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.