San Diego is one of the US’ top life science clusters, with strong demand for office and lab space. To serve this dynamic sector, asset management company The RMR Group wanted to completely redevelop an existing 186,000 square foot science campus to offer modern, Class A work and collaboration spaces that could accommodate a range of tenants. The transformation has been very successful: at completion, it is expected to be 85% leased to pioneers in digital surgery, regenerative medicine, and biotechnology.

Located in Ladera Ranch, California, this mixed-use complex was designed to serve as an athletic hub for youth sports in the Orange County region. This project is a 4-story 120,500 SF "podium design" with parking on the ground level that leads to a 62,000 SF sporting center consisting of 8 indoor basketball/volleyball courts and a foodservice commons. ‍In addition to the sports complex, this project also houses a Smartstop Asset Management location. This includes 42,000 square feet of indoor self-storage space and 16,000 square feet of corporate office space. ‍With the project being constructed and designed with sustainability in mind, Solar Photovoltaic Panels cover the 70,000 square foot roof. The building ultimately achieved LEED Gold Certification from the United States Green Building Council.

This project was a first-generation full-floor office tenant space, including open ceiling concepts that reflected visible air condition ducting and lighting for the technology provider of e-commerce, marketing, and logistic solutions, Branded Online. This space combined two previously separate offices into one central hub. The headquarters office includes various work areas, including private offices, open huddle spaces, shared work areas, two conference rooms, and a breakroom.

This project is a new greenhouse & headhouse space building with wet and dry research laboratories, growth chamber housing, and space for faculty and academic support. The project is envisioned to host multiple scientific disciplines engaged in collaborative research.

Located on the Long Beach Memorial Medical Center campus, this 80,000 square foot, four-story Village brings together over 30 specialty pediatric clinics, allowing families to receive all their care needs in a single location. The innovative Village was delivered as a LEED-Certified building, creating a green and environmentally friendly place for children and their families. Electric Vehicle charging was provided for 20% of all parking required (more than double the code-required amount) to accommodate future Electric Vehicle needs. A light-filled, multi-story lobby and full-height windows along main circulation paths bring daylight to each of the clinics. Multiple age-specific rehab therapy gyms open to a shaded outdoor yard, bringing healing outdoors. Similar to what is envisioned for the CHOC EMP, the entire project was developed with Lean concepts, using pull planning across the entire Design-Build team; big room team coordination meetings; and the crafting of full-sized mockups of nearly all treatment spaces.

tk1sc provided mechanical and plumbing engineering services for this $9 million, 160,000 square-foot middle school campus renovation and expansion project, adding 70,000 square feet. Scope encompassed improvements to the lower and upper school classrooms facilities in addition to the construction of a new 2-story classroom building that shares a semiprivate courtyard with the adjoining new performing-arts center. The new structure includes 23 instruction spaces, four science labs, and administrative offices.

tk1sc was brought on to provide mechanical, electrical, and plumbing engineering services on this renovation and expansion for St. Mary’s School, Orange County’s only independent preschool through grade 8international baccalaureate (IB) world school. The project added 50,000 square feet of classrooms, three science labs, an art wing, and a 4,000 square-foot teaching and foodservice kitchen.

Responsible design was a key factor for Vans during the process of building out their current home base. This project included shell and core upgrades and tenant improvements in an existing 179,000 SF commercial office building. The building is far more efficient than a typical Title 24 building- achieving 95% energy savings over the 2005 California Energy Code used as the LEED standard at that time. The project earned a LEED Platinum certification scoring 118 points, while the range for a Platinum Score is 80-110. In addition to mechanical, electrical, and plumbing engineering services, tk1sc also provided low voltage systems design, commissioning, and LEED administration services for this project.

Jones Lang LaSalle Incorporated is a global commercial real estate services company that provides investment management services worldwide, including services to institutional and retail investors and high-net-worth individuals.‍Needing a bigger workspace after acquiring HFF, JLL relocated their Irvine headquarters to a new 35,000 square-foot office at Intersect located at 17877 Von Karman in Irvine, CA. The new office space can accommodate approximately 150 employees with collaboration, teamwork, and transparency in mind. ‍tk1sc provided mechanical, plumbing, and lighting design services on this project. The design required collaboration with the architect on larger open ceiling conditions and full-height wall construction, and proper HVAC zoning from base building VAVs with electric reheat. In addition, we collaborated during design and construction with the architect, general contractor, mechanical sub-contractor, and building landlord regarding proper openings in wall construction to ensure return air paths back to main floor return air fans.

