Existing Building LEED updated -...

PROPRIETARY AND CONFIDENTIAL - DO NOT COPY

© 2005 Starbucks Coffee Company

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STARBUCKS COFFEE COMPANY

DRAWING BASED SITE SURVEY (Existing Building)

LEED updated

Rayzor Ranch 54761-001

2320 W. University Denton, TX 76201

Prepared by: CMA 4130 Commerce Street

Suite 105 Dallas, Texas 75226-1727

Date: August 19, 2011

Oct 5, 2011

PROPRIETARY AND CONFIDENTIAL - DO NOT COPY drawing based

4BSite SURVEY (Existing Building)


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Table of Contents

1. EXECUTIVE SUMMARY 2. PROJECT DATA

2.1 Site Identification 2.2 State Map 2.3 City Map 2.4 Street Map 2.5 Basic Services and Transit Map (or Parcel Map) 2.6 Emergency Response Services Map 2.7 Contour/Drainage Area Map 2.8 Directory of Contacts 2.9 Security Information

3. SITE INFORMATION

3.1 Property Information 3.2 Site Planning and Zoning Information

4. UTILITIES

4.1 Sanitary Side Sewer 4.2 Water Service 4.3 Water Test Results 4.4 Electrical Service 4.5 Telephone Service 4.6 Gas Service 4.7 Waste/Recycling Service 4.8 Equipment Use/Special Water/Sewer Requirements 4.9 Fire Marshal

5. CODE SURVEY

5.1 Zoning 5.2 Plan Check and Permit Submittal 5.3 Permits 5.4 Occupancy Issues 5.5 Restroom Requirements 5.6 Health Code Requirements 5.7 General Accessibility Requirements 5.8 Specialized or Additional Considerations




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6. BUILDING SURVEY 6.1 General Issues 6.2 General Evaluation 6.3 Storefront 6.4 Exterior Doors and Frames 6.5 Exterior Walls 6.6 Demising Walls 6.7 Existing Interior Walls 6.8 Fire Resistive Standards 6.9 Columns 6.10 Floors 6.11 Roof 6.12 Ceilings 6.13 Stairs 6.14 Vertical Obstructions 6.15 Horizontal Obstructions 6.16 Restrooms 6.17 Other 6.18 HVAC

7. DRAWINGS

A. Site Plan B. Exterior Elevations C. Storefront Sections D. Floor Plan E. Reflected Ceiling Plan F. Existing HVAC & Electrical Plan

8. PHOTOGRAPHS

A. Architectural Exterior B. Architectural Interior C. Mechanical D. Electrical E. Plumbing

9. EXHIBITS

A. Water Test Results




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1. EXECUTIVE SUMMARY

We appreciate the opportunity to provide you with this site survey for the Rayzor Ranch, Denton, TX. The following is a summary of the most significant issues affecting this site:

1.1 Architectural The site is referred to as Lot 4 Retail J with vacant lots (future development) to the east and west. Parking is plentiful and due to the length of the building, there is room for ample DT stacking. There is a significant setback (south) from West University Drive (US Hwy 380) with significant landscape features and a meandering sidewalk common with and connected to the other retail sites. The sidewalk is accented by a stained concrete pattern making up approximately 40% coverage of the flatwork. The space surveyed is comprised of roughly 1,850 square feet of white shell building “J” with 2 adjacent tenant spaces to the north. The far north tenant has demising wall framing in place. There is currently no demising wall differentiating the Starbucks square footage from the other adjacent tenant. The roof is composed of steel bar joists with metal decking covered by rigid insulation with a TPO membrane roof. The roof is brand new 100% white and sealed. There is a parapet ranging from 3 to 6 feet that is part of the contiguous concrete tilt wall. A standing seam metal awning (independent of door/window openings) is connected to the top of the parapet at a 45 degree angle creates an interesting architectural element at the south and east elevations. There is also up lighting set underneath the awning to accent this feature at night. The interior is new and in excellent condition. There are no interior joists as this is a single span with bearing (concrete tilt) walls. The storefront system is new and in excellent condition. The roof drains are placed at the west side of the building. It is recommended that the following items are noted

1. DT awning has been provided by LL per the unexecuted LLWL; however it is located directly below a scupper. It is recommended that the awning be widened from 4 to 8 ft and water drainage be rerouted via downspout.

2. At the time of survey, wall sconce on either side of DT window was not provided by LL. This is a provisional requirement by the LL per the unexecuted LLWL section 16500.

3. Dimensional area of 4’x53’ has been blocked out of the interior slab on the west wall pending Starbucks slab penetration and layout approval.

4. Insert grease trap info here. Add note, for an A2 occupancy, grease trap size may change at the City of Denton’s discretion.

5. At the time of survey, demised walls per the unexecuted LLWL section 09200 have not been provided.

6. At the time of survey, the as-built curb dimension from DT bump window is 7”. The 12” min/14” max dimension has not been met as prescribed in the Starbucks construction documents referenced in the unexecuted LLWL section 08500.

7. The City of Denton requires a 15 car DT stack. This requirement has not been met by the LL who is required to get provisional approval from the City of Denton as outlined per section 3.2.9 of the SSR. The City of Denton has confirmed that it is a mere formality

8. The city of Denton will require a minimum 250 gal grease interceptor. The mop sink, dishwasher, hand sinks and floor sinks will be required to route thorough the grease trap. Per the unexecuted LLWL section 15400 the grease interceptor/grease trap is to be provided by the LL.

**NOTE: REFERENCE 716 PAGE RAYZOR RANCH OVERLAY DISTRICT ORDINANCE




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FOR DETAILED SPECIFICS RELATED TO THE PROJCET DEVELOPMENT.

1.2 Mechanical

This project is a new shell building designed to suit three future tenants. Starbucks plans to occupy 1850 square feet on the south end with a drive-thru. Provide a new 7.5-ton and a new 6-ton package rooftop unit with DX cooling and gas heat. Actual HVAC loads will be calculated when the tenant design drawings are received. RR Overlay Ordinance requires all mechanical equipment shall be screened from any public right-of-way or adjacent to residential use or zoning district.

1.3 Electrical

The Landlord has provided the following:

A new pad mounted 300 Kva transformer to serve the building; A new 120/208v, 3ph, 1200 amp service entrance/disconnect on the north exterior wall; An 8”x8” wireway for future tenant meters/disconnects; A 4” conduit routed underground from the wireway to the lease space; A house meter/disconnect/panel to serve site lighting.

Per the unexecuted LLWL these items will be provided by the LL: A new utility meter and 400 amp service disconnect below the existing wireway; A new two-section, 120/208v, 3ph, 4w, 400 amp panel board in the workroom;

New 4-600 kcmil, 1-#1/0G in the existing 4” conduit from the disconnect to the panel.

1.4 Plumbing

The Landlord has provided a new 4” sanitary sewer line below floor, and a new 2” domestic water line in the joist space.

This building is not equipped with fire sprinklers or a fire alarm system. The city of Denton will require a minimum 250 gal grease interceptor. The mop sink, dishwasher, hand sinks and floor sinks will be required to route through the grease trap.

1.5 Environmental

N/A 1.6 Other

N/A

Additional details about each of these issues can be found in the following report and drawings.




