Gallery Court (CCC 419)

Corridor Upgrades

May 2007

atelier 292 / architect

 O B J E C T I V E S

• Scheduled maintenance: painting and carpeting replacement

• Address existing aging materials in corridors and damage to
walls
• Provide finishes and fixtures that are durable, easy to maintain
and long lasting
• Improve existing lighting in main lobby
• Improve lighting in public corridors
• Provide accessibility to existing mail area
• Increase safety and security where possible

CCC 419 Interior Upgrades

 A R E A S O F I M P O RTA N C E
IN ORDER OF CONCERN

• Update of all finishes in common corridors (wall finish,

carpet, and door signage)
• Update and add new interior hallway lighting for safety and
functional reasons
• Install corner protection in common corridors
• Retain existing corridor trim and stain to match new wall
panels
• Update light fixtures in front lobby
• Create new mail area for easier accessibility

CCC 419 Interior Upgrades

 C O N S T R A I N T S

• Financial (budget)
• Some existing finishes are permanent and may be costly to
remove or modify
• Coordination with other repairs in the building

CCC 419 Interior Upgrades

EXISTING
 Front Lobby Area Plan:
CORRIDOR

STAIR

STAIR

ELEV. N0 3 ELEV. N0 4

STAIR STAIR

Lounge Lobby
STAIR
Area
GARBAGE
ROOM
Main Corridors *
LOBBY

CORRIDOR

Lobby
Mail
Boxes

CCC 419 Interior Upgrades

 Existing Conditions – Front Lobby:

• Current lighting not sufficient, space is dark and uninviting

CCC 419 Interior Upgrades

 Existing Conditions – Lobby:

Furniture placed in awkward location

Lighting insufficient for space

Space feels “sterile”

CCC 419 Interior Upgrades

 Existing Conditions – Lobby Entrance:

Poor lighting at entrance

Outdated doors and hardware

Inadequate planting material

CCC 419 Interior Upgrades

 Existing Conditions – Lobby Mailboxes:

Mailboxes are poorly placed for

access

Lack of counter space

Poor lighting conditions above area

Mailboxes are falling apart

CCC 419 Interior Upgrades

 Existing Conditions – Common Corridors:

Dark - Lighting not sufficient

Carpet is worn and stretched in areas

Walls are scuffed and wall paper torn

Baseboard are scuffed in areas

Signage for common doors (Garbage

Room) are not bilingual

CCC 419 Interior Upgrades

 Typical Corridor Plan:
BALCONY BALCONY BALCONY BALCONY

Main Corridors

316 315 314

STAIR

CORRIDOR STAIR

ELEV. N0 3 ELEV. N0 4

STAIR
LOBBY

310

311
Typical Floor Plan (corridors on each floor are actually different)

BALCONY

CCC 419 Interior Upgrades

BALCONY
 Existing Conditions – Corridors:

Carpet is worn and shrinking in

areas

Baseboards are scuffed and worn

Wall covering is ripped and is

coming of the wall in areas

Wall corners are damaged

CCC 419 Interior Upgrades

 Existing Conditions – Corridor Finishes:

•Corridor baseboards and door trim

badly scuffed in areas

•Unit doors and trim need to match

baseboard finish

CCC 419 Interior Upgrades

 Existing Conditions – Corridor Signage:

Signage of doors to common areas

not bilingual for residents

CCC 419 Interior Upgrades

 Existing Conditions – Elevator area:

Very dark when getting off the

elevator

Poor signage and lack of

interesting wall art / mirrors

CCC 419 Interior Upgrades

PROPOSED DESIGN-
LOBBY
 Proposed Lobby Changes
•New down lit potlights

• Pendant fixture

• New artwork

• New flower
boxes

• New lobby
funiture

CCC 419 Interior Upgrades

 Proposed Lobby Changes - Mail Room

•New down lit potlights

• New counter
with storage
underneath

• New flower
boxes

CCC 419 Interior Upgrades

 Lighting Suggestions
Lobby: Option 1

Pendant lighting in recessed

bulkhead
Easy to maintain
Mechanical systems in ceiling cavity
does not prevent installation of
this option
Comfortable feel

CCC 419 Interior Upgrades

 Lighting Suggestions
Lobby:
OPTION ‘2’

• Hanging florescent lights in main area

above seating area

• ambient lighting, defines

‘lounge’ space

• Additional pot-lights replaced with

new energy efficient fixtures
Zaneen Style #D9-1113

Zaneen Style #D1-2020

CCC 419 Interior Upgrades

 Ground Floor Lighting suggestions

Lobby and Vestibule, - a combination of fixtures

Metal Halaide Downlight Halogen Downlight

(C-MAX S2, 202 23 15)

Recessed Downlights

• Punches of light create areas of interest and • Provides washes of light to

highlight architectural features of the space dark spaces and walls

CCC 419 Interior Upgrades

 Ground Floor Upholstery suggestions:

• 'Bravo' fabric, • 'Crypton' fabrics, • 'GORE’ Seating

by ISA International
• Leather–look vinyl
in a variety of colours
• Unika Vaev Fabrics
by Hi–Tex
• Woven synthetics with a
protective coating designed
to withstand very high levels
of abuse
• Arc-com Fabrics
Protection
• Waterproof, breathable moisture
barrier seating products, resists
stains