The two ten-story Trammell Crow next-generation office space, one-million-square-foot LEED Gold high-rise buildings are interconnected with sky bridges, a central park with outdoor workspaces, retail, café, and a9-story parking structure. This project involved full mechanical, electrical, plumbing, low voltage, and audio-visual technology design with a full build-out of tenant improvements for separate clients. After the start of construction in February of 2016, the team archived the goal of substantial completion in September of 2017, on time and under budget.

The 20-story 200 Spectrum Center Drive, Orange County, California’s tallest building, is a modern, flexible work environment with direct connections to the Irvine Spectrum shopping and entertainment center.‍The office tower is approximately 450,000 square feet and includes a six-level parking garage with 1,466 spaces. LPA worked with architect Pei Cobb Freed & Partners of New York to create a tower clad in a linen-finish stainless steel curtain wall with high-performance floor-to-ceiling glass.

The latest addition to the sequence of parks and trails throughout Orange County’s Great Park Neighborhoods, this park provides aquatic and playground fun for the whole family. Playful shade structures and palm colonnades are accentuated, while the walkways through the park meet Irvine’s demanding Security Code. Developed by FivePoints, with architecture by LPA, Inc., and landscape architecture by BrightView. Full MEP/Low Voltage/A/V services provided by tk1sc.

Xeris is a specialty pharmaceutical company leveraging novel formulation technology platforms to develop and commercialize ready-to-use, liquid-stable injectables.tk1sc provided MEP design for this 17,105 SF R&D tenant improvement space which included 6,944 SF of Lab and Lab Support space, including a process laboratory with redundant infrastructure, 5,648 SF of Private & Open Office, 2,420 SF Common Areas, Rooms, break areas, reception/lobby, mail and copy rooms.

This project yields a new 80,000 SF TI corporate office with cutting-edge lab space for La Jolla Pharmaceuticals. The new headquarters includes 25,000 SF of lab room and 55,000 SF of creative office space, including a multipurpose room that doubles as a break room and adds dozens of conference and privacy rooms.

Invivoscribe develops and manufactures diagnostic products and reagents for leukemias and lymphomas. Their diagnostic tests generate meaningful results allowing healthcare providers to confirm or modify treatment for each patient. In need of a new San Diego office, tk1sc provided mechanical, electrical, and plumbing design for this 53,000 square foot remodel to an existing 2-story building. The scope for this lab and corporate office renovation project included lab areas, an ISO 8 cleanroom, cGMP manufacturing areas, environmental rooms, a warehouse, walk in freezers and cold rooms, offices, conference rooms, restrooms, breakrooms, reception, MDF/IDF rooms and other support spaces. In addition, the manufacturing area had validation requirements for temperature, humidity, and cleanroom ISO conformance.

Inovio Pharmaceuticals is an American biotechnology company focused on discovering, developing, and commercializing synthetic DNA products for treating cancers and infectious diseases. In need of a new San Diego lab and office, tk1sc provided mechanical, electrical, and plumbing design and engineering services on their 50,100 square foot remodel. The two-story building includes ISO 8 cleanroom space, a new Manufacturing area, Dry Lab spaces, Office area improvements, a Product Storage/Warehouse, and building amenity improvements for meeting areas and indoor/outdoor employee lounge space.

tk1sc provided engineering services for mechanical, electrical, plumbing, and low voltage services on this 20,000 square foot addition to the San Bernardino County Sheriff’s Scientific Investigations Division. The project includes laboratory spaces and separate office spaces for controlled substance investigators. Crime scene investigations are provided with two-vehicle examination bays and evidence processing laboratory stations with a separate open office area. The project provided Firearms staff with workstations for evidence processing and documentation, in addition to the indoor firing range and projectile recovery tank rooms.

