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DESIGN CRITERIA
MANUAL |
INTRODUCTION
The Design Criteria Manual is prepared to assist our valued Tenants in
the design and construction of leasehold improvements before, during and after
the substantial completion of the base building project. Revisions, as the nature of the project’s
site conditions change, will be supplemented.
This manual contains information about policies, procedures, and
requirements established by the Landlord for Tenants who undertake improvements
within the leased premises; it also outlines the basic design specifications
for the building. The information
provided within applies as a general rule and should be made available to the
Tenant's Designers and Contractors, who are urged to acquaint themselves
thoroughly with the material herein, as it will form the basis of the
Landlord's approval for all Tenant submissions.
The Landlord's approval of all drawings is for the purpose of obtaining
information about the intended design and use of the premises and the impact
such a design and use may have on the base building systems, structurally,
electrically and mechanically.
By granting such approval the Landlord is not reviewing or agreeing with
any Consultants’ design accuracy; rather, only approving or disapproving of the
impact on the base building systems.
It is recommended that the Tenant and/or Designer visit the site to
review and verify all site conditions prior to the preparation of design work.
The Landlord reserves the right to amend, add or delete the information
in the manual at any time and the Tenant is obliged to abide by such changes
upon notification thereof. All costs
associated with the compliance shall be at the Tenant's expense.
This manual is intended to reflect only standard conditions or
situations and does not amend the formal lease agreement, which is to govern in
the event of any inconsistencies.
Permission to
deviate from the Design Criteria Manual must be obtained in writing. Notes on drawings in conflict with the design
criteria have no validity.
SECTION I
INFORMATION, PROCEDURES, AND REGULATIONS
1.
TENANT CO-ORDINATION
The primary
functions of the Construction Services Project Manager, as the Landlord's
representative, are:
a. To provide guidance and assistance to Tenants during both the design and construction phases of their leasehold improvements;
b.
To
review and comment upon all Tenant submissions before work begins with the
leased premises; and,
c.
To
provide liaison between and among the Landlord, Landlord's Contractor and Consultants,
the Tenant's Contractor and Designer.
The following individuals can provide answers to any questions, comments and submissions:
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PAUL MILBURY Manager, Technical Services GWL Realty Advisors Inc. M5E 1G4 |
HEIDI LABRASH Sr. Property Manager GWL Realty Advisors Inc. M5E 1G4 |
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(T) 416 363 3231 (F) 416 363 1483 |
(T) 416 363 9845 (F) 416 363 1483 |
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2. LANDLORD'S BASE BUILDING CONSULTANTS
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STRUCTURAL CONSULTANTS |
TELECOMMUNICATIONS |
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Halcrow Yolles M5A 1S1 Telephone 416 363 8123 Fax: 416 363 0341 Contact: Mr. Gary Moloney |
Netricom M1S 5A7 Telephone: 416 285 4403 Fax: 416 288 9473 |
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MECHANICAL CONSULTANTS |
BUILDING CODE & |
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Hidi
Rae Consulting M5E 1E5 Telephone 416 364 2100 Fax: 416 364 2276 Contact: Mr. Kaz Swiderski |
Larden
Muniak Consulting Inc. M8X 1Y4 Telephone 416 762 3808 ext. 227 Fax: 416 762 7746 Contact: Ms. Amy Pothier |
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ELECTRICAL CONSULTANTS |
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Mulvey
+ Banani M4A 2P2 Telephone: 416 751 2520 Fax: 416 751 1430 Contact:
Mr. Rob Marcuzzi |
Hidi
Rae Consulting M5E 1E5 Telephone: 416 364 2100 Fax: 416 364 2276 Contact: Mr. Kaz Swiderski |
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ARCHITECTURAL CONSULTANTS |
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Comley Van Brussel L4W 5B2 Telephone 416 621 7745 Fax: 905 602 8720 Contact: Mr. Angelo Gatti |
Gio Tan Design Associates M4W 3L4 Telephone: 416 285 4403 Fax: 416 288 9473 Contact Ms. Patricia Rynkun |
3.
REGULATORY
BODIES
The Tenant is required to design and construct its improvements in accordance with any and all applicable Building Codes, By-Laws, and directives of all governing authorities. The Tenant is also required to secure its own Building Permit and all other approvals required by law. Building Permits may be obtained at:
Department
of Building & Inspections
City Hall -
15th Floor,
M5H 2N2
4.
TENANT
DESIGN AND
To assist the Tenant in the production of working drawings, the Landlord (upon request) can provide the Tenant with any available drawings of the leased premises indicating the major elements of the base building structure and its systems. Any additional drawings or information the Tenant may reasonably require for this purpose may be obtained through the Property Management Office or by surveying existing site conditions.
4.1
Tenant Consultants
4.1.1
The Tenant shall engage all the
Architects, Engineers and Certified Designers, collectively with the Tenant
Consultants to prepare dimensioned construction drawings and specifications,
which are necessary for the construction of the Tenant's leasehold
improvements. The Landlord, during his
review process, will use the base-building consultants. Landlord, from time to time, may require the
Tenant to produce additional or more detailed drawings or information, which in
the Landlord's opinion may be necessary to identify and describe the nature of the
intended improvements. Any added cost
for either or both of these requirements would be at the Tenant's expense.
4.1.2
The Tenant shall make
themselves familiar with the by-law and code requirements as well as this
Design Criteria Manual, before preparing the plans and specifications.
4.1.3
By
giving approval to such plans, the Landlord and his consultants do not waive
the Tenant's responsibility to ensure that any and all Tenant improvements meet
the requirements of the Lease, this Design Criteria Manual, or relevant and
applicable Building Codes. Furthermore,
any construction deficiencies, H.V.A.C., airflow problems, etc., are the
responsibilities of the Tenant and their respective contractor(s). The Landlord's review of the drawings is only
to ensure that the Tenant's design does not negatively impact the building's
systems or aesthetics.
4.2
Approval of Tenant Drawings Submission of Preliminary Drawings
4.2.1
The Tenant shall submit two (2)
prints of preliminary drawings and one (1) digital set showing the proposed
office layout for the preliminary approval of the Landlord, which will be given
within 10 business days of receipt of the submitted drawings. The preliminary drawings will be checked from
the standpoint of physical compatibility and any problems encountered shall be
returned to the Tenant for resolution.
If required, the Tenant shall revise the preliminary drawings and
resubmit them showing the proposed resolution to the Landlord's concerns, for
approval. The Tenant shall provide total
heating and cooling capacity calculations for verification to base building
capacity.
4.2.2
The
Tenant shall submit one (1) digital and two (2) copies of complete working
drawings and specifications for final approval by the Landlord, which will be
given within 10 business days of receipt of the submitted drawings in accordance
with the Construction Procedures contained in the Lease and prior to the
commencement of the fixturing period.
Electrical, mechanical and structural drawings must be signed and sealed
by an Engineer (responsible for the design) licensed to practice Engineering in
the
Tenant drawings shall
consist of:
1.
Floor
Plans
Floor plans should have a drawing scale of 1:100 (metric) or 1/8" = 1'-0" (imperial) and should show:
a.
The
locations of all major fixed elements within the leased premises dimensionally
related to grid lines and demising partitions;
b.
Room
names, numbers (if applicable), and uses;
c.
The locations and layouts of rooms with
unusual loading concentrations (for example, centralised filing areas,
libraries), including a listing of loading conditions;
d.
Materials
and finishes throughout the premises;
e.
The
number of people to occupy the suite, including all heat load calculations for
the determination of H.V.A.C. requirements (may need more info re ASHREA
standards); and,
f. Where
the leased premises occupy less than a full floor, plans must be included of
the entire floor showing the location of the leased premises and their
relationship to the elevator lobby, exits, washrooms, etc.
2.
Telephone
and Power Outlet Plan
Drawing
scale must be 1:100 (metric) or 1/8" = 1'-0" (imperial) with dimensions and locations of all
telephone and power outlets.
3.
Reflected
Ceiling/Lighting Plans
Floor plans should have a drawing scale of 1:100 (metric) or 1/8" = 1'-0" (imperial) and should show:
a.
Lighting,
layout, ceiling pattern, air transfer ducts, materials and suspension-system
details;
b.
The
locations of any sound baffles above the ceiling;
c.
The
locations of any access panels required to service building systems; and,
d.
The
locations of any air transfer ducts through full height partition. Cross talk silencers are required for all
tenant and corridor demising walls.
4.
Sections
and Details
Sections and details must be drawn to a
suitable scale and shall indicate partition details, baffles, doors, etc.
5.
Room
Finish, Door and Hardware Schedule
Two copies
of the hardware schedule must be submitted to indicate all elements including
keying, which must be to existing building standards.
6.
Complete
Mechanical, Electrical, Sprinkler, Building Automation and Life-Safety System
Drawings
Drawings
must be scaled at 1:100 or 1/8" scale, showing all work that is an
alteration/addition to the base building system and all parts of the base
building system that remain unchanged.
Tie-ins and extensions to base building security, fire alarm, and
communication systems must also be clearly shown.
7.
