Architectural Guidelines

(last updated 4/24/05)

PLAN REQUIREMENTS

(For Person Preparing Plans)

NOTE TO ARCHITECT/DESIGNER: Please review these requirements carefully. Failure to follow them will result in your plans being rejected which will delay the project and increase the cost to your client.

SECTION I

PLAN REQUIREMENTS

1.1 Concept Drawings. To keep expenses down, you should prepare and submit concept drawings for review and approval. Once your concept has been approved, full plans should be submitted.

1.2 General Provisions. Drawings must indicate the full scope of work to be performed. They must also include all existing conditions.

a. Scale and Elevations. Drawings must be prepared with floor plans drawn to a scale of 1/4" = 1', showing overall dimensions and area in square feet. Existing conditions as well as all proposed changes must be shown. Plans must include interior elevations and sections of all interior changes. Any exterior alterations must show elevations of doors and windows and indicate all materials.

b. Engineering and Code Compliance. The Association does not approve plans for engineering design or building code compliance. All technical and engineering matters are the Member's responsibility. Members must fully comply with applicable building codes, ordinances and specifications.

c. Original Building Plans Available for Review. The original design documents for the building are on file at Blair Graphics, 1740 Stanford Street, Santa Monica, CA 90404, (310) 829-4621. These plans include architectural, structural, mechanical, plumbing, and electrical plans for the building. Your architect may purchase copies of these plans directly from Blair Graphics and should review them before preparing plans for architectural review by the Association. NOTE: these are original developer plans and the Association cannot attest to their accuracy. In addition, the plans may not reflect "as-built" conditions or any subsequent changes or alterations.

d. Structural. Whenever changes involve structural elements of the building, engineered drawings must be submitted and must be stamped by a licensed structural engineer.

1.3 Demolition Plans. Demolition plans must be included in your submittal. ASBESTOS HAS BEEN IDENTIFIED in the original spray-on materials applied to ceilings. This material presents HAZARDS to construction workers whenever ceilings are opened and/or removed. As a result, the asbestos must be encapsulated or removed in accordance with prevailing asbestos abatement regulations.

1.4 Walls. Plans must include "sections" showing wall-board type, thickness, framing method, attachment, stud size and gage, and intersection details.

a. Demising Walls. Any alterations to demising walls shall require extension from slab-to-slab and must include a minimum of two layers of 5/8 inch type 'x' gypsum board being attached to the studs, on the remodel side. All demising walls must have a minimum one hour fire rating.

b. Acoustical Standard. All demising walls must meet or exceed Noise Isolation Class (NIC) 52 dB. No loudspeakers or loudspeaker back boxes may be installed in demising walls.

c. Penetrations. Penetrations or openings for piping, electrical devices, recessed cabinets, bathtubs, soffits, or HVAC ducts must be sealed, lined, insulated or otherwise treated to maintain the required sound ratings. There must be no contact between the installed gypsum board and any mechanical ductwork, plumbing piping or electrical conduit.

d. Structural. Whenever bearing and shear walls are moved, removed or altered, engineered drawings must be submitted showing existing walls and all changes.

e. Fire Stops. Any penetrations of walls, floors or ceilings must be properly fire-sealed. Plans must show proper fire blocking and fire stopping.

1.5 Ceilings. Plans must include "sections" showing ceiling-board, framing, attachments and intersection details.

a. Raised Ceilings. Ceilings may be raised to within twelve (12) inches "clear" of the floor above. Whenever ceilings are raised, all electrical, plumbing, and HVAC lines must be re-routed around the raised ceiling.

b. Access Hatch. An access hatch (minimum 36" x 36") must be installed in an adjacent closet to allow maintenance access.

c. Acoustical Requirements. Insulation, rated R-30 or better, must also be installed between the ceiling and the floor above in the affected remodel area. Caution must be taken so that light cans do not degrade the acoustical isolation.

1.6 Floors. Plans for any floor alterations must include the following:

a. Hardwood, Tile, Stone Flooring. Hard-surfaced floors such as marble, granite, tile and hardwood must have proper noise insulating materials installed . Make sure your installer knows that your installation must “field test” at 52 dB FIIC rating. If requested by the Association, Member shall produce a sound test from an acoustical consultant approved by the Association to confirm the Association's acoustical standards have been met. If the standards are not met, Member shall promptly make appropriate changes to ensure compliance.

b. Floor Penetrations. All floor penetrations must be clearly shown in the plans. The method used to fill the penetrations must also be shown. All slab penetrations require acoustical isolation of all lines from the slab and sealing of the penetration with code compliant fire-proofing material. Penetrations or openings for piping, electrical devices, recessed cabinets, bathtubs, soffits, or HVAC ducts shall be sealed, lined, insulated or otherwise treated to maintain the required sound ratings.