tk1sc provided complete engineering consulting for Mechanical, Electrical, Plumbing, Energy, and LEED Services on this 91,200 square foot Science and Technology building. The Alton and Lydia Lim Center for Science, Technology, and Health is the newest and most prominent academic building on Biola University's campus, tripling the amount of space devoted to science education. This expansive teaching and research facility is home to the next generation of innovative science, engineering, and healthcare leaders. The project consists of 27 laboratories, including a dedicated SEM (scanning and electron microscope) lab and a TEM (transmission electron microscope) lab, six classrooms, a greenhouse, anatomy suite, research spaces, faculty offices, and a rooftop observatory. The facility provides cutting-edge equipment and research opportunities to students and faculty for years to come. ‍

This project is a two-story building of approximately 23,163 square feet. The Newport Harbor Yacht Club is located on 720 West Bay Ave., Newport Beach, CA. The project is designed as a replacement to the existing building. The various space functions include offices and conference rooms, bar, lounge, dining area, ballroom, library, locker, and showers. tk1sc provided full-service engineering/ consulting services for Mechanical, Electrical, Plumbing and Low Voltage systems. Architectural lighting design services were also provided by our boutique lighting team, studiok1.

This project's sustainable elements highlight the design while also providing an efficient place for students to live, study, and socialize. With smaller than average room sizes, more common areas, study alcoves, kitchens, terraces, a classroom, and café were built with the saved space. To achieve it's LEED Gold status, our design team implemented the following sustainable building systems. Active and passive controls, motion-sensor lights in all spaces, special triggers to disable HVAC use when the operable windows are open, solar fins that shade west-facing windows for additional energy savings, and geopier footings in place of typical cast-in-place concrete, which saved time and money.Constructed on the last available parcel of campus land, the Blackstone Residence Hall was squeezed between a major college entrance, a busy street and two existing structures, with no green space on site. To make the design work, the project team employed the latest building information modeling and document-control technologies to create an angular building design that maximizes the number of units while leaving room for outdoor amenities. The result is an efficient LEED Gold building, highlighted by smaller-than-average, 150 SF dorm rooms. The saved area was allocated for more common space, study alcoves, kitchens, terraces, a classroom and a café. The 61,000 SF structure provides 15% of its area as amenity space for residents. It also created a new secondary campus entrance.

The re-opening of the Martin Luther King Jr. hospital signifies a new beginning for the MLK Medical Center, which was closed in 2007, leaving a large community without access to local healthcare services. The renovation re-establishes this facility as a new, state-of-the-art hospital within the LA County Department of Public Health system providing inpatient, outpatient, and mental health services. Redevelopment of the 38-acre campus encompasses the complete renovation of the In-Patient Tower, Replacement of the Central Heating, Cooling and Emergency Power Utility Plant, and addition of an Ancillary Building. The project included constructing a new 2-story 23,000 SF Ancillary Building, a new 70,000 MBH steam heating plant, a 4800-ton cooling plant, and a new 4MW emergency generator plant. The project also included:

This project is a new 35,000 square-foot medical office building. The facility houses 24 primary care and six mental health providers and includes adult primary care, OB/GYN, pediatrics, mental health, nurse clinic, lifestyle medicine, blood draw, pharmacy, and imaging (general radiology, mammography, and ultrasound). tk1sc's design services included mechanical, plumbing, and LEED energy modeling services. The project pursued a LEED v4 certification.

Our team provided mechanical, electrical, plumbing, technology, and lighting design services on this 60,000 square foot medical office building project located on the existing Kaiser Baldwin Park campus site. The new construction can house 42 provider offices, 50 exam rooms that accommodate orthopedics, urology, imaging, and RAD public square. The project goal was to create a technologically advanced Medical Office Building using a building automation system and specialty lighting systems integrated into various complex ceiling systems.

This project was the first of its kind for Hoag and included the nation's first ambient experience cath lab. Our scope of work on this 533,680 square foot hybrid surgery suite included all new HVAC and plumbing systems and EMS consulting services. In addition to the cath lab, this project consists of a14-bay swing Pre-Op/PACU, Physicians Lounges, Staff Lounge, Public spaces, and Exterior Entry. The hybrid operating room HVAC systems include state-of-the-art temperature and humidity control systems utilizing series desiccant wheel technology. Using the series desiccant wheel technology, low room temperatures and humidities can be achieved while also reducing cooling energy use. We also monitored hybrid OR indoor air for temperature, humidity, CO2, particle count, and VOCs. We utilized indoor air quality to monitor unoccupied air handling system setback modes to reduce energy costs further.

This new 4-story, 100,000 square-foot medical office building is located on the City of Hope Medical Center Campus in Duarte, CA, and provides office and administrative support to the Medical Center.

