Tenant Improvement Project Experience · PRS Construction Services Inc. Introduction KPRS KPRS Construction Services, Inc., is the embodiment of a well structured ideal, forged from

Prepared by: KPRS Construction Services, Inc. 2850 Saturn StreetBrea, CA 92821

2018

Tenant Improvement Project Experience

KPRS Construction Services, Inc., Lic. No. 751130

KPRS Construction Services, Inc.

IntroductionKPRSPrincipalsTarget MarketSustainable Development

Representative Projects

Scope of Services

Preconstruction ServicesTechnical Services

Construction Services Construction Approach

Safety

Section 01

Section 02

Section 03

Section 04

Section 05

Section 06

Contents


IntroductionKPRS

KPRS Construction Services, Inc., is the embodiment of a well structured ideal, forged from individuals who share a commonality for developing a strong construction organization based on ethics, structure, and balance.

EXPERIENCE INNOVATION DEDICATION.

We are an organization that strives to provide an incomparable level of attention and service to our clients. We implement an exceptional level of cooperation and determination among our staff that translates into more efficient and productive employees. It is our fervent belief that by offering key employees a stake in the company, we maximize productivity. We strive to attract the best minds and hardest workers in the construction industry - individuals whose commitment to clients and capabilities are proven through years of experience. We are also comprised of an energetic, entry-level staff, who are trained on our company’s systems, procedures, philosophy, and ideals, and provided the opportunity to grow in leadership.

KPRS provides exceptional service to our clients regardless of scope or size. We develop and implement innovative programs in construction and technical service delivery systems and create effective working relationships with outside professionals to enhance the success of each project. We apply state-of-the-art technologies and are dedicated to staying at the forefront of new applications for systems and products.

The real asset of a company is its intellectual capital. An organization’s ability to generate ideas and devise products and services are what keeps it on the cutting edge. Advancement is central to the way we think - on both professional and personal levels. This focus motivates employees to strive for growth not only in their business relationships, but their personal ones as well. Our goal is to forge a PREMIERE ORGANIZATION for the future of KPRS. We are committed to providing our clients with impeccable management service, awareness, and research for their needs, objectives, and expectations - supplying innovative suggestions each step of the way. We strive to continuously expand our forward-thinking mentality, assuring that our projects, staff, and services are unsurpassed in our industry.

“We believe that simplicity,

consistency, and clarity

always wins.”

Joel H. Stensby

It is the mission of KPRS to build our communities by providing unrivaled services. We believe maximizing our clients’ objectives results in a better environment.


IntroductionPrincipals

Joel H. Stensby President

Joel has compiled a resume of some of Southern California’s most complicated and significant projects during his 35 years in Los Angeles. His successes include projects such as Playa Vista, a multi billion dollar, 1,000-acre commercial and residential mixed-use project near Marina del Rey. Prior to KPRS, Joel was the Vice President and Territory General Manager of the Los Angeles region for Kajima Construction Services, Inc., He also served as Vice President of Construction for Maguire Thomas Partners, a nationwide real estate development firm based in Los Angeles., and spent 8 years working with Turner Construction.

Paul Kristedja Vice President

With over 35 years of extensive experience in Industrial, Hospitality, Public Works, Entertainment, and Tenant Improvement work, Paul and his team have become known as one of the leading large Industrial Distribution and Warehouse experts. He has completed over 50,000,000 sq. ft. of Industrial work and continues to excel in the construction management industry. Throughout his 32 years of experience, Paul continually builds and develops management systems, techniques, and tools which emphasize consistency, efficiency and accuracy.

Lev Rabinovich Vice President

With over 38 years of experience in the construction industry, both in California and nationwide, Lev has an impressive assorted background in Commercial, Entertainment, Institutional, Medical, and Residential construction. His Preconstruction team, formed from carefully selected professionals, has created an innovative cost management system, which provides clients with enormous flexibility to accommodate any requirement within standard estimating reports. Lev has produced a wide array of successful projects as the chief estimator, most recently for Kajima, Bovis, Ray Wilson, M.H Golden and Turner Companies.


OFFICE

INDUSTRIAL

RETAIL

DESIGN/BUILD CONSTRUCTION MANAGEMENT

TENANT IMPROVEMENTS

• Office / Commercial• Industrial• Education• Retail• Medical / Lab• Hospitality / Entertainment

PUBLIC WORKS

• High-Rise Offices• Mid-Rise Offices• Low -Rise Offices

• Distribution Facilities• Multi-Building

• Multi-Family• Community Parks & Clubhouses• Student Housing• Mixed-Use Residential• Hotels• Housing

• Institutional• Education• Community Centers• Civic Centers

• Public Works• Private Industry• Industrial• Office• Tenant Improvements

RESIDENTIAL/HOSPITALITY

• Lifestyle Centers• Big Box Retail• Restaurants• Auto Dealerships• Banks

KPRS covers a broad spectrum of construction projects, including Residential, Industrial, Retail, Office, and Tenant Improvements.

KPRS Markets

KPRS Corporate Office

2850 Saturn Street T 714 672 0800Brea, CA 92821 F 714 672 0871

KPRS Los Angeles Office

444 South Flower Street T 213 267 80776th Floor F 714 672 0871 Los Angeles, CA 90071

KPRS Hawaii Construction Inc.

3465 Waialae Avenue T 808 739 9399Suite 395 F 808 739 9411Honolulu, HI 96816

KPRS Office Locations

IntroductionTarget Market


U.S. Green Building Council

KPRS Construction is a member of the U.S. Green Building Council Orange County Chapter. As part of our mission statement, KPRS is committed to “a higher quality environment.”

LEED Accredited Professionals

KPRS has many LEED accredited professionals currently on staff to help in the planning, designing, and construction of projects seeking LEED certification.

We focus on three main certifications: New Construction, Commercial Interiors, and Core and Shell. Each certification is rated in the following:

• Certified• Silver• Gold• Platinum

Lead-Safe Certified Firm:

KPRS is an EPA certified lead-safe renovator. The EPA launched a consumer campaign to raise awareness of the dangers of lead paint poisoning and encourages consumers to choose only contractors who are Lead-Safe Certified.

