HH V1 I1.2 Design and Construction Criteria - 09.10.2012

HOTEL
Design & Construction Criteria

A BRAND REFERENCE MANUAL OUTLINING DESIGN,
CONSTRUCTION AND SUPPORTING DOCUMENTS
UTILIZED FOR THE DEVELOPMENT OF A NEW HYATT
HOUSE PROPERTY.
Version: NORTH AMERICA

VOLUME 1.0
ISSUE 1.2
*THIS DOCUMENT REFERENCES THE PROTOTYPE DRAWINGS VERSION 1.0 ISSUE 1.0 DATED
05.01.2012 WITH UPDATES & CLARIFICATIONS DATED 09.10.2012
*Indicates a New Change for the Current Posting Date
Hyatt house Confidential and Proprietary Information
The contents of the Design and Construction Criteria along with all Design Standard documents are confidential and
proprietary to Hyatt and Hyatt house Hotels and may not be reproduced, disclosed, distributed or used without the
express permission of an authorized Representative of Hyatt.
Hyatt House Franchising, L.L.C. Page 1 of 139 Confidential Date: 9.10.2012
Table of Contents Page Number
A. Overview
1. Introduction 7
2. Manuals and Documents 9
3. The Design Process
3.1 Development of Prototype .. 10
3.2 Room Matrix and Area Summary.. ........ 10
3.3 Square Foot Program Summary by Level... 11
3.4 Exterior Design 12
3.5 Interior Design .... 12
4. The Submittal Process
4.1 Overview. 12
4.2 Pre-Application Submittals..... 12
4.3 Submittal Steps 13
4.4 Modifications to Prototype.. 14
4.5 Jobsite Visits.... 15
4.6 Certification Process... 16
4.7 ADA and Accessibility Requirements.... 16
5. Pre-Opening and General Staffing Requirements
5.1 Overview..... 17
6. Sustainability
6.1 Overview. 17
B. Site Design Criteria

1.1 Sitework.. 20
1.2 Parking.... 21
1.3 Landscaping.... 21
C. Architectural Criteria
1. Building
1.1 Exterior 24
1.2 Porte Cochere... 25
1.3 Building... 25
1.4 Thermal and STC Ratings... 26
1.5 Aluminum Windows 27
1.6 Aluminum Storefront with Hardware.. 28
1.7 Glazing..... 32
1.8 Doors and Hardware.... 32
1.9 Basic Finish Criteria........ 40
2. Public Spaces
2.1 Front Entry Vestibule 43
2.2 The Commons ...... 43
2.3 Entryway... 43
2.4 Front Lobby Seating / Community Table
Area... 43
2.5 The Desk (House Hosts) and Bits+Bites+Borrows
Market 44
2.6 H BAR, Buffet ......... 45
2.7 Social Sectional Area.... 45
2.8 Seating in The Commons (Dining Area).. 46
2.9 The Office......... 46
2.10 Pool Table Area..... 46
2.11 Outdoor Commons ....... 46
2.12 The Commons Layout Plan.. 47
2.13 Gathering Rooms....... 47
2.14 Public Restrooms... 48
2.15 Corridors... 49
2.16 Swimming Pool. 50
2.17 Workout Room.. 51
2.18 Ice Machine ...... 51
2.19 Guest Laundry....... 52
2.20 Elevators / Elevator Lobbies ... 52
2.21 Stairwells... 55
3. Guestroom Units and Guestroom Unit Support
3.1 General Guestroom Unit Requirements.... 55
3.2 Specific Guestroom Unit Requirements... 56
3.3 Guestroom Unit Floor Plans
a. Typical King One Bedroom Kitchen Suite unit. 59
b. Typical King Studio Kitchen Suite unit.... 59
c. Typical King Den Guestroom unit.... 60
d. Typical Queen/Queen One Bedroom Kitchen Suite
unit ... 60
4. Back of House
4.1 General Back of House Requirements. 61
4.2 Laundry / Housekeeping...... 61
4.3 Storage Rooms .... 61
4.4 Maintenance Room.. 62
4.5 Employee Areas... 62
4.6 Work Room and Training Room..... 62
4.7 Administrative Offices..... 62
4.8 Luggage Storage ..... 63
4.9 Food Service / Prep...... 63
D. Building Support Systems

1.1 Equipment Rooms and MEP General...... 65
1.2 HVAC... 68
1.3 Plumbing... 71
1.4 Electrical... 74
1.5 Life Safety.... 76
1.6 Security..... 79

E. Hotel Systems
1.1 Property Management System & Point of Sale System.. 81
1.2 Communications .. 81
1.3 Computer Room... 82
1.4 Telco Room... 82
1.5 Cabling (Low Voltage)..... 83
1.6 Electronic Keylock System.. 83
1.7 Hyatt Plug Panel... 83
1.8 High Speed Internet Access (HSIA)... 84
1.9 The Office.... 84
1.10 Television System. 84
1.11 Sound System 85
1.12 Scent System (pending).... 85
1.13 Staff Communications... 85
1.14 Exterior Signage... 85
1.15 Interior Signage 85
F. Interior Design Criteria

Section 1 Public Space
1.0 Preface Public Space. 88
1.1 Wood Specifications Furniture/Casegoods... 88
1.2 Construction Specifications Furniture. 89
1.3 Wall Finishes... 91
1.4 Ceiling Finishes... 92
1.5 Floor Coverings / Carpet Cushion Specifications. 93
1.6 Public Restroom Specifications.. 96
1.7 Artwork... 97
1.8 Lighting 97
1.9 Window Treatments.... 98
1.10 Accessories... 99
Section 2 Guestrooms Units and Bathrooms

2.0 Preface Guestroom Units, Bathrooms and Corridors.. 101
2.1 Guestroom Unit Casegoods. 101
2.2 Wood Specifications ... 113
2.3 Construction Specifications Casegoods, Occasional
and Upholstered Furniture.. 114
2.4 Bedding Specifications.... 120
2.5 Roller Shade Design Criteria... 120
2.6 Roller Shade Fabrication Specifications.. 121
2.7 Fabric Specifications for Bedding... 124
2.8 Fabrication of Top Sheets and Boxspring / Foundation
Covers.. 124
2.9 Wall Finish Specifications... 125
2.10 Floor Covering Specifications.. 128
2.11 Carpet Cushion Specifications.. 128
2.12 Ceiling Finishes. 129
2.13 Lamps and Lighting...... 130
2.14 Guestroom Unit Bathrooms and Closets... 132

2.15 Artwork. 133
Section 3 Swimming Pools and Outdoor Commons

3.1 Furnishings.. 134
3.2 Accessories.. 135
3.3 Life Safety / Emergency Items 136
Section 4 Installation Methods

4.1 Wallcovering Material. 137
4.2 Carpet Installation....... 137
Running List of Changes

Running List of Changes. 139

OVERVIEW
1. INTRODUCTION PAGE 7
2. MANUALS AND DOCUMENTS PAGE 9
3. THE DESIGN PROCESS PAGE 10
4. THE SUBMITTAL PROCESS PAGE 12
5. PRE-OPENING AND GENERAL PAGE 17

STAFFING REQUIREMENTS
6. SUSTAINABILITY PAGE 17

A. OVERVIEW
1. INTRODUCTION Design and Construction Criteria

The development of all Hyatt house Hotels must comply with the Brand established Design,
Specification, and Operational Criteria. The selected Architect, General Contractor, interior
design scheme, Interior Design Specification Sheets and purchasing company must be submitted
to Hyatt house Franchising, L.L.C. (HHF) for review and approval.
This Design and Construction Criteria manual (DCC) and the Hyatt house Architectural and
Design Prototypical Drawings are not intended to be, nor should they replace or supplement, the
detailed construction plans and specifications prepared by the Franchisee's Architect and should
not be used for bidding, construction or as a submittal to any national, state or local governing
bodies or governmental agencies. Only those plans and specifications prepared by the
Franchisee's licensed Architect can be used for such purposes.
The Design Standards, which includes the Prototype Drawings, this DCC manual, Interior
Design, Interior Design Specification Sheets and all supporting documents represents the
minimum requirements established by HHF and should be used as the template for the design of
all new development projects. Any requests for deviations from the Design Standards must be
submitted to HHF in writing for review and approval by the Brand prior to incorporating any
changes into the construction documents. Failure to submit a request for a waiver will have the
result of delaying the plan review process, which is required prior to the start of construction.
The Design and Construction Review Process, which includes all developed plans and
specifications, as well as site visits, will be performed by HHF and is a service to the Franchise
Owner to provide feedback that their Architect and consultants have prepared a set of design and
construction documents that conform to the Hyatt house Design Standards for typical layouts and
building configuration requirements. Any omissions or items not specifically referenced in HHF
reports does not constitute an acceptance or approval of missing Brand Criteria or Standards. All
Site Visits are for the purpose of reviewing the General Contractors implementation of the
Brand Criteria into the final building. Any comments, suggestions, recommendations or releases
issued by HHF shall not be construed as an acceptance of liability for the completeness or
accuracy of these plans and specifications in terms of constructability or compliance with any
national, state or local code requirements including Hyatt house Design & Brand Standards.
All Design Standards including the Prototype Drawings, Design and Construction Criteria,
Interior Design Specification Sheets, etc. and the use of this information shall in no way give rise
to any liability on the part of HHF and affiliates for any defect or deficiency. Person(s) using
these documents or provided reports must verify through their own means and consultants
(architect, engineers, and other professionals), their compliance with any law and adequacy for
the intended purpose, as HHF and its affiliates make no representation whatsoever in that regard.
The quality of workmanship, and the adequacy and suitability of the plans, specifications, and
design data for a particular project is the sole responsibility of the owner.
HHF and its affiliates does not and cannot warrant or represent that the items listed in any
documents or provided reports meet all requirements, both written or interpreted, of the
Americans with Disabilities Act (ADA), the ADA Accessibility Guidelines or local code
enforcement for any additional accessibility requirements. The owner is urged to seek appropriate

counsel to ensure such compliance so that these requirements and Hyatt house Brand and Design
Standards are met.
Should there be conflicts between HHF documents/reports with any federal, state, local, fire
systems/inspections, ADA, etc. requirements, the more stringent of the criteria or
requirement will prevail.
All Hyatt house Hotels must contain the following major elements in addition to the signature
guestroom units, interior corridors and exterior design elements:
1. Signature porte cochere

2. External Top Hat element which is externally illuminated
3. Main entry vestibule with automatic doors
4. Interior corridors
5. The Commons (Lobby Level) / Entryway (entrance seating area) / The Desk / H BAR,
Buffet / Seating in the Commons / Bits+Bites+Borrows Market / Pool Table area / The
Office / Outdoor Commons.
6. Administrative office area including general managers office / sales office / work room
7. Food and beverage service and back of house areas
8. Minimum extended 2 bay Gathering Room (900 s.f.) dividable into 2 sections.
9. Main laundry, housekeeping and storage areas
10. Ice machine on floors 1 and 3 in a 4-story prototype.
11. Swimming pool (indoor or outdoor dependent on geographical location)
12. Approved in-room movie and entertainment system
13. Approved IT and property management systems
14. Expanded Workout Room with brand specific equipment and layout
15. Key guestroom unit attributes for King Den Guestroom unit, King Studio Kitchen Suite,
One Bedroom Kitchen Suite including the Entry Organizer, Stretch-Out Sofa (King Den
Guestroom units do not have a pull-out sleeper), 42 LED/LCD flat panel television, Hyatt
Grand Bed(s), kitchen island (Studio Kitchen Suites and One Bedroom Kitchen Suites)
with ergonomic chair, Spot-It Cabinets, modern bath area with undermount sink, lit
mirror, shower or bathtub (depending on room type), and Studio Kitchen Suite divider
unit, Kitchens in Studio Kitchen Suites and One Bedroom Kitchen Suites and valet unit in
Den Guestroom units following and incorporating established Interior Designs and
features.
16. Trademarked exterior signage
The land parcel size required for a Hyatt house Hotel will depend upon many variables such as
the number of keys, the number of floors, the shape of the parcel and local code and site
requirements. The prototypical design currently requires a usable site of approximately 2.63
acres or 114,600 S.F. and contains 127 keys on 4 floors with an indoor or outdoor pool.

2. MANUALS AND DOCUMENTS
The following is a listing of manuals and documents available from HHF
for the design and construction of a Hyatt house Hotel.
1. Budgetary Cost Estimator

2. Hyatt Thrive including Hyatt Earth Select Service Sustainable
Initiatives (Green Program) and Sustainable Design Checklist.
3. Hyatt house Design and Construction Criteria
4. Prototype Architectural and Design Drawings (includes Site,
Landscape, Architectural, Interior Design and Kitchen Assembly)
5. Interior Design Specification Sheets
6. Current Supplier / Vendor List
7. Exterior Signage Program Family of Signs and Specifications
and Identification Program
8. Interior Signage Program Signs and Installation
9. Submittal & Plan Review Process and Forms
10. Food and Beverage Equipment and Cutsheets
11. IT Brand Standards
12. Plumbing Fixtures, Accessories and Suppliers List
13. ADA accessibility Compliance Form
Additional documents are and may be available and should be reviewed with HHF during the
initial Owner Meeting.

3. THE DESIGN PROCESS
3.1 DEVELOPMENT OF PROTOTYPE
The prototypical exterior and interior designs of a Hyatt house Hotel incorporates specific design
features that have become a standard of HHF and are required to be incorporated into any new
property. These design requirements will readily identify the brand to all guests.
3.2 ROOM MATRIX AND AREA SUMMARY
Based on prototypical plans for a four (4) story, 127 room property:
PROJECT SUMMARY
-Guestroom units: 127 -Accessible Room Total: 7

-Levels: 4 -Number of Roll-in Shower: 2
-Site Area: 114,600 SF (2.63 Acres) (Full Roll-in + Alternate Roll-In)
-Parking Spaces: 132
ROOM MATRIX
Type Level Total

1 2 3 4
Type KS - King Studio Kitchen Suite 8 17 17 17 59

Type KSA-R King Studio Kitchen Suite Accessible (Roll-In 1 0 0 0 1
Shower)
Type KSA King Studio Kitchen Suite Accessible 0 1 1 1 3
Type K King One Bedroom Kitchen Suite 5 8 9 9 31
Type KD King Den Guestroom 1 3 3 3 10
Type KDL King Den Longer Guestroom 4 4 4 4 16
Type KDA King Den Guestroom Accessible (Roll-In Shower) 0 1 0 0 1
Type QQ Queen/Queen One Bedroom Kitchen Suite 0 1 1 1 3
Type QQS Queen/Queen Kitchen Suite 0 0 1 0 1
Type QQA Queen/Queen Kitchen Suite Accessible 0 1 0 0 1
Type KKA King Kitchen Suite Accessible 0 0 0 1 1
Total 19 36 36 36 127
AREA
Scheme A
Ground Level 22,478 SF
Level 2-4 63,417 SF
Total 86,165 SF
Building Area Per Key

Outdoor Pool Indoor Pool
448 SF/127 Key 3,542 SF/127 Key

3.3 SQUARE FOOT PROGRAM SUMMARY BY LEVEL
Based on prototypical plans for a four (4) story, 127 room property:
PROGRAM SUMMARY (PER LEVEL):
LEVEL 1 LEVEL 1 Guestroom unit Area

Linen Storage 131 SF Corridor
Laundry Incl. Storage & Training 944 SF Guestroom unit Area
Office Laundry 74 SF Storage (1)
Dry Storage 64 SF Ice Machine Room
Food Service Kitchen & Dining 767 SF Elevator Mechanical Room
Maintenance 269 SF Elevator
Mechanical Room 400 SF Electrical Room
Break Room 256 SF Stairs (2) Include Stair #1
Break Room Toilet 76 SF
Electrical Room 168 SF LEVEL 2
BOH Corridor 422 SF Corridor
Work Room 216 SF Guestroom unit Area
Womens Restroom 153 SF Storage (2)
Mens Restroom 161 SF Guest Storage
Restroom Corridor 396 SF Tel. / Equip. Room
Elevator 58 SF Housekeeping (1)
Elevator Mechanical Room 74 SF Elec. Room
Luggage Storage/Drop 65 SF Elevator (2)
Elevator Lobby 302 SF Stairs (2)
Bits+Bites+Borrows Market 132 SF
Market Storage/Work Space 250 SF LEVEL 3
Computer Corridor
The Desk 102 SF Guestroom unit Area
H BAR, Buffet 464 SF Storage (2)
Seating in The Commons 297 SF Tel. / Equip. Room
Community Table Area 259 SF Housekeeping (1)
Social Sectional Area 494 SF Elec. Room
The Commons 483 SF Elevator (2)
The Entryway 863 SF Stairs (2)
Vestibule 129 SF
The Office 551 SF LEVEL 4
Sales Office 112 SF Corridor
GM Office 143 SF Guestroom unit Area
Pool Table Room 341 SF Storage (1)
Workout Room 749 SF Guest Laundry
Gathering Room Storage 186 SF Tel. / Equip. Room
Gathering Rooms 884 SF Housekeeping (1)
The Commons Corridor 452 SF Elec. Room
w/ Pre-Function Elevator (2)
Pool Pump Room in Below 135 SF Stairs (2)
Pool Mech in Below 135 SF

3.4 EXTERIOR DESIGN
The exterior of the building has been designed to accommodate several material combinations
that will not only create the unique upscale appearance that is easily recognized by our guests
but will allow Ownership the flexibility of materials within their market or conform to local
code and zoning restrictions. While the exterior finishes have a variety of distinctive looks, the
basic floor plan layouts and iconic features remain the same thereby creating consistency for
the brand across all market areas.
The 4-story prototype design has been developed utilizing the widely accepted structural
method of wood construction. The structural system for all projects must be developed by
your Architect and Structural Engineer specific to each individual project and must be
coordinated with all aspects of the Hyatt house Design Standards including clear dimensions,
critical dimensions, etc.
3.5 INTERIOR DESIGN
The Interior Design schemes have been developed through extensive research, customer
feedback, product review and pricing. The interior design packages are available to review in
photographic form and/or actual model rooms (pending late Summer 2012) along with a full
set of product specifications sheets.
4. THE SUBMITTAL PROCESS
4.1 OVERVIEW
The following is a brief outline of the required Design Review Submittal Process (reference the
complete Submittal Process document for all requirements) that will facilitate the review and
release of your design plans, construction plans and specifications as well as the subsequent
completion of your new Hyatt house Hotel. The required full submittal process is one of the
documents available from the HHF. All reviews and releases will be in writing.
All required submittals are to be directed to the individuals listed in the Key Contacts for each
specific project region. Unless otherwise noted, all reviews and/or releases will be issued by
HHF.
4.2 PRE-APPLICATION SUBMITTALS
Prior to the final approval of the franchise application. A preliminary site plan showing the
position of the building on the site along with designated parking areas and traffic flow into
and around the site, landscaping areas and swimming pool. The following information must
also be submitted for review and approval. Provide Ground Floor Plan, Second Floor Plan,
Typical Floor Plan and Front Elevation.
Prior to the retention of your Architect, General Contractor or Construction Management

Company, the Franchise Partner will submit the resumes of these professionals being
considered for their project to HHF for review. HHF will provide feedback to the Franchise
Partner whether or not the proposed firms are appropriate for this type of product based on
previous experience, size and accessibility.

4.3 SUBMITTAL STEPS
Submittal of all design and construction plans and specifications are to be made as follows.
Additional information and submittal checklists are provided in the document titled Hyatt
house Submittal Process:
1. Preliminary Schematic Design Submittal This step shall contain a completed site plan,
individual floor plans, all building elevations, a roof plan and a full building cross section.
This submittal will be to review that the general building layout, guestroom unit layouts
and public space layouts are in accordance with Hyatt house Design Standards.
Unacceptable designs or incomplete submittals will need to be resubmitted. HHF will
issue a formal review prior to moving onto the next step.
2. Design Development Submittal This step shall contain a complete set of all progress
plans and specifications, 50% Construction Documents and MEP narrative, with sufficient
details and dimensions to ascertain whether basic criteria is being incorporated.
Unacceptable designs or incomplete submittals may need to be resubmitted. HHF will issue
a formal review prior to moving onto the next step.
3. Construction Documentation Submittal This step shall include a complete set of final
plans, specifications and addenda (100% complete Permit Set), to review that Hyatt house
Design Standards and accepted modifications have been incorporated prior to the start of
construction. HHF will issue a formal review prior to starting construction. The final
submittal will need to contain all architectural, structural, mechanical, plumbing, electrical,
site fire protection, etc. and complete specifications, all properly sealed by the licensed
architect of record and respective engineers. Incomplete or unsealed plans and
specifications will not be reviewed. The Construction Document Submittal shall identify
all materials, equipment, dimensions, and locations for all items related to the completion
of the project. Allow 10-20 working days for the review of the final construction
documents.
Hyatt house Design Standards for construction material and equipment standards indicate a
level of construction, performance, fit, finish and appearance of the materials and equipment
designated to be installed in a Hyatt house Hotel. Products and materials manufactured by
others that meet or exceed the established criteria will be considered. All deviations from
those products, materials, and other documents are to be reviewed by the project architect who
will verify, in writing to HHF, that the requested deviations meet or exceed those products and
materials noted herein within certain limitations. The Architect will forward the submittal
along with his verification letter to HHF for review and consideration. HHF will notify the
Architect whether or not the submittal is acceptable. Allow 10-20 working days for all product
and material reviews.
Within sixty (60) days of final construction plans and specifications approval, the Franchisee
needs to select an approved Interior Design Scheme.
Within ninety (90) days of final construction plans and specifications acceptance, the
Franchisee needs to submit a complete set of landscape drawings including a planting schedule
to HHF for review. These documents will indicate all areas to receive landscaping and will
identify size and placement of all plant materials. They need to also identify and locate all
plant varieties, sizes, mulch materials, weed barriers, edge moldings, etc. required for a

complete landscape installation. Plans for the landscape irrigation system shall be included
with this submittal.
Within ninety (90) days of final construction plans and specifications acceptance, the
Franchisee needs to provide a complete set of shop drawings for the proposed swimming pool
to be installed. The drawings should be fully dimensioned and include sufficient cross sections
and details to indicate compliance with Hyatt house Design Standards. Both indoor and
outdoor pool configurations representing minimum criteria are included as part of the
Prototypical Drawings and DCC.
No work or orders are to commence without the written release from HHF for each item or
area indicated above. See section below regarding Job Site Inspections for additional
information related to final construction.
4.4 MODIFICATIONS TO PROTOTYPE

HHF may modify the Design Standards and/or grant waivers on certain requirements contained
herein in accordance with a project's local market conditions, customer base or local standard
practices. Requests for a waiver from the Hyatt house Design Standards must be made in
writing by the Franchisee and must include supporting documentation identifying the basis for
the request. HHF will review the waiver request and will issue a written approval or denial to
each waiver request submitted. Such approval or denial will be based upon the supporting
documentation submitted with the written requests. Incomplete requests will be returned with
no action taken. HHF will, at its sole discretion, determine the suitability of each written
waiver request in rendering its decisions. Allow a minimum of 30 days from the date of
receipt for all written requests for waivers to be reviewed and a decision issued. Waiver
requests must be detailed and specific in nature and incorporate the supporting
documentation prior to the commencement of the review process.
The issuance of a written waiver from the Hyatt house Criteria for one location in no way
modifies the established brand criteria for any other location or property. A waiver, when
granted, affects only that specific property at that specific location. The consideration for all
requests for waivers concerning equipment and/or materials will be based upon the following
criteria:
1. Is it the same level of quality (or better) than the Criteria product?
2. Does it perform the same functions as the Criteria product?
3. Is it the same size and finish as the Criteria product?
4. Does it comply with the overall intent of the Criteria product?
5. Does it affect the operation and/or appearance of a typical installation?
6. If a waiver is granted, how will it impact existing and future locations?
HHF reserves the rights to change or modify the Design Standards when it determines, at its
sole discretion, that these changes are necessary to maintain and/or improve the designated
level of quality and performance of its properties in the marketplace. All projects that have not
started construction will be required to update the designs to incorporate these changes. All
projects that have begun construction will be encouraged to update the design when possible
and may be required to incorporate pertinent Brand Standard changes.

HHF is solely responsible for coordinating and communicating with other HHF departments
that may be involved in the preparation, review and evaluation of these Design and
Construction Criteria and the issuance or denial of any and all requests for waivers.
4.5 JOBSITE VISITS
The jobsite visits conducted by HHF are a service that is provided at no additional cost to the
Franchise Owner. The purpose of these visits are to review various aspects of the Hyatt house
Design Standards, advise Ownership of any noted deficiencies and to answer any questions
that may arise which relate directly to any of the items contained in the Criteria. These visits
also serve to review the quality of fit and finish by the General Contractor as required by Hyatt
house Design Standards.
There will be a minimum of three (3) jobsite visits, which will occur at various stages of
construction as follows:
1. Roof sheathing and exterior wall sheathing have been installed. Interior framing is
essentially complete and work has commenced on the mechanical, electrical, plumbing and
fire protection rough-ins. The main objective of this review is to determine by room type
that electrical outlets, blocking, insulation, conduit, ductwork, and plumbing lines have
been located correctly and any potential issues can be identified prior to gypsum wall board
installation or at one side only.
2. Approximately six (6) to eight (8) weeks prior to issuance of the Certificate of Occupancy.
This visit concentrates on the review of the overall site condition, paving, curbs, gutters,
exterior signage locations, exterior finishes, roof, windows, interior finishes, system wiring
& conduit, millwork, lighting, major equipment and to more clearly identify the schedule
for completion. The timing of this visit will need to be coordinated closely with Ownership
to insure that all of the areas identified above have begun or are close to completion to
allow time for adjustments.
This site visit will prompt the Operational & Opening systems training schedule based on
the level and completeness of the property at the time of the visit. The training schedule
will include detailed instruction on the Central Reservations system, PMS, Hyatt Gold
Passport program, and other Hyatt and Hyatt house systems.
3. The final Design and Construction site visit (EOC End of Construction) will occur
approximately two (2) weeks prior to the actual opening date or five (5) to seven (7) days
after the issuance of the Certificate of Occupancy (or TCO). This visit will concentrate on
the fit and finish of the final product and a Hyatt house Brand Criteria punch will be
created during the visit. A preliminary written list of all major items will be provided to
Ownership at the conclusion. A copy of the Owners punch list will need to be provided to
HHF prior to the site visit. Ownership will receive a final full copy of this report within
three (3) days of the visit.
All site visits will be coordinated through the designated Owner representative for the
Franchise Owner.
All written reports will be prepared and submitted to the Franchisee or designated Project
Manager and it will be their responsibility to provide this information to all designated parties.
Reports will summarize the status of the project as of the date of the visit and will note any
discrepancies observed during the jobsite visit. The report will include a record of all decisions
made and will note any significant items that were discussed at the jobsite. All reports will be
completed within ten (10) business days of the visit.
HHF will conduct these jobsite visits. They are not intended to verify compliance with any
national, state or local codes or requirements. This is the responsibility of the Project
Architect. The Hyatt house Design and Construction representative will only address items
that relate to the Design Standards and the submitted Construction Documents. Omissions in
any review or site visit reports and/or document does not release the Disciplines, Owners or
the Contractors responsibility to conform to the established and most current Design
Standards. Additional site visits may occur based upon project status and complexity.
Additional site visits associated with project delays may result in additional HHF fees to the
Franchise Partner.
4.6 CERTIFICATION PROCESS

Approximately 60 to 90 days after a new Hyatt house has opened, a representative from Hyatt
house Franchising Quality Assurance Department will conduct an inspection of the property to
determine all remaining punch list items that remain to be completed. This person will also
review that the Hotel is operating in accordance with HHF written policies and procedures as
outlined in the Franchise License Agreement and Hyatt house Franchise System Standards.
A final written Certification report will be completed at the time of the property visit and will
indicate if the property is in compliance with all of Hyatt house System and Construction
policies and procedures.
4.7 ADA AND ACCESSIBILITY REQUIREMENTS

HHF is committed to providing all of its guests with the best and most accessible facilities and
room design layouts in the lodging industry. All facilities are to be designed to provide barrier-
free access to the building and guestroom units. ADA compliant guestroom units are to be
designed and provided for the physically challenged as well as the hearing and vision impaired.
Parking is to be provided for van accessibility as well as individually assigned accessible

parking stalls immediately adjacent to the front vestibule of the property with the appropriately
marked signage provided.
HHF does not and cannot warrant or represent that provided prototype plans, drawings and/or
specifications meet all requirements of the Americans with Disabilities Act (ADA), the ADA
Accessibility Guidelines or local code enforcement for any additional accessibility
requirements. The Franchise Owner is urged to seek appropriate counsel to ensure compliance
with all applicable laws and standards.
ADA compliance forms pertaining to submitted plans along with final construction must be
completed and submitted to HHF. These forms will be provided to Ownership during the
design phase of the project.

5. PRE-OPENING AND GENERAL STAFFING REQUIREMENTS
5.1 OVERVIEW
In order to provide our guests with the unexpected, but familiar, larger than home level of
comfort when staying at a newly completed property, HHF requires a number of items to be
completed and in place prior to accepting guests. All new properties are required to comply
with these minimum acceptable levels of function and finish in order to open their doors to the
public.
The property will not be allowed to open without written authorization from the opening team
coordinator. Actual opening will be approximately two (2) weeks after receipt of the
Certificate of Occupancy and successful EOC visit. Upon receipt of a copy of the CO from the
Owners Representative to HHF, the last site visit will be scheduled and based upon a
satisfactory level of completion and readiness, the Opening Team will be scheduled.
See Operational Criteria for additional guidelines pertaining to Pre-opening, Training and
Staffing.
A new property will not be allowed to open without an opening team.
Failure to meet minimum staffing requirements, necessary training, as well as the following
building and systems requirements, will result in the opening of the property being delayed
until they have all been properly addressed.
6. SUSTAINABILITY
6.1 OVERVIEW
As a global hospitality company and a citizen of the communities in which we operate, Hyatt
views the incorporation of sustainable practices into our design standards as both a business
imperative and as a responsibility. We strive to operate hotels that conserve natural resources,
use materials and resources wisely, and continue to adopt appropriate environmental standards
throughout the entire life cycle of a property. In emphasizing a design approach that guides our
properties to blend harmoniously and responsibly into their local context, reduce energy and
water consumption, minimize waste and harmful emissions, and make use of sustainable
materials in their construction, Hyatt stresses sustainable design as an integral component of its
overall strategy.
Hyatt has adopted sustainable design criteria to be implemented in all our projects. In selecting
items that are appropriate for a project, at no time shall these sustainable approaches negatively
impact our guests experience or the required Hyatt brand standards and design criteria. The goal
is to incorporate responsible, sustainable methods and materials into a property while enhancing
the guests stay at the property.
The following criteria are to be utilized in the construction of new properties and renovations of
existing Hyatt hotels:
All building activities shall promote the protection of the welfare, health, and safety of the
population.
All building activities shall have minimal ecological impact on the local environment.
All design activities shall seek to maximize energy efficiency, use recycled & recyclable
products, and minimize the production of waste, harmful emissions and the use of non-
sustainable resources.
See the Hyatt Earth Select Service Sustainable Initiatives (Green Program) and Sustainable
Design Checklist for additional information.

