Waterfront Centre RETAIL DESIGN CRITERIA

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1 RETAIL ISSUED MAR.2011

2 Welcome to Occupying two city blocks between Burrard and Howe Streets, the Complex holds a strategic position in the downtown core while commanding spectacular views across Burrard inlet to the North Shore Mountains. consists of a 21-storey office tower, a 22-floor hotel and over 31,000 square feet of retail space. Parking for 630 cars is provided in the four levels of the underground parkade. The design of this vibrant office, hotel and retail complex consists of two distinctively shaped towers sleekly wrapped in blue reflective-glass curtain wall at the upper levels and sparkling white precast dolomite panels on the lower terraced levels. The public plaza connecting the two structures is paved in a striking combination of concrete aggregate and granite tile in a pattern repeated in the lobby areas of both structures. Extensive landscaping of the plaza features flowers and shrub gardens, terraced lawns and two distinctive water features creating a variety of areas for public enjoyment. The Tenant Design Criteria specifies the design guidelines to be followed by each Tenant. We encourage all tenants to be creative in the design of their stores and in producing a level of finishes which complements the high standards of. RETAIL 2

3 USING THE RETAIL This manual outlines design criteria, procedures, requirements and recommendations which have been developed by the Landlord for the purpose of assisting the Tenants of in the development of their leased premises. Tenants, their designers and contractors must acquaint themselves thoroughly with the material herein so their design and construction can proceed in a coordinated and expeditious manner. Tenants are required to employ competent professionals in the fields of design and contracting relative to their development work. All submissions must be prepared, signed, and sealed by a REGISTERED ARCHITECT, INTERIOR DESIGNER and/or ENGINEER. The firms or individuals nominated by Tenants to direct these functions are subject to the approval of the Landlord. Note: The drawings contained in the Schedule C are included for illustrative purposes as an aid for Tenant s compliance with the design criteria set forth herein. The Landlord s actual configuration and design of the property, as constructed, may vary in certain aspects from such drawings. In case of deviations between the design criteria drawings and those of the Landlord s lease outline drawings, the latter will apply. Also, any conflict between the Schedule C and the provisions of the lease with respect to the obligations of the Landlord and the Tenant or the payment of work, the provisions of the lease shall prevail. The Tenant must verify all conditions on site. is an operating Office Tower with a Retail concourse, and Tenants who have construction to carry out are required to remember this when scheduling and directing their work. The Landlord requires the active cooperation and consideration of all concerned, so that interference with business of operating Tenants is kept to a minimum. All questions, submissions and proposals relative to Tenant work should be directed to the Landlord s Representative. * The Landlord reserves the right to amend or add to the information in this Manual at any time and the tenant is obligated to abide by such changes upon notification. RETAIL 3

4 TABLE OF CONTENTS 1.0 Architectural Design Criteria 5.0 Site Rules & Regulations 1.1 Design Guidelines Finishing Standards Lighting Storefront Closures Security Systems Signage and Graphics Food Court Design Criteria 2.1 General Food Court Information Food Court Detailed Plan Storefront Condition Food Court Design Guidelines Finishing Standards Lighting Storefront Closures Equipment Signage Storefront Sections, Details 3.1 Understanding Your Storefront Key Plans Storefront Condition (A) Engineering Criteria 5.1 Tenant Construction Site Regulations Hoarding & Enclosure of Premises Health & Safety Regulations Insurance Certificates & Building Permits Construction Completion Construction Violations & Fines Submission Guidelines 6.0 General Submission Guidelines Preliminary Drawings Architectural Working Drawings Sample Boards Mechanical and Electrical Drawings Green Initiatives 7.1 Green Initiatives Finishing Standards Signage & Graphics Engineering Construction General Information Mechanical System Plumbing System Electrical System Sprinkler and Standpipe System Structural System 59 RETAIL 4

5 LOCATION & CONTACT INFORMATION Contact Information: Sr. Operations Manager & Landlord Representative: Richard Morley General Manager: Lesley Heieis Marketing Coordinator: Michael Chan Security Manager Depinder Minhas Leasing Representative Karen Hachey Karen. (403) Cadillac Fairview Contact Information Western Portfolio Office Suite Market Mall Office 3625 Shaganappi Trail N.W. Calgary, AB. T3A 0E2 Waterfront Properties Management Office Suite 1020, 200 Granville Street Vancouver B.C. V6C 1S4 Ph. (604) Tenant Coordinator: Heather Elema (403) [email protected] RETAIL 5

6 SECTION 1.0 Architectural Design Criteria 6

7 1.1 DESIGN GUIDELINES Designers are required to utilize a variety of planes on their storefronts to create a three dimensional facade. The shape of the storefront should not emphasize the position and shape of the front lease line but should evolve from the design process to achieve storefronts that are expressive, dynamic and sophisticated. This can be achieved through the combined use of design elements such as bulkheads, display windows, signage, architectural details, materials, lighting and other architectural elements. Compatibility with adjacent and previously approved storefronts will be considered as one of the criteria for approval. Should there be existing conditions that do not meet this criteria for whatever reasoning, the criteria as it is written, shall take precedence. ***ALL AREAS EXPOSED TO PUBLIC VIEW ARE SUBJECT TO LANDLORD APPROVAL. *** Any installation that does not conform with this criteria, the Landlord s review notes, or have the Landlord s prior written approval will be removed by the Landlord at the Tenant s expense. Any costs incurred by the Landlord with regards to such actions, are subject to a 15% administration fee. The Landlord shall not be held responsible for the condition, storage, or the return of any such removed installation. The Landlord shall not be held responsible for any loss of goods, or loss of business as a result of these actions. All items removed will be disposed of at the time of removal. The cost of such disposal shall be charged back to the Tenant, including all administration fees LANDLORD CONTROL ZONE The Landlord Control Zone applies to the front sales area as well as any areas visible to the public. All areas within the Landlord Control Zone must abide by the requirements set forth in this Criteria and are subject to Landlord approval STOREFRONT OPENINGS See storefront conditions (Section 3.0) for minimum height of storefronts. The storefronts should be sufficiently enclosed to work with the elements of the mall. Tenants are required to include a combination of glazing, solid materials and opening in a manner that is proportional to the height and width of the storefront. Openings are to be a minimum width of 6-0 ; however, they should be between 30% to 50% of the entire storefront depending on storefront width and subject to Landlord approval. Solid straight bulkheads dropped above the floor across the entire storefront, and wide-open storefronts with only a sign panel hung into the opening are not permitted. Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a minimum of 2-0 behind the lease line to allow adequate space for the queuing of all customers within the leased premises. Guidelines for food court finishes in the service areas must be adhered to as well. (Refer to Section 2.0) All cash registers (non-food Tenants) must be installed in recessed positions and be kept at least 36 away from the storefront lease lines and in such a manner as to not be readily visible from the common area. Where service counters or automated service equipment make up a portion of the storefront, they must be recessed from the lease line a minimum of 24. The location of interactive electronics installations or customer activated payment machines must be within the leased premises and may not constitute a visual element of the storefront. 7

8 1.1 DESIGN GUIDELINES continued CORNER LOCATIONS For Tenants located on corners, a secondary entrance may be required. The Tenant my utilize the corner for the entrance into the space. One sign is permitted on each elevation. Each elevation must incorporate display windows for transparency into a Tenant s space DEMISING DETAILS A site review of the site specific demising condition is required. Tenant must provide a minimum 1-0 wide vertical solid material at the edge of the facade. Paint and laminate are not permitted. Tenant storefront facade construction at the edge must be returned fully finished at least 1-0 behind the storefront lease line. Based on the location of the adjacent Tenant s storefront facade, and subject to the Landlord s site review and approval, this return dimension may be reduced or increased. Where demising piers are damaged due to construction, the Tenant s contractor shall repair/replace all finishes and/or tiles and grout to match the standard mall layout, at the Tenant s expense STRUCTURAL Refer to section 4.6 for Structural requirements PARTITIONS At a minimum, Tenants must use gypsum board and steel studs that contain recycled content. Metal stud faming with non combustible drywall is the basic construction of the demising partitions. (See lease outline drawings.) Interior wall construction is to be composed of non-combustible metal stud framing with 5/8 gypsum board, taped, sanded and finished on both sides. Cement board shall be used in lieu of gypsum board where required in waterproofing walls around wet areas. Metal stud framing shall extend up to the structure above as required so the wall is adequately braced and supported. Demising walls, which separate adjacent Tenants or walls adjacent to a mall service corridor, shall be constructed as required by applicable building codes and local jurisdictions. All grout shall be sealed in areas of moisture or grease producing equipment. The use of epoxy grout is encouraged. All drywall partitions are to be non load-bearing. If, in the Landlord s opinion, sound insulation is required to ensure sound transmission between two Tenants is minimized, the Tenant shall provide and install such insulation at the Landlord s direction and at the Tenant s expense. Tenant shall be responsible for maintaining the code-required fire rating at all demising wall penetration (duct work, piping, conduit etc.). This work shall include the installation of fire stops, fire dampers and fire rated penetration seals as required by code. Concrete block or other masonry partitions, wood stud construction and modifications to the exterior wall of the building shell will not be permitted.

9 1.2 FINISHING STANDARDS The storefront materials are critical in creating the overall atmosphere for each tenant and the mall common area. Tenants are required to provide a high quality, well-detailed and unique interior and exterior environment. All materials, including flooring, walls, ceilings and lighting, are to be a high quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and all storefront finishes shall be fire retardant and comply with local fire code requirements. All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. The overall store appearance including all finishes, graphics, signs, materials and methods of presentation are subject to the Landlord s approval. The storefront area is specifically reserved for creative product presentation. Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits GENERAL FINISHING REQUIREMENTS FINISHED WOOD & WOOD VENEERS Finished wood used in the storefront and interior shall be kiln-dried hardwood with a mill-quality finish and shall receive an approved fire-retardant coating or treatment. Joints must be sealed tight from grease and food particles. Tenants are encouraged to use FSC (Forest Stewardship Council) certified wood for their wood based products. Some of the most likely wood based products used in a Tenant s space are: paneling products, wood doors, finishes (including flooring) and permanent furniture and carpentry PLASTIC LAMINATES METAL Plastic laminates may be considered on the overall quality of design and application. Non-textured solid colored plastic laminates will not be permitted. Plastic laminate must be affixed to a plywood base of an appropriate thickness, and joints between adjacent panels of the material must be concealed in an acceptable manner. Exposed butt joints are not permitted. Plastic laminates used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Identification of all seaming details and grain direction must be shown and detailed in drawings. Metal may be used in architectural detail, hardware panels and other applications. The gauge, detailing and finish of all metal surfaces must be suitable for food service and heavy wear. Allowable finishes include polished, brushed, factory-applied paint and natural if appropriate. Stainless steel finishes are encouraged and most accepted by the Health Department. Anodized finishes are not allowed. Landlord must review any artificially weathered patina finishes for acceptability. Copper, brass and bronze are not allowed in food preparation areas per local code. 9

10 1.2 FINISHING STANDARDS continued STONE TILE All metal used in storefronts shall be detailed to conceal seams and overlapping joints. All seams and joints shall be even, straight and sealed tight. Heavy gauge or textured metals are required for large flat panel areas to avoid oil-canning. Identification of all seaming details and grain direction must be shown and detailed in drawings. Granite, marble, limestone, slate and other natural stones are encouraged for the qualities of substance and elegance that they bring to storefronts and interiors. Granite is particularly suitable as a counter material due to its highly durable nature. Stone may be used in a variety of available natural finishes such as flamed or honed for vertical applications or polished for countertops. In all cases, installations must be suitable for food service and extended wear. The reflective surfaces of polished stone installations require a high degree of detail and craftsmanship to be executed properly and should only be used in small areas. All stone joints, maximum 1/16, shall be neat, even and regular. An eased and polished edge is required at all exposed joint, edges and corners. Careful and craftsman-like details are required at all transitions between stone and other materials. Some stone and grout may need to be sealed at levels where they could be stained. Natural stone tile is preferred for its substance, elegance and durability. However, as limited accents, tile may be used as a decorative feature to natural stone surrounds. Decorative, non-glossy porcelain tiles or intricate mosaic tiles may be used as accents and in limited field applications. Tile, as an overall finish material is not acceptable. All horizontal tile corners and edges must be bull-nosed or covered. If used on three dimensional volumes, tile must cover all surfaces or be suitably trimmed at the corners. Tile edges may not be left exposed MATERIALS & APPLICATIONS BASE MATERIALS Tenants are required to install a minimum 4 high durable storefront base. The base must be of highly durable material suitable for withstanding contact with maintenance equipment and cleaning solutions, i.e. stone, masonry, metal, etc. Materials such as rubber, vinyl or plastic laminates are not suitable surfaces for this application and are not permitted. All natural materials must be sealed to protect against direct penetration. Where such materials are used, the Landlord reserves the right to request they be refurbished on a periodic basis or be refurbished by the Landlord at the Tenant s expense. Base materials must be scribed to the floor line - caulking is not permitted. 10