Structural
Drawings
Structural
drawings must only be supplied when modifications to the structure are
anticipated. These must be created by
the Landlord's Structural Engineer or co-ordinated by the Landlord. The Landlord’s contractor shall perform these
structural modifications and will be co-ordinated by the Landlord at the
Tenant's expense.
8.
Specifications
Project
specifications must be submitted with the final set of working drawings
describing the quality and performance standards for all of the Tenant work.
The Tenant is responsible for obtaining all necessary permits and approvals, from the Building Department, Health Department, Fire Marshall, the Ministry of Labour and any other governing authority having Jurisdiction. The Tenant shall submit copies of the building permit and any other required permits or approvals with the Landlord, prior to the commencement of the Tenant's construction.
The Tenant shall engage, at the Tenant's
expense, the Landlord's contractors, for any mechanical, electrical, sprinkler,
controls and balancing modifications or additions to the base building
systems. The Landlord must be notified
prior to any modifications to the base building systems.
Upon completing its review, the Landlord shall
return the drawings stamped and endorsed with its approval along will all
comments and required corrections of the Landlord and his Consultants. The Tenant shall revise his drawings to
include all the comments and corrections and provided the Landlord with a
revised set of prints prior to commencing the Tenant work. Unapproved drawings shall be revised to
conform to the Landlord's requirements by the Tenant and resubmitted to the
Landlord for approval before executing any work. The Landlord shall not be obligated to change
or extend any of the dates contained in the lease as a result of the drawings
being rejected by the Landlord and/or its Consultants.
4.2.3
Following
Approval of Tenant Drawings
1.
Documents
required prior to commencement of construction
a.
Landlord
written acceptance of Tenant drawings/specifications;
b. Copies of Addenda (i.e. contract amendments);
c.
Copy
of Building Permit;
d.
Worker's
Compensation Board Clearance Certificate from general contractor and
sub-trades;
e.
Certificates
of Insurance in accordance with Lease documents;
f.
Two
(2) sets of construction drawings and specifications plus one (1) set of electronic CAD files on CD;
g.
List
indicating General and Subcontractor's contact names and telephone numbers for
after hour emergency use;
h.
Project
schedule, including construction meeting schedule; and,
i.
Letters
of acknowledgement from Architects, Engineers (if different from Base Building
Consultants), and the General Contractor stating they have read and will adhere
to the Design Criteria Manual and its requirements.
2.
Documents
During Construction
a.
Copies
of all site-meeting minutes to the Construction Services Project Manager and
Manager of Technical Services;
b.
Copies
of all Contemplated Changes at time of issuance to Contractors;
c.
Copies
of all Architect or Designer site visit reports; and,
d.
Copies
of all site reports from authorities having jurisdiction.
3.
Documents
following the Completion of Work
a.
Complete
set of Consultant approved "As-Built" Drawings of the installation in
AutoCAD 2000 or 2002 format. Provide drawings in electronic format (CD-ROM);
b.
Letter
from Tenant's Designer/professional consultant that the installation has been
completed in accordance with the contract drawings and specifications and
authorities having jurisdiction;
c.
Confirmation
from Tenant that all surplus base building equipment/material that is to remain
the property of the Landlord has been delivered to the Landlord in working
order;
d.
Written
verification that air balancing deficiencies have been identified and
corrected; and,
e.
Letter
from the City of
5.
TENANT
CONTRACTOR(S) REQUIREMENTS
5.1
The Tenant is required to engage its own contractors for the purpose of
carrying out its leasehold improvement work.
All Tenant Contractors are:
a.
Subject
to approval by the Landlord;
b.
Must
be in good standing with the Workplace Safety and Insurance Board (WSIB); and,
c.
Must
utilize the base building automation, fire alarm/sprinkler and controls subcontractors
for any leasehold improvements involving work from these trades.
5.2
The Tenant shall engage their Contractors to execute the Tenant
leasehold improvements.
5.3
The Tenant Contractors are subject to the following conditions:
a.
The
Landlord reserves the right to approve all construction work carried out by the
Tenant's Contractors to ensure its compliance with approved drawings and
building standards;
b. Insurance: The Tenant and their Contractors shall, prior to commencement of construction furnish evidence that they are adequately and properly covered by insurance, according to the following terms:
All Contractors and Subcontractors connected to
any work within the Property are required to list the following on all
Certificates of Insurance (insurance policies):
Certificate Holder:
GWL Realty Advisors Inc.
M5E 1G4
Additional Insured (use same
address):
London Life Insurance Company
1213763 Ontario Inc.
c.
A
valid Comprehensive General Liability policy with a limit to any one occurrence
of $5,000,000.00. The policy shall contain a cross liability clause and shall
be extended to include non-owned automobiles and blanket contractual liability,
in accordance with of the Lease;
d.
An
"all risk" of physical loss or damage policy be provided covering the
total contract price for the Tenant's work, in accordance with the Lease;
e.
An
automobile policy be in force covering all owned vehicles, with a $2,000,000.00
combined single limit liability for bodily injury and property damage;
f.
All
Policies of insurance relating to Tenant work must be in amounts and in form
and with insurers acceptable to the Landlord, including an undertaking by the
Insurers to give at least thirty (30) days written notice of cancellation or
material changes to the policy holder and the Landlord;
g.
Evidence
of the existence of insurance covered referred to in this section must be
submitted to the Landlord by means of a Certificate of Insurance from the
Tenant's or the Contractor's Insurers or by a certified copy of the actual
policy documents before commencement of Tenant's construction; and,
h.
The
Tenant and their contractor shall indemnify, defend and hold the Landlord
harmless from all claims and hereby assumes all risk of damage to property or
injury to persons in, upon or about the premises from any cause arising from
the Tenant's construction.
i.
The
Contractor is to complete a Tenant Work Permit Request Form, which can be
obtained from the Tenant Services Coordinator at the Property Management Office. A sample of the Form can be found at the end
of this Manual.
j.
Must
sign-in with Security at the beginning of every work day and receive approved
Contractor Access Passes.
k.
Appropriate
work attire must be worn at all times (i.e. company shirt, no ripped/torn
clothing, presentable appearance, etc.).
5.4
Protection
The Tenant shall undertake to protect the Landlord and its interests against the placing of liens under the Construction Lien Act by the Tenant's contractors and suppliers, and to discharge forthwith at its own expense any liens registered against the building and lands which arise as a result of the Tenant's work.
5.5
Permits
Tenant's design and construction work must
comply with all applicable By-Laws. The
Tenant must obtain all necessary permits and approvals from the appropriate
government authorities before construction begins within the leased premises.
A copy of all permits must be delivered to the Landlord through the Tenant or by the Tenant’s representative. The Tenant must correct immediately any work that does not meet with the approval of the building inspector, even though the Tenant's drawings may have been approved previously by the appropriate government authorities and the Landlord. Any revisions to the approved drawings requested by such authorities must be brought to the attention of the Landlord immediately. Should the Tenant unduly delay the required corrections, the Landlord may make the corrections at the Tenant's expense. All permits must be closed with governing authorities upon completion of the work. A copy of the closed permit(s) must be submitted to the Landlord.
A copy of
the permit drawings must be made available at the Landlord's request.
5.6
Approved Drawings
A set of prints of the reviewed drawings must be kept on the leased premises for the duration of the construction period, so as to be available for reference purposes to the Landlord's authorized representatives.
5.7
Construction Schedule
The Tenant must provide the Landlord (prior to commencing construction activities) with a construction schedule outlining the start-up date, and completion date. The Landlord will also require a complete list of the Tenant's Contractors and Sub-trades, which will be listed on a Contractor Access Form and registered with site security.
5.8
Existing Finishes
The Tenant’s Contractors must adequately protect all building finishes and carpets to prevent any damage. Damage to building finishes caused by Tenant contractors will be repaired by the Landlord at the Tenant's expense.
5.9 Exposed Construction Premises
All work not contained within the demising walls and exposed to the public must be enclosed by full height, one side plywood boarding painted to match the Landlord's standard colour.
5.10 Tenant’s Contractor Access Requirements
All Tenant
construction personnel must check in and out with site security at all times.
6.
COMMENCEMENT
OF TENANT’S IMPROVEMENTS
6.1 The Tenant shall have obtained all necessary approvals and permits from all regulatory bodies having jurisdiction over Tenant's work and evidence of all such approvals and permits shall have been provided to the Landlord.
6.2
The Landlord in writing shall have approved the Tenant’s contractors and
sub-contractors.
6.3
The Tenant shall have furnished proof of insurance.
6.4
Inspection of Tenant Premises
Prior to commencement of any Tenant work. The Tenant, his agents, and the Landlord’s
representative shall perform an inspection of the Tenant’s premises.
A signed letter shall be issued confirming
acceptance of Tenant area and any damages or deficiencies shall be indicated at
that time. If any claims of deficiencies
are made subsequent to the aforementioned inspection, and have not been
documented prior to the commencement of work, the Tenant will be held responsible
and shall correct said deficiencies to the Landlord’s satisfaction solely at
the Tenant’s cost.
