Property Improvement Plan

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Maximilian Hamilton
5 years ago
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1 Property Name: Portland Scarborough Property Address: 700 Roundwood Drive Scarborough, ME Unit Number: 6899N MARSHA Code: PWMTS Property Owner: Moody National Companies Property Manager: Moody National Companies

2 General Information Hotel Opening Date: 6/25/1999 Preliminary Scope Issued Date: 1/29/2015 PIP Walk-Through Date: 3/22/2012 Revised Scope Issued Date: Scope of Work Expires Date: 7/29/2015 Final Scope Issued Date: PIP Development PIP Draft Completed by: Katie McGowan Date: 1/29/2015 A&C Reviewed by: PJ Barbour Date: 1/29/2015 Fire & Life Safety Audit Completed by: John Burger Date: 1/26/2015 The Americas Reviewed by: Michele Eble Date: 1/29/2015 Due Dates PIP Completion Date: All items due in 12 months, unless otherwise noted next to individual requirement. Special Notes: Hotel is subject to inspection and verification that all items have been completed as detailed and agreed upon in this Property Improvement Plan (PIP). Upgrades to the hotel shall be required in accordance with Section VII of the Franchise Agreement unless otherwise noted below. If the hotel has not implemented a specific brand standard that is listed in the PIP, the PIP will not serve as a temporary release or waiver if the item is listed as a deficiency in the QA Operations Audit. Franchisee/owner must submit design, plans, layouts and custom selections to Marriott Interior Design for approval prior to execution of the PIP. Requirements must meet Brand specifications at the time of the execution of work. 2 of 10

3 ADA Certification Requirement As requirement in the franchise agreement, the attached ADA Certification (see attachment A) must be completed and submitted to Marriott by the Property Improvement Plan (PIP) completion date. Property Internet Standards (Details available on Marriott Global Source (MGS)) Note: Compliance will be verified via Brand Standard Audit due in 60 days 1. Meet or exceed minimum bandwidth requirements based on hotel type and size. Systems 1. Replace PBX & Voic Systems Décor Package Implementation Implement all required elements of Turning Point décor package or a custom décor package. Must submit design, plans, layouts and custom selections to Marriott Interior Design for approval prior to purchasing. Ensure new FF&E and finishes coordinate with new décor package. Architectural Façade/Building Envelope 1. Clean and repair exterior building finishes to a "like-new" condition. 2. Repaint wood trim and decorative moldings. 3. Install shutters where missing 4. Provide card-reader access for all entry doors into building. 5. Replace Guestroom Windows (20) to include frame, glass and sealants). 6. Verify the condition of all remaining exterior windows, doors, frames, sills, and seals, and repair/replace as necessary to prevent wind, rain and noise from leaking into building. 7. Touch up and repaint front entrance door. Exterior Signage and Graphics/Lighting 1. Replace exterior "Office" signage with "Welcome" signage. 2. Install new decorative light poles (parking lot or others). 3. Replace exterior decorative lighting (i.e. sconces, pendant fixtures) with new. 4. Replace any cracked/yellowed light covers at exterior light fixtures. Hardscape and Parking Areas 1. Replace sidewalk. 2. Repair/reseal and re-stripe parking areas. 3 of 10

4 Landscape/Visual Barriers 1. Remove and replace all dead or misshapen landscaping. 2. Provide additional landscaping at main entry. Miscellaneous Site Features 1. Replace all trash receptacles with decorative trash receptacles to be compatible with main building exterior. 2. Replace exterior ash/trash urn. 3. Replace HVAC Handling Unit. 4. Replace HVAC Condensing Unit. Launching Pad 1. Install TurningPointS décor package per design guideline drawings. 2. Construct new storage closet across from vending. 3. Remove non-standard items in public areas (i.e. candy machine, bookshelves, plants/florals). 4. Replace doors throughout public space. 5. Install New Flooring and Base. 6. Repaint Walls (Including Accent Colors). 7. Repaint Door Trim/Frames. 8. Install Corner Guards. 9. Remove Connectivity Center Millwork and Replace with New Kiosk. 10. Replace Laminate Countertop With Solid Surface Top. 11. Provide New Upholstered Bench Cushion. 12. Replace Upholstered Seating. 13. Install New Tables. 14. Install New Artwork. 15. Install New Wall-Mounted 37" HDTV (If Not Existing). 16. Replace Window Treatments. 17. Replace brass door hardware with new hardware to match satin chrome finish. 18. Paint Ceiling. Breakfast Room 1. Convert one guestroom adjacent to Exercise Room to Breakfast Room per plans. 2. Relocate Guest Laundry to accommodate and rework new Breakfast Room. 3. Construct new Prep Room adjacent to Breakfast Room. 4. Install new mechanical, electrical and plumbing as required. 5. Install new carpet, padding and carpet base. 6. Install new tile and tile base in front of buffet, in Prep Room, and Corridor connecting Breakfast Room and Food Prep Room (including Vending Area). 7. Paint walls. 8. Paint walls in Prep Room. 9. Repaint all painted doors and trim/frames. 10. Provide new seating 4 of 10

