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.