This project included amenity improvements for the MetLife Investments office at 655 West Broadway in San Diego. The scope of work included adding the amenity deck at the 6th level and bleachers between the 6th and 7th levels, including an accessible lift for the upper 7th level bleacher deck, new office tenant improvement, and unisex toilets at the 6th level. In addition, the ground level includes a new coffee shop, boardroom, shower/locker rooms, restrooms, bike storage, and smoking area.

Built in 1994, the 1800-seat Fred Kavli Theatre underwent recent renovations over an expedited three-month period that included new paint, carpet, seats, color-changing fixtures, and new lighting design upgrades.

This project consisted of retrofitting an existing 336,000 square foot four story office building into a DSA approved high school campus. The now 220,00 square foot hyper adaptable learning facility can service approximately 1,200 students and is home to three independently run public charter schools. The building was designed to support a flexible integration of project-base STEM curriculum. In order to support this, at the heart of each school are large common areas that can be programmed to accommodate everything from student project work and presentations, to group activities. A four-story atrium interconnects the three separate schools opening it up to a shared community space on the ground floor. tk1sc provided full-service MEP engineering design on this project.

This design-build project is a 38,900 SF two-story law enforcement training center. The building design was certified by the California Commission on Peace Officers Standards and Training. The facility includes classrooms, training simulation labs, a fitness lab, locker room, an armory and mat room for physical combat training.

The Student Recreation Center is a 138,000 square-foot facility for exercise and leisure activity that promotes lifelong health and wellness. This project aimed to create a student recreational center where students can workout, hang out, and relax in a sustainable environment. The 2-story project includes a gymnasium, sports courts, weight training & fitness areas, multipurpose rooms & a 5,000 square-foot pool area with showers &locker rooms. tk1sc provided mechanical, electrical, and plumbing engineering, low voltage systems design, and lighting design for this eco-friendly LEED Gold certified building.

The UC Irvine Medical Center is a 411-bed full-service academic medical center. With plans to add a new 300,000 square foot in-patient tower to the existing 1.2 million square foot hospital, the medical center needed an additional central plant to provide a stand-alone chiller and emergency power to the outpatient services building, diagnostic and testing labs, administrative areas, and all non-acute care buildings. The new central plant's location is at a new second entrance to the medical center, a key factor driving the architectural design.

90,000 SF Office building housing the Indio branch of the Riverside County Law Library and offices of the offices for the district attorney, public defender and county counsel. The project earned a LEED Platinum rating in 2015.The project was a Public-Private Partnership (P3) endeavor. This three-story, approximately 90,000-square-foot facility provides offices for the district attorney, public defender, county counsel and the Indio branch of the Riverside County Law Library.

The Second Phase of the Pitzer Student Housing project consists of two 4-story buildings with approximately 90,000 square feet of multi-story Student Dormitory while housing 304 Beds in 79 units. The project includes an open common area in between buildings. Amenities include computer labs, classrooms, study rooms, and offices. Systems include graywater collection, photovoltaic panels, green roofs, living walls, and permeable concrete. The exterior of the buildings consists mainly of plaster, fiber cement siding, and operable windows with the mechanical system tied to it. tk1sc provided full-service engineering services for mechanical, electrical, plumbing and low voltage designs. The project is the first to receive LEED Platinum certification on the Pitzer campus.

A start-up virtual reality developer takes its new home on the first floor of a1970s office tower. Given the company's virtual product, an effort was made to accentuate the "real" in the working environment and inspired the design team to use cutting-edge technology. The concrete corbelled ceiling and the office HVAC, electrical, and network systems are exposed and highlighted, providing an industrial aesthetic. Wall surfaces and doors are heavily textured, with the lighting designed to accentuate these elements. Given the digital nature of the workforce's tasks, we carefully considered lighting control, allowing fully dimmable options for direct and indirect illumination. Light is focused on the work surfaces, letting the walls fade back not to washout the multiple TV monitors. With limited fixture types throughout the project and all the fixtures being 100% LED, maintenance is minimized. Interior Architecture was done by Bolette N. Albertsen, with full mechanical, electrical, plumbing, and technology services by tk1sc and lighting design bystudioK1.