11 1.2 FINISHING STANDARDS continued GLAZING MATERIALS Storefront glazing must be of tempered glass (minimum ½ or 12mm thick). Note: tempered glass stamp must be placed in a clear and visible location. Joints are to be secured with glass clips (minimum of two clips between each panel) to stabilize panels. At the discretion of the Landlord, the storefront design may incorporate glass directly to the floor without a base, but it should be understood that the centre s common area floors are wet mopped using liquids and rotary brushes. Hard surface base materials are recommended to avoid damage to glazing materials. (Not applicable to the food court.) Gaps between panes are not to exceed ¼. Glass specifications are to conform to all building code requirements. Reflective glass (including the extensive use of mirror) is not permitted on storefronts or in the storefront entry zone. Tenant is to provide shading or reflective film over large glass areas receiving direct solar exposure PAINTS, COATINGS, ADHESIVES & SEALANTS Tenants are required to use low emitting adhesives and sealants during their fit-ups. All paint and other such coatings used in the construction of a Tenant s space must have a low VOC (Volatile Organic Compounds) rating FLOORING New environmental regulations, and consumer demand, have led to the development of low-voc and zero-voc paints and finishes. Most paint manufacturers now produce one or more non-voc varieties of paint. These new paints are durable, costeffective and less harmful to human and environmental health. Tenants are required to supply and install the same flooring material and pattern between their front lease line and storefront closure line as that installed by the Landlord in the adjacent mall area, and may be required to carry the tile in further as per Landlord s request. Landlord flooring can be purchased from the Landlord. Please contact the Landlord s Representative for further details. A high quality hard surface flooring such as wood, stone, or ceramic tile shall be provided at the first 10-0 of the store. Carpeting or vinyl will not be permitted in this area. All transitions between floor finishes of unequal thickness are to be accomplished by a gradual transition with floor leveling (a minimum of 3-0 ) compound to create a smooth and level walking surface. Tenant floor finish within the storefront must be level with the Landlord s mall floor finish. Detailing and construction methods for feathering or cutting of any Tenant flooring to meet the mall floor level is subject to the Landlord s approval. Tripping hazards such as carpet trim strips and noticeable reducer trim are not permitted. Vinyl transitions are not permitted. 11

12 1.2 FINISHING STANDARDS continued 12 All flooring must have a ten year commercial grade warranty. Carpeting, if used in the sales area, shall be of the highest quality. Commercial grade high quality loop pile or loop/cut pile combination carpeting is required. Tenants are encouraged to use carpeting that contains recycled content. However any carpeting in the back of house portions of the Tenant s space must contain recycled content. Tenants are to use low-emitting carpets for all carpets installed as part of their fit-up. Single color low profile all loop carpeting is not permitted. Vinyl tile or any other sheet goods flooring and simulated materials are not permitted. In restrooms, Tenant shall provide non-slip quality tile, porcelain ceramic tile floor or other impervious floor material which complies with local jurisdictions. All proposed coring (if required) of the concrete slab floors must be submitted to the Landlord, for review by Landlord s structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, grid lines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing enforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring CEILINGS Ceiling materials shall be gypsum board, wood, or other type of hard surface material within the first 10-0 from the lease line into the store. Acoustical ceilings will be permitted provided they are 24 x 24 format tegular tiles. At a minimum, Tenants must use ceiling tile that contains recycled content. Sprinkler heads in the ceiling shall be the fully recessed type with cover plates to match ceiling color. Individual access panels shall be provided to allow access to the Landlord s or Tenant s pull boxes, damper control, valves, junction boxes, or other equipment. Tenant is to coordinate this with the Landlord s Representative. All ceilings and associated framing, furring and blocking shall be non-combustible material. Absolutely no wood of any kind shall be used above any ceiling or soffit. Painted gypsum board ceilings or other high quality non-combustible ceiling materials are permitted. All ceiling construction is to be properly supported. Drywall bulkheads and other suspended objects are not to be supported solely by wire suspension systems and must be properly braced to the building structure. The Landlord recommends the use of Unistrut Metal Framing or a similar system. No puncture through roof deck for any type of ceiling or element suspension will be permitted. Wood ceilings are not acceptable ceiling material, except where installed in accordance with the following: (1) All wood must be fire retardant; and (2) the wood trim or panels must be installed on the underside of a gypsum board ceiling so no wood is exposed to the plenum space above the ceiling.

13 1.2 FINISHING STANDARDS continued MATERIALS PERMITTED MATERIALS NOT PERMITTED The use of the following materials is permitted: The use of the following materials is not permitted: Tempered glass (minimum of 1/2 or 12mm thick) for framed glass Tempered glass (minimum of 1/4 or 6mm thick) for showcases Sandblasted or stained glass Marble, granite, ceramic tile, brick Polished or hand-cut stone Precast concrete elements (i.e. columns, pilasters, mouldings) Glass fibre reinforced gypsum Solid surface (pattern subject to Landlord s approval) Anodized aluminum Electrostatic colored metals Stainless steel Polished, brushed or textured metals Finished grade hardwoods, painted or stained Tile Granite Corian Mirror finishes Glossy or large expanses of acrylic or plexi-glass Vinyl or fabric wall coverings Rubber, vinyl or plastic laminate baseboards Painted drywall or stippled finishes Continuous slat wall Field painted metal Continuous pegboard Venetian plaster Stucco/Dryvit Imitation brick Vinyl or resilient flooring False brick or rusticated stone Imitation wood grained laminates Foil faced laminates Softwood for counter millwork or trims Plywood paneling or any unfinished wood composite Plastic laminates (imitations of natural materials) Natural Stone Wood Stained Glass Stainless Steel Painted gypsum board wall 13

14 1.3 LIGHTING Lighting greatly influences the perception of storefronts, displays and interiors. It also distinguishes the well-designed retail environment from background and support areas. The Landlord does not provide lighting for Tenant storefronts. General illumination will not be adequate to light storefront merchandise. Tenants are asked to follow the guidelines listed below: 14 All Tenants must design their lighting to conform to a maximum of 6 watts per square foot. Any over design must be reviewed and approved by the Landlord. All lighting designs must incorporate energy efficient lighting and shall be of a high quality commercial grade. Tenant storefront display lighting is to be of an approved type, recessed light or track light. All storefront track lights must be recessed or concealed from mall view. The lighting in the first 10-0 from the lease line into the store must be recessed halogen, ceramic metal halide or LED down lighting. Compact fluorescent fixtures will not be permitted in this area. Colour temperatures and CRI must be defined with detailed specifications. CRI must be 80 or higher. Lamps within the lighting fixtures shall not be directed to shine or to be visible from the mall and are not permitted to spill onto the Landlord s common area. Where Tenant uses up lighting to illuminate storefront bulkhead, lighting must not spill onto Landlord s bulkhead/ceiling above. All lighting fixtures shall be constructed and installed to be glare free. Specific Landlord approval is required for the use of coated metal halide lighting. For consideration, information must be submitted which documents the quality of the light and style of fixture. (ie. copper) Fluorescent lighting will not be permitted anywhere in public areas of stores. Exposed fluorescent tube fixtures are to be used in non-public storage areas only. All fluorescent lighting shall utilize lamps, which provide color corrected light appropriate for a retail environment (3500 K). Fluorescent lighting must be used in combination with directional and/or spot lights. Recessed compact fluorescent pot fixtures should be provided with parabolic diffusers and should have a color temperature ranging between 3000K K. NOTE: These are not permitted in the first 10-0 of the storefront. Recessed incandescent can-type fixtures must have specular or semi-specular Alzak reflectors, coilex baffles, or other glare free shielding devices. Mercury vapor or high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted. Exposed, unshielded neon tube lighting of any kind is not permitted. Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment. Adequate heat-synching is required to maintain longevity. Tenant is required to provide a diffuser when linear lighting (fluorescent, strip lights, etc.) is used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be stagger-mounted to prevent uneven light distribution. The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (ie. office, washrooms) and/or does not compromise the health and safety of the employees and the space.

15 1.4 STOREFRONT CLOSURES CLOSURE CONDITIONS Storefront doors are to be substantially made of glass or of a visible nature to the Tenant s store interior and must be a minimum of 8-0 high. No open folding grille closures are permitted. All must have tempered glass or perforated metal inserts. Where sliding and overhead grilles are being utilized, the storefront shall be designed to minimize the appearance of such doors and grilles when open. Closure grilles must stack with approved pockets, which conceal them from view. Spring loaded floor and ceiling locking-pins must be used. Ceiling tracks for folding doors must be cleanly recessed into the bulkhead and may only protrude ¼ from the bulkhead s surface and factory finished to match surroundings. Natural brushed aluminum finish shall be the base standard. All other finishes require the specific approval of the Landlord. All materials used in closure systems, sliding, or swinging doors are subject to the Landlord s approval. All closure types must be used interchangeably in all storefront types (including Food Court Tenants). Floor tracks, surface mounted striker posts, or wall channels are not permitted. Specifications (with structural site specific drawings) for roll down grilles, must be submitted to the Landlord for separate approval prior to fabrication. Garage doors are not permitted. Closure systems are designated by type. See detail requirements for each closure system to follow EGRESS/EXITS All interior and exit doors, frames, and hardware servicing the Tenant s premises are to be furnished and installed by the Tenant. New rear door installations will include masonite and steel corner guards to match base building. Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions. Rear exit door to be a 3-0 x minute UL rated hollow metal door with a welded steel jamb and steel hinges, painted to match base building doors. All exit doors will have a printed placard indicating Tenant s name and space number per local code, to be provided by the Landlord at the Tenant s expense. If any existing conduit, fixtures or utilities must be relocated due to the Tenant s rear door placement, the Landlord will relocate them at the Tenant s expense. 15

16 1.4 STOREFRONT CLOSURES continued 16 Frameless Glass & Door System Wood Doors in Glass Storefront Horizontal Stacking Doors FRAMELESS GLASS & DOOR SYSTEMS If a metal framing system is used, the metal base and head member shall be stainless steel, or solid color metal (in factory finish only). Doors must swing towards the common area and be on double acting hinges to be held in the open position (with floor bolts and dust proof sockets) during business hours. Doors must swing out, however not swing past the lease line. When doors are in the open position, a minimum opening width of 6-0 must be maintained. Floor mounted hold open devices are not permitted. Floor bolts in dust-proof sockets are required WOOD DOORS IN A GLASS STOREFRONT Wood framed doors are permitted only if primarily constructed of glass (minimum 75%). Hinges shall be pivot type - no butt hinges will be permitted. Under some conditions wood storefront closures, trim and fittings will be permitted. Such details must conform to flame spread ratings required by applicable building codes and authorities having jurisdiction HORIZONTAL STACKING DOORS Horizontal stacking doors are permitted provided that when in the open position, the doors are completely concealed and stacked parallel to the demising wall. The doors are to be glass with anodized aluminum head and base similar to Kawneer 1040 Sliding Front. The overhead track must be installed flush with the finish ceiling bulkhead. This type of closure must occur 24 beyond lease line HORIZONTAL FOLDING GRILLES Folding grilles are permitted provided that when in the open position, the doors are completely concealed in door pockets. All door pockets must have closure panels complete with spring loaded touch latches or flush locks. The finish on the closure panel must match the storefront finishes. Lexan inserts are not permitted,. Surface mounted locks, handles, or knobs, are not permitted. The grille is to have tempered glass inserts. Lexan is not permitted.