SITE DESIGN CRITERIA
B. SITE DESIGN CRITERIA
1.1 SITEWORK
Paving and surfacing requires the use of asphalt paved or concrete lots with the use of re-
enforced concrete aprons in front of the refuse enclosure. The thickness of paving for parking
aisles and driving lanes should be determined by the site soils report. Insure heavy duty paving
is provided along the path of travel for garbage and service vehicles.
Concrete curbs are required at all lot perimeters, around the building and parking islands.
Provide proper access ramps at all areas where sidewalk meets curb per ADA requirements
and/or local jurisdiction. All parking striping shall be yellow or white unless otherwise
required by local code. All portions of curbs which are tapered shall be painted as well.
Precast concrete are required at parking spaces adjacent to sidewalks and ADA parking spaces
and all other spaces where fences and landscaping could be damaged by vehicular overrun.
All ground level mechanical equipment, service entries, etc. must be screened from public
view by decorative walls/fencing and/or landscape buffers. Guestroom unit windows that are
directly affected by vehicle lights and pedestrian traffic are to be screened with landscaping.
In locations where security is a concern, the Owner will need to hire a local security consultant.
A detailed report describing proposed security processes shall be submitted by the Owner to
Hyatt for review and approval.
Parking Lot Lighting is to be incorporated into the site plan and provide a lighting level of not
less than 2.0 foot-candles at any point in the parking lot area. The building will have accent
lighting on the building exterior faces as shown in the Prototype drawings. Sidewalks shall
provide a lighting level of not less than 5.0 foot-candles. Driveways shall provide a lighting
level of not less than 5.0 foot-candles. All other lot entries shall provide a lighting level of 15-
20 foot-candles.
Unless specifically prohibited by code, all site lighting should be mounted on a minimum 25'
0" light pole attached to a concrete light pole base. The concrete base will be finished in the
same color and texture as the main building surface. The light pole can be a square metal tube
and will be provided in a factory-applied finish in a color to complement the main building
color, or can be a stainless steel round tapered pole. The standard acceptable light fixture is a
single and/or double arm-mounted fixture. Each unit to be equivalent to a 400 Watt high
pressure sodium type. Lamping color to be 3500K color corrected.
An outdoor refuse enclosure is required at all locations. This enclosure will be located in such
a manner to allow easy access to the disposal vehicle, but not readily visible to passing
motorists. The enclosure will incorporate a re-enforced concrete approach as well as a re-
enforced concrete pad. The size of the enclosure must accommodate the installation of one (1)
standard dumpster type waste receptacle and any separate recycling bins that are required by
local ordinance and the Brand.
Termite control shall be provided on a per region basis where necessary and shall comply with
all EPA regulations and authorities having jurisdiction. Provide amount as required by

manufacturer so that a continuous horizontal and vertical termiticidal barrier or zone is
established around and under building construction.
1.2 PARKING
On-site parking is a requirement of all Hyatt house Hotels. The prototype requires surface
parking at grade around the building. Provisions will be made during the development of the
site plan to provide sufficient on-site parking at a one (1) space per room ratio, to
accommodate all guests, plus 5 spaces for employees and staff. All accessibility requirements
must be addressed and strictly enforced.
The parking lot layout is to comply with the following minimum requirements:
1. Driving lane width of 24' 0" wide with 90 degree parking.
2. Standard parking spaces 9 0 wide, center to center of each space and 18 0 deep from
the face of the curb to the end of the parking space.
3. Consecutive parking spaces should have a planting area incorporated approx. every 12 to
13 spaces.
4. Provisions will be made to provide accessible parking stalls in accordance with all
applicable codes and regulations.
5. All parking lot striping will be done with standard reflective yellow or white parking lot
paint. All striping to be 4" wide. Any special identification signage, such as ADA
accessible designated parking spaces, will be applied on the parking lot surface in the color
and design as required by the local governing authority. ADA accessible parking shall
include a "van accessible" space(s) and will be so designated with the appropriate signage.
6. Parking and drive lanes should be provided around the entire building not only for the
convenience of the guests, but also to provide access to all building areas for maintenance
and emergency vehicles.
7. Wheel stops, as previously noted and shown on drawings, shall be precast concrete as
approved by HHF.
1.3 LANDSCAPING
A basic landscaping guide is provided as part of the prototypical drawings. Project specific
landscape plans including an overall layout plan as well as complete planting legend, irrigation
and schedule are required to be prepared and submitted to HHF for review approximately 90
days after the release of the building construction drawings and specifications. This plan must
depict a minimum total landscape area equal to the design shown for the prototype. It must
incorporate a mixture of local plant varieties and a liberal use of planting beds. Grassy areas
are not considered a landscape element and should be restricted to not more than 10% of the
gross landscape area.
Landscape plantings should include a blend of both young planting materials (approx. 25%) in
the 1 1/2 to 3 gallon range and the remaining as partially mature planting materials in the 5
gallon range to achieve an established look for the new property. Trees and other similar
plantings must be incorporated into the overall design of the landscaping and include plantings
in the 2" to 3" caliper range, properly balled and prepared for transport and planting.
Landscaping must have a well established look upon opening.
A buffer strip of aggregate or other acceptable material should be incorporated into the
landscape plan to reduce the impact of having planting bed materials being "splashed" onto the
building surfaces. This strip should be approximately 12" to 16" in width and wrap completely
around the base of the building. Smooth colored aggregate in the 3/4" to 1 1/2" diameter range
should be considered as an acceptable material for use in this buffer zone.
All planting beds and buffer strips need to incorporate an acceptable weed mat or barrier to
deter the development of unwanted growth in the planting bed and buffer areas.
All landscape border areas where dissimilar planting bed materials meet or borders between
planting bed materials and grassy areas are to be provided with steel or vinyl border edging.

ARCHITECTURAL CRITERIA
1. BUILDING PAGE 24
2. PUBLIC SPACES PAGE 43
3. GUESTROOM UNITS AND PAGE 55

GUESROOM UNIT SUPPORT
4. BACK OF HOUSE PAGE 61

C. ARCHITECTURAL DESIGN CRITERIA
1.0 BUILDING
1.1 EXTERIOR
The exterior design and finish of a new Hyatt house is to be in accordance with the exterior
design and finish as noted on the prototype drawings. The overall building design shall be
consistent on all sides of the building regardless of size, location or configuration and shall
incorporate the Top Hat element. Several combinations of material are represented to allow
flexibility with geographical/regional locations and local settings. Two approved exterior
material applications are reflected in the prototype drawings including an EIFS/brick/metal
panels, or EIFS/approved contextual finish/metal panels. Refer to the prototype drawings for
specific finish types and colors. Other combinations may be considered based upon specific
local code guidelines/settings, but must be presented for review and consideration by HHF.
Exterior Insulation and Finish Systems (EIFS) shall have a minimum foam thickness of 1 1/2"
for all main building surfaces and an additional 1" of foam for all accents and trims, or as
recommended by the manufacturer. The exterior coating system will be equivalent to the
prototype drawings. An actual field-prepared sample with the specified texture and required
color must be submitted to HHF, through the architect, for review. Requirements as noted in
the Modification to Prototype must be followed for consideration of an equivalent system.
Where brick or stone masonry will be utilized, it shall be a modular size face brick or a larger
stone cladding panel. Color shall be as specified on the prototype drawings submitted for
approval. Bricks shall be laid in a running bond pattern, unless otherwise approved by HHF.
Do not use units with less than 4-inch horizontal face dimensions at corners and jambs.
For cavity walls in masonry clad systems, weeps shall be aluminum, plastic or vinyl and either
a hole type or vent type application. Provide cavity drainage material composed of either mesh
made from polyethylene strands or woven nylon strands, molded and shaped in open weave
configuration to maintain drainage at weep holes without being clogged by mortar droppings.
Do not use admixtures or calcium chloride in mortar mixes unless otherwise approved by
owners consultants and product manufacturer. Provide expansion joints as recommended per
industry standards but not to exceed 30-0 on center. Submit masonry samples to HHF for
review.
All penetrations through the exterior coating system will be caulked and sealed in accordance
with the approved manufacturers specifications with a caulk approved for its intended use.
All exposed grilles (including VTAC grills), piping, duct, vents, et al will be cleaned, sanded,
primed and painted to match the building surface color at the point of penetration.
All rooftop equipment is architecturally concealed to prevent ground level observations. No

RTVs or AHUs are to be positioned on the lower roof over the The Commons. Rooftop
drainage must flow through conductors concealed within the building structure whenever
possible. If necessary, keep downspouts free of ice build up using an acceptable method of
prevention.

1.2 PORTE COCHERE
A front entry signature porte cochere is a part of the Hyatt house prototype program. The
design and construction of the porte cochere is consistent with the overall design and
construction of the building.
The minimum clearance height from the top of pavement to the lowest part of the canopy is
15-6" with clearance height signage to be prominently displayed on the porte cochere, refer to
prototype drawings for design. Minimum width from sidewalk edge to the landscape island
curb is 24-0 to provide sufficient space for motorists to discharge guests without exposure to
the elements.
The porte cochere area provides direct access to the entry vestibule and The Commons areas
and must be barrier-free. The roof consists of metal panels and a glass skylight portion in the
center. The ground surface beneath the canopy shall be decorative utilizing patterned stained
concrete, pavers or other acceptable material which provides a welcoming experience for the
guest upon arrival.
The area directly beneath the porte cochere is illuminated with weather resistant lamps located
in the canopy ceiling and providing a minimum average of 25 foot-candles of illumination over
the entire area. Exterior speakers are provided for the background music system.
The landscape island is located in the area at the end of the drive-up porte cochere and is
wrapped with a concrete curb to protect the structural integrity of the canopy support columns.
Additional concrete guard posts may be installed to provide further column protection and are
painted to match the adjacent canopy structure. This area also incorporates a planter box or
some other landscape element to enhance the appearance of the main entrance into the
building. Accent lighting may be employed to provide direct illumination to the landscape
areas.
1.3 BUILDING
All national, federal, state, county, municipal and local codes and ordinances, zoning
requirements and design regulations and requirements shall be complied with in the
development of any Hyatt house. In all cases, the HHF Design and Construction Criteria will
establish the minimum acceptable levels of design and development of a new property. In the
event that the codes and ordinances require less than that indicated in these standards, HHF
Design and Construction Criteria shall apply. In the event that the codes and ordinances
require more than that indicated in these standards, the codes and ordinances shall apply.
Fire rated construction and fully automatic sprinkler systems are required in all Hyatt house
Hotels. The minimum acceptable fire ratings to be incorporated are as follows:
All floors, load-bearing walls, columns and beams and all shaft enclosures must have a
minimum fire rating of one (1) hour.
The main laundry room, water heater equipment room, electrical equipment room,
elevator equipment room, other designated equipment rooms must have a minimum fire
rating of one (1) hour.
All stairwells and elevator shaft enclosures shall be no less than (2) hours.
The construction plans will prominently display all applicable U.L. Design numbers
identifying compliance of the indicated wall types with these design criteria. Any

discrepancies between these fire rating requirements and those required by the
governing codes and agencies will be resolved in favor of the more stringent
requirements.
The structure must be designed to comply with all design requirements pertaining to wind
loads, snow loads, seismic loads and any other loading requirements as may be required.
The building shall be designed with a minimum of two (2) fire/emergency exit stairwells,
however this requirement may need to be increased depending upon the size of the property.
All exits and associated stairwells have been designed into the building in accordance with
Hyatt house prototypical plans, so as not to interfere with the overall building layout
requirements.
All exits are to be properly identified with code-approved exit devices and emergency lighting,
with battery backup, as well as designated refuge areas as required. All ground floor fire exit
stair doors are to be equipped with an alarm.
1.4 THERMAL AND STC RATING

It is imperative to the overall success of the Hyatt house product in the lodging industry that
construction of a quality building in terms of thermal performance as well as in minimal sound
transmission is achieved. Proper thermal performance and energy efficiency contributes to the
overall reduction in operating costs and an increase in guest satisfaction. To that end, Hyatt
house requires minimum standards in terms of R-values and STC ratings.
Thermal Performance Requirements:
In general, overall building performance - minimum BTU/hour heat loss factor of 10.
Foundation and perimeter under slab insulation - minimum R-factor of 12.
Exterior walls - minimum overall R-factor of 24.
Roof- minimum R-factor of 38.
Exterior metal doors are to be fully insulated. Exterior metal door frames are filled with
fiberglass insulation or expandable foam. Additionally, exterior metal doors and frames must
be provided with door sweeps, thresholds and full perimeter weather-stripping to minimize the
intrusion of outside elements into the building.
See Glazing for glass requirements.
Acoustical Performance Requirements:
A quiet environment for each guest is a critical design decision in any building, but is of
particular concern in the lodging industry and to Hyatt house. As a result, HHF requires that
the following minimum STC ratings be provided at all of its properties.
Walls between the guestroom units and corridors are to have a minimum STC rating of
52.

Exterior walls and walls between guestroom units are to have a minimum STC rating
of 54.
Walls between the guestroom units and stairwells are to have a minimum STC rating of
60.
Walls between the guestroom units and equipment rooms are to have a minimum STC
rating of 60.
All floor/ceiling construction to have a minimum STC rating of 60.
Guestroom unit entry doors to receive full frame sound insulation stripping. Guestroom unit
entry doors should be installed with a gap between the bottom of the door and the top of the
carpet surface of 1/4" (based on Mechanical and code requirements). All connecting doors to
receive an automatic door drop or double padding to minimize the gap between rooms.
1.5 ALUMINUM WINDOWS
Provide aluminum fixed windows in sizes indicated in the prototype drawings. Operating
windows will also be considered based upon local code requirements. Windows must also
meet minimum industry standard performance tests including, but not limited to, Structural
Performance, Air infiltration, Water-resistance and Condensation-Resistance factor. See also
Glazing Section for glass requirements.
Exterior fixed glass pane aluminum windows shall have inboard and outboard lites of thick
insulating, Low E glass with airspace and thermally broken aluminum frames and sashes.
Glass shall be clear vision glass or spandrel glass as designated on the prototype drawings.
Interior fixed glass pane aluminum windows and borrowed lites shall be single glazed clear
glass, firelite at all rated walls. Wire glass shall not be used. Provide tempered safety glazing
at all locations per local code requirements even if not called out on prototypical drawings.
Windows must also carry a minimum AAMA classification of HS-C35. In areas of climatic
extremes and at locations adjacent to freeways or airports, windows are to carry a minimum
AAMA classification of HS-C50.
Finish and color of frames shall be Clear Anodic, Class 1, complying with AAMA 611.
Windows shall be fabricated such that they can easily be maintained and reglazed such as the
use of snap-on stops. Provide weep holes and internal passages to conduct infiltrating water to
exterior as well as proper end dam construction and flashing details.
Hardware shall be aluminum, stainless steel, or other corrosion-resistant material compatible

with aluminum and of sufficient strength to perform its intended function.
Limit Device: Manufacturers standard, concealed friction adjustor, adjustable stay bar,
limit device designed to restrict ventilator opening. Device shall be set to limit opening
to no more than 4. Local codes may dictate otherwise.
Weatherstripping: Provide full-perimeter weatherstripping for each operable sash and
ventilator.
Sliding hardware: Extruded aluminum track designed to drain to exterior with low-
friction rollers and latch operable from inside only.
Lock: cam action sweep lock and keeper
Interior screens (for operable windows)

1.6 ALUMINUM STOREFRONT WITH HARDWARE
Provide aluminum storefront systems (including doors) capable of withstanding loads and
thermal and structural movement requirements without failure, based on testing manufacturer's
standard system in assemblies similar to those for this project and requirements of local
Building Code.
Failure includes air infiltration and water penetration; and framing members transferring
stresses, including those caused by thermal and structural movement, to glazing units. System
shall incorporate a thermal break allowing a low thermal conductance. See also Glazing
Section for glazing requirements.
System Selection:
Exterior Use: Glass in center, 2 inch face, 4-1/2 inch depth, 1 inch glazing; Kawneer "Trifab II
451"or equal.
Interior Use: Glass in center, 1-3/4 inch face, 4-1/2 inch depth, 1/4 inch glazing; Kawneer
"Trifab II 450" or equal. Provide Fire rated system where required.
Aluminum Finishes: Comply with NAAMM's "Metal Finishes Manual for Architectural and
Metal Products" for recommendations relative to applying and designating finishes.
Class I, Clear Anodic Finish (or as approved by HHF)
Concealed Sill Flashing: 0.0179-inch (26 gage) minimum dead-soft stainless steel, or
0.026-inch-thick minimum extruded aluminum of alloy and type selected by manufacturer for
compatibility with other components.
Aluminum Entrance Doors:
Stile-and-Rail Type Entrance Doors: Provide tubular frame members, fabricated with
mechanical joints using heavy inserted reinforcing plates and concealed tie-rods or j-bolts.
Fabricate to facilitate replacement of glass or panels, without disassembly. Provide snap-on
extruded aluminum glazing stops with exterior stops anchored for non-removal. Provide
1-3/4-inch-thick doors of design indicated.
Narrow stile (2-inch nominal width), Kawneer "190" or equal

Medium stile (3-1/2-inch nominal width), Kawneer "350" or equal
Wide stile (over 4-inches wide), Kawneer "500" or equal
Fasteners and Accessories: Manufacturer's standard corrosion-resistant, non-staining, non-

bleeding fasteners and accessories compatible with adjacent materials. Reinforce members as
required to retain fastener threads. Do not use exposed fasteners, except for hardware
application. For hardware application, use countersunk Phillips flat-head machine screws
finished to match framing members or hardware being fastened, unless otherwise indicated.
Weather Stripping: Manufacturer's standard replaceable weather stripping

Aluminum Entrance Door Hardware:
Provide heavy-duty hardware units indicated in sizes, number, and type recommended by
manufacturer for entrances indicated. Finish exposed parts to match door finish, unless
otherwise indicated.
Offset pivots: ANSI/BHMA A156.4, Grade 1 with exposed parts of cast-aluminum alloy.
Provide top, bottom, and intermediate pivots at each door leaf.
Closers, general: Comply with manufacturer's recommendations for closer size, depending on
door size, exposure to weather, and anticipated frequency of use.
Closing cycle: Comply with requirements of authorities having jurisdiction or the Americans
with Disabilities Act (ADA), "Accessibility Guidelines for Buildings and Facilities
(ADAAG)," whichever are more stringent.
Opening force: Comply with the following maximum opening-force requirements for
locations indicated: Exterior doors: 15 lbf (67 N). Interior Doors: 5 lbf (22.2 N).
Single-acting, offset-hung, concealed floor closers: ANSI/BHMA A156.4, Grade 1. Provide

bottom arm, intermediate offset pivot, top pivot, cement cases, plates, and accessories required
for a complete installation, and the following:
Hold open: Selective at 95 degrees.
Back check: Adjustable.
Positive dead stop: Coordinated with hold-open angle.
Manufacturer and model: Rixson PH27" or equal.
Concealed overhead closers: ANSI/BHMA 156.4, grade 2, and as follows:

Type: Single acting, independently hung, with concealed arm and track.
Positive dead stop: Coordinated with hold-open angle.
Manufacturer and model: LCN "2030" or equal
Surface-mounted overhead closers: ANSI/BHMA A156.4, Grade 1. Provide cover and the
following:
Mounting: Parallel arm.
Manufacturers and model: LCN "4021 Smoothee" or equal.
Offset pivots: ANSI/BHMA A156.4, grade 1 with exposed parts of cast-aluminum alloy.
Provide top, bottom, and intermediate pivots at each door leaf.
Door stops: ANSI/BHMA A156.16, grade 1, floor- or wall-mounted door stop, as appropriate
for door location indicated, with integral rubber bumper.
Cylinders: Brass and bronze, stainless steel or nickel silver construction. Equip with
manufacturers standard 6-pin tumbler cylinders w/ interchangeable core.

Deadlock: Manufacturer's standard mortise deadlock with minimum 1-inch- (25.4-mm-) long
throw bolt and complying with ANSI/BHMA A156.5, grade 1 requirements.
Rim-mounted exit devices: Rim-type exit device complying with UL 305 requirements and
with one-point latching at door-lock stile that is released by a full-width crash bar or when
locked down (dogged) by lock cylinder or retracting screws beneath housing. Touch bar type,
Von Duprin 35 or equal.
Push/Pull: Trego Industries #P-163 (or equal) Push Bar, door width less 1" long, one inch
diameter. One per leaf. P-152 (or equal) pull, 10" c.c., one inch diameter. One per leaf.
Thresholds: At exterior doors, provide manufacturer's standard mill finish aluminum threshold
with cutouts coordinated for operating hardware, with anchors and jamb clips, and not more
than 1/2-inch- (12.7-mm-) high, with beveled edges providing a floor level change with a slope
of not more than 1:2.
Weather sweeps: Manufacturer's standard weather sweep for application to exterior door
bottoms and with concealed fasteners on mounting strips.
Hardware Finishes: Finish to match door.
Automatic Sliding Entrance Doors:
Provide manufacturer's standard automatic entrance door system, complete with doors, sidelite
and transom framing, operators, controls, activation devices, safety devices, and accessories as
indicated. Provide configuration, traffic pattern, emergency breakaway capability, and
mounting indicated.
Doors: 1-3/4-inch- thick glazed doors with minimum 0.125-inch- thick, extruded tubular stile
and rail members and snap-on, extruded-aluminum, glazing stops with preformed resilient
glazing gaskets.
Stile design: Narrow stile
Framing Members: Fabricate from extruded aluminum with main extrusions of minimum
0.125-inch wall thickness, and extruded glazing stops and applied trim of minimum 0.062-inch
wall thickness.
Muntin bars: Horizontal tubular rail members for sidelites.
Headers: Fabricated from minimum 0.125-inch- thick, extruded aluminum or formed-

aluminum sheet or plate and sized to extend full width of door opening. Conceal operator and
roller track in header, providing access by means of hinged or removable access panel.
Carrier assembly and overhead roller track: Carrier assembly that allows vertical adjustment;
consisting of ball-bearing-center steel wheels operating on a continuous roller track. Support
doors by cantilever and pivot assembly.
Sills: Sill members and bottom guide system, with stainless-steel ball-bearing-center roller
wheels.
Configuration: No threshold across door opening and track system at sidelites.
Brackets and reinforcements: Compatible with adjacent materials. Provide nonferrous shims
for aligning system components.
Fasteners and accessories: Corrosion resistant; compatible with adjacent materials. Reinforce
members as required to retain fastener threads. Do not use exposed fasteners, except for
hardware application.
Door operators, general: Provide operators of size recommended by manufacturer for door
size, weight, and movement; for condition of exposure; for operation under traffic load for type
of occupancy indicated; and as follows:
Type: Power operated, complying with ANSI/BHMA A156.10.
Adjustment Features: Operators shall be fully adjustable, including speed, time delay,
and door re-open, without removing entrance doors.
On/off feature: Provide on/off/hold-open switch to control electric power to operator.
Electromechanical operators: Self-contained overhead units, with power opening and
spring or power-operated closing mechanism and with checking in both opening and
closing cycles.
Microwave-scanner motion detector: Self-contained, adjustable microwave-scanner
sensing device to activate door operator; with time delay for closing set at no less than
1.5 seconds and with metal or plastic housing.
Infrared-scanner presence detector: Self-contained, adjustable infrared presence-
sensing device to activate door operator; with metal or plastic housing.
Photoelectric-beam control system: Horizontal system, arranged to prevent closing of
doors if obstruction between jambs.
Remote switch: Located at The Desk. See basic section for requirements.
Hardware, general: Heavy duty; in size, number, and type recommended by manufacturer for
entrances required. Finish exposed parts to match door finish, unless otherwise indicated.
Emergency breakaway hardware: Release hardware allows panel to swing out in the direction
of egress to a full 90 degrees from any position in the sliding mode. Maximum force to open
panel shall be 50 lbf according to ANSI/BHMA A156.10.
Automatic locking: Provide an electrically controlled device to automatically lock door in the
closed position after each cycle to inhibit slide action of door but permit breakout swing action
of door panel. Retain automatic locking only where essential for security purposes, but must
also serve as an exitway. Provide connection to building fire alarm system to unlock device in
case of fire. Connect locking device to remote electronic key switch.
Compression weather stripping: Replaceable, compressible gaskets of molded neoprene or

molded PVC. Include bumper-type gaskets at door stops and laps.
Sliding weather stripping: Replaceable weather stripping of wool, polypropylene, or nylon

woven pile, with nylon-fabric or aluminum-strip backing, complying with AAMA 701.

1.7 GLAZING
Provide glazing systems capable of withstanding normal thermal movement and wind and
impact loads without failure, including loss or glass breakage attributable to the following:
defective manufacture, fabrication, and installation; failure of sealants or gaskets to remain
watertight and airtight; deterioration of glazing materials; or other defects in construction.
Glass Thicknesses:
Aluminum storefront systems: Clear vision glass shall be 1 insulated glass (outboard lite:
clear glass, airspace, inboard lite: clear glass). Spandrel glass shall be 1 insulated glass
(outboard lite: clear glass, airspace, inboard lite: clear glass with ceramic frit
opacifier on No.4 surface with warm gray tint). See glazing schedule per the prototype
drawings for specific information regarding glazing types, manufacturers and coatings.
Guestroom windows: Inboard and outboard lites of thick insulating, Low E clear vision
glass with airspace.
Float glass: ASTM C 1036, Type I, Quality q3; class as indicated in schedules.
Heat-treated float glass: ASTM C 1048; Type I; Quality q3; class, kind, and condition as
indicated in schedules.
Insulating-glass units: Preassembled units consisting of dual-sealed lites of glass separated by

a dehydrated interspace, and complying with ASTM E 774 for Class CBA units and with
requirements specified in the glazing schedule.
Provide heat-treated, coated float glass of Kind HS where recommended by manufacturer to

comply with system performance requirements specified and Kind FT where safety glass is
designated or required.
When tempered glass is utilized to comply with safety glazing requirements, both the inner and
outer light shall be tempered glass. Tempered safety glazing shall be provided at all locations
per local code requirements even if not called out on prototypical drawings.
1.8 DOORS AND HARDWARE
Hollow Metal Doors and Frames:
Doors: Provide flush-design doors, 1-3/4 inches thick, of seamless hollow construction
meeting NAAMM Standard HMMA 861, unless otherwise indicated. Construct doors with
smooth, flush surfaces without visible joints or seams on exposed faces or stile edges. Doors
shall be free of defects, warp, or buckle. Weld exposed joints continuously; grind fill, dress and
make smooth, flush, and invisible. Exterior doors to be 16 gauge, interior doors shall be 18
gauge. See also Thermal and STC ratings for additional requirements.
Core shall have 22 gauge steel vertical stiffeners extending full door and fully insulated.
Provide fire protection and temperature rise ratings as required for fire doors. Reinforce tops
and bottoms of doors with inverted horizontal channels of same material as face sheet so
flanges of channels are even with bottom and top edges of face sheets. Spot weld channel not
less than thickness of face sheet to face sheets not more than 6 inches o.c. Provide weep hole
openings in bottom of doors to permit entrapped moisture to escape. Seal joints in top edges of
doors against water penetration.
Hardware reinforcement: Fabricate from the same material as door to comply with the
following:
Hinges and pivots: 7 gauge thick by 1-1/2 inches wide by 6 inches longer than hinge,
secured by not less than 6 spot welds.
Lock face, flush bolts, closers, and concealed holders: 12 gauge
All other surface-mounted hardware: 16 gauge
Frames: Fabricate frames meeting NAAMM Standard HMMA 861, of full-welded unit
construction, with corners mitered, reinforced, and continuously welded full depth and width of
frame. Knockdown frames are not acceptable. Weld exposed joints continuously; grind fill,
dress and make smooth, flush, and invisible. Form fixed stops integral with frame
Exterior frames: 14 gauge, metallic-coated steel sheets.
Interior frames: For openings up to and including 48 inches wide, form from 16 gauge cold- or
hot-rolled steel sheet. For openings more than 48 inches wide, form from 14 gauge cold- or
hot-rolled steel sheet.
Hardware reinforcement: Fabricate from same material as frame for the following hardware:
Hinges and pivots: 7 gauge thick by 1-1/2 inches wide by 6 inches longer than hinge,
secured by not less than 6 spot welds.
Strikes, flush bolts, and closers: 12 gauge
Surface-mounted hold-open arms and panic devices: 12 gauge
Hardware preparation: Prepare doors and frames to receive hardware, including cutouts,
reinforcement, mortising, drilling, and tapping, according to final hardware schedule and
templates provided by hardware supplier. Comply with applicable requirements of
ANSI A115 Series specifications for door and frame preparation for hardware. Reinforce doors
and frames to receive surface-applied hardware. Drilling and tapping for surface-applied
hardware may be done at Project site.
Flush Wood Doors:
Doors: Provide flush-design, solid core, wood veneer doors, unless specifically stated
otherwise.
Standard: AWI 1300, Grade: premium, colors and finishes: per prototype drawings. Provide
blocking as needed to eliminate through-bolting hardware.
Non-rated doors: Non-rated doors shall have a particleboard core complying with ANSI 208.1,
Grade LD-2 and 5 plies with stiles and rails bonded to core, then entire unit abrasive planed
before faces are applied.
Fire-rated doors: Fire-rated doors shall have a particleboard core complying with ANSI 208.1,
Grade LD-2 20 minute rating, wood veneer AWI 1300, PC-3, or a mineral core per
manufacturers standard core construction which provides necessary fire-rating. Edge

construction shall have standard laminated edge construction with improved screw holding
capability and split resistance. Provide stiles with concealed intumescent seals. Provide 5 top
rail, bottom rail, lock blocks and midrail if scheduled for exit devices. Use manufacturers
standard wood-veneered noncombustible beads matching veneer species of door faces and
approved for use in doors of fire rating indicated. Comply with NFPA 80. Doors shall be
properly labeled to match their listing properties.
Hardware:
Submit final hardware schedule organized by "hardware sets," to indicate specifically the
product to be furnished for each item required on each door. Submit product data for each item
of door hardware. Furnish templates to each fabricator of doors and frames as required for
hardware preparation. Submit separate detailed keying schedule. For fire-rated openings
provide hardware tested and listed by UL or FM (NFPA Standard 80). On panic exit devices
provide UL or FM label indicating "Fire Exit Hardware." Provide door hardware that complies
with applicable requirements of ADA, ANSI A117.1 and State ADA Requirements.
All guestroom unit hardware to be brushed stainless steel or satin chrome finish. All public
spaces hardware to be oil rubbed bronze or satin bronze.
Hinges: Brushed stainless steel or satin chrome (626) finish at guestroom units; (612 or 613)
satin bronze at public areas
Butt hinges: ANSI/BHMA A156.1
Screws: Provide phillips flat-head screws complying with following requirements: For metal
doors and frames install machine screws into drilled and tapped holes. For wood doors and
frames install wood screws. For fire-rated wood doors install #12 x 1-1/4-inch, threaded-to-
head steel wood screws. Finish screw heads to match surface of hinges or pivots.
Hinge pins: Except as otherwise indicated, provide hinge pins as follows:

Out-swing exterior doors: Non-removable pins or Safety stud.
Out-swing corridor doors with locks: Non-removable pins or safety stud.
Interior doors: Non-rising pins.
Tips: Flat button and matching plug, finished to match leaves, except where hospital
tip (HT) indicated. Full mortise hinges shall have hole in bottom tip for easy pin
removal.
Butt hinges required per door:

Doors 60 inches or less in height: 2 butts
Doors over 60 inches and not over 90 inches (86 inches for fire-rated doors): 3 butts
Doors over 90 inches and not over 120 inches (116 inches for fire-rated doors): 4 butts
Size and type of butt hinges for interior doors:

Doors up to 3'-0" in width: Standard weight, 4-1/2 x 4-1/2
Doors over 3'-1" to 3'-6" in width: Standard weight, 5 x 4 -1/2
Doors over 3'-6" in width and rated door over 8'-0" in height: Heavy weight, ball
bearing, 5 x 4-1/2
Provide ball bearing hinges for doors with closers.