1.7 Electrical/Telephone/Data Lines. Plans for any electrical alterations, telephone and data lines shall include the following:

a. Electrical. At a minimum, conceptual electrical and lighting layouts are required. Depending on the proposed electrical work, engineered drawings may be required. No aluminum wiring is allowed--all electrical wiring must be copper. No Romex. wiring allowed. All electrical boxes in demising walls must be acoustically insulated.

b. Telephone/Data Lines. Conceptual telephone/data outlets must be shown on the electrical layouts. All telephone CPU's, switching equipment, and system upgrades must be installed inside the Member's Unit. Such equipment may not be installed in the Association's common areas. Any wire runs to common area phone terminals must be Code-compliant, must be installed so as not to be visible. Above ceilings all wiring must be concealed in conduit or be plenum--rated. Please note on the plans that the contractor must coordinate with the Management Office.

1.8 Plumbing Lines. Plans must show existing as well as proposed alterations.

a. Sound Isolation. All plumbing must be isolated from walls, studs, joists, ceilings, and flooring. Isolators must be a minimum V2 inch thick Armaflex, or equivalent, with sheet metal jacketing with closed cell foam wrapped within a carbon steel jacket. The closed cell foam must be minimum of ? inch thick Armaflex type "AP" or equal. The jacket finish must be mil. Galvanized (24 gauge). Isolators must be three (3) inches long with diameter determined by pipe size. Where pipes are larger than 2 inches and attachment is required, isolate from the structure using a pipe clamp around the pipe. Use a Mason Industries type W pad under a 3/16 inch, minimum, steel plate. Please note on plans.

b. Penetrations. Where piping passes through studs or floor construction and no attachment per code is required, create minimum 1/4 inch clearance around the pipe. Where lines penetrate gypsum board, concrete or other material, the pipe must not be in contact with material and the "sleeve" must be resilient. The material must be USG Acoustical Sealant, or equal, at non-rated penetrations or a 3M non-hardening fire caulking, or equivalent, meeting the required fire rating.

c. Waste and Vent Lines. All lines must be cast iron. Where there is exposed contact between a waste and/or vent line (or waste or vent line will be replaced) and the building structure, re-align waste and vent lines so there will be no contact and/or create clearance by shaving the stud, drywall or enlarging the opening around the line. Do not stuff resilient materials between the pipe and the structure. Please note on drawings.

d. Water Velocity & Load Calculations. Size all piping so water velocity does not exceed five (5) feet per second. No additional fixtures are allowed such as wet bars, toilets, bidets, showers, tubs, etc., unless load calculations show the volume of waste produced does not overload the existing plumbing system.

e. Angle Stops and Risers. Replace all angle-stops under sinks, toilets and bidets with brass. Risers must be braided metal supply hoses. Please note on drawings.

f. Isolation Valves. Isolation valves must be installed for all water lines servicing the unit. The valves must be installed in a location easily accessible from the common area.

1.9 Plumbing Fixtures. High-quality fixtures must be used throughout so as to avoid plumbing failures and problems with hot and cold water cross currents. All fixtures including tub and lavatory must incorporate the use of an aerator in their design. Valves and fixtures must comply with ISO 3822/1 having an appliance noise level of 20 dBA or less.

a. Acoustical Standard. Daytime sound transmission between units must be no greater than 10 dBA above the prevailing ambient noise level. (L90) or 55 dBA, whichever is less. Nighttime sound transmission between adjacent units must be no greater than 10 dBA above the prevailing ambient noise level. (L90) or 45 dBA, whichever is less.

b. Toilets. Low-flow, water-saving toilets must be installed. No "Turbo" toilet or any other kind of noisy toilet is permitted. Risers must be braided metal supply hoses.

c. Steam Showers & Saunas. A "Smitty Pan" must be installed under steam shower and sauna equipment. Venting must go to balcony soffits only. Manufacturer information sheets must be included with the plans.

d. No Hot-Mopping. Hot-mopping is prohibited. Tub and shower pans must use a cold process sealant.

e. Washers and Dryers. Washers and dryers are prohibited.

f. Spas and Tubs. Both pump and tub must be isolated for noise and vibration. Show connection details, lip details, etc. The pump must be on neoprene mounts equivalent to Mason Industries type ND (confirm no seismic requirements). The tub must be isolated from the floor using Enkasonic (manufactured by Akzo), or equivalent.