17 1.4 STOREFRONT CLOSURES continued The overhead track must be installed flush (fully recessed) with the finish ceiling bulkhead. This type of closure must occur a minimum of 24 back of lease line. Pocket door must be closed when grille is closed. All floor sockets must be dust proof. Horizontal Folding Grilles Overhead Grilles OVERHEAD GRILLES Overhead grilles may be used provided they meet with local exiting codes with regards to egress operation. Overhead grilles are permitted provided that when in the open position, the doors are completely concealed in drywall soffit areas above. All ceilings must have hidden drywall service panels. Open grilles are not permitted. All grilles are to be supported from the floor. Tenant to provide site specific structural engineer drawings (site specific) for all overhead locations. The overhead opening trims, must be installed flush (fully recessed) within the finished ceiling bulkhead. This type of closure must occur a minimum of 30 back of lease line. In the event of an emergency, doors must be able to open manually. Vertical guides must be completely recessed and integrated into the overall storefront design APPROVED CLOSURE SYSTEMS: DYNAMIC CLOSURES: Futura Paravent Centurion Elegance NATIONAL DAGENDOR MANUFACTURING LTD. Supra MOBIFLEX Aeroflex Royal AMSTEL MANUFACTURING Vista 17

18 1.5 SECURITY SYSTEMS The Tenant is fully responsible for the security of the leased premises, all its contents from and after the time of availability for Tenant work. Storefront electronic security systems and other shoplifting detection devices at the storefront must be located behind the closure line. Such devices must be completely hidden from view and integrated with the Tenant s storefront design. Electronic security systems, which obstruct entry into the store are unacceptable as are any components which remain outside the storefront when the store is closed. Any theft detection/security system must be indicated on the Tenant s working drawings, and the Tenant shall submit shop drawings which shall indicate size, location, design and appearance along with the overall design submission. No systems shall be installed prior to approval by the Landlord. The Landlord may remove such system at Tenant s expense. All wiring to security systems must be concealed from view. Power poles or wiring channels exposed to view are not permitted. Tenant may use the following: Under floor antenna systems that are not visible to the public. Note: Verify structural capacity of this application with the Landlord as certain areas of the mall will not accommodate under floor security systems. Suspended overhead bar type systems concealed behind a storefront soffit above the entry. Small pod type systems on each side of the storefront opening. Pods must be enclosed in a millwork element, which coordinates with the interior design and finishes of the store. Freestanding tower type systems are not permitted. All other systems are subject to Landlord s approval. 18 ACCEPTABLE SECURITY SYSTEMS UNACCEPTABLE SECURITY SYSTEMS

19 1.6 SIGNAGE & GRAPHICS continued Store signage is for the purpose of identification and should be limited to trade name (as agreed in lease documentation with the Landlord) and logo. Advertising, slogans or product names may not be displayed as part of the overall signage. The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All interior signs are subject to prior written Landlord approval. All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve sign presentations on an individual basis GENERAL SIGN CONDITIONS The Tenant is required to design, fabricate and maintain an identification sign as shown in this criteria. Signage should be decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through careful use of colors, materials, type styles and size. The sign should not dominate or overpower the storefront itself. Size and letter height is subject to Landlord approval. Signage should be limited to trade name and logo only. Description or listing of goods or services will be permitted on a case by case basis with Landlord approval. All illuminated signs must be controlled by a 24 hour timer and operated during the hours specified by the Landlord. The electrical feed shall be included in the Tenant s electrical contract and will not be the responsibility of the sign contractor. The electricity for the Tenant s sign is to be fed from the Tenant s electrical panel. All electrical connections must be hidden from view. The Tenant shall submit storefront elevation and sign shop drawings (prepared by sign manufacturer) for approval prior to manufacture of the signs. All drawings must be submitted as part of the final drawings submission package. Halo lit letters may not be mounted on reflective surfaces or backers and require a rear diffuser to be installed. All neon and lighting connections must be hidden from direct view. The size, location and method of installation must be specifically approved by the Landlord. All hangers, bracing, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval. The Tenant will not erect or affix any sign or advertisement to the exterior of the leased premises including windows and doors, without the prior written approval of the Landlord. Any signs or advertisements erected or affixed without the Landlord s approval will be removed by the Landlord at the Tenant s expense. Tenant is limited to one sign per elevation. Advertising slogans and/or product identification are not permitted within the immediate storefront area. All such classification or category signage is subject to independent approval by the Landlord. Website signage (of any sort) is not permitted on or around the Tenant s storefront. Rear service doors to Tenant s premises must have standard identification designed and installed by the Landlord at the Tenant s expense. No other signage is permitted. All emergency exit signs must use light emitting diode (LED) technology. 19

20 1.6 SIGNAGE & GRAPHICS continued 20 Secondary signage (if permitted), shall be mounted directly on glazing below the height of 3-0 and have a maximum height of 4. Manufacturer s stickers on signs must be concealed. Maximum overall width of sign is restricted to 50% of the storefront width measured from the inside edge of the demising caps. The size, locations and method of installation must be specifically approved by the Landlord. All hangers, bracings, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval. Where individual cut out letters are mounted on glass fascia panels, they must be solid or vinyl letters (cut in reverse) and mounted to the back side of glass. Diffusers must be incorporated for letters illuminated with LED lights. Alarm system stickers and method of payment stickers (ie. VISA, debit etc.) are not permitted on the storefront. Exterior signage will only be allowed for Tenants who have a significant exterior public presence, and as previously agreed upon in the Tenant s lease agreement. Exterior signage shall be three-dimensional individual letters, and size of signage shall be proportional to the scale of the overall exterior façade design. Surface mounted raceways and illuminated light boxes are not permitted. The Tenant is responsible for obtaining all necessary approvals (design, location, mounting details, etc.) in writing by the Landlord and obtaining any sign permits as required by governing authorities prior to installation ACCEPTABLE SIGN APPLICATIONS Silhouette (Halo Type) reverse channel letters with LED illumination. Individual metal channel letters with LED illuminated plexiglass face. Not to exceed 5 depth for can-type letters. LED halo-lit individual can-type letters. All must be on recessed pins, hidden from view. No visible screws or edge connected tabs. Internally illuminated panels with insized letters are permitted, provided the letters do not protrude more than 1 and the background millwork substrate is an integral part of the architecture of the storefront. This sign may not resemble in any way a lit box assembly. Where fluorescent tubes are required, T5 lamps ( K) must be used. Individual cut out letters are permitted, provided they are a minimum of ¾ thick and are mounted on pins ½ maximum off the bulkhead face, and they have completely finished edges. All must be made of solid M.D.F. (medium density fibreboard), solid wood, cast metal, or solid acrylic. An external light source may be required. LED light sources are required for all signage designs.

21 1.6 SIGNAGE & GRAPHICS continued UNACCEPTABLE SIGN APPLICATIONS Plexi, plastic, metal, injection backers or frames Animated portions, flashing lights or audible sound Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity Formed plastic or injection molded plastic signs Vacuum formed plastic letters Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit Sandblasted wood signs in natural wood finish with painted, raised letters and/or logos Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material affixed or maintained on windows, glass fixtures and equipment or any other area of the storefront, including method of payment and sale signs Stickers or decals on or around the storefront surface Signs that are not professional in appearance Internally illuminated box signs with lit background faces Exposed or surface mounted box or cabinet type signs Vinyl letters as primary signing applications Moving signs or moving light will not be permitted and signs may not be illuminated intermittently or with varying intensity Exposed tube neon signs and open face channel letters with exposed tube neon Foam, cloth, paper, cardboard Pylon or pole signs Visible screws or edge connected tabs Moveable and/or portable displays or signage 21

22 1.6 SIGNAGE & GRAPHICS continued MERCHANDISING, GRAPHICS & DISPLAY The storefront areas are specifically reserved for creative product presentation. The use of such areas for mass product presentation and/ or in store shopping is prohibited. All areas exposed to public view are especially subject to approval by the Landlord. Particular attention shall also be paid to conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work. Interior display platforms are to be provided at the façade show windows. Particular attention shall be paid by the Tenant to the visual organization of the storefront, as well as the rear and side walls of the sales area. All finishes, graphics, signs, materials, and methods of presentation are subject to Landlord approval and will be removed at the Tenant s expense should these items be deemed unacceptable by the Landlord. All walls shall be provided with high quality finish materials. Plain painted drywall, slat wall or pegboard surfaces, are not permitted. Display fixtures or merchandise, either temporary or permanent, must be placed behind the Tenant s entry door closure line. Merchandise racks and display features must not block customer traffic flow in and out of the store. Freestanding temporary signage or poster holders are not permitted outside of the Tenant s closure line and are subject to Landlord approval. They must also be located so traffic flow in and out of the store is not impeded. Television monitors (if permitted) must be incorporated into the overall storefront design 24 behind the lease line. Monitors must be approved (for size, style and content) by the Landlord and are not permitted to transmit sound into the Landlord common area. Speakers are not permitted in the first 5-0 of the store, and sound from within the Tenant s space is not permitted to transmit sound into the Landlord common area. A total store design concept must be developed that coordinates storefront, signage, interior design, lighting and visual display. Tenants are encouraged to build this total design concept around unique aspects or themes of their business operation or product type. The customer experience must be enhanced by a one-of-a-kind environment, showcasing superior merchandising skills and excellence in customer service. The store windows must incorporate an upgraded finish level as defined by the design criteria with an exciting and well- designed presentation showing the very best examples of their image to shoppers passing by the Tenant s storefront. All fixturing types and layouts must relate to a display-oriented presentation. Store images shall be creatively adapted to the design criteria. Layout of the store and fixture locations (both permanent and moveable) are explicit requirements of the Schedule C and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or additional fixtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation. Mass merchandising, slatwall or the use of general merchandising concepts must not occur. The use of curtains, drapes and other shielding devices within the Tenant s storefront is not permitted. Full height display fixtures must have integral lighting designed within fixture. Displays shall be spaced out to open sight lines into the premises along at least 50% of the storefront.

23 1.6 SIGNAGE & GRAPHICS continued A system for attaching promotional materials must be designed and submitted to Landlord for review before installation. No displays or signs are permitted beyond the lease line. All showcases and display cases must be lighted and vented. Direct visual exposure of incandescent bulbs, and/or fluorescent tubes is not permitted. Display cases must be UL approved and wired to meet all national and local electrical code. General stock must be contained within stockroom areas specifically designed for this purpose. All stock shall be hidden from public view. No open warehouse concepts will be allowed ILLUMINATED POSTER BOXES The use of duratrans, transparencies, or graphic light boxes must be set back behind glass minimum 2-0 from the lease line and must be built in. The use of illuminated graphic boxes or posters at the storefront shall be part of an overall storefront presentation that includes other elements such as display fixtures and merchandise. Graphic light boxes at lease line will not be permitted. Illuminated poster boxes will be considered, when part of an overall visual presentation strategy that includes other methods of visual display merchandising as well. Visual displays as part of the overall display windows must incorporate display platforms and the ability to merchandise at different levels. The position of mass merchandise presentation or back lit poster boxes are subject to Landlord approval VINYL GRAPHIC APPLICATIONS It is understood by the Landlord a Tenant s need to advertise and apply graphics on the storefront glazing. The Landlord requires that such applications be submitted to the Landlord for approval prior to fabrication and installation and that the following general guidelines be followed: All vinyl to be applied to interior side of Tenant storefront. All signs must be professionally designed, installed, and maintained. All sign areas must be thoroughly cleaned prior to and post installation. Vinyl coverage must not exceed 50% of glazing. Content and coverage is subject to Landlord approval based on individual merit. Material chosen must fit the type of application (ie. Tenant must determine the material appropriate for an interior vs. exterior application). Should the above stipulations not be followed, the Landlord will remove all such graphics at the Tenant s expense. ACCEPTABLE DISPLAY APPLICATIONS UNACCEPTABLE DISPLAY APPLICATIONS 23

24 FOOD COURT 24 SECTION 2.0 Food Court Design Criteria

25 2.1 GENERAL FOOD COURT INFORMATION The food court features many merchants selling a wide variety of prepared foods for take-out or on-premise consumption in a comfortable setting. The purpose of this portion of the design criteria is to assist the Tenant in maximizing their storefront potential as part of the current design and any future project renovations which might occur at the property as well as a guide in the Tenant s design process. The food court design criteria must be read in conjunction with the remainder of the Tenant Design Criteria. The merchandising concept of a food court is to emphasize a Tenant s presence through food display in the front areas of their stores. Particular attention shall be paid by the Tenant to the visual organization of the serving area, the rear of all counters in public view and its conformance with the technical design criteria for tenant HVAC, plumbing, and electrical work set out in the engineering portion of this criteria. All graphics, signs, menu boards, materials, colors, finishes, lighting and equipment layouts shall be submitted for Landlord approval. Please note that Tenants are responsible for providing all storage necessary for the operation of their business within the leased premises except where specified by the Landlord. Note: All stored items must be kept from public view at all times. ***ALL AREAS EXPOSED TO PUBLIC VIEW ARE SUBJECT TO LANDLORD APPROVAL. *** The face of food service counters shall align with the lease line. No portion of the front service counter is allowed to project past the lease line. Particular attention shall also be paid by the Tenant to the visual organization of the store, the rear of all counters in public view and its conformance with the technical design criteria for Tenant HVAC, plumbing, and electrical work as set out in the engineering portion of this criteria. Layout of the store and fixture locations, both permanent and moveable, are explicit requirements of the Schedule C and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or the addition of fixtures and/or signs, regardless if they are permanent or movable, unless their design and location receives written approval prior to installation. Firms or individuals nominated by Tenants to undertake the planning and design on their units are subject to Landlord approval. Preliminary Landlord approval of plans is mandatory and Tenant s and their design professionals must arrange a meeting with the Landlord to review their preliminary drawing submission before forwarding their final construction drawings package for Landlord approval. Tenants or their Representatives will be contacted by the Tenant Coordinator to arrange this meeting LANDLORD CONTROL ZONE The Landlord Control Zone applies to the front servery area (front of house) as well as any areas visible to the public. All areas within the Landlord Control Zone must abide by the requirements set forth in this Criteria and are subject to Landlord approval. FOOD COURT 25

26 FOOD COURT FOOD COURT DETAILED PLAN NOT TO SCALE

27 2.3 STOREFRONT CONDITIONS - Plan NOT TO SCALE - Tenant to verify all on site dimensions NOTE: REFER TO INDIVIDUAL TENANT OUTLINE DRAWINGS FOR SPECIFIC SITE CONDITIONS FOR EACH TENANT. SITE SURVEY REQUIRED BY TENANT TO CONFIRM ALL CONDITIONS AND DIMENSIONS. FOOD COURT 27

28 2.3 STOREFRONT CONDITIONS - Elevation NOT TO SCALE - Tenant to verify all on site dimensions FOOD COURT 28 NOTE: REFER TO INDIVIDUAL TENANT OUTLINE DRAWINGS FOR SPECIFIC SITE CONDITIONS FOR EACH TENANT. SITE SURVEY REQUIRED BY TENANT TO CONFIRM ALL CONDITIONS AND DIMENSIONS.