Exterior doors: Provide heavy weight, ball bearing, nonferrous, 5 x 4-1/2, non-removable pins.
Electric hinges: Provide concealed circuit electric hinge for one hinge at doors scheduled to
receive door mounted type electric locks, electric door closers, or other electrical devices
which require power through door.
Pivot hinges:
Semi-concealed, full mortised and non-handed.
U.L. listed for class A hollow metal fire doors and 20 minute wood fire doors.
Keying and control system: Review keying system with owner and provide type required.
Comply with owner's instructions for masterkeying and, except as otherwise indicated, provide
individual change key for each lock. Standard system: Except as otherwise indicated, provide
new masterkey system for project. Provide hinged panel type cabinet for wall mounting.
Cylinders: Construct lock cylinder parts from brass and bronze, stainless steel, or nickel silver.
Equip locks with manufacturer's standard 6-pin tumbler cylinders. Equip exterior door locks
with manufacturer's special 6-pin tumbler cylinder with construction masterkey feature that
permits voiding of construction keys without cylinder removal. Equip locks with cylinders for
interchangeable-core pin tumbler inserts. Furnish only temporary inserts for construction
period, and remove these when directed. [Furnish final cores and keys for installation by
Owner.] [Final cores will be furnished and installed by Owner].
Sliding Door Latch:

Locations: Sliding bathroom wood door only. Refer to prototypical drawings for
mounting locations.
Similar or equal to manufacturer: Sugatsune, Model No: HC-30L, Sliding door latch
(with Thumb Turn and ER Key). Thumb Turn faces bathroom side of bathroom door,
ER Key faces guestroom side of door. Non-handed for door thickness 28-40mm.
Material: 304 Stainless Steel, Finish: Satin.
One (1) unit per sliding door.
Alternate selections must be submitted to HHF for review.
Sliding Door Recessed Pull:

Locations: Sliding bathroom wood door only. Refer to prototypical drawings for
mounting locations.
Similar or equal to manufacturer: Omnia, Model No: 7506, Recessed door pull
(located at guestroom unit side and bathroom side of bathroom door), Size: 4H x 2W
x Recess. Material & Finish: US32D Satin Stainless Steel.
Two (2) units per sliding door (one on guestroom side and one on bathroom side).
ADA Pocket Door Lock / Pull:

Locations: ADA Pocket bathroom wood door only. Refer to prototypical drawings for
mounting locations.
Similar or equal to manufacturer: Accurate Lock and Hardware, Model No: 2002
CPDL-5, Pocket Door Lock / Pull (By Thumb turn Inside, Emergency Key Outside),
Size: 8H x 1W. Material & Finish: Satin Stainless Steel.
One (1) unit per pocket door

ADA Pocket Door Pull ER Key (guestroom unit side of door):
mounting locations.
Similar or equal to manufacturer: Accurate Lock and Hardware, Model No: S2002E,
ER Key (located guestroom unit side of bathroom door), Size: 7H x 1 5/8W.
Material & Finish: Satin Stainless Steel.
One (1) unit per pocket door.
ADA Pocket Door Pull Thumb Turn (bathroom side of door):

mounting locations.
Similar or equal to manufacturer: Accurate Lock and Hardware, Model No: S2002T,
Thumb Turn (located bathroom side of bathroom door), Size: 7H x 1 5/8W.
Material & Finish: Satin Stainless Steel.
One (1) unit per pocket door.
Locksets:
Mortise type - lever handle: ANSI/BHMA A156.13 heavy duty construction with
wrought cases, minimum case thickness of 0.093 inch. Supply with fronts 8 inches x
1-1/4 inch adjustable to 1/8 inch in 2 inches with 2-3/4 inch backset. Minimum
projection of 5/8 inch. Supply locksets utilizing deadbolts with minimum 1 inch
throw. Provide "split" hubs for split spindles.
Lever handles: Brushed stainless steel or satin chrome (626) material at guestroom
units, (612 or 613) satin bronze at public areas and supported by internal spring.
Spindles:
Square, split (with all-thread connector), set-screw receiver/retainer notch.
Furnish locks and latches with wrought box strikes. Match finish to lockset.
On single swing doors, provide latch strike plates only minimum lip projection
necessary to project from trim.
On pair of doors with or without astragal, lip projection of latch strike plate shall not
extend beyond face of lock style of inactive leaf.
Dummy trim: Match to lock specified on both sides of doors.
Electric locks: U.L. listed for Class A fire doors and of fail safe type (power off unlocks
outside lever).
Knurling: Provide knurling on outside trim of locksets for electrical closets, and mechanical
and elevator equipment rooms.
Trim assembly style selection: Lever handles, rose escutcheon.
Flush bolts: ANSI/DHI A115.16. Glynn-Johnson - FB6/FB6W with DP2 (DP1 at thresholds)
1/2 inch round rods, furnished in pairs, (top and bottom of door); lengths of rod 12 inches;
where door is higher than 7'-0", top bolt shall be of sufficient length to locate flush bolt
operator 6'-0" above finish floor. Match finish of lockset and hinges. Provide standard top
strike and dustproof bottom strike. Provide rounded faces where required by door construction.
Automatic flush bolts: ANSI/DHI A115.3. Glynn-Johnson - FB7/FB8 with DP2 (DP1 at
thresholds). UL listed. Provide standard top strike and dustproof bottom strike.
Exit/panic devices: ANSI/BHMA A156.3, Touch bar type. Provide concealed type vertical rod
devices on pairs of hollow metal doors. Provide surface mounted vertical rod devices on each
leaf of pairs of wood doors only. Provide mortise lock or rim type devices on single doors only.
Provide outside trim as required and as scheduled. For "fire doors", including 20 minute doors,
provide panic devices with UL "fire exit hardware" label.
Push/pull units: Provide manufacturer's standard fasteners, thru-bolted for matched pairs but
not for single units.
Spring-hinges:
Non-sized, handed or non-handed.
Adjustable tension, 180 deg. door opening where construction permits.
Comply with manufacturer's recommendations for size of door control unit depending
on size of door, exposure to weather, and anticipated frequency of use.
Provide adjustable units complying with ADA and ANSI A117.1 provisions for door
opening force.
Overhead closers (where required by code):

Non-sized, handed or non-handed with minimum 1-1/2 inch diameter cylinder, all-
temperature fluid and full cover.
Regular or parallel arms as required by mounting, full rack and pinion, independent
speed and latching regulating valves, adjustable back-check feature, 180 deg. door
opening where construction permits, adjustable spring power for exterior doors.
Mount closer on room side of door unless otherwise indicated. On double egress doors,
use hinge face (pull side) mounting.
Provide reduce spring power closers on non-fire rated interior doors to meet ADA
requirements (5 lbf) and as approved by Local authority for fire rated doors.
Comply with manufacturer's recommendations for size of door control unit depending
on size of door, exposure to weather, and anticipated frequency of use.
For closers with parallel arms, provide closer unit one size larger than recommended
for use with standard arms.
Provide adjustable units complying with ADA and ANSI A117.1 provisions for door
opening force and delayed action closing.
Power assisted closers: ANSI Standard A156.19, provide power assisted operators and closers
complying with ADA standards for opening force and time to close standards.
Closers shall be pneumatically powered type. Provide control box/compressor, actuator and air
tubing as required.
Coordinators: UL listed. Rectangular steel tubing type with fillers. USP - Prime for Painting
Wall stop: Brushed stainless steel or satin chrome (626) at guestroom units; (612 or 613) satin
bronze at public areas with gray convex replaceable rubber.
Floor stops: Heavy duty cast (not die cast or wrought) brass, bronze or aluminum with gray
replaceable rubber. Brushed stainless steel or satin chrome (626) at guestroom units; (612 or
613) satin bronze at public areas. Provide carpet risers at carpeting of height required.
Overhead stays: Surface mounted, medium duty, satin bronze, stop only at interior; heavy
duty. Color to match door finish.
Door silencers: Gray rubber. Glynn-Johnson - 64/65
Electromagnetic door holders: LCN 850. Provide transformers and wiring necessary to install
and connect to building electrical and fire alarm system.
Kick, mop and armor plates: Not allowed within any guestroom unit or on guestroom unit
entry doors, stair exit doors, lobby/corridor doors or any other doors visible to the general
public.
Weatherstripping and seals:

Exterior saddle threshold: Aluminum, 5 inches wide.
Interior flat saddle threshold: Aluminum, 4 inches wide.
Jambs and head weatherstrip: Zero #328A\#326A aluminum with neoprene gasket.
Rain-drip: Aluminum.
Meeting rail weatherstrip: Aluminum with neoprene gaskets.
Automatic door bottoms: Zero #360, mortised. (#361 surface mounted).
Adjustable door stops: Zero #170 (for non-rated doors), Zero 475A (for rated doors).
Smoke & sound seal: Pemko S773 or DHSI #105 Cush N Seal, UL classified.
Color: dark bronze/brown
Smoke astragal: Pemko #355AS, aluminum with silicone gasket, UL classified.
Finishes: Provide quality of finish, including thickness of plating or coating (if any),
composition, hardness, and other qualities complying with manufacturer's standards, but in no
case less than specified by referenced standards for the applicable units of hardware.
Door viewers: 180 degree minimum type. Door viewer must have a viewer cover installed on
guestroom unit side of door. Door viewer must be two piece assembly and permanently
attached to door. Heights as noted on drawings. Reverse install on Meeting Room Door (active
leaf).
Swing arm security bar: Shall be provided on all guestroom unit doors. Height per drawings or
local jurisdiction. Finish to match lockset.
Guestroom unit entry doors:

(1) Key card Entry System with lockset
(3) Hinges
(1) Closer
(Alternate: (2) spring hinges with (1) butt hinge for non-ADA rooms only)
(1) Door viewer with cover (*Provide 2 viewers with covers at ADA rooms)
Smoke seal head and jambs
(1) Swing Arm Security Bar
(1) Door Stop
Guestroom unit connecting doors (each door):

(1) Passage Set with solid plate on opposite side
(3) Hinges
(1) 1 thumb deadbolt with solid plate on opposite side. Thumb-turn shall be bottom
pinned
(1) Smoke seal head and jambs
(1) Automatic door bottom or provide double carpet pad at door.
(1) Swing Arm Security Bar
Exterior doors:
Lockset
Hinges
Exterior threshold
Weatherstrip
Rain-drip
Meeting rail weatherstrip (pair doors)
Mechanical and elevator equipment room doors:

Lockset
Hinges
Automatic door bottom or sweep at exterior doors
Smoke seal
Smoke astragal (pair doors)
Furnish door stop for door leafs:

Where door strikes wall, furnish dome stop, except use wall bumper where walls are
concrete or masonry or where floor is tile.
In event wall bumper or dome stop cannot be used effectively, furnish overhead stay.

1.9 BASIC FINISH CRITERIA

2. PUBLIC SPACES
2.1 FRONT ENTRY VESTIBULE
The front entry vestibule is equipped with electronically operated sliding glass doors for the
convenience of our guests at both the interior and exterior vestibule walls. Minimum size for
the vestibule shall be as shown on the prototype drawings to insure proper function and
minimum temperature transfer from the exterior to interior. The automatic door system shall
be compatible with the installation of a remote electronic card reader system installed in the
vestibule for use by registered guests after hours or released at The Desk. Additionally, this
space shall receive a remote intercom system and doorbell for guests arriving after hours with
all terminations at The Desk area, which will provide secured communications between the
guest and House Host. All glazing will be 1" insulated glass to match the surrounding glazing
in The Commons. The vestibule area shall receive an ACT ceiling, independent thermostatic
controls and be well illuminated. The floor finish shall be porcelain tile with entry mat / pedi
mat as per the prototype drawings.
2.2 THE COMMONS
The lobby, known as The Commons, contains the Entryway, The Desk, community table area,
social sectional area, Seating in The Commons (dining area), H BAR, buffet,
Bits+Bites+Borrows Market, The Office and pool table area per the prototypical program. The
Commons will be the main access point to the public corridors, elevators, public restrooms,
Gathering Rooms and recreational amenities. This area has been designed as one contiguous
space with separation of areas defined by Interior Design Specification layout, ceiling
transitions & treatments, tile and floor finishes and lighting. The overall design for The
Commons provides seating for dining type functions and multiple soft seating groups for
lounge type use, with the The Office function located at a specific area. A computerized
lighting control system provides varying lighting scenes depending on the area function and
time of day. The following will describe each area in greater depth for design and construction
related issues.
2.3 ENTRYWAY
The entrance seating area, known as the Entryway, creates the first impression upon arrival.
This area has been located within the tallest space in The Commons with the seating
arrangement on axis with The Desk. The Entryway features a signature built-in, soft seating
lounge area. Some of the finishing touches in this area include the use of polished marble, rich
walnut panels, a built-in sofa, built-in table lamps, swivel chairs and carpeting.
2.4 FRONT LOBBY SEATING / COMMUNITY TABLE AREA
The front lobby seating and communal table areas are located to the left of the entrance
vestibule. A lowered ceiling space is used to create an open, yet semi-private setting over the
front lobby area. This space is defined by a low height tiled wall with built-in seat cushions and
lamps, and has lounge chairs and tables which are also suitable for breakfast dining. This area
also has the Hyatt house signature Seat 360s chairs, which include a writing tablet and
electrical outlets. Adjacent to this area sits the community table, a bar-height table that seats
14, with built-in lighting and a decorative pendant suspended above. Next to the table there is a
55 minimum HD LCD/LED television that is wall-mounted into millwork. Power and data

are required for the TV. The base millwork for the community table shall be constructed with
quartzite stone tops (see prototypical drawings for locations of finishes), wood veneer on the
vertical surfaces and solid wood base.
2.5 THE DESK (HOUSE HOSTS) AND BITS+BITES+BORROWS MARKET
The layout, design and related millwork of The Desk and Bits+Bites+Borrows Market areas
will strictly adhere to that indicated on the prototypical drawings. This layout incorporates
placement of related equipment and working space required for the operation of a Hyatt house.
This area contains two (2) House Host stations and related equipment to allow staff the ability
to facilitate assisted check in/out. There are very specific requirements for the location and
installation of the required dedicated and non-dedicated electrical, telephone and computer
circuitry and outlets that accompany The Desk layout and are an integral part of it. The
number of House Host stations increase above 190 guestroom units.
Coordination for this equipment layout with millwork is required to ensure proper installation.
Accent and decorative lighting for this feature is provided via evenly spaced recessed can
lights.
The base millwork shall be constructed with quality melamine for the inside cabinetry, stain
grade wood veneer clad cabinet doors, marble stone countertops, stainless steel lockset
hardware, stained solid wood base and stained wood veneer vertical panels and trim. The
back wall of The Desk area will receive stained wood veneer wall panels with a recessed niche.
The recessed niche is painted with wood veneer panels at the bottom and top. These design
elements compliment The Commons dcor and provide a backdrop making this area a focal
point upon arrival.
The Bits+Bites+Borrows Market is connected as physically close as possible to The Desk, as

the House Host will also operate the Bits+Bites+Borrows Market. This area consists of a low
counter with under counter refrigerator and freezer merchandising units, open shelving, and
visual merchandising cubes attached to poles above. The Desk finishes, marble and wood
veneer, will carry through this area. The refrigerator(s) and freezer(s) shall have remote
compressors with sleeves/conduit run to the low walled outdoor compressor area next to the
kitchen (these small remote compressors can be mounted also on the low roof area). There is
also a central counter with open shelves below and a ceiling height column with slatwall for
wall hanging display. The ceiling in this area is a drop ceiling of painted gypsum board. The
focal point of the Bits+Bites+Borrows Market is a backlit loaner display wall, showcasing
images of items available on loan to guests. It is a millwork cabinet with glass and wood
doors, and 3 LED frames on which a Duratrans panel showing the images is attached. The
images can be changed easily by staff by accessing through the cabinet doors.

2.6 H BAR, BUFFET
This space has been designed to complement The Commons area and has been situated close to
The Desk for assistance and service. It is intended to feel like a residential kitchen both day
and night, with illuminated open upper shelving containing kitchen accessories, cookbooks and
knickknacks. This area will serve breakfast in the morning and function as a bar in the
evening. Barstools will be removed during breakfast and stored around the drink rail of the
social seating area, and the H BAR will have removable cabinetry and countertop for use
during breakfast, for additional layout space. There will be bar seating for a minimum of 8-10
people.
The perimeter buffet wall contains built-in stained wood open shelving units with a continuous
sneezeguard under all upper cabinets (see prototypical drawings), and a wall mounted 55 HD
LCD/LED television and open solid wood shelving. Decorative wall tile is located below the
open upper shelves. The lower cabinet millwork shall receive a quartzite countertop and shall
be constructed with quality melamine for the inside cabinetry, stain grade wood louvered
cabinet doors, open shelves with stainless steel insets, stainless steel hardware and tile base. All
power and data requirements will need to be coordinated with the equipment and systems
identified in the prototype drawings and operational manuals. There is also a window to the
kitchen with operable doors where a chef prepares omelets made-to-order. The chef area shall
be appointed in the same manner as the kitchen itself.
The equipment side of the bar shall be finished with FRP or per code, tile base and floor tile
with minimum slip resistance coefficient of >.6 wet and >.65 dry.
The H BAR shall be constructed with a quartzite top, wood veneer paneled front, trim and tile
base. A portion of the front bar will be constructed at ADA height, refer to prototypical plans
for location. It will be necessary to provide separate under-slab conduit to this feature as there
are no walls or returns in which to provide access for power and data. All power and data
requirements will need to be coordinated with the equipment and systems identified in the
prototype drawings and operational manuals. Should refrigeration in this area shall have
remote compressors, sleeves/conduit shall run to the outdoor compressor area where the
equipment is located. The back bar consists of a mobile unit that slides out to allow passage
behind the H BAR. It contains a locked cabinet which houses liquor and a POS unit. Once in
place, the liquor bottles and POS terminal are moved to the top of the cabinet, and POS
equipment is plugged into the main H BAR for power and data.
2.7 SOCIAL SECTIONAL AREA
The social sectional area is adjacent to the H BAR and The Desk and can be utilized for casual
lounge type seating and bar service seating. The overall finishes in this area will match those of
The Commons. This space consists of low height wood walls with a perimeter quartzite
countertop and low height countertop. It has a large walnut coffee table and large pendant
above. The ceiling in this area is lowered and has lay-in plank-style ceiling tiles to create an
intimate atmosphere. This space will also house a wall mounted 42 minimum HD LCD/LED
that will require power and data, and power for table lamps and guest use. Guest convenient
outlets are located around the perimeter of the drink rail and at the lower counter along with
secured guest use iPads at the lower counter.

2.8 SEATING IN THE COMMONS (DINING AREA)
Seating in The Commons (dining area) is intended to be interspersed throughout The

Commons areas, and not intended to be located in one specific area. All seating except for sofa
seating are included in the occupancy count, which should represent a .5:1 ration to guestroom
units, with a minimum of 63 seats. Resort and other high occupancy locations to have
increased ratio percentage of dining seating. Seating in The Commons includes 2 tops, 4 tops,
large community table and other seating types.
2.9 THE OFFICE
This space is open to The Commons and allows for flexibility and privacy. It also houses two
computer terminals and a printer for guest use, however, the entire lobby will have Wi-Fi. In
addition, there are single seat desks allowing privacy and workspace with outlets and built-in
lighting. The finishes for the space include tile floors, hard ceiling, vinyl wallcovering,
artwork, a recycling drop-off cabinet, a newspaper display rack, bookcase for local info,
decorative light fixtures and wall finishes. Also, this area shall have coffee tables (with a cut-
out in the bottom for electrical) with an Apple iPad is mounted directly on the table as well as
the Seat 360s, which include a writing tablet and electrical outlets.
2.10 POOL TABLE AREA
The pool table area is open to The Commons and features a pool table, lounge seating, vinyl
wallcovering and a wall mounted 55 LCD/LED TV surrounded by wood paneling. The entire
pool table area is carpeted and is partially enclosed on one side by a low height tiled wall and a
full height translucent acrylic screen on another.
2.11 OUTDOOR COMMONS
The Outdoor Commons is located directly off The Commons adjacent to the H BAR and social
sectional area, and is considered to be an extension of The Commons. The Outdoor Commons
area is defined by an exterior wall with planters and a central trellis feature. The trellis
structure may be designed by the local architect (and must be submitted to HHF for review) to
be semi-open or enclosed depending on context and climate, but should tie into the exterior
architectural palette. The Outdoor Commons has two fire pits with surrounding outdoor lounge
seating, and an outdoor kitchen area on one end with an island bar to sit around or stage food
for use with the outdoor gas grills. The kitchen area has direct access to the hotel kitchen for
catered events. In addition to upholstered lounge seating, there are dining tables with umbrellas
per the Interior Specification Sheets.

2.12 THE COMMONS LAYOUT PLAN
2.13 GATHERING ROOMS
Gathering Rooms One and Two will be required in all Hyatt house properties with the
minimum size and general location as provided in the prototype drawings. Increasing the
amount and size of this attribute can be tailored to each propertys market; however all
increases or relocations of this space will need to be formally approved by HHF, including an
increase in storage space. All Gathering Rooms shall be furnished with a variety of tables and
chairs and shall be dividable with an operable partition.
The operable partition shall provide an STC rating of 52 between spaces and shall be stored in
an enclosed closet. Special care for sound insulation above the ceiling between individual
sections is required. See prototype drawings for finish specification.

Each dividable space shall have independent HVAC controls, lighting controls, multiple light
sources and sound controls. The walls shall receive the brand specified vinyl wallcoverings
and paint. Base cabinet locations are shown on the prototypical drawings and they are
constructed with quality melamine for the inside cabinetry, stain grade wood veneer cabinet
doors and faces, solid anodized aluminum hardware, quartzite stone top and stained wood base.
Provide an undercounter refrigerated drawer unit in Gathering Rooms One and Two as shown
on prototypical drawings. One lockable storage room is located outside of across The
Commons Corridor. An automatic roll-down projection screens (minimum size 10 feet wide)
with ceiling mounted projectors will be required in the larger meeting space as shown on
prototypical drawings. One 42 HD LCD/LED television on a rolling stand with remote
controlled DVD/VCR player to be provided. All Meeting Rooms shall incorporate the use of
carpet or stained wood base, stained wood presentation rail and shall be fully carpeted per the
prototype design.
2.14 PUBLIC RESTROOMS
All public restrooms shall fully comply with ADA requirements.
The layout of the spaces must be designed to prohibit any direct visual sight lines into the
spaces including reflections. All elongated toilets and urinals shall be white vitreous china,
wall mounted and equipped with low flow flush valves. Public restrooms shall each receive a
white, solid plastic, open front and self-sustaining seat. All fixtures must match. All stall
partitions shall be high pressure laminate or better (no painted metal), ceiling mounted
(recommended) with stainless steel hardware. Lavatories shall be under-mounted vitreous
china sinks with overflow drain in a quartz top vanity with matching side, back splashes and
apron. All plumbing pipes must be wrapped with required insulating devices. Each lavatory
shall receive a post type, chrome, single lever type or automatic faucet and grate drain. A
single decorative framed mirror shall be centered over both lavatories at 38 max. a.f.f. to
bottom of frame (40 max. a.f.f. from bottom of reflective surface). Each restroom shall
receive an adequate air freshener system to maintain pleasant aroma. See Current Vendor List
and Plumbing and Accessories List, under separate cover, for acceptable plumbing fixtures and
accessories. Refer to Hyatt house Brand Standards for additional requirements.
Toilet Accessories List:
Womens:
(1) lockable double roll toilet tissue dispenser per stall (stainless steel)
(1) sanitary napkin disposal per stall (stainless steel)
(1) sanitary napkin dispenser per restroom (stainless steel)
(1) decorative tissue box cover (1 per 2 lavs)
(1) undermounted soap dispenser, min. 6 long spout (stainless steel)
(1) combination paper towel dispenser with waste receptacle recessed or
semi- recessed (stainless steel)
(1) coat hook per stall mounted at 60 a.f.f on back of partition door
(second one at 48 a.f.f for ADA stall(s)
(2) horizontal grab bars for ADA stall(s), lengths and mounting heights as required
(1) baby changing station (mounting height and location shall meet requirements of the
ADA or governing accessibility code and shall not encroach or impede another required
clearances within the public restroom)

Mens:
(1) decorative tissue box cover (1 per 4 lavs)
(1) undermounted soap dispenser, min. 6 long spout (stainless steel)
(1) combination paper towel dispenser with waste receptacle recessed or semi-recessed,
stainless steel)
(1) coat hook per stall mounted at 60 a.f.f on back of partition door (second one at 48
a.f.f for ADA stall(s)
(2) horizontal grab bars for ADA stall(s), lengths and mounting heights as required
Lighting shall be per the prototype design and key switched. All exposed plumbing must be
chrome plated.
All floors in the restrooms shall receive a non-slip (coefficient of slip resistance >.6 wet or
>.65 dry) 12x24 (min.) porcelain tile with all-purpose edge, 6 high sanitary cove base and
narrow grout lines (1/8 max) with recommended non-shrink, epoxy type grout to minimize
color loss (alternate grout options shall be presented to HHF for review). Floor drains must be
provided in the restrooms with chrome finish cover and located between toilet partitions. Wet
walls shall receive porcelain wall tile running from top of cove base to top of toilet partition
door (5- 1 1/2 AFF). Wall tile shall coordinate with base tile. Vinyl wallcovering shall be
used above tile and on all other walls per the prototypical drawings.
The restrooms must be independently thermostatically controlled with a continuously operating

ducted (to exterior) exhaust system designed according to ASHRAE standards. The overall
system design for this space must prevent migration of odors to the adjoining spaces.
2.15 CORRIDORS
All Hyatt house properties shall have interior corridors in their design.
The ground floor corridor shall be a minimum width of 5'-0" and shall receive the same floor
finish as The Commons. Guestroom unit areas to receive typical corridor carpet, pad and carpet
base. Transition from tile to carpet will occur at the millwork cased opening per the
prototypical drawings. The wood trim shall be mirrored on each side of corridor and extend
from ceiling down to floor level. Provide vinyl wallcovering and a combination drop sheetrock
with smooth finish and ACT for access to plumbing valves. The exterior doors shall be
equipped with remote card readers to provide access to all registered guests from the outside
and all necessary emergency exit hardware. Windows shall receive a solar shade and wood
valance. The access panels shall be designed to have decorative reveals and painted per the
prototype requirements.
The upper level corridors are a minimum width of 5' - 0" and are furnished with carpet, pad,
carpet base, vinyl wallcovering and a combination drop sheetrock and finished structure. All
joints in finished structure shall be filled and finished smooth prior to accepting ceiling
treatment. Corridors to be furnished with code approved emergency lighting units and
appropriate signage per the prototypical interior signage program.

2.16 SWIMMING POOL
The size and location of the indoor or outdoor swimming pool is to be indicated on the site
plans when submitted to HHF for review. The minimum size of the swimming pool shall be in
accordance with the requirements as set forth in the Prototype Documents and per local, state
and federal codes. The prototypical plans address minimum requirements and location for a
127 room property. Alternatives for an outdoor pool are also provided but contingent upon
HHF approval per the Modifications to Prototype section in this document based upon
geographical location. As room count increases the size of the pool must also be increased
based on a minimum of 50 square feet for each additional 20 rooms.
The construction shop drawings for the swimming pool are to be prepared by an approved
swimming pool contractor and submitted to HHF for review prior to the commencement of
work. A brief outline of basic requirements includes:
1. The swimming pool construction incorporates reinforced shot-crete walls with marcite
plaster interior surface finish with a 6" frost-proof ceramic border tile at the water line. The
pool depth is a minimum of 3' - 0" at the shallow end and a maximum of 5' - 0" at the
deepest end. Both deck and water line depth markers in feet and meters and No Diving
tiles required.
2. At least two underwater light fixtures, which provide a minimum of one watt per square
feet of pool area.
3. The swimming pool deck is constructed using a minimum of 4" thick reinforced concrete
and incorporates a continuous perimeter drain around the swimming pool. The decks of
outdoor pools should be pitched to drain off the deck. Decks of interior pools are to receive
a non-slip application, stained concrete, tile or similar approved product. Products subject
to de-lamination or poor ability to maintain will not be considered.
4. All pools are to be heated.
5. All access to the indoor or outdoor pool must be through controlled point(s) using an
electronic lock system as part of the guestroom unit electronic lock system.
6. Outdoor pools are to be enclosed with a minimum 6' - 0" high fence enclosure for privacy
with no outside handle, self-closing, self-latching gate control to allow egress, but restrict
access to the swimming pool area. The fence enclosure is to incorporate decorative light
fixtures for illumination of the deck area at night.
7. Swimming pool to be equipped with a continuous, automatic chemical controller for
monitoring and control of the sanitizer and pH balance of the pool water.
8. The swimming pool area must be furnished with the appropriate signage, safety equipment
and telephone per Hyatt house Criteria, Brand Standards and local / state code
requirements.
9. The support equipment for an outdoor pool shall be fully enclosed in a separate structure
incorporating the construction design elements of the main structure. These equipment
rooms are already incorporated in the indoor pool prototypical layout plans. Pool chemicals
will be stored in a separate room with direct mechanical venting to the outside.
10. Indoor pool areas require adequate ventilation and air supply along with control of
humidity and pool smell into the public areas and/or guestroom unit tower.
11. Indoor pool area shall have ceramic tile wainscot on all walls a minimum of 4-7 a.f.f.
12. All ADA and applicable accessibility codes must be met.
The swimming pool area is to be furnished with an approved combination of tables and chairs
to accommodate those guests resting, sunbathing or supervising their children per the prototype
Interior Design Specification layout plan. Public toilet facilities are required in the vicinity of
the swimming pool area. Some locales require a single unit while other areas may require two
separate facilities. This will need to be verified prior to the start of construction. All elongated
toilets shall be white vitreous china, wall mounted and equipped with low flow flush valves
and a white, solid plastic, open front and self-sustaining seat. All fixtures must match. Wall
hung lavatories shall be white vitreous china. A shower and water fountain or bubbler (or
electric water cooler) also needs to be provided at the pool. All local and state codes must be
adhered to.
Toilet Accessories List:

(1) combination paper towel dispenser with waste receptacle (recessed or semi-recessed,
stainless steel)
(2) horizontal grab bars, lengths and mounting heights as required
(1) frameless mirror
(1) soap dispenser (wall mount)
(2) robe hooks
2.17 WORKOUT ROOM
All Hyatt house properties need to provide a Workout Room as part of its overall design. The
Workout Room must occupy the largest bay and is finished and furnished in accordance with
the prototype drawings. Eight (8) pieces of cardiovascular theater equipment and weight
resistance machines and accessories, dumbbell rack with weights and adjustable bench will be
the minimum requirement and are referenced in the prototypical drawings and Brand Standards
Manual. All equipment is to be Life Fitness or as determined by the Brand. Power and CW
line will be required for the bottleless water cooler. This space include electronic lock access
only. Provide roller shades on all windows per the prototype design. Review individual
equipment specification sheets for specific power and TV connection requirements.
2.18 ICE MACHINE
A centrally located ADA accessible ice machine area is required on floors 1 and 3. Buildings
over 4 stories will require additional areas, approximately one every other floor. This area shall
be large enough to accommodate the installation of one ice machine (with cuber and
dispenser). All floors in the ice machine area shall receive a non-slip (coefficient of slip
resistance >.6 wet or >.65 dry) 6 X 6(min.) quarry tile with all purpose edge, 6 high sanitary
cove base and narrow grout lines with recommended non-shrink, epoxy type grout to minimize
color loss. Alternate grout options shall be presented to HHF for review. A floor drain with
brass cover shall be located behind the ice machine. Provide a single water line and power as
required. Walls shall be coordinated with the corridors. This area will need to be equipped
with a central exhaust system and conditioned by the corridor HVAC system. The exhaust
system shall be sized appropriately to draw the conditioned air from the ends of the corridors.
The ice machine area should not be enclosed with a door unless required by code.

2.19 GUEST LAUNDRY
A separate ADA accessible guest laundry room with adequate lighting, HVAC and ventilation
is required in Hyatt house properties. Typically, this space should be located on the top floor of
the hotel to allow the dryer to be directly vented through the roof. This space shall be
furnished with three (3) coin operated front loaded washers and dryers, as well as a wall
mounted dispenser for laundry detergent and a work counter for folding clothes. All floors in
the guest laundry shall receive a non-slip (coefficient of slip resistance >.6 wet and <.65 dry)
6 X 6(min.) porcelain tile with all purpose edge, 6 high matching sanitary cove base and
narrow grout lines with recommended non-shrink, epoxy type grout to minimize color loss.
Alternate grout options shall be presented to HHF for review. A floor drain with brass cover
shall be provided. Provide ductwork, water lines, drainage and (dedicated and non-dedicated)
power as required for both pieces of equipment.
The entry door must incorporate a glass window for security with appropriate signage and
operating instructions display inside the room. Access to the guest laundry shall be controlled
via an electronic key card lock.
2.20 ELEVATORS / ELEVATOR LOBBIES
All Hyatt house Hotels are to be equipped with a minimum of two (2) hydraulic elevators.
Buildings over six (6) stories may require additional elevators and type of elevator (see below).
One elevator will require a front and rear door for access to housekeeping on the ground floor.
The rear door is optional on all other floor levels. The elevators shall serve all floors and must
comply with all accessibility requirements. The elevator is to be provided with appropriate
signaling and floor identification hardware for all floors. All directional and identification
signage are also to be provided. Provide manufacturer's standard elevator systems. Where
components are not otherwise indicated, provide standard components, published by
manufacturer as included in standard pre-engineered elevator systems and as required for a
complete system.
System:
Elevators Nos. 1 & 2

Type:
Telescopic Holeless hydraulic general purpose passenger elevator (6 stories or less)
Elev. No.1; 3000lb, 200 feet per minute up
Elev. No.2; 3500lb, 200 feet per minute up
For properties that have seven (7) floors and/or stops, or more, elevator speeds
change to 300-350 feet per minute up.
200 rooms or more minimum 3 elevators.
Auxiliary operations:
Standby power operation
Battery-powered lowering
Independent service
Loaded-car bypass
Automatic dispatching of loaded car
Nuisance call cancel

Firefighters Service Phase I and II
Car to Lobby feature
Card reader operation
Telephone (ADA compliant)
Car enclosures:
Inside Cab Clear Height: 8-0 to finished ceiling
Door Sills: Aluminum
Hoistway entrances:
Type:
Elev. No.1; Dual entry (rear opening)
Elev. No.2; Single entry
Width: 3-6
Height: 7-0
Type: Two-speed side sliding
Sills: Aluminum
Exhaust fan:
Single speed. Mount in cab transom or canopy.
Additional requirements:
Provide inspection certificate in each car, mounted under acrylic cover with satin
stainless-steel frame. Provide blanket hooks and full height blankets for each car.
Finishes:
Cab interior:
Doors: Flush design both sides w/ #4 Stainless Steel finish
Transom: Full width of cab w/ #4 Stainless Steel Finish
Returns: #4 Stainless Steel
Walls: Steel, baked enamel finish with plastic laminate raised panels (See Finish
Schedule)
Schedule in prototype drawings
Base, Frieze and Reveals: Baked enamel
Ceiling: Suspended with concealed frame in #4 Stainless Steel with LED or
compact fluorescent downlight
Handrail: 3 flat in brushed aluminum or #4 stainless steel
Floor: Porcelain tile as specified in the prototype drawings
Threshold: Aluminum
Furnish (1) set of quilted, soil resistant and fire-retardant pads with appropriate
fasteners.
Hoistway entrances:
Shall be UL rated with required fire rating
Doors: Rigid flush panel construction with sound-deadening material. See Finish
Schedule on drawings for door color. Typical all floors. (Stainless Steel allowed as
an upgrade).