Jumpman's new flagship store is a 24,000 square foot tenant improvement of a historic building located in downtown Los Angeles. tk1sc designed the new mechanical, electrical, plumbing, and lighting systems that the landmark building required, including a pinnacle product lounge, sports-science-equipped Flight Lab, and a full regulation-size rooftop basketball court.

As its first flexible workspace on the west coast, Hana offers 62,000 square feet of turnkey co working spaces, private offices, and on-demand meeting rooms within Park Place, the landmark mixed-use campus in the heart of Irvine. Hana provides co working and office space for solo professionals and high-growth businesses to thrive. The project team designed a high-density flexible workspace office tenant improvement to meet the owner's needs of flexibility, privacy, and upscale amenities for short-term office solutions. Providing mechanical, electrical, plumbing, and lighting design services on this project, tk1sc designed solutions to meet the unique needs of this type of environment.

Monster Energy's new six-story, 142,000 square foot headquarters houses 500 workstations and 175 private offices. It also features a creative "test lab" for employees and athletes to sample new beverage products, VIP areas, conference room seating on each floor, and design elements and graphics throughout the building that reinforce the Monster brand. tk1sc provided mechanical, electrical, and plumbing engineering, voice/data cabling design, access control, security camera system design, data center design, with StudioK1 providing lighting design. This project showcases all of tk1sc's design capabilities.

Airborne Systems is a world leader in military parachute design, manufacturing, and training. They tasked tk1sc with providing full-service MEP engineering and commissioning services for their new office, warehouse, and manufacturing space. Located in Santa Ana's Alere's Orange County Industrial Center. This 159,163 Square Foot space provides Airborne System enough space to operate. The intention for this space design was to create a better connection between the front office and the manufacturing floor that blurs the lines between the two functions. This space's open ceiling concepts allowed us to show off our design work while adding to the overall rugged and industrial feel of this space.

This project was a renovation of the Stein Library that accommodated the relocation of a computational User Group. The renovation included relocating existing computational user group functions from the Molecular and Experimental Medicine (MEM) Building at 3545 Cray Court to the Stein Research Center's fourth-floor library at 10660 North Torrey Pines Road. The library is attached to both TSRI's Arnold and Mabel Beckman Center for Chemical Sciences and the Scripps Green Hospital, and the library is shared with Scripps Health. tk1sc provided mechanical, electrical, and plumbing engineering services on this project.

This 12,514 square foot state-of-the-art library features a campus-like environment, with central public gathering spaces and outdoor learning courtyards. In addition, the facility includes adult, teen, and children’s reading areas, an early childhood/family area, a programming space, a homework center, two group study rooms that feature unique lighting fixtures to help delineate the different spaces. The project also includes a 100-seat community meeting room with an audio/visual system, express-service checkout machines at the lobby, information services pods, public access computers, Wi-Fi, staff areas, and public restrooms. ‍

Part of a mixed-use, master-planned community, the Chino Hills Government Center was designed to be the heart of the city. The center consists of a 56,000-square-foot city hall, a 28,000-square-foot library, a 30,000-square-foot sheriff's facility, and a 15,000-square-foot fire department. A central plaza serves as a civic gathering place for the community. The project grounds itself in the local topography. Each building is anchored by extra-thick accent walls clad in natural stone. The rough-hewn material relates to the rugged hills that form a backdrop to the site. Four columns support a massive "floating" roof; a breezeway connects the city hall and library entries. The breezeway shades lobbies and frames views to the freestanding fire station on the opposite side of the plaza. For the exterior, designers chose colors typical of southwest arid regions: beige and tan, ochre and sienna.‍Sustainable features include daylit interiors, as well as water conservation and stormwater management strategies. The design team also incorporated a native, drought-tolerant landscape. The new government center campus includes four buildings, a City Hall (Council Chambers, offices of the City Manager, City Clerk, Building Department, Community Services, Community Development, Data Center and Support Departments), Fire Administration Headquarters, Sheriff Facility, and County Library. The Sheriff's Facility was designed to essential facility standards.

For this first-generation tenant improvement project,tk1sc provided engineering design for mechanical, plumbing, electrical, and lighting systems renovations for the multi-national cloud technology innovator AbacusNext in San Diego. Located in the Irvine Company’s Eastgate Summit building, this 3-story 63,129 square-foot facility offers unobstructed views to the Pacific Ocean, motivating murals throughout, several conference rooms, a game room, and provides a full gymnasium for the team to use. This building achieved LEED certification.