29 2.2 STOREFRONT CONDITIONS - Section NOT TO SCALE - Tenant to verify all on site dimensions NOTE: REFER TO INDIVIDUAL TENANT OUTLINE DRAWINGS FOR SPECIFIC SITE CONDITIONS FOR EACH TENANT. SITE SURVEY REQUIRED BY TENANT TO CONFIRM ALL CONDITIONS AND DIMENSIONS. FOOD COURT 29

30 2.4 DESIGN GUIDELINES STOREFRONTS Tenant storefront construction must be set back behind the lease line. Food Tenants whose spaces are not located within the immediate food court section, must locate their storefront counters a minimum of 2-0 behind the lease line, and follow the guidelines for foodcourt finishes in the service areas. The Tenant storefront must enable complete enclosure of the leased premises when closed to the public. Landlord reserves the right to refuse equipment in the public servery area not suitable for view of the public. Refrigeration units (i.e. pastry units) at the front servery counter must be integrated into the design of the counter as well as all the required air grilles. Standard air-grilles simply inserted on the face of the counter shall not be permitted. Tenant s designers must account for these in the overall presentation on the counter and how to discreetly conceal them. Tenants must maintain a 3-6 counter height for the distance of 1-6 from the demising piers. The remaining height can be less than 3-4, but a maximum of 4-6 for display cases is allowed. Counter design, including heights, must comply with all accessibility guidelines enforced by national or local jurisdictions. Recessed items in the top counter surface (for cash registers, food trays, drink dispensers, etc.) must be set back a minimum of 6 from the front edge of the counter. All food serving equipment, point of sale equipment, serving tray storage & rails, cup dispensers, utensils, straws, napkins, etc. must be recessed into the countertop in permanent holders and organized in a neat and orderly manner. Refer to section 2.7 for photo examples. All sneeze guards are to be frameless and custom designed as an integral part of the front counter, may be flush with the face of the counter, and shall be no higher than 4-6 above the floor. All vertical joints are to be butt glass joints to allow for maximum visibility. Back counters, storage cabinets or rear display cases may be installed at Tenant s option. Any such unit shall adhere to the entire counter and display case material criteria and a maximum equipment height of 6-6 AFF. All store treatments must encompass the full width of the storefront opening, and will abut the demising piers. Where existing demising pier treatments are damaged, they shall be repaired or replaced by the Tenant s general contractor at the Tenant s expense. Counter fronts may not have a swinging access gate or mobile counters, and all access will be made through rear service corridors (where available). If access is required, finishes should match the rest of the servery. Verify with the Landlord. The face of the demising piers have been finished with the property specific finishes. No penetration of these piers is permitted. No additional finishes, display fixtures or signs are to be applied to this surface. Tenant s back of house or food preparation/storage areas are not permitted to be visible from the mall common area. Service doors and/or pass-through windows will be considered in the servery, however its size and location are subject to Landlord approval. For Tenants located on corner locations a secondary service counter must be provided. One sign is permitted on each elevation. FOOD COURT 30

31 2.4 DESIGN GUIDELINES continued STRUCTURAL Refer to section PARTITIONS A full-height partition must separate the service and kitchen areas. Access to the kitchen is to be via a self closing door or between staggered blind walls. Pass-through windows with customer views into preparation kitchen are not permitted except in conditions where the front of house finishes are carried through to the back of house. Any exception to this requirement is subject to the Landlord s approval. All preparation area walls visible to the public are to have durable material applied in full height to the ceiling. Material is subject to Landlord approval. Manufacturer and application warranty specifications are required for final approval. See section for a list of acceptable finishes. Refer to section for further partition requirements SECURITY Electronic surveillance cameras located within the Tenant s space must be concealed within interior architectural elements and not visible to the public. Tenant s security system shall be a stand-alone system and not connected to the mall system. Where applicable, employee entry to the space must be by means of a Tenant-installed recessed rear entry door that matches the base building specifications. FOOD COURT 31

32 2.5 FINISHING STANDARDS The storefront materials are critical in creating the overall atmosphere and look for each Tenant. Tenants are required to provide a high quality, well-detailed and unique interior and exterior environment. All materials, including flooring, walls, ceilings and lighting, are to be a high quality, durable and long lasting material with minimal maintenance requirements. Finishes are to be installed over a durable substrate and all storefront finishes shall be fire retardant and comply with local fire code requirements. All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits GENERAL FINISHING REQUIREMENTS Refer to section for finishing requirements MATERIALS & APPLICATIONS BASE MATERIALS (Where required) Refer to section for requirements GLAZING MATERIALS Refer to section for requirements PAINTS, COATINGS, ADHESIVES & SEALANTS Refer to section for requirements FOOD COURT 32

33 2.5 FINISHING STANDARDS continued WORK/TASK SURFACES, STORAGE Approved counter top materials include: clear glass, stainless steel, miscellaneous metals, solid surface, ceramic tile, granite, stone or hardwood. Unacceptable materials include but are not limited to: plastic laminates, metal laminates, wood and painted finishes. Plastic laminates will not be permitted as a work surface material for the front of house. All paper goods and supplies are to be stored in areas not visible to the public. Any clutter or unsightly equipment such as boxes, shelves, sinks, personal items, etc. must be fully concealed from public view COUNTER CABINET FINISHES Clear lacquer finish is required on natural metals other than stainless steel to prevent tarnishing. Sealant is required on natural stone to prevent staining. Clear, leaded/stained, etched, beveled, fitted, crackled or textured glass is permitted. Quality hardwood, stained and sealed, or enamel painted casework is permitted. Porcelain ceramic tile, terrazzo, glass tile is permitted in a glazed or natural form. FOOD COURT 33

34 2.5 FINISHING STANDARDS continued FOOD COURT FLOORING Common area floor tile material must be extended in the Tenant s premises in all areas between the lease line and the counter or to an architecturally designated point by the Landlord. All grout lines and grout must match existing Landlord floor patterns. In the food preparation area, Tenant shall provide non-slip quality porcelain or ceramic tile floor or other impervious floor material which complies with local regulations. Flooring in back kitchens containing cooking equipment must have epoxy type flooring with a continuous coved base a minimum of 12 high. Vinyl base is not permitted. Flooring visible to the public is to be quarry, porcelain, ceramic or stone tile with a 6 minimum self-coved base of the same material and a continuous waterproofing membrane, which must continue 12 minimum up the service area wall. Tenant is specifically prohibited from using vinyl sheet flooring, vinyl composition tile or any similar material in the front of house area. All proposed coring (if required) of the concrete slab floors must be submitted to the Landlord, for review by Landlord s structural engineer, a minimum of 48 hours before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing reinforcement in the area of proposed penetrations, based on an X-ray investigation must be included. Cutting of the reinforcement must be avoided during coring. Coring shall not be performed without Landlord s written approval to the Tenant. All penetrations must be made waterproof and must conform to the fire rating of the floor slabs penetrated. Where applicable a 1/8 zinc strip is to be provided between Landlord tile and Tenant s flooring entry. Landlord flooring can be purchased through the Landlord - please contact the Landlord s Representative for further details CEILING It is the Tenant s responsibility to verify that the ceiling height selected by the Tenant is not in conflict with Landlord s work including but not limited to base building structure, ductwork, chilled water piping, etc. Tenant is required to install a gypsum board ceiling in the servery, finished with a cleanable coating in all publicly visible spaces. The back of house (preparation and storage area) ceilings may be composed of 24 x 24 recessed t-bar construction. At a minimum, Tenants using ceiling tile for back of house application must specify tiles that contain recycled content. All ceiling construction is to be properly supported. Drywall bulkheads and other suspended objects are not to be supported solely by wire suspension systems and must be properly braced to the building structure. The Landlord recommends the use of Unistrut Metal Framing or a similar system. No puncture through roof deck for any type of ceiling or element suspension will be permitted. Luminous ceilings are prohibited. The use of wood or other combustible material above ceilings or in any concealed space is prohibited. All insert panels must be metal, vinyl faced, or other lay-in panel construction specifically designed to minimize damage within the service area. Tenant must provide access service panels as required to easily service all services in ceiling area.

35 2.5 FINISHING STANDARDS continued MATERIALS PERMITTED The use of the following materials is permitted: Tempered glass (min. of 1/2 or 12mm thick) for framed glass Tempered glass (min. of 1/4 or 6mm thick) for showcases Sandblasted or stained glass Marble, granite, ceramic tile, brick Solid surface (Pattern subject to Landlord s approval) Electrostatic coloured metals Stainless steel Polished, brushed or textured metals Finished grade hardwoods, painted or stained Landlord specified tile to be supplied by Landlord at Tenant s cost Wood Stainless Steel Tile MATERIALS NOT PERMITTED The use of the following materials is not permitted: Mirror finishes Glossy or large expanses of acrylic or plexi-glass Vinyl or fabric wall coverings Rubber, vinyl or plastic laminate baseboards Painted drywall or stippled finishes Field painted metal Venetian plaster Stucco/Dryvit Foil faced laminates Plywood panelling Vinyl or resilient flooring False/ Imitation brick or rusticated stone Imitation wood grained laminates Softwood for counter millwork or trims Plastic laminates (of any kind) for any portion of front or rear counters exposed to public view Painted gypsum board wall Painted MDF (medium density fibreboard) Melamine Solid Surface Granite Concrete FOOD COURT 35

36 2.6 LIGHTING Tenants are required to design decorative and accent lighting systems which emphasizes their food displays. All lighting installations must be approved by the Landlord. FOOD COURT 36 All lighting designs must incorporate energy efficient lighting and shall be of a high quality commercial grade. Color temperatures and CRI must be defined with detailed specifications. CRI must be 80 or higher. Tenant lighting is to be of an approved type recessed light or track light. All storefront track lights must be recessed or concealed from mall view. Lamps within the lighting fixtures shall not be directed to shine or to be visible from the mall and are not permitted to spill onto the common area. Where Tenant uses up lighting to illuminate the storefront bulkhead, lighting must not spill onto Landlord bulkhead/ ceiling above. All lighting fixtures shall be constructed and installed to be glare free. Tenant is required to provide a diffuser when linear lighting (fluorescent, strip lights, etc.) is used as cove lighting to illuminate storefront bulkhead. Lighting in cove to be stagger mounted to ensure even light distribution. Lighting must be continuous with no hot or dark spots. Fluorescent lighting will not be permitted anywhere in public areas of stores. Exposed fluorescent tube fixtures are to be used in nonpublic storage areas only. All fluorescent lighting shall utilize lamps, which provide color corrected light appropriate for a retail environment (3500 K). Fluorescent must be used in combination with directional and/or spot lights in the food prep area if not visible to the public. 2 x2 and/or 2 x4 fluorescent, compact fluorescent, mercury vapor, high pressure sodium lamps, strobe, spinner chase or moving types of lighting are not permitted in the public servery area. Recessed incandescent can-type fixtures must have specular or semi-specular Alzak reflectors, coilex baffles, or other glare free shielding devices. Exposed, unshielded neon tube lighting of any sort is not permitted. Should LEDs be considered, note that the performance largely depends on the ambient temperature of the operating environment. Adequate heat-synching is required to maintain longevity. All lighting assemblies and bulbs must meet codes of all authorities having jurisdiction. All lighting in the servery area must be approved type down lights or track lights. Any heating lights necessary for Tenant operation shall occur on the rear counter and must be horizontal and not suspended from above. All showcases and display cases must be building code approved and wired to meet all national and local electrical codes. All wiring must be in conduit. The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (i.e. office, washroom) and/or is not a compromise to the health and safety of the employees.

