surfaces.
4. All field welding of any structural steel components shall be done by a current Pa.
State Certified Welder.
-Certification documentation to be provided.
5. Stairwell Handrails
-To be custom fabricated of profile illustrated and detailed from schedule 40
black steel pipe.
-With all sections, bends, ends and fittings, as well as support brackets, welded in
-All bends to be mandrel radius bend formed. Cut and welded 90° mitered joints
will not be acceptable.
-All welds to be ground smooth.
-All work to be prime painted, and after weld finish touch-up, finish painted with
(1) coat alkyd enamel of color selected by Owner.
-All installed rail to provide a continuous handhold and slide with min. 1½"
clearance to adjacent wall/work.
-All handrail to be structurally designed, fabricated and installed to support
constant 250 lb. point load at any point in any direction.
Division VI – Wood and Carpentry Construction/Millwork
1. Pre-engineered Roof System Trusses
Roof trusses shall be pre-engineered, pre-fabricated wood roof trusses of the open
web type trusses with 2" x 4" minimum members. Trusses shall be designed and
constructed to withstand the loadings indicated and meet all applicable standards.
Design dead load shall be equally divided between top and bottom chords.
-Girder trusses shall be designed with the loads and supports as illustrated on the
plans. Girder truss loads shall be divided as ⅓ dead load and ⅔ live load.
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-Trusses shall be designed by a licensed Professional Engineer with current
Pennsylvania registration, who shall be responsible for fabrication procedures.
Sealed and signed shop drawings shall address design, fabrication, handling,
delivery/storage, and installation/bracing.
2. Any wood products in direct contact with either masonry or concrete shall be
lifetime pressure treated wood products, such as .40 wolmanized pressure treated
or equal; all hardware to be hot dipped galvanized.
-Shop drawing submittals shall be presented for all pressure treated wood products.
3. Framing lumber shall be SPF construction grade – Fb (min.) = 1200 psi (for
repetitive use). Miscellaneous framing lumber and wood blocking shall be SPF
stud grade Fb (min.) = 850 psi (for repetitive use).
4. Sheathings: ⅝" CDX plywood.
-Exterior roof sheathing to be ⅝" thick "Zip System" (by Advantech); roof
sheathing installed in accordance with manufacturer's recommendations,
including joint sealant tape specifications.
5. Wood joists shall be as manufactured by Weyerhauser or equal, installed as per
manufacturer's requirements and standards. Shop drawings shall be sealed by a
Professional Engineer registered in Pennsylvania.
-Wood joists shall be designed by a licensed Professional Engineer with current
Pennsylvania registration, who shall be responsible for fabrication procedures.
Sealed and signed shop drawings shall address design, fabrication, handling,
delivery/storage, and installation/bracing.
6. Wood Fasteners
All fasteners used for any and all pressure treated wood products shall be coated
and manufacturer listed and labeled as suitable for use with P.T. wood products.
-All structural wood framework shall be installed using milling patterns as
illustrated and specified in the 2009 edition of the International Building Code
-All roof sheathing shall be fastened using nails installed in accordance with 2009
IBC "nailing standards". Staples will not be acceptable.
7. Millwork and Decorative Wood Trims
-All are to be as detailed and scheduled as to type, style, and arrangement and
finished product surface finish.
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-All to be designed, fabricated, assembled, installed, and finished to meet or
exceed applicable requirements and standards of the Architectural Woodwork
-Material/stock to be AWI millwork grade as produced by an AWI certified and
currently registered millwork shop. Proposed millwork shop/contractor required as
-Material/stock finish to be shop and/or field applied/completed in accordance
with AWI standards for the wood species and finish selected by the Owner.
-Shop drawings, product sample submittals, and mock-ups will be required for
*For the purpose of bidding, all millwork stock both solid and veneer, to be
AWI grade clear and better tulip poplar with stained and semi-gloss
-Contemporary style paneled cabinet doors (flat center panel with eased edge
stiles and rails) and moldings.
8. Exterior Coverages
-All exterior coverages, trims, and accessories shall be as detailed and scheduled;
generally without substitutions allowed.
-All to be stored, handled, installed, and finished in exact accordance with
product manufacturer's recommendations/requirements.
-All associated installation accessories as specified, detailed or recommended by
coverage/trim manufacturer shall be supplied and installed for a completed
9. High Pressure Laminate (HPL) Millwork
1) Furnish all labor, materials, and equipment required to complete the
millwork as indicated, specified, and detailed hereinafter.
2) The Contractor shall be responsible for correct finishes and finish
dimensions as outlined on drawings and selected by Owner. Contractor
shall take necessary field measurements at job site to insure proper fit and
fabrication of work. Corrections shall be made at no cost to Owner.
3) All millwork details, elevations, sections and dimensions are nominal only
to establish the general scope of work only and shall not be construed to
preclude additional work needed for a finished product.
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All millwork stock to be used shall comply with the "Quality Standards" of
the Architectural Woodwork Industry for the application indicated.
Cabinet work included in this section shall be made by a Contractor who
specializes in cabinet work of the type specified and detailed.
1) Submit complete shop drawings for review of all millwork, including
materials, sizes of members and units, species, hardware, and method of
2) Submit samples of all millwork stock for review to serve as a standard for
finished millwork. Samples of wood species to received stained or natural
finish to be submitted to the painting contractor for trial finishes.
3) Color and pattern samples for finish materials requiring selection by
Owner and review by Consultant to be submitted upon receipt of reviewed
shop drawings only.
All work to be free from defects in workmanship and material for a period of
(1) year from date of beneficial use by Owner. Corrections to be made at no
cost to Owner.
F. Product Handling and Storage:
1) No millwork to be delivered to building until masonry and other wet
surfaces have dried out and 65° F can be maintained during and after
installation of cabinet work.
2) No damaged or otherwise defective millwork shall be installed. All
deficiencies shall be made good before product installation.
3) Product storage shall be such as to prevent damage to any cabinetry from
moisture, temperatures, or mechanical injury.
1) All solid wood exposed after installation to be selected red oak, custom
grade, for clear finished millwork.
2) Flakeboard to be laminated type similar to "Supercore", Weyerhauser
Company "Timblend" or U.S. Plywood "Novoply".
3) High pressure plastic laminate, ¹/16" thick, to be used on countertops, back
splashes, and sills. Plastic laminate shall be Formica or approved equal.
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4) Low pressure plastic laminate to be used where indicated for cabinet
surfaces. Plastic laminate to be equal to "Vinylcote", U.S. Plywood Corp.,
as selected by Owner and Consultant.
5) Glue for cabinet assembly to be polyvinyl resin adhesive. Adhesive of
plastic laminates to be non-flammable contact cement as recommended by
plastic laminate manufacturer.
6) Cabinet hardware and fitting to be furnished and installed as shown on
drawings and as follows: (Submit samples of each type for Consultant's
approval.) All exposed hardware shall have a brushed aluminum/satin
chrome type finish.
a) All hinged cabinet doors to have (1) pair of pivot type hinges per door.
Hinges to be similar to Stanley #1545 or approved equal.
b) Adjustable shelf strips to be surface mounted type similar to Grant #125
pilaster strip with 120AL aluminum finish, and #21 shelf support
c) Hinged doors to have magnetic catches as Stanley #46, magnetic catch
to be secured to cabinet framing.
d) Drawers to be fitted with (1) pair of side mount double steel channel
drawer slides with bearing nylon rollers having a load capacity of 50
pounds per pair. Drawers to have positive stops and be easily removed.
e) Each hinged door and drawer to be fitted with (1) door pull as selected
f) All doors and drawers to have an adhesive attached felt bumper pad
installed at each corner.
g) Cabinetry doors and drawers, where indicated, to have a key lock
cylinder for security. Keying arrangement shall be as approved by
Owner and/or Consultant.
1) Cabinet Units – Base and Wall
a) Cabinet units to be full flush construction with overlapping ends. All
exposed exterior surfaces to be finished with high pressure plastic
laminate. All exposed interior surfaces to be finished with low pressure
b) Units to be made up in door and drawer combinations as shown on
c) Units to have sides, backs, bottoms, and dividers of thicknesses to
provide substantial and rigid construction. Provide cleats, corner
blocks, cross rails, etc. for rigid construction.
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d) Drawers to have ¾" thick sides and backs, lock corners jointed to fronts
and backs. Sides to have square top edges. Fronts, sides, and backs to
be grooved to receive bottoms. Bottoms, ¾" thick, to be glue blocked
all (4) sides. Drawer fronts, ¾" thick shall overlap cabinet framing on
all edges. Drawers shall be finished with plastic laminate.
e) Doors to be ¾" thick flakeboard finished with plastic laminate set and
sized for ½" cabinet face lap all around.
f) Shelves to be ¾" thick flakeboard finished with plastic laminate and set
on surface mounted standards and metal brackets or clips adjustable on
g) Chart racks to have ¾" thick sides, back and front, and lock corners
jointed to front and back. Fronts, sides, and backs to be grooved to
receive bottoms. Bottoms, ¾" thick, to be glue blocked all (4) sides.