1.10 Mechanical. Plans must show existing as well as proposed alterations. Manufacturing information sheets should be included with all new equipment installations.

a. Acoustical Constraints. No rigid contact is permitted between the building structure and mechanical systems. Spring isolators should be equivalent to Mason Industries type SLFH. No portion of the mechanical system may be connected touch the common partition between units. HVAC ducts must be sealed, lined, insulated or otherwise treated to maintain the required sound ratings.

b. Suspended Equipment. For suspended equipment, the HVAC, equipment selected must be vibration isolated for the structure using Mason Industries type 30 hanger, or equivalent, having a minimum static deflection of one (1) inch.

c. Cook-Stove Hoods and Steam Shower Venting. Steam showers must be vented as described under plumbing. Kitchen vent hoods must be vented into the building's existing vent system.

d. Seismic Restraints. Seismic restraints, where required, must be indicated on the plans.

1.11 Entry Doors. No changes to the entry doors may be made without written approval of all owners on the involved floor as well as Association approval. This applies to door hardware as well as the doors themselves.

1.12 Windows and Window Walls. Plans must show any alterations to windows, window walls and balcony doors.

a. Visual Conformity. All glass replacement must be in harmony with the exterior of the building. Windows and window walls must include mullions which are the same color, size and configuration as original building mullions and must align with the building's mullions.

b. Window Walls. The window wall system must conform to the Norwood Series 3000, manufactured by Fleetwood (909)279-1070,or approved equal. Member shall ensure a complete weather tight installation, including all required flashiness, pans and sealant. Window wall components shall be structurally secured at the head, jambs and sills to resist all design loads.

c. Balcony Doors. Balcony doors must be of the same manufacture as existing doors and in the same style and color for uniformity.

d. Tempering and Tinting. All glass must be tempered. Tinted glass is permitted provided it is neutral gray. Mirrored finishes are prohibited.

1.13 No Additional Gas Fixtures. No additional gas fixtures may be installed.

1.14 Home Theater Systems. Stereo and home theater equipment must be properly insulated to avoid sound transmission through the walls, ceilings and floors.

SECTION 2

BALCONIES

2.1 Light Fixtures. All external light fixtures must be in keeping with the Association's existing architectural design and must not create a nuisance by flooding light into neighboring balconies or units.

2.2 Tile & Waterproofing. Any alterations to the flooring must ensure that water will drain away from the building. The dimensions of the balcony and elevations showing drainage including existing drains and weep holes must be shown. Floors must slope away from the building at a minimum of 1/4" per foot. Plans must show the type of material that will be used and the waterproofing scheme.

2.3 Railing Safety Glass. Safety glass may be installed on the inside railing of the balcony using untinted, ? thick or thicker tempered safety glass. The glass panels cannot exceed the height of the railing and must securely fastened to the inside of the railing so as to blend with the building.

2.4 Balcony Enclosures. Balcony enclosures are prohibited.

2.5 No Awnings or Flower Boxes. Awnings and patio covers are prohibited. Flower boxes on balcony ledges are prohibited.

SECTION 3

MISCELLANEOUS

3.1 Number of Plans. Four (4) sets of plans must be submitted for review by the Association's architect. The quantity is intended to speed the process so that plans can be distributed, if needed, to the Association's structural, electrical, mechanical and acoustical consultants.

3.2 Variances. Where circumstances justify it, the Association may allow reasonable variances. The granting of such variances does not constitute a waiver of any right to withhold approval of any similar plan, drawing, specification or matter subsequently submitted for review.

3.3 Existing Nonconforming Improvements. Existing nonconforming improvements do not constitute a basis for allowing any new nonconforming improvements. The acceptance of any plans, drawings or specifications for any work done or proposed does not constitute a waiver of any right to withhold approval of any similar plan, drawing, specification or matter subsequently submitted for review.

3.4 Building Department Alterations. Any changes made by the Building Department must be forwarded to the Association's architect for review and approval before work may commence.