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2. PROJECT DATA

2.1 Site Identification

Site Identification Date of Survey 08/10/11 Project Name Rayzor Ranch Project Number 54761-001

Project Address 2320 W. University Denton, TX 76201

Jurisdiction Denton County Denton Applicable Codes 2006 International Building Code

2009 International Energy Conservation Code 2006 International Mechanical Code 2006 International Plumbing Code 2006 International Fire Code 2005 National Electrical Code Texas Accessibility Standards *The process to adopt new codes w/city amendments to be complete by Jan or Feb 2012. These will be adopted at that time: 2009 International Codes Across the board w/City Amendments 2009 Energy Electrical will be 2011

Tenant Area Survey request form indicates: 1,850 sq. ft. CAD verification indicates: 1,850 sq. ft.

Lease Area 1,850 sq. ft. Building Area: (as determined by Site Surveyor by onsite measurement of current field conditions)

4,000 sq. ft.

Lot Area .99 acres Legal Description

Ref Exhibit D

Tax Parcel 315300 Property Zone Regional Center Commercial District Downtown Overlay District – RCCD Property Type/ Unique Characteristics

Concrete tilt-wall construction with brick veneer and steel awnings. Building is shared by two additional tenant spaces.




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2.2 State Map




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2.3 City Map




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2.4 Street Map




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2.5 Basic Services Map (or Map w/ Density Calculation) and Transit Map Format to comply with July 2008 LEED for Retail Commercial Interiors: Sustainable Sites - Credit 2: Development Density and Community Connectivity Sustainable Sites - Credit 3A: Public Transportation Access




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Emergency Response Services




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2.6 Contour/Drainage Area Map (Attach contour and Flood Plain Map – Show existing impervious cover; locate stormwater discharge points)




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2.8 Directory of Contacts

Department Name, Title Address, City, State, Zip Phone, Fax, E-mail Client Carol Kamenish

Design Manager 6116 N. Central Expressway Suite 1300 Dallas, TX 75206

Ph: 214-365-2216 Cell: N/A Fx: N/A Email: [email protected]

Client Contact

Kathy Travis Project Construction Manager

6116 N. Central Expressway Suite 1300 Dallas, TX 75206


Real Estate Contact Donna Harman Construction Services- Tenant Improvements

RED Development One East Washington St. Suite 300 Phoenix, AZ 85004

Ph: 480-556-7731 Cell: N/A Fx: 480-947-7997 Email: [email protected]

Building Owner Bobby Johnson VP Leasing

RED Development One East Washington St. Suite 300 Phoenix, AZ 85004

Ph: 480-556-7724 Cell: N/A Fx: 480-947-7997 Email: [email protected]

Building Contact(s) Scott Finnell

Hodges & Associates 13642 Omega Dallas, TX 75244


Surveying Architect

CMA 4130 Commerce St. Dallas, TX 75226-1713

Ph: 214.466.1192 Fx: 214.466.1197 Email: [email protected]

Surveying Mechanical Engineer

BHB-Sean Rath 6300 Ridglea Pl. Suite 700 Fort Worth, TX 76116

Ph: 817-338-1277 Fx: 817-338-9245 Email: [email protected]

Surveying Electrical Engineer

BHB-Sean Rath 6300 Ridglea Pl. Suite 700 Fort Worth, TX 76116

Ph: 817-338-1277 Fx: 817-338-9245 Email: [email protected]

Zoning Department David Speicher Planner

City of Denton 221 N. Elm Denton, TX 76201

Ph: 940-349-8353 Fx: N/A Email: [email protected]

Building Department

Janelle Montgomery Plan reviewer


Ph: 940-349-8534 or 8360 Fx: N/A Email: [email protected]

mailto:[email protected]�





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Department Name, Title Address, City, State, Zip Phone, Fax, E-mail Historic Review N/A N/A Ph: N/A

Fx: N/A Email: N/A

Health Department Laurie Pearson Health Official



Business License Texas Secretary of State

Corporations Section Secretary of State P.O. Box 13697 Austin, Texas 78711


Power Company Denton Municipal Electric

City of Denton P.O. Box 660150 Dallas, TX 75266-0150

Ph: 940-349-8700 Fx: N/A Email: N/A

Telephone Company

Verizon N/A Ph: 800-201-1452 Fx: N/A Email: N/A

Garbage Collection City of Denton 1527 S. Mayhill Rd. Denton, TX 76208

Ph: 940-349-8700 Fx: 940-349-7211 Email: N/A

Water Robert Woods City of Denton 215 E. McKinney Street, Denton, TX 76201


Sewer City of Denton City of Denton 215 E. McKinney Street Denton, TX 76201

Ph: 940-349-8200 Fx: N/A Email: N/A

Gas Atmos Atmos Energy Corporation Attn: Customer Research P.O. Box 650205 Dallas, TX 75265-0205

Ph: 1-888-286-6700 Fx: N/A Email: N/A

Storm Drainage N/A N/A Ph: N/A Fx: N/A Email: N/A

Traffic Earl Escobar City of Denton 221 N. Elm Denton, TX 76201


Fire Dean Bray Building Official








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2.9 Security Information

Provide crime history of : ? What geographic parameters?

Identify the following emergency response services Where is the nearest location of a public pay phone?

None noted within close proximity.

Is “911” utilized in the area of the host and SBUX site?

Yes

If “911” is not utilized in this area, do the adjacent public pay telephones identify the correct numbers for Police, Fire and Medical emergency response?

No

Identify the following emergency response services Police Department Denton Police Department General Info

601 E Hickory St # E Denton, TX 76205-4305 (940) 349-8181 cityofdenton.com

Fire Department Denton City FIRE Statio n2230 West Windsor Drive Denton, TX 76207 (940) 349-8105 cityofdenton.com

Hospital Texas Health Presbyterian Hospital Denton 3000 N I-35 Denton, TX 76201 (940) 898-7000 texashealth.org

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Identify the following emergency response services 24-hour Emergency Centers if Hospitals do not provide this service.

Texas Health Presbyterian Hospital Denton 3000 N I-35 Denton, TX 76201 (940) 898-7000 texashealth.org

3. SITE INFORMATION

3.1 Property Information 3.1.1 General Evaluation

General evaluation Climate Zone (LEED) Zone 3 Existing Covenants Yes, Ref Exhibit D Restrictions Yes, Ref Exhibit D Condemnations No Lot Size .99 Acres Is the Property a Legal Lot Yes Existing Curbs and Gutters Yes Existing Sidewalk Yes Existing Curb Cuts Yes

3.1.2 Easements

Are any off-site easements needed? Cross access Yes, from North, East and West sides of the property there is a

Fire Lane (24’ East To West and 26’ North) and cross access. Parking None noted in overlay ordinance.

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Are any off-site easements needed? tility REF EXHIBIT

South side of Property: 5’ gas line easement (East to West); 10’ wide unprocessed natural gas pipe line easement (East to West); 40’ variable width utility & pedestrian access easement (East to West); 10’ gas easement (South to North) located just east of center of property running north to the Drive-thru entrance. West side of Property: 5’ gas line easement (East to West at south end of West side of property); 10’ wide unprocessed natural gas pipe line easement (East to West at south end of West side of property); 40’ variable width utility & pedestrian access easement (East to West at south end of West side of property); variable width water line & waste water line easement at north side of west property line; 16’ utility easement (East to West at North end of West property line). North side of Property: variable width water line & waste water line easement at North West side of North property line; 16’ utility easement (East to West at North property line). East side of Property: 5’ gas line easement (East to West at south end of East side of property); 10’ wide unprocessed natural gas pipe line easement (East to West at south end of East side of property); 40’ variable width utility & pedestrian access easement (East to West at south end of East side of property); 16’ utility easement (East to West at North end of East property line); 10’ gas easement (East to West at North third of East property line.)