Frames: Hollow metal frame. See Finish Schedule on drawings for frame color.
Typical all floors, (Stainless Steel allowed as an upgrade)
Sills: Aluminum on all floors
Operations and Security:
Operation systems: Provide manufacturer's standard microprocessor operation system of type

indicated. Two-Car Group: Provide "group automatic operation" as defined in ASME A17.1.
Auxiliary operations: In addition to primary operation system features, provide the following
operational features for elevators indicated.
Automatic standby power operation: On activation of standby power, cars are
lowered to the lowest floor, open their doors, and shut down. One car can be put in
service by standby power selection switch.
Battery-powered lowering: When power fails, cars are lowered to the lowest floor,
open their doors, and shut down. System includes rechargeable battery and
automatic recharging system.
Independent service: Keyswitch in car control station removes car from group
operation and allows it to respond only to car calls. Key cannot be removed from
keyswitch when car is in independent service.
Security features: In addition to above operational features, provide the following
security features for elevators indicated. Security features shall not affect
emergency firefighters' service.
Car-to-lobby feature: Feature, activated by a keyswitch at The Commons that causes all cars in
a group to return immediately to lobby and open doors for inspection. On deactivation by
keyswitch, cars complete calls registered before keyswitch activation and resume normal
operation.
Card-reader operation: For access to restricted landings based on security system provided by
others (1st floor housekeeping). Provide required conductors in traveling cable and panel in
machine room for interconnecting card readers, other security access system equipment, and
elevator controllers. Allow space in car as indicated for card reader.
Submittals:
Product data: Include capacities, sizes, performances, operations, safety features, finishes,
and similar information.
Shop drawings: Show plans, elevations, sections, and large-scale details indicating service
at each landing, machine room layout, coordination with building structure, relationships
with other construction, and locations of equipment and signals. Indicate loads imposed on
building structure at points of support, and maximum and average power demands.
Samples: For exposed finishes.
Manufacturer certificates: Signed by elevator manufacturer certifying that hoistway, pit,
and machine room layout and dimensions, as shown on Drawings, and electrical service, as
shown and specified, are adequate for elevator system being provided.
Maintenance manuals: Submit for Owner's information at Project closeout as specified in
Division 1.
Inspection and acceptance certificates and operating permits: As required by authorities
having jurisdiction for normal, unrestricted elevator use.
Access to the elevators will be through the elevator lobbies on all levels. An automatic pair of
solid painted fire/smoke doors along with emergency recall shall be provided as required by
local codes. Provide electronic hold open fire doors tied to the central fire alarm system at all
elevator lobbies as required by code.
The elevator lobby at the ground floor shall receive a floor finish per the prototypical drawings.
The elevator lobbies on the upper levels shall receive carpet with pad finish as specified in the
Interior Design Criteria. Walls shall be coordinated with the corridors.
2.21 STAIRWELLS
All stairwells are indoors and incorporated into the overall design of the building as indicated
on the prototypical plans. All stairwells to be well illuminated and lead directly to the exterior
door on the first floor. The exterior doors to be equipped with all necessary emergency exit
hardware.
The stairwells are to be furnished with all approved handrails, emergency lighting units and
required signage.
The stairwell enclosure walls will be constructed to comply with all federal, state and local
code requirements, but in no case shall they be less than two-hour fire-rated construction.
Stairwell doors from the corridors will have window lites for security reasons.
Flooring at the landings to be VCT or sheet vinyl and the stairs to be broom finished concrete
painted. All stair nosings and risers to be painted a dark gray to distinguish transitions.
Exterior doors shall be equipped with an alarm if no re-entry is allowed (provide proper
signage).
Area of refuge where required by code and ADA guidelines.
Stair pressurization system shall be installed according to code, if required.
3. GUESTROOM UNITS AND GUESTROOM UNIT SUPPORT
3.1 GENERAL GUESTROOM UNIT REQUIREMENTS
Guestroom units in all Hyatt house Hotels shall be constructed in accordance with the
prototypical room layouts. All rooms include a bathroom, bedroom area, kitchen area and
Entry Organizer or valet unit, a kitchen island or desk / dresser area and living area.
Each room will be equipped with a 42 minimum LCD/LED HD screen television, desktop
mounted at the desk / dresser unit, desktop mounted to the TV + Entry Organizer unit or
desktop mounted at the TV divider wall depending on room type. The TV at the TV divider
wall will swivel and will allow the screen to be angled for optimal viewing from the bed
and Stretch-Out Sofa. The unit will also have a bottom mount Hyatt Plug Panel with
various data connections directly to the TV.
The windows in the guestroom units with operable awning sections as shown on prototype
drawings. Window dimensions are as indicated on drawings. If operable sliding windows
are required by code, provide a limit stop with a 4 max opening or as required by code.
Windows that require a greater opening width should be equipped with a manual release
lever. Should exterior elevations or other reasons require a different configuration or
operation, alternates will be considered and should be submitted for brand review.
All guestroom units shall be conditioned via a Vertical PTAC unit located in the guestroom
unit closet (or other systems as referred in the HVAC section) per the prototypical
drawings. Provide remote thermostatic control as shown on prototypical drawings. Supply
grilles are to be as shown on drawings. Supply and return grille trim to be prefinished or
painted to match adjacent exterior and interior wall finish.
Entry into the guestroom units is directly from the interior public corridor and the door
shall include all hardware as outlined in this document and the prototype drawings.
A wall mounted switch is provided in all guestroom units at the entry to the room, which
has a direct connection to the recessed can light above the entry hall.
Select corners in the rooms are to be protected by full height rigid vinyl corner guards,
which are of a color to match the wall finish. These shall be glued or pre-taped and not
nailed or screwed in place.
The floors in all guestroom units shall receive carpet, carpet base and pad, with the
exception of the bathroom and kitchen, which is to receive porcelain tile or luxury vinyl
plank flooring. Provide a transition strip between tile or luxury vinyl plank flooring and
carpet as indicated on Prototype drawings.
All demising walls between guestroom units must have an STC rating of 54 or higher. See
STC rating in this document for additional information regarding wall types between
guestroom units and back-of-house, corridors, exterior, etc. Walls between guestroom
units and corridors are insulated.
All plank ceiling joints must be filled, leveled and skimmed smooth. All ceilings to receive
textured finish that is then paint finished. Application shall be separate and not mixed.
All guestroom units are furnished in accordance with Hyatt house Interior Design Criteria
and Interior Design Specification Sheets. All soffits and headers shall be painted smooth
(no popcorn).
All guestroom units are to be equipped with (hard wired with battery backup) smoke
detectors, fire alarms, and sprinkler systems and any other additional equipment necessary
to comply with all accessibility requirements where applicable.
3.2 SPECIFIC GUESTROOM UNIT REQUIREMENTS
The following will provide additional detail regarding the specific requirements for each area
of the guestroom unit.
Entry Area:
This space is immediately in front of the entry door. In the Den Guestroom unit, the entry hall
sits next to the bathroom and has a full-length mirror. At the end of the Den Guestroom unit
entry hall is the entry valet unit which stores the coffee/tea brewing equipment, mini
refrigerator, and microwave. The One Bedroom Kitchen Suite and Studio Kitchen Suites entry
halls come equipped with an Entry Organizer unit which allows users to hang their belongings
and post a memo on the magnetic board. The Entry Organizer units also have a full length
mirror. Design varies per room type. Refer to Interior Design Specifications and prototype
drawings.

Bathroom Area:
The bathroom includes a toilet with a soft-close seat and vanity with lavatory with a built-in
tiled shower in all rooms except the King Studio Kitchen Suite Accessible (KSA),
Queen/Queen One Bedroom Kitchen Suite (QQ), Queen/Queen One Bedroom Kitchen Suite
Accessible (QQA), Queen/Queen Kitchen Suite (QQS) and King One Bedroom Kitchen Suite
Accessible (KKA) which have non-slip insulated reinforced steel or cast iron bathtubs. All
required plumbing and accessories are to be per the Prototype Drawings, current Hyatt house
Plumbing, Accessories & Suppliers List and Interior Design Specification Sheets including
pressure balance anti-scald pressure balance shower valve and trim, shower head, tub spout (at
all guestroom units with bathtubs), decorative grab bar, clear glass panel swing shower door (at
non-ADA guestroom units with showers) curved shower curtain rod (at non-ADA guestroom
units with bathtubs), straight shower rods (at ADA guestroom units with roll-in showers), soap
dishes, towel shelf, lavatory faucet, undermount sink, robe hooks, hand towel rod, toilet with
soft-close seat, and sliding entry door (at designated guestroom units per prototypical
drawings). Two soap dishes shall be provided in each bathtub area, one mounted high and one
mounted low, in the corner of the valve/wet wall. Showers shall have one soap dish located in
the corner of the valve/wet wall and a corner foot rest on the opposite corner. The floor shall
be non-slip porcelain tile with an offset drain in the shower floor. Lighting is recessed can light
fixtures and the mirror has built-in frosted lighting as well. Each bathroom shall be equipped
with an exhaust grille/fan (on light switch) tied to a central duct system that is also tied to a
smaller central exhaust fan located on the roof for 24/7 exhaust. All remaining walls shall
receive paint and ceilings shall be smooth semi-gloss painted.
All vanity tops and splashes are to be a quartz surface material equipped with an under-
mounted vitreous china sink and countertop-mounted single lever post faucet.
Bedroom Area:
The bedroom area shall include the Hyatt Grand Bed and bedding package, night stands or
dressers, full headboard, and bedside table light fixtures with outlets. All bedrooms will
require electrical and data outlets which are shown on the prototype drawings. They will vary
with the type of room and must be coordinated with the Interior Design Specification layout
requirements.
Verify all furniture placement for required locations of all outlets per the prototype drawings
and code requirements. Outlets should always be located below or behind the Interior Design
Specification pieces unless otherwise noted. At Studio Kitchen Suites, this area will have a
clear view of the 42 HD LCD TV and is separated from the living area by the TV divider
wall. At One Bedroom Kitchen Suites, TV in bedroom area shall be a 37 HD LCD TV that is
wall mounted. Window valance and sheer and black-out roller shades included at window at
this area. Den Guestroom units do not have separately designated areas. Seating and
desk/dresser area with TV is located in the same space at bedroom area.
Desk / Dresser Area (King Den Guestroom units only):
This area has been designed to allow the user a variety of work options including power, data,
42 HD LCD TV, Hyatt Plug Panel and lighting. The desk consists of wood veneer casegoods,
laminate clad work top and an ergonomic desk chair. Refer to prototype drawings for outlet
locations.
Kitchen Area (One Bedroom Kitchen Suites and Studio Kitchen Suites only):
This area has been designed to serve as both a food preparation and work area. The kitchen
island replaces the traditional desk area, offering users a power connection and vast work
countertop. The island consists of wood veneer casegoods and specified quartz top with 3
overhang, one captains chair and bar stools. The Studio Kitchen Suite islands come equipped
with an undercounter refrigerator in lieu of a full size refrigerator. The kitchen cabinets,
referred to as the Spot-It Cabinets, are comprised of wood veneer casegoods with cut-out
cubbies for storage/display. The Spot-It Cabinets also store the coffee/tea brewing equipment
and microwave, and are equipped with a dishwasher, cooktop, undermount stainless steel sink
and single lever kitchen faucet.
Living Area:
The living area includes the Stretch-Out Sofa with a pullout sleeper (no pullout sleeper at Den
Guestroom units) side table (Studio Kitchen Suites only) or bookcase (One Bedroom Kitchen
Suites only), movable upholstered coffee table, lamp at sofa corner and side table/bookcase
lamp. All power requirements for the plug-in fixtures shall be coordinated with the furniture to
insure the outlets are not visible to the guest. This area will have a clear view of the 42 HD
LCD TV and is separated from the bedroom area by a wall (at One Bedroom Kitchen Suites) or
TV divider wall (at Studio Kitchen Suites only).

3.3 GUESTROOM UNIT FLOOR PLANS
A. Typical King One Bedroom Kitchen Suite unit:
B. Typical King Studio Kitchen Suite unit:

C. Typical King Den Guestroom unit:
D. Typical Queen/Queen One Bedroom Kitchen Suite unit:

Other Room Types:
All floor plans and room types are incorporated into the prototypical drawings including typical
guestroom units, ADA guestroom units, extended guestroom units and connecting guestroom
units. The above are for general reference purposes only.
4. BACK OF HOUSE
4.1 GENERAL BACK OF HOUSE REQUIREMENTS
The back-of-house areas function primarily as support for the overall performance and operation
of the building. As such, they are a very important part of the overall plan and care needs to be
taken when addressing these areas. The prototypical plans indicate the types, locations and sizes
of the various back-of-house areas and have been designed to accommodate the requirements not
only of the building, but also for the staff that will work in these areas.
4.2 LAUNDRY / HOUSEKEEPING
A main laundry facility is provided in every Hyatt house. This laundry room is furnished with a
sufficient number of washers and dryers to handle the demands of a full house. The layout of the
laundry room should require the least amount of handling of the towels and linen during the
laundry cycle.
A linen chute is to be provided in the building to deliver towels and linen directly into the
laundry room from the upper floors. The chute must have necessary locks to prevent tampering
and meet fire code requirements.
The washers are furnished with an automatic dispensing system for detergent and softeners.
They are to be pad mounted and firmly attached to the thickened pad with the appropriate size
and number of anchor bolts required by the washing machine manufacturer.
The dryers are to be enclosed and provided with combustion air (gas dryers) and a direct vent
exhaust system. A lint trap is required and must be properly maintained.
The laundry room also includes (1) large linen storage room with ample shelving, a
housekeeping staging area, folding area, two (2) compartment sink, eyewash station and mop
sink (these may change depending on final layout of final layout). These spaces are all
conditioned via a central HVAC system.
Each room shall receive ACT ceilings, painted walls, VCT flooring, fire extinguisher(s) and a
fire sprinkler system. The laundry room shall be furnished with a wall-mounted or freestanding
sheet folder (extra hand), an adjustable height folding table and any additional items as required
for Operations and indicated on the drawings.
The housekeeping staging area has been sized to also serve as a temporary receiving / storage
area for Hotel deliveries without interfering with the operation of the laundry.
All exposed piping and ductwork are to be wrapped to prevent condensation from forming on the
piping and ductwork and dripping onto the cleaned linen and terry products.

Hand washing, an eye wash station and a medical supplies cabinet to be provided.
4.3 STORAGE ROOMS
One large storage room is provided on all levels with adequate shelving for linen, terry products,
guestroom unit supplies, guest amenity storage, etc. A housekeeping area is also provided on
each floor and is adequately sized to accommodate the storage of the maid's carts for that
particular floor. An additional storage is provided on level 2 in lieu of an ice machine area. The
ground level will utilize the ground level storage area in the laundry room for storage and maids
carts. All storage rooms shall receive a painted or an ACT ceiling, painted walls, fire
extinguishers, VCT flooring and a fire sprinkler system. These spaces shall be conditioned via a
central HVAC system or PTAC unit.
4.4 MAINTENANCE ROOM
A maintenance room is provided on the first level and will have a workbench with single shelf
below, along with adequate shelving for tools and a wall mounted peg board for tool storage,
filters, cleaning supplies, a flammable items storage cabinet, et al required for the care and
maintenance of the building and grounds.
Provide adequate power and data above the work counter and insure that one outlet of equal volts
and amperes is provided for the servicing of Vertical PTAC units. This space to be conditioned
via a central HVAC system and shall receive ACT ceilings, painted walls, sealed concrete
flooring, fire extinguisher and a fire sprinkler system. The entire space will need to be well
illuminated for both task and general use.
4.5 EMPLOYEE AREAS
An employee area is provided on the ground floor and can be accessed from the BOH Corridor.
This room is for the exclusive use of staff currently on duty. It is to be furnished with a separate
unisex water closet with lavatory, toilet, one-piece shower unit, mirror and accessories. A
minimum of ten (10) lockers shall be provided in the employee area for storage of personal
items. Each locker shall be equipped with a standard ball pointed hook, handle and latch,
padlock lug and number plate. Additionally, this space will be equipped with tables and seating
for eight (8), countertop space with cabinets above and below, sink with faucet, microwave,
refrigerator, and fire extinguishers. These areas shall receive ACT or painted ceilings, painted
walls, VCT flooring, and fire sprinkler system and shall be conditioned via a central HVAC
system.
4.6 WORK ROOM AND TRAINING ROOM
The work room (located off the public restroom corridor) and training room (located off the
housekeeping area) are provided and will be utilized for administrative duties, individual training
programs, department meetings, teleconferencing, etc. The spaces shall be equipped with built-
in or modular laminate countertops for two open workstations per work room, and should
include all the proper power and data connections. This space shall be conditioned via a central
HVAC system and shall receive ACT, painted walls, carpet and a fire sprinkler system. The
entire space will need to be well illuminated for both task and general use. Both entry doors
shall be equipped with lockset hardware.
4.7 ADMINISTRATIVE OFFICES
Administrative offices refer to the sales office and the managers office and shall include at least
one lockable office for the manager and one lockable office for the sales office.
The manager and sales offices are located off of The Commons space to stay more connected
with the public areas of the ground floor and to provide easy access to The Commons. These
offices will be furnished as part of the Interior Design Specification package.
They shall be conditioned via a central HVAC system and a fire sprinkler system. The offices
shall receive ACT ceilings, painted walls, carpet and vinyl base.
All spaces will require proper power and data as described in the prototype drawings. The entire
space will need to be well illuminated for both task and general use. All entry doors shall be
equipped with lockset hardware. Hotel safe and guest safe deposit boxes shall be located within
this area as well.
4.8 LUGGAGE STORAGE
This area is located directly off of The Commons and shall be lockable and accessed by staff
only. This space shall be conditioned via a central HVAC system and shall receive ACT
ceilings, painted walls, VCT flooring and a fire sprinkler system.
4.9 FOOD SERVICE / PREP
These areas shall include all the required equipment, power and plumbing necessary to provide
the Hyatt house required food and beverage programs as established in the prototype design
Brand Standards and as dictated by local, state and federal health code requirements.
Refrigerators/freezers, dry storage, lockable beverage storage, food preparation areas, dish
washing, etc. are all required elements in the design and should be accessible to staff only.
These spaces are all conditioned via a central HVAC system. Each room shall receive Health
Department approved ceiling treatment, specialty wall treatment, quarry tile flooring, quarry tile
base, fire extinguisher and a fire sprinkler system.
One section of the food service / prep area will be visible to guests via a pass-through opening.
The pass-through opening and the visible areas beyond shall be appointed in the same manner as
the H BAR, Buffet itself to include, but not limited to, wall treatment, ceiling treatment,
millwork, back and sidesplashes, countertops, etc. The floors shall be quarry tile and base.

BUILDING SUPPORT SYSTEMS
D. BUILDING SUPPORT SYSTEMS
1.1 EQUIPMENT ROOMS AND MEP GENERAL
The elevator machine room is located adjacent to the elevators. It is to have adequate lighting
for the servicing of the elevator equipment and be well ventilated and/or be supplied with A/C to
maintain equipment and appropriate temperatures. The construction of this room is to comply
with all elevator manufacturers requirements and applicable code requirements.
The electrical room(s) will be sized to accommodate all of the required electrical panels and
switchgear required for a complete installation. Electrical panels located in public spaces are not
acceptable. This room is to be well illuminated and constructed in accordance with local code
requirements. In areas where the local codes require the installation of a fire sprinkler head in
the electrical room, great care should be exercised due to the liability associated with an
accidental discharge in this room. Both a smoke and heat detector should be installed in this
room and any specialized dry fire or cycling systems as warranted. Two (2) doors are required at
the ground floor electrical room unless code requires otherwise.
The telephone equipment room is to be of adequate size to accommodate both the telephone
equipment and the television support equipment. This room requires constant cooling and
dehumidification, which shall be provided via a separate dedicated central HVAC system.
Sufficient space is required for the proper servicing of all equipment in this room and it is to be
constructed in accordance with local codes. Special care with the use of sprinkler heads is
warranted and may not be required in this room to avoid accidental discharge unless required by
code. Both a smoke and heat detector to be installed in this room and any specialized dry fire or
cycling systems as warranted. If this room is sprinkled, provide shields at the equipment and
insure all equipment is installed off the floor.
The ground floor mechanical room is located with direct access to the exterior of the building via
pair of double doors and all ventilation requirements. It is to be well ventilated and illuminated
with sufficient space required for the servicing and potential replacement of all equipment that is
installed in this room.
Fire pump and controller, backflow preventers, hot water heaters and water softening equipment,
if required, would typically be located in this room. A booster pump is required in areas where
water pressure may be a problem. The controls, re-circulating pump and sensors for the required
hot water circulating loop system are typically located in this room. The hot water circulating
loop system must be designed to maintain a maximum water temperature drop of 20 degrees
Fahrenheit throughout the building to provide "instant" hot water at all faucet locations
regardless of demand. This room to be constructed in accordance with all local codes. Provide a
fire extinguisher in all areas where appropriate and/or required by code. Provide floor drains at
hot water heater locations as well as general area drains.
The following sections outline the mechanical, electrical and plumbing systems that will be used
in the project. This narrative, in combination with the prototype documents and local codes, is
intended to provide the contractor and Design Engineer an expected level of quality throughout
the building.

The following requirements set the parameters for the Mechanical and Plumbing systems design.
They shall be incorporated into all developed specifications, design drawings, shop drawings,
and installation of the cold and hot water distribution throughout, sanitary waste collection and
disposal; storm water collection retention and disposal as required by local authorities; gas
distribution; swimming pools, circulation, filtration, mechanical systems, etc.
The purpose of this section is to provide the design team with a general concept and scope of
work and also a level of quality expected of the Mechanical, Electrical, and Plumbing
Systems for this product.
Refer to Architectural Documents/Drawings for information for building construction,
guestroom unit count, square footage, building sections and elevations.
The prototype documents are to be utilized to obtain an overall idea of the scope of the work
in terms of quality. Exact quantities should not be taken literally from these documents. The
engineer and designer should interpolate defined design concepts and apply the concepts to
similar areas of the building if shown with less definition.
Design all work following local, state and/or national codes, ordinances, regulations governing
the particular class of work involved and these Brand parameters. Should the prototype
drawings and/or brand criteria exceed the code requirements, or vice versa, the more stringent of
the two shall take precedence. The design will also be in accordance with the current
ASHRAE guidelines and standards unless otherwise noted.
All air systems must be carefully designed to maintain a noise level within the conditioned
spaces compatible with the type of occupancy of the spaces not to exceed NC 35. In order to
reduce the noise generated by the air handling equipment to acceptable levels, acoustic lining
shall be installed in the ductwork.
Fire and smoke dampers shall be installed where required by the national fire protection
Association (NFPA) Standard 90A or applicable local codes and regulations. All such
dampers are to be shown on the drawings. Alternatively, factory fabricated shutter type
dampers may be used. These dampers must bear the Underwriters Laboratories (UL) label.
All dampers must be provided with an external device which indicates the position of the
damper. Provide conveniently located access doors, of ample size, for resetting dampers
where provided.
Remote condensers from the refrigeration equipment, located in The Commons, shall be
placed away from any guestroom unit windows and in a manner where they are the least
visible.
Grilles, Registers and Diffusers:
Ceiling diffusers are to be louver face, square with frames compatible with the ceiling in
which they are installed.
The Commons supply diffusers to be linear type to satisfy interior design aesthetics. The
Commons return diffusers shall be installed in areas concealed from view as best as
possible.
Side wall supply registers are to be the double deflection type with horizontal face bars,
vertical rear bars and opposed blade damper. Sidewall registers are not allowed in The
Commons area.
Guestroom unit and exhaust registers are to be the fixed blade type with horizontal
opposed blade damper, unless a 2 or 4 pipe system is utilized, then as required. Supply to
have adjustable blades.
All registers and diffusers are to be finished with a factory-applied baked enamel paint
over a rust-proofing primer. The color shall match wall.
Where field painting is to be done, a rust-proofing primer must be provided.

All piping subject to freezing shall be insulated and, if necessary, provided with electric heating
cables. All chilled water piping, fittings, valves, and metal tanks not buried shall be insulated
with a minimum of 3/4 inch of fiberglass insulation finished with a vapor barrier.
In climates where cold water temperature is safely above the dew point of the ambient
unconditioned air at all times, insulation on cold water lines may be omitted, though
recommended for possible sweating of pipes. All heating water piping, circulation piping, tanks,
fitting, and valves shall be insulated with a minimum of 3/4 inch of fiberglass insulation.
All floor-mounted and outdoor concrete slab mounted equipment shall be erected on 4 inch high
concrete pads. When equipment is located inside the building, a vibration isolation system must
be designed to restrict noise and vibration transmission to adjoining spaces.
All vibration isolation systems, for floor or ceiling supported equipment, are to have a maximum
lateral motion (under equipment start-up or shut-down conditions) of 1/4 inch. Motions in
excess are to be restrained by spring type mountings. An Acoustic Engineer and the
manufacturer of the equipment are to be consulted for the proper mounting design and acoustic
control. No mechanical equipment may be located on the lower roof (over The Commons) of the
building, except for the (2) remote compressors feeding the Bits+Bites+Borrows Market
refrigeration equipment. These should be positioned away from any guestroom unit windows and
towards the rear of the roof to hide from view.

1.2 HVAC
HVAC FUNCTIONAL GUIDELINES
SPACE DESIGNATION HEATING COOLING

O O
F RH% F RH%
PUBLIC AREAS
Entrances 70 30 -- --
The Commons 70 30 74 50
Public Toilets 70 30 74 50
Guest Elevator Lobby 70 30 74 50
H BAR, Buffet 70 30 74 50
Typical Bathrooms 70 -- 74 50
GUESTROOM UNIT AREAS

Typical Guestroom units 70 30 74 50
(Conditioned Air Only)
Corridors 70 30 74 60
Fire Stairs 50 -- -- --
ADMINISTRATIVE AREA
Office Areas 70 30 75 50
SERVICE AREAS
General Storage 68 -- 78 50
Laundry 68 -- 78 --
Housekeeping 70 -- 78 50
Staff Breakroom 70 30 75 50
Electrical Areas 68 -- 85 --
(Switchgear and
Transformers)
Kitchen 68 30 78 60
RECREATIONAL AREA
Fitness Room 70 40 74 50
Indoor Swimming Pool 80 60 80 60
The following outlines basic parameters for design of the Mechanical systems in all Hyatt house
properties and shall be used as a guide for all developed specifications, design drawings and shop
drawings as required by local authorities. The systems must maintain comfortable temperature
levels between 68 74 degrees Fahrenheit in all guestroom units, corridors, and public areas
with a relative humidity between 45% - 60%. All buildings are to be designed to sustain a
positive overall building pressure. The design and selection for the automatic temperature control
system merits special attention. Listed below are general provisions for supplying and
maintaining conditioned air to specific spaces and areas:
Guestroom Units:
Supply each guestroom unit with conditioned air through the use of a Vertical PTAC, VRV, 2
pipe or 4 pipe thermostatic controlled located in the guestroom unit closet per the prototypical
drawings. Supply grilles are to be as shown on drawings. Supply and return grille trim to be
prefinished or painted to match adjacent exterior and interior wall finish. The size of the unit is
based on the total guestroom unit area. Packaged units shall have copper tube / aluminum fin
coils, separate condenser and indoor blower motors, electric heat element(s), electrical
disconnect, and fresh air capability. Standard design shall include low ambient control, low
ambient lockout, compressor restart delay, compressor random restart after power outage, and
blower-off delay for improved efficiency. These shall be wired to the remote thermostat which
should include hi/low settings and setback controls. If an Energy Management System is
utilized, units must be coordinated. All units must have a one year warranty for all parts with
additional four years for the compressor and should have relative humidity control and freeze
protection. All electrical wiring must be concealed from the public and units must be UL listed.
Provide additional make-up supply air to each room, either under the guestroom unit entry door
or through a ducted make up air system to insure the combination of supply and exhaust air
afford a positive pressure.
Exhaust air for each guestroom unit is accomplished through a central exhaust system, remotely
located on the roof and individual fans in each bathroom. The central system shall pull
approximately 15 20 CFM, 24 hours per day, and the individual fans will boost the overall
exhaust to a total of 50 +/- CFM when using VTAC units, VRV, 2 pipe and 4 pipe system.
Should a central exhaust system with no individual room fans be utilized, then bathroom exhaust
to be a minimum 50 +/- CFM on a 24/7 basis with additional make-up air supplied to maintain
positive pressure in the building and guestroom units. This allows for a more energy efficient
system reducing loss of air while still addressing moisture build-up.
Corridors:
All corridors shall provide conditioned air through the use of central HVAC units mounted near
each elevator core area on the roof. These units shall feed down the building through
mechanical ducts and produce enough CFM to supply the corridor and guestroom unit make-up
air requirements for positive pressure. Side wall supply registers are to be the double deflection
type with horizontal face bars, vertical rear bars and opposed blade damper.
The return air shall be centrally located, possibly in the ice machine, and sized to maintain a
positive pressure in the corridors in conjunction with the bathroom exhaust needs.
The mechanical engineer shall determine the need for energy recovery system based upon code
and regulation requirements as well as a cost benefit analysis.
Public Spaces / Administrative Office Areas:
The public spaces and administrative office areas shall provide conditioned air through the use of
a central HVAC unit with remote compressor. All areas are to be served using ductwork and
ceiling mounted diffusers. Ceiling diffusers are to be louver face, square with frames compatible
with the ceiling in which they are installed. Linear slot type diffusers shall be used in The
Commons areas to satisfy interior design aesthetics. Supplemental electric baseboard heaters
may be needed in cold climate locations along full glass storefronts.

Workout Room:
Supply the Workout Room with conditioned air through the use of a central HVAC unit with
remote compressor.
Laundry / Telephone and TV Equipment / Employee Area / Computer Room:
Supply these areas with conditioned air through the use of a central HVAC unit with remote
compressor. Telephone room requires a maintained 68-70 degree temperature at all times. This
requires a separate unit, thermostat and drainage. Telephone and TV equipment to be on a
dedicated system/unit.
Stairwells, Mechanical Room and Vestibules:
Electric wall heaters shall be provided in these spaces and at exterior doors where required in
colder climatic zones.
Storage Rooms / Maintenance Room:
Heating/Cooling shall be provided as required via central HVAC system or stand alone units.
Elevator Equipment Room:
Cooled by stand alone DX units suspended in room. Coordinate cooling requirements with
elevator manufacturer.
Guest Laundry:
Supply this room with conditioned air through the use of a central HVAC unit with remote
compressor. Exhaust air is provided via ceiling mounted exhaust fans ducted directly to the roof
of the building. The dryers will require individual exhaust piping directly through the roof.
Indoor Pool:
The ventilation for indoor pools shall be to provide a minimum of 30% outside air to the pool
room to remove gaseous pool chemical by-products from above the pool water surface. Provide
the capability to ventilate the pool area with 100% outside air to remove gaseous chemicals
during "shocking" of the pool water. Fresh air should enter at the deck level and exit high near
the ceiling. To meet ASHREA standards for indoor air quality, air should be moved at a
minimum of 0.5 cfm per square foot of space in the pool room, with an additional 15 to 25 cfm
for each anticipated bather.
All mechanical systems must be constructed of non-corrosive materials. The HVAC system shall
be set to respond directly to the pool water temperature with min. limitations of 70 degrees and
max. of 80 degrees. Proper air/humidity/pool temperature balancing is critical.