3.5 Conflicts Between City and Association. Any construction, repair, modification, or alteration of any improvements requiring the issuance of a building permit must be submitted to the appropriate governmental entity for review and approval. In the event of a conflict in the conditions of approval imposed by the entity and the Association, the more restrictive conditions will control. Nothing in these Architectural Standards limits the Association from imposing conditions of compliance which are more restrictive than conditions imposed by governmental agencies.

3.6 Building Permits Do Not Constitute Approval. Despite review of plans by the Association, the Member must separately obtain all appropriate building permits from the City. However, building permits do not constitute approval by the Association nor does review by the Association constitute approval by the City or waivers of any applicable statutes. These are two separate procedures and Members must comply with both.

3.7 Corrections and Comments to Plans. Corrections to plans or comments made by the Association do not relieve the Member of his or her responsibility to engineer the proposed work properly and to comply with applicable building codes, ordinances and specifications.

3.8 Concealed Conditions. Any concealed conditions, Building Code violations and/or deficiencies discovered during the Project must be corrected at Member's expense.

CONTRACTOR RULES

CONTRACTORS: Please review these restrictions carefully. Failure to follow them may result in fines and suspension of construction.

SECTION I

INSURANCE & SAFETY

1.1 Licensed and Insured. Only licensed and insured construction managers, contractors, subcontractors, and vendors are allowed to make alterations to, direct alterations to, oversee alterations to, or make decisions affecting the Association's common areas. Each must carry Workers' Compensation insurance and Commercial General Liability insurance. Even if licensed and insured, individuals and companies may be banned from the building if, in the opinion of the Board, they are unreliable, unsafe or establish a pattern of violating the Association's rules and standards.

1.2 OSHA Safe1y Standards. All OSHA safety standards must be followed. Other than interior balcony work, any work on the exterior of the building requires the use of OSHA approved safety belts.

1.3 Fire Safety. Any fire-safety deficiencies discovered during the course of repairs and/or remodeling must be repaired by the owner upon discovery and the Association must be notified of the deficiency in writing and the proposed corrective action.

a. Fire Alarm System. The Association's fire alarm system is maintained by AT Fire Protection Services, 333 Washington Blvd., #439. Marina Del Rey, Ca 90222, 310.306.7233. Any work involving the alarm system must be done by AT Fire Protection Services.

b. Smoke Detectors. Each day, prior to the commencement of construction, the smoke detectors in the unit must be covered to prevent false alarms from construction dust. The covers must installed and removed on a daily basis.

c Fire Watch. If the fire alarm system or fire sprinkler system is disconnected for any reason, the Association and the Fire Department must notified immediately. The Association will post a "fire watch" until the system is reconnected. All expenses including any overtime shall be paid by the Member.

1.4 Pets, Children, Clothing, Etc. Workers are not allowed to bring children or pets on-site and will be denied entry if they have a child or animal with them. All workers must wear shoes, pants or shorts, and shirts at all times. Workers are also prohibited from bringing radios onsite or creating nuisance noise unrelated to the construction work and are prohibited from eating meals or taking breaks in the common areas.

1.5 No Drugs or Alcohol. No alcoholic beverages, intoxicants, drugs or other controlled substances are permitted to be brought onto Association property or used by workers.

SECTION 2

DEMOLITION AND NOISE RULES

2.1 Notice of Construction. Prior to the start of construction you must notify the surrounding units (adjacent, above and below) of the start date for the construction, that there will be noise associated with the construction, the name of the supervisor, and his phone number.

2.2 Demolition Noise Abatement. Whenever demolition is involved, old carpet or some kind of sound-deadening material must be laid over the floors so noise transmission through the floor into the unit below is minimized.

2.3 Floor Penetrations & Cuts. Jackhammers are prohibited. All areas which will be saw-cut, core-drilled or have drilled inserts installed must be examined with x-rays or other devices which will identify the location of reinforcing steel and/or utility lines in the slab so as to avoid damaging the reinforcing steel. Prior to any x-rays, the contractor must notify the Management Office and any affected units at least five (5) business days prior to the scheduled work. Any reinforcing steel accidentally cut must be repaired. Plans for repair must be submitted for review by the Association. All slab penetrations require acoustical isolation of all lines from the slab and sealing of the penetration with code-compliant fire-proofing material.