37 2.7 STOREFRONT CLOSURES GENERAL CONDITIONS Grill closures are required. Public servery to remain open after business hours and therefore Tenants are responsible for the security of their equipment. Refer to Section 1.4 for specific requirements for storefront closures EGRESS/EXITS All interior and exit doors, frames, and hardware servicing the premises are to be furnished and installed by the Tenant. New rear door installations will include masonite and steel corner guards to match base building. Rear exit doors must be recessed and conform to all requirements of the Landlord and local jurisdictions. Rear exit door to be a 3-0 x minute UL rated hollow metal door with a welded steel jamb and steel hinges, painted to match base building doors. All exit doors will have a printed placard indicating the Tenant s name and space number per local code, to be provided by the Landlord at the Tenant s expense. If any existing conduit, fixtures or utilities must be relocated due to the Tenant s rear door placement, the Landlord will relocate them at the Tenant s expense. FOOD COURT 37

38 2.8 EQUIPMENT GENERAL Serving tray storage must be integrated and recessed into the counter design in a permanent holder. All cash equipment must be installed in recessed positions. All napkin holders, straw dispensers, condiments and plastic utensils must be kept off the sneeze guard or display cabinets. These items require a fully recessed, built-in dispenser permanently incorporated into the design of the counter. Recesses in the top counter surface for equipment must be set back a minimum of 6 from the front edge of the counter. All trade fixtures shall be first class new fixtures with durable finishes consistent with the anticipated public exposure. Used equipment may not be installed without prior written approval by the Landlord. Photographs of this equipment must be submitted to the Landlord. (Judgment will be based on compatibility of size, finishes, and condition of equipment). Equipment, if it is being reused, shall be cleaned and maintained to like-new status. Equipment which may have hot surfaces, sharp edges or any other public safety hazard are not permitted to be installed at any location on the storefront serving counter BEVERAGE MACHINE Beverage machines and other miscellaneous equipment on the front counter are subject to design review and must be recessed into the counter top so as not to exceed 4-6 AFF. Drink dispensers and other kitchen equipment may not be placed on the front counter unless approved by Landlord. Beverage refrigerators are restricted to back counter placement. Branding labels of any sort (ie. Coke, Pepsi) are not permitted. ACCEPTABLE EQUIPMENT DISPLAY FOOD COURT 38

39 2.8 EQUIPMENT continued REFRIGERATORS (Back of House) All walk-in coolers, refrigerators, freezer boxes or safes must be submitted to the Landlord to review the loads imposed on the structure prior to installation. Additional support, reinforcements, plumbing or modifications necessary to structurally carry the Tenant s equipment shall be at the Tenant s expense COOKING GRILLES All equipment and fixtures including exhaust hoods, cooking appliances, warming trays, coolers, etc, which are allowed in the front of house, must have walls, soffits or finished panels to conceal unfinished surfaces of this equipment, and where exposed, finished surfaces must be compatible with the overall design of the space STORE FIXTURING Layout of the store and fixture locations, both permanent and moveable, are explicit requirements of the Schedule C and as such must be included in the submittal and receive approval, as provided herein. The Landlord will not permit reshuffling or additional fixtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation EXHAUST SYSTEMS The Tenant is to provide and install kitchen exhaust hood and fire suppression systems to meet all local codes. Tenant to provide and install grease exhaust shaft and all fire-rated assemblies, per local codes, from Tenant premises to a location outside the building designated by the Landlord. Routing must be coordinated and approved by the Landlord prior to installation. Roof curb and roof patching to be performed by Landlord designated contractor at Tenant s expense. Exhaust hoods, located in the serving area and visible to the public, shall be located in such a manner as to prevent damage to the Landlord s base building ceiling. All locations and specifications must be approved by the Landlord. Provide technical data sheets from equipment manufacturer for review as well as site specific installation sections and specifications. Exhaust hoods shall be enclosed in a decorative cover, to the underside of the structure/ceiling, of a suitable fire resistant material conforming to building code requirements, and approved by the Landlord. The Landlord reserves the right to designate on an individual basis when such exhaust hoods are required. The Tenant is to provide and install an individual surface mounted grease trap. FOOD COURT 39

40 2.9 SIGNAGE The installation of all Tenant storefront signs shall be conducted in accordance with the sign criteria listed below. All signs are subject to prior written Landlord approval. All signs will be reviewed with compatibility to surroundings as part of the approval process. The Landlord reserves the right to approve signage presentations on an individual basis. FOOD COURT GENERAL SIGN CONDITIONS Tenant s signage is for the purpose of identification only, and must be limited to trade name and logo only. Advertising, slogans and or product names may not be displayed a part of signage. No description or listing of goods or services will be permitted. Each Tenant is required to design, fabricate and maintain an identification sign as shown in this criteria. Signage should be decorative as well as informative and should reinforce the overall design of the store. These objectives can be achieved through careful use of colors, materials, typestyles and size. Tenant s signage shall be proportional to the scale of the overall storefront design. The maximum overall width of the signage may not exceed 50% of the storefront width measured from the inside edges of the demising piers. At no time shall any portion of a sign or logo be any closer than 30 from the demising line of the storefront. Where a Tenant s space is 15-0 or less, the overall width of the signing area may be up to 70% of the storefront width, provided that a minimum 30 side setback is maintained. Bottom of sign must reach a minimum height of 9-0. Lettering is not permitted to exceed a height of 1-8. Internally illuminated signage is considered a basic requirement; however, non-illuminated signage will be considered on the basis of its own design merit. All illuminated signs must be controlled by a 24 hour timer and operated during the hours specified by the Landlord. The electrical feed shall be included in the Tenant s electrical contract and will not be the responsibility of the sign contractor. The electricity for the Tenant s sign is to be fed from the Tenant s electrical panel. All conduits, transformers or other related equipment must be completely concealed from view. LED light sources are required for all signage designs (including emergency exit signs). Halo lit letters may not be mounted on reflective surfaces or backers and require a diffuser to be installed. The Tenant shall submit elevation and sign shop drawings, prepared by the manufacturer, for approval prior to manufacture of the sign. All drawings must be submitted as part of the final drawings submission package. All electrical connections must be hidden from view. Connections are to be integrated into the storefront design. Exposed brackets and fastenings must be concealed with a cover plate or painted out to minimize their appearance, and manufacturers' and governmental labels must be concealed from view. Service doors to the Tenant s premises shall have standard identification designed and installed by the Landlord at the Tenant s expense

41 2.9 SIGNAGE continued ACCEPTABLE SIGN APPLICATIONS Silhouette (Halo Type) reverse channel letters with LED illumination Individual metal channel letters with LED illuminated plexiglass face LED halo-lit individual can-type letters - all must be on recessed pins, hidden from view - no visible screws or edge connected tabs. Internally illuminated panels with insized letters are permitted, provided d the letters do not protrude more than 1 and the background millwork substrate is an integral part of the architecture of the storefront - this sign may not resemble in any way a lit box assembly Individual cut out letters are permitted, provided they are a minimum of ¾ thick and are mounted on pins ½ maximum off the steel channel, and they have completely finished edges - all must be made of solid M.D.F. (medium density fiberboard), solid wood, cast metal, or solid acrylic LED light sources are required for all signage designs UNACCEPTABLE SIGN APPLICATIONS Plexi, plastic, metal, injection backers or frames Animated portions, flashing lights or audible sound Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity Formed plastic or injection molded plastic signs Vacuum formed plastic letters Exposed or surface mounted box or cabinet type signs Exposed raceways, ballast boxes, transformers, crossovers, fasteners or conduit Sandblasted wood signs in natural wood finish with painted, raised letters and/or logos Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material affixed or maintained on windows, glass fixtures and equipment or any ACCEPTABLE SIGNAGE other area of the storefront, including method of payment and sale signs Stickers or decals on or around the storefront surface Signs that are not professional in appearance Internally illuminated box signs with lit background faces Exposed or surface mounted box or cabinet type signs Vinyl letters are not permitted as primary signing applications Exposed tube neon signs and open face channel letters with exposed tube neon are not permitted Foam, cloth, paper, cardboard, pylon, pole, moveable and/or portable displays or signage FOOD COURT 41

42 2.9 SIGNAGE continued FOOD COURT MENU BOARDS Menu boards shall be located with the designated sign band zone indicated on the sectional drawings in the subsection of this criteria. They must be set back a minimum distance of 4 off the side demising walls and be a minimum of 6-8 above finished floor. Where the depth of demising walls varies within a location, the face of the menu board is a minimum of 40 back of its demising pier and the signboard remains straight across the store. Where there is no variation of depth on the storefront, the sign band must be a minimum of 40 back of the full height demising wall face. Thin profile menu boards are encouraged and may be back-lit or front lit provided that no exposed neon or fluorescent tubing is visible. LED lit menu boards are encouraged. High gloss surfaces are not permitted. Menu boards which are back-lit, must have the applicable lighting color temperatures set between 3000 and 3500 K. Track lights utilizing MR16 type adjustable lighting (or similar) is required and must be recessed into the tenant ceiling. The menu board is to be submitted as part of the preliminary submission, regarding the fabrication technique, layout, letter style and quality of design by color illustration or photograph. Tenants must submit their menu boards design proposals to the Landlord for review and approval prior to fabrication. All interior graphics must have a decorative frame assembly tied to the design character of the store. If this sign is intended as a specials menu board, it must have professionally prepared graphics or have professionally hand lettered menu items and prices applied. Note: this is the only location at which hand lettering is allowed. Menu boards must be adjustable with respect to price and menu. No advertisement sign or trademarks (eg. Coca-Cola or Pepsi Cola) will be allowed on the menu board. Additional signage on the menu board is limited to one designated logo or trade name only. Small food identification signs or photographs must be professionally produced and are subject to the approval of the Landlord. Flat screen monitors as menu boards are permitted. Content is subject to Landlord approval. Promotional posters are to be incorporated into the menu board and are not permitted outside of the menu board. ACCEPTABLE MENU BOARD DESIGN ALTERNATE MENU BOARD DESIGN

43 SECTION 3.0 Storefront Sections & Details STOREFRONT SECTIONS FOOD & COURT DETAILS 43

44 3.0 UNDERSTANDING YOUR STOREFRONT Plan layout may not reflect current lease plan NOT TO SCALE - Tenant to verify all on site dimensions 1. Locate Retail Unit number on Key Plan Section Dotted/ dashed/ coloured lines at front of storefront indicates storefront condition. Locate applicable storefront condition within the legend. Storefront conditions are found in Section 3.2. STOREFRONT CONDITION RETAIL UNIT NUMBER FOOD STOREFRONT COURT SECTIONS & DETAILS 44

45 3.1 KEY PLAN Plan layout may not reflect current lease plan NOT TO SCALE - Tenant to verify all on site dimensions STOREFRONT SECTIONS FOOD & COURT DETAILS 45

46 3.2 STOREFRONT CONDITION A - Plan NOT TO SCALE - Tenant to verify all on site dimensions FOOD STOREFRONT COURT SECTIONS & DETAILS 46 NOTE: REFER TO INDIVIDUAL TENANT OUTLINE DRAWINGS FOR SPECIFIC SITE CONDITIONS FOR EACH TENANT. SITE SURVEY REQUIRED BY TENANT TO CONFIRM ALL CONDITIONS AND DIMENSIONS.

47 3.2 STOREFRONT CONDITION A - Elevation NOT TO SCALE - Tenant to verify all on site dimensions NOTE: REFER TO INDIVIDUAL TENANT OUTLINE DRAWINGS FOR SPECIFIC SITE CONDITIONS FOR EACH TENANT. SITE SURVEY REQUIRED BY TENANT TO CONFIRM ALL CONDITIONS AND DIMENSIONS. STOREFRONT SECTIONS FOOD & COURT DETAILS 47

48 3.2 STOREFRONT CONDITION A - Section NOT TO SCALE - Tenant to verify all on site dimensions FOOD STOREFRONT COURT SECTIONS & DETAILS 48 NOTE: REFER TO INDIVIDUAL TENANT OUTLINE DRAWINGS FOR SPECIFIC SITE CONDITIONS FOR EACH TENANT. SITE SURVEY REQUIRED BY TENANT TO CONFIRM ALL CONDITIONS AND DIMENSIONS.

49 SECTION 4.0 Engineering Criteria STOREFRONT SECTIONS ENGINEERING FOOD & COURT DETAILS CRITERIA 49

50 4.1 GENERAL INFORMATION Tenants are required to retain a qualified professional engineer or engineers, certified in British Columbia, for the preparation of their design and working drawings for their electrical, mechanical, structural and sprinkler distribution system. This engineer is expected to survey the site to verify site conditions and services provided in the Tenant premises. It is strongly recommended by the Landlord that Tenants retain the Landlord s base-building consultants for their mechanical, electrical, structural and sprinkler design. Mechanical Engineer: Flow Consultants Suite Nicola Street Vancouver, B.C. V6G 2C1 Tel: (604) Fax: (604) Ron Braun, M.Sc., P. Eng, Senior Project Manager, Mechanical Engineer [email protected] Electrical Engineer: Applied Engineering Solutions Ltd. 4th Floor, 509 Richards Street Vancouver, B.C., V6B 2Z6 Tel: (604) Fax: (604) Mr. Ahmet A. Ulker, P. Eng, LEED AP [email protected] Structural Engineer: Read Jones Chistoffersen Ltd. 4th Floor West Broadway Vancouver, B.C., V6H 3X8 Tel: (604) Fax: (604) Dennis Gam Tenant Data Communication : RYCOM TPM (Telecom Property Mangement) Inc. (Riser Management for Date and Communications) Customer Care Tel: or TO-RYCOM - select option 1 Fax: [email protected] RYCOM provides controlled secure access to the telecommunications area within the building; their areas include riser rooms, Main Telephone Room (MTR), POP sites and rood tops. Any access to the above noted locations requires the notification and approval or RYCOM TPM. Building security typically requires Tenants or contractors to provide a minimum of 24 hour s notice to gain access to the riser facilities, however, 48 hour s notice is required for major infastructure upgrades. The contractor is reponsible for all security escort fees associated with work carried out. ENGINEERING FOOD STOREFRONT COURT SECTIONS CRITERIA & DETAILS 50 Should Tenants decide that they prefer to retain engineers other than the Landlord s base building consultants; the engineering drawings produced must be submitted to the Landlord for approval. The cost of the review and comment on these drawings by the Landlord s consultants will be charged to the Tenant.