The Landlord shall issue written notice to the
Tenant advising that all the conditions prerequisite to the commencement of
Tenant work have been complied with to the satisfaction of the Landlord. This notice shall be presented to the Tenant
contractor before he will be permitted access to the premises to begin the
Tenant work.
6.5
Inspection of Tenant's Work In Progress
The Landlord and its Agents, Architects,
Engineers, and Consultants shall have unlimited access to the Tenant's premises
for the purpose of inspecting the Tenant Work In Progress. The Landlord or its Architects, Engineers or
Consultants may note deficiencies in the Tenant work which shall be corrected
by the Tenant immediately solely at the Tenant’s cost.
The Tenant’s Contractor may be issued revisions
to the documents outlining regulations and procedures for Tenant Contractors
and Subcontractors on the job site, from time to time as site conditions
warrant.
After completion of Tenant work another
inspection shall be of the premises between the Landlord’s representative and
the Tenant, to be scheduled by the Tenant.
7.
SECURITY
CONTROL
7.1
Keys (or Access Cards)
Access into the Tenant's leased premises should
be agreed upon by and arranged between the contractor and its client. Only designated contractor personnel will be
issued common area keys. These keys will
be held at the Security Desk and must be signed out and in on a daily
basis. Re-keying costs for keys that are
lost will be the responsibility of the Tenant.
These costs will vary depending on the particular key lost.
7.2
Working Hours
Generally
accepted business hours of operation are from
Construction
materials for the premises shall be delivered prior to
For further clarification of construction activities which generate noise, please see Item Numbered 30 of this Section.
8.
PUBLIC
SAFETY
8.1
It is the Tenant's responsibility to ensure that the Tenant contractor
observes and complies with all applicable construction/safety guidelines and regulations.
Any additional safety regulations imposed by an authorized representative of
the Landlord must also be complied with, immediately and fully. Should failure to comply result in any
construction delay, the Tenant will be held responsible for all resulting
costs.
8.2
The Tenant shall ensure that the Contractor and all Subcontractors
observe and enforce all construction safety measures as contained in the
requirements of any Federal/Provincial Legislature, regulations, Municipal By-Laws
and requirements and the requirements of all other authorities having
jurisdiction which may pertain to construction of the work.
8.3
In the event of any conflict between any Municipal By-Laws, Provincial
or Federal Legislation, the provision that sets out the most onerous or
stringent requirement shall apply.
8.4
The Tenant must ensure that
its Contractor and Subcontractors:
a.
Comply
with, but not limited to all ordinances, the requirements of all Acts and
Regulations with respect to health and safety including Occupational Health and
Safety Act, RSO 1980 Chapter 321 (as amended) and Regulations for Construction
Projects (as amended) made there under; and Workplace Hazardous Material
Information System (WHMIS) Regulation, Ontario Regulation 644/88;
b.
Before
commencement of work and throughout Contract, maintain on site and readily
accessible to all those who may be exposed to hazardous materials, a list of
all hazardous materials proposed for use on Site or Workplace together with
current Material Safety Data Sheets MSDS);
c.
Ensure
hazardous materials used and/or supplies on site are labelled in accordance
with WHMIS requirements;
d.
Provide
detailed written procedures of safe handling, storage and use of such hazardous
materials including special precautions, safe clean up and disposal procedures
which conform to the Environmental Protection Act for disposal requirements;
e.
Ensure
that those who handle and/or exposed to or are likely to handle or be exposed
to, hazardous materials are fully instructed and trained in accordance with
WHMIS requirements; and,
f.
Ensure that all chemicals and
hazardous materials are disposed of according to the relevant standards,
policies, and procedures.
9.
EMERGENCY
CONTACT
9.1 The Tenant and its Contractors are required to provide the Landlord’s representative with the names and telephone numbers for contact in case of an emergency relating to the Tenant’s premises or any activities within.
10.
TEMPORARY
SERVICES
10.1 Restrooms and Common Areas
Common areas and washrooms may be used by the Tenant's Contractor. The Tenant’s Contractor is to coordinate additional cleaning requirements with the Landlord’s representative during the construction period. Should the common areas be soiled by any trades using the facilities, the Tenant will be held completely responsible and billed for any cleaning services required plus the Landlord’s mark-up for administration and coordination.
10.2
Power
a. The Tenant's contractor is responsible for the distribution of temporary power and telephone services within the leased premises during the construction period.
b.
The Tenant will be responsible
for all cleaning and repairing any and all damages.
c.
Temporary
power shall be made available by the Landlord in base building
electrical/telephone rooms and shall be charged to the Tenant’s account on a
pro-rata/square foot basis.
10.3
Telephone
The main telephone service to the building is
through
The Tenant and its Contractors requiring the
use of a telephone must make arrangements to have telephone service installed
within the premises. The Tenant and its
Contractors will not have access to the Landlord's telephone.
10.4
Heat
The Tenant's Contractors are to supply any necessary temporary heating units. Hook up and disconnect to the building supply line will be done by the base building mechanical trade; the costs of which will be billed to the Tenant's account. A consumption rate for recorded use will also be applicable to the Tenant's account.
10.5
Loading Dock and Deliveries
The loading dock for
All
deliveries of materials to the leased premises and construction site must be
booked through the Landlord’s representative providing a minimum of 48 hours
notice. Large deliveries must be made
before
10.6
Service Elevator
The
service elevator is located directly adjacent to the loading dock
facilities. The elevator cannot be taken
out of normal service between
Please note that under Section 3.9.2.2.1 of the
Personnel required to supervise on-site
activities, and the cost of same, will be at the Tenant's expense. Trades are not to utilize regular passenger
elevators and are restricted to the use of the service elevator only during
regular business hours.
10.7
Work Areas
All construction materials, tools, equipment and workbenches must be kept within the leased premises throughout the construction period. All public lobbies, corridors, washrooms and stairs shall be kept clear of construction materials at all times. Construction activities must respect any and all applicable Fire Safety Regulations.
10.8
Garbage
Corridors, exits, freight elevator lobbies and
common areas must be kept clear at all times.
Removal of all construction garbage is the responsibility of the
Tenant's contractor. Arrangements must
be made for elevator time to remove construction debris to the loading
dock. Due to space constraints, the
Tenant or the Tenant’s Contractor must immediately remove debris from the site
by whatever means possible at the Tenant’s expense.
For clarity, removal of Tenant's construction
debris will be scheduled between the hours of
11. TEMPORARY FIRE PROTECTION DEVICES
Operable fire extinguishers must be kept on the
leased premises throughout the construction period and these extinguishers must
be sufficient in number and of suitable type to combat a potential fire in the
work area. Any contractors working with
an open flame must provide their own fire extinguishers in an operable
condition. Base building extinguishers
are not to be removed from cabinets.
Approval from the Property Management Office must be obtained before any
work of this nature is undertaken.
12.
SECURITY
OF LEASED PREMISES
The Tenant is fully responsible for the physical security of the leased premises and the contents thereof throughout the construction period and occupancy. The Tenant's Contractors(s) shall be restricted to the enclosed leased area for all work and storage of all construction materials, tools and equipment.
13.
FASTENINGS
Tenant Contractors are not permitted to
mechanically fasten to window frames, fire-rated walls or exterior walls
containing structural air/vapour barriers. Clips must be used to fasten
interior partitions to the ceiling grid, screws are not permitted.
14.
PROTECTION OF BASE BUILDING ELEMENTS
14.1
Radiator enclosures shall not be used as a step or for storage of
materials, etc. Repairs for damages shall be the responsibility of solely the
Tenant.
14.2
Mechanical and Electrical Room
The Tenant shall be responsible for cleaning and making good any damages to the Mechanical and Electrical rooms. In particular, floor drains shall not be used for dumping of liquid waste, etc.
14.3
Ceiling Grid
Base building construction has erected the ceiling grid to typical floor ceilings. The Tenant shall be solely responsible for any damages to this grid due to Tenant work.
14.4
Stairs and Access Areas
The Tenant is responsible for cleaning and making good any and all damages to stairs and other common areas used for access during Tenant work, and caused by the Contractors. Tenant Contractors shall not wedge fire doors in stairwells open. The Landlord at the Tenant’s expense shall repair any damages to any elevator cabs, doors or frames.
15.
ACCESS
PANELS
Access panels in wall, ceiling and floor
construction must be provided by the Tenant at their own expense and as
directed by the Landlord to permit necessary access to equipment or
services. The Contractor is to co-ordinate
on site the location, number of panels etc. with the Property Management
Office.
16.
TIE -INS
The Tenant must obtain the Landlord's
permission in writing before installing any tie-ins such as mechanical or fire
protection or life/safety systems, and before testing any such tie-ins. Where any tie-ins are made to existing
services i.e., domestic water, sanitary, etc. provisions for future
accessibility and isolation must be made, the costs of which are the sole
responsibility of the Tenant or their Contractor. At the sole expense of the Tenant, the
Landlord's fire Safety Consultant shall be retained to verify any and all fire
system alterations. An addendum
certificate must be provided to the Property Management Office.
17.