2.4 Impact Hammers. Impact hammers for chipping are permitted but must be minimized wherever possible.

2.5 Trash & Debris. All trash and debris must be carried off-site on a daily basis at the Member's sole cost and expense. The trash chutes inside the building cannot be used for disposing of debris.

2.6 Containment of Dust and Dirt. All dust, dirt, noise, fumes, etc. must be contained in the Unit. In particular, all doors into the common areas must be protected in such a manner as to prevent dust and dirt from flowing into the common area hallways.

2.7 Air Conditioner Registers. To protect from dust and debris being circulated to other units and the common areas, all heating and air conditioning registers must be covered during construction.

2.8 Asbestos. ASBESTOS HAS BEEN IDENTIFIED in the fireproofing material in the originally sprayed onto unit ceilings. Some units have removed such materials. Please have your ceilings checked for asbestos before disturbing such material. If your ceilings contain asbestos, you must notify your workers. This material presents HAZARDS to construction workers whenever ceilings are opened and/or removed. Any asbestos removed must be in compliance with law and shall be done at Member's sole expense.

SECTION 3

GENERAL CONSTRUCTION RULES

3.1 Parking. Parking is limited to the unit-owner's space only. All other parking must be on the street.

3.2 Construction Hours. Working hours are limited to Monday through Friday, 8:00 a.m. to 5:00 p.m. and Saturdays from 10:00 a.m. to 5:00 p.m. No work is allowed on Sundays or the following holidays: New Year's Eve, New Year's Day, Presidents Day, Memorial Day, 4th of July, Labor Day, Thanksgiving, Christmas Eve, and Christmas Day.

3.3 Inspection Card. The Building Department's inspection card must be posted at the job site throughout construction.

3.4 Work Location. All work must be done inside the Unit. Workers may not set-up or store equipment in hallways, lobbies, balconies, or parking structures. Everything must be stored in the Unit.

3.5 Protection of Common Area Floors. All common area floors must be protected with Masonite which shall be taped at the edges from the elevator and/or stairwells to the Unit. Appropriate warning signs indicating the presence of such floor coverings must be placed in conspicuous locations in the common areas. The covering must be removed and the floor cleaned by 5:00 p.m. each day. If this is not done, Member will be charged for the cost of removing the covering and cleaning the floors.

3.6 Elevators. Elevators must be padded and use of the elevators must be coordinated with the Management Office.

3.7 No Balcony Storage. No equipment or construction materials may be stored on balconies or patios, or in common areas, or garages. All equipment and material must be stored inside the Unit or taken off-site.

3.8 Water Shut-Offs. Water shut-offs may only be done between the hours of 10:00 a.m. and 5:00 p.m. At least two (2) days notice must be given to the Association. Members will be allowed one (1) water shut-off at no cost. The next two (2) shut-offs will cost $100.00 per shut-off. Anymore than three (3) water shut-offs will cost $200.00 per shut-off. All monies must be paid in advance.

3.9 Concealed Conditions. Any concealed conditions, Building Code violations and/or deficiencies discovered during the Project must be corrected at Member's expense. Written notice of the condition and the proposed corrective must be given to the Management Office.

3.10 Painting. So as to minimize the infiltration of painting fumes into the rest of the building, fans must be used to blow such fumes out of building. No oil-based lacquer may be used inside the unit. Oil-based lacquers may be used off-site and the finished product brought onsite once it has cured.

3.11 No Association Equipment. Workers must use their own equipment. No equipment which is the property of Association may be used at any time. Workers are prohibited from using common area electrical outlets to power their equipment.

3.12 No Signs. No signs are permitted to be displayed in or around the Unit. Contractors are prohibited from distributing advertising brochures.

3.13 Diligent Construction. The project must be completed within six (6) months from the start of construction.

SECTION 4

ENFORCEMENT PROVISIONS

4.1 Monetary Penalties. Violation of the Association's contractor rules could result in monetary penalties as follows: (i) first violation, up to $500.00, (ii) second violation, $100.00 to $700.00, (iii) third violation, $500.00 to $1,000.00, (iv) additional violations, up to $3,000.00.

4.2 Suspension of Work. In addition to monetary penalties, work may be stopped and/or workers suspended from the project.

4.3 Legal Action. Depending on the violation, the Association may take legal action to enforce its rules and obtain damages.

The Colony at Westwood • 1440 Veteran Avenue • Los Angeles, CA 90024