1.3 PLUMBING
The following outlines basic parameters for the design of the Plumbing systems in all Hyatt
house properties. Provide natural gas, if available and/or applicable, to be used for space heating,
refrigeration, domestic water-heating, boiler ignition, and laundry equipment. Water
conservation must be considered for all projects and considered in the specification of plumbing
fixtures and fittings.
General:
Guestroom unit bathrooms shall not have floor drains installed except in typical shower
enclosures, ADA roll-in shower rooms or unless required by code. All penetrations through
demising walls must be fire/smoke/sound sealed.
Laundry facilities shall be required to include a suitable manufactured sealed shock absorber
(hammer arrestors) at each laundry washer for hot and cold water lines.
Provide floor drains in mechanical rooms, kitchen areas, public toilets, laundry room and
ice/vending areas and other areas where needed. Provide perimeter drains around pool and
additional floor drains at deck area as required. See prototype drawings for locations. Code
requirements may differ.
Ice machines: Provide water line, check valve, pressure reducing valve where applicable and
floor drain with hub for each ice machine location. Filters to be installed with all ice
machines.
Provide eye-wash stations in laundry room and pool equip. room (if required by code).
Provide a minimum of (4) hose bibbs at the building exterior and (1) inside the pool area.
Exposed hose bibbs, where freezing may occur, shall be of the frost-proof type and shall be
provided with adequate drain and shut-off valves.
All valves are to have a 2 in. diameter brass tag with a 1 in. high number filled in with black
enamel. The tag is to be secured to the valve with a brass hook and a brass window sash
chain. Color coded PVC pipe bands shall be applied to all pipe. The bands are to identify the
pipe contents and the direction of flow, and the colors conforming to ASAA13.1.
Elevator sump pit and pump. Discharge into appropriate drainage line as required by local
code.
Water Heaters:
The hot water system must be continuous circulating for instant hot water on demand. Storage
and recovery are to be sized to provide a minimum three hour back to back maximum operation.
Water heater systems are to be designed so that each zone is provided with a minimum of two
units. The hot water system must be arranged to separate the laundry water and Prep Kitchen
supply from the domestic system.
Sanitary Waste Collection and Disposal System:
Sanitary waste disposal includes a gravity system of piping inside the building and the collection
of sanitary wastes from all plumbing fixtures, prep area equipment, and laundry equipment. The
system shall be designed to include all soil, waste lines, traps and cleanouts, inside and outside of
building, all vent stacks and vent branches to fixtures. If no street sewer is available, provide a
sewage treatment plant and/or steam water disposal. If sewage lift pumps are required, these
should be connected to an emergency generator. Provide a grease trap outside the building which

is located in line with the kitchen sanitary line and discharges into the main sewer line outside of
building.
For sanitary line running below grade under first floor corridor, provide cleanouts at distances
and locations required by code. Cleanouts locations shall be limited to Back of House areas
adjacent to route of sanitary line away from public view. These areas may include mechanical
rooms, meeting storage, stairways, workroom etc.
Storm Drainage Piping:
Provide roof drains on all flat roofs and collect through a system of roof drains connected to
leaders, which in turn connect to the house drains that terminate outside the building. The use of
pumps for disposal of storm water shall be used only if a gravity solution is impossible. Storm
drainage piping shall be designed to discharge into the site system, at locations coordinated to
accommodate the outside drainage. If storm water lift pumps are required, they should be
connected to an emergency generator. Provide a secondary overflow drain for each primary roof
drain.
Domestic Water System:
For laundry equipment and boiler feed, water is to have 1 grain per gallon hardness and a
minimum pH of 6.9. Drinking water is typically 7 grains per gallon. Where necessary, separate
storage tanks should be provided to accommodate different types of water. To ensure quiet
operation and to prevent water hammer, shock-absorbing devices at all quick closing valves (i.e.
Washers) and elsewhere are required. Where the temperature of the cold water distributed
throughout the building exceeds 85 degrees F at any time throughout the year, heat exchangers
are used to cool water, and the piping system is arranged to convey such cooled water only to
guestroom unit lavatories, bathtubs, and showers.
All exterior water supply mains must be of ductile iron, type K copper or PVC water pipes with
appropriate joints and rated for anticipated working pressure. Valves are iron-body bronze trim
ends to match the piping. These materials are to be used in the portions of the system that are
buried in earth.
All cold water piping and hot water piping shall be type "L" copper tubing with 95-5 (no-lead)
solder joints.
Cold water shall be distributed throughout the building to all fixtures, equipment connections,
and valved outlets. The distribution systems shall be designed to have a minimum 25 psi pressure
at any outlet, a maximum 75 psig pressure at any outlet and a maximum water velocity in piping
of 1.856 m.sec. (6 ft./sec.)
Hot water shall be on a circulation system supplying instant on hot water to the guestroom
units.
Guestroom units, public areas and staff rest room fixtures to be provided with a max. 120 degree
F water max. at the point of use. Laundry and food service area to be provided with 140 - 180
degree F water which may require the system design to include a booster heater. Separate Hot
water heaters may be required for the food service area and laundry as required by code.
Dishwasher, booster or chemical rinse as required by code. Kitchen sinks shall be no more than
120 degrees.
The pool will require a separate circulating water heater system.
Gas Piping:
Provide natural gas, if available and/or applicable, to be used for space heating, domestic water-
heating, boiler ignition, pool heating, outdoor fire pits and laundry equipment. Economic
analysis should be conducted to determine feasibility. Provide gas piping and valved final
connection to all gas fired equipment. Coordinate exact location of gas meter with Architect and
gas company.
Fire Protection and Sprinkler System:
Provide a complete automatic wet pipe supervised sprinkler system throughout, with dry pipe
systems in all areas subjected to freezing conditions. Condensate drains for the dry system shall
be placed in areas out of public view, not susceptible to freezing and be provided with an access
door if necessary. System shall be supplied from risers with horizontal sprinkler zones. Each
zone shall be provided with a control valve and tamper switch, water flow switch, pressure
gauge, and drain and test assembly.
Primary water supply shall be the local municipal water system if it is reliable and provides
adequate pressure. System pressure can be supplemented by an automatic fire pump. If the
municipal water supply is not adequate, and on-site fire water reserve of 60 minutes (multiplied
by the most hydraulically demanding area) must be provided. A jockey pump shall be provided
as a systems maintenance pump.
Plumbing Fixtures and Accessories:
Fittings are of all brass construction with a high-quality chrome finish, polished, per the current
Hyatt house Plumbing and Accessories List and Interior Design Criteria. Mixing valves are to be
anti-scald pressure balance with adjustable temperature limit stops and integral stops. Provide all
plumbing fixtures complete with supply fittings, traps, valves, carriers, trim and accouterments
necessary for operation and as follows:
Water closet Guestroom units (Tank Type): Vitreous china, elongated, and push type
outlet bowl tank combination, wheel stop supply assembly, 1.28 gallon per flush. Approved
only heavy duty white solid plastic seat with slow release closed front and cover. ADA
compliant as required.
Water closet Public, pool and employee toilets (Flush Valve Type): Vitreous china,
elongated, wall hung assembly with flush valve, 1.28 or 1.6 gallon per flush. Heavy duty
white solid plastic self-sustaining seat with open front and no cover. ADA compliant as
required
Urinals public: Wall hung, full size vitreous white china, .5 gpf or 1.0 gpf, ADA compliant
as required by local code jurisdictions.
Lavatory guestroom units: Undermount sink with overflow shall be white vitreous china,
chrome "P" trap with stop and cleanout, flexible supplies with screwdriver stops, (ADA
compliant as required) single handle post lavatory faucet, aerator, flow restrictor and drain
with pop-up.
Lavatory public: Undermount sink with overflow shall be vitreous china with trap cover,
chrome "P" trap with cleanout, flexible supplies with screwdriver stops, ADA single handle

post or automatic lavatory faucet, aerator, flow restrictor, drain with perforated grid
assembly and undermount soap dispenser with min. 6 long spout.
Lavatory employees and pool area: Vitreous white china with overflow, wall hanger,
chrome "P" trap with cleanout, flexible supplies with screwdriver stops, ADA single handle
post or automatic faucet, vandal resistant flow rate aerator, perforated grid drain assembly
and wall mounted soap dispenser.
Bathtubs guestroom units: Porcelain tile bathtub surrounds, left or right drain (VERIFY),
cast iron or porcelain enameled insulated and reinforced steel bathtub, with non-slip bottom,
60-inches long by 30-inches wide by 14-inches high, with shower valve and trim, diverter tub
spout, shower arm and flange, shower head and bathtub drain with overflow. Accessories
include curved shower rod with curtain/liner, decorative grab bar, wire corner mounted soap
dishes and towel shelf. ADA fixtures and accessories include hand shower with
shower/sliding bar and shower trim, ADA bathtub transfer valve, tub spout, ADA grab bars
and ADA bathtub seat as required by local code jurisdictions.
Showers guestroom units: Porcelain tile shower enclosure, 60-inches long by 30-inches
with curb (no curb at roll-in shower in ADA guestroom units) and sloped floor to an offset
floor drain, shower valve and trim, shower arm and flange, shower head and grate drain.
Accessories include clear glass panel swing door (straight shower rod and curtain at ADA
guestroom units), decorative grab bar, wire corner mounted soap dish and towel shelf. ADA
fixtures and accessories include hand shower with shower/sliding bar and shower trim,
straight shower rod, porcelain soap dish, ADA grab bars and ADA folding shower seat as
required by local code jurisdiction.
Shower Head: Self-cleaning, adjustable unit, capable of delivering 2.0 gallons per minute of
water through varying spray configurations.
See current Plumbing, Accessories & Suppliers List, under separate cover, for list of approved
fixtures. Use of fixtures other than those approved will need to be submitted to HHF for possible
consideration.
1.4 ELECTRICAL
Interior:
Interior electrical and lighting shall include layouts for all light fixtures, switches, electrical
outlets, jacks, power distribution, etc. along with specifications for each item. This information
must be prepared by a professional Electrical Engineering Consultant and coordinated with the
Architect of Record for a completely integrated, code compliant and functional design package.
The Desk and office areas will demand specific coordination with all Hyatt house required
systems including property management system, telephone system, PBX, high speed internet,
sound system, electronic locks and staff communications. The decorative light fixtures are
typically owner supplied and contractor installed as required by the Interior Design Specification
Sheets.
Designated interior lighting in public spaces will be controlled via a computerized dimming
system available through current Hyatt vendors. See prototype drawings for additional electrical
and lighting requirements.
All underwater pool lighting must be 12 volts or less.

Refer to brand critical electrical, power and data sheet in the prototype drawings which addresses
the minimum Brand requirements for these items. Additional outlets and such may be required to
satisfy code requirements.
Refer to finish schedule in prototype drawings for receptacle, switch and cover plate color
requirements. Colors will vary depending on their location.
Breaker faceplate shall indicate rated ampacity. Breaker faceplate shall indicate UL and IEC
certification standards with applicable voltage systems and corresponding AIR ratings. All
circuits shall be properly labeled and identified within the electrical panel.
Guestroom Unit Wiring:
Provide 20 Amp general service circuits for guestroom unit power, lighting, appliances and
VTAC unit as required by NEC or local code. Additional dedicated circuits where required.
Lighting Management System (optional); should one be utilized, the master switch shall be
located next to the entry switch and must be a rocker type switch. A card insert type device,
such as a wattstopper, is not recommended. Submit proposed Lighting Management System
to HHF for review.
No outlets for other plug-in type lights or other equipment shall be on a switch as these
fixtures have their own built-in switch.
The hair dryer outlet at the vanity area must be provided with ground fault interruption
protection.
At the completion of the project the contractor should provide at a minimum, 10% spare
supply of all lamps and 10% spare supply for all fuses/breakers (size and type) installed.
The lighting design, including layout and lighting fixtures, in public spaces such as the guest
kitchen area, guestroom units, The Commons, corridors and other public spaces has been
provided in the prototype drawings. When the details of the design are received the electrical
engineer shall incorporate them into the contract documents to produce a completely integrated
and coordinated design package. There are some fixtures that will be purchased by the Owner
and others by the electrical contractor, however, all hard-wired fixtures shall be installed by the
contractor. The design engineer shall design and specify the lighting for all areas not designed by
the architect. These fixtures are supplied and installed by the electrical contractor.
The lighting system shall be compatible with the acoustical, thermal, and aesthetic requirements
of the hotel building. It must comply with applicable codes. Adequate control and flexibility in
lighting arrangements are very desirable.
All fluorescent fixtures to have T-8 rapid start lamps, with an energy saving electronic ballast;
use the lowest sound rating ballasts available. In outdoor areas, use low temperature 60 mA
ballast.
For incandescent and fluorescent fixtures, removable fixture aperture hardware is secured with
torsion springs or twist latches with drop hangers in lieu of screws wherever possible.
Exterior:
Exterior electrical and lighting for buildings, walkways, parking facilities, and signs are designed
as part of the total program impression. All exterior lighting contributes to the proper
identification and advertising of the hotel and creates a favorable visual impression that
welcomes the guests.
Exterior lighting design considerations must include safety, security and aesthetics. The lighting
source for parking lots shall be selected to maintain the true color of the vehicles. See the
prototype drawings for required additional electrical and lighting requirements. Lighting of
exterior paths, the entrance canopy, the hotel facade, gardens, and shrubbery shall be on a
photoelectric/astronomical time switch.
Emergency:
Emergency electrical and lighting must provide light during periods of blackout for the safety
and evacuation of guests, at hazardous locations, for security and for the continuity of critical
operations. The emergency lighting system can be either part of the regular lighting system or
entirely separate from it. Installation must comply with the applicable codes and regulations.
Decorative light fixtures in the corridors and lobby can be utilized as the source for emergency
lighting. If an emergency generator is provided, then the power for the emergency lighting can
be provided by the generator. All Exit signs shall be internally illuminated. The design for
optimum conservation of energy is important. Use efficient PL lamps in lieu of incandescent
filament lamps where applicable. Use low energy "instant on" electronic ballast for all
fluorescent lighting. An automatic bypass shall be provided on all dimmed fixtures that are part
of the emergency lighting design. Stair and exit lights shall not be switched.
Emergency lighting shall be capable of illuminating all stairways, routes of exit/egress, The
Desk, fire command room, and areas of public assembly, exit and directional signs sufficiently to
enable persons to safety make their way out of the premises. The system can be a permanent
installation supplied with electricity from a source independent of the main supply or from
storage battery lighting units and arranged to come into operation automatically on the failure of
the main supply.
It should be capable of maintaining the necessary level of illumination for a period of 90 minutes
from the time of failure or disconnection of the normal supply. The minimum level of emergency
lighting at any point in escape routes and stairways is to be 20 LUX (2-foot candles) measured
460 mm (18 inches) above finish floor.
If an emergency generator is provided, then the power for the emergency lighting will be
provided by the generator, and in addition, an emergency generator may be required to
automatically supply power to elevator (one car at a time), fire alarm, detection and
communication system, front office computers, fire pumps and the telephone system.
1.5 LIFE SAFETY
All properties are to be designed in accordance with all federal, state, local codes and all
supervised governing agencies. All Hyatt house properties are to be equipped with a full and
automatic fire sprinkler system, fire alarm and smoke detection system and emergency lighting
system along with fire extinguishers and all fire-related construction necessary to ensure the
complete safety of our guests.
Fire extinguisher cabinets shall be either recessed or semi-recessed with a vertical duo door
design and manufacturers standard baked enamel finish. Color shall be white or off-white or as

dictated by local authorities. Cabinets shall be mounted to conform to all applicable local codes
as well as all ADA requirements regarding height and door pulls.
Fire department key keeper (Knox Box), if required, shall be recessed or surface mounted with
color to match building exterior finish utilizing manufacturers standard colors. Size and
location(s) shall be as approved by the local Fire Department.
Fire Alarm System:
Provide a multiplexed fire alarm system which will include the fire alarm control panel (FACP)
flush or semi-flush mounted enclosure at the main entry vestibule. Local agencies may dictate an
alternate location. A data gathering panel (transponder) will be the termination point for all
initiating, signaling and control devices behind The Desk. A remote panel is typically required at
The Desk. FACP to include spare circuits, points and power supplies equal to 120% of the total
required.
Fire Alarm Control Panel:
Mounted and located as denoted above, must include annunciation and status indicators for all
initiating, indicating, signaling, and power circuits on the system. All indicators to be visible
through the FACP doors, which will be locked at all times and can be opened only by authorized
personnel.
Fire Alarm Central Station:
Where required by local code, provide the necessary equipment for direct central station or Fire
Department notification of all system alarm conditions.
Fire Alarm Devices:
Provide horns and strobes to achieve the required decibel level throughout the building.
Provide strobes in combination with other required devices in each designated ADA guestroom
unit.
Provide a pull station within reach of every stair door on every level of the building. Additional
stations shall be provided so that no point on any floor is more than 200 feet from any pull
station. Mount pull stations at 48" AFF to operable portion of device. One shall be provided at
The Desk.
Area smoke detectors: Provide a photoelectric type smoke detector at each elevator landing, in
guest corridors, restrooms, and in each mechanical, electrical, telephone equipment, laundry, and
computer rooms.
Heat detectors: Provide heat detector in each elevator shaft, elevator machine room, electrical
room, dryers and where else required by local codes.
Carbon monoxide detectors: Provide carbon monoxide detectors in all rooms containing gas-
fired equipment or other fuel burning equipment.
Duct smoke detectors: For HVAC units in excess of 2000 CFM provide a duct smoke detector in
the supply system, downstream of the filter in all air-handling system on each floor at the point
of entry into the common return and in all air-handling systems. All detector housings to
incorporate a built-in test station. Provide a remote alarm indicator for all detectors hidden from
view.
Single station smoke detectors: Provide a photoelectric type, hardwired with battery back-up,
single station smoke detector in each guestroom unit with test button, alarm light and 90 decibel
horn. Designated ADA guestroom unit detectors to be identical, but also shall include a built-in
relay contact to initiate the required strobe upon sensing smoke. Smoke detectors in guestroom
units are intended to alert the room occupants only, and shall not be annunciated on, or be
supervised by, the fire alarm system, unless required by the authority having jurisdiction. All
detectors in guestroom units to be hard wired 110 volt AC with battery back-up. Detectors in
ADA guestroom units shall be tied into the general alarm system.
Area smoke detectors should be centrally annunciated.
Elevator lobby smoke detectors should activate elevator recall to The Commons level or as
determined by local jurisdiction.
ADA compliant smoke detectors should activate under two conditions: general fire and local
smoke; these should be connected to the fire alarm system for activation.
Generally manual pull stations shall provide one alarm zone circuits per floor.
Each area heat and smoke detector shall be a separate zone. Typically, smoke detectors in "same
room" will annunciate as a single zone for alarm.
Duct smoke detectors shall be individually zoned for alarm.
Sprinkler waterflow and pressure switches shall be individually zoned per switch for alarm.
Sprinkler valve tamper switches shall have one monitoring circuit for each switch or paired if
serving the same sprinkler branch line or pump.
Fire pump alarm shall have one "Fire Pump Running" alarm zone. For each pump, provide two
monitoring circuits for "Fire Pump Loss Line Power" and "Fire Pump Phase Reversal"
indications.
Provide two monitoring circuits for "Emergency Generator Running" and "Emergency Generator
Fail-to-Start" indicators should an emergency generator be utilized.
The Engineer must design a smoke control system in the form of fire stair venting (where
required) in such manner to ensure venting of smoke during fire conditions. Various guiding
methods of smoke-free area designs are depicted in NFPA, UBC and ASHRAE manual of
HVAC Systems and Applications.
All automatic systems will be installed throughout the building and will be tested on a regular
basis to ensure that all systems are working properly. A complete log of all systems, tests,
inspections and maintenance will be maintained and will reflect a regularly scheduled
maintenance and inspection program performed by a trained and fully qualified individual. Also
refer to the Brand Standards manual.

All staff members are to be familiar with the operation of all safety systems and to be fully
trained in the proper procedures for addressing any emergency that may occur in the building to
ensure the complete safety of all guests.
1.6 SECURITY
Properties are required to have an approved electronic keycard system with 1 deadbolt, panic
release locks and reinforced jambs on all guestroom unit doors. These locks must be
automatically re-keyed after each checkout. Additional security features in the guestroom units
include a 180 degree minimum door view with cover (on guestroom unit side of door) and swing
arm secondary latch. Connecting doors have a primary knob which secures the door, a thumb
latch 1 deadbolt and secondary swing arm latch.
Access to the swimming pool (both indoor and outdoor), guest laundry and Workout Room must
be controlled by an electronic keycard lock that is keyed universal and accessible via guestroom
unit keys.
All exterior entry doors and the porte cochere automatic doors are to have electronic lock control
as part of the guestroom unit system. A two way intercom system to be provided between The
Desk and main entry doors with a buzz-in system that is controlled at The Desk.
Electronic locks keyed to the guestroom unit must control guest access points at all outside
doors.
A closed caption television monitoring system is required at all properties with extent of
coverage limited to The Commons only. The three (3) cameras should be networked so that they
can be recorded on a DVD or digitally and can be monitored remotely via the internet. The
recording device shall be located in the workroom area. Cameras must be high quality, ceiling
mounted of the mini size type and non-obtrusive in design if used. Cameras are not required to
be installed in any other locations than those indicated on the drawings.
All ground floor stairwell exterior exit doors should be alarmed with a local alarm that sounds
upon opening and signage that says the alarm will sound. This should be tied back to The Desk.

HOTEL SYSTEMS
E. HOTEL SYSTEMS
A variety of Hotel Information Technology Systems, applications and products, which provide
consistency in the operation and management of the properties, are installed in each hotel to meet
Brand Standards for Hyatt house Hotels. This section provides only a general summary of some
of these items. The Hyatt house Hotel Information Technology Systems Brand Standards
outlines these systems in greater detail and must be referenced for implementation.
1.1 PROPERTY MANAGEMENT SYSTEMS & POINT OF SALE SYSTEM
The Opera Property Management System (Pending) by Micro Systems, Inc. is required at all
Hyatt house properties. Micros will provide installation and training, along with assisting in the
technical oversight of the new systems and provide transitional assistance.
One Simphony Point of Sale (POS) touch screen system by Micros is also required. The POS
and one receipt printer are to be installed in the H BAR / buffet. The second receipt printer is to
be installed in the prep kitchen. Dedicated power and data are required in each location.
The Opera PMS does not include back office hardware. This equipment must be purchased from
another vendor. Minimum requirements include one File and Print server, one Interface
workstation with 8-port digiboard, two House Host workstations, four B.O.H. workstations, and
two printers. Additional computers and printers may be purchased as needed.
Opera features fully functional two-way interfaces with the Hyatt Reserve Central Reservations
System, Credit Card Processing, Gift Cards, Call Accounting, Keylock System, Movie System
(if applicable), Mitel PBX, Voice Mail and Simphony POS.
1.2 COMMUNICATIONS
Hyatt house requires that a Mitel SX-200 ICP PBX System or approved equal be installed in
each property. Features include multi-line switch board/hand held devices, automatic wake-up
call module (which interfaces with Operas PMS system), music on hold and message waiting
light activation.
Incoming and outgoing telephone service to be serviced via a PRI-T-1 line. The current
minimum standard in the guestroom units is two telephones on a single line, one of which is a
cordless model with base station in the living area of the Studio Kitchen Suite and One Bedroom
Kitchen Suite. King Den guestroom units only have one cordless model located at the desk.
A dedicated minimum of 3.0 mbps by either fiber or T1 circuit is required to handle the interface
and data transmission for the Opera PMS system and the Hyatt RESERVE Central Reservations
System.
In addition to the PRI-T-1 through the main IP system/switchboard, a minimum of 8 business

lines are required for the elevator control boxes, fire safety, PBX power failure, PBX support,
and AT&T managed router support. Guestroom unit telephone jacks are located in each
bedroom (with cord) and in the living area (cordless). Telephones are black in color with data
port, five speed dial buttons, speaker and message waiting lights. Refer to drawings for exact
locations.

All Telecommunication data shall be Category 6 with RJ45 jacks, four pair, UTP cable and
home run using a physical star topology from the applicable TC to the workstation. The
cabling and equipment must be designed with grounding and shall meet the TIA/EIA 607
Standard and NEC requirements and practices except where State and Local government
standards are more stringent. MDF and IDFs to be provided. A data jack is provided above the
desk in at least 20% of the guest suites. Individual home runs should be terminated in the
telephone room on a patch panel for connection into the high speed Internet service provider
network.
1.3 COMPUTER ROOM
Hyatt house hotels use a computer room to minimize the number of devices at The Desk, and to
secure the computing equipment. The computer room will be located in the back office, must
have an area of equal or greater than 68 SF and will include a door with card key lock, adequate
24/7 cooling and a VCT tile floor to minimize static discharge. All items that are to be wall-
mounted shall be attached to fire-rated plywood. Plywood must be painted to match wall
coloring. Where required by local code, fire rated paint should be used.
The computer room will host much of the hotels networking equipment. The hotels
administrative network Ethernet switch will reside in the room. All administrative office data
network drops will terminate to this room. There will be 20 Cat 6 or better ethernet cables
running from the computer room to the Telco room for required data and interface connections.
There will be a 25-pair Cat 3 or better cable running from the computer room to the telco room
to support any analog connections. Refer to the Hyatt house Hotel Information Technology
Systems Brand Standards for computer systems equipment and space requirements.
1.4 TELCO ROOM
Hyatt house hotels have a centralized Telco room that is used for securing and locating the
Voice/Data circuit demarcation, WAN connection to the Hyatt network, PBX punchdown frame,
PBX Switch, In-room entertainment and HSIA patch panels and network switch. The Telco
room must have an area equal or greater than 120 square feet, a door with a key card lock,
adequate 24/7 cooling and VCT tile floor to minimize static discharges. All items that are to be
wall-mounted shall be attached to fire-rated plywood. Plywood must be painted to match
wall coloring. Where required by local code, fire rated paint should be used. Refer to the Hyatt
house Hotel Information Technology Systems Brand Standards for systems equipment and
power requirements.
The Telco room will host much of the hotels networking equipment. The hotels PBX
punchdown frame will reside in the room. The PBX network switches for IP administrative and
Gallery handsets and PBX console will reside in the Telco room. All data network drops to the
computer room will terminate to a patch panel in the Telco room. There will be 20 Cat 6 or better
Ethernet cables running from the computer room to the Telco room for required data and
interface connections. There will be a 25-pair Cat 3 or better cable running from the computer
room to the Telco room to support any analog connections.
HSIA cabling will include a single CAT 6 cable to at least 20% of the guestroom units, one per
WAP, three per large meeting room, two per small meeting room, and six to the Home Office.
PBX cabling will include at least two CAT 6 cables to each guestroom unit, two per Gathering
Room bay, one per administrative workstation, four to The Desk and one per ring-down phone.
There must be at least (8) 4" sleeves located between the 1st and 2nd floors in order to pass low
voltage cables between the floors. The In-room entertainment system requires a minimum of two
2" conduits leading from the 2nd floor Telco room to the roof for the purpose of running cables
to the satellite dishes located on the roof.
1.5 CABLING (LOW VOLTAGE)
A cabling scope of work (SOW) is made available by Hyatt and is updated regularly. The
cabling SOW details required hotel-specific low voltage cabling. The SOW establishes electrical
specifications for the computer room, Gathering Room projectors, and In-Room Entertainment
System equipment. In addition, the SOW establishes guidelines for pathways for cabling HSIA
access points. The Hyatt house Hotel Information Technology Systems Brand Standards, which
outlines these systems in greater detail, must be referenced for implementation.
1.6 ELECTRONIC KEYLOCK SYSTEM
The Electronic Keylock System interfaces with the PMS and allows the guest private and
controlled entrance into their guestroom unit. It will also interface to the PMS.
The standard release of keylock software and hardware must be capable of writing to track three
on the keycard. This provides the ability to produce a key that can be used to post POS charges
to guestroom units. Reference the prototype drawings for required locations and the IT Systems
Brand Standards for specifications
The keylock system consists of a central server which maintains the interfaces to the PMS. The
key encoders will be driven from this server. The system also includes a single keycard encoder
located at The Desk, and another encoder located in the computer room as a spare.
The keylock system is networked from its own server and will not require additional software to
be installed on other workstations.
The approved Hyatt keylock vendors are Onity, VingCard and Saflok. Each vendor has been
certified to interface with Micros as well as other Hyatt systems. All other vendors will require
certification at an additional expense to the hotel. RF technology is also an approved lock
system vs. magnetic strip key card locks.
1.7 HYATT PLUG PANEL
All Hyatt house guestroom units will feature a Hyatt Plug Panel. The plug panel is an integrated
cluster of audio/video interfaces that is mounted to the bottom of the TV, enabling guests to
conveniently connect various devices to the TV. Hyatt house Brand Standards specify that the
hotel will make cables available to guests that want to use these connections.

1.8 HIGH SPEED INTERNET ACCESS (HSIA)
Complimentary wireless HSIA must be available in all guestroom units. All new construction
properties must also provide wired HSIA in the living area of at least 20% of the guestroom
units.
Complimentary wireless HSIA must be available in all public areas, including The Commons,
Outdoor Commons and pool area. It is optional for the hotel to provide wired HSIA access in
The Commons.
Complimentary wired and wireless HSIA must be available in the Gathering Rooms.
All Standards noted for guestroom unit HSIA specifications are equally applicable to the public
areas and Gathering Rooms.
Hotel may not charge for HSIA in Gathering Rooms. The per-person package pricing for
meetings includes HSIA.
1.9 THE OFFICE
The Office will have a minimum of (2) guest-use computers with access to the internet and
supported by a dedicated help desk. Higher count required when guestroom unit count exceeds
160 rooms.
Solution must refresh automatically to provide security for each guest session. Solution must
provide access to and compatibility with the following products: Microsoft Word, Microsoft
Excel, Microsoft PowerPoint, Internet Explorer, Adobe Acrobat Reader. Products must be
appropriately licensed for public use computers.
A black and white networked printer and a remote printing keypad shall be included with a
secured printing solution that allows guests to print from their guestroom units (PrintMe
Server or equal).
Computer cables and locks are required to secure the PCs to The Office furniture.
Home page is required to be the Hyatt Guest Landing Page provided by Hyatt Marketing specific
to the hotel location (pending). The property home page may be used as the landing page until
the Guest Landing Page is released.
1.10 TELEVISION SYSTEM
The Television Systems shall include the distribution of television signal to the guestroom units,
Gathering Rooms(s), The Commons areas (5) and Workout Room (4) as designated in the
prototypical design. Dependent on the availability of cable television signal in the vicinity of the
facilities, satellite or off-air television reception systems may be necessary. An MATV type
distribution system and/or patch panels need to be provided including possible off-air antennas
and satellite processing equipment. The equipment room must be conditioned to keep the MDF
area at 68 degrees Fahrenheit year-round in a humidity-controlled environment. All cables shall
be RG-6 and may need to be plenum rated based upon location.

A 42 flat panel LCD/LED HD television set with Pro:idiom chip is required in all guestroom
units. There is (1) 37 in the bedroom of One Bedroom Kitchen Suite units. Additional flat
panel TVs are required in public spaces as follows; (1) 55 in the H BAR, Buffet, (1) 55 in the
community table area, (1) 55in the Pool Table room, (1) 42 in the social sectional area. A 42
TV on a mobile stand is required for the Gathering Room. A remote control must accompany
each television set in the guestroom units. The remote control cannot be issued at The Desk or
permanently affixed to a piece of furniture.
Workout Room equipment includes an integrated LCD touch screen console with built-in TV. If
an additional TV is desired, it must be a 42 HD LCD/LED flat panel which is wall mounted.
Sound will be turned off with closed caption on.
1.11 SOUND SYSTEM
A brand specific music soundtrack and system is to be played continually in The Commons, first
floor elevator foyer, Workout Room, Gathering Rooms, public restrooms, pool area, The
Outdoor Commons, (three (3) external speakers at this location) and under the porte cochere at
all times. An individual volume control for the Workout Room and Gathering Room(s) is
required. All other locations are zoned control from the central music server system. Local radio
broadcasts or any other audio content are not acceptable.
1.12 SCENT SYSTEM (pending)
A brand specific scent system and signature scent is required in each property. Distribution of
the scent system is in The Commons. The machine will feed the scent into the supply air duct of
The Commons and shall be located so that it is accessible for the replacement of the
consumables. A grounded 120v power outlet will be required at this location as well.
1.13 STAFF COMMUNICATIONS
A portable radio system that allows quick and easy communication between department heads
and key staff members is required. Typically, a four to five radio system is sufficient with one
located at The Desk at all times.
1.14 EXTERIOR SIGNAGE
The Hyatt house logo and building identification program is probably the most recognizable
symbol of the system and it is essential to maximize their visibility, while also protecting and
assuring the correct application. A listing of approved sign suppliers who know the Hyatt house
trademark requirements, standards and specifications for the pylon signs, building mounted
signs, entrance signs, etc. is available from HHF for approved franchisees.
1.15 INTERIOR SIGNAGE
A specific interior signage program has been developed in conjunction with the established
Interior Design Scheme which compliments overall aesthetics for a homogenous and coordinated
appearance. Current suppliers for this interior signage program are available along with sign
specifications, layout and mounting heights from HHF.

INTERIOR DESIGN CRITERIA
Furniture, Fixtures and Accessories
SECTION 1 PUBLIC SPACE PAGE 87
SECTION 2 GUESTROOM UNITS AND PAGE 100

BATHROOMS
SECTION 3 SWIMMING POOLS AND PAGE 134

OUTDOOR COMMONS
SECTION 4 INSTALLATION PAGE 137

METHODS
Section 1 - Public Space
Volume 1.0, Issue 1.2

SECTION 1 PUBLIC SPACE
1.0 PREFACE-PUBLIC SPACE
The interior design schemes developed for public spaces are to be consistent with the Hyatt
house prototypical design while ensuring compatibility with the physical structure.
For definition, The Commons includes the Entryway, The Desk, community table area, The H
BAR, Buffet, social sectional area, Bits+Bites+Borrows Market, The Office, Pool Table room,
the prefunction area and the Gathering Rooms. The areas listed above, including public
restrooms, corridors, indoor or outdoor pool, Workout Room, and all guest accessible areas of
the hotel are considered to be public space and shall be governed by the prototypical design
and Brand Standards.
Coordination between the interior design and the architect is critical. Special support systems for
light fixtures, locations of electrical supply for light sconces, floor outlets, etc. are only a few
examples of the need for constant and accurate channels of communication.
All public space design and documentation requires timely presentations by the design team and
the full review and approval by Hyatt house per the prototypical design and Brand Standards.
Any deviations from the prototype interior design program must be submitted to Hyatt house for
review and consideration prior to purchase or installation.
Applicable provisions of the Americans with Disabilities Act are not incorporated in these
specifications but must be complied with as required. It is the responsibility of the individual
property and/or Owner to engage qualified and competent consultants in the surveying,
interpretation and implementation of ADA at each hotel. Hyatt house does not and cannot
warrant or represent that provided prototype plans, drawings and/or specifications meet all
requirements of the Americans with Disabilities Act (ADA), the ADA Accessibility
Guidelines or local code enforcement for any additional accessibility requirements. The
franchise partner is urged to seek appropriate counsel to ensure compliance with all applicable
laws and standards.
The following represent Hyatt house product performance criteria but Ownership must verify
compliance with all federal, state and local codes. The more stringent of the Hyatt house criteria
or the federal, state or local codes shall be followed.
This criteria is provided for information and assistance in product direction but does not alter the
established Hyatt house Interior Design program, specifications, finish schedules, intended
product criteria, prototypical design and Brand Standards or other supporting brand documents.
1.1 WOOD SPECIFICATIONS - FURNITURE/CASEGOODS
A. EXPOSED AND INTERIOR SOLIDS
Hyatt house requires the use of maple hardwood solids, walnut woods and ash for exposed
solids because of established records of serviceability.
Interior solids should consist of maple hardwood solids and walnut woods. Suitable
substitutes may be considered.
B. EXPOSED SOLIDS AND VENEERS
Detailed specifications for furniture are listed under 1.2.D Construction Specifications
Furniture / Appearance and Finish.
All interior millwork and furniture shall be AWI (Architectural Woodworking Institute)
"Custom Grade" or better. If details, such as wood trim are to be painted, the use of paint
grade North American poplar is acceptable. (Note: Hardwoods should be used in areas
where carts, furniture or luggage may cause damage).
C. HIGH-PRESSURE LAMINATES
All high-pressure laminates, if used, must meet the federal specification common to the
industry (LP508H).
Minimum Standards for Casegood Tops:
.048 - .050 Thickness minimum
Where plastic laminate is used, decorative solid wood edge banding will be required unless
otherwise noted on Interior Design Specification Sheets.
D. MOISTURE CONTENT AND FIRE-RETARDANT TREATED WOOD
Provide kiln-dried lumber with an average content range of 6-11% for interior work. At the
time of installation, range should be between 5-10%.
When fire-retardant treated woodwork is required, lumber and plywood should comply with
AWPA (American Wood-Preservers Association) standards (typically when more than 10%
of the surface or structure is wood). Additional guidelines available based upon architectural
or interior design finish levels.
1.2 CONSTRUCTION SPECIFICATIONS - FURNITURE
A. GENERAL CONSTRUCTION
All joints must be closed tight, well glued, securely fastened (screwed or similar) and leave
no visible openings. Slivering or patching that will impair the appearance or the strength of
the joint will not be permitted.
All excess glue must be cleaned from surfaces exposed during normal use.
All structural members must be glued and screwed in place.
All screws must be turned in, in such a way as to not strip the hole or the screw head, and not
split or swell the joining member.
Filler strips must not be glued on where warpage may result. Caster blocks are to be glued
and attached with screws.
B. MATERIAL REQUIREMENTS
All exposed and unexposed solid parts must be sound with no splits, checks, knots, tears,
open glue lines, wormholes, windshades or other defects that might affect strength or
appearance. Open or loose knots and wormholes will not be permitted unless otherwise
specified.
Exposed veneer panels must be free from crossband laps, dents, splits, core depressions,
mineral deposits, season checks, tears, windshades, open splice lines, and loose areas that
cannot be repaired so as to be inconspicuous under normal inspection and use.
To control and contain veneer checking, all crossbands for fancy-faced plywood must have
uniform multi-directional strengths.
Plastic components, if needed, (on interior of casepieces, hidden from guest view) must be
free from open air pockets, low spots, pimples and other imperfections visible in normal use.
They must also be firmly glued and securely fastened (screwed or similar) in place.
Back panels must be well glued and securely fastened by screws or gun staples. Fasteners
must be flush with outside back and must not swell, spill or protrude through finished
surfaces.
Dovetails must be well glued, fitted, puttied if necessary and sanded.
Requirements for use of particle board.
Wood particle board cores shall conform to commercial standards - Type I, Grade B,
Class II.
Tops may be particle board if they are hardwood egded on all four sides and do not have
an unsupported span of more than 25". Tops with unsupported spans of 25" or more
must have anti-sag strips or backing sheets.
Lock-mitered cases must have core bands on fronts and backs of particle board.
Particle board may be used in doors if it is banded on four sides.
Hardware must have applied rust-proof and tarnish-proof sealers.
C. WORKMANSHIP
Doors must be free of rattle, squeaking, warp, or rubbing. All doors should be approximately
uniform in clearance. All catches must be properly aligned and installed.
All joints (tongue-and-groove, dovetail, etc.) must be of sufficient depth and properly glued
to assure maximum rigidity and performance of construction under normal use.
Route lines, cut-outs, or grooves must also be smoothly machined and/or sanded. Shapes,
carvings, and 'U' cuts are to be finished smoothly with no visible unfinished or rough areas.
Mitered corners are to be square, flush, tight and well glued.
Interior screws must be flush or countersunk with the surface of the part where used.
All leg or base glides, casters and ferrules must be plastic or stainless steel and be properly
attached so as to remain permanently in place at all times.
Face-nailed molding and overlaps must be nailed as inconspicuously as possible with nails
countersunk and filled or back nailing utilized.
D. APPEARANCE AND FINISH
Color of like finishes must be color-fast, uniform, and compatible between pieces
manufactured in the same plant; between pieces made in various plants; and from one
production cut to another. Ensure a color-fast finish on all pieces.
Distressing, shading, highlighting and spatter, if used in an approved variation to the standard
specification, shall be consistent and uniform between pieces and plants and from one cut to
another.
Interiors of casegoods including drawer fronts with wood finishes shall be stained and sealed.