FIRE ALARM
17.1
Sprinkler System
All revisions to the base building sprinkler
system must be approved by the Landlord or authorized personnel in
writing. The sprinkler control valve
will be closed and the sprinkler line drained down each day until all Tenant
revisions on each floor are completed.
All sprinkler systems components must be able to be made operable at the
end of each day. The Landlord must be
contacted 48 hours in advance of any proposed sprinkler work, and before
commencing work on the site. All
precautions must be taken to ensure false fire alarms do not take place.
Charges will be levied against the Tenant's account (cost plus 15%
administration fee), etc. Sprinkler work
requiring isolation of occupied areas must be completed during normal business
hours (
After completion of all Tenant work the system
must be water pressure tested at 150 psi for two hours. The Landlord's base building engineering
consultant must witness the test and send the test certificate to the Property
Management Office. The sprinkler system
will be reactivated once all tests have been approved. The Tenant is responsible to ensure that the
relocation or addition of heads conforms to all applicable N.F.P.A. standards,
I.A.0. requirements, and to all authority requirements.
a.
A
temporary smoke detection system must be installed in the event that the
sprinkler system and building smoke detection system becomes inoperable at the
end of each day; and,
b.
A
full set of approved hydraulic calculations and drawings must be forwarded to
the Property Management Office from the sprinkler contractor prior to any work
commencement.
17.2
Fire Alarm and Devices
All work performed on the base-building fire alarm system shall be performed by the base-building fire alarm contractor unless otherwise approved by the Landlord. All costs associated with this work shall be borne solely by the Tenant.
Arrangements
must be made with the Property Management Office prior to performing any work
on the fire alarm system. Only building
personnel are allowed to isolate the fire alarm panel when modifying,
installing and/or relocating any alarm devices (i.e. pull stations,
communication speakers. fire alarm bells, etc.). Audible verifications to system must be
between
18.
LIGHTING CONTROL SYSTEM
Whenever a Tenant
chooses to carry out alterations to the existing lighting system, be it in
layout or in quantity of light fixtures, a
Should you require any clarification regarding the system, or more detailed information, we recommend the Tenant’s contractors contact Fifth Light Technologies directly (contact information found in Section IV – Approved Contractors).
Upon commencement of any construction related activities, it is the Tenant’s responsibility to ensure that the integrity of the system is maintained at all times (i.e. not damaged by construction activities). Should the system cease to function correctly and require servicing as a result of any construction related activities; the Tenant will be invoiced for all work orders including an administration and coordination fee.
It is also the Tenant’s responsibility to commission any and all changes made to the lighting system, to ensure that the integrity of the system is maintained. Any and all costs pertaining to the commissioning of the lighting system are solely the Tenant’s responsibility. The commissioning process is to be handled by Fifth Light Technologies Inc (FLT). FLT’s contact info can be found in Section IV – Approved Contractors.
19.
ELECTRICAL
PANEL AND TENANT SUBMETERING SYSTEM
As part of
the work to build-out a Tenant’s new premises, the Tenant is required to
install, at their sole expense, separate electrical panel(s) for any electrical
services supplied to said premises (unless stipulated otherwise). All newly
installed electrical systems must be tied into the new electrical
panel(s). Additionally, all existing
electrical systems within said premises are to be relocated to the newly
installed panel.
Tenants are
required to install; at their sole expense, Measurement Canada Approved Meter
ManagerTM Electronic Submeters supplied by Carma Industries.
Electronic
Submeters for electricity measurement are required for all tenant electrical
services, including receptacle power, mechanical units, lighting and
supplementary air conditioning units, etc, unless otherwise stipulated by
Property Management.
20.
DRILLING
OR CUTTING WORK
All hammer drilling must be done before
The Tenant's Contractors may not drill or cut openings of any type in
any part of the base building structure.
Where such work is deemed to be necessary, it must be approved in
writing by the Landlord and the building’s Structural Engineer, carried out
solely at the Tenant's expense. X-raying
of the structure is mandatory; 1 weeks
notice is required. All core locations
shall be submitted in drawings, accompanied by the X-rays for review and
approval by the Landlord’s representative a minimum of three (3) business days
prior to proposed drilling.
21.
WELDING
AND ANY OPEN FLAME WORK
Open flames for welding, cutting or other purposes are not permitted
without the prior consent of the Landlord.
Proposed work of this nature must be approved by Base Building
Operations in writing with at least 48 hours notice before the work is to be
done. An operational fire extinguisher
must be available in the immediate vicinity of the work, in addition to those
already present. The Tenant Contractor
shall co-ordinate shut off or covering of the smoke detectors with the Property
Management Office. Should the Tenant
Contractor neglect to notify the Property Management Office regarding the
above-noted work and a fire alarm is activated, resulting in a false alarm, the
Tenant contractor will be charged with all associated costs plus a fine of
$500.00 per occurrence plus an administration fee.
22.
WATER
SYSTEM SHUTDOWNS
All requests for water system shutdowns (fire, line, domestic, water,
etc.) must be submitted in writing for approval at least 48 hours before the
shutdown date to the Property Management Office.
23.
CARPET
INSTALLATION
Carpets may not be glued to the floor, except when a
"quick-release" type of glue is used and the Landlord's approval has
been obtained. Installation of all
carpet within the Tenant's premises must be completed after normal business
hours.
24.
PLUMBING
Where plumbing is removed from Tenant premises, all water supply, drain
lines and vent connections must be removed from the ceiling spaces back to the
core riser and properly capped.
Installation of water meter(s) will be required on all incoming lines to
the Tenant's premises servicing any kitchens, private washrooms and HVAC
equipment.
25.
DAILY
CLEAN-UP
Contractors must ensure that corridors are left free of debris and must
remove dirt and marks from corridor walls, floors, doors, etc., on daily
basis. Where special cleaning is
required to maintain the corridor's neat appearance, such cleaning will be done
by the Landlord’s service provider solely at the Tenant's expense.
26.
COMPLETION
OF WORK
26.1
At the completion of work, the Tenant must provide the Landlord with a
complete set of "As-Built" sepia drawings. An Ontario Hydro Certificate of Approval must
also be submitted.
26.2
All elements of the base building, such as, but not limited to, light
fixtures, ceiling tiles, doors and frames, hardware etc., that the Tenant
removes with the approval of the Landlord remain the property of the Landlord,
the delivery of which must be coordinated with the Property Management Office.
26.3
At the completion of construction the leased premises must be left clean
and in a “move-in” condition. The
Landlord's cleaning contractor may be retained at the Tenant's sole expense to
complete this work.
26.4
In addition to the foregoing obligations, Tenants are also responsible
for ensuring, before premises are occupied or re-occupied, that the following
areas and/or items are cleaned:
a.
Light
fixtures and lenses;
b.
Ceiling
and ceiling tiles;
c.
Floor
tiles and carpets;
d.
Corridor
walls and doors immediately adjacent to the leased premises;
e.
Perimeter
radiation units (inside and outside);
f.
Lint
screens and coil (cleaning shall be carried out by the Landlord's base building
cleaners and charged to the Tenant's account);
g.
Interior
side of all perimeter exterior windows and any partition glass installed within
the leased premises;
h.
All
service rooms;
i.
Venetian
blind (excluding perimeter blind) cleaning shall be carried out by the base
building cleaning company, and charged to the Tenant's account; and,
j.
The
filters for the floor air-handling unit must be replaced following
construction.
27.
STATUTORY
DECLARATION FORM
The Tenant and its general contractor must complete and execute a
Statutory Declaration Form protecting the Landlord against any and all liens,
charges or claims for any work performed or material furnished.
28.
AIR BALANCING REPORT
The Tenant must coordinate through the Property Management Office, the
Landlord's Air Balancing Contractor to provide an air balancing report upon
completion of all leasehold improvement work including all expansions and new
renovations. The report must be done at
the Tenant's expense and must be reviewed by the Landlord's consultant. A complete floor fan system air balance must
be performed as part of the retrofit scope of work for any partial or full
floor occupancy.
29.
DAMAGE
29.1
Once a floor has been handed over to a Tenant's General Contractor, the
Contractor is responsible for the entire premises. All floor deficiencies will be confirmed in
writing with mutual acceptance to be in perfect condition unless, prior to
start of any work, an inspection by the Contractor and a Representative of the
Landlord determines otherwise.
29.2
If during the construction period, should the Tenant's Contractor or Sub-Trades
cause damage to the premises or public areas of the building, the Landlord, at
its option, will carry out repairs at the Tenant's sole expense.
30. CONSTRUCTION NOISE
Work such as coring and drilling MUST be carried out during
non-business hours with the Landlord’s written approval in advance. The Landlord reserves the right to cease any
work that disrupts the surrounding Tenant’s right to quiet enjoyment. Ceased work may be rescheduled at the
Tenant’s (carrying out the work) sole expense.
Under no circumstances will the Landlord be held accountable for any
cost increases incurred by the Tenant/Contractor for alternate scheduling of
the associated work.
31.
SITE MEETINGS
The General Contractor is to arrange at regular intervals during
construction, site meetings to include representatives of the Tenant, General
Contractor, Sub-trades and Property Management, in order to deal with any
problems, alter or arrange schedules and update work progress, etc. It is also the General Contractor’s
responsibility to record the Minutes of the Meeting and make them available to
all parties.