51 4.2 MECHANICAL SYSTEMS ALL TENANTS The Tenant is to connect to the HVAC system provided by the Landlord to the perimeter of the leased permises only, which is designed for a maximum cooling capacity for general lighting and miscellaneous electrical load of 6.0 watts per square foot of the premises. In the large retail area at the Main Floor Level of the Office Building, the Tenant will be responsible for installing air handling units for their HVAC requirements and the units will be located in a mechanical plant on the Concourse Level which the Landlord has allocated for this use. The Tenant will be responsible for installing supply and return ductwork from the units in the plant room up to the retail unit as well as the distribution within it. If the existing mechanical service of the premises is not adequate as a result of the Tenant s design for the premises, the Tenant will provide the calculations necessary for the Landlord to determine the service capacity required and subject to availability the Landlord may, at its option, agree to provide the additional HVAC capacity at the Tenant s expense. In the case of food court tenants, the Tenant is responsible for additional make-up air and cooling required over the standard cooling load of 6.0 watts per square foot. The Tenant will supply and install all distribution ductwork, diffusers, controls and appurtenances required for maintaining the design conditions throughout the premises. The Tenant will supply and install all necessary fans, ductwork, grilles and other equipment required for connections to the Landlord s sanitary exhaust ventilation ductwork which is suitable to handle a total of 50 cfm per toilet suite. Any reheat coil and any electrical heating system installed in the premises must be connected to the Tenant s service meter. Exhaust systems will be required for any Tenant occupancy that may produce odors and substances, including but not limited to: pet stores, hair salons, photo processing stores. The Landlord may also require that a suitable makeup air system be provided by Tenants installing such system. In case of food service Tenants, exhaust hoods over cooking surfaces or areas must be complete with an automatic fire fighting system and a duct system which fully satisfy the requirements of the fire prevention authorities having jurisdiction. Tenants are cautioned not to block or impede any diffusers in mall bulkhead soffits at storefronts HEATING, VENTILATION & AIR CONDITIONING The Landlord will provide a heating, ventilating and air conditioning (HVAC) system to the perimeter of the leased premises suitable to handle a total of 6.0 watts/sf of lighting and other sensible heat gain generated by Tenant s equipment. The Tenant will be responsible for all connections thereto including the supply and installation of a fan coil unit(s), heating and cooling piping with insulation, thermostat with control valves, fan speed switch, supply air diffusers, return air diffusers, ductwork and acoustical insulation. STOREFRONT SECTIONS ENGINEERING FOOD & COURT DETAILS CRITERIA 51

52 4.2 MECHANICAL SYSTEMS continued EXHAUST VENTILATION Minimum Requirements for Kitchen Hoods and Associated Exhaust Equipment Food Court and Restaurant Tenants: For the retail units within the Food Court, the Landlord has installed a kitchen exhaust duct system including a central fan. The Tenant is responsible for supplying and installing the kitchen hood branch ductwork and making connection to the duct main passing through the retail unit. The exhaust air capacity is 1875 CFM (nominal) per retail unit in the Food Court. In addition, the Landlord requires that the kitchen exhaust hood and fan be ULC listed. Tenant s make-up air system shall not be less than 80% of the kitchen exhaust system. If an approved ULC listed compensating style hood is used, the untreated make-up air shall be supplied to the hood and shall not exceed 45% of the total make-up air. The balance of the make-up air shall be heated. Kitchen exhaust ductwork shall be manufactured from 16 GA mild steel or stainless steel and continuously welded. The entire system design and installation shall meet NFPA 96 and other applicable codes and the requirements of the authorities having jurisdiction. If the Tenant is occupying an existing food court or restaurant premises, then the Tenant may use the existing exhaust and ventilation system if approved by the Landlord; however, the Tenant bears the responsibility of ensuring the system is adequate, compatible and in good condition and repair and will meet the requirements of the prevailing NFPA 96 Standards and the requirements of authorities having jurisdiction. Where existing kitchen exhaust ductwork is reused, Tenant is responsible to have the system cleaned by a qualified contractor and submit a written report to the Landlord prior to operating the system. If a Tenant outside the Food Court requires a kitchen exhaust system, it will be at the Tenant s expense. Space has been provided and exhaust louver location established to facilitate the installation. Food court tenants are responsible for connecting their kitchen exhaust hood fire suppression, fire alarm systems and control panels to the Landlord s central fire alarm systems by engaging the services of Landlord s base building fire alarm contractor. Tenant is responsible to maintain any system installed by them and shall provide Landlord with inspection and maintenance reports when requested. The Landlord has the right to take over the maintenance and charge back per the lease, if Tenant does not ensure that the system is maintained. ENGINEERING FOOD STOREFRONT COURT SECTIONS CRITERIA & DETAILS 52

53 4.2 MECHANICAL SYSTEMS continued GAS RESTRICTIONS Food court and restaurant tenants may reuse existing gas service; however, Tenant is responsible to determine its adequacy and capacity. If additional gas capacity is required, Tenant is responsible for the design and costs associated with the upgrade including coordination with the gas utility. If the service is metered by the gas utility, Tenant is responsible to make the necessary arrangements with the gas company for installation of the meter. If the gas service is extended from an existing Landlord s service then the Tenant is responsible to provide a check meter on the service for cost allocation purposes CONSTRUCTION OF TENANT S SYSTEMS Where ceiling spaces remain open to the deck, all ductwork shall be architectural ridged round ductwork, suspended in layouts coordinated to the design of the store. Layouts are specifically subject to Landlord approval. In general, the Tenant s mechanical systems shall be subject to: Compliance with all requirements, by-laws and regulations of governmental authorities having jurisdiction. Comments by and requirements of the Landlord prior to the system s approval. Latest ASHRAE and SMACNA standards as to the air distribution system. Latest British Columbia building code for seismic restraints. Heating water, chilled water and gas piping to be black carbon steel, Schedule 40 with steel fittings. Insulate all chilled/heating water piping as per base building standard INSPECTION ACCESS Access doors (and service ladders where necessary) must be installed by the Tenant to allow adequate service inspection and maintenance of pipes, ducts and concealed equipment. Size, type and locations of access doors shall be approved by Landlord AIR BALANCE REPORT Upon completion of all leasehold improvement work, the Tenant must, at its expense, have an air balance conducted by a Landlord approved air balancing contractor, with the report submitted to the Landlord. STOREFRONT SECTIONS ENGINEERING FOOD & COURT DETAILS CRITERIA 53

54 4.3 PLUMBING SYSTEMS ENGINEERING FOOD STOREFRONT COURT SECTIONS CRITERIA & DETAILS 54 Where the Landlord provides a washroom connection, cold water, sewer and vent lines will be supplied sufficient for one two-piece washroom for connection by the Tenant s contractor to the Landlord s designated point. The Tenant is responsible for the distribution of supply and waste plumbing lines and fixtures required by the Tenant to serve its own premises and for installation of a water heater within their premises. All piping to be as follows: Domestic water piping above ground to be Type L copper, and buried pipe to be Type K copper run in conduit. Waste piping above ground to be insulated Type DWV copper, except for waste piping from urinals which shall be cast iron, and buried pipe to be Class 4000, cast iron. All hot and cold water piping and above ground waste piping from coolers and other refrigerated equipment shall be insulated with 1 preformed fibreglass pipe insulation as per base building standard. Tenants with water consumption requirements greater than a two piece washroom are required to install a pulse type water meter for each main water connection servicing the space. Where the check meter is installed in a location inaccessible for easy reading, a remote readout must be installed within the premises at eye level. Washroom fixtures shall be commercial grade. The Tenant is to install water conserving features where appropriate, including: Toilet shall be dual flush system (6/4 LPF). Tenant is required to replace any outdated toilets to a dual flush system. Urinals are to be low-consuming (maximum 1.9 LPM). Tenant is required to replace any outdated urinals to a low-consumption system. Lavatory faucets must have a low-flow aerator with automatic controls (1.9 LPM). Kitchen sinks must have faucets with a maximum flow of 8.7 LPM. Automatic valve controls and/or proximity detectors. The Tenant must, at its cost, provide floor drains in all kitchens and washrooms; install membrane-type waterproofing under all kitchen and washroom floors and baseboards; and have these inspected by the Landlord prior to installing the finished floor. All Tenants on the upper level must provide a cleanout on their waste line and extend it to floor level for cleaning purposes. Grease interceptors shall be installed by the Tenant where required by local jurisdictions or determined by the Landlord s engineers. Hair Salon tenants must install hair interceptors on waste line serving hair wash sinks. The Tenant s contractor must ensure that all floor penetrations are sleeved, caulked, waterproofed and fireproofed. All core drilling (if required) must be x-rayed at the Tenant s expense, and approved by the Landlord. Tenant shall install a waterproofing membrane system and install cast iron protective sleeves on floor penetrations in all water closets, food preparation and wet areas of the space. Waterproofing membrane and sleeves for penetrations must return a minimum of 4 above the floor line and conform to manufacturer requirements. Waterproofing system to be a Neoguard epoxy membrane or Mer-Krete hydroguard 2000 membrane for areas that have a floor finish of tile.

55 4.3 PLUMBING SYSTEMS continued Each Tenant shall review the appropriate waterproofing guideline details and specifications, and determine if any discrepancies exist, or if special details are required for the Tenant build-out. Tenant will design their plumbing piping to run horizontally, wherever possible, joining into common drains to minimize the number of penetrations in the floor. If required, the Tenant shall submit proposed changes or revisions to the waterproofing system design to the Landlord at least 30 days prior to commencing construction. Tenant shall provide a floor plan indicating locations, types and sizes of floor penetrations including, but not limited to, floor drains, clean outs, floor sinks, mechanical and electrical penetrations, grease trap connection, floor slope etc. All hot water tanks are to be classified as energy efficient (minimum Energy Star rating is required). Water temperatures are to be maintained at a temperature no greater than 55 C (131 F). All hot water tanks must be installed with a containment pan and the containment pan drain hooked up directly to the Tenant s sanitary drain. Piping under Tenant s slab shall be protected from leaking into the space below by means of stainless steel pans suspended under the piping. All drain pans must be hard piped to an indirect drain, such as a floor sink or a floor drain. All plumbing work carried out within the Tenant s premises may be subject to an inspection at the Landlord s discretion. Current provincial codes will provide necessary guidelines for installation, repairs, alternatives and upgrading. In addition to the provisions and requirements above, food use tenants should take note of the following items which are also required: The Landlord will provide a water line. A sanitary drain. * LPF - Litres per flush * LPM - Litres per minute A sanitary vent connection to the Landlord s designated points for the Tenant s connection. Sizes of these services are as outlined in Schedule C of the Tenant s lease. STOREFRONT SECTIONS ENGINEERING FOOD & COURT DETAILS CRITERIA 55

56 4.4 ELECTRICAL SYSTEMS ALL TENANTS The Landlord has provided a main electrical service conduit and power feed (to be verified by Tenant on site) terminating at an un-fused 42 circuit panel c/w 9 breakers in the premises at a location designated by the Landlord. The Landlord will provide an electrical service sufficient in capacity to allow the Tenant a minimum total connected load of 6 watts per square foot of leased area, for the Tenant s distribution for its lighting and miscellaneous electrical uses. Power shall be supplied at 120/208v.3 phase 4 wire, and 60 hertz alternating current terminating at a disconnect at a location designated by the Landlord. In addition to the above noted items the Landlord will provide the following at the Tenant s expense: A 120/208 volt meter base and meter (KVA and/or KWH) Dry type transformer sized to accomodate a HVAC electrical load A 42 CCT, 120/208 V, 3 phase, 4 wire panel complete with breakers as required to connect to HVAC equipment within the space Connection to HVAC equipment complete with disconnect switch if required by local authorities Magnetic starter as required for HVAC equipment Fire alarm/ evacuation speakers as required by the authority having jurisdiction (verification by Tenant) Additional power requirements beyond those outlined above may be installed where available by the Tenant s contractor with prior approval by and to the specifications of the Landlord, at the Tenant s expense. Electrical panels and transformer shall be installed by the Tenant immediately upon takeover of leased premises by a service provider of choice (approval obtained thereof), enabling the Tenant s contractor to have temporary lighting and use of power tools. Power will be turned on by the Landlord only after the completion of the City of Vancouver inspection. All methods of temporary heating and power for the premises must be approved by the Landlord in writing prior to their use. All Tenants are metered at the electrical rooms. For all electrical services Tenants are required to install an electrical meter supplied by BC Hydro for their incoming electrical service at the Tenant s expense. The Tenant is responsible for supplying, installing and/or relocating all electrical equipment within the premises, including the following: main disconnect switch; digital check meter; lighting and power panels; branch wiring; splitter box; distribution; starter; lighting outlets and receptacles; all lighting and electrical fixtures, including lamps; time clocks; exit signs; emergency lighting; night lights; contractors appliances as required. Any work required for the Fire Life Safety System and Building Automation Controls, must be completed by the Landlord s base building contractor at the Tenant s expense (and certified if needed). Smoke detectors or pull stations must be wired to the alarm system of the shopping centre. ENGINEERING FOOD STOREFRONT COURT SECTIONS CRITERIA & DETAILS 56