Ball bearing wheels shall be provided on bottom to facilitate mobility.
Sizes and construction to be as detailed in drawings.
2) Countertops and Back Splashes:
a) Where indicated on drawings, countertops shall be provided.
Countertops to have (2) layers of ¾" thick "Supercore" flakeboard or
approved equal, covered with ¹/16" thick high-pressure plastic laminate.
Countertops shall provide ¾" cabinet overhang on all exposed sides.
-All exterior countertop corners shall be finished with a radius of the
dimension illustrated per location. If no radius dimension is noted, the
radius corner shall be made to the minimum practical for fabrication.
Square exterior corners will not be acceptable in any locations.
b) Back splashes to be ¹/16" thick plastic laminate on ¾" thick "Supercore"
flakeboard or approved equal. Exposed edges and all bottom edges
shall be faced with plastic laminate as necessary to complete
c) All back splashes (including sides) shall be field applied to fully
installed countertops. Back splash sections shall be installed onto a full
bed on clear (50) year silicone adhesive caulk applied onto the
countertop and with a continuous bead of silicone adhesive caulk along
the top rear edge of the back splash and then eased back and forth to
assure a full seating and contact.
d) After curing of adhesive and removal of braces/blocking and final
finishing of adjacent wall surfaces, all back splashes shall be sealed to
wall with a continuous bead of clear silicone caulk neatly concave
Microtel Inn & Suites, Sayre, PA Page 17 of 51 December 2, 2011
a) All cabinets and countertop sections shall be installed plumb, square,
and true with sides and edges scribed and cut to match adjacent wall
surfaces. All base and wall cabinets shall be securely screw anchored
into wood wall blocking. All adjacent cabinets shall have sides
screwed together at stiles. Countertops shall be blind screw attached
onto base cabinet sections or wall cleats as appropriate.
b) After complete installation of base and wall cabinet sections and
countertop units, all joints between millwork item and wall sections
shall be filled with a concave tooled clear silicone caulk. All excess
caulk shall be immediately cleaned from cabinet or wall areas with pure
Division VII – Thermal and Moisture Protection
1. Frost Wall Damp Proofing:
-Frost wall foundation damp proofing shall be (1) coat of brush or roller applied
bituminous/asphaltic base foundation damp proofing applied continuous to cover
entire footing and frost wall surfaces up to a point nominally 8" below finished floor
surface and/or 6" below finished grade surface.
2. Rigid Foam Insulation (perimeter frost wall insulation):
Shall be Styrofoam brand 2″ thick rigid blue closed cell extruded insulation board
nom. 24″ wide installed both horizontally and vertically continuous about the
building perimeter as detailed.
*See detailed sections on plans for building flat roof area top of deck "PolyIso"
insulation board requirements (> R21) as part and part of 60 mil white "TPO"
membrane roof system.
3. Fiberglass Batt Insulation:
Shall be installed for continuous coverage of all sidewall stud cavity areas in
thicknesses as illustrated and detailed.
-All fiberglass thermal wall insulations shall be provided with Kraft Paper or foil
vapor barrier facing installed with the stapling flanges opened and spread for
complete overlapped coverage of the face of both sidewall studding and top and
bottom wall plates for rigid sealed vapor barrier.
*Acoustical wall insulation shall be nom. 3½" high density fiberglass blanket
"Acoustical Rated" insulation.
-By Owens Corning, CertainTeed, or approved equal.
-Standard unfaced fiberglass thermal insulation will not be acceptable.
Microtel Inn & Suites, Sayre, PA Page 18 of 51 December 2, 2011
*Before any exterior and/or interior framed wall/partition is insulated and/or
covered, all stud spaces shall be fully cleaned of debris and vacuum cleaned.
**No exterior and/or interior wall partition coverages may be installed until the
building interior spaces and products/work have sufficiently "dried out" to a
stabilized building interior air condition of < 50% R.H.
-No exterior wall insulation and/or gypsum board wall coverages may be
installed on any floors until the Gypcrete floor top coating has been applied
throughout all elevated floors and the Owner and/or Project Consultant have
determined that the building has been sufficiently dried out and issued an
authorization to Contractor to proceed with exterior wall insulation and
4. Caulking and Sealants:
All exterior caulk and sealant products shall be 50 year rated silicone caulk/sealant
product as manufactured by GE or approved equal (Lexel Clear, Solar Seal, etc.).
-All exterior caulks and sealants shall be installed in accordance with manufacturer’s
requirements for use and application including foam backer rods and/or vinyl breaker
-All interior caulks and sealants shall be 25 year rated, paintable silicone
acrylic/polymer caulk sealants installed in accordance with manufacturer’s installation
Note: Shop drawing submittals shall be provided for all Division VII items.
A. Concealed Flashings
-All exterior coverages (roof – walls – foundations) are to be flashed to a
watertight condition with min. 16 oz./syd. copper fabric flashing; weep holes
and/or cotton rope wicks per industry standards.
-Type York Shield 106 HP peel and press or approved equal.
-Installed in accordance with applicable manufacturer's installations and/or plan
details whichever is more stringent.
-Per product details on Sheet OS-12.
*Or alternate – Min. 50 mil uncured sheet neoprene per ASTM D412, DIE "C"
installed with manufacturer's specified primer, adhesives and terminations.
B. Exposed Flashings/Sheet Metal Work
-All to be min. 24 gage metal/0.040" aluminum fabricated per SMACNA Sheet
Metal Standards to shapes, sizes and profiles required for intended use/location.
Microtel Inn & Suites, Sayre, PA Page 19 of 51 December 2, 2011
-Metal products with Kynar 500 factory finish to match EIFS finish color coat
as selected by Owner.
-Aluminum products to be etched and powder coat prime painted for field finish
painting with 100% acrylic latex enamel of color to match EIFS finish color
coat as selected by Owner.
6. Penetration Firestopping
A. Provide penetration firestopping that is produced and installed to resist spread of
fire according to requirements indicated, resist passage of smoke and other gases,
and maintain original fire-resistance rating of construction penetrated.
Penetration firestopping systems shall be compatible with one another, with the
substrates forming openings, and with penetrating items, if any.
B. Penetrations in Fire-Resistance-Rated Walls: Ratings determined per ASTM E
814 or UL 1479, based on testing at a positive pressure differential of 0.01" wg.
1) F-Rating: Not less than the fire-resistance rating of constructions penetrated.
C. Penetrations in Horizontal Assemblies: Ratings determined per ASTME 814 or
UL 1479, based on testing at a positive pressure differential of 0.01" wg.
F-rating: At least (1) hour, but not less than the fire-resistance rating of
T-Rating: At least (1) hour, but not less than the fire-resistance rating of
constructions penetrated, except for floor penetrations within the cavity of
D. Penetrations in Smoke Barriers: Provide penetration firestopping with ratings
determined per UL 1479.
1) L-Rating: Not exceeding 5.0 cfm/sf of penetration opening at 0.30" wg at both
ambient and elevated temperatures.
E. Exposed Penetration Firestopping: Provide products with flame-spread and
smoke-developed indexes of less that 25 and 450, respectively, as determined per
ASTM E 84.
F. VOC Content: Provide penetration firestopping that complies with the following
limits for VOC content when calculated according to 40 CFR 59, Subpart D (EPA
1) Architectural Sealants: 250 g/L.
2) Sealant Primers for Nonporous Substrates: 250 g/L.
3) Sealant Primers for Porous Substrates: 775 g/L.
Microtel Inn & Suites, Sayre, PA Page 20 of 51 December 2, 2011
G. Accessories: Provide components for each penetration firestopping system that
are needed to install fill materials and to maintain ratings required. Use only
those components specified by penetration firestopping manufacturer and
approved by qualified testing and inspecting agency for firestopping indicated.
1) Examine substrates and conditions, with installer present, for compliance with
requirements for opening configurations, penetrating items, substrates, and
other conditions affecting performance of the work.
2) Install penetration firestopping to comply with manufacturer's written
installation instructions and published drawings for products and
3) Install forming materials and other accessories of types required to support fill
materials during their application and in the position needed to produce cross-
sectional shapes and depths required to achieve fire ratings indicated.
4) After installing fill materials and allowing them to fully cure, remove
combustible forming materials and other accessories not indicated as
permanent components of firestopping.
5) Install fill materials for firestopping by proven techniques to produce the
A. Fill voids and cavities formed by openings, forming materials, accessories,
and penetrating items as required to achieve fire-resistance ratings
B. Apply materials so they contact and adhere to substrates formed by
openings and penetrating items.
C. For fill materials that will remain exposed after completing the work, finish
to produce smooth, uniform surfaces that are flush with adjoining finishes.