32.
SPECIAL
LANDLORD’S CHARGES PAYABLE BY TENANT
In cases of specialized construction or renovation where the Landlord
provides special facilities, equipment or services, special charges may be
levied. The Property Management Office
will inform the Tenant of such costs, whenever possible, before the costs are
incurred.
33.
LANDLORD
SUPERVISION FEES PAYABLE BY TENANT
The Property Management Office will assign a Landlord’s representative
to liaise the Tenant Improvement Project.
This liaison will provide assistance/guidance with scheduling,
coordination, approvals, etc. Fees for
the Landlord’s supervision of leasehold improvement work which shall range from
$0.25 to $1.00 per square foot of leasable area (unless stipulated otherwise) depending
upon the size and complexity of the project.
Charges at the time of this manual’s printing are subject to the
contemplated lease agreements.
34.
AMENDMENTS
TO LEASEHOLD IMPROVEMENT AREA
The foregoing information, procedures and regulations may be amended
from time to time by the Landlord. After
receiving notification of such changes, Tenants must comply with any new
requirements contained therein.
SECTION
II
FINISHED,
SYSTEMS, AND STANDARDS
1.
FINISHES
1.1
Ceilings
Finished ceilings are lay-in acoustic panels, in a t-bar suspension system, using a five-foot by five-foot (5'0" X 5'0") module. The base building tile specification is Georgian 791C, 30" x 60" x 3/4" flame spread 25, smoke developed 10, fuel contributed 15. All vacant space is fully equipped with installed tiles. The contractor is responsible for supplying and replacing all tiles soiled or broken during construction.
1.2
Floors
Finished concrete floor slabs.
1.3
Core & Columns
Drywall prime painted base building standard
white.
1.4
Curtain
Walls
Fastening directly to the curtain wall is not
permitted. (including mullions)
1.5
Radiation Units
All office furniture should be
placed to allow a minimum of six inches (6”) clearance in order for the units to
function correctly and enable access for maintenance. Fastening to the radiation units is not
permitted (including installation of power and telephone outlines).
1.6
Doors and Frames
Entrances to electrical rooms, janitor
rooms, washrooms, stairways, etc. will be hollow metal doors in pressed steel
frames, painted to base building standard.
Tenant entrances on multi-Tenant floors will be full height solid core
wood doors with wood frames and will be finished on both sides with varnish,
light oak veneer.
Exiting is to be in accordance
with the Ontario Building Code.
2.
MECHANICAL
SYSTEMS
2.1
Heating, Ventilating and Air Conditioning Systems
The office floors of the building will be air conditioned by compartmental air volume units, one or two per floor according to the floor size. Outside air will be provided to each compartment unit from a unit located in the roof penthouse. Air will be distributed through ductwork to thermostatically controlled volume control boxes and introduced into the space through slot diffusers at the perimeter and lighting troffers in the interior zone. Any addition or relocation of thermostats, VAV boxes, diffusers etc. deemed necessary to accommodate the Tenants floor plan shall be the responsibility of the Tenant.
Air must move laterally through the office area to the core area fan rooms, return shafts and smoke shafts. If partitions extend to the underside of the structure, openings must be provided for the free movement of air. The office floors will be heated at the perimeter by hot water wall fin radiation in a continuous enclosure, thermostatically controlled (approximately 15 perimeter zones/56 interior per floor depending on floor plate size). Perimeter thermostats will control both heating and cooling in sequence. Closure strips shall be provided in the radiation enclosure at every window mullion. The Tenant shall not directly utilize the base building exhaust system to accommodate any special room use i.e., smoking room.
The design criteria for office space
are as follows:
a.
In
winter 22oC (72oF) with 25% relative humidity at outside
conditions of minus 20.5oC (-5o)F
b.
In
summer 240C (750F) with 50% relative humidity at outside
conditions of 320C (900F) dry bulb and 24.50C
(760F) wet bulb temperature.
c. Ventilation rate (outside air capacity) will be 0.15 cfm per square foot of occupied area. (20 cfm per person with one person per 150 square feet).
d.
The
Tenant's engineers will be supplied with information about air supply
quantities which the Tenant design shall not exceed.
2.2
New Equipment Installation
Should a Tenant require supplemental cooling continuously i.e. computer room, an independent system should be installed at the Tenant's sole expense subject to the written approval of the Landlord. Electrical and water meters are required to be installed at the Tenant's expense.
2.3
Plumbing and Drainage
Plumbing into the main domestic cold
water supply and connections to the sanitary drain and vent risers are provided
at the core to allow for the addition of a limited number of facilities
in the leased premises, subject to the Landlord's approval. Tenants requiring hot water must provide
their own hot water tanks and water meters must be installed for consumption
charges.
2.4
Fire Protection
On each floor a sprinkler system is
provided. In addition, fire hose
cabinets, portable fire extinguishers, smoke detectors and annunciation
speakers are base building standards.
Smoke exhaust systems for the Atrium and the office and retail areas have been specially designed to protect the open concept of the Atrium. The system also functions if the openings to the Atrium are glazed. If a fire occurs all smoke would be contained on the fire floor by creating a positive air pressure in the Atrium, stairwells and on other floors. Smoke is exhausted by special smoke shafts in each quadrant of a floor. This smoke control system is connected to a standby generator to ensure operation in all circumstances. The smoke control system is also connected to the fire detection and alarm system.
In the event of a fire all elevators
automatically return to the ground level.
The service elevator will be used for emergency use. A voice paging system covers all areas of the
building. Emergency telephones are
located in all stairwells.
3.
ELECTRICAL SYSTEMS
3.1
Lighting
The base building lighting system is
provided by means of modular fluorescent coffered fixtures (100 watts/50 sq.
ft.), controlled by Fifth Light Technology’s dimming ballasts. Standard office
lighting levels are of 50 dekalux.
Lighting power is provided at 120 volts.
The introduction of incandescent lighting (pot lights, spotlights, etc.)
adds greatly to both electrical and air-conditioning loading. The base building design system adequately
supplies 2.0 watts per square feet for Tenant use. All electrical fixtures must be secured
by a safety chain.
The installation of an OSC
Intelimeter (9524572057), to meter all lighting in the Tenant’s leased
premises, may be required by the Landlord, at the Tenant’s expense.
Master low-voltage light switches
are required to be installed to control all lighting within the leased
premises. An inventory of light fixtures
is available for additional requirements.
The cost of supplying additional fixtures will come at the Tenant's expense.
3.2.
Power
and Telephone
Power for duplex outlets at 120/208
volts is available on each floor at a design capacity of 2 watts per square
foot of rentable space. Supply and
installation and connection of outlets are the responsibility of the
Tenant. Requests for additional power
requirements per floor will be reviewed by the Landlord.
An OSC Intelimeter model number
9524572057 may need to be installed to meter all power in the Tenant's leased
premises. Any deviation from the base
building standard meter will require the Landlord's approval.
The telephone and electrical rooms,
which are provided on each floor, are intended only for base communications and
electrical services and are not accessible to the Tenant. Any space of this nature which the Tenant
requires for its own equipment or use must be provided within the leased premises. Arrangements for telephone and communications
services shall be carried out by the Tenant directly with the system
supplier. Under no condition shall these
rooms be used for storage of materials.
Fire proofing through floor slab openings is required and shall conform
to building standard detail.
All wiring in the ceiling (e.g.
telephone and data communication lines) must be completely enclosed in conduit
or it must be fire rated plenum cable.
3.3
Emergency Power
Building essential services are
connected to an emergency power generator system. Each floor has a minimum
coverage of emergency lighting. The
Tenant must connect to this system and may install additional emergency
lighting, with prior approval from the Landlord.
4.
STRUCTURAL
SYSTEMS
A general description of the structure is provided to the Tenant by
means of copies of selected working drawings. Such additional drawings or
information as the Tenant may reasonably require may be obtained from the
Property Management Office. Office
floors have been generally designed to handle 100 pounds per square foot live
load. Unusually heavy loading
situations, such as central filing areas, storage areas, vaults, safes, etc.,
must be specifically indicated, and details of projected floor loading supplied
as part of the working drawings the Tenant submits to the Landlord. Plans for such unusual situations are subject
to the Landlord's prior approval and structural engineer's review.
5.
STANDARDS
5.1
Door Hardware
All door locks installed by the Tenant, on both entrance and interior doors, must be keyed to the building master and sub-master keying system using building standard door hardware. The system allows complete freedom to the Tenant with respect to locking arrangements for its offices, while providing access to each office at all times for both normal cleaning and emergency situations.
The Landlord's locksmith, Action
Locksmith, can be reach at (416) 261-1422 which maintains the master keying
system and the records on key coding and distribution. Outside locksmiths
or lock manufacturers are not permitted to change the keying of any locks. The
Landlord's locksmith at the Tenant's expense must be engaged for the final
keying.
It is advisable that the Tenant
contact the Property Management Office before purchasing a hardware system to
ensure that it is compatible with the base building system, Corbin Cl Pin.
