3180 University Avenue, 5th Floor

Summary

Our layout, measurement position, and build requirements for the 5th floor, in one place.

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

Open the interactive floor plan to click into any room, wall, door, or fixture.

Measurement

1,263 usable, 1,435 rentable

The letter of intent lists approximately 1,500 rentable with exact size to be determined. Our layout measures 1,263 usable, which at this building's load factor is 1,435 rentable.

The 13.61% comes from Agajanian & Associates' current lease in this building. Suite 220 is stated at 985 rentable and 867 usable. We have applied the landlord's own standard rather than proposing a new one.

Please state both figures in the lease, as the Suite 220 lease does, and confirm the premises by measurement to a published BOMA standard with the 5th floor common area factor disclosed.

Rent

Pro rata share moves to 3.76%. No change proposed to the rate, term, abatement, or base year. Only the measured size.

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 reference photo under Flooring shows the effect: exposed structure running over the top of glass-fronted offices.

Doors

Full lite glass panel, solid core at the studio

Offices and conference room

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

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.

• 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.

Reference: matte satin polish, salt and pepper, no aggregate exposure. 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.

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

The floor restrooms are single occupancy. On the other floors one has a urinal and one does not. We ask that both 5th floor restrooms be finished the same while the floor is open.

• FixturesToilet and urinal in each room, matching what is already built elsewhere in the building. The two rooms are the same size and adjacent.
• SignageAll gender. California has required single user restrooms to be identified as all gender since March 2017.
• LocksMechanical pushbutton locks in place of keyed. Keypad outside, free egress inside.

Letter of intent corrections

• TermReads "Sixty-three (630) months." The numeral should be (63).
• TenantSpencer Smock appears twice in the tenant line and the entity description needs cleaning up.
• PremisesPlease state both rentable and usable square footage, as the Suite 220 lease does.