Electronic Paperless Filing

Within the last year, KPRS has moved towards using online electronic files of construction documents, plan sets, and closeout packages. Master copies are stored electronically, and are accessible via the internet, reducing the amount of paper used in the reprinting of large-scale documents. As-built drawings are scanned after projects are completed, backed-up using secure storage methods, and eventually recycled.

Project Closeout Packages

Project closeout packages are delivered as interactive CDs or DVDs, eliminating bulky binders and multiple paper copies.

The Next Step

The sustainability of our industry is now closely tied to utilizing emerging technologies and materials that embrace eco-sustainable production and construction methods. KPRS is currently working with subcontractors and product suppliers to make our construction sites greener. Here are some aspects we are working on:

Reduction of CO2 emissions on jobsites by restricting gas power generators in favor of site electricity. Valuable materials recycling on site.

• Recycling of excess aluminum• Recycling of excess storefront and glazing

products• Recycling of excess rebar/steel• Recycling of casting slabs/excess concrete• Installing recycling bins at job sites

Corporate Recycling Policy

KPRS is fully committed to greener possibilities within the construction industry. Our mission statement focuses on a commitment to “a higher quality environment for an active society,” and we begin at our corporate office and construction sites.

Each employee’s desk is furnished with a recycling bin and paper documents are recycled daily. KPRS recycles the following materials within the corporate office and on project job sites:

• Electronics and computers• Printer toner / ink cartridges• Cell phones• Paper products / shredding• Plan documents• Consumer plastics/glass• Packing materials / cardboard

IntroductionSustainable Development


Projectio Latitude 34Playa Vista, CA

The io Latitude 34 building reposition balcony project involved a complete complex renovation, which included the curtain wall system and two adjacent four story balcony structures for two separate buildings. Extensive Site work renovations and the renovation of two main entrance lobbies were also completed. The modification of an existing 10,000 sf roof deck area was transformed to an outdoor public balcony space, and included two new 5 level exterior stair assemblies to accommodate the occupancy load.

Owner Clarion Partners Architect Gensler Size 10,000 sf


Project915 Wilshire Los Angeles, CA

The structural remodel of 915 Wilshire in downtown Los Angeles included several components to refresh the existing building. First was the lobby redesign at the main entry where an outdoor seating area was created along with a remodeled valet parking area. The 7th Floor now holds a striking communal indoor/outdoor space with specialty landscaping, perfect for office gatherings and on site events.

Owner Lincoln Property Company Architect HLW International Size 13,000 sf


ProjectMicrosoftAliso Viejo, CA

Microsoft tenant improvements include hospitality grade office space for Microsoft Design Team. Features include warm amenity spaces treated with wood veneer, community areas, meeting areas, conference rooms, and full service kitchen. The open ceiling concept includes high end lighting and sound attenuation panels.

Owner Jones Lang LaSalle Architect Abramson Teiger Architects Size 14,214 sf


ProjectDentsu Aegis NetworkLos Angeles, CA

Dentsu Aegis tenant improvements include 44,794 sf of high-end office and mezzanine space. Designed by HOK, Dentsu Aegis mimics five distinct neighborhoods in Los Angeles, CA. Special features include interconnecting stairs, private restrooms, exposed concrete deck ceilings and floors, upgraded elevator lobbies, wood veneer walls and ceilings, and amenity spaces.

Owner Dentsu Aegis Network Architect HOK Size 44,794 sf


Owner McCarthy Cook Architect H Hendy Associates Size 26,771 sf

ProjectBalboa CapitalCosta Mesa, CA

Balboa Capital’s corporate headquarters improvement project reflects the tone and quality of the leading financial institution. Located at South Coast Metro’s high-end business district in Costa Mesa, the 26,000 sf project features upscale materials, and dark wood finishes throughout. Designed by H Hendy Associates, the new lobby and offices showcase a modern design with open workspace stations, employee lounge with views, and artistic pendent lighting.


ProjectBeautycounterSanta Monica, CA

Beautycounter is a company whose mission is to get safer personal care and cosmetics products into the hands of everyone. KPRS is completing tenant improvements for Beautycounter in Santa Monica. The 41,678 sf building will feature high-end wood finishes, color accents, and a video wall that will complement the reception, lobby, genius bar, kitchen, and lounge area.

Owner Counter Brands, LLC Architect Standard LLP Completion Date May 2018 Size 41,678 sf


Owner Tishman Speyer Architect HLW Size 260,000 sf

Project555 AviationEl Segundo, CA

555 Aviation is a single-story, 260,000 sf office building located in the prime submarket in El Segundo, CA. The single-story office building is will be repositioned into a creative office campus with high ceilings and flexible floor plates in a steel-frame and concrete building. The creative campus will also feature a state-of-the-art fitness center, cafe landscaped tenant areas, bike storage and ample parking with direct access to major transportation arties, airports and light rail.


Owner Rockwood Capital/Lincoln Property Architect HLW Size 355,000 sf

ProjectGateway PlazaEl Segundo, CA

Formerly known as Gateway Plaza, the multi-tenant project is being re-branded as OPEN, a fully renovated multi-tenant campus located at the corner a few blocks north of El Segundo Blvd. OPEN features three, 3-story office buildings and two retail buildings that share and overlook a landscaped outdoor courtyard interconnected by decorative walkways. In addition to its on-site amenities, OPEN is conveniently walkable to retail and service amenities and is located just minutes from Los Angeles International Airport.


ProjectThe BLOC RooftopLos Angeles, CA

Located at The BLOC in Downtown LA’s financial district, the roof garden and lounge area is a 8,062 sf rooftop space that is a part of the fully renovated 33-story, 700,000 sf office tower, Macy’s department store, and over 150,000 sf of unparalleled retail shopping and restaurants that encompass a multi-level public plaza.

Owner The Ratkovich Company Architect Studio One Eleven Size 8,062 sf 2017 IIDA Calibre Award Nominee


Owner Sony Pictures Architect Gensler Size 152,755 sf

ProjectSonyCulver City, CA

The Sony Pictures offices, known for producing Spider-Man and 007 films, received significant improvements at the Jimmy Stuart building in Culver City. The project totaled over 150,000 sf and was completed in two phases. The scope included modifications to offices, conference rooms, break rooms and elevator lobbies with famous movie graphics. The first floor included the build-out of a small gift store.