1) All penetration firestopping must be identified with preprinted metal or plastic
labels. Attach labels permanently to surfaces adjacent to and within 6" of
firestopping edge so labels will be visible to anyone seeking to remove
penetrating items or firestopping. Use mechanical fasteners or self-adhering
type labels with adhesives capable of permanently bonding labels to surfaces
on which labels are placed. Include the following information on labels:
A. The words "Warning – Penetration Firestopping – Do Not Disturb. Notify
Building Management of Any Damage".
B. Contractor's name, address, and phone number.
Microtel Inn & Suites, Sayre, PA Page 21 of 51 December 2, 2011
C. Designation of applicable testing and inspecting agency.
D. Date of installation.
E. Manufacturer's name.
F. Installer's name.
J. Field Quality Control
1) Owner will engage a qualified testing agency to perform tests and inspections.
2) Where deficiencies are found or penetration firestopping is damaged or
removed because of testing, repair or replace penetration firestopping to
comply with requirements.
3) Proceed with enclosing penetration firestopping with other construction only
after inspection reports are issued and installations comply with requirements.
K. Penetration Firestopping Schedule
1) Where UL classified systems are indicated, they refer to system numbers in
UL's "Fire Resistance Directory" under product Category XHEZ.
2) Where FM Global approved systems are indicated, they refer to design
numbers listed in FM Global's "Building Materials Approval Guide" under
"Wall and Floor Penetration Fire Stops".
1) Product Data: For each type of product indicated.
2) LEED Submittal
3) Product data for Credit EQ 4.1: For penetration firestopping, including printed
statement of VOC content and chemical components.
M. Product Schedule: For each penetration firestopping system. Include location
and design designation of qualified testing and inspecting agency.
1) Where project conditions require modification to a qualified testing and
inspecting agency's illustration for a particular penetration firestopping
condition, submit illustration, with modifications marked, approved by
penetration firestopping manufacturer's fire-protection engineer as an
engineering judgment or equivalent fire-resistance-rated assembly.
2) Installer Installer Certificates: From installer indicating penetration
firestopping has been installed in compliance with requirements and
manufacturer's written recommendations.
3) Product Test Reports
Microtel Inn & Suites, Sayre, PA Page 22 of 51 December 2, 2011
N. Quality Assurance
1) Installer Qualifications: A firm that has been approved by FM Global
according to FM Global 4991, "Approval of Firestop Contractors," or been
evaluated by UL and found to comply with its "Qualified Firestop Contractor
2) Fire-Test-Response Characteristics: Penetration firestopping shall comply with
the following requirements:
A. Penetration firestopping tests are performed by (UL) (FM Global).
B. Penetration firestopping is identical to those tested per testing standard
referenced in "Penetration Firestopping" Article.
C. Provide rated systems bearing marking of qualified testing and inspection
O. Mandatory Pre-installation Conference: Conduct conference at project site with the
following mandatory attendance:
All MEP and fire protection subcontractors
1) Manufacturers: Subject to compliance with requirements, (provide products by
one of the following):
A. A/D Fire Protection Systems, Inc.
B. Grace Construction Products
C. Hilti, Inc.
D. Johns Manville
E. Nelson Firestop Products
F. NUCO, Inc.
G. Passive Fire Protection Partners
H. RectorSeal Corporation
I. Specified Technologies, Inc.
J. 3M Fire Protection Products
K. Tremco, Inc.; Tremco Fire Protection Systems Group
L. USG Corporation
M. Boss Firestopping Systems
Microtel Inn & Suites, Sayre, PA Page 23 of 51 December 2, 2011
Q. Vinyl Siding and Trim
The noted, specified and illustrated vinyl siding and trim products shall be the
exact same make, model/style, color and texture as is installed at Owner's
existing Mansfield Microtel Hotel.
-Contractor to field inspect to verify prior to start.
Division VIII – Doors and Windows
1. All building exterior passage doors shall be 1¾" thick foam core insulated hollow
metal doors with welded hollow metal frame; flat slab type or with architectural
raised/embossed panels, and ¼" clear thermopane tempered glass vision panels as
scheduled and detailed.
2. All building exterior and interior storefront type doors (and fixed sidelight and/or
transom panels) to be commercial grade units by Kawneer/Vistawall or A/E.
-With standard color anodized or powder coat painted finished narrow stile
aluminum framework (with thermal break) and with ¼" clear thermopane
tempered glass as detailed.
-Hardware as scheduled for each location.
3. Exterior wall welded hollow metal door frames shall be field insulated with
injected expanding urethane foam insulation for full cavity filling after completed
installation, anchoring, and final adjustments.
Note: Hollow metal doors and frames should be as manufactured by Ceco,
Amweld, or approved equal.
4. All interior doors shall be factory pre-finished "Architectural Grade" 1¾" solid
core hardboard (Masonite/Mohawk) paneled wood doors with welded hollow
metal frames U.N.O. (jamb set) as scheduled and detailed.
*Only acceptable alternate to welded hollow metal frames are Timely 18 gauge
pre-finished steel door frames with TA-30 pre-finished steel casing trim with
TA-31N steel casing corner piece; factory prepped for scheduled hardware.
Note: General Contractor to verify all exterior and indoor door leaf and frame
requirements with Owner on a location by location basis prior to start to
determine final architectural requirements and acceptable materials for same.
5. Building windows shall be pre-finished powder coat, painted architectural
aluminum or solid Class/Grade A extruded vinyl commercial grade windows of
type as scheduled and detailed. All operable horizontal sliding windows shall
have nylon roller stainless steel ball bearing rollers, both top and bottom, integral
Microtel Inn & Suites, Sayre, PA Page 24 of 51 December 2, 2011
thermal break, lifetime warranted nylon bristle/poly vinyl weatherstripping and
spring loaded sash locking/operation handle and removable (from the inside)
aluminum framed nylon insect screen.
*Operation handle (latch and pull) to be ADA compliant type-size-profile in
all designated handicapped accessible guestrooms.
-All windows shall be glazed with ¼" clear glass set with minimum ½" air space
for Thermopane and be labeled tempered glass at locations scheduled.
-All operable windows shall be fitted with removable aluminum framed nylon
mesh insect screens.
-All frames to be extruded aluminum or vinyl with integral structural thermal
break, structural design for min. 80 MPH wind load, and with full perimeter
exterior wall mounting, pre-drilled attachment flange at min. 2½" wide.
-All windows shall be certified to be equipped/fitted with low "E" high efficiency
type glass panels.
-With factory installed permanent "opening stops" set for 4" maximum opening
width full sash height at all 2nd, 3rd, and 4th floor locations as detailed.
-With knock-down finish painted GWB surround/return at jambs and head and
cultured marbled stool as detailed.
-Building windows shall be by Quaker, Vistawall, Interstate, or approved equal.
*All exterior windows to be of the exact same (or pre-approved
comparable/equal) make, model/style, color and arrangement as are installed at
Owner's existing Mansfield Microtel Hotel.
-Contractor to field inspect to verify prior to start.
6. Door hardware shall be as scheduled and detailed as manufactured by the
A. Hinges – McKinney, Hagar, or equal: Ball bearing type
B. Lock sets/latch sets – Schlage or approved equal: All (6) pin tumblers
C. Card key locksets – Tesa or approved equal: Vertical card installation
D. Panic exit hardware – VonDuprin or approved equal: 99 Series
E. Closers – Norton or approved equal: ADA compliant
F. Thresholds and weatherstripping – by National Guard or equal: ADA
G. Guestroom security latches, sweeps, thresholds, and stripping – by D.H.S.I. or
7. Door Glazing
All exterior doors shall be glazed with ¼" clear tempered glass set with minimum
½" air space for Thermopane tempered glass panels regardless of location or
Microtel Inn & Suites, Sayre, PA Page 25 of 51 December 2, 2011
-All interior doors shall be glazed with single pane (non Thermopane) ¼" clear
tempered glass panels.
Note: All tempered glass shall be appropriately and permanently labeled as
Note: Shop drawing submittals shall be provided for all Division VIII products.
Note: Without exception, where there is a discrepancy between this door and
window outline spec and the Microtel Corporate prototypical construction manual
specifications/requirements for same, the requirements of the Microtel Manual
shall be required project work.
Division IX – Finishes
1. Gypsum Wallboard
All gypsum wallboard for all interior locations shall be installed as ⅝" thickness
regular gypsum wallboard, moisture resistant, and/or fire rated as scheduled and
-Gypsum wallboard shall be installed with bugle head drywall screws spaced in
accordance with manufacturer’s on center spacing for screwed application at all
locations; nominal 8" on center along all edges and 16" on center throughout the
-All gypsum wallboard shall be finished with "Level 4" (3) coat perfa-tape
treatment at all exposed areas; (1) coat "Level 2" perfa-tape treatment at all
-Note: All spaces/voids beneath the bottom of the gyp wallboard and
concrete floor slab surface shall be completely filled flush with gyp
wallboard surface with US Gypsum Durabond 90 quick set compound
product or approved equal.