Signage Yes, Ref Exhibit D Storm Water Retention/Detention

Yes, Ref Exhibit D

Are any on-site easements needed? Access to other tracts No, Development already has access agreements in place-Ref

Exhibit D. Parking No, Development already has parking easements in place-Ref

Exhibit D. Pipelines No, Development already has pipeline easements in place-Ref

Exhibit D. Utility No, Development already has utility easements in place-Ref

Exhibit D. Highway/Roadway No, Development already has highway and road easements in

place-Ref Exhibit D.




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3.2 Site Planning & Zoning Information

3.2.1 General Zoning And Use Requirements

Zoning and Use Requirements Property Zone Regional Center Commercial District Downtown

Overlay District – RCCD Restaurant Use Permitted? Yes Is a variance required No Are Public Hearings required for a Variance

No

Is an outdoor pickup window permitted? Yes. On the side or rear exterior walls of building. Is a Drive-Thru window permitted? Yes Is Retail Use permitted? Yes Is a Traffic Study required? No Allowable Conditional Uses N/A Fees ($’s) N/A

3.2.2 Land Division

Will the development require the following divisions of Land? None None Subdivision Plat None Other None Parcel None Lot Line Adjustment None

3.2.3 Environmental

Environmental Assessment Is the site on Prime Farmland? (LEED NC only)

No

Is the site lower than 5’ above the 100 year flood elevation? (LEED NC only)

No

Is the site on endangered or threatened species habitat? (LEED NC only)

No

Is the site within 100’ of a wetland or within local jurisdiction’s setback distance? (LEED NC only)

No

Is the site on previously undeveloped land within 50’ of a body of water? (LEED NC only)

No

Is the site on public parkland? (LEED NC only)

No

Is a Level 1 Impact Statement required? No Is a full EIS (level 2 including borings) required?

No

Did the site formerly have a gas station, auto repair, dry cleaner, photo shop or documented as contaminated by a Phase II Environmental Site Assessment or defined as a brownfield by the local jurisdiction? (LEED NC only)

No




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Environmental Assessment Is the site open to an enclosed area that allows smoking? (LEED)

No

Asbestos on the premises No ACP Report required for Permit? Yes-if cutting into the exterior of the Building or

obtaining a demo permit according to city. ACP Report Completed No-This is new construction. Overlay district Ordinance

prohibits Asbestos use. 3.2.4 Occupancy

Existing Occupancy Existing Occupancy Use Vacant Space Alternate Use Group N/A Length (duration) of Occupancy N/A

Previous Occupancy Previous Occupancy/Use Classification N/A-New Construction Alternate Use Group N/A Length (duration) of Occupancy N/A

Starbucks Occupancy Starbucks Occupancy/Use Classification B if occupancy is under 50, A-2 if occupancy is more

than 49. Alternate Use Group None Is Starbucks use allowed within the current Zoning/Occupancy classification?

Yes

3.2.5 Signage Requirements

Signage - General information Describe The Signage In The Vicinity Of The Site

Predominately residential area, site has one monument sign and no wall signage

Landlord Signage Requirements and/or restrictions

Ref. Exhibit D

Structural details of exterior walls. Obstructions and / or custom attachment details to be identified.

Steel awnings with clevis and turnbuckle attachments

Is the façade to change during construction?

No




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Signage - Illuminated Signs What Is Considered an Illuminated Sign In This Jurisdiction?

Any sign that is directly lighted by any electrical light source, internal or external. This definition does not include signs that are illuminated by street lights or other light sources owned by any public agency or light sources that are specifically operated for the purpose of lighting the area in which the sign is located rather than the sign itself.

What are the restrictions? Exposed neon is not allowed. Illumination behind letters shall be 3200 K neon or L.E.D. Illuminated signs must derive light from a concealed source, except exposed neon signs must be enclosed within a can and have a clear cover of Plexiglas. No exposed lamps, or tubes will be permitted. The minimum depth for illuminated signs shall be four (4) inches.

May They Be Internally and/or Externally Illuminated

Yes

Are Internally Lit Signs Calculated The Same As Externally Lit Signs

Yes

Signage - Building Mounted Signage Is there existing signage on the building? If so, please identify what type of signage, channel letters (thru-wall or raceway mounted), illuminated or non-illuminated, etc.

No

Maximum number of signs allowed In-line position tenants shall be allowed one (1) wall sign at the front exterior storefront. End-cap and corner position tenants shall be allowed one (1) wall sign at the front exterior storefront and one (1) wall sign at the side exterior storefront.

Maximum area (sf/m²) of total building signage allowed. Is there a height of sign restriction in place?

Maximum overall area of the sign shall not exceed 20% of the façade wall area upon which the sign is mounted. East elevation: facade is approx. 8’ x 44’ = 354’ 20% of 354’ = 70.4 sq ft North elevation: façade is approx. 30.8’ x 4’ = 122 sq ft 20% of 122’ = 24 sq ft

Blade Signs Are there existing blades signs on the building?

No

Maximum number of blades signs allowed

Tenants shall be allowed one (1) blade sign per each storefront side approved for wall signage.

Maximum projection allowed Overall dimensions shall not exceed two inches (2”) thick, two feet (2’-0”) high, and three feet (3’-0”) wide.

Minimum clearance from grade allowed There must be a minimum of eight feet six inches (8’-6”) clear below the bottom of the blade sign.

Awning Are there existing awnings (if yes, identify condition of fabric and frame) Can awnings be re-skinned?

Yes. Design criteria and Overlay District Ordinance does not specifically state whether re-skinning is or is not allowed.




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Awning Maximum number of awnings allowed Awnings are currently installed above each storefront and

the drive through. Maximum area of awnings allowed. Minimum clearance from grade and maximum projection from building allowed

Max. area: Not specified by code-Ref Exhibit D Min. clearance: Not specified by code-Ref Exhibit D Max. projection: Not specified by code-Ref Exhibit D

Are Logos and Lettering allowed on the awnings, if so does it count towards the total area (sf/m²) of signage allowed?

Yes, logo and letters NTE 20% of the wall the awning is mounted. Sign permit required if copy is on the awning.

Will awnings (without graphics) require a sign permit?

No, it will need a building permit.

Window Signs – Interior – see from the street Maximum number allowed No interior sign, which can be viewed from the exterior

of premises, shall be allowed within 10 ft. of any exterior window or door.

Are Window Signs Included in Total Signage Calculations

No

May They Be Illuminated Not Specified by code.

Internal Signs – Inside the Starbucks Space, but not seen from the street. Maximum Number Allowed Not regulated by city Maximum Area Allowed Not regulated by city Are Internal Signs Included in Total Signage Calculations

Not regulated by city

Monument or Pylon Signage Are there any existing monument / freestanding pylon signs (include multi-tenant signage applicable to the site)

No

Maximum number allowed 1 Maximum area allowed Max area is 300 square feet per side. Maximum height from grade allowed 20’ Minimum Setback 5’ from the property line, public easements and/or right-

of-way line. Minimum Clearance Not Specified by code.

3.2.6 Building Setbacks

Building Setbacks What are the minimum building setbacks?