5.2
Security Card Access Systems
The Property Management Office must be notified
before the installation of any card-access system. Any Tenant door equipped with a card reader
must have a building master key override.
The base building security card access system
(Intercon's ISL 8000) may be utilized by the Tenant for any or all entrance and
interior doors. The Tenant will be
responsible to obtain any required permits and licenses from government
authorities having Jurisdiction and for the installation of any required
additional life safety devices (i.e. pull stations).
In the event that magnetic locking
devices are to be installed, each must be tied into the master key override
switch located in the Fire Control Room and to ensure all locks have been
verified.
All costs associated with the
installation will be at the Tenant's expense and at the sole discretion of
Property Management Office; a nominal administration fee for card programming
and reports requested may be applicable.
Please contact the Property Management Office for further information.
5.3
Venetian Blinds
All windows are
provided with horizontal venetian blinds, which may not be removed.
5.4
Signage
Tenant identification signs in
ground floor lobby directories, elevator lobbies and on the Tenant entrance
doors must be in accordance with the Landlord's design criteria for such items
as style, location and size. Please note
that no signs will be permitted to be installed on any corridor demising walls
or atrium windows whatsoever. The cost
of all signs will be at the Tenant's expense.
All requests for signs must be submitted in writing to the Property Management Office indicating the exact wording and spelling required. Requests should be submitted approximately two (2) months prior to the actual move-in date.
SECTION
TENANT AND CONTRACTOR RESPONSIBILITY
1.
MECHANICAL
1.1
Labour, Materials & Fees
a.
Provide all labour and new materials for the complete installation of the
systems. Ensure that complete
installation meets with the approval of all authorities having jurisdiction in
accordance with all codes, etc.
b.
Arrange and pay for all permits and fees required for this installation.
c.
Use materials that are C.S.A.,
U.L.C., code approved, and C.G.A. or Ontario Hydro certified for the intended
application.
d.
Comply with the intent of the base building specifications.
e.
Comply with the requirements as outlined in the Landlord's "Design
Criteria Manual".
1.2
Examine the Site
a.
Examine the site and be familiar with all the conditions covered by these
specifications. Extras will not be
allowed for failure to properly evaluate conditions.
b.
Take field dimensions prior to any installation.
1.3
Compliance With Codes
Comply
with all latest relevant codes and local regulations having jurisdiction
including O.B.C., N.B.C., N.F.P.A. 13, C.G.A. 149.1, C.S.A., O.W.R.A. 675/85,
Canadian Plumbing Code, and Ontario Hydro Codes.
1.4
Debris & Clean Up
Keep
premises clean as work progresses, avoid accumulation of debris, ensure that
during construction all open vents are sealed and any controls (thermostats
etc.) are covered. On completion of the
work, clean up and remove from site all scrap materials resulting from the
work. Clean all equipment prior to final
inspection.
1.5
Co-ordination & Co-operation
Co-ordinate
the work with all trades to ensure work may progress without delay. Arrange the schedule of all work in
co-operation with the General Contractor.
Co-ordinate
the work with all trades and co-operate to ensure services do not conflict with
the other services and / or structure.
Make
allowances for such items as offsets to accommodate actual field
conditions. Refer to structural and
architectural drawings (or site visit) for further building information.
Mechanical
contractor shall indicate in red ink on an extra set of white prints all
changes and deviations from locations on plans as job progresses. On completion of the work provide the
landlord with two sets of completed drawings showing location of all equipment,
piping, ducting etc.
1.6
Warranty
Guarantee
all work, equipment and materials for one year from substantial completion of
the contract (A/C unit compressors - 5 years).
Ensure
that all equipment is properly guaranteed by the manufacturer.
1.7
Shop Drawings
Submit
shop drawings of all fixtures and equipment (including wiring diagrams) to the
Landlord for approval. Approval of shop
drawings is gratuitous and does not relieve the contractor of his
responsibilities.
1.8
Cutting and Patching
Provide
cutting and patching for work. Arrange
to provide for the making good to finishes and include for the cost of this
work.
1.9
Wiring
All
power wiring: Electrical
Specifications
24
volt wiring only: Electrical
Specifications
Include
for all necessary starters, disconnects, transformers and relays etc.
Ensure
co-ordination between trades to avoid gaps and overlaps and to ensure all
equipment is operational.
1.10
Demonstration
Allow
for demonstration of all equipment to the Landlord and the Landlord's operating
staff.
1.11
Miscellaneous
Provide
structural steel support members as necessary to hang equipment, fans,
ductwork, and piping from the building structure. Paint all miscellaneous bare metal one coat
grey oxide primer.
1.12
Alternatives
Assume
full responsibility that the equipment offered as an alternative is suitable
for the space allocated, and for any additional costs to any part of the work
resulting from the use of an alternate.
No
deviation from plans and specifications will be allowed unless written approval
and consent is first obtained from the Landlord.
1.13
Maintenance & Operating Instructions
Provide
two copies of manufacturers’ maintenance and operating instructions for all
equipment.
Present
the instruction in indexed three ring hard cover binders, with spine label
project indicator, and index sheet.
Including all shop drawings, permits, warranty details, certificates,
contractor names, and telephone number lists for all project trades in this
manual.
1.14 Interruption of Services
Any
interruptions of the base building systems shall be co-ordinated with the
Landlord for the time and duration and shall strictly adhere to the Landlord's
instructions in this regard.
Include
cost of premium time in tender price for the work outside normal working hours
to maintain all mechanical services in operation without disruption to existing
tenants.
1.15 Workmanship
Employ
a responsible foreman to supervise the work and retain for duration of
construction period.
Employ
only skilled plumbers, steam fitters, sheet metal workers for the execution of
the work. Workmanship shall be first
class as regards to durability, efficiency, safety, and neatness of detail.
2.
PLUMBING:
2.1
Piping Materials
a.
Condensate drain piping: Type
'M' copper.
b.
Heat pump supply and return piping:
Steel pipe 50mm and smaller - schedule 40 electric weld or seamless
c.
Copper pipe 50mm and smaller type 'L' hard drawn copper with wrought
copper solder type fittings.
d.
All elbows shall be long radius type.
e.
Victaulic and Gustin-Bacon systems are acceptable equals.
f.
Gate valves up to 50mm:
Crane 428
Jenking 810
RW/Toyo 293
Newman
Hattersley T605.
g.
Globe Valves up to 50mm:
Crane 7
Jenking 1068
RW/Toyo 221
Newman
Hattersley 13.
h.
Ball valves up to 50mm:
Crane 915
Jenking 33
RW/Toyo 5044A
B6000
Newman
Hattersley 1969AT.
i.
Flow balancing valves: Armstrong
CBV.
j.
Domestic water piping:
Type 'L' copper.
Exposed piping in finished areas shall be chrome plated.
k.
Drain and vent lines:
Cast iron with mech. joints, copper DWV or aluminum DWV
pipe with cast iron fittings.
l.
Condensate drain piping: Type
'M' copper.
m.
Domestic water valves:
Crane 438 and 1320
Jenking 310 and 313
RW/TOYO 280A and 281A.
n.
Shock absorbers:
Ancon shok-gard
Enpoco - HT series
Zurn - Shok Trol.
o.
When using solder on portable water piping, use 0.2% maximum lead solder
or alternatively use 90/5/5 (tin/silver/antimony) lead free solder.
2.2
Piping Supports
a.
Support all piping using Clevis type hangers and riser clamps. Use hangers of the same material as pipe, or
insulating inserts between hanger and pipe.
Grinnell, Myatt, Economec or equivalent.
b.
Provide pipe covering protection saddle at each hanger where pipes are
insulated.
2.3
Escutcheon Plates
Provide escutcheon plates at all walls where pipes are
exposed to view.
2.4
Unions
Provide
unions to connect all piping to equipment to facilitate ease of maintenance.
2.5
Pipe Insulation:
a.
Insulate all domestic cold water piping and horizontal condensate drain
lines with 1" thick fibreglass heavy density pipe insulation with all
service jacket (ASJ). Adhere a factory
applied vapour barrier jacket lap smoothly and securely at the longitudinal
seams with vapour barrier adhesive.
Adhere 3" butt joint strips over all end joints to ensure a
continuous vapour barrier.
b.
Insulate domestic hot water piping with 1" thick fibreglass heavy
density pipe insulation with full service jacket.
c.
Finish all exposed insulation with 6 oz fire retarding canvas.
d.
Clearly label pipe contents on pipe surface (i.e. D.H.W. or D.C.W.) and
identify flow direction.
e.
Piping shall be concealed in finished areas and grouped so that valves
etc. are accessible through as few access panels as possible.
f.
Run piping parallel to building lines with crossing over kept to a
minimum.
g.
Identify all visible piping fully exposed or in accessible spaces (i.e.
lay-in ceilings) with legend lettering (see below), direction of flow and field
colour band.