Finish must be rubbed to required smoothness and sheen and must be sufficiently dry to
prevent marring or printing on the surface when packed. Finishes rubbed through are not
acceptable.
Edges of doors shall be finished to be compatible with exterior.
E. PERFORMANCE
Drawers and doors must be fitted, properly aligned and must operate smoothly under
atmospheric conditions.
All doors, leg mechanisms, trays and other operating parts must be well fitted, properly
aligned and smoothly operable.
Doors must not rub, rattle or be warped. Hinges must operate smoothly and quietly with no
binding or other defect to affect performance.
All tops and structural members must be warp-free.
Hardware, both trim and functional, must be straight and firmly attached.
F. UPHOLSTERED GOODS
Components (fabric, decking material, filling/padding, welt cord, and barrier material, if
used) shall be tested in accordance with the "Standard Methods of Tests and Classification
System for Cigarette Ignition Resistance of Components of Upholstered Furniture" NFPA
260A-2003 Edition (or most current Edition). All components shall conform to Class I
criteria as described therein. Salt base flame retardant chemicals are not to be used.
Upholstered goods, including construction of, must also meet all local, state and federal
standards which may require additional or more stringent testing (such as Flammability Test
133 in California and Illinois). These certification ratings are in addition to the NFPA 260,
Class 1 rating. UFAC, Class l is an acceptable alternative to the NFPA 260 requirement
All flame retardant certificates of compliance to be provided to the hotel.
Fabrics should be treated with a stain and/or soil release finish as specified.
Due to the variety of styles and designs, fabric samples and specifications need to be
presented for approval prior to purchase.
Light fastness: 40 hours. Test Method: A.A.T.C.C. (American Association of Textile
Chemists and Colorists).
Durability: 30,000 double rubs or greater. Test: Wyzenbeek - either the cotton duck or wire
mesh method acceptable. Also tested by manufacturer prior to upholstering to ensure proper
stretch of the fabric and dimensional retention of the fabric pattern.
Stretchers should be incorporated into all chairs, particularly at The Commons, Seating in
The Commons, H BAR, Buffet, community table, social sectional area and other areas where
excessive use is anticipated.
1.3 WALL FINISHES
A. GENERAL REQUIREMENTS
Vinyl wallcovering, tile, wood and exterior material accents are the typical finish for all
public space walls and are indicated on the Prototype Drawings and Interior Design
Specification Sheets. Other wall finish treatments will be considered, but only with prior

written Hyatt house approval after a full presentation on the product(s) and application
method(s) is made.
B. VINYL WALLCOVERING
Material Specifications:
Vinyl fabric-backed wallcoverings (woven or non-woven) shall conform to Federal
Specification CCC-W-408C for TYPE II.
Total weight to be between 20-36 oz. per lineal yard below 8'-10' A.F.F. (above finished
floor) in high traffic areas.
Width to be between 48-54.
Material shall meet NFPA-255, NFPA 286 or ASTM E84 (Tunnel Test) specification,
most current version, as tested by an independent laboratory acceptable to Hyatt house
with a Class A maximum fire hazard classification as follows:
Flame Spread 0-25
Smoke Developed 0-50
Furniture upholstery fabrics, wall paper, other soft materials not made for wallcovering are
not acceptable wall treatments below 8' A.F.F. Painted wall vinyl is not an acceptable finish
under any circumstance.
C. BASE
Refer to the Finish Schedule in the Prototype Drawings and Interior Design Specification
Sheets for acceptable and approved base treatment applications for use in the public areas.
Acceptable materials, depending on location include wood, tile and bound carpet and are
based upon floor treatment. Vinyl/rubber base material will not be permitted in any public or
guest access area except Workout Room.
1.4 CEILING FINISHES
Ceiling finishes are to follow the Reflected Ceiling Plans and Finish Schedule as defined in
the prototypical drawings.
B. CRITERIA FOR NEW CONSTRUCTION AND RENOVATION
Gypsum wallboard ceilings and soffits shall be painted with a flat paint in a smooth finish.
Eggshell finish is acceptable in the restrooms or washable ceiling areas like pool or food prep
areas.
Concrete may receive a spray-applied texture (medium to fine grade) in order to conceal
irregularities. On level two or higher, where concrete is visible to the guest, joints must be
filled and seams concealed presenting a flush, seamless appearance.
Acoustical ceiling tile (ACT) system is acceptable only in areas per the established Reflected
Ceiling Plans and Finish Schedule in the Prototypical Drawings. Where used, it shall meet or
exceed the following:
All tiles must be a high quality design and have a tegular or specified edge.
All exposed ceiling grid systems shall be a narrow spline, 9/16" maximum width.
Lay-in tiles are not permitted for vertical application.
Samples of the proposed lay-in acoustical tiles and grid system must be submitted with
ceiling plans for approval by Hyatt house prior to installation.
Use of 1 x 1 ceiling tiles with concealed spline will not be permitted.
Use of 2 x 4 tiles in the guest accessible areas is not permitted.
Refer to the prototypical drawings and finish schedule for specific location of ceiling types.
1.5 FLOOR COVERINGS / CARPET CUSHION SPECIFICATIONS
All carpet must be of commercial grade.

The following specifications are minimum requirements but other floor coverings will be
considered based on design criteria and Hyatt house approval.
B. CARPET SPECIFICATIONS
Broadloom - Cut and Loop (the Entryway, front lobby seating, social sectional area and Pool
Table room)
Carpet Type: Printed broadloom with texture patterned cut and loop
Construction: Tufted Enhanced Loop Graphic Tip Shear
Machine Gauge: 1/10"
Face Yarn: Fortis Nylon with Sentry
Print Dyed: Type 6.6
Primary Backing: Woven Polypropylene
Secondary Backing: Action Bac
Face Weight: 36 oz./sy
Pile Height: .299 minimum
Carpet colors, pattern, final construction and location must be submitted to Hyatt house
for review and approval and follow the established interior design program and finish
schedule.
Flammability must meet all state, local and federal standards, including ASTM E-84 and
DOC-FF-1-70
Broadloom - Cut and Loop (guestroom unit corridors and elevator lobbies)
Carpet Type: Printed broadloom with texture patterned cut and loop
Construction: Tufted Enhanced Loop Graphic Tip Shear
Face Yarn: Fortis Nylon with Sentry
Print Dyed: Type 6.6
Secondary Backing: Action Bac
schedule.

DOC-FF-1-70
Broadloom Woven Broadloom (Gathering Rooms)
Construction: Tufted broadloom with tip shear or cut and loop
Machine Gauge: 1/10
Print Dyed: Type 6.6 OR Solution Dyed: Type 6 or 6.6
Secondary Backing: ActionBac
schedule.
DOC-FF-1-70
Broadloom - Loop (BOH, administration)
Construction: Enhanced Loop
Pile Height: .2
Face Yarn: 100% Nylon
Solution Dyed: Type 6 or Type 6.6
Primary Backing: Woven synthetic
Face Weight: 26 - 36 oz./sy.
Colors, pattern, final construction and location must be submitted to Hyatt house for
review and approval and follow the established interior design program and finish
schedule.
DOC-FF-1-70
C. CARPET CUSHION SPECIFICATIONS
Carpet Pad (tack and stretch) - Gathering Rooms, guestroom unit corridor (optional), elevator
lobbies (optional), BOH and administration
Produced from woven nylon and polypropylene fibers. Flammability test must meet
federal standard ASTM 2262, ASTM C423-77, ASTM C518-76 and DOC-FF-1-70 as
well as any state or local codes.
Weight: 40 oz
Contents: 100% synthetic fibers
Thickness: 7/16" thickness
Traffic Class: Extra heavy commercial
Density: 8.2 lbs./cu.ft.
Sound Absorption: .68
Tensile Strength: 75 lbs.
Thermal Conduct: 2.17
The use of certain pre-attached padding systems may be utilized but must be reviewed
and approved prior to being ordered.
Installation: Tack and Stretch
Carpet Pad (Double glue down) - Guestroom unit corridor (optional), elevator lobbies
(optional), The Commons and Pool Table room
Produced from woven nylon and polypropylene fibers. Flammability test must meet
federal standard ASTM 2262, ASTM C423-77, ASTM C518-76 and DOC-FF-1-70 as
well as any state or local codes.
Bonded urethane, rebound foam is not to be used.
Weight: 80 oz. /sy
Contents: 100% virgin enriched SBR synthetic rubber
Thickness: .25
Traffic Class: Extra heavy commerical
Density: 26 lbs./cu.ft.
The use of certain pre-attached padding systems may be utilized but must be reviewed and
approved prior to being ordered.
D. TILE SPECIFICATIONS
Ceramic/porcelain tile locations and patterns to follow the Hyatt house Finish Schedule and
Floor Finish Plans in the Prototypical Drawings and Interior Design Specification Sheets.
Tile sizes to be per the Interior Design Specification Sheets specified with a full selection of
coordinated trim pieces including coves, bullnose, bases, beads and all other trim shapes
necessary to achieve a fully integrated design. Wall tiles will be of various sizes in The
Commons, H BAR, Buffet, pool and public restrooms based upon the Hyatt house Finish
Schedule and Interior Design Specification Sheets.
Recommended grout shall be non-shrink type epoxy to minimize color loss. Alternate grout
options shall be presented to HHF for review.
Maximum grout line is 1/8 or less for ceramic or porcelain tile. Stone to be tight joint.
Floor and wall tile grout, that is not an epoxy grout, along with all natural stone products
should be sealed after installation (i.e. silicone impregnators, etc.).
Base in the ground floor public areas to be wood or tile (except for Workout Room), at least
4 in height for wood and 4 or 6 in height for tile, and designed so that floor and base grout
lines are aligned per the prototypical drawings and Interior Design Specification Sheets.
Public restrooms, pool areas and Workout Room must utilize a non-slip or slip resistant
finish on all specified floor surfaces. Base treatment to be the same material as for floor tile
unless otherwise specified in the Interior Design Specification Sheets and prototypical
drawings.
Use of a bronze transition strip to reduce stress on tile is required between the tile and carpet
transitions in all public areas. The strip should be an L shape with sloped flange. The
channel beneath the sloped flange of the profile hides and protects the cut edge of lower
adjoining surface coverings.
All tiles to have a minimum coefficient of friction (COF) of >.60 wet and >.65 - .85 dry, and
meet all ADA regulations.
Materials and workmanship shall conform to the Tile Council of North American
Specifications and Handbook for Ceramic Tile and Quarry Tile Installation.
Back of house areas, such as kitchen and laundry wet areas to use 6 x 6 or larger quarry
tile.

1.6 PUBLIC RESTROOM SPECIFICATIONS
A. FLOOR COVERING
Non-slip (>.60 wet and >.65 - .85 dry), unglazed porcelain tile (12 x 24minimum), with
rectified edges, 3/8" thick.
The flooring must have a minimum bullnose 4" tile base.
Recommended grout shall be non-shrink type epoxy to minimize color loss. Alternate grout
options shall be presented to HHF for review. Grout lines should be as narrow as possible
and a maximum of 1/8.
B. WALL TREATMENT
At all wet walls and other designated walls per prototypical drawings and Interior Design
Specification Sheets, porcelain tile wainscot shall be installed to approximately 5- 1 1/2
AFF and is required for installation at all water closet stalls and urinals. Vinyl wallcovering
is to be used above tile wainscot and at all other walls where tile wainscot is not present.
In pool and employee restrooms, porcelain tile wainscot to approximately 4-6 AFF is
required on all walls. Paint shall be installed above tile wainscot. Coordination required for
mirror installation, towel dispenser/trash disposal and all other accessories.
Recommended grout shall be non-shrink type epoxy to minimize color loss with tile adhesive
being a water resistant, organic type that conforms to commercial CS-181 and ANSI A108.4.
Alternate grout options shall be presented to HHF for review.
See item 1.3 Wall Finishes, for vinyl wallcovering criteria.
C. VANITIES / MIRRORS
Vanity tops in public restrooms must be quartzite stone. Apron is quartzite stone and must
meet ADA codes. Plastic laminate tops are not allowed.
Undermount, white vitreous china sinks are required. Top set or integral bowls are not
allowed.
Vanity undermount liquid soap dispensers shall be provided for each sink. Spouts must
clear the edge of the bowl (requires extended spout for proper installation with bottom set
china bowls).
Decorative mirrors must be wall mounted flush to the wall. Coordination with tile must be
done prior to installation. Reflective height must meet ADA guidelines.
D. OTHER SPECIFICATIONS
See section D.1.3 Plumbing / Plumbing Fixtures and Accessories for more information.
Open front solid toilet seats without a seat cover are required.
Ceiling hung toilet partitions are recommended. Studded walls, marble or other floor secured
partitions will be considered. Wall mounted partitions shall be provided for all urinals.
Provide combination shelf and toilet tissue dispensers at each toilet stall or single unit
restroom.
Toilet tissue dispensers must be multi-roll, non-restrictive recessed type or wall mounted,
multi-roll, non-restrictive type.
Sanitary seat cover dispensers shall be installed in all toilet stalls and in single unit restrooms.

Recessed or semi-recessed paper towel dispensers and trash receptacles shall be installed in
all restrooms.
Coat hooks shall be installed on the back of all toilet stall doors and back of single unit
restroom door, mounted at 54-60 inches A.F.F. A second coat hook, mounted at 48 inches
A.F.F., is required in all ADA toilet stalls and at back of door at single unit restroom
facilities.
Wall mounted sanitary napkin disposals shall be located at each toilet stall in the womens
public restroom.
Provide grab bars at all ADA toilet stalls and single unit restrooms. Verify quantity, location,
sizes and mounting heights with ADA local code jurisdictions.
Provide baby changing station at public restrooms and pool restroom. Mounting height and
location shall met the requirements of the ADA or governing accessibility code and shall not
encroach or impede any other required clearances within the public restroom. Provide
appropriate blocking in wall at locations as required by manufacturer.
Outlets shall be required to be GFCI at the vanity area, if present.
1.7 ARTWORK
Artwork is critical in finishing a design package and must coordinate with the Interior Design
Scheme. All artwork for the public spaces is incorporated into the Hyatt house prototypical
design and Interior Design Specification Sheets. Regional elements will be considered to add
local interest. The numbers, sizes and location of art pieces are to be determined using the
Hyatt house prototypical design and Interior Design Specification Sheets as a guide and must
be approved by Hyatt house.
Domestic non-glare, clear glass 1/8 or greater, cleaned on both sides where glass is
present at artwork, refer to the Interior Design Specification Sheets.
Art to be vacuum mounted on 3/16 premium foam core backer
Tape with moisture barrier tape applied to back of frame to protect against moisture
intrusion
Three (3) security mounts must be present: One (1) on bottom of frame with two (2) at
the top cleat. Additional care is required during installation to ensure a level and exact
location placement.
Frames to be glued and nailed for stability.
Manufacturer is to supply rubber bumpers that are attached to the back of the frame at the
time of installation.
Guestroom unit artwork may not be repeated in the public spaces.
Local fire codes must be verified.
1.8 LIGHTING
All lighting in the public space area is to be U.L. approved.

All ground floor public space lighting including ceiling, wall, accent and decorative fixtures
are to be incorporated into a computerized astronomical or atomic, precise timing lighting
control system to follow the Hyatt house Program for multiple lighting scenes through the
day, evening and night. Locate remote control panel in back of house, close to a door so the
operator can see into the space.
Lighting shall conform to the following parameter ranges of illumination (in foot candles)
understanding these levels will vary through the day, evening and night per the established
light level controls:
Public Areas
Entrance vestibule/Entryway 20-30 fc
The Commons 20-50 fc
The Desk 40-50 fc
Passenger elevator & foyer 10-20 fc
H BAR, Buffet 3050 fc
Gathering Rooms (3 Types), range 30-50/60-70 fc
Guestroom unit corridors and elevator lobbies 15-25 fc
Restrooms 20-30 fc
Workout Room 30-60 fc
Indoor pool 20-50 fc
Outdoor pool 10-15 fc (does not include spill over
from parking lot lighting)
Parking Structures - entrances 10-25 fc

Traffic lanes 5-10 fc
Parking slots 2-5 fc (minimum)
Stairwells 20-25 fc
Parking lot entries 15-20 fc
Driveways 5 fc
Sidewalks and registration 5 fc
Administrative offices 50-70 fc
Dimming equipment shall be provided through the computerized lighting control system for
lighting control in The Commons. Gathering Rooms control to be through individual
dimmers located within each meeting room or section. Dimming equipment location to be
identified and approved by Hyatt house prior to installation.
Use of energy efficient lighting (PL, CFL, LED etc.) is recommended where possible but
must be presented for review and written approval due to wide differences in actual lumens
produced, color rendering variations (CRI), specific Kelvin temperature (3000-3200 for can
lights and wall washers, 2900K for table top lamps and wall sconces), design relationship,
aesthetics, etc. Verify bulbs and fixtures used are dimmable or they will not function
correctly with the dimming system.
Accent lighting to be provided for all public space artwork, Hyatt house indicia, etc.
1.9 WINDOW TREATMENTS
Decorative window treatments are required at all designated public spaces per Prototype
Drawings and Interior Design Specification Sheets.
Various window treatments will be considered based on the interior design scheme and
contingent on HHFs written approval. However, the use of vertical or horizontal blinds is
not permitted.
All Gathering Rooms with windows must have window treatments that incorporate blackout
and solar shade roller shade capabilities and decorative valances.
Particular attention must be given to windows in public spaces as they directly relate to sun
angles. Ease of operation and the ability to quickly alter the window coverage must be
considered based on the amount and severity of sun exposure. Refer to the Hyatt house

prototypical drawings and Interior Design Specification Sheets for window treatment types,
fabric and installation.
All window treatment must meet federal, state and local fire codes, and must comply with
NFPA-701 vertical test.
Avoid exit doors with windows in the meeting rooms as this condition makes blackout
capable installation impossible due to most egress requirements.
1.10 ACCESSORIES
A variety of accessories are required throughout the public areas and are referenced in the Hyatt
house Interior Design Specification Sheets. Some regional adaptations will be considered but
may only be used upon review and approval by Hyatt house prior to ordering. However, The
Commons areas are not to be cluttered with accessories and knick knacks and only specific areas
will be considered for such accessories.

Section 2 Guestroom Units and Bathrooms
Volume 1.0, Issue 1.2
SECTION 2 GUESTROOM UNITS AND
BATHROOMS
2.0 PREFACE-GUESTROOM UNITS, BATHROOMS AND CORRIDORS
Consistent quality levels throughout all Hyatt house owned, managed and franchised hotels is a
primary objective of Hyatt house and is an integral component of the Hyatt house corporate
mission.
The following pages convey the parameters and/or minimum planning and design standards for
guestroom units and related areas. When requested, production quality model(s) of the furniture
or other Interior Design Specification items shall be submitted for design and construction
approval. A complete model room or rooms may be requested for final approval prior to a
production run if the standard Hyatt house interior design schemes or suppliers are not selected.
Additional quantity of production items may be requested at final delivery. Review of production
items will be to determine accuracy of construction and compliance with agreed upon
specifications.
Hyatt house reserves the right to review and approve all designs, specifications and purchase
orders to ensure that all are consistent with the standards set forth.
Applicable provisions of the Americans with Disabilities Act are not incorporated in these
specifications but must be complied with as required. It is the responsibility of the individual
property and/or owner to engage qualified and competent consultants in the surveying,
interpretation and implementation of ADA at each hotel.
The following represents Hyatt house product performance criteria but ownership must verify
compliance with all federal, state and local codes. The more stringent of the Hyatt house criteria
or the federal, state or local codes are to be followed.
This Design and Construction Criteria is provided for information and assistance in product
direction but does not alter the established Hyatt house Interior Design program, Interior Design
Specification Sheets, prototypical drawings, finish schedules, Brand Standards or other
supporting brand documents.
2.1 GUESTROOM UNIT CASEGOODS (Refer to the Hyatt house Interior Design
Specification Sheets for additional information as these represent the required casegood
pieces.)
A. HEADBOARD
Shop drawings must be submitted for review if not using an approved Hyatt house vendor.
Headbord is non-handed. Refer to Interior Design Specification Sheets.
Height of the Hyatt Grand Bed must be verified to ensure proper mounting height. Beds in
ADA Guestroom units will have open bed frame in lieu of enclosed bed box found in typical
King and Queen/Queen guestroom units. See Guestroom unit elevations for mounting
heights.
Headboard to be hung 1/8 away from the wall and is mounted by using wall cleats.
In non-ADA guestroom unit, bottom of headboard to be 1-10 AFF. If installing prior to
carpet and pad installation, bottom of headboard to be 1-11 AFF.
In ADA guestroom unit, bottom of headboard to be 1-8 AFF. If installing prior to carpet
and pad installation, bottom of headboard to be 1-9 AFF.
In all Queen/Queen guestroom units there shall be a minimum clearance of 29 between the
beds and a minimum clearance of 10 between the bed and the exterior wall to facilitate
housekeeping.
In the Queen/Queen guestroom units, there are two headboard panels. 3 clearance on each
side of nightstand is required to provide adequate clearance for down blankets/bedscape.
In the King guestroom units, there is one headboard panel. 3 clearance on each side of the
nightstand is required to provide adequate clearance for down blankets/bedscape.
All surfaces shall be solid wood and wood veneer.
Plastic laminate edge banding is not acceptable.
Configuration, quantity and Interior Design Specification layouts of accessible rooms must
be in strict compliance with ADA, local code jurisdiction and Hyatt house prototype layouts
Manufacturers must supply clearly labeled touch up sticks for all wood finishes.
Headboard unit to be finished and with a clear top coat on (3) sides with the back semi-
finished (colored to match, with a clear top coat).
All edges are to be sealed for moisture resistance.
All edges shall be slightly eased.
Refer to the Interior Design Specification Sheets and prototypical drawings for all finish
information, dimensions and guestroom unit locations.
B. NIGHTSTAND CUBBY
Units are non-handed. Refer to the Interior Design Specification Sheets.
All exposed or partially exposed front, side and interior finish material is solid wood,
moisture resistant wood veneer or as otherwise noted in the Interior Design Specification
Sheets.
Top surfaces shall be high pressure plastic laminate with solid wood edge. No reveal or
scratch line between plastic laminate top and wood edge.
Rooms with two beds shall have one nightstand located between the beds with quad outlet
below.
All rooms with one bed shall have a nightstand component on both sides with electrical
duplex below.
Full height and solid end panels in wood veneer.
Nightstand unit to be finished on (3) sides with the back semi-finished (colored to match,
with a clear top coat).
C. BEDSIDE DRESSER
moisture resistant wood veneer as indicated in the Interior Design Specification Sheets.
Top surfaces shall be high pressure plastic laminate insets with solid wood edges. No reveal
or scratch line between plastic laminate top and wood edge.
Full height and solid end panels in wood veneer.
Dresser is finished on (3) sides and top; back is semi-finished (colored to match and clear top
coat).
Dresser to have (2) two drawers minimum.
Hardware: Finger pulls backed with plastic laminate.
Levelers to be incorporated.
D. FREESTANDING DRESSER UNIT (King Studio Kitchen Suites only)
Unit is non-handed. Refer to the Interior Design Specification Sheets.
Sheets.
Top surfaces shall be high pressure plastic laminate insets with solid wood edges. No reveal
Freestanding Dresser unit is finished (3) sides; top and back semi-finished (colored to match
and clear top coat).
Dresser to have (3) three drawers minimum.
Hardware: Finger pulls backed with plastic laminate
E. DRESSER (TV STAND) / DESK UNIT (King Den Guestroom units only)
A left handed or right handed unit must be specified when ordering. Refer to the Interior
Design Specification Sheets.
Sheets.
Top surfaces shall be high pressure plastic laminate inserts with solid wood edges. No reveal
Dresser (TV stand) unit:

Dresser is finished on (3) sides and top; back semi-finished (colored to match and clear top
coat.)
Dresser surfaces (sides, drawer fronts, interior, end panels, etc.) will be wood veneer.
Dressers must have a minimum of two drawers.
The top of the dresser is to have a hole (no grommet) for the desktop swivel TV mount. The
desktop swivel TV mount is to have a bolt down feature at the base to ensure no tipping and
correct placement on the dresser.
Dresser unit to have 4 high recessed apron to conceal power access for TV control box.
1-1/2D cut-out for TV control box cord access to be at back panel of cubby for access to
power.
Hardware: Finger pulls backed with plastic laminate.
Desk unit:
Desk unit is finished on (3) sides and top; back semi-finished (colored to match and clear top
coat.)
Top of desk to have stained solid wood edges with plastic laminate inset. No reveal or
The top of the desk is to have grommets for management of the desk lamp cord and
phone/data cables.
Legs to have levelers.
Legs of desk shall be wood veneer clad panels. Full height and solid end panels in wood
veneer.
Casegood to be secured to wall.
F. TV DIVIDER WALL
Sheets.
All horizontal surfaces shall be high pressure plastic laminate inserts with solid wood edges.
Unit shall have solid wood trim with custom (2) two decorative acrylic panel inserts.
Plastic edge banding is not acceptable.
Unit is finished on four (4) sides.
Fastened to floor stub-up and ceiling with installer supplied hardware.
Unit to be fabricated in (4) four pieces.
Installation to be coordinate with location of power/data/cable stub-up.
Trim pieces to be provided in solid wood veneer to conceal reveal at ceiling connection
point.
Pull-down flap for TV control box to face living room side of guestroom unit only.
Shelf is to have a hole (no grommet) for the desktop swivel TV mount. The desktop swivel
TV mount is to have a bolt down feature at the base to ensure no tipping and correct
placement on the dresser.
Hole to be located on shelf for desktop swivel TV mount.
Accessible TV divider wall, see notes above for TV divider walls. All ADA casegoods must
meet or exceed ADA accessibility guidelines and/or local jurisdiction.
G. ACCESSIBLE TV UNIT
Sheets.
All horizontal surfaces shall be high pressure plastic laminate inserts with solid wood edges.
Full height and solid end panels in solid wood or wood veneer.
TV unit is finished on (3) sides and top; back is semi-finished (colored to match and clear top
coat).
TV unit to have (2) two drawers.
The top of the dresser is to have a hole (no grommet) for the desktop swivel TV mount. The
desktop swivel TV mount is to have a bolt down feature at the base to ensure no tipping and
correct placement on the dresser.
Hardware: finger pulls backed with plastic laminate.
All ADA casegoods must meet or exceed ADA accessibility guidelines and/or local
jurisdiction.
H. TV + ENTRY ORGANIZER
moisture resistant wood veneer or as otherwise noted in Interior Design Specification.
TV + Entry Organzier is finished on three (3) sides with back semi-finished (colored to
match and clear-top coated).
Accessible TV + Entry Organizer, see notes above for TV + Entry Organizer. All ADA
casegoods must meet or exceed ADA accessibility guidelines and/or local jurisdiction.
Entry Organizer unit:

Entry Organizer unit must be secured to wall with two cleats.
Entry Organizer unit must be secured to adjacent TV unit.
Black magnetic board to be incorporated in Entry Organizer unit. Magnetic board shall
be adhered to substrate with appropriate non-reactive adhesive.
Mirror to be to be incorporated in Entry Organizer unit. Mirror shall be untinted plate
glass mirror, treated/sealed edges with wood backing. Mirror shall be adhered to
substrate with appropriate non-reactive adhesive.
Entry Organizer unit hardware: Stainless steel hooks with eased edges.
Opening underneath bench shall be wood veneer.
Entry Organizer to include upholstered bench (with back and seat). For more information
on upholstered furniture, refer to Section 2.3 Construction Specifications Casegoods,
Occasional and Upholstered Furniture.
Stitching: standard minimum of 12 stitches per inch; safety overlocking stitching; double
needle stitching at all seams.
Foam should be 1.8 density contract quality polyurethane with an ILD of 24 lb and a
single layer Dacron on face and (4) sides glues to the foam.
TV unit:
Top surface shall be high pressure plastic laminate with solid wood edge. No reveal or
TV unit must be secured to adjacent Entry Organizer unit.
Pull-down flap for TV control box to face living room side of guestroom unit only.
Top of TV unit is to have a hole (no grommet) for the desktop swivel TV mount. The
desktop swivel TV mount is to have a bolt down feature at the base to ensure no tipping
and correct placement on the dresser.
Hardware: finger pulls backed with plastic laminate
I. ENTRY ORGANIZER (Studio Kitchen Suites only)
moisture resistant wood veneer or as otherwise noted in Interior Design Specification.
Entry Organizer is finished on two (2) exposed sides with back and unexposed side semi-
finished (colored to match and clear-top coated).
Plastic laminate edge banding is not acceptable
Entry Organizer unit must be secured to wall with two cleats.
Black magnetic board to be incorporated in Entry Organizer unit. Magnetic board shall be
adhered to substrate with appropriate non-reactive adhesive.
Mirror to be to be incorporated in Entry Organizer unit. Mirror shall be untinted plate glass
mirror, treated/sealed edges with wood backing. Mirror shall be adhered to substrate with
appropriate non-reactive adhesive.
Hardware: Stainless Steel hooks with eased edges.
Levelers to be incorporated
Opening underneath bench shall be wood veneer.
Entry Organizer to include upholstered bench (with back and seat). For more information on
upholstered furniture, refer to Section 2.3 Construction Specifications Casegoods,
Occasional and Upholstered Furniture.
Stitching: standard minimum of 12 stitches per inch; safety overlocking stitching; double
needle stitching at all seams
Foam should be 1.8 density contract quality polyurethane with an ILD of 24 lb and a single
layer Dacron on face and (4) sides glues to the foam.
Refer to Interior Design Specification Sheets and prototypical drawings for all finish
information, dimensions, and guestroom unit locations.
Accessible Entry Organizer, see notes above for Entry Organizer. All ADA casegoods must
J. ENTRY VALET UNIT (King Den Guestroom units only)
A left handed or right handed unit must be specified when ordering. Refer to Interior Design
Specifications.
All exposed or partially exposed front, side and interior finish material is solid wood or
moisture resistant wood veneer or as otherwise noted in Interior Design Specifications.
Top surface shall be high pressure plastic laminate inserts with solid wood edges. No reveal
Unit is finished on two (2) sides with unexposed side and back semi-finished (colored to
match and clear top coat).
Entry valet unit must be secured to wall.
Black magnetic board to be incorporated in Entry Valet unit. Magnetic board shall be
adhered to substrate with appropriate non-reactive adhesive.
Square tube support to be provided to tie upper and lower cabinets together.
Provide and appropriately sized cut-outs behind each appliance for ventilation. Coordinate
with appliance manufacturer.
Cut-out to be provided for power. Size to be coordinated with Architect.
The size of all appliances must be verified prior to ordering to ensure they will fit in
designated cavities.
Cutout at back of cubby/cabinet for microwave and back of cabinet for undercounter
refrigerator to allow for proper venting and access to power.
Door swing of undercounter refrigerator to be coordinated with door swing of cabinet.
All edges are to be sealed for moisture resistance
Manufacturers must supply clearly labeled touch up sticks for all wood finishes
Hardware: finger pull backed with plastic laminate (for non-ADA units).
Accessible entry valet unit, see notes above and below for entry valet unit. All ADA
Accessible entry valet unit hardware: finger pull backed with plastic laminate; stainless steel
pulls.
K. LIVING ROOM SIDE TABLE
Sheets.
Top shall be high pressure plastic laminate inserts with solid wood edges. No reveal or
Side Table to be finished on all sides with a clear top coat.
Bottom of base to have carpet glides and levelers.
L. LIVING ROOM BOOKSHELF
Sheets.
Interior surfaces of cubbies at bookshelf are plastic laminate clad.
Top shall be high pressure plastic laminate inserts with solid wood edges. No reveal or
Bookshelf to be finished on all sides with a clear top coat.
Bottom of base to have carpet glides and levelers.
Accessible living room bookshelf, see notes above for living room bookshelf. All ADA
M. UPHOLSTERED COFFEE TABLE
moisture resistant wood veneer, plastic laminate or as otherwise noted in Interior Design
Specification.
Unit is finished on four (4) sides as well as exposed interior surfaces.
Vinyl upholstery wraps around sides and top of one end.
Stitching: standard minimum of 10 stitches per inch, singe stitch; use matching color thread
for all sewing.
Foam should be 1.8 density contract quality polyurethane with an ILD of 24 lb and a single
layer Dacron on face.
Casters suitable for carpet to be incorporated and concealed by wood boxes.
All edges are to be sealed for moisture resistance
Manufacturers must supply clearly labeled touch up sticks for all wood finishes
Upholstered coffee table to include upholstered bench (with back and seat). For more
information on upholstered furniture, refer to Section 2.3 Construction Specifications
Casegoods, Occasional and Upholstered Furniture.
N. KITCHEN ISLAND
Sheets.
Top surface shall be specified quartz material with 3 overhand on all sides.
Double lagged leg bolts to be utilized where individual legs are present.
Removable access panel to be incorporated for access to power.
Cut-out to be provided for power and data outlet by others; size to be coordinated with
Architect.
Accessible kitchen islands, see notes above for kitchen islands. All ADA casegoods must
O. KITCHEN ISLAND (King Studio Kitchen Suites only)
Sheets.
Top surfaces shall be specified quartz surface material with 3 overhang on all sides.
Cut-out to be provided for power and data outlet by others.
Access panel to be incorporated on back panel of undercabinet refrigerator cavity for power
access.
The size of the undercounter refrigerator must be verified prior to ordering to ensure that it
will fit inside the cavity.
Accessible kitchen islands, see notes above for kitchen islands. All ADA casegoods must
P. KITCHEN CABINETRY (SPOT-IT CABINETS)
Sheets.
Countertop surface shall be quartz and all other exposed top surfaces (open shelving, etc)
shall be plastic laminate clad.
All exposed surfaces shall be finished and unexposed surfaces shall be semi-finished, colored
to match with a clear top coat.
All interior surfaces inside base and upper cabinets shall be plastic laminate clad.
Cabinetry must be secured to wall.
Adjustable shelves at upper and base cabinets. Fixed shelves at open shelving.
Hardware: Stainless steel pulls.
All clear dimensions for appliances and fixtures must be verified prior to ordering to ensure
they will fit and function properly within designated rough-ins and openings.
Accessible kitchen cabinetry, see notes above for kitchen cabinetry. All ADA casegoods
must meet or exceed ADA accessibility guidelines and/or local jurisdiction.
Q. VANITY
All exposed or partially exposed front, side and interior finish material is the moisture
resistant wood veneer as indicated in the Interior Design Specification Sheets.
Top and apron surfaces shall be specified quartz surface material.
Full height and solid panels in wood veneer.
Vanity is finished on (3) sides; top and back is semi-finished (colored to match and clear top
coat).
Bottom of vanity legs shall have a metal ferrule.
A polyurethane top coat much be provided to all finished areas of the vanity.
Levelers to be included on the legs. Vanity is bolted to the wall.
Accessible Vanity:
Accessible vanity incorporates a quartz apron, solid wood apron below and quartz
backsplash.
Dimensions of depth of accessible vanity, overall height of accessible vanity (with quartz
countertop) and clearance from bottom of wood apron above finished floor must meet
ADA accessibility standards.
Under sink and apron, area is clear for plumbing access and ADA accessibility.
Refer to the Interior Design Specification Sheets and prototypical drawings for
dimensions and guestroom unit locations of accessible vanities.
For accessible vanity, see all notes above for vanity and accessible vanity. All ADA
R. DRY VANITY
All exposed or partially exposed front, side and interior finish material is the moisture
resistant wood veneer as indicated in the Interior Design Specification Sheets.
Top surfaces shall be specified quartz surface material.
Full height and solid panels in wood veneer.
Vanity is finished on (3) sides; top and back is semi-finished (colored to match and clear top
coat).
Bottom of vanity legs to have a metal ferrule.
A polyurethane top coat much be provided to all finished areas of the vanity.
Levelers to be included on vanity legs.
S. MIRRORS
Full-length Mirror (King Den Guestroom units only):

The mirror compliments the design of other casepieces in the rooms. Beveled edges are not
permitted.
Mirrors shall be untinted plate glass with masonite and wood backing.
Mirror edges to be treated/sealed and adhered to substrate with appropriate non-reacting
adhesive.
Frames to be glued and nailed for stability.
Mirrors are cleat mounted to wall with security mounting device required.
There should be three (3) security mounts; two (2) at the top and one (1) at the bottom.
Backlit Mirror (sizes vary depending on guestroom unit type):

All guestroom unit bathrooms must be equipped with a backlit mirror mounted above the
vanity as determined by the Interior Design Specification Sheets and prototypical drawings.
All edges of mirror to be polished. Beveled edges are not permitted.
One (1) continuous frosted rectangular border shall be located around entire perimeter of
mirror.
Power requirements shall be coordinated with mirror manufacturer prior to production.
Mirror to be hardwired and tied to light switch.
Refer to 2.13.Lamps and Lighting for more information about the backlit mirror.
ADA Backlit Mirror (sizes vary depending on guestroom unit type):

All guestroom unit bathrooms must be equipped with a backlit mirror mounted above the
vanity as determined by the Interior Design Specification Sheets and prototypical drawings.
All edges of mirror to be polished. Beveled edges are not permitted.
Two (2) frosted pieces of glass should be located on both right and left sides of mirror and
flushed with edge.
Power requirements shall be coordinated with mirror manufacturer prior to production.
Mirror to be hardwired and tied to light switch.
Refer to 2.13. Lamps and Lighting for more information about the backlit mirror.
At ADA guestroom units, bottom edge of reflective surface must be mounted no higher than
40 above finished floor.
ADA backlit mirrors must meet or exceed ADA accessibility guidelines and/or local
jurisdiction.
T. VALANCE
Valance unit shall be solid wood or wood veneer with squared profile edges. Plastic laminate
edge banding is not acceptable.
Valance shall be wall mounted to face of window pocket. Refer to prototypical drawings for
details.
Valance unit is painted to match wall paint color. Inside is semi-finished (colored to match
and clear top coat).
Valance width and mounting location must be verified in field prior to ordering.
All edges are sealed for moisture resistance.
2.2 WOOD SPECIFICATIONS
A. UNEXPOSED AND INTERIOR SOLIDS
All unexposed solid wood members shall be hardwood and shall be free from defects and
mineral deposits which would affect appearance or serviceability.
B. EXPOSED SOLIDS AND VENEERS
All exposed solid wood members shall be manufactured from select hardwoods and shall be
free of defects, mineral deposits and inappropriate grain style which would impair
appearance or serviceability.
Exposed veneer surfaces shall be select sliced hardwood, and shall be carefully matched as to
pattern and color. All face veneers and balancing back veneers shall be applied with
waterproof glue under controlled pressure.
Detailed specifications are listed under 'Appearance and Finish'.
C. HIGH PRESSURE LAMINATES
All high-pressure laminates used must meet the federal specification common to the industry
(LP508H).
Minimum standards for casegood tops:
.030 - 0.50 Thickness
2.3 CONSTRUCTION SPECIFICATIONS - CASEGOODS, OCCASIONAL AND
UPHOLSTERED FURNITURE
A. GENERAL CONSTRUCTION
Joints shall be either splined, mortised and tenoned, tongued or doweled, or full length
blocked, glued and screwed in two directions, following the best practice of commercial
construction.
All excess glue must be cleaned from surfaces exposed during normal use.
All structural members must be glued and screwed in place.
All screws must be turned in, in such a way as to not strip the hole or the screw head, and not
split or swell the joining member.
All tops (unless otherwise specified) shall be surfaced with high pressure laminate with a
minimum 45 lb. density industrial grade particle board core with fine face particles and
proper backing sheet to prevent warping. Tops shall be laminated using contact, semi-rigid
(PVAc Polyvinyl Acetate), or rigid (ureas, resorcinol) adhesives, to provide for type two
(2) bonding. All edges shall be solid wood with decorative edge.
Plastic laminate edge banding and routed MDF is not permitted.
Solid wood panels must float within the frames of doors or drawer fronts.
Filler strips must not be glued on where warpage may result.
Caster blocks are to be glued and attached with screws.
B. MATERIAL REQUIREMENTS
All exposed and unexposed solid parts must be from selected hardwoods and be sound with
no splits, checks, knots, tears, open glue lines, wormholes, windshades or other defects that
might affect strength or appearance. Open or loose knots and wormholes will not be
permitted unless otherwise specified.
All exposed vertical surfaces shall be select sliced hardwood veneer or high pressure plastic
laminate, and shall be carefully matched as to pattern and color. Type or species of laminate
or veneer shall be spelled out on all factory quotes. All veneer and laminate faces and
balancing backs shall be applied with waterproof glue under controlled pressure.
To control and contain veneer checking, all crossbands for fancy-faced plywood must have
uniform multi-directional strengths.
Plastic components, if needed, (on interior of casepieces, hidden from guest view) must be
free from open air pockets, low spots, pimples and other imperfections visible in normal use.
They must also be firmly glued and securely fastened (screwed or similar) in place.
Back panels must be glued and securely fastened by screws or gun staples. Fasteners must
be flush with outside back and must not swell, split, or protrude through finished surfaces.
Optional wooden dust bottoms must have one good side, with the good side exposed when
the drawer is removed.
Top edges of drawer sides and backs must be sanded flat with beveled edges and rounded
bottom and covered with a clear lacquer sealer coat. Discoloration, mineral streaks, and
excessive machine marks will not be permitted. Glued-up stock must match in color.
Drawers are to have hardwood or 7-ply veneer sides and backs finished smooth with a clear
lacquer sealer coat or melamine in almond color. All joints shall be multi dovetail or linear
(french) dovetail. Drawer bottoms shall be almond 1/8" thick Marlite or clear coated birch,
and in all cases contained in dadoes on all four sides; glue-blocked in place to assure
continuing squareness. Drawer side mounted glides to be specified and painted (as per
Hafele #421.71.424 60 or equal) and contain a locking mechanism.
Dovetails must be well glued, fitted, puttied if necessary and sanded.
Drawers shall be well sealed on the inside backs, fronts, side partitions, bottoms, outside
sides and backs. They must be free of dirt, dust, glue or any foreign matter prior to rubbing,
waxed with the required material and wiped dry to remove sand and sealer dust.
Requirements for use of particle board:
Wood particleboard cores shall conform to commercial standards Type I, Grade B, Class
II.
Tops may be particle board if they are hardwood edged on all four sides and do not have
an unsupported span of more than 25". Tops with unsupported spans of 25" or more
must have 1 x 1 steel, or equal, anti-sag support secured to the inside top of the
laminated end panel and/or backing sheets.
No exposed particleboard will be allowed in any furnishings. This includes routed and
stained edges on tops.
Lock-mitered cases must have core bands on fronts and backs of particleboard.
Particleboard may be used in doors if it is banded on four sides.
Hardware must have applied rustproof and tarnish-proof sealers.
Plastic laminates to have matte finish.
C. WORKMANSHIP
Doors must be free of rattle, squeaking, warp or rubbing. All doors should be approximately
uniform in clearance. All catches must be properly aligned and installed.
Drawers shall have free-running action with no binding or sticking. Drawers with side
mounted metal glide shall operate freely with no squeaking or rattling and be well lubricated.
Drawer guides and runners shall be securely fastened and properly positioned to assure
correct drawer alignment.
Route lines, cutouts or grooves must be smoothly machines and/or sanded. Shapes, carvings,
and 'U' cuts are to be finished smoothly with no visible unfinished or rough areas.
Drawer interiors and storage compartments are to be sanded smooth and free of glue or
lacquer runs. Sides, ends, bottoms are to be free of splinters, snags, slivers, staples, nails and
screws.
All hardware, such as hinges, pulls, latches, catches, glides, etc., must be attached so that
they fit and operate properly and serve their purposes during transit and use.
Mitered corners are to be square, flush, tight and well glued.
Interior screws must be flush or countersunk with the surface of the part where used.
All glides, casters and ferrules (if specified and approved by Hyatt house) must be properly
attached so as to remain permanently in place at all times and not split the leg.
Face-nailed molding and overlaps must be nailed as inconspicuously as possible with nails
countersunk and filled. Back nailing should be used whenever possible.
All items furnished under this section shall be guaranteed against manufacturing defects in
workmanship and materials. Repairs of such defects during the first year, after final
completion and acceptance, shall be made by the manufacturer at its cost and expense,
without charge to the purchaser or hotel. All such replacements and repairs shall be made at
a time and at hours mutually satisfactory to both owner and factory.
D. APPEARANCE AND FINISH
Color of like finishes must be color-fast, uniform, and compatible between pieces
manufactured in the same plant; between pieces made in various plants, and from one
production cut to another.
Each finishing material must be formulated and individually batch-checked to insure
compatibility with the batch and every other material used to produce a colorfast finishing
system.
Distressing, shading, highlighting and spatter, if used in an approved variation to the standard
specification, shall be consistent and uniform between pieces and plants and from one cut to
another.
Interior surfaces of compartments and drawers must be free of dirt, dust, shavings or any
foreign matter before finishing.
Finish must be rubbed to required smoothness and sheen and must be sufficiently dry to
prevent marring or printing on the surface when packed. Finishes rubbed through are not
acceptable.
Edges and backs of doors and drawers shall be finished to be compatible with exterior.
Excess pumice, oil, wax and rubbing compound must be wiped clean after rubbing.
Finishing:
Spray with stain and/or washcoat and/or toner.
Spray with filler as required to properly fill wood pores, remove all excess filler and
allow drying.
Spray with sealer of not less than 16% to 20% solid contents.
Sand sealer smooth, finishing with paper.
Shade with shading stain as required to obtain uniform color and effect.
Glaze when required for effect and wipe.
Spray two coats of moisture-resistant lacquer.
Rub with steel wool, wet or dry finishing paper, wax and wipe clean as desired for the
required sheen specified.
Clean laminate surfaces with cleaning agents and wipe dry to remove all laminate glue
residue.
E. PERFORMANCE
Drawers and doors must be fitted, properly aligned and must operate smoothly under various
atmospheric conditions.
All doors, drawers, leg mechanisms, trays and other operating parts must be well fitted,
properly aligned and smoothly operable without loose or sloppy action.
Doors must not rub, rattle or be warped. Hinges must operate smoothly and quietly with no
binding or other defect to affect performance.
All tops and structural members must be warp-free.
Hardware, both trim and functional, must be straight and firmly attached.
F. UHOLSTERED FURNITURE
Stretch-Out Sofa Critical Design Element:

L shaped sectional sofa-sleeper with armless return, attached tight back cushions and
reversible seat cushions. At King Studio Kitchen Suite guestroom units, one portion of
the Stretch-Out Sofa does not have a back and is an ottoman design.
At King Den Guestroom units only, there is no sofa sleeper portion and unit is a chaise
lounge design with an L shaped arm, back and partial back, armless returns and
attached tight back cushions and reversible seat cushions.
A left handed or right handed unit must be specified when ordering.
See the Interior Design Specification Sheets for more information.
Frame:
1 thick hardwood rails and 7/8 birch hardwood plywood.
Mortise and tenon joints; double-dowel joints, block screwed, glued, stapled to provide
maximum stability with no-sag construction.
Corner blocked, gusseted and screwed as necessary.
Seat Springs:
Sinuous (No-sag) construction
8 gauge spring wire
5" or less spacing on center
Noise abating coated spring clips
Lateral stabilizing with springs tied together with 9T wire and tied on sides
1 oz. bonded polyester deck insulator
Spring covering is FLW to ensure that no abrasion occurs against fabric
Back Springs:
Sinuous (No-sag) construction
11 gauge wire
Lateral stabilizing with springs tied together with 9T wire
Spring covering is FLW to ensure that no abrasion occurs against fabric
Body Padding:
Outside Back and Outside Arm: 0.065 cardboard covered with 24/12 polyester batting
Inside Back: 2-1/2 thick foam (1.1 density, 18lb) with 3/4 oz. polyester fiber
Inside Arms: 1 thick foam (1.5 density, 30 lb) with 3/4 oz. polyester fiber
Front Deck Rail: 3/4 oz. polyester fiber, 12 wide flap over sleeper mechanism
Cushions:
All foam meets CAL 117 flame resistance test.
5 border.
Sleep and Corner Return: 4 thick HR foam core (min. 1.8 density, 24 lb).
(2) 1 thick topper foam (1.5 density, 17 lb).
Fiber wrap, 1-1/4 oz top, front bottom.
Fiber/topper foam pinched and glued on sides.
Foam Firmness Rating - 24 (rating is critical to the guest experience).
Sofa Sleeper:
Sleeper Mattress:
5-1/2 thick
Size: Full (52 x 72)
Springs: 312 3-3/4 13-1/2 Gauge Bonnell unit, heat tempered for strength and
durability.
Coil Count: 299 (full)
Insulators: 1/75 oz. per square foot fiber pad is stapled to the top and bottom side of
the spring unit.
Insulator material is hypo-allergenic and mildew-resistant.
Pad is needle punched for uniformity and toughness.
Quilting: 3/8 polyurethane foam quilted 5/8 TB610FR90 cotton poly quilt and
border, used as a FR barrier.
Foam topper: 5/8 polyurethane topper for added comfort.
Fabric: 45% polyester, 55% polypropylene damask.
Bottom: FR laminated stitch bond filler panel.
Binding Tape: 1-1/4 polyester binding tape is sewn to top and bottom of mattress
Label: Sew on decorative label.
Packaging: Finished mattress is shipped in a sealed 2 mil plastic film bag to prevent
soiling.
Regulation: Meets the CFR 1633 flammability standard.
Sleep Mechanism: Leggett and Platt#3500, classic square, full
Bench:
Bench with Wood Legs:
King Studio Kitchen Suites only, refer to the Interior Design Specification Sheets
and prototypical drawings.
Vinyl upholstered seat.
Stitching: 10 stitches per inch, singe stitch edges; use matching color thread for
all sewing.
Foam should be 1.8 density contract quality polyurethane with an ILD of 24 lb
and a double layer of Dacron that is glued to the foam with patch to smooth
cushion edge.
Frame: Constructed of 7/8 hardwood plywood. Joints are tenoned and grooved,
glued and nailed. Leg posts to be corner blocked and screwed to provide
maximum stability with no-sag construction.
Seat springs: Sinuous (no sag) construction; 8 gauge spring wire; 5" or less
spacing on center; noise abating coated spring clips; lateral stabilizing with
springs tied together with 9T wire and tied on sides; 1 oz. bonded polyester
deck insulator; spring covering is FLW to ensure that no abrasion occurs against
fabric
All exposed wood to be select kiln dried hardwood.
Bench feet to have carpet glides.
Ergonomic Captains Chair:
Contoured chair with upholstered seat and mesh back with exposed metal at back and
foot ring.
All seams to be double security stitched.
Heavy duty black nylon casters shall be used.
3 hydraulic gas lift with 3-way adjustable tilt; tilt, tilt tension and seat height.
Desk chair to include black polypropylene arms.
Kitchen Island Stools:
Seat and back must be tightly upholstered over foam cushion per concept image.
Frame: Constructed of 1 1/2 wood frame to support seat cushion; mortise and tenon
joints.
Stool has four legs and metal stretchers on four sides.
All seams to be double security stitched.
Foam should be 1.8 density contract quality polyurethane with a firmness level of 24 lb
and a double layer of Dacron that is glued to the foam.
All exposed wood to be select kiln dried hardwoods.
Stool to have nylon glides for hard flooring.
Must have adequate bracing to reinforce against any movement.
General Specifications for all Upholstery Furniture:
For all upholstery, refer to upholstery shop drawings, Interior Design Specification
Sheets and prototypical drawings for sizes, guestroom unit locations and additional
information. Shop drawings must be submitted if not using a current Hyatt house vendor.
Adhesive reinforced seams as necessary
Lined flounces
Sleeper deck flap
Rust proof zippers
Rust proof carpet glides
Fire Retardant Requirements:
Components (fabric, decking material, filling/padding, welt cord, and barrier material, if
used) shall be tested in accordance with the "Standard Methods of Tests and
Classification System for Cigarette Ignition Resistance of Components of Upholstered
Furniture" NFPA 260-2003 Edition or most current edition. All components shall
conform to Class I criteria as described therein. Salt base flame retardant chemicals are
not to be used.
Upholstered goods, including construction of, must also meet all local, state and federal
standards which may require more stringent testing (such as Flammability Test 133 in
California and Illinois). These certification ratings are in addition to the NFPA 260,
Class 1 rating, ASTM E84 and UFAC Class A.
All flame-retardant certificates of compliance to be provided to the hotel.
G. UPHOLSTERY FABRIC
Width: 54" preferred

Dying process: Vat-dyed or fiber reactive colors only. Pigment colors not allowed.
Flame retardant: Upholstery fabric shall be tested in accordance with the "Standard Methods
of Tests and Classification System for Cigarette Ignition Resistance of Components of
Upholstered Furniture" NFPA 260-2003 Edition or most current Edition. All upholstery
fabric shall conform to Class I criteria as described therein.
Fabrics must pass or exceed all fire codes and regulations (i.e. BS7175, US NFPA 260, or US
UFAC Class A) and minimum. Salt base flame retardant chemicals are not to be used. All
flame retardant certificates of compliance to be provided to the hotel.
Flame Rating: Class I
Stain resistant finish
Backing: Acrylic or latex
Light fastness: 40 hours. Test method: A.A.T.C.C. (American Association of Textile
Chemists and Colorists)
Durability: 30,000 double rubs or greater. Test: Wyzenbeek - either the cotton duck or wire
mesh method acceptable.
Fabric Inspection: All fabric shall be inspected upon receipt. Any flaws, seams, shortages,
etc., that shall make the fabric partially or wholly unusable or will result in shortages must be
reported to the purchaser within seven days of receipt of fabric. Fabricator may be liable for
additional goods required as a result of unreported problems.
2.4 BEDDING SPECIFICATIONS
HYATT GRAND BED SYSTEM REQUIREMENT
Hyatt GRAND Bed - Sealy Posturepedic Hyatt Grand Bed with Plush Pillow Top
Mattress Unit:
Innerspring:
Coil Count and Type (Example - Queen Size): 736 PostureTech Unit to
provide full helical lacing coverage along entire perimeter of unit.
Wire Gauge: 14
Turns: Five
Innerspring Base: UniCased Base
Edge System:
Edge Support System: UniCased Edge Outer Perimeter
Border Wire: Eliminated No bent border wire. Replaced with outside support wall.
Deflexion Base, Sculpture foam.
Mattress Sizes:
King: 80L x 72W x 13.5 Drop Height
Queen: 80L x 60W x 13.5 Drop Height
Comfort Layers:
StayTrue Comfort Layers:
2 Pressure Relief Inlay with Memory Foam
Versare Innerpanel
2 SuperSoft SealyFoam
Motion Suppressing Insulator
Quilt:
StayTrue Comfort Layers:
Stay True Quilt Top Fiber
FlameGuard Fiber
2 Convoluted SealyFoam
Border: Multineedle Quilted
Fabric: Monitor - 266 Flax (Stain Resistant and Anti-Bacterial Nano Plus Tick Treated)
F/R Codes: Meets 16CFR-1632.6 & NFPA 701 FR Codes
Handles: Warranted cloth
Turn Labels: Not necessary - Maintenance free
Boxspring / Foundation:
Motion Stabilizzer
Boxspring Sizes:
King: 80L x 72W x 5.5 Drop Height
Queen: 80L x 60W x 5.5 Drop Height
Warranty:
10 /10 years Non Prorated
Bed Bases and Bed Frames:

Standard rooms receive all-steel closed bed bases with a minimum of 3 cross supports
and double leg center support.
ADA rooms receive open bed frame with glides and a minimum of 3 cross supports and
double leg center support. See specifications and ADA requirements for guidance.
2.5 ROLLER SHADE DESIGN CRITERIA
Window treatment in typical rooms must include sheer shade fabric and black-out fabric.
The clutches must be installed staggered.
The blackout shade should be installed closest to the window (behind the sheer shade and
higher than the sheer shade). The blackout shade must be installed inside the depth of the
window pocket to allow for installation with side channels.
The blackout shade must be installed to roll a standard roll (towards the window).
The sheer shade must be installed to roll a waterfall roll (towards the guestroom unit).
Side channels to be vertically located on sides, mounted to wall and match window frame
finish; this is to ensure there is no light leakage. Side channels to be installed as close as
possible to blackout clutch without compromising correct functionality.
End caps for side channels required when side channels have exposed ends and do not
terminate inside of the window pocket.
Operating system: manual operation by stainless steel ball chain, universal clutch for left or
right hand chain operation. Chains must be on same sides and be securely attached to
manufacturer provided white colored tension locking devices (i.e. tension device clip/chain
hold-down) for safe use.
Stop beads must be installed on the chain to allow for proper operation, which prevents the
over rotation of the roller shades.
Tensions locking devices shall be mounted offset from eachother on the wall. Sheer shade
tension device shall be mounted 4 higher than blackout shade tension locking device.
If required by ADA, motorized roller shades may be used upon request to Hyatt. Blackout
shades travel within side guides.
A furniture grade, 8 tall, full width surface mounted valance shall be installed at each
guestroom unit window. Finished face of valance protrudes from face of wall at window
pocket. Valance shall be painted to match wall. See the Interior Design Specification Sheets
and Prototype Drawings for details.
Field verify all locations prior to ordering.
2.6 ROLLER SHADE FABRICATION SPECIFICATIONS
A. GENERAL INSTRUCTIONS
Windowcovering subcontractor shall supply all labor, fittings, equipment, appliances and
service necessary to furnish completed draperies required on drawings and specification
sheet(s).
Windowcovering subcontractor must provide one locking device (i.e. tension device clip /
chain hold-down) per each chain if roller shade manufacturer does not supply this.
Windowcovering subcontractor shall provide proper storage for all fabrics, materials and
equipment being the property of the purchaser and shall maintain a current inventory of same
available to them upon request.
Windowcovering subcontractor shall be responsible for taking measurements at the job site
and informing in writing any variations as to the approximate sizes and styles specified
herein. Windowcovering subcontractor shall be responsible for inspection on site, approval
of mounting surfaces and installation conditions.
Windowcovering subcontractor shall also advise of any hardware replacement or part
requirements needed for a renovation project. No variations, additions, or deletions shall be
made by the subcontractor without a confirmed addendum to the contract issued by the
purchaser.
All roller shades shall be made with the required widths of fabric specified. Sheer materials
and black-out fabrics are wide goods and shall have no seams.
Fittings and supplies such as weights, thread and samples shall be submitted to the purchaser
if requested for approval before fabrication of said roller shades is started.
Windowcovering subcontractor shall provide supervision and labor to perform acceptable
fabrication and installation. Installation crew(s) shall be regular, full-time employees of
windowcovering subcontractor.
Windowcovering subcontractor shall make all necessary adjustments in the work as may be
required to render the work in proper condition suitable for final acceptance. Acceptance
will be given by a representative of the Hotel and/or Owner for completed rooms of
completed areas. Acceptance will be in writing.
Windowcovering subcontractor to demonstrate operation method and instruct owners
personnel in the proper operation and maintenance of the roller shades.
All roller shades shall be properly packaged for delivery to job for installation.
All fabric shall be shipped directly to the fabricator's workroom where same shall be
inspected for flaws and/or defects before being put into work. Blackout fabric is to be
inspected over a "light box" to ensure it is free of pinholes, cracking or other light leaks. The
purchaser is to be notified immediately of any flaws and/or defects. Significant flaws and/or
defects are those which may cause a loss in fabric and/or necessitate replacement of goods.
Final decision regarding fabric usage rests with the purchaser. Tags on all rolls listing
yardage are to be available for the purchaser's inspection. When the job is completed, the
purchaser is to be notified of any yardage left over. All remaining fabrics at the completion
of the job shall be shipped to the hotel in a timely manner.
Thread tension must be adjusted according to fabric. Loose stitching will not be accepted.
Single needle stitch length shall be 6 to 8 stitches per 1; adjusted to eliminate puckering.
Sheer and roller shade measurements shall be accurate to within +/- 1/8 or as recommended
in writing by manufacturer.
See specific specifications for variances in general fabrication instructions.
B. INSTALLATION OF FINISHED ROLLER SHADES
Installation shall comply with manufacturers specifications, standards and procedures as

detailed in the prototype drawings and Interior Design Specification Sheets.
Adequate clearance shall be provided to permit unemcumbered operation of shade and

hardware.

All roller shades, hardware and installation shall be provided in accordance with the enclosed
specifications and shall not have deviations other than orders written and issued by the
purchaser.
Clean finish installation of dirt and finger marks. Leave work area clean and free of debris.
C. BLACK-OUT FABRIC
Transparency: Black-out
Composition: 100% Polyester or Polyester blend with PVC free acrylic backing
Width: 1 inch wider to each side of width of window, VIF
Max. Width: 72
Lightfastness ISO 105 B02: 5-6
UV-Protection Factor AS/NZS 4399: >80
Anti-static
Suitable for humid environments
Fabric to meet or exceed all fire code regulations (i.e. NFPA 701, Cal US Title 19).
Black-out fabric to be custom-tabled for exact size. All salvages to be removed.
Seams: No seams allowed.
Bottom Hems: Sealed Pocket Hem Bar with extruded aluminum weight and sewn closures at
overlaps and returns. Raw edges to be even with hem.
Thread: All sewing to be with 25# monofilament high heat thread or cotton mercerized
fabric. Needle holes will not be acceptable.
D. SHEER FABRIC
Transparency: 5%
Composition: 100% Polyester
Weave: Basketweave
Width: 1 inch wider to each side of width of window,
Max. Width: 108
Colorfastness: 7/8-white excluded
Anti-static
Suitable for humid environments.
Fabric to meet or exceed all fire code regulations (i.e. NFPA 701, Cal US Title 19).
Sheer fabric to be custom-tabled for exact size. All salvages to be removed.
Seams: No seams allowed.
Bottom Hems: Sealed Pocket Hem Bar with extruded aluminum weight and sewn closures at
overlaps and returns. Raw edges to be even with hem.
Thread: All sewing to be with 25# monofilament high heat thread or cotton mercerized
fabric. Needle holes will not be acceptable.
E. HARDWARE
All hardware must be affixed by drill and plug method. "Shot" installation will not be
acceptable.
Hardware to be used is listed below. Where a specific manufacturer is referenced, equivalent
items may be approved in writing by Hyatt house.
The following components refer to a manual roller shade system:
Control System: Adjustment-free continuous qualified stainless steel ball chain (90 lb.
test) and pulley clutch operating system allows precise control and ensures a uniform
look. Clutch will develop no more than pound drag for ease of lifting. Glass
reinforced polyester thermopolymer (PBT) plastic components conform to military
specification MIL M-24519 and designed for smooth trouble-free operation.
Roller: Circular-shaped painted extruded aluminum tubes with thicker wall and ribs
provide additional strength while locking into place the clutch and spring loaded end
plug. The diameter of the tube depends on the dimensions of the blind and the weight of
the fabric.
End Plug: End plug shall be spring-loaded. Heat stabilized fiber reinforced plastic
outside sleeve and center shaft provide bearing surfaces on which the roller rides
ensuring smooth, wear resistant operation.
Bottom Rod: Extruded aluminum weight covered with natural anodized aluminum
extrusion hem bar cover for tracking adjustments and provides uniform look.
Mounting Hardware: Manufacturers standard zinc plated or powder coated steel
brackets; sizes 1.5, 1.8, 2.2, including spring loaded end plug.
Tension locking device: White
Bracket / Covers: Plastic; light gray finish
In areas or other high humidity environments where rusting of existing hardware is
evident or could occur, modify all hardware to be appropriate products to prevent rusting.
Roller shades to include U-Channels to prevent light seepage.
2.7 FABRIC SPECIFICATIONS FOR BEDDING
A. TOP SHEETS, CUMMERBUND AND BOXSPRING/FOUNDATION COVER
Width: See Hyatt house Interior Design Specification Sheets for specific sizes. All fabric to
be wide goods to eliminate seams.
Content: All polyester fabric to be of a low pill continuous filament fiber.
Cummerbund width: 110" wide goods
Cummerbund fabric content: 100% Polyester
Boxspring Cover: 54" wide goods.
Boxspring Cover fabric content: 100% Polyester.
Top Sheet width: 110 wide goods
Top Sheet content: 55% Cotton, 45% Polyester
Maximum shrinkage: Allowed 2-3%.
2.8 FABRICATION OF TOP SHEET AND BOXSPRING/FOUNDATION COVERS
A. STANDARD TOP SHEETS, CUMMERBUNDS AND BOXSPRING/FOUNDATION

COVERS SPECIFICATIONS
Top sheets, cummerbunds and boxspring/foundation covers are required for all guestroom
units.
Fabric must pass or exceed all local fire codes and regulations (i.e. BS 7175, US NFPA 260,
or US UFAC Class A) at minimum. Salt base flame retardant chemicals are not to be used.
All flame retardant certificates of compliance to be provided to the hotel.
Flame Rating: Treated to pass NFPA 260.
Fabric Inspection: All fabric shall be inspected upon receipt.
Fabrics shall be washable.
Cummerbund Style: Reversible, single layer, finished on both sides with .5 mitered corners
and double turned edge.
Cummerbund shall hang 1.5 below the top of the box spring on each side.
Top Sheet Style: Reversible, single layer, finished on both sides with .39 (1cm) side hems.
2 top hem, 2 bottom hem.
Hems: Clean finish hems. Edges are to be overlocked.
Thread: Poly/cotton is allowed. Ungassed cotton or monofilament synthetics are not
acceptable. All thread shall match background color of the fabric.
Seams: No inserts or seams for the bed covers are allowed. Safety overlock stitching at all
seams.
Corners: May be overlapped or mitered.
Stitching: All tension must be properly adjusted. Stitching must be minimum of 10 stitches
per 1. Safety overlock stitching at all seams and hems.
Matching: Matching is not acceptable unless otherwise specified. Fabrics must be wide
goods so there are no seams unless otherwise specified in the Interior Design Specification
Sheets.
All final strike-offs of fabric shall be approved by HHF.
Final Inspection: All completed top sheets, cummerbunds must be inspected to assure that
hems are straight and uniform along with dimensions that are correct. Any broken or loose
threads are to be repaired by hand. Law labels must be affixed - size must be indelibly
marked on each tag.
Cleaning instructions to be included on tag on each bedcover.
B. BED BOXSPRING/FOUNDATION COVERS - MINIMUM SPECIFICATIONS
Style: Fitted Bonnet style design with 1 elastic bottom.