57 4.4 ELECTRICAL SYSTEMS continued For stores with rear exits leading directly to the outside or to an exit corridor, the Landlord shall provide at the Tenant s expense a fire alarm pull station and one exit light located at the rear exit door from the premises, connected into the base building s respective electrical systems. Emergency power for exit lights will be provided at the Tenant s expense from the electrical service entry point to the Tenant s space. No emergency power will be provided for any systems (i.e. cash registers) other than life safety systems. All Tenant fixtures and electrical equipment must be CSA and ULC approved. Methods used must be approved by the Landlord prior to installation. The Tenant must also specify (where applicable) Energy Star computers and technological equipment. All floor penetrations must be scanned and/or x-rayed at the Tenant s expense, and approved by the Landlord prior to core drilling. They must be sleeved, caulked, waterproofed and fireproofed. The Tenant must supply the Landlord with a copy of its electrical permit from the Electrical Safety Authority (E.S.A.), with a copy to be posted at the site by the Tenant. A copy of the final inspection approval from E.S.A. must also be provided by the Tenant to the Landlord. An empty conduit for telephone service will be provided from each retail space to the satellite telephone room FOOD COURT TENANTS All requirements as listed above apply for food court tenants except for the size of electrical service provided. In the case of food court tenants, the Landlord shall provide a basic electrical service of maximum 60 amperes service at 120/280v.3 phase 4 wire in form of an electrical service feeder brought to the premises at an allocation to be determined by the Landlord. Additional power requirements beyond those outlined above may be installed where available by the Tenant s contractor with prior approval by and to the specifications of the Landlord, at the Tenant s expense. When Tenants install fire alarm devices in their premises, they will be required, by the Landlord, to install a fire alarm panel which will be tied into the main base building panel. Landlord s approved trades must do any and all changes to the fire alarm system. Landlord s approved trades shall install firm alarm devices as requested by the fire department when new tenants occupy existing tenant s space. Tenant spaces are to also reduce energy consumption by specifying Energy Star appliances such as dishwashers and refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star dishwashers also require less water, reducing potable water consumption. STOREFRONT SECTIONS ENGINEERING FOOD & COURT DETAILS CRITERIA 57

58 4.5 SPRINKLER / STANDPIPE SYSTEMS SPRINKLER DESIGN & INSTALLATION Tenant premises will have an existing sprinkler system with piping and sprinkler heads installed in conformance to NFPA 13 Group II, Hazard Classification. The Tenant is responsible to modify the existing system as necessary, by a Landlord approved member company of the Canadian Automatic Sprinkler Association and in accordance with all applicable bylaw requirements, including the requirements of the National Fire Protection Association Standard No. 13 (latest edition) and the Landlord s underwriters. A list of approved sprinkler contractors may be obtained from the Landlord Representative. Where the design intent for a particular store relates to ceiling spaces open to the deck, all sprinkler mains, and branch lines shall be laid out in an orderly fashion with direct and balanced routing. All layouts are subject to review by the Landlord. All pipes and hangers must be painted out to match surroundings. The Landlord s sprinkler contractor must be retained for any work at the Tenant s expense. To ensure the granting of an occupancy permit, Tenants must have their sprinkler design certified by the Tenant s engineer. If the capital expenditures for the Tenant s project are in excess of $5,000,000 and/or there is a doubt as to the future adequacy of the sprinkler coverage for the premises (i.e. a toy store with plastic commodities), then the Tenants are required to submit sprinkler drawings and hydraulic calculations to the Landlord s insurer Aon Reed Stenhouse Inc. for approval. Aon Reed Stenhouse Inc. 20 Bay Street, 20th Floor Toronto, Ontario M59 2N9 Contact: Gil Morris T: E: [email protected] Stores larger than 2,000 square feet may be required to submit sprinkler drawings complete with hydraulic or pipe sizing calculations to the Landlord s insurers for their approval (consult with the Landlord s Representative). Sprinkler layout must be submitted to the Landlord s Representative for verification SYSTEM TIE-IN & TESTING CHARGES Contractors will be charged a fee of $150 (+ GST) to drain down and refill the base building sprinkler. ENGINEERING FOOD STOREFRONT COURT SECTIONS CRITERIA & DETAILS 58

59 4.6 STRUCTURAL SYSTEMS The City of Vancouver lies within an earthquake zone. The Tenant must conform to all current seismic building codes. Each design professional is to include seismic restraint details and specifications on the Tenant s drawings. Tenant s storefront, including closure grilles and signage, must tie into existing building structure. Submission of drawings are to include detailed sections of the tie-in and may require structural engineering drawings (for overhead grill closures, etc.). All storefront treatment shall be the full width and height of the storefront opening, and shall abut the demising piers. All storefront construction shall be self supporting. No portion of the storefront construction may be suspended from the mall bulkhead and must secure to the deck above. Structural steel support columns must be buried within the mall demising cap or within architectural detailing on the storefront. Under no condition will structural steel columns be allowed to be covered with simple surface finishes. Tenants and their contractors may not impose a greater load on any concrete floor than the design of 100 lbs per square foot. No unusual loads may be suspended from the base building structure. STOREFRONT SECTIONS ENGINEERING FOOD & COURT DETAILS CRITERIA 59

60 4.6 STRUCTURAL SYSTEMS No alterations by means of cutting, drilling, or otherwise, to columns, floors, roof or walls of the structure will be permitted without the prior written approval, in specific terms, by the Landlord s Representative. Absolutely no trenching in slab permitted. All proposed coring of the concrete slab floors must be submitted to the Landlord, for review by the Landlord s structural engineer, a minimum of 30 days before the proposed coring date. Submittal requests shall be in sketch form showing framing in the general areas, gridlines, existing penetrations and proposed penetrations for all trades. In addition, a large scale drawing of the existing enforcement in the area of proposed penetrations, based on an X-ray or Ground-Penetration Radar (GPR) investigation must be included. Cutting of the reinforcement must be avoided during coring. Coring shall not be performed without the Landlord s written approval to the Tenant. Proper arrangements must be made with Security prior to x-raying to ensure public safety. All core drilling will be carried out by a contractor deemed acceptable by the Landlord. Proper protection will be the responsibility of the Tenant. A CSA-ULA approved material (ie. firestop) must be used to seal all core drills. Columns and column capitals shall not be cored under any circumstances. Moment frame beams, post tension cables and shear wall link beams shall not be cored. All penetrations must be made waterproof and must conform to the fire rating of the floor slabs penetrated. Penetrations may only be proposed for floor beams, walls and slabs. If re-sizing or repositioning of the proposed openings is not possible in order to avoid a loss of structural integrity, remedial work may need to be developed by Landlord s structural engineer. The costs of testing, engineering review, remedial work, if required, and any delays to Tenant s project, are at Tenant s sole cost. The cost of any structural design reviews by the Landlord s structural consultant will be rechargeable to the Tenant. Proper protection of the structure will be the responsibility of the Tenant. A CSA-ULC approved material (i.e., firestop) must be used to seal all core drills. Approval by the Landlord does not in any way absolve the Tenant or its contractor from assuming responsibility for damage, however caused. Structural elements or cast in slab services damaged by the Tenant s contractor will be repaired by the Landlord and charged back to the Tenant, or as directed by the Lease. ENGINEERING FOOD STOREFRONT COURT SECTIONS CRITERIA & DETAILS 60

61 SECTION 5.0 Construction Rules & Regulations CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 61

62 5.1 TENANT CONSTRUCTION The Tenant and all of its contractors, agents and employees are required to abide by the following regulations in carrying out the Tenant development work in the premises: Landlord s Representative: 5.1 TENANT CONSTRUCTION Richard Morley Sr. Operations Manager Tel: (604) [email protected] Tenant construction may only proceed after the Tenant has completed the following: The Landlord has approved the Tenant's working drawings. A set of prints bearing the Landlord's signed stamp of approval must be kept in the premises for the duration of the construction period, and be available to the Landlord's Representative for reference. All permits and approvals (which are required to be obtained from all government authorities having jurisdiction where required) have been posted at the premises. Copies must be forwarded to the Landlord. Arrangements must be made with the Landlord s Representative for access to the premises for construction and a Work Authorization Permit has been obtained from the Landlord. Tenants must provide evidence of liability insurance for persons performing work in the amount of five million dollars ($5,000,000) specifying ONTREA Inc. and Cadillac Fairview Management Services Inc. and The Cadillac Fairview Corporation Limited as additional named insureds. Copy of WorkSafe BC clearance certificate valid in the province of British Columbia. A list of all sub-trades including contact names, phone numbers, and a copy of WorkSafe BC Certificate for each. Construction schedule. Hoarding is installed and a copy of the key is given to the Landlord Representative. Contractor has signed off on the contractor safety agreement form as provided by the Landlord. Work performed by the Landlord on behalf of the Tenant shall require the Tenant to sign a Tenant Authorization Form prior to any work commencing. Forms are available from the Landlord s Representative. An Adminstration Fee of 15% shall be charged based on the cost of the work performed. Contractors starting construction prior to the above, or not adhering to the following methods or procedures, will be removed from the job site at the sole discretion of the Landlord. CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 62

63 5.1 TENANT CONSTRUCTION continued PRE-CONSTRUCTION SURVEY The contractor is to identify and verify for the Tenant any obstructions to clear heights, storefront openings or store fixtures critical to the Tenant s design and store operation (that may or may not be included in the lease outline drawing)( ie. ductwork, plumbing, rain water leaders) PRE CONSTRUCTION ENVIRONMENTAL SURVEY Prior to the commencement of any construction, renovation or demolition work that may damage or disturb existing building materials, a pre-construction survey must be carried out by the proponent or constructor of the work for the purposes of identifying any hazardous materials present. The survey must be performed by a reputable environmental consultant, and a copy of the consultant s pre-construction survey report must be provided to the Landlord s Representative before any work commences. Any hazardous material that may be damaged or disturbed during construction, renovation or demolition work must be removed and disposed of in accordance with applicable government regulations which are in effect at the time the work is carried out STRUCTURAL ALTERATIONS (INCL. CORING AND CHIPPING) Refer to section 4.5 for further information on Structural Systems. With special arrangement, scaffolding, mounted on proper supports, may be used in the mall area to permit the installation of storefronts and signage. GENERAL GUIDELINES does not permit: Loud playing of music Alcoholic beverages Use of gasoline equipment Smoking in any part of the premises CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 63

64 5.2 SITE REGULATIONS WORKING HOURS, DELIVERIES & PARKING Deliveries are only permitted between 6:00 pm and 6:00 am. Mall Hours are as follows: Monday - Saturday - 9:30 am - 5:30 pm Sunday and Holidays - 12:00 pm - 5:00 pm For all after hours access you must contact Security. All arrangements must be made 24 hours prior to requiring access. This will let us know how many people should be in the centre after hours and to identify who the vehicles belong to in our parking lot. The Security Department can be reached at: (604) , 24 hours a day and seven days a week. After hours passes must be filled out if contractors are planning to do work before or after the mall operating hours. These passes are available from the Management Office or the Security Department. Access will be denied if pass has not been issued. The Security office is located on P1 of 200 Granville Street. Certain portions of Tenant construction may be carried out in the premises during regular working hours (to be confirmed with the Landlord s Representative). Construction that involves excessive noise must be carried out after retail operating hours. Hot work is not permitted during mall operating hours. Work that interferes with other Tenants premises or results in Tenant complaints will be shut down immediately by Security. Contractor must supply their own soft rubber wheeled carts. No deliveries of construction material will be permitted between the hours of 6:00 am and 6:00 pm Monday - Thursday 6:00 am and 9:00 pm Friday 9:30 am and 6:00 pm Saturday 12:00 pm and 5:00 pm Sunday Contractors are to receive their own deliveries and no storage is permitted on the dock. CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 64 All deliveries of materials and tools should be made through the loading dock and freight elevators. If access is needed through an area other than a loading dock, please contact Security for arrangements. Freight elevator must be booked 24-hours in advance of use. To book elevator call (604) Service elevator dimensions: wide, 52 deep, high. Oversize deliveries may be prearranged through Security for off street loading. Street permits are the responsibility of the Tenant s contractor. Parking in the loading dock area is not premitted. Remove vehicle promptly after loading or unloading. All contractors are required to park in the parkade on the fourth level. Passes will be issued from the Security Office. Failure to comply will result in a ticket and/or the vehicle being towed.