The brief for the new 16,000 square-foot Southern California headquarters of a healthcare architecture firm, Taylor Architects, was to embody their motto: Promoting wellness through architecture. tk1sc provided a full range of consulting services, including mechanical, electrical, plumbing, lighting design, technology design (including low voltage and structured cabling), and commissioning.

Situated in Newport Beach's historic Marina Lido Village, this unique 16,000 square-foot building provides a dynamic co-working environment to the public while also housing SAPs Research and Development center. With guidance from our project leader, Ron Zawadzki, the tk1sc team provided mechanical and technology system design services on this project. The breathtaking open concept of this design allowed us to show off our HVAC design, combining aesthetics with utility.

tk1sc provided mechanical, electrical, plumbing, and technology engineering services, with studioK1 providing lighting design services on Henkel's new Culver City office location. The headquarters includes a multi-branded Academy of Hair learning center with full salon capabilities and a showroom stage lighting system where Henkel can host customers, social influencers, and professionals. Our work on this tenant improvement project included the renovation of two floors totaling roughly 42,000 square feet, a test salon with color-tunable lighting, six new conference rooms and a shower room on the second floor, a conference room, shower room, AV room, and telepresence room on the third floor. The project also included updating lighting throughout the building to LED luminaires and new lighting controls that met current Title 24 standards.

Global Foundries is a leading, full-service semiconductor design, development, fabrication, and innovation company. They were looking for a space conducive to innovation and collaboration to house their executive, R&D, administrative, and marketing staff in one building. This project combined Global Foundries' multiple bay area office locations into one high-rise office space in Santa Clara, California. tk1sc provided mechanical, electrical and plumbing engineering and commissioning services on this 140,000 SF first-generation tenant improvement. The space spans five floors of a new commercial office building and is comprised of open and private offices, board rooms, training rooms, conference rooms, break rooms, and support areas.

This tenant improvement for Dowler Gruman Architects is located on 2550 Fifth Avenue in San Diego, California. The project is an 8,000 square foot office space that includes an open floor concept with multiple breakout and meeting rooms located on the office's left side. The exposed ductwork and decorative lighting can be seen throughout the building.

This 575,000 square foot project consisted of demolition and tenant improvements to two existing 6-story office buildings and two existing 3-storyoffice buildings. The project included open office space, technical lab space, café, fitness center, and conference centers. The mechanical, electrical, plumbing, and technology systems and equipment were replaced on the two 6-storybuildings and reused/reconditioned on the two 3-story buildings. The project included core and shell MEP upgrade plans, Tenant Improvement plans, and foodservice plans. We renovated the exterior skin facades of two buildings, and the project also features a new four-level, 810 stall parking garage and significant sitework for Broadcom's new campus in North San Jose. This project also added Modular central plants to each building, with new process chilled water loops, air-cooled chillers, air handlers, boilers, cooling towers, VAV boxes, fan coils, and in-row cooling inputs.

The Broadcom campus sits on a 73-acre site across a public road and future entry to the Orange County Great Park in Irvine. This greenfield site project includes four buildings totaling 1,060,000 square feet, two five-story lab office buildings, and two core and shell buildings. The campus consists of a full-service kitchen and cafeteria and two bridges, one of which is an all-hands gathering area for two thousand employees. Each building has a stand-alone central plant and emergency generator. The electronic laboratories for research, design, and testing represent 25% of the space.‍

The project was approximately 223,000 square feet of second-generation tenant improvements, split into two historic roads – Pacific Coast Highway and Route 66 – that serve as a gateway to unite employees across brands and departments. The spaces include a formal meeting room, training and war room, data and innovation areas, an indoor-outdoor space featuring a large patio with tiered seating. tk1sc provided full design for mechanical, electrical, plumbing, audiovisual and low voltage engineering, and lighting design engineering from our boutique lighting design firm StudioK1.

tk1sc provided full-service mechanical, electrical, and plumbing engineering services for AutoGravity's new headquarters. This project consisted of a tenant improvement on the first and second floor of a four-story building at the Sand Canyon Business Center. The open ceiling concept allows for our design work to be seen throughout the building. The work scope included partial demolition, wall framing, flooring, glass walls, MEP, low voltage, and a slide between floors.