Owner Zillow Architect Gensler Size 20,852 sf

ProjectZillowIrvine, CA

KPRS completed full floor tenant improvements for Zillow as part of a rebranding mission. Scope of work includes stained concrete fixers, free standing glass writing surfaces, barnwood veneer and all new mechanical and electrical systems throughout.


Owner 24 Carrots Catering Architect WestGroup Designs Size 72,000 sf

Project24 CarrotsCosta Mesa, CA

KPRS has completed an array of tenant improvement work in several phases for 24 Carrots, a highly sought-after Orange County catering and events company. Spanning over 72,000 square feet, the scope of work has included entry, office, and catering space at their headquarters location in Costa Mesa, CA.


Project1 World Trade CenterLong Beach, CA

A major renovation at the World Trade Center in Long Beach included the exterior plaza remodel and the interior lobby and conference center. The newly modernized exterior plaza received concrete flat work, new large landscape planters and artwork spheres, motorized canopies and an Esthec raised wood flooring system. Rich textiles in the lobby and conference center give the renowned building a needed refresh with new tile flooring, wood paneling, glass conference rooms, new ceilings and lighting and elevator upgrades.

Owner W/GL Ocean Ave LB Holdings, LLC Architect SAA Size 7,000 sf


ProjectGoDaddyLos Angeles, CA

A bright, open and modern space was created for Go Daddy, the publicly traded Internet domain and web hosting company. Upgrades to their Los Angeles office included polished concrete walkways, glass enclosed meeting rooms and an employee recreation area with individual work pods. Other special features are wood paneled sitting areas, the addition of open work stations, offices, conference rooms and kitchen.

Owner Hines Reit West LA Portfolio LP Architect SmithGroupJJR Size 20,000 sf


Owner Gensler Architect Gensler Size 45,000 sf

ProjectGensler LA Expansion Los Angeles, CA

The Gensler Los Angeles office transformation is currently underway, which will create a “vertical creative campus,” the first to be seen in Downtown. The project will connect their existing three-level atrium and join it with the third and fourth levels of the adjacent north office tower. This will allow architect teams to utilize additional creative office space, and provide better opportunities for everyone to connect with an open, urban environment. The space will house a coffee bar, lounge, and flexibility for meetings and entertainment venue.


ProjectbLAckwelderLos Angeles, CA

The 11,500 sf core and shell bLAckwelder office building for owner Lincoln Property Company includes the full interior tenant improvement. The project was designed by HKS Architects featuring an urban, creative and open office design. Parking is provided at the ground level.

Owner Lincoln Property Co. Architect HKS Architects Size 11,500 sf


Owner Apple, Inc. Architect SAA Size 6,624 sf

ProjectApple Mint LabSunnyvale, CA

The Apple Mint Lab located in Sunnyvale, is a 6,624 sf high security/build Tenant Improvement. The project highlights private office spaces, conference rooms, open area, labs, dedicated electrical room, server room and guard room. Construction Schedule: 12 Weeks.


Owner Beckman Coulter Inc. Architect Gensler Size 500,000 sq. ft. LEED Certification Rating LEED Gold

Highly rewarded for the design, it earned Gold status from LEED CI, USGBC. The project also earned McGraw Hill’s 2010 Best of Award for interiors in Southern California. Employees enjoy the design of bright colors, teak wood paneling, polished concrete floors, efficient lighting, and new furniture. The program includes office suites, innovation centers, conference and training rooms, heritage center, corporate brand graphics and art displays. Other features include two new telepresence rooms, fitness center, credit union, two coffee shops, and restaurant quality kitchen and dining area.

ProjectBeckman Coulter HeadquartersBrea, CA


Owner Metro-Goldwyn-Mayer Studios Inc. Architect Interior Architects Size 105,000 sq. ft.

KPRS Construction was selected to construct the new corporate headquarters for MGM Studios in Beverly Hills. The interior improvements cover five floors and total 105,000 square feet. Special features include a new 124-seat screening theater on the first floor, a dramatic staircase and executive 6th floor offices with private screening room. Special finishes throughout include Italian woods and African Mahogany, natural stone tile, stainless steal and glass.

ProjectMetro-Goldwyn-Mayer Studios Inc.245 North Beverly DriveBeverly Hills, CA


Owner Reed Smith, LLC Architect Gensler Size 22,000 sf

As part of a long –term office lease extension, Reed Smith, a global litigation firm, wanted to provide its clients and attorneys with a spacious and striking environment. KPRS worked with them to upgrade their two-floor office space through a three-phase construction plan. This plan involved the demolition of obsolete office areas, building new offices and work spaces, developing new mechanical zones, and beautifying the interior’s aesthetics with new lighting, ceiling surfaces, wall coverings, flooring, and wood detailing throughout their space. The work was completed while the premises was occupied and within an accelerated five month schedule.

ProjectReed Smith, LLCLos Angeles, CA


ProjectNewmeyer & DillionNewport Beach, CA

A leader in the legal arena for over 30 years, Newmeyer & Dillion was in need of a space refresh. Their remodeled offices occupy 3 stories of a five-story building and provide its occupants with a revived environment that includes: new millwork in the main conference rooms, new paint and carpeting, elevator lobby remodels on both floors, and new lighting throughout the space. Revitalized lounge and cafeteria spaces allow employees to relax in a modern and comfortable atmosphere.

Owner Newmeyer & Dillion Architect IA Interior Architects Size 54,444


ProjectGolden Gate BaptistTheological SeminaryOntario, CA

The GGBTS project, located at the Waterside Center in Ontario, CA, is a 131,000 sf headquarters relocation for the specialty graduate program. The school occupies all six floors of the building, which accomodates both faculty, staff, and students. The space is configured for administrative offices, classrooms, academic offices, and library. The project also features common student spaces as well as a multi-purpose room and chapel that accommodates 400 attendees.

Owner Golden Gate Baptist Theological Seminary Architect TR Design Group Size 131,310 sf


Owner Phillips 66 Architect Ware Malcomb Size 37,837 sf

KPRS completed an administrat ion bui ld ing for Phi l l ips 66, an energ y manufacturing and logistics company. Designed by Ware Malcomb, the 37,837 square foot building is a refinery-style project with over six conference rooms, a large training room, offices, break rooms, and a central data center. The exterior of the three-story building boasts brick veneer while the unique interior design includes custom wood and metal ceilings. In addition to the building, over 100,000 sq. ft. of landscaping was installed. This outdoor area includes drought-tolerant grass and brick-paved pathways.