**All GWB ceiling and/or wall surfaces scheduled to be painted with either
eggshell, satin, semi-gloss or gloss finish to be finished to the following U.S.
Gypsum Industry Standard level of gypsum board finish.
-Ceilings: Level #5
-Walls: Level #4
-All ceilings scheduled to have a textured painted finish may be left with a
Level #3 finish.
-All walls scheduled to have a knock-down coat finish and/or VWC coverage
may be left with a Level #3 finish.
2. Vinyl Composition Floor Tile
⅛" thick vinyl product as manufactured by Armstrong, Congoleum, or Asrock.
Microtel Inn & Suites, Sayre, PA Page 26 of 51 December 2, 2011
-Final VCT product shall be selected by Owner from samples submitted after
approval of shop drawing submittals for all products.
-Type 1 min. 0.45 watts/CM² CRF rating
*Scheduled non-slip VCT to have ADA compliant wet surface slip coefficient
of friction rating (> 0.60 wet abrasive test).
-Contractor shall be responsible for procurement and submission of only
those VCT product samples that meet or exceed this criteria.
*All VCT to be professionally cleaned, stripped and (2) coats (no buff) liquid
wax finished after installation has been inspected and accepted.
3. Seamless Sheet Vinyl Floor Coverage
-Flooring shall have translucent vinyl wear layer @ min. 020" thickness, a
cushion high density vinyl foam core, white shielded fibrous backing and
min. .080" overall thickness.
-3.85 lb/syd. weight and min. 175 psi static load limit.
-Type 1, Grade 1 Class A backing per ASTM F1303
-Type 1 min. 0.45 watts/CM² CRF rating
-Flor-Ever Plus sheet flooring by Congoleum Corp. or approved equal.
*All installations shall be made with overlap and double cut and chemical welded
seams and inside/outside integral coved corners.
**All VCT to be professionally cleaned, stripped and (2) coats (no buff)
liquid wax finished after installation has been inspected and accepted.
4. Vinyl Cove Base
Shall be 4" high ⅛" thick solid rubber/vinyl cove base material installed from 100
ft. roll stock product; 4 ft. length product not acceptable.
-As manufactured by Congoleum, Armstrong, Roppe, Flexco, or equal.
-Installation of vinyl/rubber cove base shall be made with field cut formed inside and
outside corners using heat gun and trimming/cutting of the product in accordance with
manufacturer’s instructions for field formed corners. Pre-manufactured inside/outside
corner pieces will not be acceptable. Vinyl cove base to be installed with full back
coverage of approved latex adhesive applied with grooved trowel per adhesive
manufacturer’s installation instructions for a VCB application; caulking gun applied
"ribbons" of adhesive will not be acceptable.
-Final product shall be as selected by Owner from samples submitted after shop
drawing submittal approval.
Microtel Inn & Suites, Sayre, PA Page 27 of 51 December 2, 2011
5. Rubber Stair Treads and Risers
-Shall be heavy duty full width and length Visually Impaired heavy duty Safe-T-
Grip rubber stair treads with 1⅞" hinged square nose designed to accommodate
ADA stair tread nose/leading edge profile.
-Color selected by Owner.
-With full height and width contrasting color (1) piece riser cover of same stock
scribed and cut to the bottom of the stair tread nosing.
-Tread stock shall have a tapered thickness of .210" to .113" across the nominal
13" tread depth.
-The tread shall have a square cut nosing of a depth of 2" with underside hinged
to accommodate ADA stair tread/riser angle.
-Treads and riser covers shall be by "Johnsonite" or approved equal conforming
to ASTM-F-2169 standard specifications for resilient stair treads Type TS, Class
2, Group 1 & 2; installed in accordance with manufacturer’s requirements for full
-Type 1 min. 0.45 watts/CM² CRF rating.
*Installation shall include (1) additional full size tread cover with nosing placed
at each stair landing prior to start of landing VCT floor coverage material.
6. Suspended Acoustical Ceilings
Shall be as manufactured by Armstrong, Celatex, US Gypsum, or approved equal.
Product type, style, and arrangement as specified and detailed on the final
reflected ceiling plans.
-Final product shall be as selected by Owner from samples submitted after shop
drawing submittal approval.
7. Interior Painting
All wall surfaces scheduled to be painted shall be (3) coat painted as follows:
1st coat – tinted primer.
2nd coat – After Consultant’s approval of perfa-tape finish quality and/or
touchups and repairs with repriming completed – spray applied with roller/rollout
3rd coat – spray applied with roller/rollout finish.
-All paints shall be the product of Benjamin Moore, Pittsburgh Paint, Pratt &
Lambert, Sherwin Williams, Behr, or approved equal.
Note: "MAB" paint products will not be acceptable.
*Masonry walls scheduled to be painted shall have all horizontal and vertical
joints concave tooled (slicked), voids filled and treated with (2) coats of block
filler tinted primer paint prior to (2) coats of final painting; color as selected.
-Plus nom. 16" wide continuous accent strip on both stairwell masonry walls
running parallel to landings and stringers.
Microtel Inn & Suites, Sayre, PA Page 28 of 51 December 2, 2011
8. Hollow Metal Door/Frame Painting
All hollow metal doors and frames shall be touched up with field applied red
oxide paint primer, solvent cleaned, and prepared for finish painting, including
repairs of all nicks, blemishes, etc.
-All hollow metal doors and frames shall be finished with (2) coat field paint
finished of 100% alkyd enamel, color selected by Owner.
Note: All hollow metal doors and frames shall be field painted by spray paint
application and/or brush applied with short nap rollout finished texture.
Note: Prior to finish painting of all hollow metal door frames, all door frames
shall be cosmetically caulked to adjacent gypsum wallboard surfaces, including
top surface/top edge.
Note: Shop drawing submittals shall be provided for all Division IX finished
9. Knock-Down Wall Finish
-All room wall surfaces scheduled for a "knock-down" finish shall have work
completed in accordance with the following:
A. The knock-down color shall be as selected by the Owner; Owner will
procure Corporate approval of same as part and part of Contractor's knock-
down sample submittal package.
B. The knock-down must be provided by one of the following approved
1) Plexture (Sierra or Landscape textures; Howard White color) with Teflon
by Triarch Industries of Houston, TX; (800) 537-6111;
2) Texturi by Comex Paints USA of San Antonio, TX; (800) 266-3987;
3) Supreme-Tex by U.S. Textures, Inc. of San Antonio, TX; (800) 414-8805
4) Quartz Silco (Fino, Damascus or Rustic Stone textures) by Perma Tone, Inc.
of Houston, TX; (800-permatone); www.permatone.com
5) Romatex by Levwall, Inc. of Marietta, GA; (800) 342-2747;
6) Profinish (Emerald System Series II) by ProKo Industries
-To submit a product for consideration as equal to one of the above approved
products, a sample of the proposed equal must be submitted, along with all
the technical and independent testing information relating to the proposed
product as described below.
Microtel Inn & Suites, Sayre, PA Page 29 of 51 December 2, 2011
1) Submit two samples (8" x 8" minimum) showing the Owner's selected
colors and texture of the knock-down finish to Corporate Project Manager.
If the product is approved, one sample will be retained and one will be
returned and must be kept on file at the jobsite for reference.
2) All submitted products must meet the following Minimum Performance
A. A perm rating of greater than 16 for the system, including basecoat,
primers, texture coats, etc.
B. Scrub resistance of minimum of 2500 scrubs before failure ASTM D
All carpet, bound top carpet base and padding will be supplied by Owner for
Contractor's installation (OSCI).
-No other installation products or other installation accessories will be provided
-Contractor to be responsible for providing Owner with carpet, carpet base and
padding take-offs for ordering.
*Contractor will be back charged for excess materials beyond normally
expected cutoff pieces/scrap due to take-off errors.
-Carpet to be installed in accordance with the following requirements.
I. All Hallways
A. A double glue-down policy must be followed. The pad is to be glued to
the floor and the carpet glued to the pad. Installation is to be according to
B. Use of the double-stick Carpet Installation System with factory approved
adhesive on a sponge cushion rubber pad (23-26 lb. density) is the
preferred method. A synthetic fiber pad that is specially treated for this
type of installation will also be considered.
II. All Other Room Areas
A. Continuous room perimeter tackless strip.
-Full length pieces corner to corner
B. Padding laid loose; with all joints tapped.
C. Carpet power stretched for embedment into tackless strips; with all joints
pattern matched and seam sealed.
-All guestrooms, suites, and corridors must have a minimum 4" bound carpet base
that matches the floor covering. Carpet base must match or complement the floor
carpet. Stained wood base is also allowed.
Microtel Inn & Suites, Sayre, PA Page 30 of 51 December 2, 2011
*All cut ends of bound top carpet base (supplied by Owner in roll stock) to
be treated and finished as follows by Contractor as part of the installation
procedure to prevent cut end fraying and unraveling.