Decking: 56 x 44 (thread count) cotton/poly deck as specified above. Minimum 4" deck
bands are required.
Hems: Fitted on bottom and all 4 sides.
Size: Fitted to box spring Fit must be verified to insure proper fit.
Size based on boxspring. Ensure coordination at time of orders.
All other specifications such as flame stitching, inspection, and packing are covered above.
2.9 WALL FINISH SPECIFICATIONS
A. GUESTROOM UNITS
Vinyl Wallcovering Specifications (non-prototypical)

Vinyl fabric-backed wallcoverings (woven and unwoven woven preferred) shall
conform to Federal Specification CCC-W-408C for TYPE I.
Total weight to be between 15 oz. per lineal yard for all renovation work and new
construction. Weight to be based on 54 goods.
Width of goods to be between 48-54, with a 54 width typically specified. 27 goods
are not to be used.
Material shall meet NFPA-255 or ASTM E84 (Tunnel Test) specification, most current
version, as tested by an independent laboratory acceptable to HHF with a Class A
maximum fire hazard classification as follows:
Flame Spread 0-25
Painted Wall Specifications
Painted smooth wall is the standard for the guestroom units. No knockdown type finishes
will be accepted.
Finish per the Hyatt house Interior Design Specification Sheets for finish and color.
All walls must be taped, sized and sealed before application. A prime coat plus two
separately applied latex eggshell finish coats are required. Refer to prototype drawings
and Interior Design Specification Sheets for specific product information.
An acrylic semi-gloss enamel is to be used for doors, jambs and moldings where
indicated on the guestroom unit layouts and elevations. Brush strokes cannot be visible.
Additional guidelines and specifications available from HHF based upon the scope of
work being addressed.
Other Wall Finishes
Other wall finishes are not recommended, but will be considered in specific climates or
project conditions. These other wall finishes must receive written approval from HHF
before procurement and installation.
Bases
Carpet base to be 3 and bound with a color match material. The use of vinyl, rubber or
plastic for base material will not be considered.
There are two (2) adhesive options for the carpet base. Option #1 (manufacturer
supplied): double sided, polycyclic tap with gridded tulle as carrier. Height: 30mm
(1.18) strip min; color: transparent; Thickness: .230mm thick (.009); two strips with
silicon paper separating materials; Staples to be placed every 304.80mm (12). Option
#2 (contractor supplied): glue approved by the manufacturer and staples to be placed
every 304.80mm (12).
4 high painted wood base to be used in kitchen only. Painted semigloss to match wall.
Corner Guards
Refer to prototypical drawings and specifications for specific locations at guestroom unit.
The following to apply: Extend from floor or top of base to the ceiling or millwork cap.
Half height corner guards are not permitted.
Have a matte or dull finish.
Refer to the Interior Design Specification Sheets for specific color and finish
(i.e. no clear)
Self adhesive sides.
Clear plastic guards are not permitted.
Exposed screws are not permitted.
B. GUESTROOM UNIT CORRIDORS AND ELEVATOR LOBBIES
Vinyl Wallcovering Specifications

Vinyl fabric-backed wallcoverings (woven and unwoven woven preferred) shall
conform to Federal Specification CCC-W-408C for Type II.
Total weight to be between 19-22 oz. per lineal yard. Weight is based on 54 goods.
Width to be between 48-54 with a 54 width typically specified. 27 goods are not to be
used.
Material shall meet NFPA-255 or ASTM E84 (Tunnel Test) specification, most current
version, as tested by an independent laboratory acceptable to Hyatt house with a Class A
maximum fire hazard classification as follows:
Flame Spread 0-25
Other Wall Finishes
Other wall finishes are not recommended, but will be considered in special climatic or
project conditions. These other wall finishes must receive prior written approval from Hyatt
house before installation.
Bases
Bound 4 carpet base is required at the guestroom unit corridors and elevator lobbies.
The use of vinyl, rubber or plastic for base material is not permitted.
There are two (2) adhesive options for the carpet base. Option #1 (manufacturer
supplied): double sided, polycyclic tap with gridded tulle as carrier. Height: 30mm
(1.18) strip min; color: transparent; Thickness: .230mm thick (.009); two strips with
silicon paper separating materials; Staples to be placed every 304.80mm (12). Option
#2 (contractor supplied): glue approved by the manufacturer and staples to be placed
every 304.80mm (12).
Corner Guards
Corner guards shall be the same opaque color as the adjacent vinyl wallcovering and shall
extend from top of base to the ceiling.
If recessed guestroom unit entry door drops are present the use of corner guards which
meet the guestroom unit corner guard specifications will be considered for approval by
Hyatt house. The following to apply:
Half height corner guards are not permitted.
Have a matte or dull finish.
Colored opaque to match wallcovering material or finish (i.e. no clear).
Self adhesive sides
Clear plastic guards are not permitted.
Exposed screws are not permitted.
C. GUEST BATHROOM AREA SPECIFICATIONS
Bathroom Walls
Painted smooth wall is the standard for the guestroom unit bathrooms. No knockdown
type finishes will be accepted.
All walls must be taped, sized and sealed before application. A prime coat plus two
separately applied latex eggshell finish coats are required. Refer to prototype drawings
and Interior Design Specification Sheets for specific product information.
An acrylic semi-gloss enamel is to be used for doors, jambs and moldings where
indicated on the guestroom unit layouts and elevations. Brush strokes cannot be visible.
Additional guidelines and specifications available from Hyatt house based upon the scope
of work being addressed.
Finishes per the Hyatt house standards for finish and color.
Shower and tub enclosures shall be porcelain tile. Samples must be approved by HHF before
purchase and installation. Fiberglass inserts or panels will not be considered.
Wall tile shall be specified with a full selection of coordinated trim pieces including bull
nose and all other trim shapes necessary to achieve a fully integrated design. Buildings
of wood frame construction must make special provisions to ensure cracking of the tile
and grout does not occur.
Wall tile shall coordinate with floor tile. See section 2.14.Guestroom Unit Bathrooms
and Closets for more floor tile information.
Recommended grout shall be non-shrink type epoxy to minimize color loss. Alternate
grout options shall be presented to HHF for review.
Grout lines should be as narrow as possible and have a maximum grout line width of
1/8".
Materials and workmanship shall conform to the Tile Council of American Specifications
and Handbook for Ceramic Tile Installation.
Bath walls in the shower and tub surround area shall be water resistant gypsum board,
Durock or Wonderboard.
2.10 FLOOR COVERING SPECIFICATIONS
A. GUESTROOM UNIT CARPET SPECIFICATIONS
Broadloom
Type: Tip Sheared Loop Pattern
Gauge: 1/12
Stitches per Inch: 10.25
Pile Height (approx.): .187 low/.250 high
Face Yarn: 100% Solution Dyed Nylon
Finished Face Weight: 32 oz. (32-34 oz. recommended)
Electrostatic Propensity: <3.5 k.v. Step
Width: 13 ft to 15 ft (recommend width be 6" more than width of room)
Flammability test must meet Federal Standard Class 1 ASTM E-648 and DOC FF1-70.
Smoke density test must meet ASTM E-662. Additional testing may be required by local
jurisdictions.
Soil resistance: Commercial Anti-Soil Protection
See 2.9 Wall Finish Specifications for base treatment specifications.
2.11 CARPET CUSHION SPECIFICATIONS
A. GUESTROOM UNITS (Tack and Stretch Installation)
Composition
Produced from 100% synthetic fibers or high density sponge rubber. Urethane or rebond
(foam) products are NOT allowed. Flammability test must meet federal standard DOC FF
I-70 as well as any state or local codes.
For double sided glue down installation, carpet pad Tred-Mor 2500 should be used.
Weight
Fiber 40 oz.,
Traffic class: Extra Heavy commercial quality/grade
Thickness: 7/16
Breaking Strength: 75lbs
Thermal Conduct: 2.17
Density: 8.2 cu ft
Urethane, rebond (foam): Not allowed
2.12 CEILING FINISHES
A. GUESTROOM UNITS AND RELATED AREAS
Baths, bedrooms, living room areas:

New construction
The standard for all guestroom units, bathrooms and related area ceilings is a smooth
finish, as designated in the prototype drawings, and is applied to the underside of the
structural slab. Joints and seams must be concealed from guest view with a combination
of gypsum wallboard filler and double drywall tape.
Guestroom unit ceilings: Painted smooth ceiling is the standard for guestroom units.
No knockdown type finishes will be accepted.
A prime coat plus two separately applied latex flat finish coats are required.
Refer to prototype drawings and Interior Design Specification Sheets for specific
product information.
Guestroom unit bathroom ceilings shall have a smooth, easily cleanable, latex satin
enamel painted finish.
A prime coat plus two separately applied latex satin finish coats are required.
Refer to prototype drawings and Interior Design Specification Sheets for specific
product information.
In cases where a suspended drywall ceiling is required to conceal plumbing or other
mechanical equipment in baths, closets, corridors, or foyers, the ceiling shall be
constructed of gypsum wallboard (water resistant gypsum board in the bathrooms) and
shall be finished as follows:
Wet areas shall have a smooth, easily cleanable, latex semi-gloss enamel painted
finish.
Closets, foyers or corridors shall be finished to match adjacent areas.
Concealed spline or lay-in acoustical tile ceilings (ACT) will not be permitted in any
portion of the guestroom unit and related areas. Alternative ceiling systems may be
considered in the bathroom in a very limited use but must to be submitted to Hyatt house
for consideration and written approval.
Refer to the Interior Design Specification Sheets and prototypical drawings for specific
finish information.
2.13 LAMPS AND LIGHTING
A. PORTABLE LAMPS
General Conditions
All portable lamps must be U.L. approved.
Unless otherwise noted in the Interior Design Specification Sheets, all portable lamps
must accommodate a minimum of a 100 watt bulb or an equivalent PL or CFL
fluorescent in the corresponding wattage (100 watts), lumen output (1700-1800), color,
Kelvin temperature (2900K) and all lamps must have the same Kelvin temperature for
consistency of color. All lamps must have electronic ballast with electronic self-ballasted
bulb. Appropriate guidelines and specifications available from Hyatt house.
Use of LED bulbs at guestroom unit desk/task lamp is acceptable.
One switch per lamp unless otherwise noted on Interior Specification Sheets.
On-off rocker base switches are required on all table lamps. Push-type base switches and
line switches are not acceptable unless specified in the Interior Design Specification
Sheets. Turn type locking base switches, if approved, must turn in either direction
without loosening either the switch or the knob. Euro plug switches acceptable for floor
lamps.
Sockets are to be firmly affixed so that they do not become loose during re-lamping or
general use.
All sockets shall be keyless unless otherwise noted in the Interior Design Specification
Sheets and prototypical drawings.
Wire shall be minimum SPT 105 degrees rated.
All exposed metal pipe or fittings through which electrical power cord passes must be
deburred and equipped with protective bushings.
Lamps must have strain relief knots and/or clamps.
All cords must be clear with molded plugs unless otherwise noted in the Interior Design
Specification Sheets. Convenience plugs are not allowed.
Verify cord lengths (from exit point of lamp to plug) with Interior Design Specification
Sheets and prototypical drawings.
All desk, table and floor lamps must be adequately weighted so as to be stable enough to
pass an 8 degree tilt test as specified by UL.
All floor lamp metal bases shall have acrylic feet securely attached to underside of base
to prevent carpet damage.
At all desk and table lamps, provide adequate protective padding secured at underside of
base so as not to damage top of surface.
Vendor shall, during the first year of use of the lamps supplied by the vendor, promptly
repair or replace (without material or labor charge) any defects in material and/or
workmanship of the lamps.
All lamps shall be securely packed. When multiple shades are packed in one box, they
shall be nested on a pole with spacers between them. Harps, finials and other small
pieces shall be securely taped to the inside of the carton that contains the lamp.
Shades
Shades must give a clean and neat appearance. Top and bottom must be parallel.
Rings are to be secured with solvent tape. Masking tape is not allowed.
Hand-tuck shades are acceptable with self-fold trim. Self-fold trim is to be applied with
glue in a straight, clean and neat manner.
Top and bottom rings are to be electro-statically painted (powder coat) white color prior
to assembly.
Minimum 11 gauge wire is required for rings and spiders. 10 gauge is preferable.
Seams on flat shades shall be overlapped a minimum 3/8" and sealed with suitable white
glue set under heat and pressure.
For seams on pleated shades, the vinyl or styrene interior body must be sealed with
solvent-activated solution which is set under pressure.
Shades shall be of sufficient size so that discoloration does not occur when a 100 watt
incandescent bulb (or equivalent PL or CFL fluorescent bulb) is used.
If incandescent bulbs are used, shade must have the appropriate shade spacing per
wattage of bulb (i.e. 100W = 3 radius, 150W = 4.75 radius). Measurement must be
taken from closest interior shade to determine radius.
A white acrylic diffuser is to be provided for the top and bottom of shade unless
otherwise noted in the Interior Design Specification Sheets.
White, natural and off white shades are a minimum requirement. Refer to the Interior
Design Specification Sheets for specific shade color.
All lamps shall be securely packed. When multiple shades are packed in one box, they
shall be nested on a pole with spacers between them. Harps, finials and other small
pieces shall be securely taped to the inside of the carton that contains the lamp
UL Code
If there is any conflict between the above specifications and Underwriters Laboratory
Standard #153 for portable lamps, the U.L. Standard #153 Code is to be used for lamps
manufactured for international use. All lamps to be used internationally must be U.L.
approved; a U.L. label must be affixed to each lamp. All lamps must meet ADA
regulations (i.e.: operable with closed fist).
B. GUESTROOM UNIT BATHROOM LIGHTING
Lighting shall be can lights equally spaced at vanity/water closet area. Light fixture and lamp
specifications and locations are per the Interior Design Specification Sheets and prototypical
drawings.
Lighting shall be incorporated into backlit mirror above vanity and controlled by a light
switch. Lamp shall be fluorescent T5 with Kelvin color temperature of 2900K with electronic
ballast.
Bathroom ceiling light shall be per the Interior Design Specification Sheets and prototype
drawings.
All hardwired light fixtures shall comply with the Title 24 California regulation to conserve
energy or country, province / state and/or local energy savings regulations.
Refer to section 2.1 Guestroom Unit Casegoods for more information on backlit mirrors.
Refer to section 2.13 Lamps and Lighting for more information on UL code.
All hardwired light fixtures shall comply with the Title 24 California regulation to conserve
energy or local energy savings regulations.
D. ILLUMINATION LEVELS
Lighting shall conform to the following recommended ranges of illumination (in foot candles):
Guestroom units 30-50 fc
Guest baths
Lavatory/Vanity 50-70 fc
Shower/Tub 30-40 fc
2.14 GUESTROOM UNIT BATHROOMS AND CLOSETS
A. BATHROOMS
Vanities
Refer to prototypical drawings for basic layout and sizes of vanities. Vanities shall have
solid quartz surface including back splash. Banjo style vanities are not permitted.
Countertop materials required shall be solid quartz surface with eased edges.
Under-counter mount white vitreous china sinks with overflow are required. Countertop-
mount and integral sinks are not acceptable.
Refer to section 2.1 Guestroom Unit Casegoods for more information on vanities.
Flooring
Porcelain tile is the only acceptable product. Base shall be the same product as the
flooring. Sheet vinyl, VCT, or terrazzo are not acceptable bathroom floor finishes.
Bathroom Floor tile shall have a non-slip coefficient of friction (COF) rating of >0.60
Wet; >0.70 Dry. Floor tile shall be specified with a full selection of coordinated trim
pieces including coves, 3 bullnose base and all other trim shapes necessary to achieve a
fully integrated design. Buildings of wood frame construction must make special
provisions to ensure cracking of the tile and grout does not occur.
Shower Floor tile shall have a non-slip coefficient of friction (COF) rating of >0.60 Wet;
>0.80 Dry.
Recommended grout shall be non-shrink type epoxy to minimize color loss. Alternate
grout options shall be presented to HHF for review.
Grout lines should be as narrow as possible and have a maximum grout line width of
1/8".
Materials and workmanship shall conform to the Tile Council of North America
Specifications and Handbook for Ceramic Tile Installation.
Wall Treatment - See item 2.9Wall Finish Specifications for more information.
Plumbing Fixtures and Accessories (Reference Current Plumbing, Accessories & Suppliers
List for more comprehensive information on Brand specific products and suppliers). See
D.1.3 Plumbing for additional plumbing fixture and accessory information.
All accessories should have a polished chrome finish and shall be chrome plated (unless
otherwise noted in Plumbing and Accessories List). Accessories in damp or wet areas
must be resistant to rust.
Alternative accessory finishes may be considered but must be approved in writing by
HHF.
18 towel shelf/bar unit with full height wall support brackets installed in the tub
surround opposite from the wet wall and mounted at 72 AFF to top.
Internal blocking (FR if required) secured to studs for towel shelf/bars units.
Each shower enclosure to have one (1) independent grab bar anchored to wall blocking
and mounted diagonally. Each tub enclosure to have one (1) independent grab bar
anchored to wall blocking and mounted vertically. All designated ADA guestroom units
will require appropriate plumbing fixtures, grab bar hardware, folding shower seat with
swing down leg or bathtub seat to meet ADA requirements. Refer to prototypical
drawings and Plumbing and Accessories List for more information.
One (1) single toilet paper holder in plated chrome per bathroom. Refer to the Interior
Design Specification Sheets and prototypical drawings.
Dual voltage duplex wall outlet (with GFCI) located at the vanity.
Recessed facial tissue dispensers shall not be permitted. A cube box with decorative
cover placed on the vanity shall be standard.
Robe hook locations vary per room type. Refer to prototypical drawings for exact
location and number of robe hooks per bathroom.
Curved shower rod for bathtubs and ADA roll-in showers to have straight shower rod per
Hyatt house brand standards and Plumbing and Accessories List.
Handshower on slide bar for ADA guestroom units per Hyatt house brand standards and
Plumbing and Accessories List.
B. CLOSETS
Closets shall have a swinging painted wood door(s). Interior closet walls should be a smooth
or non-picking painted finish when the textured finish is used in the guestroom unit.
Alternate treatments may be considered only after being presented and approved in writing
by HHF.
Closet systems shall consist of specified pre-fabricated closet rod unit (s) per the Interior
Design Specification Sheets and 11 open-hook (5 mens and 5 womens and 1 for laundry
list/bag of the non-theft proof type) hangers. Provide blocking as required.
2.15 ARTWORK
All guestroom units, with the exception of King Den Guestroom unit, must have a minimum
of three (3) pieces of artwork. King Den Guestroom units must have a minimum of two (2)
pieces of art. Each piece must match the Hyatt house Interior Design established program
and Interior Design Specification Sheets.
Refer to the Interior Design Specification Sheets and prototypical drawings for exact location
of artwork.
The design, location, and actual works are an integral part of the established Hyatt house.
Any deviations must be presented to Hyatt for review and approval prior to installation.
Local and regional artwork will be considered but must be reviewed and approved by Hyatt.
All artwork is to be installed with theft proof wall mounts.
All artwork must be matted and mounted professionally per the Interior Design Specification
Sheets.
Clear corner bumpers (behind each corner) must be used for air circulation in high humidity
areas
SECTION 3 SWIMMING POOLS AND
OUTDOOR COMMONS
3.1 FURNISHINGS
A. SEATING, TABLES AND UMBRELLAS
Indoor / Outdoor Pool seating and tables:

Seating is a powder coated aluminum frame with mesh slings. Arm chair and
chaise lounges do not stack.
Tables and bases are powder coated aluminum with center hole for umbrella.
Dimension for table tops 45 square.
Occasional tables are aluminum with an acrylic top.
All seating, tables and umbrella to match or coordinate in color. All finishes are
per Interior Design Specification Sheets.
Mesh sling fabric must be suitable for continuous outdoor use.
High-wind area options are available.
In locations where temperatures reach high degrees, lighter finishes will be
allowed (and must be submitted to HHF for review and approval) as lighter
finishes absorb less heat and will be more comfortable for the guest.
Outdoor Commons seating and tables:
Seating will incorporate a variety of seating pieces. Dining chairs and bar stools
are is powder coated aluminum frame with mesh slings.
Sectional seating and chaise lounges are woven frame with seat and back
cushions.
Tables and bases are cast aluminum with center hole for umbrella.
Dimension for table tops are 48 diameter.
Occasional tables are fiberglass with UV resistant coating.
All seating, tables and umbrella to match or coordinate in color. All finishes are
per Interior Design Specification Sheets.
Upholstery and mesh sling fabric must be suitable for continuous outdoor use.
In locations where temperatures reach high degrees, lighter finishes will be
allowed (and must be submitted to HHF for review and approval) as lighter
finishes absorb less heat and will be more comfortable for the guest.
Umbrellas:
Umbrella for table tops are crank operated opening and closing (manual lift and
pulley operation), rust and corrosion resistant spring steel, powder coated color
pole, lower end of pole has open end for ground anchor shell (umbrella stand).
Dimension for umbrella is 90 in Diameter and 80 H with 8 ribs.
Fabric to be solution dyed material suitable for outdoor use.
Umbrella Base is cement filled aluminum or aluminum plastic or aluminum,
terrace style, color is per Interior Design Specification Sheets.
Dimension is 20 in Diameter and weight of 55 pounds.
3.2 ACCESSORIES
A. OUTDOOR LIGHTING, FIRE PITS, TRASH RECEPTACLES, PLANTS AND

MISCELLANEOUS
Indoor / Outdoor Pool:

See current Brand Standards for all pool accessory items.
Trash Receptacles: 2 units around pool, exposed aggregate blend of neutral
colored stones. Top to have push door top, 30 gallon capacity with a weight of
280 pounds.
Dimension is 19W x 19D x 42H.
Indoor artificial green plants in decorative containers of various heights, textures
and plant species.
Indoor artificial floral plants in decorative containers to be mixed with green
plants for color accents.
Etagere (shelving system) for clean towels.
Hamper with plastic liner for soiled towels.
Cigarette Urns: None. All interior spaces and the outdoor pool area are
designated as non-smoking.
Outdoor Commons:
See Prototype Drawings and Interior Design Specification Sheets for additional
information.
See 2.13 Lamps and Lighting for additional information on lighting.
Outdoor lighting at Outdoor Commons areas shall be floor lamps or surface/post
mount lighting.
Floor lamp shall be switched at wall, shall have CFL lamping and must be
UL listed for wet areas.
Floor lamp shall be molded polyethylene.
Floor lamp must have anchor plate and be permanently mounted to
concrete floor.
Post mount lighting at low height perimeter wall shall have photocell and
timer switching, CFL lamping and must be UL listed for wet areas.
Post mount lighting shall be architectural bronze on cast aluminum.
Post mount lighting shall be permanently mounted to surface.
Fire pits at Outdoor commons are per the Interior Design Specification Sheets.
Fire pits must be suitable for natural gas and must be CSA certified.
Fire pits are constructed of galvanized steel, welded frame with a tk.
Hardiboard outer shell.
Fire pits must be suitable for outdoor use.
See current Brand Standard for all additional Outdoor Commons accessory items
such as trash receptacles, barbeque grills, etc.
Cigarette Urns: None. All interior spaces and the Outdoor Commons are
designated as non-smoking.
3.3 LIFE SAFETY / EMERGENCY ITEMS
A. EMERGENCY ITEMS-Refer to Hyatt house Systems Standards for additional information
Phone
Life ring buoy with rope, Shepherd hook, etc.
Signage
All other items as required by local, state and federal codes.
SECTION 4 INSTALLATION METHODS
4.1 WALLCOVERING MATERIAL
A. PREPARATION AND INSTALLATION
Preparation
Remove materials from package and allow to acclimate to the area of installation 24
hours before application
Clean substrates in accordance with the wallcovering manufacturers recommendations.
Seal all graffiti and markings to prevent transfer through the wallcovering.
Remove all particles from the wall surfaces or skim out to conceal items that would
telescope thru the vinyl wallcovering.
Caulk around all door and window frames. Caulk shall match wallcovering material.
Vinyl Wallcovering Installation
VWC to be installed in accordance with manufacturers recommendations.
Remove existing wallcovering and wash wall to remove all old adhesive (if renovating).
The walls should be misted with an anti-bacterial spray such as a chlorine compound i.e.,
a 50/50 mixture of Clorox bleach and water, and allowed to dry.
Walls should be checked with a moisture meter and should have a meter reading of five
or less.
A shellac based sealer or an anti-mildew sealer should be applied to the thoroughly dried
walls and allowed to dry. Sizing and primer coat must be applied.
Place wall panels consecutively in the order they are cut from the rolls, including the
filling of the spaces above or below the openings as required. Hang by reversing the
alternate strips except on match patterns (based upon product requirements).
Wall vinyl should be applied with a strippable adhesive that contains anti-mildew
chemicals.
Install seams vertically and plumb, and at least six (6) inches away from any corner.
Place wallcovering continuously over the internal and external corners. Overlap seams
and double-cut to assure tight closure. Roll, brush or use a broad knife to remove air
bubbles, wrinkles, blister, and other defects. Trim selvages as required to assure color
uniformity and pattern match at seams.
Adhesives for hanging vinyl shall be fungi resistant and waterproof.
Installation shall be strippable to permit future changes in vinyl.
4.2 CARPET INSTALLATION
A. PREPARATION AND INSTALLATION
Commercial grade 2 tackless strips should be used at all door openings (unless carpet to
carpet) and perimeter walls except in double glue down installations.
Installation must meet all local, state, and safety codes, i.e. contrasting colors for steps.
All carpeting must be installed over padding.
Public space and corridor carpet can be glued down as high traffic and equipment may
adversely affect normal wear. The following requirements must be met in this instance:
A double glue down policy must be followed. The pad is to be glued to the floor using
pressure sensitive adhesive and the carpet glued to the pad using permanent adhesive.
Installation to be according to manufacturers instruction.
Use of the double-stick carpet installation system with factory approved adhesive on a
sponge cushion rubber pad (23-26# density) is the preferred method. Urethane and/or
rebond pad specifically engineered for double-stick installation will also be considered by
Hyatt house.
A synthetic fiber or urethane pad which is specially treated for this type of installation
will also be considered.
The use of certain pre-attached padding systems may be utilized but must be reviewed
and approved prior to being ordered.
If seaming is necessary, carpet should be installed utilizing heat melt tape. Guestroom unit to
corridor carpet to be seamed utilizing heat melt tape.
Carpeting is not to be glued down directly to the floor surface under any circumstances
unless a pre-attached pad system has been approved for use by Hyatt house.
Additional guidelines and specifications available from Hyatt house.
Design & Construction Criteria
Running List of Changes
9/10/2012
Volume 1.0 Issue 1.2
Clarifications
Revision Date Page Number Section

9/10/2012 32 1.7 Glazing
9/10/2012 51 2.17 Workout Room
9/10/2012 55 & 56 3.1 General Guestroom Unit
Requirements
9/10/2012 88 & 89 1.1 Wood Specifications
Furniture/Casegoods, A.
Exposed and Interior Solids
9/10/2012 103 2.1 Guestroom Unit
Casegoods, D.
Freestanding Dresser Unit
9/10/2012 121 2.5 Roller Shade Design
Criteria
9/10/2012 123 2.6 Roller Shade Fabrication
Specifications, C. Black-Out
Fabric
9/10/2012 123 2.6 Roller Shade Fabrication
Specifications, D. Sheer
Fabric
9/10/2012 128 2.10 Floorcovering
Specifications, A.
Guestroom Unit Carpet
Specifications
Indicates a New Change for the Current Posting Date

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Design & Construction Criteria

Version: NORTH AMERICA

*Indicates a New Change for the Current Posting Date

Hyatt house Confidential and Proprietary Information

B. Site Design Criteria

D. Building Support Systems

Hyatt House Franchising, L.L.C. Page 3 of 139 Confidential Date: 9.10.2012

F. Interior Design Criteria

Section 2 Guestrooms Units and Bathrooms

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Section 3 Swimming Pools and Outdoor Commons

Section 4 Installation Methods

Running List of Changes

Hyatt house Confidential and Proprietary Information

Hyatt House Franchising, L.L.C. Page 5 of 139 Confidential Date: 9.10.2012

2. MANUALS AND DOCUMENTS PAGE 9

3. THE DESIGN PROCESS PAGE 10

4. THE SUBMITTAL PROCESS PAGE 12

5. PRE-OPENING AND GENERAL PAGE 17

Hyatt house Confidential and Proprietary Information

Hyatt House Franchising, L.L.C. Page 6 of 139 Confidential Date: 9.10.2012

1. INTRODUCTION Design and Construction Criteria

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1. Signature porte cochere

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1. Budgetary Cost Estimator

Hyatt House Franchising, L.L.C. Page 9 of 139 Confidential Date: 9.10.2012

3.2 ROOM MATRIX AND AREA SUMMARY

-Guestroom units: 127 -Accessible Room Total: 7

Type Level Total

Type KS - King Studio Kitchen Suite 8 17 17 17 59

Building Area Per Key

Hyatt House Franchising, L.L.C. Page 10 of 139 Confidential Date: 9.10.2012

PROGRAM SUMMARY (PER LEVEL):

LEVEL 1 LEVEL 1 Guestroom unit Area

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3.5 INTERIOR DESIGN

4. THE SUBMITTAL PROCESS

4.2 PRE-APPLICATION SUBMITTALS

Prior to the retention of your Architect, General Contractor or Construction Management

Hyatt House Franchising, L.L.C. Page 12 of 139 Confidential Date: 9.10.2012

Hyatt House Franchising, L.L.C. Page 13 of 139 Confidential Date: 9.10.2012

4.4 MODIFICATIONS TO PROTOTYPE

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4.5 JOBSITE VISITS

4.6 CERTIFICATION PROCESS

4.7 ADA AND ACCESSIBILITY REQUIREMENTS

Parking is to be provided for van accessibility as well as individually assigned accessible

Hyatt House Franchising, L.L.C. Page 16 of 139 Confidential Date: 9.10.2012

A new property will not be allowed to open without an opening team.

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Hyatt house Confidential and Proprietary Information

Hyatt House Franchising, L.L.C. Page 20 of 139 Confidential Date: 9.10.2012

1. Driving lane width of 24' 0" wide with 90 degree parking.

Hyatt House Franchising, L.L.C. Page 22 of 139 Confidential Date: 9.10.2012

2. PUBLIC SPACES PAGE 43

3. GUESTROOM UNITS AND PAGE 55

4. BACK OF HOUSE PAGE 61

Hyatt house Confidential and Proprietary Information

Hyatt House Franchising, L.L.C. Page 23 of 139 Confidential Date: 9.10.2012

All rooftop equipment is architecturally concealed to prevent ground level observations. No

Hyatt House Franchising, L.L.C. Page 24 of 139 Confidential Date: 9.10.2012