ProjectPhillips 66 Administration BuildingWilmington, CA


ProjectEmersonIrvine, CA

KPRS completed improvements for Emerson Process Management in three phases while fully occupied. The project included renovated offices, lab spaces and new restrooms. The lobby showcases a new interconnecting stair installation. Emerson is known for helping businesses automate their production, processing and distribution in the chemical, oil & gas, food & beverage, and pharmaceutical industries.

Owner Emerson Process Management Architect Ware Malcomb Size 60,000 sf


Owner Parker Properties Architect H Hendy & Associates Size 23,870 sf

The nearly 24,000 sf Telogis office tenant improvement project features an open floor plan with many collaboration areas, glass-walled conference and training rooms along with offices and lounge. Wood paneling accents, custom pendant lights and glass features throughout provide modern touches to the space. The reception area showcases a custom 14-foot radius light fixture, while most office walls feature Wink writeable surfaces.

ProjectTelogisAliso Viejo, CA


Owner Columbia Aliso LLC Architect Schlemmer Algaze Associates Size 20,000 sf

As the largest staff of football agents in the industry, Athletes First wanted a unique office for both their employees and clients. To give them a truly distinctive space, KPRS did an entire transformation of the former rundown office building and took it back to shell. The new offices boast sliding barn doors of reclaimed wood, polished concrete floors, exposed light fixtures, and a reworked staircase to include stainless steel posts and cabling. Multiple large meeting areas allow for the team to meet with their numerous clients in a variety of settings throughout the building.

ProjectAthletes FirstLaguna Hills, CA


Owner The Irvine Company Architect Ware Malcomb Size 75,500 sq. ft.

KPRS completed the tenant improvement for Henkel Corporation that occupies all of the three-floor building. KPRS built new laboratories and offices for the research and development arm of Henkel’s commercial adhesives division. Lab areas represented over 33,000 sf, 44% of the space, the balance as offices. Special features include HVAC exhaust fans and liquid and gas nitrogen to the labs. Two exterior chillers were added to the existing HVAC to provide expanded air exchange capacity and a 23-hour diesel generator for back-up power. A specialty chemical storage area was outfitted with an explosive relief containment facility for outside chemical storage. The project’s duration was 18 weeks.

ProjectHenkel North AmericaIrvine, CA


Owner Davis Partners, LLC Architect Denise Cherry, Studio O + A, Shlemmer + Algaze + Associates Size 37,500 sq. ft.Caliber Award Work (small) Office category

The New Dream suite is a modern tenant improvement designed by Denise Cherry of Studio O + A. The Website Hosting Service Company opened a new office in Brea, featuring 13,700 square feet of office space in a spacious, open layout. Multiple finishes included polished concrete and hardwood flooring. The office includes gaming and a fun graphic wall covering.

ProjectNew DreamBrea, CA


ProjectShook, Hardy & BaconIrvine, CA

The Shook, Hardy & Bacon law firm project is a 18,000 sf office TI completed with Gensler. This project consisted of remodeling their suite on the 16th floor. Completed in three phases while fully occupied, the highlights include a lobby area with drywall ceiling and square downlight fixtures, stone floor tile, back painted glass, new stone and wood reception desk and accent wood wall and fabric wrapped panels. Other features include conference rooms built with full height glass and sliding glass doors, a break/coffee area with full height gradiated glass separating a lounge/seating area and a library consisting of custom wood book shelves and suspended linear fixture.

Owner Shook, Hardy, Bacon Law Firm Architect Gensler Size 18,000 sf


Bridge AdditionOwner Edwards Lifesciences Architect Lee & Sakahara Architects Size 19,300 sq. ft.

ProjectEdwards LifesciencesIrvine, CA

KPRS completed tenant improvements to the Edwards Lifesciences Community Center building which includes a new lobby, office and cubicle renovations, a new gym center with a fitness room, locker rooms with showers and a full basketball court. The project included seismic upgrades and entry facade improvements. In 2003, a 6,300 square foot steel frame bridge addition between two existing buildings was completed. As well as 13,000 square feet of tenant improvements throughout the office facility.

Seismic Upgrade / Community Center Owner Edwards Lifesciences Architect Studio SA Size 40,000 sq. ft.


Owner TA Realty Architect Carrier Johnson Size 27,000 sq. ft.

The improvements at 6420 Wilshire Blvd. include the demolition and upgrade of the existing entry plaza and sidewalk improvements. A lobby expansion is also included to allow for a new lobby café.

Project6420 Wilshire Blvd. ImprovementsLos Angeles, CA


Owner Parker Properties Architect Gensler Size 21,962 sf LEED Certification Rating LEED CI Silver

ProjectBausch & LombAliso Viejo, CA

The Bausch & Lomb tenant improvement project is a 21,962 square foot build out. The scope includes new wall framing, drop ceilings, extensive lighting elements, conference rooms with in-wall TV recesses, and a beautiful lobby entrance and custom reception desk. Tracking of low emitting adhesives, sealants, paints, coatings and carpets by the construction team helped improve the indoor environment for occupants as well as earn the project earn 3 LEED credits. Dual flush toilets and waterless urinals helped the project achieve 43% water savings and a LEED Certified rating under the CI v 2.0 rating system


Owner Broadcom Corporation Architect DMJM Rottet Size 299,000 sq. ft.

This four-building tenant improvement to a newly constructed office park totals 299,248 sq. ft. and completed in a fastpaced four month schedule. Each building ranges between 70,000 and 80,000 sq. ft. of offices, research labs, athletic facilities, and general tenant build-outs.

ProjectBroadcom – University Research ParkIrvine, CA


Owner The Irvine Company Size 19,849 sf

KPRS completed tenant improvements for the 19,800 square foot Rimrock Capital Management office in Irvine. Located on the second floor, the hallways and staff lounge feature solar tube cut-outs to provide natural lighting. The staff lounge showcases a bar with dramatic pendant lights and custom millwork. The reception is highlighted with stone desktop and flooring, custom painted panels with art work and a fabric graphic installation.