Counterpoint 489-94 Look Twice 471-94 Cyclone AC 66770-1 Sublime AC 67472-3 Abacus AC66853-4

CCC 419 Interior Upgrades

PROPOSED DESIGN-
CORRIDORS
 Proposed
Corridor –
Option 1:
1/4” abuse-resistant drywall with
damage resistant surfacing and
paint finish
new multidirectional light fixtures
refinish existing doors, install new
barrier-free, scratch-resistant
hardware
1/4” plywood with hardwood
veneer and clear-coat finish with
exposed fasteners and aluminum
trim
stainless steel corner guards
6x6 porcelain perimeter tile
carpet tile
 Proposed
Corridor –
Option 2:
1/4” abuse-resistant drywall with
damage resistant surfacing and
paint finish
new linear light fixtures in
veneer plywood enclosures

refinish existing doors, install new

barrier-free, scratch-resistant
hardware

metal or wood wainscoting trim

stainless steel corner guards

12x24 porcelain tiles at entrances
carpet tile with accent edge
 CORRIDORS - Option 1
CCC 419 Interior Upgrades
 CORRIDORS - Option 1
CCC 419 Interior Upgrades
 CORRIDORS - Option 2
CCC 419 Interior Upgrades
 CORRIDORS - Option 2
CCC 419 Interior Upgrades
PROPOSED DESIGN-
LOBBY
LOBBY
 Proposed
Corridor –
Option 1:

stainless steel corner guards

6x6 porcelain perimeter tile
carpet tile

LOBBY
 Flooring Suggestions:
OPTION 1 & 2

• 'Interface' Carpet Tiles (commercial grade)

• Easy to maintain, easy to replace

• Cost–effective and highly durable
• Readily available in a wide variety of
colours and patterns
• Recyclable

(Syncopation 3295) (Outline 7782) (Kabuki 100375)

CCC 419 Interior Upgrades

 Flooring Suggestions:
OPTIONS 1 & 2
• 'Olympia' Porcelain tile, Regal & Rustik Pietra Series
• Easy to maintain
• High quality, very durable
• Readily available in a wide variety of
colours, textures, and sizes.

Other design options:

• Combination of carpeting and

tile in front of unit doors
Regal Series - Regal Series -
Chocolate Brown Gold Polished • Durability and easy maintenance of
tile, combined with the acoustic
benefits of carpeting

Rustik Pietra - Rustik Pietra -

Ceylon Stone Borneo Stone

CCC 419 Interior Upgrades

 Common Corridor Lighting suggestions
OPTION ‘1’ & OPTION ‘2’

New Wall Lights in Corridors to Replace Existing Lights

Zaneen Style # L-3008 Delta Light - 214 6371 Ober

Option 2 Wall Sconce

Option 1 Wall Sconce

CCC 419 Interior Upgrades

 Wall suggestions:
PAINT - Option 1 & 2

Acrylic paint

Easy to maintain

Cost–effective

Readily available in a wide variety of colours

CCC 419 Interior Upgrades

 Wall suggestions:
Corridors:
WOOD LAMINATE PANELS OVER EXISTING
WALL COVERING
• Easy to maintain, easy to replace

• Cost–effective and highly durable

• Wood laminate paneling will add a more uniform

and distinguised look

(Maple or Birch, Satin Finish) (Chrome Carriage Bolts)

CCC 419 Interior Upgrades

 ESTIMATE – REVISED Quantity Unit Unit Rate Amount Remarks
Demolition
Surface preparation 5,100 sf $0.50 $2,550
Removal of Carpet 5,100 sf $0.60 $3,060
Disposal fees 4.00 bins $600 $2,400
New Construction
Wood Panels 8,000 sf $3.70 $29,600 1/4" maple veneer
Fasteners 16,000 ea $0.25 $4,000 #10 screws w/ washers
Finishing 15,700.00 sf $0.75 $11,775
Sheetrock Primer - Surfacer 8,300 sf $0.80 $6,640
Paint - Walls 8,300 sf $0.75 $6,225
Paint - Ceiling 5,600 sf $0.75 $4,200
Paint - Doors 40 # $180 $7,200
Carpet tiles 4,380 sf $15.00 $65,700 avg. price
Perimeter Tiles 689 sf $4.50 $3,100
Corner Protection - Stainless Steel 192 lf $29.40 $5,645
Potlights (Lobby) 20 # $150.00 $3,000
Wall sconces (Corridors) 49 # $250.00 $12,250
Pendant light 1 # $600.00 $600
Planters & plants 4 # $500 $2,000
Re-upholster chairs 4 # $400 $1,600
New artwork 2 # $1,800 $3,600
Clean-up 1 # $3,000 $3,000
SUB-TOTAL $178,145

Labour & O.H. 30% $53,443

Contingency 10% $17,814
TOTAL $249,403

CCC 419 Interior Upgrades

atelier 292 / architect

292 Main Street, Ottawa Ontario K1S 1E1

Phone (613) 231-2245
Fax (613) 234-3176
E-mail pfiett@atelier292.com

Pawel Fiett, Architect