See below

Front Street Street Name Distance to Property Line

Street: West university Drive Distance: There are no setbacks

Side Street Street Name Distance to Property Line

Street: Adjacent property-East side Distance: There are no setbacks

Side Street Street Name Distance to Property Line

Street: Adjacent property-West side Distance: There are no setbacks




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Building Setbacks Rear Street Street Name Distance to Property Line

Street: Adjacent property-North side Distance: There are no setbacks

3.2.7 Landscaping

Landscaping Landscaping Plan Required? No Irrigation Plan Required? No Is native or adapted landscaping used for any existing plantings? (LEED NC only)

In some areas

Is high efficiency irrigation used on any existing plantings? (LEED NC only)

Temporary high efficiency irrigation system required per LLWL-assumed to be installed prior to tenant opening.

% of hardscape shaded by existing shade trees? (LEED NC only)

0 %

% of light colored hardscape (LEED NC only)

0%

Other Information? N/A 3.2.8 Parking

Parking Enter the criteria for calculating the number of required parking stalls

1 space per 100 sq. ft. of gross floor area or 1 space per 4 seats whichever is less.

Based on existing conditions, will a variance be required?

No

Are there other tenants at this location requiring a high number of parking spaces?

Yes, but there is ample parking for both tenants.

Are handicapped spaces required? Yes Are handicapped spaces provided? Yes Are there existing bike racks? (LEED) Yes, According to the Overlay ordinance bicycle racks

shall be included at Various locations in the town center-actual locations to be coordinated with LL.

If no existing racks, are they allowed? Yes Are Parking Lights Recommended? No-new parking lights installed What percentage of existing parking and drive aisle pavement is light colored or open-grid pavement (50% void space)? (LEED NC only)

0%




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3.2.9 Drive-Thru Site Requirements Drive-Thru Site Requirements Are there any queuing requirements for the drive-thru lane?

Yes-300’ or 15 cars for city and 160’ for Rayzor Ranch Overlay Ordinance (unless the building or tenant can substantiate that a lesser requirement is appropriate based on a national standard or case study of other facilities operated by that owner. Earl Escobar with the City Building Department (940-349-8353) stated that if a tenant has their own queuing requirements they can submit a letter (with the company letter head) stating what queuing requirements Starbucks uses/has standard the city usually allows that as the benchmark. The letter must:

1. Be on Starbucks letterhead, 2. Include statements noting the number of cars

Starbucks accounts for in their drive-thru, along with any complimentary documents (drawings showing drive-thru, etc),

3. Be signed by a Starbucks representative (no one in particular as long as they work for Starbucks),

4. Be addressed to Building Inspections Department Attention: Earl Escobar and Janelle Montgomery,

5. And be submitted with the permit drawings (Site plan must show car queuing at drive-thru as well)

Is there a minimum car count or lane requirement?

15 cars (ref above notes for obtaining car count reduction approval.

How is the queue length calculated, from the service window or the order point?

From the service window.

Are there any site restrictions on the location of the drive-thru lane?

Side or rear exterior walls only.

Can the drive-thru lane be located between the building and another roadway?

N/A-there is not an adjacent roadway on the drive-thru side of the building.

Is there a direction of travel restriction (headlight glare)?

No

Is there a parking / waiting space requirement after the pick-up window for drive-thru service?

No

Are there exiting or pass thru requirements for the drive-thru lane?

No, but it is highly recommended-existing building has an existing pass-thru lane.

What are the restrictions for directional signage? (size limitation, illumination, and logo placement?)

Not to exceed 6 ft in height and 10 square feet are exempt, must be placed where they will not interfere with the safe movement of vehicle or pedestrians.

Is a site plan review required? What is the timeline and process for approval?

No. Site plan is included in building permit review.

If this is an existing Drive-Thru site, what is the turning radius in the drive-thru lane and what is the height restriction?

Yes. The radius at the drive thru curb is 15’.

What if any restrictions are there on the menu board installation?

Not specified by code or master sign plan.




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Drive-Thru Site Requirements Are there noise level restrictions and/or requirements at the order point?

No

3.2.10 Solid Waste

Solid Waste Is a Dumpster Required? Yes Is a Dumpster Enclosure Required? Not by city, but is required per Rayzor Ranch Overlay

Ordinance-Enclosure is existing. What is the required drainage provision and/or materials?

Existing

What are the Local Recycling Laws and Opportunities?

Commercial recycling is available by the city: Cardboard, paper, tin and steel cans, magazines and catalogs, phone books, newspapers, aluminum cans, and glass bottles.

Is a Trash Room Required? No Are there specific floor and wall finishes required

FRP walls at all sinks (mop sinks, dishwashers, sinks) smooth, non-absorbent, durable

Is a compactor required? No Is a hose bib required? Yes, per LLWL. A freezeless wall hydrant is provided

on the west/rear exterior wall approximately 80’ from the Drive-Thru window.

Does Landlord provide the required items?

Yes. Dumpster enclosure, Hose bib provided by LL, other items provided by tenant if required.

3.2.11 Deliveries

Deliveries Describe in Detail any/all Restrictions. Ref Exhibit D What are the permissible Loading Hours. Ref Exhibit D What are the Allowed Delivery Locations?

Ref Exhibit D

What Types of Vehicles are prohibited for Deliveries?

Ref Exhibit D

3.2.12 Specialized or Additional Design Review Considerations

Specialized or Additional Design Review Considerations Is the site within a Historic District? No Is the subject site within a Historic or Landmark Building?

No

List Parties/People to review/approve (provide contact information)

LL, City of Denton, TAS

Redevelopment Zone? No Mall/Shopping Center Tenant Reviews N/A National Parks No Does RTU Require Screening? If so, are there specific views that need to be screened?

RR Overlay Ordinance requires all mechanical equipment shall be screened from any public right-of-way or adjacent to residential use or zoning district.

Other N/A




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4. UTILITIES

4.1 Sanitary Sewer Service

Sanitary Sewer Service Is sanitary sewer available? Yes Is the sewer Public or Private Private Is there an existing septic tank No Location of septic tank N/A Size of septic tank N/A Is there a main extension required?

No

If yes, describe length, costs and who pays

N/A

Does the jurisdiction warrant the sewer to the property line?

Assume Yes

If No, who pays N/A What is the minimum service size?

Diameter: 4” provided

Sewer service must be installed by (jurisdiction, plumber, other)?

By Landlord

Sewer Tap fee? By Landlord Describe an easements required No What are the local requirements for design/installation of a septic system ($’s)?

N/A

Is a grease trap required? Yes How is the grease trap required size determined?

Based on the number of seats. 250 gallons for 50 occupants. Call city if occupant load is greater than 50. The mop sink, dishwasher, hand sinks and floor sinks will be required to route through the grease trap.

4.2 Water Service

Note: 1” line 60 PSI, ¾” line 80 PSI required. Water Service Is water service available? Yes Size of existing main? Diameter: 2” Location of existing main 2” Water meter number New, by Landlord Size of existing water line on property?

Diameter: 2”

Size of existing water line to space?

Diameter: 2”

What is the dynamic water pressure?

Unknown

What is the water temperature N/A Is this service shared with other tenants?

Yes

If no connection is available is a private well available?

N/A




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Water Service Does the jurisdiction warrantee water service to the property line?