ProjectRimrock Capital ManagementIrvine, CA


Owner JAMS, Inc. Architect Gensler Size 21,000 sf

The JAMS tenant improvement project included high-end finishes throughout the 21,000 square foot legal services firm. A spacious lobby greets visitors with a distinctive wood ceiling, dual executive conference rooms, water feature, and tastefully appointed furniture. The suite is comprised mostly of conference rooms in varying sizes and amenities, including video conferencing capabilities. A large kitchen is located on one side of the suite, with a small break area on the opposite. The suite also features a business center, perimeter executive offices, and open work group areas.

ProjectJAMS, Inc.Orange, CA


Owner Emmes Property Management Architect GenslerSize 8,900 sq. ft.

The interior build-out for Systems Source at the 3161 Michelson building in Irvine was completed in nine weeks. Systems Source is a leading provider of office furnishings and office relocation services. The state-of-the-art office design by Gensler is a virtual showroom for many of the product lines that System Sources represents. Among the interior features are open ceilings highlighting the hard-duct HVAC system, extensive use of pendent lights, accent coffer ceilings, floor to ceiling conference room glass and a mix of natural and synthetic surfaces that set off the core interiors business of the tenant.

ProjectSystems SourceIrvine, CA


PROJECT COST PROJECT CONTROL PROJECT SCHEDULE QUALITY CONTROL

Prepare estimate at end of schematic documents stage.

Conduct value engineering session.

Control cost through design process.

Establish/ Manage project contingency.

Prepare master schedule & major milestones.

Prepare strategic plan for all design activities.

Prepare budget estimate.

Define assumptions, qualifications, allowances, exclusions & contingencies.

Evaluate alternative systems.

Constructability review.

Calculate project cash flow.

Define project objectives.

Define communications procedures.

Define user input, review & approval process.

Define design deliveries by phase.

Establish design coordination procedures.

Review project documents & verify documents for completeness.

Review construction documents for details & clarity.

Develop & monitor master schedule.

Prioritize owner’s decisions.

Verify all permit durations & approvals.

Identify & coordinate all long lead purchases.

Analyze client needs & requirements.

Expedite site & soil investigations.

Establish project team strategy.

Assist in establishing parking criteria.

Assist the design team & design proces

Provide regular project control reports.

Review budget, schedule & quality requirements.

PRE-DESIGN

DESIGN

Prequalify subcontractors & vendors, and establish bid list.

Prepare subtrade scopes & checklists.

Verify shipping condition of all materials & equipment.

Establish unit prices & alternates.

Review & compare bids

Negotiate contracts & prices

Establish GMP at documents stage.

Fabrication & manpower status.

Conduct pre-bid conferences.

Establish submittal schedule to expedite material orders.

Establish prequalification criteria.

Develop trade scopes.

Prepare subcontractor list.

Monitor bid status, evaluate results.

Develop document control & procedures.

PRE-CONSTRUCTION

CONSTRUCTION

POST-CONSTRUCTION

Maintain quality control & control logs.

Control mock-ups & review quality.

Provide on-site supervision to monitor subs performance.

Conduct scheduled jobsite safety meetings.

Coordinate all final inspections and certificates.

Prepare as-built documents.

Assemble & compile record documentation.

Prepare final payment & retainage.

Prepare final cost report.

Assemble historical cost data & reports.

Develop cost control procedures.

Monitor budget & prepare cost reports.

Establish procedure to evaluate & process change orders.

Evaluate pay request applications.

Coordinate & obtain final approval.

Prepare move-in program.

Prepare final schedule status report.

Prepare documents of major building equipment.

Review change orders for schedule.

Review schedule for shop drawings, fabrication & deliveries.

Schedule & conduct jobsite progress meetings.

Establish communication procedures.

Maintain project records.

Prepare monthly reports.

Establish & monitor schedule.

Establish & monitor cost control.

Coordinate project close-out.

Establish warranties, operation & maintenance procedures.

Scope of ServicesKPRS


Technical Services

Our team is proud of its success and reputation for consistently delivering projects of the highest quality, on time and within our Clients’ guidelines.

Our cost management system is a proprietary system developed by Lev Rabinovich, Vice President of Preconstruction. It provides a single source document for the total range of the project requirements. This method provides tremendous flexibility to accommodate specific client requirements and utilizes several different software packages for efficient cost and document control.

The Team Approach

In providing cost management services, our team seeks to participate as a full member with our client and consultant teams. Each of the principal team members brings specific expertise to the program. Through the interface of the team and integration of their capabilities, program objectives are realized.

The Team Approach is the main concept of our service and philosophy.

Conceptual Estimate

Our cost estimating team will prepare a conceptual estimate based on programming documents and defined assumptions mutually agreed to by the owner and the design team. We have developed a unique approach to providing and presenting our estimates.

Our team provides a factual account of the project status, presenting meaningful information to allow team members to make timely decisions. Furthermore, as each document is produced in the different phases of the design and construction document process, a library of information is created, taking into consideration key decisions and value added options.

During the early schematic phase, we will work closely with the owner and the architect in providing cost data for all alternative configuration schemes and will form the basis for the project budget. During the early phases of the project, while the greatest number of options are open, decisions can be made that have the greatest impact on the final project costs.



Our cost control and cost estimating methods are founded upon early involvement in the pre-construction phase.

Design Development Estimate

This estimate will be based upon a detailed takeoff ofthe final design development or preliminary drawings.It will be prepared with sufficient detail to provide a thorough review of the various design elementsand will facilitate changes, substitutions, or reductions of current design should this prove necessary or desired. This estimate will verify that increases in project cost are either not occurring, or that they are being considered and documented.

Construction Documents Estimate

This estimate will incorporate a detailed contract estimate for each of the various items of work. It will be summarized in accordance with the procurement plan of contract packaging and will be based on an analysis of the construction drawings and specifications, a detailed quantity survey of the materials required, and carefully appraised unit prices for labor and material. It will provide the final check on the budget and can serve as the basis of a Guaranteed Maximum Price.

Construction Market/Analysis

As part of our preconstruction services, we analyze construction market factors that impact the construction of the facility. We will specifically analyze:

• Current availability of skilled subcontractors who can provide their services.