A. Carefully glaze the cut ends with a hot knife (melt fabric strands together).
B. Smooth coat cover and caulk end full height to adjacent vertical surface with
a silicone caulk sealant; color selected by Owner.
11.Floor and Wall Tile: Final selections will be made by Owner's Interior Decorator
from pre-approved Contractor's sample submittals.
-For the purpose of bidding and contracting, the following tile Material Cost
Allowances shall be used; for wall and floor areas as illustrated on the plan and as
A. Wall Tile:
Group I @ $2.00/sf wall surface area + $1.50 ea. for 8" long cap tile trim pieces
Group II @ $4.00/sf wall surface area + $2.25 ea. for 8" long cap tile trim pieces
B. Floor Tile:
Group I @ $3.50/sf floor surface area + $1.50 ea. for 8" long base tile trim pieces
Group II @ $7.00/sf floor surface area + $2.50 ea. for 8" long base tile trim pieces
*"Material Cost" as defined in Division I, #25
**Wall surface area to include base tile and top tile trim pieces.
***"Material Cost" as defined for these allowances does not include the required
installation accessories and/or epoxy fortified grout.
12.Architectural Wood Finishes: Final selection will be made by Owner's Interior
-For bidding and contracting purposes, Contractor shall include material and labor
costs for field finishing of all 1st floor area decorative wood trims as scheduled
and detailed in the following manner:
Wood stock to be AWI clear and better grade Tulip Poplar with trim size,
type, style/profile, as detailed.
Sand and clean in preparation for open grain wood filler sealer.
(1) coat suitable open grain wood filler sealer applicable to final species of
wood trim selected.
(1) coat of selected oil based wood stain.
(3) coats of selected oil based polyurethane finish.
-With full sanding and cleaning between coats.
*In the event a painted finish is selected, same procedure but with primer and (2)
coats of finish paint.
Microtel Inn & Suites, Sayre, PA Page 31 of 51 December 2, 2011
**Any single straight length of molding for a corner to corner/end finished
work length of < 12 lf shall be installed as a single length – (1) solid piece of
molding without running joints.
-Work that requires an installed straight length of molding in excess of 12' shall
have running joint location pre approved by Owner/Consultant with a 45° angled
overlap running joint laid with overlap in direction of primary view.
-All end cuts and ring length joints to have ends fully stained before installation
13.Vinyl Wall Covering (VWC)
-All scheduled vinyl wall covering roll stock will be supplied by Owner for
Contractor’s installation (OSCI).
-No other wall preparation and/or installation products or accessories will be
provided by Owner.
-Contractor will be responsible for providing Owner with VWC take offs for
*Contractor will be back charged for excess materials beyond normally
expected cutoff pieces/scrap due to take-off errors.
-VWC will be supplied as a heavyweight fabric backed product in 54" width and
with not more than a 12" drop match.
-VWC wall preparation, adhesive type, VWC cut length preparation and
installation methods shall be in accordance with VWC manufacturer’s
recommendations without exception.
*Contractor shall provide submittals for review and approval on all
installation products and accessories before start of work.
-In addition, the following VWC installation procedures shall be followed.
Installed full height of each drop without horizontal joints.
Installed before wood base, wall cabinets, countertops, wall mirrors, etc.
Installed after tile base.
Installed through inside corners to ½" beyond with next wall drop
overlapping the "through the corner" drop to within ⅛" of inside corner.
*Extending a drop through inside corner to beyond the ½" will not be
acceptable due to the VWC shrinkage – pull out and inside corner bridging
Microtel Inn & Suites, Sayre, PA Page 32 of 51 December 2, 2011
Division X – Specialty Products
1. All specialty products shall be as scheduled and detailed.
2. Shop drawing submittals shall be provided for all Division X specialty products
for review and approval prior to order.
3. Toilet Accessories
Shall be as manufactured by McKinney, Bobrick, Global or equal.
-"ASI" products not acceptable.
-All grab bars to be structurally designed, fabricated and installed to support
constant 250 lb. point load at any point in any direction.
*All installed by mechanical attachment to concealed solid wood wall blocking.
4. Toilet Partitions
-Shall be nom 1" thick solid extruded "HDPE" plastic products by Comtec
(Scranton Products), Santana, or approved equal.
-Of type, style and arrangement as illustrated, detailed and noted.
-All panel products and accessories of stock color/pattern selected by Owner from
the "Custom Color" range.
-All to be fitted with bright aluminum hardware; ADA handicapped accessibility
-Toilet stalls to be floor mounted head rail braced.
-Grab bars to be structurally designed, fabricated and installed to support constant
250 lb. point load at any point in any direction.
-Urinal privacy screens to be wall mounted, but with full floor to ceiling front
edge support/bracing stile.
-With the following optional hardware.
54" aluminum continuous wall brackets
Stainless steel floor stirrup brackets
*All wall attachments to concealed solid wood wall blocking.
5. Fire Extinguishers
Shall be UL listed and labeled by J.L. Industries or approved equal.
-"ABC" rating as scheduled for each location.
-Semi-recessed clear polycarbonate bubble door type cabinets as scheduled.
*Regardless of date of purchase, all new fire extinguishers require a fire
extinguisher field service check and certification.
Microtel Inn & Suites, Sayre, PA Page 33 of 51 December 2, 2011
6. Plastic Signage
All signage (exterior and interior) to be supplied and installed by Contractor.
-Contractor to coordinate with and assist Owner in the selection/scheduling and
delivery of same to avoid interferences and delays.
-Each and every room area, path of exit, exits and rescue assistance refuge area to
have ADA compliant wall mounted signage of (2) color laminated plastic; text
and colors selected by Owner from samples provided.
*All plastic signage to be of the type prescribed by Wyndham Corporation for
prototypical hotel from listed preferred (pre-approved) vendors only.
-All signage to be of the bordered – beveled edge type with angled/profile corners
of style selected by Owner; installation to be initial placement with double backed
tape and then permanent mechanical/screwed attachment with color matched
7. Granite/Marble Millwork and Vanity Tops
Final selections will be made by Owner Interior Decorator from pre-approved
contractor's sample submittals.
-For the proposes of bidding and contracting, the following granite/marble
Material Cost Allowances shall be used; for millwork and vanity tops as
illustrated on the plans and as scheduled herein.
Group I @ $50.00/sf
Group II @ $100.00/sf
*Material cost as defined in Division I #25.
**Millwork and vanity top surface area to be calculated for end to end through
inside corner lengths and solid, without cutouts, and include 1½" thick front edge
build-ups, back and side splashes and front aprons, etc. as detailed.
***Material cost as defined for these allowances does not include the required
installation accessories, front edge treatment, cutout charges and/or epoxy
adhesive/joint filler material, etc.
8. Outside Corner Guards
-Shall be full ceiling height surface wall mounted (1) piece high impact vinyl
acrylic extrusion stock with nominal 2" leg each way and nom. ¼" radius on
-Installed onto fully concealed continuous solid extruded vinyl retainer screw
attached to wall corner blocking.
-Concealed wall retainer by Construction Specialties covered with "Acrovyn"
vinyl product or approved equal.
-"Acrovyn" cover color and sequence texture as selected by Owner.
Microtel Inn & Suites, Sayre, PA Page 34 of 51 December 2, 2011
*On non ceiling high locations, top of covers to be fitted with preformed (1) piece
radius edge snap on color matched "Acrovyn" O/S corner caps.
Division XI – Equipment – Not Used
Division XII – Fixtures, Furnishings and Equipment (FFE)
General Contractor shall be responsible for the pre-scheduled delivery of, receipt
and inventory of (and filing of damage claims), unloading-handling-storage of, and final
installation of, the Owner's complete fixtures, furniture, and equipment (moveable
equipment); which will include, but not be limited to the following:
Front and back of the house office furniture and equipment
Lobby and breakfast area room furniture
Prep kitchen and breakfast bar equipment
Meeting room tables and chairs
Typical guestroom furniture complete with artwork and bedding
Typical guest bathroom accessories: towel rack, shower curtain with hangers
Elevator lobby(ies) furniture
Fitness room equipment
-The following items will be supplied by Owner for Contractor's installation:
Complete fixture, furniture, and moveable equipment packages for all building
areas including exterior front entrance and rear of building outdoor patio areas.
Complete drapery and window treatment package including fabric covered
All carpet with padding – in both 12' and 6' wide rolls.
All fabric backed vinyl wall covering in either 48" or 54" wide roll stock.
-Owner will place orders for all and turn over all order/purchase confirmations to
Contractor with contact person identified.
Microtel Inn & Suites, Sayre, PA Page 35 of 51 December 2, 2011
-Contractor shall then be responsible from that point on for coordination of all
delivery schedules, receipt and inventory of deliveries including placement/filling
of and shipping shortage/damage claims, unloading, handling, storage, assembly
and installation, etc.