Assume Yes

If , no, who pays N/A Fee (Tap/Meter) ¾” Water Line N/A Fee (Tap/Meter) 1”’ Water Line N/A Fee (Tap/Meter) 1 ½”Water Line N/A Fee (Tap/Meter) 2” Water Line By Landlord Who performs tap? Landlord Who furnishes meter Landlord Who installs meter? Landlord Who installs service to the property line?

Landlord

Where is the meter to be located?

Existing, north of building

Is a main line extension required?

No

How long is main line extension and who pays?

N/A

Is an easement required No 4.3 Water Test Results Water Testing (Starbucks contracts for water analysis from the Cirqua Customized Water (CCW)), 5312

Derry Avenue, Suite A, Agoura Hills, CA 91301, (800) 350-9283. Site Surveyors are to obtain test kits from CCW at a cost of $9.50 ea. plus shipping.). Complete water testing by filling test kit with site water and mailing to CCW. CCW will return Water Test Results by fax within five days and hardcopy by mail. Enclose Water Test Result page as an exhibit to the site survey.

Water Test Results Test Results (Unfiltered) Starbucks Standards

Total Dissolved Solids Results uploaded to buzzsaw Less than 200 ppm Chlorine Results uploaded to buzzsaw 0 ppm Total Hardness Results uploaded to buzzsaw Less than 85 ppm Total Alkalinity Results uploaded to buzzsaw Less than 100 ppm pH Results uploaded to buzzsaw 6pH to 8pH Iron Results uploaded to buzzsaw 0 ppm Color Results uploaded to buzzsaw Clear

4.4 Electrical Service Note: Starbucks stores require 400A, 3-phase, 4-wire service. 120/208Y voltage preferred.

Electrical Service Is a 120-280V, 3-phase, 4 wire, 400 amp service available?

Yes

If no, describe the available service

N/A

Location of existing primary service line?

Northeast property line

Is primary service overhead or underground?

Underground

Does the seller warrant the service to the property line

Assume Yes

If no, who pays N/A




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Electrical Service Fees to the electric utility By Landlord Is pole location required? No What is the time required for obtaining permanent power

Currently available

Is temporary power available? No Where is the meter to be located?

North exterior wall

Are any easements required? Existing, by Landlord

If there is service to the space, document it as follows: If the building is new, identify the Landlords proposed service to the space

See attached

Where is the nearest service strike?

N/A

What is the distance to the service strike?

N/A

Describe the means for achieving service (penetrations, conduit, trenching, etc.)

4” conduit provided by Landlord

Define total available service 400 amps designated for Starbucks

Describe the procedure to set up/upgrade the electrical service Estimate the time required for a service upgrade

N/A

Who is responsible for the upgrade cost

N/A

What is the total amount of power in the building?

1200 amps

Are there any existing electrical code violations that need correction?

No

Electrical Service to Starbucks Space Transformer Mounting Type Pad mounted Transformer Distance 100 feet northeast of building Transformer Service - Primary Not specified Transformer Service - Secondary

Volts: 120/208v, 3ph Amps: 300 Kva

Transformer Enclosure rating 300 Kva Size of existing conduit to space Diameter: 4” Distance from meter to space 75 feet Existing meter number 36 153 537 (House Meter) Does the meter supply Starbucks only?

A new meter will supply Starbucks only

Describe the existing electrical panel – show locations on survey plan

No existing panels within lease space

(For new Construction) Describe proposed location of new service

Ref Executive Summary




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Electrical Service to Starbucks Space Recommendations for service and panel

Ref Executive Summary

Is a transformer required? No If transformer is required – recommended size

N/A

Can transformer be suspended N/A Describe the HVAC disconnects New by Tenant

4.5 Telephone Service

Telephone Service Has application (Landlord or otherwise) been made for phone service to the site

Yes

Has a pathway been provided (by Landlord or otherwise) from the telephone company to the pedestal to the building

Yes

Has a phone company’s engineer inspected and approved the pathway?

Yes

Has a telephone demarcation point been established?

Yes Verizon service to building provided by Landlord

What is the distance from the demarc to Starbucks space?

75 feet

Is there permanent power within 10’ of the demarc?

Yes

Probable point of connection location/

Landlord has provided a 1-1/2” conduit to lease space

Location of existing service lines Northeast property line Overhead or underground Underground Describe installation requirements

Typical tenant finish out

Does seller warrant service to the building?

Assume Yes

If no, who pays? N/A What is the NPA/NXX for the site?

N/A

4.6 Gas Service

Gas Service Is natural gas available? Yes What fees are required to extend gas to the required location on the site?

By Landlord

Is natural gas available in the building?

Yes

Location of existing stub Manifold at north exterior wall Size of existing gas line? Diameter: 1-1/4” will be required Is side wall or roof venting allowed?

Yes, roof




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Gas Service Is the use of gas equipment recommended at this site?

Yes, to rooftop units

4.7 Waste/Recycling Service (LEED)

Waste/Recycling Service Is recycling available? Yes What waste streams are available to be recycled?

Commercial recycling is available by the city: Cardboard, paper, tin and steel cans, magazines and catalogs, phone books, newspapers, aluminum cans, and glass bottles.

Is waste hauling contracted by the landlord?

Yes

Does the building have an on site recyclable sorting area?

No

What is the solid waste pickup schedule?

Set up with new service

What is the recycling waste pickup schedule?

Set up with new service

4.8 Equipment Use/Special Water/Sewer Requirements

Equipment Use/Special Water/Sewer Requirements Equipment Use Permit Required? No Procedures for obtaining an equipment Permit if required

N/A

Special Water or Sewer Permits required?

No

Procedures for obtaining Special Water and Sewer Permits

N/A

Describe type of plumbing materials permissible

Schedule 40 PVC, copper

4.9 Fire Marshal

Fire Marshal Distance to the nearest fire hydrant? Within 150 feet Is a new hydrant required? No Are sprinklers required? No Is a separate sprinkler main required? No Describe the existing fire alarm system? None Are the sprinkler heads shown on the drawings?

No

Is the alarm required to be tied to the building system?

No-Unless a sprinkler system is installed. If less than 300 occupants in assembly fire sprinkler alarm required.

Is an enunciator required? No Is the building zoned? No Are fire lanes required Yes-Fire lanes are provided on site.




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5. CODE SURVEY

5.1 Zoning

Zoning Zoning Classification Regional Center Commercial District Downtown Overlay

(RCCD) Restaurant Use permitted? Yes Retail Use Permitted Yes Outdoor Pickup window permitted? Yes on side or rear of exterior of building Drive-thru window permitted Yes Allowable Conditional use N/A

5.2 Plancheck and Permit Submittal

Plancheck and Permit Submittal Is plans submission to a Design Commission required?

No

What are the dates the Board Meetings are held?

N/A

How long is Design review N/A How long is the appeal period (if any)? N/A May a Building Permit be applied for during an appeal period?

Yes

May permits be obtained without landlord signature?

Yes, but building owner will need to apply for C.O. to show.

Must a signed lease accompany application?

No

Are concurrent submissions and applications accepted and under what circumstances?

Yes

May submittals be mailed to jurisdiction, or do they need to be hand-delivered?

Yes, may be hand delivered…electronic submittal is also acceptable.

Is an appointment needed for submittal? Approximately how far out are appointments at this time?