• Availability of specialized craftspeople.• Projections of future construction work loads.• Local labor conditions, including the capability

of local business enterprises.• Management and financial capability, quality,

and workload of potential bidders.

Based on this market analysis and our analysis of the overall project requirements, we will develop a list of qualified subcontractors.

ActivityID

ActivityDescription

OrigDur

EarlyStart

EarlyFinish

Pre-Construction

10 Project Award 0 03MAR08

540 Order Stuctural Steel 5 03MAR08 07MAR08

80 Planning/Purchasing 0 10APR08

20 Preconstruction 40 10APR08 06JUN08

60 Structural Steel Detailing 40 08MAY08 07JUL08

360 Design Build (Stairs, Glazing, Life Safety, Etc) 40 15MAY08 14JUL08

460 Elevator Design 20 02JUN08 27JUN08

470 Elevator Engineering/Fabrication 60 30JUN08 23SEP08

150 Structural Steel Fabrication 30 08JUL08 18AUG08

SiteworkParcel 1 (existing) 820 Phase 1 Start 0 02JUN08*

181 Clear and Grub 3 02JUN08 04JUN08

191 Site Demolition 3 05JUN08 09JUN08

30 Mobilization 2 09JUN08 10JUN08

311 Site Grading (rough) 3 10JUN08 12JUN08

321 Telco Conduit 4 10JUN08 13JUN08

40 Temporary Facilities/Utilities 3 11JUN08 13JUN08

160 Temporary Signage/Barricades/Erosion Control 3 11JUN08 13JUN08

70 Safe Off Existing Hazards 5 11JUN08 17JUN08

761 Landscape Irrigation 4 13JUN08 18JUN08

611 Hydrant Relocation 5 13JUN08 19JUN08

731 Retaining Wall 6 13JUN08 20JUN08

320 Survey & Layout 3 18JUN08 20JUN08

811 Site Grading (fine) 3 20JUN08 24JUN08

701 Curb/Gutter/Sidewalk 8 25JUN08 07JUL08

721 Architectural Concrete 5 02JUL08 09JUL08

791 Paving 3 10JUL08 14JUL08

781 Landscape Lighting 3 15JUL08 17JUL08

771 Landscape Planting 5 18JUL08 24JUL08

801 Pavement Markings & Signage 3 25JUL08 29JUL08

821 Phase 1 End 0 29JUL08

Parcel 2 (new) 620 Phase II Start 0 30JUL08

180 Clear and Grub 4 30JUL08 04AUG08

190 Site Demolition 4 05AUG08 08AUG08

310 Site Grading (rough) 3 11AUG08 13AUG08

750 Trench Drains 5 07OCT08 13OCT08

610 UG Utilities (Fire, Water, Sewer, SD) 18 07OCT08 30OCT08

730 Retaining Walls 6 31OCT08 07NOV08

140 Electrical Gear & Feeders 10 02DEC08 15DEC08

810 Site Grading (fine) 4 13JAN09 16JAN09

700 Curb & Gutter 8 19JAN09 28JAN09

740 Trash Enclosure 10 19JAN09 30JAN09

760 Landscape Irrigation 8 29JAN09 09FEB09

720 Architectural Concrete 10 29JAN09 11FEB09

790 Paving 3 12FEB09 16FEB09

860 Trellis 6 12FEB09 20FEB09

780 Landscape Lighting 5 17FEB09 24FEB09

770 Landscape Planting 8 25FEB09 06MAR09

800 Pavement Markings & Signage 3 09MAR09 11MAR09

2008 2009F MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR

25 3 10 17 24 31 7 14 21 28 5 12 19 26 2 9 16 23 30 7 14 21 28 4 11 18 25 1 8 15 22 29 6 13 20 27 3 10 17 24 1 8 15 22 29 5 12 19 26 2 9 16 23 2 9 16 23 30 6 13 20 27

Project AwardOrder Stuctural Steel

Planning/PurchasingPreconstruction

Structural Steel DetailingDesign Build (Stairs, Glazing, Life Safety, Etc)

Elevator DesignElevator Engineering/Fabrication

Structural Steel Fabrication

Phase 1 StartClear and Grub

Site DemolitionMobilizationSite Grading (rough)Telco ConduitTemporary Facilities/UtilitiesTemporary Signage/Barricades/Erosion Control

Safe Off Existing HazardsLandscape IrrigationHydrant RelocationRetaining WallSurvey & Layout

Site Grading (fine)Curb/Gutter/SidewalkArchitectural Concrete

PavingLandscape Lighting

Landscape PlantingPavement Markings & SignagePhase 1 End

Phase II StartClear and Grub

Site DemolitionSite Grading (rough)

Trench DrainsUG Utilities (Fire, Water, Sewer, SD)

Retaining WallsElectrical Gear & Feeders

Site Grading (fine)Curb & GutterTrash Enclosure

Landscape IrrigationArchitectural Concrete

PavingTrellis

Landscape LightingLandscape Planting

Pavement Markings & Signage

© Primavera Systems, Inc.

Start Date 03MAR08Finish Date 31MAR09Data Date 03MAR08Run Date 15FEB08 12:08

Early Bar

Progress Bar

Critical Activity

DOVE

KPRS CONSTRUCTION SERVICES, INC.

FAR WEST INDUSTRIES - DOVE ST OFFICE

Sheet 1 of 2

Historical Data

Throughout the preconstruction process, our teamwill evaluate the current project with historicaldata from similar projects in size and scope. Withover 100 years of cumulative experience betweenthe principals of KPRS, we have a comprehensiveand reliable database of historical experienceto base our historical cost analysis.

Budget Control

We will initiate project cost control procedures, including development of cost reporting. We will continually monitor the project budget, anticipated costs, and prepare monthly reports with the respect to the contract cost.



Schedule of Values

We will assist in developing a reliable Schedule of Values format. This form will provide a basis for the payment requisitions and provide financial safety for the client during the construction phases of the project.

Value Engineering Studies

An important activity during the preconstruction phase is “Value Engineering Studies.”

The value engineering process will identify areas where significant contributions can be made to reduce costs, speed construction, and enhance the project’s value. This will be achieved through meetings and discussions with the client, architect, and engineers, discussing alternatives with the specialty contractors, investigating current market trends, extensive reporting and regular feedback to the project team.