-Contractor will be held responsible for the safekeeping of all stored items and
also be held responsible for any "shortages" not claimed at time of delivery
-Contractor shall be responsible for all associated and normally required
assembly, preparation and installation materials and products.
-Contractor will be responsible for providing Owner with accurate material
quantity take-offs for ordering of all carpet and vinyl wall coverings; shortages
and/or unnecessary excess quantities will be Contractor’s responsibility per
Division #IX of the Outline Specifications.
-Contractor will be responsible for an accurate assessment of the scope of the
typical (102) room prototypical hotel project FFE package based on Contractor's
represented experience as a Hotel Builder. Failure to accurately assess the labor
cost to install same will not be considered as a valid request for additional work
General Contractor shall cooperate, assist, and support the installation of the
Owner's contracted furnishing vendors, suppliers, installers for the following:
Building security and alarm systems
Property management system
Wireless high speed internet systems
*Contractor shall be responsible for the line voltage and low voltage
electrical cabling rough-in installations for all these systems in accordance
with the electrical plans, details and risers.
-Rough-in methods and arrangements to be pre-approved by each system vendor
by Contractor's rough-in shop drawing submittals.
Division XIII – Not Used
Microtel Inn & Suites, Sayre, PA Page 36 of 51 December 2, 2011
Division XIV – Elevator
-Complete supply and installation of (1) pre-engineered packaged electric motor
driven hydraulic passenger elevator units; of size, type, style and capacity detailed
-Model #330A borehole hydraulic elevator, Schindler Elevator by subcontracting
to Schindler Elevator Corp., Jeff Lepore.
-120/208 volt, 3 phase, 4 wire electrical characteristics with reduced voltage
soft start motor starting control system.
-Architectural grade (upgrade) hall door and frame finish (and cab door panels
inside and out), i.e. US-26D brushed chrome verified in field to match 1st floor
door hardware finish selection.
-Architectural grade (upgraded) elevator cab interior with decorative rails on (3)
walls, decorative raised laminate wall panels and decorative cab ceiling panels
with recessed mini H.I.D./L.E.D. downlights.
*All as selected by Owner from submittals prior to order.
-Full ADA compliant handicapped accessibility control, cab and hall call and
-Including hall framework and cab interior protection/coverage panels to be
installed by elevator subcontractor as work is done and to remain in place until
turnover to Owner.
-Including final PA State L&I elevator inspection and approval and (1) full
calendar year at no cost to Owner service and maintenance program for parts and
labor including operational service call response within (12) hours of notification
*Elevator will not be allowed to be used for any project construction
purposes; elevator to be locked out until building turnover to Owner.
-Hall side door frame and door panel protection to remain in place until
building turnover to Owner.
Division XV-A – Plumbing
1. All subgrade and above grade drain, waste, and vent piping to be Schedule 40
2. All potable water piping to be type L copper tubing installed with certified lead
free soldered joints and nom. 5' oc hangers.
-Lead free certification and water potability testing certification to be required
prior to project completion.
*Class A "PEX" tubing installed with manifolds and on piping support trays will
be acceptable substitute.
Microtel Inn & Suites, Sayre, PA Page 37 of 51 December 2, 2011
**All subgrade potable water piping to be Class "A" PEX tubing installed as a
single continuous length from ceiling space to device terminations.
3. HVAC System R410A Refrigerant Piping
-All refrigerant piping to be Type "L" soft temper rolled copper pipe with
appropriate insulation where permanently concealed; with additional oversized
protection pipe sleeve where subgrade.
-Type "M" copper tubing acceptable at normally accessible/exposed mechanical
room locations, etc.
-Installed in accordance with industry standards for pipe cleaning and purging
with nitrogen flow during line connection silver solder brazing work and as fully
suitable for and compatible with R410A refrigerant.
4. Natural Gas Piping
All building interior natural gas piping should be installed as either threaded
Schedule 40 black steel pipe and/or pre-engineered fabricated flexible stainless
steel rolled gas pipe product with yellow vinyl coating (CSST System), complete
with all accessories, connections, fittings, etc. as provided by the manufactured
5. Concealed Installation
Except as noted and detailed on the plans, the entire plumbing installation shall be
installed as concealed work to the point of piping penetration of the wall to, at, or
beneath the particular plumbing fixtures, at which time all piping shall be
transitioned to chrome plated piping with necessary finished wall trim plates.
6. DWV Testing
The entire drain, waste, and vent piping system shall be tested by plugging all
openings and hydrostatically testing to a water head elevation of not less than 10'
above the point of highest drainage connection to any plumbing fixture
throughout the (4) story building areas.
-Water head test shall be kept on for a minimum of (4) hours, after which time the
water test column shall show no appreciable droppage (leakage).
7. Potable Water Testing
The entire potable water piping installation shall be air tested to not less than 150
psi for a period of 24 hours, after which time the line pressure shall show no
appreciable pressure drop.
Microtel Inn & Suites, Sayre, PA Page 38 of 51 December 2, 2011
8. Natural Gas Piping Installation Testing
The entire building interior natural gas piping system installation up to the gas
cock installed at each appliance shall be pressure tested in accordance with the
applicable requirements of the 2009 edition of the International Gas Fuel Code,
most current edition of NFPA #54 Gas Fuel Code, and/or Public Gas Utility
Company's assigned and specified requirements and procedures, but not less
than 100 psi for a period of 24 hours (the more stringent requirements of all
shall be required), after which time it shall show no appreciable pressure drop.
9. Pipe Insulation
-All pipe located within the building spaces (above 1st floor slab and/or below
roof truss bottom chord) to be fully insulated as follows:
A. Sanitary drain and waste lines and roof drain rain water conductors (RWC's):
1½" thick fiberglass wrap with all service jacket, for acoustical insulation.
*Fiberglass insulation coverage/jacket shall be Class A/FSK-25 rated and
labeled where not fully enclosed or covered with 5/8" GWB, cement tile
backer board and/or ½" Dens-Shield gypsum sheathing.
B. Domestic cold and hot water lines: ⅜" wall thickness closed cell foam
-Insulation system shall include pre-formed fitting and valve body coverages,
etc. for a completed installation without exception.
*Regardless of temperature of the domestic water or type of pipe.
10.Tags and Labels
All plumbing line valves, equipment, controls, etc. shall be permanently labeled
with engraved adhesive back rigid plastic labels and/or engraved plastic tags
attached to the valve with chain or plastic zip tie product.
-As built plans and valve identification schedule shall clearly denote valve
locations, tags, etc.
To be as specified complete with all necessary accessories, line shutoff valves,
mounting hardware, etc.
To be N.S.F. labeled brass body stainless steel ball type with Teflon seat – ¼ turn
-Color coded vinyl lever handle cover.
Microtel Inn & Suites, Sayre, PA Page 39 of 51 December 2, 2011
All pipe to be supported with suitable hangers to maintain alignment and
clearance from other work/above topside of ceiling, etc.
-All vertical lines with riser clamps at floor penetrations and at top fitting to
-All horizontal at maximum 5' o.c. and with unistrut trapeze type support rails
where multiple lines run parallel to allow racking.
-With thermal insulation sleeves and dielectric isolation sleeves to prevent
galvanic action (corrosion) between copper and other metals/concrete/masonry.
14.As Built Plans
Prior to project finalization, General Contractor shall submit (2) original
reproducible prints prepared by the plumbing subcontractor to document as built
installation drawn to scale with proper locations of all installed pipe,
identifications of all equipment, pipes, valve locations, fittings, etc.
Division XV-B – Automatic Fire Protection/Sprinkler and Stand Pipe Systems
1. Products and Equipment – All to be U.L. and F.M. listed and labeled.
2. Building Classifications
-Per 2009 IBC: R-1 Use Group, Transient Hotel Occupancy
*The "Hotel" Use Group does not qualify the guestrooms/suites for
Apartment/Dwelling Unit Classification.
-4-story Type V-B protected wood framed construction.
3. Automatic Fire Protection Sprinkler System Coverage
-All building areas to be fully sprinklered including vented roof truss attic areas,
extended outside entry porch roofs/canopies, guestroom closets and bathrooms, to
provide a full coverage classification.
*Per NFPA #13, with only guest bedroom areas using #13R designs and
-Wet pipe system for all conditioned spaces and separate dry pipe system for
vented attic areas and drive through canopy.
-Hydraulically designed by the sprinkler/fire protection contractor for a light
hazard occupancy based on contractor's procured/verified public street main
water service availability by a nearest fire hydrant flow test done within the past
(6) months or a new hydrant flow test accomplished by the Water Company at
Microtel Inn & Suites, Sayre, PA Page 40 of 51 December 2, 2011
*Regardless of system design, all sprinkler heads throughout all guestrooms
and public/common room areas/spaces shall be semi-recessed residential/quick
response type with white painted finish and white trim plate.