Legend & Flow Field Colour
Medium Legend Arrow Colour Band
Heat Pump Water Supply H.P.W.S. Black Light Green
Heat Pump Water Return H.P.W.R. Black Light Green
Condensate Cond. Black Black
Cold Water C.W. Black Light Blue
Domestic Hot Water D.H.W. Black Dark Blue
Sanitary Sewer San. White Black
Plumbing Vent Line Vent Black Black
Radiation Heat Supply
Radiant Heat Return
Condenser Water Supply CWS White Dark Green
Condenser Water Return CWR White Dark Green
2.6
Valve Tagging
a.
All valves shall have securely affixed to them a brass plate tag with
embossed black numbers.
b.
Prepare for the Landlord a list of valve numbers indicating location and
function.
2.7
Access Doors
Provide
approved access doors to all valves, and etc.
2.8
Liquid Heat Transfer
a.
Provide heat pumps as noted on drawings.
b.
Refer to original base building specification for maintenance, flushing,
installation, etc., on heat pumps.
2.9
Drains
a.
Provide Enpoco E-1000-R5-CI-PB-
b.
All interior floor drains shall be piped and connected to trap seal
primers
2.10
Cleanouts
Install all floor cleanouts with
standard TY branch or Y branch and blend using Enpoco 3000-CI cleanouts with
cover to suit floor finish.
2.11
Plumbing Alternatives
Enpoco numbers used in drains and
cleanouts. Equivalent alternates by
Zurn, Ancon or Rototech Smith are acceptable.
2.12
Plumbing Vents
Plumbing vents are not necessarily
shown on drawings. However, install vent
system in accordance with O.W.R.A. 675/85.
3.
H.V.A.C.
3.1
Ductwork
a.
Provide
ductwork as indicated on drawings.
b.
Provide
all ductwork to "SMACNA" standards.
Fabricate all ductwork from galvanised steel to the clear inside
dimensions as noted on the drawings, with all flat surfaces cross broken.
c.
Install
all ducts free from leaks and seal all holes with 3M #474 tape
d.
Duct
thickness as follows:
|
Maximum Size |
Gauge |
|
Up to 12" |
26 |
|
13" to 30" |
24 |
|
31" and Over |
22 |
e.
Where
any construction impediment or requirement renders the dimensions impossible,
alter ductwork so as to give an effective cross sectional area equal to that
originally shown without exceeding an aspect ratio of 4:1. Make changes at no additional cost to the
owners.
f.
Use
bends where possible. Use square elbows
c/w turning vanes wherever bends are impractical. Duro Dyne "Durovane Rail" or Hart
& Cooley "Ducturn" or equal.
g.
Brace
ducts so they do not vibrate or sag.
Support horizontal ducts up to 20" wide with 1" x14 ga.
galvanised straps passing under ducts, on 8'0" centres. Use angle iron support for ducts over
20" wide or deep.
a.
Provide
approved access doors to all balancing and fire dampers, and etc.
h.
Supply
and install splitter dampers at all supply air branch take-offs. Dur-Dyne
b.
Paint
inside ductwork black where visible through grilles, etc.
i.
Flexible
ducting to be class 1 air duct connectors as listed and labelled by
Underwriter's Laboratories of Canada, with flame spread of not more than 25 and
smoke development classification of not more than 50.
j.
All
round duct through 24" diameter shall be United Sheet Metal spiral
lock-seam Uni-seal duct manufactured from galvanised steel meeting
|
Diameter |
Metal Thickness |
|
3" - 8" |
28 |
|
9" - 14" |
28 |
|
15" - 24" |
26 |
k.
All
fittings shall be United Sheet Metal standard, or equal, uniform fittings
manufactured from galvanised steel meeting
|
Diameter |
Metal Thickness |
|
3" - 8" |
24 |
|
9" - 14" |
24 |
|
15" - 24" |
22 |
3.2
Duct Insulation
a.
Insulate
ductwork with 1" thick internal neoprene coated fibreglass duct liner
where indicated. Adhere with min 50 %
covering of fire retarding adhesive and supplement with welding pins.
b.
Make
provisions for duct liner so that sizes shown on drawings are clear inside
dimensions inside the insulation.
3.3
Fire Dampers
a.
Provide
Ruskin or controlled air ULC rated Type B fire dampers.
b.
Install
in accordance with N.F.P.A. 90A rated to suit fire rating of membrane to be
protected.
3.4
Fans
a.
Provide
fans as scheduled on the drawings.
b.
Adjust
fans and motors to operate quietly, and make dampers tight to prevent
vibration.
c.
Provide
fans with spring isolation to give a minimum 95% efficiency.
d.
Provide
flexible connections at each fan 24 oz. per yard tensile strength of not less
than 500 lbs. with metal to 3" fabric to metal "Grip-Loc" duct
connections.
3.5
Balancing
a.
Engage
the service of the Landlord’s balancing contractor to balance and test all air
handling systems under this section.
b.
This
contractor shall:
i.
Review
drawings, specifications, and installed work to ensure that systems may be
properly balanced in accordance with drawings.
Advise installing contractor of any additional requirements for
effective balancing.
ii.
Ensure
that air handling systems are free from obstructions, that dampers are
positioned correctly, that moving equipment is lubricated in accordance with
manufacturer's recommendations, and that filters are clean.
iii.
Demonstrate
that the air handling system's performance is as specified and adjust variable
speed pulley's and volume control dampers where necessary. Each diffuser and grille shall supply or
exhaust specified quantity with +/-5%.
iv.
Tabulate
and certify test results on suitable forms and submit to the Landlord for
approval record.
v.
Perform
this work in accordance with procedures and standards described in SMACNA
"Balancing and Adjusting Manual".
3.6
Control Dampers
a.
Dampers
shall be opposed or parallel blade low leakage type.
b.
Frames
to be reinforced extruded aluminum with vinyl jamb and blade seals. Blades to
be 6" maximum on centres. Damper actuators shall be oil submerged, spring
return, two position 120/1/60 electric type. Bearings to be non-corrosive
nylon.
c.
Damper
seal shall be designed for minimum air leakage by means of overlapping seals.
d.
Dampers
to be Nailor Hart, Ruskin or approved equal.
3.7
Variable (Constant) Air Volume Valves (V.A.V.)
Refer to schedules for type, capacity and size of
variable volume air valves. Install in locations shown on plans. All controls to match existing valves
(Siemens).
3.8
Controls
a.
Provide
for new and relocation of existing control components as indicated on drawings.
b.
Controls
are to be supplied by "Siemens” or match existing and installed by the
base building contractor. However,
heatpump thermostats are to be Climate Master Model # AT0907.
3.9
Control Air Tubing
Minimum Requirements:
a.
Copper Tubing:
Hard drawn seamless type.
b.
Polyethylene tubing and polyethylene jacketed tubing bundles.
i.
Maximum operating pressure: 80
p.s.i. at 140oF.
ii.
iii.
Number coded tubing in polyethylene jacketed tubing bundles.
iv.
"FR" stamped along entire length of tubing.
c.
Conceal tubing whenever in public areas, run parallel to building lines
wherever exposed in mechanical rooms.
d.
Install tubing using standard connectors and adapter fittings.
e.
Install tubing with the building insulation between it and the outer
building surface so that the tubing is isolated from the outdoor air
temperature.
f.
Support tubing at regular intervals.
4.
ELECTRICAL
4.1
General
a.
All work shall be in accordance with the latest edition of the Ontario
Hydro Code, Local Inspection, Ontario Building Code, and any other ordinance.
b.
Examine the site and all drawings and specifications of all trades and be
familiar with the work of this trade. No
allowances will be made for the failure to do so.
c.
All electrical work shall comply with C.S.A. electrical bulletins
applicable to tender close. Where
specific bulletins are not named they are still considered an integral part of
this specification.
d.
Grounding shall be in accordance with the requirements of the Ontario
Electrical Code. Provide all grounding
required regardless if not shown on the drawings.
e.
Provide all new materials having C.S.A. approval. All workmanship shall be first class in
regard to standard practices, safety, accessibility, durability and neatness of
detail for acceptance by the Landlord's representative.
f.
Arrange and pay for all permits and inspection fees required for the work
of this trade. It is the responsibility
of this contractor to submit to the Electrical Inspection Department and/or
supply authority any and all drawings and specifications required for permits,
fees, approvals, examinations and services.
g.
Provide all cutting and patching required for the work of this trade. All
shop painted equipment damaged in transit shall be touched-up to match existing
finish.
h.
Avoid accumulation of debris as the work progresses. On completion of the
work, clean up and remove from the site all scrap materials resulting from the
work of this trade.
i.
Co-ordinate the work of this trade with all other trades on the job so
that the work may progress without delay.
j.
Prior to final inspection, clean all electrical equipment. Clean all
construction dust and dirt from installed equipment at the conclusion of the
job.
k.
Upon completion of the work, provide the final unconditional certificate
of acceptance from Ontario Hydro Inspection Department to the Landlord.
l.
Provide a one year guarantee on all materials, and labour from the date
of acceptance by the owner.
m.
The Electrical Contractor shall adjust phase loading, such as not to
exceed a 10% phase imbalance.
n.
The electrical contractor shall submit shop drawings for power
distribution equipment, fire alarm equipment, and all luminaries with
associated equipment, i.e. poles, brackets etc. to the Landlord.
o.