No

The following actions require Early Review

None noted

Landlord Review Submit plans to LL for review prior to submitting for permit. 3 sets of CD (24x36 max size) and an electronic version in PDF-Ref Exhibit C for detailed drawing requirements. Send to: Hodges & Associates C/O Gary DeVleer 13642 Omega Dallas, TX 75244 972-387-1000 Length of time: 15 days review time for first review.

Pre-Application Conference No Neighborhood Review No Design Review No




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Plancheck and Permit Submittal Identify the signatures required on the Construction Documents

Ref below

Architect Yes Civil Engineer Only if site work is performed Mechanical Engineer Yes Electrical Engineer Yes Other N/A Number of plan sets required at the time of submission

3 sets

Length of Plancheck 10-15 business days for 1st review; 10-15 business days for second review (assume two months total)

Who signs the permit for the jurisdiction GC What are the resubmittal procedures; submittals and fees

3 sets of replacement sheets with revisions letter.

5.3 Permits (Define each as required) Permit Requirements for

submittal Fees Review Time

Demolition Site Plan, Asbestos Survey, Demo plan

$95 5-10 Business days

Grading N/A N/A N/A Building Permit application,

3 sets of plans, EAB number, Site plan, Asbestos Survey (if exterior is modified or demolition permit is obtained), ComCheck (envelope)

Fee paid at the time the permit is picked up. 17 cents per sq. ft. plus 50% of total (.50*.17/sq.ft.) plus 2 cents per sq. ft. for each trade.

10-15 business days for the first review and another 10-15 business days for the second review (assume two months total).

Electrical Electrical plans

Included with Building fees


Plumbing 3 sets of Plumbing Plans



Health 3 sets of: Lighting schedule, Walls, floors and ceiling schedules, Menu, Plans showing all commercial grade equipment






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Permit Requirements for submittal

Fees Review Time

Mechanical 3 sets of Mechanical plans



Driveway (Curb cut)

N/A N/A N/A

Signage 3 sets of color plans, detailing property line, building dimensions, proposed sign location. Provide signage material and attachment method. Structural stamped engineering will be required for freestanding signs.

Fees are based on square footage of sign: 0-60 sq. ft. = $35; 61-120 sq. ft. = $55; 121-250 sq, ft. = $75; over 250 sq. ft. = $110. An additional $35 fee is included if the sign is illuminated.

Typically 5-7 business days, must get approval from the Rayzor Ranch Architectural Committee before the city issues the permit.

Fire Included with Building submittal package



Permits Does local fire marshal require exit signage of a specific color, i.e. red or green?

Either color is fine

Construction must begin within how many days of the issuance of the permits

180 Days

Hours permitted to work on Premises

No restrictions

What are the delivery procedures during construction

To be established by contractor and landlord.

What is the dumpster/trash removal location and procedure during construction?

Location to be established by contractor and landlord.

What are the portable toilet restrictions and placement locations

Location to be established by contractor and landlord.

Are there any weather-related issues affecting construction?

None noted

Attach any application or landlord related criteria affecting construction

Ref Exhibit C and Exhibit D




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5.4 Occupancy Issues

Occupancy (For Existing Buildings) Describe the number and configuration of existing exits.

Two 3’-0” doors at East face of building.

(For Existing Buildings) What are the occupancy and area (sf/m²) restrictions based on the number of existing exits?

Total occupant load is determined by the sum of individual occupant loads determined for each separate occupancy group throughout the building as determined by Table 1004.1.1 of the 2006 IBC. Applicable ratios are listed below for reference. Outdoor seating will be included. If occupancy is under 50, then one exit is allowed. SBUX Use Groups Retail: Mercantile – Basement & Grade floor areas: 1 seat per 30 sq. ft. of gross floor area Seating: Assembly w/o fixed seats – Unconcentrated: 1seat per 15sq. ft. of gross floor area Beverage/Prep: Kitchens Commercial: 1 seat per 200 sq. ft. of gross floor area Workroom/Storage: Mercantile – Storage, stock 1 seat per 300 sq. ft. of gross floor area

(For Existing Buildings) Are existing exits permissible under current building code?

Yes

(For Existing Buildings) Will additional exits be required?

Unknown at this time. This will be based on the new layout.

What are the path of travel restrictions based on the number?

One Exit: Path of travel not to exceed 75ft. Two Exits: The path of travel between exits must be at least ½ of the diagonal of the dimension of the customer area.

Are exits through work/storage areas permitted?

No

5.5 Restroom Requirements

Restroom (For Existing Buildings) Number of existing restrooms?

None

(For Existing Buildings) Is the existing restrooms handicap accessible?

N/A

Are common area restrooms available? No Will the use of common area restrooms by Starbucks comply with all codes and regulations?

N/A

Are the common area restrooms in an area available to Starbucks during all hours of operation?

N/A

Are there any low flow fixtures in the common area restrooms? (LEED)

N/A

Distance of ADA accessible path of travel to common restrooms (Show on plan if applicable)

N/A




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Restroom What is the number of restrooms required for Starbucks use?

If total occupancy is 15 or less, including employees, then one unisex restroom is required. If occupancy is 16-49, then two restrooms, one per gender is required. If occupancy is 50-100, then one female restroom with 2 water closets is required; and one male restroom with 1 water closet and 1 urinal is required.

Are they required to be ADA compliant? Yes Is jurisdictional accessibility code more restrictive than ADA

Yes

Describe the clearances and configurations required.

TAS Accessibility Requirements Turning 4.2.3 - Five foot turning radius is required. Lavatory 4.19.3 - A clear space of 30" X 48" shall be provided in front of a lavatory to allow forward approach. Water Closet 4.16.2 - A clear space of 48" X 66" shall be provided in front of a water closet for front approach; or 60" X 56" shall be provided in front of a water closet for front approach; or 48" X 56" shall be provided in front of a water closet for side approach. Urinal 4.18.3 - Clear floor space 30" X 48" shall be provided in front of urinals to allow forward approach. This clear space shall adjoin or overlap an accessible route and shall comply with 4.2.4, Urinals installed in an alcove deeper than 24". Doorway - Front Approach, Push Side 4.13.5 - Minimum doorway openings plus 12" provided on the latch side by 48" measured perpendicular to the door. Doorway - Hinge Side Approach, Push Side 4.13.5 - Minimum 54" as measured from the latch side parallel to the door by 48" measured perpendicular to the door. Doorway - Latch Side Approach, Push Side 4.13.5 - Minimum doorway opening, plus 24" provided on the latch side by 48" measured perpendicular to the door.

Describe any code required non-core store equipment or fixtures.

N/A

List the source and section for determining restroom requirements.

ADA, TAS 4.13 - 4.4.26, 2006 IPC, 2006 IBC Table 2902.1

5.6 Health Code Requirements

Health Code Where are hand sinks required? 1 in food prep area and dish washing area (at least two

are required) Is a 4-compartment utility sink required? No, a 3 compartment sink is required. Must have 2 self

draining drain boards. Is a hot-water Sanitizing Dishwasher allowed?

Yes- 160 degrees at the plate surface.

Is a garbage disposal required? No Is a trash compactor required? No




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Health Code Are kitchen equipment cut sheets required at permit submission?

No, as long as the plans show that the equipment is commercial or that commercial equipment is specified. A menu is required.

Are electric hand dryers required? No, they are not allowed in the kitchen, but are acceptable in the restrooms.