4. Stand Pipe Systems
-A wet pipe 4" diameter Class I stand pipe shall be installed in each of the (2)
-With hose connection valve size, type and position as specified/verified by the
contractor with the Athens Township Fire Chief.
-Stand pipes may be used to supply the floor by floor wet pipe sprinkler system if
proven suitable by the hydraulic designs; with each floor stand pipe hose stream
GPM (load) accommodated as specified by the Fire Chief.
-Installed with floor system supply main line isolation valve with tamper switch
and flow alarm vale; both with fire alarm system supervision.
5. Design to Build Approvals
-Fire protection contractor shall prepare complete design to build fire protection
system plans by acceptable hydraulic designs, including plans and equipment,
product specifications, and make formal submission of same to the following for
review and approval.
A. ISO *For review and Risk Analysis Rating; rating must be acceptable to
all AHJ’s and Owner’s building/property fire and casualty insurance
B. Athens Township Fire Chief
C. Code Inspections, Inc., Sayre office
-After complete review and approval without conditions by all of these AHJs,
same to be submitted to Project Consultant for review and approval.
*The more stringent requirements of any of these reviews and/or these
specifications shall be contract scope requirements; as interpreted by the Project
6. Corporate Specifications
-Attached Wyndham Corporation Sprinkler System Design and Installation
Specifications (Design and Construction Manual) shall be adhered to without
exception for design, installation, alarm arrangement, etc.
i.e.: Each floor to have separate flow alarm.
-However, Wyndham Corporation’s less stringent requirements shall not be
Microtel Inn & Suites, Sayre, PA Page 41 of 51 December 2, 2011
-All work to be concealed in a position fully coordinated with all other work to
place lines a minimum of 8" above top side of any acoustical panel suspended
ceiling grid system.
-Exposed pipe/system work will only be allowed in the following room areas:
8. Schedule 40 CPVC UL/FM listed and labeled "Blaze Shield" plastic pipe and
fittings fully acceptable for branch lines and cross mains up to 1½" diameter size.
-Hanger to be located at max. 48" oc.
9. All black steel pipe to be certified US/domestic pipe (and cast iron/wrought
-Schedule 40 with threaded or thin-wall Victaulic fittings.
*Schedule 20 through wall pipe will not be acceptable for any pipe at any
locations regardless of size.
10.All typical pendant and sidewall heads to be white semi-recessed type with
white trim plates.
11.Scope of work to start at and include the new min. 8" diameter hotel building
fire service tap onto the adjacent South Elmira street main by water company,
including all charges for both service tap and street pave restoration, and shall
include the combined fire service and domestic service meter vault per Water
Company assigned specifications (attached to plans) including full flow in line
meter and full flow valved meter bypass, on site fire hydrants, etc.
*Water Authority will supply and install both fire and domestic water service
laterals into the combined meter vault positioned at edge of street ROW as
illustrated. Both pipes provided by water company with a flanged pipe end on
*Contractor must set the vault first for the water company to pipe into it.
-Prior to project completion/closeout, fire protection contractor shall submit (via
project contractor) (6) original editions of the following certifications, signed
NFPA #13 Certificate "U" for underground fire service line
NFPA #13 Certificate "A" for above ground fire protection system.
Microtel Inn & Suites, Sayre, PA Page 42 of 51 December 2, 2011
13.Service and Recertification Agreement
-Prior to project completion/closeout, fire protection contractor shall submit (via
project contractor) a formal Fire Protection System Service and Recertification
Agreement for the full (1) year contractor warranty period.
-With full recertification required at the end of the (1) year warranty period.
-At no cost to Owner.
-A formal proposal for an extended Service and Recertification Agreement.
Division XV-C – Heating, Ventilation and Air Conditioning
All products and equipment shall be as manufactured by listed company or
-Complete shop drawing submittals shall be required for all proposed
substitutions prior to consideration of the equipment as an acceptable equal.
Final shop drawing submittals shall be provided for all equipment after
determination that a proposed substitute is acceptable regardless of context of 1 st
proposed alternate submission.
*Without exception, all air conditioning and/or refrigeration
equipment/systems shall be charged by R410A refrigerant including PTAC
units and ductless split system units.
-R410A refrigerant certification required as a closeout document.
2. Installation Requirements
All equipment, products, etc. shall be installed in exact accordance with the
manufacturer's installation instructions provided with each equipment item as
field verified for the particular installation, location, and arrangement.
-Manufacturer's installation instructions shall be maintained for assembly and
submission into the as built plan submission.
*Manufacturer's installation recommendations shall be contract
requirements without exception.
All ductwork shall be fabricated of rigid galvanized sheet metal constructed to
SMACNA low pressure, low velocity standards, installed with mechanically
fastened joints caulked to an airtight condition.
Microtel Inn & Suites, Sayre, PA Page 43 of 51 December 2, 2011
-General Contractor proposing to substitute alternate duct sizes and/or duct
fabrication configurations shall propose the same as a shop drawing submittal
prior to the start of fabrication.
*Owens Corning Fiberglass Duct Board System is the only acceptable duct
board substitution as a proposed equal, but will require pre-approval by
shop drawing submittals with consideration given separately to each system.
*Contractor will be allowed to reconfigure ductwork arrangements
(route/location) and to make size adjustments to accommodate field
conditions and to avoid conflicts with the following conditions.
Performance remains same as plan including location and cfm flows of
diffusers, grills, etc.
Same duct cross sectional area is provided; with minimum 6" dimension
for any duct handling > 500 cfm.
Duct sized for cumulative air flow cfm at the following maximum duct
air flow velocity
-Supply air @ .10" ESP/100' T.D.L.
-Return air @ 0.075" ESP/100' T.D.L.
-Exhaust air @ 0.15"ESP/100' T.D.L.
4. Duct Insulation
All supply air ductwork, regardless of location, shall be fully thermally
insulated by exterior fiberglass blanket duct wrap insulation system with
continuous vapor barrier wrap, including connection collar and top side of all
supply air diffusers.
-Thermal insulation in place "R" value should be as follows:
A. Within conditioned building spaces (below roof ceiling insulation and/or
above floor slab) at min 3.5.
B. Outside of conditioned building spaces at min. 5.0.
-All return and exhaust air duct located outside of conditioned building spaces
shall have similar thermal insulation with vapor barrier coverage at min. R 3.5
in place value.
*All duct wrap insulation vapor barrier coverages shall be U.L. labeled Class A
FSK25 type (flame spread rated) without exception regardless of duct type or
5. Electrical Characteristics
HVAC subcontractor shall be responsible to coordinate with electrical
subcontractor to personally verify all electrical rough-in requirements for final
HVAC equipment regardless of information presented on either HVAC or
Microtel Inn & Suites, Sayre, PA Page 44 of 51 December 2, 2011
-Failure to coordinate and resulting requirement for adjustments to electrical
rough-in and/or reconfiguration of HVAC equipment voltage characteristics
shall be the responsibility of the project General Contractor without any
additional cost to the Owner.
General Contractor is advised that the HVAC systems shall be set up, tested,
and balanced to set up criteria and to document final air flow characteristics
with an HVAC/Mechanical Contractor's Certified (signed and notarized)
Test and Balance Report prepared for the same in a form and presentation
acceptable to the Consultant for all separate systems, with building interior
finishes in place throughout and all doors that will be normally closed in closed
and latched position.
-All required adjustments/rebalancing of all systems to provide operational
and/or occupant comfort conditions shall be completed by the General
Contractor at no additional cost to the Owner throughout the (1) year
Contractor's warranty period. This rebalancing will not be required more than
(4) times during the (1) year warranty period.
7. Owner's Indoctrination
General Contractor shall make arrangements for HVAC subcontractor to provide
and perform Owner's operational instruction and indoctrination meeting at a date
and time scheduled by the Owner after building occupancy and operation.
8. As Built Drawings
General Contractor shall assemble and present (2) complete sets of as built
drawings prepared by the HVAC subcontractor, drawn to accurate scale
indicating exact duct layout locations, duct sizes, control locations, etc.
including (2) bound copies of all equipment submittals, operating instructions,
maintenance manuals, etc.
9. Post Contract Work Service and Maintenance
General Contractor's scope of work to include a full (1) calendar year system
preventative maintenance and service program in addition to the standard (1)
calendar year warranty; to include 100% parts and labor, unconditional and non
-To include min. (1) operational inspection and service prior to start of heating
season and (1) prior to start of cooling season; in addition to the typical
preventative maintenance of filter, belts, lubrication and cleaning, etc.
Microtel Inn & Suites, Sayre, PA Page 45 of 51 December 2, 2011
-To include all normal and emergency system operational problem service calls
with emergency (no heat/no A/C) service call response within (4) hours.
-General Contractor shall only subcontract the HVAC work after the Owner and
Consultant have been provided with a proposed subcontractor's qualification
summary submitted for review and acceptance and issuance of authorization to
-The General Contractor shall provide Owner and Consultant with such
proposed HVAC subcontractor's submittal data within (30) calendar days of
award of contract and Notice to Proceed.