The shop drawings shall bear the name of the manufacturer, the
manufacturer's catalogue number, and the engineer's designation, along with all
pertinent information on each piece of equipment.
p.
All equipment shall be mounted,
plumed true.
q.
The electrical contractor shall obtain one set of blueprints, for 'as
built' purposes, and make all necessary revisions on these blueprints to
reflect actual on-site changes.
r.
At the end of construction, prior to final inspection by the engineer,
the electrical contractor shall submit the as built drawings for review. Final
inspection will not be carried out until these drawings are submitted.
s.
The base building specifications shall form an integral part of this
specification and shall be strictly adhered to.
t.
The interior design drawings are to be consulted for all locations of
devices and mounting instructions. Where device styles, colour, or orientation
are specified on the interior design drawings these shall be strictly followed.
Where requests by the designer are in conflict with the applicable codes, the
Landlord's engineer shall be contacted for a decision.
u.
The Tenants electrical contractor shall be responsible for the
installation and certification of any metered service. The fees and deposits
for such metered service shall be the sole responsibility of the Tenant /
Contractor.
4.2
Conduits and Raceways
a.
Use
b.
Design is based on copper
conductors except where shown on the drawings, aluminum conductors may be used
only for feeders 1/0 AWG or larger. Size
the aluminum conductors to the equivalent capacity of copper conductors. Conductors in underground raceways may be
RWU90 in poly pipe.
c.
Terminate aluminum feeder
conductors with pressure connectors, and utilise an oxide preventative solution
"Penetrox" on all bare surfaces. Lugs to be aluminum or
aluminum/copper alloy only.
d.
All
conductors are to be installed in raceways as described below;
i.
Interior exposed surface
raceways, branch circuit wiring from panel, concealed in accessible ceilings
and walls or in concrete block construction: E.M.T. Raceways.
ii.
In metal stud partition walls, branch circuit wiring from panels in suite
or tenant occupancies, in concrete block walls for final drops and for final
drops to fixtures in ceiling spaces (Length not to exceed 3 M in this
application); Armoured Cable (Bx).
iii.
All conduit and wiring is to be concealed in all finished areas.
iv.
Minimum raceway size for telephone and communication conductors is 19 mm
(3/4 ").
5.
DEVICES
5.1
Switches
a.
Specification grade rated 15A, 125VAC, single pole, single throw (3-way
or 4-way as noted on drawings).
b.
Spec grade, rated 15A, 240VAC, single pole single throw (3-way or 4-way
as noted on drawings).
c.
Manufacturers: Smith & Stone, Harvey Hubbell, Leviton, Pass &
Seymour, Eagle or equal 4.
5.2
Receptacles
a.
Spec grade, duplex, rated 15A, 125VAC, EEMAC 5-15R configuration,
U-ground.
b.
Isolated ground, duplex, rated 15A, 125VAC, EEMAC 5-15R configuration,
insulated, isolated U-ground.
c.
Ground fault interrupting Class A duplex, rated 15A, 125VAC, EEMAC 5-15R configuration,
trip at 4-6 MA fault current. C/W push to test and reset buttons.
5.3
Cover Plates
Smoothline bakelite, colour to match
switches and receptacles. Coverplates to be of the same manufacturer as the
devices.
5.4
Dimmers
a.
Lutron Nova "T" Series. Wattage as indicated. Provide
appropriate wall boxes for corresponding dimmer size. Do not gang dimmers in
one outlet box.
b.
Manufacturers: Smith & Stone, Levito, Ideal, Prescolite or equal.
5.5
Equipment isolating disconnects
a.
Disconnecting devices to be sized for the current carrying capacities of
the equipment to be isolated. Provide
number of poles as required by the equipment to be isolated. Type of enclosure as indicated below:
i.
Dust free or standard - EEMAC Type 1.
ii.
Outdoor or damp location -EEMAC Type 3R.
iii.
For direct exposure to water under pressure - EEMAC Type 4.
iv.
For high dust concentration of
non-ignitable dust - EEMAC Type
b.
Manufacturers:
Commander, Arrow-Hart, Scepter,
c.
All devices of the same type, size and rating are to be of the same
manufacturer throughout the project.
5.6
Service and Distribution
a.
Acceptable manufacturers for the distribution equipment include:
i.
Commander, Federal Pioneer Limited, ITE (Seimens), Square D,
Westinghouse.
b.
Label all disconnect switches, starters, and panels to clearly indicated
equipment controlled or area serviced.
Indicate fuse size and type on all fused disconnects.
c.
Provide circuit breaker panels of the type, with ampere capacity, number
of poles, branch breaker capacity etc., as specified in panel schedule. Mounting to be as indicated.
d.
Provide a typed directory card on the inside of the panel door in a metal
frame with clear plastic cover.
e.
All branch breakers shall be thermal-magnetic trip indicated, ambient
temperature compensated and bolted to the bus-bar.
f.
All surface mounted equipment shall be mounted on 19 mm (3/4")
plywood backboard.
5.7
Lighting
All primary standard base building office lights must be
controllable by Fifth Light Technology’s dimmable ballasts. Where atypical fixtures are installed (i.e.
pot-lights, valence lights, etc.), provide fixtures complete with all
accessories and mounting hardware, and lamps as approved by the Landlord.
Acceptable products are manufactured by Sylvannia,
Extra base building fixtures are
available from the Landlord.
5.8
Emergency Power
a.
An emergency lighting circuit at 347V, 15A, is provided by the Landlord
to receptacles located in the ceiling space. Receptacles are identified as
emergency power.
b.
Emergency fixtures are direct wired to the emergency circuit.
c.
Emergency lighting circuit is fed from and emergency generator. When the
generator engages it has a starting time of approximately 8 to 13 seconds.
d.
Exit Fixtures
i.
Provide exit fixtures to match base building exit fixtures style and
voltage, each fixture is to be LED illuminated (15T6 retrofit kit). Acceptable
manufacturers are Emergi-Lite or alternates.
Extend base building exit fixture circuit from existing exit locations
to new locations.
ii.
Exit fixture circuit is connected to the building emergency distribution
system.
5.9
Fire Alarm System
a.
The building fire alarm system is existing and operating. Before
performing any changes to the system, alert the Landlord 24 hours in advance to
allow the zone to be isolated.
b.
All devices which are disconnected and reconnected to the fire alarm
system are to be verified for the operation prior to final inspection.
Verification and testing must be performed by the Base Building Fire Alarm
Contractor.
c.
Provide certification of verification on project completion.
d.
Installation to ULC CAN4-5524-M82.
e.
Verification ULC CAN4-5537.
f.
Sequence of operation shall be as designed for the base building.
5.10
Telephone / Data / Communications Raceway Systems
a.
Complete system shall consist of outlet box, plaster ring as required,
Raceway from outlet box to terminal board in equipment room, pull wire, and
coverplates on all outlets not wired by the Tenant. All wire must be FT6 rated.
b.
Minimum Raceway size is 19 mm (3/4"). Minimum pull wire size is 3 mm
(1/8") braided nylon.
5.11
Wiring for Other Trades
a.
Provide power wiring for the mechanical trades unless noted otherwise.
Provide all starters and disconnect switches as required. L.V. Controls and
control wiring is provided by the mechanical contractor.
b.
Verify size, location, and electrical requirements of all mechanical
equipment prior to the installation of the related electrical equipment.
Maintain all clearances as required for mechanical equipment servicing.
c. The electrical contractor shall provide all line voltage wiring and termination's of time clocks, controls, transformers etc. required by the mechanical contractor.
5.12
General
a.
The Landlord reserves the right, from time to time, to add to or to amend
the foregoing information, procedures and regulations.
b.
Regulations and procedures as amended from time to time will affect any
Tenant work undertaken after the amendment is issued.
SECTION IV
APPROVED CONTRACTORS
1.
APPROVED CONTRACTORS FOR 33 YONGE STREET
1.1
ELECTRICAL
Plan Group
Contact: GEORGE JONES (416) 635-9635
ext. 385
Contact: MARTY MARCIL (416) 815-5685
Power-Up (905)
854 9758
Contact: BOB TALBOT
Net Electric (905)
737-7760
Contact: OVE BACKMAND
Lee-Mur
Electric Ltd.
(416) 864-1081
Contact: GEORGE MURRAY
1.2
MECHANICAL
Mechanical
Trade Industries Ltd. (905)
513 1953
Contact: STEVE CHARTRAND
Adelt
Mechanical (905)
564 7833
Contact:
Black &
McDonald (416)
366 2541
Contact: ROY BRADLER
1.3
MECHANICAL (Controls)
Mechanical Trade Industries
Ltd. (905) 513 1953
Contact:
STEVE CHARTRAND
1.4
MECHANICAL (
Ace Commercial Air Test &
Balancing Ltd (416) 727
2009
Contact: N/A
Designtest
and Balance (905)
886 6513
Contact: SURRINDER SINGH
1.5
LIGHTING CONTROL SYSTEM
Fifth Light Technologies (905)
469 2142
Contact: TONY DABLEH