5 11. Install tables. 12. Install new artwork. 13. Install new window treatments. 14. Remove plants and florals and install new accessories. 15. Install wall-mounted, minimum 32" LCD HDTV, per current brand standards. If layout is not prototypical, work with Marriott to determine correct size TV. May need multiple TVs. 16. Install new decorative hardwired and architectural lighting. 17. Install new interior graphics/signage. 18. Paint ceiling. 19. Install new solid surface countertops and millwork cabinets. 20. Install new food service equipment per plans. 21. Install Decorative Wood Panels with Individual Picture Lights. 22. Install New Mirror and Wall Clock. Elevator 1. Replace flooring with current standard. 2. Install new light lenses in elevator cab. 3. Touch-up elevator cab wall panels to like-new condition. Guest Laundry 1. Relocate guest laundry to accommodate new breakfast/food prep area 2. Install vinyl flooring and base. 3. Paint walls. 4. Install artwork. 5. Install half glass vision panel in entry door. 6. Install card-reader access to entry door. 7. Paint door trim/frames. 8. Paint doors. 9. Install window treatments if window exists. 10. Paint ceiling. 11. Replace any damaged or stained acoustical ceiling tiles and/or grid. 12. Install a wall-mounted house phone with direct connection to the front desk. 13. Install a 4' folding counter and clothes hanging rod. 14. Remove non-standard furniture and accessories and do not replace. 15. Install interior graphics/signage. Exercise Room 1. Replace flooring and base with current specification. 2. Paint walls. 3. Install full-height, 1-1/2" wide corner guards to match the color tone of adjacent walls. 4. Install new millwork towel cabinet. 5. Replace artwork. 6. Replace window treatments. 7. Replace exercise equipment with integrated LCD TV to meet current minimum brand 5 of 10

6 standards and quantities. 8. Relocate/add power and cable as required for new equipment. 9. Replace interior graphics/signage. 10. Paint ceiling. Patio Pool 1. Install new paver patio minimum 100 sq. ft. 2. Install new outdoor furniture with current standard. 3. Install new permanent commercial grade built-in or freestanding stainless grill at patio. 1. Replace pool graphics/signage. 2. Provide ladder access with rail at deep end of pool. 3. Provide an OSHA-approved, hard-plumbed eye-wash station, directly connected to cold water supply line and accessible at all times, in the pool equipment room. 4. Install a wall-mounted house phone with direct connection to the front desk. 5. Replace outdoor decorative lighting (i.e. pole lighting and sconces) with new. 6. Replace pool furniture in a combination of chaise lounges, tables and chairs. Public Restrooms 1. Remove all non-standard decorative items (towel caddy, wicker shelving, etc.). Do not replace. 2. Replace brass door hardware with new hardware to match satin chrome finish. 1. Replace vinyl flooring. 2. Repair walls and paint. 3. Replace doors. 4. Replace decorative vanity mirror. 5. Replace vanity light fixture. 6. Replace ceiling light fixture. 7. Remove artwork and do not replace. Administrative Offices 1. Replace Interior Graphics/Signage (If Not Current Specification). 2. Replace carpet. 3. Replace window treatments. Employee Dining 1. Repaint Door Trim and Frames. Back of House 1. Replace Commercial Washing Machine. 6 of 10

7 Corridors/Stairwells 1. Repaint/touch up door frames 2. Replace guestroom entry doors with six-panel, residential style. Entry doors may be either solid core hardboard or metal hollow-core. Repaint door trim/frames to match, if not replacing trim. 3. Enclose area under stairwell to become storage closet. 4. Provide ice machine on each floor. 5. Replace carpet, padding and carpet base. 6. Replace stairwell carpet, padding and stair nosing. 7. Install 1-3/4" rubber threshold at guestroom entry doors with carpet to carpet transition. 8. Install 1-1/2" rubber threshold at guestroom entry doors with carpet to tile transition. 9. Repaint walls. 10. Paint accent wall at elevator lobby area. 11. Replace corner guards with new full-height, 1-1/2" wide corner guards to match the color tone of adjacent walls. 12. Replace any damaged or stained acoustical ceiling tiles and/or grid. 13. Replace artwork. 14. Replace window treatments. 15. Replace decorative hardwired lighting. 16. Install additional lighting to increase light levels. 17. Replace interior graphics/signage. Guestrooms 1. Ensure 100% of studios have the Home Office. 2. Provide New Track Lighting above Home Office. 3. Replace mattress and box spring. 4. Replace carpet, padding and base. 5. Replace thresholds at connector and entry doors with full width and length "T" strip at connector doors and 1-3/4" W "T" strip at entry doors. 6. Install rubber transition strip between carpet and vinyl flooring. 7. Paint walls, including accent paint at headboard wall and kitchen. 8. Replace upholstered seating, including dining chairs. 9. Remove bed scarf and do not replace. 10. Provide new cumulus top sheet at bed 11. Remove Cocktail Table and Install C-Table. 12. Provide new washable decorative pillow. 13. Replace Casegoods. 14. Install new artwork and accessories. 15. Replace lamps and shades. 16. Install New Decorative Hardwired Lighting. 17. Provide New Black-out Drapery and Sheers 18. Replace closet doors, track, and hardware. 19. Replace Kitchen Flooring. 20. Repair and Touch-Up Kitchen Cabinets to "Like-New" Condition. 21. Install Granite Countertop in Kitchen (Sink Can Be Reused). 22. Provide New Kitchen Sink Faucet. 23. Provide New Hardware at Kitchen Cabinets. 24. Install New granite cap at kitchen half wall. 7 of 10