When appropriate, detailed reports and recommendations will be produced so the architect and the owner can consider the implications of the options and make proper decisions. This documentation is one of the forms of continuity we will bring to the project.

In conjunction with the owner and the architect, we will review the design of the project on a continuous basis through the production of construction documents to assure that the design is the most cost-effective and consistent with the project goals.

In all cases, we look for possibilities to improve quality, expedite schedules, or optimize costs.

For the analysis of major building systems and subsystems, we, along with the team members, will use life cycle cost analysis and recommend those systems that most closely meet your requirements for first cost versus life cycle cost.

Value Engineering Workshop

Value Engineering Workshop is a collaborative effort between our Client, Design Team, Preconstruction and Project Management Teams, Subcontractors, and consultant teams. The workshop report will identify recommendations and options selected by the team.

Alternative options will be recommended for the following systems:

• Site work and associated infrastructure• Parking requirements• Foundations• Building configuration and structure• Building skin and architectural finishes• Roofing systems• Mechanical systems• Electrical systems• Acoustical details and materials• Vertical transportation• Fire protection systems• Security systems• Communication systems• Life safety and building management systems• Interior systems• Materials and finishes maintenance capabilities

The value engineering ideas will be proposed to reduce the cost or increase the value of the project.

Our team will implement the following key activities developed during the preconstruction phase:

• Verification of project schedule• Expedition of long lead times• Expediting purchasing and buyouts• Verify and release of critical materials• Confirmation of each action reviewed in

preconstruction

• Verification of the GMP record keeping and audit trails



Workshop approach will consist of the following phases:

1. Information and selection phase

The Project team reviews detailed cost estimate and evaluates all trades to be selected for future studies. Brainstorming sessions with the owner and design team are scheduled to create alternates and ideas in the areas of the largest potential return.

2. Evaluation and development phase

We conduct feasibility studies of all the alternatives created during the information and selection phase. We evaluate all ideas and establish the following factors: cost impact, performance, time imapact, and quality and reliability impact.

3. Presentation and final selection phase

We prepare written proposals evaluating each alternative, noting all the saving which can be achieved by incorporating value engineering ideas into the final document.

Sample of Value Engineering Ideas

Legend:5 – Excellent A – Accepted4 – Very Good R – Rejected3 – Good S – Study Required2 – Fair I – Incorporated Design1 – Poor

ARCHITECTURAL RATING Rating A R S IA.1 Concrete pavers vs. terrazzo 5A.2 Precast alternative to stone 3A.3 Stone back-up framing options 5A.4 Roofing - substitute for clay tile 3

STRUCTURALS.1 Used Eccentric based frame 4S.2 Shear wall to roof - deleted 4 moment frame S.3 Reduce roof framing system 4 weight

MECHANICALM.1 Evaluate secondary chilled water 4 pumps M.2 Eliminate all butterfly valves 2 ELETRICALE.1 Review mech. load assumptions & 5 criteria E.2 Eliminate fluorescent dimming 4



ConstructionServicesConstruction Approach

Construction Approach

Once established, the GMP will form the basis to proceed with the construction services. The following outline is a brief summary of the methodology KPRS will follow to execute a project.

During the construction phase, KPRS will provide all management and related services, as necessary. Our team will manage all conditions of the site work rules and will establish and monitor safety, security, cleaning

and other conditions.

General Management and On-Site Staff

KPRS’ personnel is accustomed to dealing with the upper management of subcontractors, whether it is in the field or at an off-site fabrication plant. By obtaining the commitment of the senior management of our subcontractors, our team will ensure the client of having its work done by the finest personnel and having personalized attention given to the project by each subcontractor.

Our team will establish, implement and maintain procedures to assure coordination among the architect, consultants, subcontractors, all local municipal authorities, governmental agencies, utility companies, etc., who may be involved in the project.

Our team will hold weekly job meetings with the owner’s representatives, subcontractors, architects and other necessary parties to discuss procedures, progress, problems, scheduling, and open items.

Our team will assist the owner in obtaining the general building permits and Certificates of Occupancy as required, and will coordinate the obtaining of all legally required permits, licenses and certificates. We will assemble these documents from the contractors and deliver them at the completion of the work.KPRS will coordinate all work until final completion and acceptance of the project by the owner, including a comprehensive final inspection to ensure that the materials furnished and work performance are in accordance with the contract documents.

During the construction phase of the project, KPRS will provide all management and related services,

as necessary, to adequately supervise, monitor and coordinate the work of all subcontractors. Our team will manage all conditions of the site work rules and will establish and monitor safety, security, cleaning and other conditions.

Coordinate Testing and Inspection

KPRS will develop and enforce a quality control system in order to ensure that the highest standards of construction are met. Our team will develop a checking and testing procedure to ensure that all systems are adequately tested and balanced prior to their acceptance.

Our team will coordinate all testing, as required by the technical sections of the specifications, and as required by the building code. Our team will keep an accurate record of all tests, inspections conducted and test reports.

Our team will coordinate the services of professional engineers, engineer-of-record and the architect, as required by the building codes, for work, if any, that would be performed for the owner directly.

Coordinate Shop Drawings Submissions

KPRS will receive and review for compliance with the contract documents all shop drawings, materials and other items submitted by the subcontractors. Requests for approval from subcontractors, delivery schedules, material lists, shop drawings, samples, plus more, will be commented upon and submitted to the architect for concurring approval.


Approvals of technical adequacy of shop drawings and samples will remain the duty of the architect.KPRS will oversee the submission of all shop drawings, composite shop and coordination drawings, brochures and material samples, and instruct the subcontractors that submission shall comply with project requirements.

Comprehensive Safety Program

KPRS will review the safety program developed by each subcontractor and will prepare and submit to the owner a recommended comprehensive Safety Program, which complies with the requirements of Occupational Safety and Health (OSHA), as amended. During construction, our team will monitor compliance by each subcontractor with its contractual safety requirements, and in collaboration with the project personnel charged with monitoring fire and safety regulations, will correct any deficiencies.

Labor and Community Relations

KPRS will make recommendations, as necessary, for the development and administration of an effective labor and community relations program for the project and for avoidance of labor disputes during construction.