Are special ceiling finishes required? Yes. Smooth, non-absorbent, durable, shiny and light in color-if there is a concern about whether a color is appropriate, samples may be submitted for approval prior to plan review submittal. Condiment area not considered food prep area, therefore, these special ceiling requirements are not required.

Are special floor finishes required? Yes. Smooth, non-absorbent, durable, shiny and light in color-if there is a concern about whether a color is appropriate, samples may be submitted for approval prior to plan review submittal.

Are special base materials or installations required?

Smooth, non-absorbent, durable, shiny and light in color-if there is a concern about whether a color is appropriate, samples may be submitted for approval prior to plan review submittal.

Does Base tile need to be integral or can it sit on top of the floor tile?

Integral or top set tile base is acceptable as long as there is a ‘good’ seal against moisture.

Describe any special employee requirements.

Food handler requirement for ALL food handlers.

Are sneeze guards required Yes, to protect food. Not required at coffee pick-up area.

Is a commercial hood required? No Describe any other special requirements. There is a 25’ maximum distance allowed between sinks

in the kitchen area. Is a grease trap required? Yes How is the grease trap required size determined?

Based on the number of seats. 250 gal for 50 Occupants-call city if occupant load is greater than 50. The mop sink, dishwasher, hand sinks and floor sinks will be required to route through the grease trap.

5.7 General Accessibility Requirements

General Accessibility Identify all applicable federal, state and local codes that specify handicap accessibility requirements.

Federal ADA, TAS

How much of the lease premises is required to be accessible?

100%

Describe maximum ramp rise and run. One to twelve (1:12) ratios and the maximum rise for any run shall be thirty inches (30”).

Describe handrail requirements. Handrails shall be provided along both sides of ramp segments. If handrails are not continuous, they shall extend at least 12 inches beyond the top and bottom of the ramp segment and shall be parallel with the floor or ground surface. Gripping surfaces shall be continuous. Top of handrail gripping surfaces shall be mounted between 34 inches and 38 inches above ramp surfaces. Ends of handrails shall be either rounded or returned smoothly to floor, wall or post.




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General Accessibility Describe guardrail and landing requirements.

Ramps shall have level landings at bottom and top of each ramp and each ramp run. The landings shall be at least as wide as the width of the ramp run leading to it. The landing length shall be a minimum of 60 inches in clear. If ramps change direction at landings the minimum landing size shall be 60 inches by 60 inches.

Describe any special materials required. Yes, at sidewalk. There is currently a ramp in front of the double doors.

Is a lift an acceptable alternative to a ramp?

Yes

Identify the path of travel from the accessible parking to accessible store entrance

Ref Site plan (attached)

Are there any grade changes that require ramps?

Yes, however, the ramps are already installed.

5.8 Specialized or Additional Considerations

Indoor Seating Will the number of seats be restricted? Yes If YES, what is the total number of seats allowed? How is that number determined?

One occupant per 15 sq. ft. of gross dining area.

Are stand-up counters included in the calculations?

Yes

What is the handicapped accessible seating requirement?

1108.2.8.1-Where dinning surfaces for the consumption of food or drink are provided, at least 5%, but not less than one, of the seating and standing spaces at the dining surfaces shall be accessible and be distributed through-out the facility.

Outdoor Seating Is outdoor seating permitted Yes Maximum area permitted No Maximum number of seats permitted No maximum Minimum clearance to obstructions 36” Is an enclosure required, if so provide guidelines

No

Is a permit required? No Are Outdoor Seats Calculated as Part of Total Number of Seats for Egress? For plumbing fixture count?

Yes for plumbing fixture calcs and yes for exits. (if the plans do not show the outdoor seating there is no review for it and the city will not regulate it, therefore, it will not be counted for plumbing or exits-According to Janelle Montgomery)

Does Landlord have furniture specification?

Yes. Reference Exhibit D

What is the handicapped accessible seating requirement?

1108.2.8.1-Where dinning surfaces for the consumption of food or drink are provided, at least 5%, but not less than one, of the seating and standing spaces at the dining surfaces shall be accessible and be distributed through-out the facility.




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6. BUILDING SURVEY

6.1 General Issues

General Issues Covenants? Yes, Ref Exhibit D Easements? Yes, Ref Exhibit D Restrictions? Yes, Ref Exhibit D Condemnations? No

6.2 General Evaluation

General Evaluation Interior Condition Excellent Exterior Condition Excellent Asbestos Test N/A Hazardous Waste History N/A Number of Stories One Tenants above space No

Tenants below space No

Is building LEED Certified? (LEED)

No

6.3 Storefront

Storefront Assembly Single glazed aluminum storefront Location East and South elevations punched in tilt wall panels Finishes Aluminum Color Aluminum Clear Single or double glazed Single Tinted glaze No U-Value (LEED) Not noted on LL Drawings Tvis Value (LEED) Not noted on LL drawings Exterior lighting (condition, recommendations for reuse)

Site lighting and wall sconces in place. Wall sconces missing at drive-thru window.

6.4 Exterior Doors and Frames

Exterior Doors and Frames Assembly Aluminum Storefront 3’x 7’ U-Value (LEED) Not noted on LL drawings Condition Excellent Height/Width 3’x 7’ Threshold Condition Excellent Existing Hardware In place, operable, secure ADA Compliance Yes

6.5 Exterior Walls

Exterior Walls Structural Description Concrete tilt wall with masonry (stone) accent veneer




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Exterior Walls Thickness 5 ½” tilt wall (excludes stone masonry veneer) Material Concrete R-Value (LEED) Not noted on LL drawings Bearing/Non-Bearing Bearing Condition Excellent Problems None Fire Rating N/A Construction Type ll-B Unprotected

6.6 Demising Walls (std. is 6” metal stud to deck TBD: Location by Developer and Manager)

Demising Walls Assembly Not yet constructed-per LLWL LL to provide mtl stud and gyp

demising wall Condition Not yet constructed-will be new once installed Fire Rating 1 hour per LLWL Finish Material Level 4 finish per LLWL Finish material height Floor to bottom of roof deck-per LLWL Finish material condition New Finish material- Recommendation for Reuse

Re-use

Wall height 16’ to BTM of metal deck 6.7 Existing Interior Walls

Existing Interior Walls Assembly N/A Condition N/A Finish material N/A Finish material height N/A Finish material condition N/A Finish material- Recommendation for Reuse

N/A

Wall height NA 6.8 Fire Resistive Standards Fire; Define the Fire rating Separation Requirements between tenants at each of the following constructions

Fire-Resistive Standards ll-B unprotected Exterior Wall 1 hour Demising Wall 1 hour Ceiling/Roof Not rated Floor Not rated

6.9 Columns

Columns Material N/A no columns single span wall to wall structure Structural N/A no columns single span wall to wall structure Furred out N/A no columns single span wall to wall structure Integral to design N/A no columns single span wall to wall structure Identical N/A no columns single span wall to wall structure




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Columns Chases for MEP/Equipment Chases

N/A no columns single span wall to wall structure

6.10 Floors

Floors Assembly Concrete slab on grade Condition Excellent. Block out for plumbing R-Value (LEED) Not noted on LL drawings Existing finish material N/A Existing finish material recommendations of Reuse

N/A

Fire rating Not rated Sub-floor material N/A Sub-floor condition N/A Is floor level? Yes Grade changes? No

Structural size/type/spacing 5” slab on grade w/ #3 @ 18” oc Adequate for tile finish Yes

6.11 Roof

Roof Assembly Steel joist with metal deck % of roof white (LEED NC only) 100% Roof membrane over shaped insulation % of roof vegetated (LEED NC only)

N/A

Condition Excellent. New R-Value (LEED) R-19 Waterproof integrity Yes Waterproof Condition Excellent Waterproof Recommendation for Reuse

N/A

Structural size/type/spacing 20 equal space at 5’10” Are there any photovoltaic panels, wind turbines, or micro-turbines? (LEED)

No

6.12 Ceilings

Ceilings Type N/A Condition N/A Finish Materials N/A Finish Materials Condition N/A Finish Materials- Recommendations for Reuse

N/A

Height N/A Maximum finished ceiling height with HVAC

N/A

Finish Material above existing ceiling

N/A




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Ceilings Features worth saving or incorporating into the design

N/A

6.13 Stairs

Stairs Assembly N/A Condition N/A Type (Straight run, winding, etc.)

