Build-out requirements · Suite 500

3180 University Avenue, 5th Floor

Agajanian & Associates Inc and Smock Real Estate Incorporated

Prepared for

32nd Street LP

Via

Kidder Mathews

Program

6 offices + conference + studio

Date

September 11, 2026

Summary

How we are asking the 5th floor suite to be built.

The floor is already being remodeled, so everything here is inexpensive to incorporate now and a change order later. We would like it reflected before the drawings are finalized.

Layout

Six offices, conference room, studio, common area

Suite 500 floor plan showing six private offices along the window line, conference room, studio, and common area

Where it sits on the floor

Our layout overlaid on the level 5 reflected ceiling plan, so the suite reads in context with the core, the corridor and the open floor.

Suite 500 layout overlaid on the level 5 reflected ceiling plan, showing the suite wrapping the building core with open floor beyond

Open the full size drawing

Room	Usable
Office 1	100 sf
Office 2	80 sf
Office 3	152 sf
Office 4	120 sf
Office 5	120 sf
Office 6	120 sf
Conference room	74 sf
Studio	63 sf
Common area, reception and kitchen	434 sf
Total usable	1,263 sf

Design intent

What we are building toward

Office corridor with exposed concrete deck and conduit above, polished concrete floor, and glass lite doors into carpeted private offices

Common area with polished concrete floor, exposed structure overhead, kitchen run along one wall, and glass lite office doors

These are AI renderings, produced to show design direction. They are not construction documents and are not to scale. Dimensions and room locations are governed by the floor plan above.

We understand the landlord's scope is the standard build-out plus the specific items listed on this page. Furniture, kitchen cabinetry and millwork, appliances, artwork, plants and decor shown in the renderings are ours, not asks.

Ceilings

Exposed across the common area, sealed above each enclosed room

Common area ceiling fully exposed and continuous. Enclosed rooms keep a standard grid with standard lay-in fixtures.

For the enclosed rooms to work for client calls, each needs a solid sealed lid above its grid rather than an open plenum. It is concealed, so the common area ceiling still reads as one uninterrupted plane.

Common areaFully exposed structure, continuous. No dropped ceiling or soffits across the open span.
Enclosed roomsStandard suspended grid, standard lay-in fixtures.
Above each gridSolid gypsum lid, sealed to the walls.
Return airDucted return or lined transfer boot per enclosed room. An open transfer grille would defeat the lid.

The renderings above show the effect: structure running unbroken over the top of the enclosed rooms.

Doors

Full lite glass panel, solid core at the studio

Interior door with a single full-height clear glass lite in a solid painted frame

Offices and conference room

One lite clear glass, full height, in a solid painted frame. Swing door with perimeter stop and weatherstrip.

Solid single panel interior door with no glass

Studio

Same door and frame, solid core with no glass. This room is used for calls and recording.

Reference image shown for style. Equivalent building standard product is fine.

Interior windowsNone at the private offices. One at the conference room. This supersedes the letter of intent, which calls for large interior windows at all six offices. The glass in the office doors provides the borrowed light.
SwingsHinge sides and swing direction shown on the plan. Doors to open flat against the entry wall.
Clear width32 inch minimum clear at every opening.

Flooring

Polished concrete in the common area, carpet in the offices

We are asking for the common area slab to be polished rather than covered with resilient plank. The floor below is the finish we are after.

Matte satin polish, salt and pepper, no aggregate exposure, as shown in the renderings above. Natural colour variation in the slab is expected and wanted.

Common areaMechanically polished concrete. Class B fine aggregate, salt and pepper. Level 2 satin, 400 to 800 grit. Lithium silicate densifier. Penetrating stain guard, no topical film coating.
OfficesBuilding standard carpet, per the letter of intent.

Window coverings

Manual roller shades at every perimeter window

Office windows fitted with neutral solar screen roller shades lowered part way, city view visible through the fabric

TypeManual roller shades, solar screen fabric. Not motorized.
FabricNeutral colour, 3 to 5 percent openness, so glare is controlled and the view is kept.
LocationsAll perimeter windows in the six offices and the conference room.

Lighting, power and HVAC

SwitchingIndividual switch in every enclosed room. The existing suite switches roughly half the floor at a time.
ZoningTwo thermostats, two zones: perimeter and interior (shown on the plan). The offices sit on the window line and will run warm in the afternoon while the interior runs cold on a single zone.
DataOne data drop in the studio. Standard power throughout.

Shared restrooms

Both restrooms with a toilet and a urinal

The floor restrooms are single occupancy. On the other floors, one has a toilet and a urinal and the other has only a toilet. We are asking for both 5th floor restrooms to have both fixtures, so the two rooms are identical.

FixturesA toilet and a urinal in both rooms. Same urinal already installed elsewhere in the building. The change is that the second room gets one as well. The two rooms are the same size and adjacent, so the wet wall is already there.
LocksMechanical pushbutton locks in place of keyed. Keypad outside, free egress inside.

Mechanical pushbutton lever lock with a five button keypad on the outside trim and a plain lever on the inside

Simplex mechanical push button lockset, ADA compliant, chrome

Example model. Mechanical lever set, no wiring or batteries. Code entry outside, plain lever inside so the door always opens from within.

Reference image and model shown for style. Equivalent building standard product is fine.