ConstructionServicesConstruction Approach

Proactive Scheduling

Achieving predictable project outcomes is a process that depends on current and accurate information, communication, and teamwork.

At KPRS, we strive to great lengths to produce an initial target schedule incorporating requirements from all parties including: owners, designers, contractors, suppliers and end users.

This establishes the baseline schedule that serves as a measuring point for the entire project.

By focusing on the initial scheduling plan we have essentially minimized the potential problems that will slow down the project.

We use Primavera, the most comprehensive scheduling program available, as our scheduling software.

The Project Team will review the 14 day look-aheadschedules weekly during the subcontractor’s and owner’s coordination meetings. The schedule will be used as a tool to discuss deliveries and installation sequences. Any problems or issues will be addressed accordingly and the schedule will be adjusted to reflect the changes, if necessary.

The Project Team will update the current schedule and review it against the baseline schedule to identify potential conflicts or impacts due to the latest adjustments. The schedule will then be discussed with the owner and subcontractors in order to review possible solutions to minimizing impacts and methods of taking proactive steps necessary to ensure that the project will be delivered on time and on budget.


Safety Program & Quality Control ChecklistKPRS

SAFETY – Safety is an integral part of our corporate culture—KPRS has assembled a detailed safety program to ensure thorough direction for the duration of the project. Elements of the program include:

• Safety Policy• Incident Investigation Program• Safety Meeting Program• Statistical Injury and Illness Data• Safety Training Program and Records• Disciplinary Procedures• Safety Inspection Program• OSHA T1 Annual Trench Excavation Permit.

A brief description of the KPRS Construction safety program follows.

Safety from the Start

KPRS practices safety from the very start of each job. Subcontractor principals and staff are alerted to our corporate safety requirements from the beginning when KPRS staff holds the job kickoff meeting. Reference is made in the contracts signed by the principals of each subcontract trade to the KPRS Rules and Regulations. Safety procedures and requirements are now written into each Scope of Work attached to the subcontracts.

Fall Protection Safety Video

KPRS Construction Services, Inc. has developed a safety video series for its project management staff and superintendents. 24 separate videos make up this curriculum including a Fall Protection Safety video. A copy of that video is included on the web link and in this package for your review.

Roof Access Sign-In Sheet

Our adoption of Roof Access controls is another direct result of past experience. No subcontractor is permitted access to the roof of any KPRS jobsite project without first attending a “toolbox” safety talk and then filling out the Roof Access Sign-In Sheet.

KPRS University

One of the ways that KPRS distinguishes itself from its competition is through our regular training program, KPRS University. This 46-course program brings our field superintendents, project engineers, assistant project managers and office staff together in a twice-monthly format in the corporate office to receive training in the latest means and methods and best practices for our industry.

Job Orientation Meeting

Safety is the key point made at the first orientation meeting at the project site before construction begins at each job. The KPRS Senior Project Manager and Superintendent run this orientation meeting. The safety points covered at the initial project orientation meeting include distribution and discussion of the following documents:

• Medical Care Access Map that describes the nearest hospitaland how to contact emegency first responders in the event of an emergency.

• Job Site Map describing lay-down, staging areas, and emergency access.

• KPRS Construction Rules and Regulations. These are also posted at each jobsite.

• Contractor’s Environment, Health and Safety EHS Handbook. This three-ring bound document is provided to the foreman of each trade and contains our expectations for site conduct and the safety required of each subcontractor on the job.

• Group viewing of the Orientation video, “Safety It’s Up to Me.” This sets the tone among the trades that KPRS requires a safe jobsite.

• Review of any special job-site controls including Daily Roof Access sign-in sheet or Trenching Safety Checklist if this work will occur.

• Introduction of Kevin Vail and Tom Tufts, KPRS Construction Services own in-house safety and quality control experts.


Safety Program & Quality Control ChecklistKPRS

Superintendent’s Handbook

The Superintendent’s Handbook is the backbone Policy and Procedure manual for KPRS project managers. It provides each document, form, and policy that the operations staff use to execute the construction of a project at KPRS and it establishes the paramount importance of safety for KPRS job sites. The Superintendent’s Handbook contains a series of essential safety documents.Among these are:

• The In jur y, I l lness, Prevention Plan ( I IPP) Handbook is a 160-page document , which provides the guide to safety protocol at KPRS.

• The Safety Toolbox and Tai lgate Meeting Checklist is used as the agenda for regularly scheduled jobsite safety meetings conducted by the KPRS superintendent or project manger with subcontractors in attendance.

• The Code of Safe Practices is used tosupport the Safety Toolbox and Tai lgate Meetings and provides a concise guide to jobsite safety including roof safety.

• The Monthly Safety Meeting Report is used by site superintendents to document the job site safety record for the past 30 days.

• KPRS Daily Reports document the daily progress and events at each jobsite.

Quality Assurance

The approach of KPRS Construction Services, Inc. towards quality assurance begins with the understanding that excellence in quality can only be achieved with diligent efforts through the entire construction process. Quality assurance cannot be limited to on site review of installations; rather, it is a systematic approach of reviewbeginning with design, programming, administration, construction, and project closeout. The intent is to maximize quality by way of careful attention to the usage of materials, design, and construction procedures.

Quality Assurance Plan

The definition of quality goes beyond merely conforming to technical requirements and catching errors/oversights; it is a commitment to preventing substandard completed products and diligent pursuit of excellence in every facet of the project. Outlined below are the assets that our team brings to the quality assurance process:

• A well-trained and well-coordinated construction team

• A team of design and technical consultants• A system of checks to evaluate

various building systems, construction methodologies

• Development of a unique project specific plan corresponding to the needs of the Owner

Quality Control

Achieving superior quality begins with an experienced committed staff, well drafted assurance plan, and diligence in plan implementation.

• A spirited team devoted to the successful completion of the project with the goal of exceeding the owners’ expectations.

• A dedication to maintain continuous communication with our clients, focusing on important design, costs, schedule and construction issues to ensure both technical accuracy and timely delivery.

• Early cost analysis as part of the overall design process and the systematic preparation of highly accurate set of construction documents.

• Application of quality considerations, budget constraints and value decisions to design elements and building systems to foster a positive decision-making base for project design.