N/A

Width N/A Rise/Run N/A Number of landings N/A Code Compliant N/A Self supporting/bearing on adjacent walls

N/A

Handrail type N/A

6.14 Vertical Obstructions (Show on Plan) Vertical Obstructions Structural None – Note roof drain location to drive-thru window Material PVC Size 6” Height above floor BTM of metal deck Demolition Cost (Estimate) N/A Ceiling Height N/A

6.15 Horizontal Obstructions (Show on Plan)

Horizontal Obstructions Structural Note roof drain location at drive-thru window Material PVC Size 6” Height above floor Full height Demolition Cost (Estimate) N/A Furr out

6.16 Restrooms

Restrooms Description N/A Fixture/Hardware N/A Fixture/Hardware Manufacturer N/A Fixture/Hardware Condition N/A Fixture/Hardware Reuse recommendation

N/A

ADA Compliant? N/A Design based on Occupancy? N/A What is occupancy based on? N/A




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6.17 Other Other Significant architectural features that could be incorporated into design

Metal awning feature at parapet. Metal awning at drive-thru appears to be too narrow / located under roof.

Seismic upgrading required No

Standing water N/A Existing leaks, rot, cracks, deterioration

N/A

Additional Information? Final SF and demising wall location to be determined by Developer and Manager.

6.18 HVAC

Cooling Type of system: Chiller, Heat pump, etc.)

New package rooftop units to be provided and installed by LL-none currently installed.

Main supply duct/pipe size (forced air, condenser water pipe, etc.)

N/A

Hours of operation: Monday through Friday? Saturday? Sunday?

N/A

Balancing report - available? N/A CFM available/static pressure N/A CFM outdoor air available (LEED) 10 CFM / 35 sf min.

N/A

Existing Unit “A” (Locate on drawings) Type *(fan coil, VAV, etc.)) N/A Type (box, rooftop, split system) N/A Manufacturer/Model No N/A Physical size (WxHxD) N/A Voltage N/A AMPS N/A Phase N/A Source of power N/A Heating capacity (BTU’s) N/A Cooling capacity (Tons) N/A Energy Star? (LEED) N/A SEER/EER/IPLV (LEED) N/A Refrigerant Type (LEED) N/A Age/Condition of units N/A Recommended replacement/upgrade?

N/A

Existing Unit “B” (Locate on drawings) Type *(fan coil, VAV, etc.)) N/A Type (box, rooftop, split system) N/A Manufacturer/Model No N/A Physical size (WxHxD) N/A Voltage N/A




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Existing Unit “B” (Locate on drawings) AMPS N/A Phase N/A Source of power N/A Heating capacity (BTU’s) N/A Cooling capacity (Tons) N/A Energy Star? (LEED) N/A SEER/EER/IPLV (LEED) N/A Refrigerant Type (LEED) N/A Age/Condition of units N/A Recommended replacement/upgrade?

N/A

New Unit (Locate on drawings) Recommended location: (Rooftop? Above Ceiling? In Workroom? Other? )

Rooftop

Structural upgrade Assume No Structural drawings indicate loading limited to 1000 lbs per joist

Fencing or screening required? No Parapet existing

Fresh Air Intake (Locate on drawings) Size of openings? N/A Upgrade required? No

Will be integral to RTU Proximity to smells (Bakery, Fast Food, Manufacturing, Processing Plants, etc.)

Adjacent tenants TBD

Restroom Exhaust (Locate on drawings) Do restrooms exhaust to the outside of the building?

There are no existing restrooms

Existing fan Type (Blade, Cage, etc.)

N/A

Manufacturer/Model No. N/A Air Volume (CFM) N/A Motor Size N/A Voltage N/A Amps N/A Where does exhaust terminate? N/A Is current installation Code compliant?

N/A

Water Heater Is there an existing water heater in the space?

No

Manufacturer/Model No. N/A kW N/A Voltage? N/A Amps? N/A




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Water Heater Btu/h N/A Does it need to be replaced? N/A Does it service other tenants N/A

Other Concerns Is noise abatement required? No Other vent/exhaust required? No

Is an economizer required? Yes Chase or ceiling space available for ducts?

Ceiling space

Height to structure/obstructions?

+/- 15’-0” to bottom of joists

Recommendations See attached




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7. DRAWINGS

A. Site plan




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B. Exterior elevations




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C. Storefront sections




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D. Floor plan




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E. Reflected Ceiling Plan-N/A

F. Floor Plan as Built




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G. Existing HVAC & Electrical Plan




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Identify as a minimum the following dimensions on the schematic drawings identified as required in Part A. (It is essential that these dimensions are accurate.)

1. Locations of all existing walls interior dimensions. Provide inside overall dimensions of space. 2. Any set backs or indentations. 3. Location and dimensions of all doors and doorways, including heights. 4. Location and dimensions of all widows - measure distance to either a corner or other fixed location.

Measure mullions as required. Specify top and bottom height of windows. 5. Location and dimensions of panel. 6. Height of ceiling(s). 7. Sprinklers. 8. Existing vents, or returns, and ducts with position and height. 9. Height above visible ceiling. 10. Section of storefront dimensioning sills and headers. 11. Overhangs, height and coverage. 12. Sidewalk. 13. Sewer tie-in. 14. Water line. 15. All possible obstructions or architectural details that are structural, integral, removable. 16. Floor sink and drain locations. 17. Locations of structural members and height A.F.F. 18. Parking associated with our space. 19. Trash location if associated with our space. 20. Landscaping associated with our space.

Elevations sketches: exact scale required on CAD for all exterior elevations. (Not required for interior.) Relationships of elements should be accurate.

1. Label each one exactly: “Inside North Wall”. 2. Show location of floor and existing lid. 3. Include both end walls. 4. Show all doors, windows and obstructions. 5. Provide dimensions to some fixed point. 6. Note windows, mullions and door jamb sizes. 7. Note all grade changes inside and out. 8. Note dimensions of all protrusions from walls/columns.




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8. PHOTOGRAPHS

A. Architectural Exterior Photos B. Architectural Interior Photos C. Mechanical D. Electrical E. Plumbing

9. EXHIBITS

A. Exhibit A-Water Test Results

B. Exhibit B-Permit Application

C. Exhibit C-Rayzor Ranch Tenant Criteria

D. Exhibit D- Rayzor Ranch Overlay District Ordinance

E. Exhibit E – Rayzor Ranch_SSc2

F. Exhibit F-Rayzor Ranch_SSc2

Existing Building LEED updated -...

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