-Including a proposed alternate (Owner's selected/recommended) HVAC
subcontractor's qualifications submittal data and corresponding +/- $ to project
cost to accommodate Owner's required alternate subcontractor.
-The intent and purpose of this requirement is to avoid the problems
encountered by the subcontracting to unqualified HVAC (mechanical)
contractors and/or HVAC mechanical contractors without suitable in-
house mechanics and technicians to complete all work without additional
downstream sub subcontracting of "out of house" required work.
*The proposed HVAC subcontractor's qualifications summary submittal shall
include a clear and accurate representation of extent/scope of in-house (direct)
work as well as subcontracted out of house (non direct) work by scope of
proposed trade contract, i.e.
Mechanical equipment – gas furnaces and condensers
Automatic temperature controls
Test and balance
Preventative maintenance and services
Division XVI – Electrical
100% of the electrical installation shall be installed, connected, and terminated
in exact accordance with all applicable National Electrical Code requirements
for the specified occupancy type and building classification; the year/edition of
the NFPA #70 NEC as adopted by the Municipality and/or its contracted
Microtel Inn & Suites, Sayre, PA Page 46 of 51 December 2, 2011
Electrical Inspection/Code Enforcement Agency as verified by Contractor prior
to start; at this time the 2009 edition is in effect.
2. Rough-In Verification
Prior to the start of any electrical rough-in work, the electrical subcontractor shall
personally coordinate with Owner, Consultant, General Contractor, and all other
project subcontractors to verify rough-in requirements as to location, type,
arrangement, voltage characteristics, disconnect requirements, etc.
-Rework necessary to correct improper rough-in due to the lack of coordination
and field verification will be completed by the General Contractor to
Consultant's and Owner's criteria at no additional cost to the Owner.
3. Wiring Methods
Electrical construction to be installed in 100% concealed fashion unless noted
otherwise on the plans.
-Building use/occupancy classification: IBC Use Group R-1 (4) Story Hotel
-Typical interior line voltage branch circuit wiring methods to be type MC cabling
installed in accordance with National Electrical Code as to "through the stud"
plastic pulling grommets at all light metal framed locations; and/or cable-in-
conduit @ min. ¾"ø E.M.T. conduit throughout.
-All feeder circuits to be cable in conduit as scheduled.
All local branch circuit conductors shall be copper; minimum 12 gauge type
"THW" for all branch circuits regardless of connected loads or equipment
*All feeder conductors (both service and distribution panels) to be cable in
-Type THHN or XHHN
-Stranded copper as selected or equivalent stranded aluminum terminated
at each end with Square "D" Versa-lug compression terminals.
-SCH40 PVC conduit with stranded copper ground conductor.
5. Device Ratings
All devices (switches and convenience outlets) shall be 20 amp rated "spec
grade" devices; with device and faceplate color as selected by Owner's interior
decorator separately for all spaces prior to start (ivory-white-black-brown).
*All light switches shall have internal L.E.D. illumination when in the off
position or LED backlit cover plates if allowed by Corporate and/or Owner.
Microtel Inn & Suites, Sayre, PA Page 47 of 51 December 2, 2011
**Standard sized cover plates shall be used at all locations; oversized plates
will not be acceptable as a method of correcting GWB over cuts.
6. Light Fixtures
Prior to ordering and/or installation, electrical subcontractor shall submit
complete shop drawing submittals on all proposed light fixtures for Owner's and
-Acceptable interior light fixture manufacturers will be Simkar, Daybright,
Keystone, Progress, Hubbell, or equal; to make/manufacturer, quality, style,
finish, and lamping as specified by Owner's selected fixtures.
*All fluorescent light fixtures to have universal voltage (120 volt
through 277 volt +/- 15%) high power factor electronic ballasts.
7. Fixture Lamps
General Contractor shall turn over the building with all light fixtures having
new lamps or lamps that have been installed and used for construction lighting
for a period of not more than (30) calendar days prior to building turnover for
Owner's use and occupancy.
8. UL Labeling
All products regardless of locations, arrangement, intended use, and/or function
shall be UL listed and labeled.
9. Electrical Inspections
Electrical subcontractor shall procure and provide certification that building
electrical installation has been inspected and certified to be violation free for the
following stages of work:
All service entrance gear, distribution panels, metering equipment, etc. shall be
as manufactured by Square D, Cutler Hammer, or pre-approved equal.
-All service gear and completed installation work (materials and methods) from
pad mount transformer pre-cast vault, primary and secondary service conduit,
C.T. metering cabinets, service gear, cable pulling and termination cabinet, etc.
shall meet PPL assigned specifications and shop drawing submittal approvals.
Microtel Inn & Suites, Sayre, PA Page 48 of 51 December 2, 2011
*Penelec approval of service gear submittals required before submittals are
presented to Consultant.
-Including written statement from Penelec specifying the available Penelec
calculated service fault current rating.
11.Shop Drawing Submittals
Prior to project completion, electrical subcontractor shall prepare, assemble, and
submit (2) complete editions of detailed as built drawings prepared to illustrate
installed conditions, clearly illustrating locations of all devices, junction boxes,
disconnects, controls, etc. and as built branch circuit panel directories.
-Included shall be (2) bound editions of shop drawing/product submittals for all
electrical equipment without exception.
12.Low Voltage Rough-In
Rough-in requirements for Owner's low voltage systems shall be installation of
double gang wall box (with single outlet reducer plate) with ¾" conduit sweep
to min. 12" above top side of highest adjacent accessible ceiling space.
-With "dedicated home run" cable installations as specified and detailed for
the following systems.
Phone – (4) pair Cat. 6 cable
Data – (4) pair Cat. 6 cable
*IDF to MDF Cat 6 cable of #/pairs scheduled on the plans
Security/Alarm – (4) pair 16 gage copper
Cable TV – RG-6U Coax
CCTV – RG 59-18/2 cable
Sound/paging – (4) pair 14 gage copper
Satellite TV – RG-6U Coax
*The cabling rough-in methods for these systems shall be as specified by each
vendor and field verified prior to start.
-Cable length at each wall box left with min. 16" tail.
-Cable length at head end equipment left floor to ceiling, +4' tail.
-All cables # ID'ed (tagged) each end.
As noted, each and every outlet shall be wired as a dedicated home
run to head end/IDF/MDF locations; no "daisy chain" cabling will be
allowed for any low voltage system.
Microtel Inn & Suites, Sayre, PA Page 49 of 51 December 2, 2011
**All routed parallel with or perpendicular to building lines, bundled and zip
tied and supported independently from structure above with bundle rings at nom.
48" o.c. to maintain min. 8" clear above top side of all other recessed ceiling
mounted fixtures, devices, etc.
No low voltage cabling will be allowed to be suspended from,
supported by, or intermingled with, other mechanical/electrical
13.As Built Plans
General Contractor shall assemble and present (2) complete sets of electrical
work (line and low voltage) as-built plans prepared by responsible electrical
subcontractor; drawn to accurately indicate:
General route of all conduit for all feeders, distribution and branch
circuits, including all junction/pull boxes.
As connected branch circuit loads, breaker ID and actual connected loads
All service disconnects and/or overload protection.
Motor starters – line and low voltage relays and contactors, etc.
-Additionally (2) fully bound editions of Owner's Operation and Equipment
Manuals with all final shop drawings and submittals, parts and service
The above information is presented to represent to the General Contractor that
the Owner is expecting the General Contractor to submit a turnkey complete Project
Lump Sum price for completion of a project of this magnitude based upon the General
Contractor's prior experience on projects of similar size, scope, and site conditions,
including all required/related work that would be "reasonably inferable" from the
basic project scope of work as illustrated and represented by these plans. Completed
site and building are to be turned over "turnkey complete" and operationally ready to
occupy and use as intended in all respects. The General Contractor is requested to
clearly document on the Lump Sum proposal form any and all EXCLUSIONS that
would either be Owner's responsibility or work required by others necessary for a
completed and usable project.
Microtel Inn & Suites, Sayre, PA Page 50 of 51 December 2, 2011
-General Contractor is advised that it is not necessary to list work included since it is
the Owner's expectation that the Lump Sum cost will represent a completed project
and as such the Contractor is advised and required to only fully disclaim work
that is not included. It goes without saying that any required item of work/scope of
work that will be required for a completed and usable project that is not excluded
would be part of the contract scope and therefore should be included in the Lump Sum
*This Outline Spec is supplemented by the attending Corporate Prototypical
Microtel Inn & Suites Hotel most current edition Design and Construction Standards
-The more stringent requirement of either Athens Township, or Code Inspections
interpretation of Code requirements shall be contract scope and requirements.
End of Outline Specifications
Microtel Inn & Suites, Sayre, PA Page 51 of 51 December 2, 2011