8 25. Replace PTAC Units to include remote thermostats (42). - Due by 12/31/ Replace VTAC Units (20). 27. Install Stainless Steel Appliances (to include microwave). 28. Install Container Store Closet System in 50% of Studio Suites 29. Install Container Store Closet System in 100% of One and Two Bedroom Suites. 30. Provide New Window Treatment at Kitchen Window. Guestroom Bath 1. Install Speakman shower head in bathrooms where not existing. 2. Replace Bath Flooring. 3. Paint Walls. 4. Provide New Vanity Base and Hardware. 5. Install Granite Vanity Top and Undermount China Bowl. 6. Remove Wall-Mounted Hair Dryers. 7. Replace Decorative Vanity Mirror. 8. Install New Vanity Light Fixture and Bulbs. 9. Replace Two-Part Shower Curtain and Rings. 10. Replace Ceiling Light Fixture If Discolored or Light Levels Are Below Standards. 11. Paint Ceiling. 12. Replace Fiberglass Tub and Tub surround with current Specification. Engineering/Fire Protection/Life Safety Property must comply with all standards and requirements as detailed in the Fire and Life Safety Audit items listed below regardless of current status of compliance with local codes or previous franchisee guidelines. The Portland Scarborough TPS was surveyed on April 17, This project has been surveyed with the understanding that the work performed in this building meets renovation as defined as refinishing, replacement, bracing, strengthening, or upgrading of existing materials, elements, equipment, or fixtures without involving the reconfiguration of spaces. If any other work in the building is performed, such as reconfiguration, change of use, additions, etc., Marriott Fire Protection must be contacted for a reassessment of the fire and life safety requirements. General Building Notes: Built in Guestrooms 2 Buildings 3 stories Gamewell- FCI E-3 Series 2012 The following items must be completed to meet Marriott Fire Protection and NFPA Standards in the noted timeframe. The fire protection and life safety systems must be inspected and tested by Marriott Fire Protection once completed: 8 of 10

9 Within 30 Days of agreement execution: 1. Repair leaking sprinkler pipe at ITV Building A 2 nd floor storage room. 2. Post operating instructions on fire alarm control panel. 3. Provide documentation from a licensed sprinkler contractor that the solution in the anti-freeze system meets the requirements of NFPA edition. Within180 Days of agreement execution: 4. Interconnect smoke detectors in multi-room units 317 & Repair smoke detectors - Rooms 328, 119, & Repair fire doors 1 st floor & 2 nd floor south stairwell Building B. They are not closing due to lamination coming off the doors. FOR INTERNAL USE ONLY OASIS TR: 12 months OASIS RD Date: 12 months 9 of 10

10 (RELICENSING ON CHANGE OF OWNERSHIP) ADA CERTIFICATION (to be completed by Franchisee s architect, engineer, ADA consultant, or other licensed professional) In connection with the proposed [NAME AND LOCATION OF HOTEL] (the Hotel ), I hereby represent and certify to [FRANCHISEE] and to [FRANCHISOR] that: [For an historic hotel insert: The Hotel [is eligible for listing in the National Register of Historic Places under the National Historic Preservation Act] [has been designated as historic under State or local law] [is a qualified historic building under the Uniform Federal Accessibility Standards] (an historic hotel );] I have used professionally reasonable efforts to ensure that the Hotel conforms to and complies with the requirements of the Americans with Disabilities Act ( ADA ) [For an historic hotel insert: as applicable to an historic hotel], and all other related or similar state and local laws, regulations, and other requirements governing public accommodations for persons with disabilities in effect at the time that this certification is made; and In my professional judgment, the Hotel does in fact conform to and comply with such requirements. By: Print Name: Firm: Date: 10 of 10

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