65 5.2 SITE REGULATIONS continued COMMON AREAS No Tenant work is to be done in the common areas of the building. No material or debris is to be kept in the public corridors or lobbies at any time. The Landlord, at the Tenant s expense, will remove any material found. Arrangements must be made through the Landlord Representative if additional space is required to complete the work. Protect all public areas affected by Tenant construction. Should any damage occur, it must be repaired immediately to the satisfaction of the Landlord or the Landlord will undertake repairs at the Tenant s expense EQUIPMENT & TOOLS The use of mall equipment and tools is strictly prohibited. Contractors must supply all equipment necessary for the job, including ladders, to the Occupational Health and Safety Act standards. No exceptions to this policy will be made POWER FASTENING The use of powder-actuated fasteners, such as Ramset, is not permitted. All power equipment is to be operated after normal mall hours CLEANLINESS OF WORK SITE 3 x 4 carpet must be installed inside the entrance of the premises to avoid workers tracking dust into the mall. Common areas in front of the hoarding must be kept clean and clear at all times. Loading docks, stairwells, and any other areas used to transport equipment, materials or garbage will be cleaned by the contractor should the contractor have left areas of concern in an unacceptable condition, in the Landlord s opinion CONSTRUCTION AND DEMOLITION WASTE Contractors are responsible for supplying a garbage bin(s) for all construction waste. Location of the bin(s) must be prearranged with the Landlord Representative one day prior to arrival on the site. All construction debris to be loaded as soon as possible in order to avoid having the bin(s) filled with trash from other tenants. No construction debris or building materials may be placed in the compactor units. Arrangements are to be made with a competent hauler to provide an open container at the Tenant s or contractor s expense. Contractors and all trades should utilize environmentally sensitive materials, methods and procedures where feasible. Fines will be levied if Contractor dumps waste in building compactor. Cadillac Fairview Corporation s Green at Work policy strives to minimize the creation of waste sent to landfill with the ultimate goal of zero-waste. All construction activities must implement a Construction Waste Management plan and provide a final Project Construction Waste Management Summary confirming the percentage of total waste diverted in metric tonnes (refer to Appendix No.1 of the Construction Waste Management document for a complete list of Contractor responsibilities). Contractors and all trades should utilize environmentally sensitive materials, methods and procedures where feasible. Disposal of chemicals such as solvents and petrochemical derivatives shall not be poured into the storm or sanitary sewers. Chemicals must be stored and re-used or disposed of in the appropriate manner, eliminating environmental risk. CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 65

66 5.2 SITE REGULATIONS continued CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 66 Building materials should be ordered and utilized in order to minimize the amount of waste such as off-cuts created with excess or off-measured materials. Salvage interior glazing, doors and hardware, ceiling grid systems, etc. from demolition where possible. Re-use is encouraged, where feasible, of products such as doors, hardware, etc. Recyclable waste should be source separated and diverted to a recycled waste hauler, including corrugated cardboard, metals, concrete block, clean dimensional wood, plastic, gypsum board, and carpet. Do not haul garbage in common areas. The Landlord will charge clean-up costs or damages to the Tenant s account. Contact the Service Centre at for bin delivery and location. Provided is a list of Construction Waste & Recycling Contacts in Vancouver, British Columbia: CONSTRUCTION WASTE CONSTRUCTION DEBRIS (wood, clean concrete, asphalt) Smithrite Disposal Ltd. (604) [email protected] Web: Waste Management (604) [email protected] Web: Ecowaste Tel: (604) [email protected] Web: CORRUGATED CARDBOARD Metro Waste Paper Recovery Ltd. (604) [email protected] Web: Urban Impact (604) [email protected] Web: METALS Westcoast Metal Recycling Tel: (604) Web: Pacific Metals Recycling International Tel: (604) Web: PLASTIC Westcoast Plastic Recycling Inc. Tel: (604) Web: www. westcoastplasticrecycling.com GYPSUM BOARD New West Gypsum Recycling Inc. Tel: (604) [email protected] Web: FLOORING PROTECTION Tenant contractors are responsible for protecting the mall flooring in front of the premises during construction. Any tiles, which are damaged along the Tenant s storefront, shall be repaired or replaced by the contractor at the Tenant s expense. All carts must have soft rubber wheels (supplied by Tenant contractor) TEMPORARY SERVICES Immediately after takeover of the premises, the Tenant must install an electrical meter supplied by BC Hydro for any incoming electrical service and obtain all permits and approvals required by all authorities having jurisdiction thereof so that the service may be legitimately energized, allowing the Tenant s contractor to take temporary power from its permanent source. The Tenant is required to maintain operable fire extinguishers in good working order within the premises throughout the construction period. All methods of temporary heating of the premises must be approved by the Landlord s Representative in writing prior to their use.

67 5.2 SITE REGULATIONS continued WORK ON ROOF (if applicable) Under no circumstances will the Tenant or its contractors enter onto the roof of the centre without permission from the Landlord. The base building roofer will complete all roof openings as located by the Tenant s contractor and back charged to the Tenant. Contractors and sub-trade employees must sign on and off the roof each day without exception. Staff must report to Security to arrange for access to the roof and sign a roof waiver DAMAGE TO THE LANDLORD S PROPERTY The Tenant will be held fully responsible for any damage of any nature caused by the Tenant, its agents or contractors to any part or item of the Landlord s property. Should damage occur, the Tenant will be back charged the full cost of any necessary remedial work, plus a 15% fee for Landlord s overhead TESTING OF SERVICES The Tenant must obtain permission from the Landlord s Representative prior to conducting tests of plumbing, gas or fire protection system. Any damage that may result from such testing will remain the Tenant s responsibility, notwithstanding prior approval having been obtained WATER METERS Tenants with water consumption requirements greater than a two piece washroom are required to install a certified City of Vancouver water meter with remote readout for each water connection serving the premises ACCESS PANELS The Tenant must provide suitable methods of access through wall, ceiling or floor as necessary to permit access to services or equipment which require it, or where required by authorities having jurisdiction, or the Landlord (i.e. access panels required to permit filter changes on heat pumps). A minimum of two (2) 18 x 18 access panels must be provided for each heat pump located in the premises. Removable air diffusers are not considered proper access panels SPRINKLERS The sprinkler system must be hydrostatically tested in accordance with National Fire Protection Association Standard No. 13 (latest edition). The test should be witnessed by the Landlord Representative and a copy of the test report provided to same. All sprinkler work is to be performed by a contractor deemed acceptable by the Landlord, at the Tenant s expense FIRE SUPPRESSION SYSTEM For any fire protection (i.e. sprinkler coverage on exhaust hood), it shall be the Tenant s responsibility to ensure proper connection to the Landlord s termination point at the Landlord s discretion. CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 67

68 5.2 SITE REGULATIONS continued CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS HAZARDOUS SUBSTANCES It is the responsibility of the Tenant and the Tenant s contractor, when preparing for, and proceeding with, construction in the premises, to comply with all requirements of all applicable laws concerning hazardous substances. The Tenant shall not permit the installation of any hazardous substances in any component of the premises during its tenancy. The use of any materials emitting a strong vapor odor, is not permitted and must be applied off site where at all possible. Odourous materials that cannot be applied off site are permitted only after business hours, taking all precautions necessary to ensure that the air quality for workers and the remainder of the building is not compromised. Only low Volatile organic compund (VOC) materials shall be used. RIGHT TO KNOW REQUIREMENTS: All contractors are required to submit a list of all paints, glues, strippers, varnishes, lubricants and/or any other material that is classified as hazardous that will be used in the building/remodelling of the space. Additionally, all contractors must provide a Material Safety Data Sheet (MSDS) for each hazardous product. The MSDS information must be submitted to the Landlord prior to any start of construction. If unable to obtain an MSDS on a particular product or if there are any questions regarding the Right to Know requirements, please contact the Landlord s Representative FLAMMABLE MATERIALS The use of gasoline motors, oxy-cutting equipment, acetylene, propane, etc. is prohibited. Special situations will require a hot work permit from the Operations Manager. Only with this hot work permit will usage of these flammable materials be granted AIR BALANCING REPORTS Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion of the leasehold improvements. This report must include both measured and engineered air flow amounts FAILURE TO COMPLY Failure to comply with the above rules and regulations will result in the Landlord issuing a stop work order wherein all work on the premises must cease until compliance is achieved SECURITY Cadillac Fairveiw is responsible for enforcing compliance with all construction rules and regulations. The General Contractor is responsible for arranging site access for the sub trades. (Security will not provide site access to any contractor not listed.) The Landlord/ Cadillac Fairview Security is not responsible for any tools or materials left on site. In the event of a dispute the Landlord Represtative shall mediate. The Tenant is fully responsible for the security of the premises and its contents from and after the time of availability for Tenant s leasehold improvements.

69 5.3 HOARDING & ENCLOSURE OF PREMISES All hoardings in this shopping centre are to be built to the following standard: Using 3 5/8 metal studs to span the floor to a height of Maximum spacing between the studs to be no more than 16. Bottom floor track to have two-way tape on the bottom, and top track to be fastened to the tenant bulkhead by metal studs at a maximum spacing of 2-0 apart. Drywall to be ½ minimum thickness. It must be fastened to the studs by sheet metal screws at a maximum spacing of 18 apart. All joints and screw heads are to be taped and sanded ready to receive a paint finish, unless the hoarding is erected for less than two weeks, in which case, simply taping the joints may be permitted. A proper wood or rubber base must also be installed. Hoardings can be placed up to a maximum of 2-0 from the lease line to outside face of drywall upon the approval of the Operations Manager or the Tenant Coordination Manager. The remaining space between the hoarding and the tenant bulkhead must be neatly covered completely by poly of sufficient thickness, to prevent dust from escaping the premises at all times (if applicable). Access through the hoarding is completed by installing a double wooden door located in the middle of the hoarding and frame secured to the hoarding complete with a trim around the door. If a wood frame is used, a trim around the door must be installed. A passing set only, with no keys must be installed on the door. A hasp must be used to lock the area when unoccupied, and the contractor is to supply the lock to which a key or combination must be left at our security control centre for any emergency access needed. Hoardings are to be painted standard white unless alternate color or graphics have been approved by the Landlord Representative. They all must have a minimum of two coats of paint. The doorframe is to be painted white. The specification for the paint is as follows: Benjamin Moore Standard Color Moore style - ULTRA LATEX EGGSHELL. All hoardings must be erected and removed after mall hours. No hoarding construction will be allowed 30 minutes prior to operating hours of the centre. Construction hoarding (encloses the premises) will be installed and removed by the Tenant prior to the commencement and after the completion of any construction, at the Tenant s expense and with the approval of the Landlord Representative. The contractor is responsible for the removal and disposal of all of the hoarding when all construction has been completed. At no time is the contractor to dispose of the hoarding and/or any other waste materials from the construction site in the waste containers of the centre. A hoarding graphic package must be approved through the Landlord Representative, prior to erecting the hoarding. Contractor identification signage is not permitted. CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 69

70 CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS HOARDING & ENCLOSURE OF PREMISES continued

71 5.4 HEALTH & SAFETY WORKSAFE BC The Tenant will remain responsible for the compliance by all employed contractors and subcontractors with the provisions of WorkSafe BC, and must provide appropriate certification to that effect, prior to the commencement of any Tenant work in the premises UNION LABOUR Unions are not required in the province of British Columbia HEALTH & SAFETY AWARENESS All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All contractors are prohibited to exit at main door entrances surrounding the property during any abatement removal (ACM) and at restricted times specified by the Landlord s Representative and/or Security and Life Safety personnel (if applicable) CONSTRUCTION SAFETY The Tenant and all of its contractors, agents and employees are required to abide by the requirements of the Occupational Health and Safety Act. It is the Tenant s responsibility to ensure that its contractors comply with the requirements of the bylaws of the Province of British Columbia. Any additional safety regulations, which may be imposed by an authorized Representative of the Landlord, must also be followed, immediately and fully. Should failure to comply result in any liability for the Landlord, the Tenant will be held fully responsible for all costs and any other responsibilities arising there from EMERGENCY CONTACT Tenant must provide the Landlord s Representative with the name and telephone number of the party to be contacted in case of an emergency having to do with the premises INDOOR AIR QUALITY Cadillac Fairview requests that all construction work incorporate best-practices in Indoor Air Quality management during construction and encourages work to conform to Sheet Metal and Air Conditioning National Contractors Association (SMACNA) Indoor Air Quality Guidelins for Occupied Building under Construction, 1995, Chapter 3. At a minimum all work is to be performed in such a manner as to minimize occupant exposure to volatile organic compound emissions and construction related dust, debris, and particulates. If possible, air handlers are to be turned-off during construction activities and all return air grilles are to be wrapped in plastic or protected by adequate means to avoid contamination from dust and particulates. If air handlers must be used during construction then filtration media with a Minimum Efficiency Reporting Value (MERV) of 8 is to be used at each return air grille. Protect stored onsite or absorptive materials from water damage and exposure to volatile organic compounds and particulates. All ducting stored on site should be wrapped in plastic or protected by adequate means until installation. CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 71

72 5.4 HEALTH & SAFETY continued It is strongly recommended that filtration media on all return air grilles be replaced prior to occupancy in order to ensure a high degree of indoor air quality. Ductwork to be inspected for contamination of dust and particulates prior to operation of air handlers and cleaned if necessary to ensure a high level of indoor air quality is maintained. 5.5 INSURANCE & BUILDING PERMITS INSURANCE Contractors must provide evidence of having suitable insurance (on the Landlord s standard form) prior to commencing work. This insurance must entail the following: Five million ($5,000,000) in Commercial Liability Coverage. Each of these entities listed must be named as Additional Insured: The Cadillac Fairview Corporation Limited. Ontrea Inc. Cadillac Fairview Management Services Inc. The Landlord will not permit any contractor onto the property without first receiving this insurance BUILDING PERMITS The required permits must be posted within the leased premises for inspection by municipal authorities and/or the Landlord s Representative. Please note: building permits may take up to six weeks for approval from the city. Please contact your local fire department for final sprinkler inspections. CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 72

73 5.5 INSURANCE & BUILDING PERMITS continued LOCAL AUTHORITIES Building Permits City of Vancouver Attn: Enquiry Centre 2675 Yokon St. Vancouver, B.C., V5Y 3PG Ph: (604) Fax: (604) Utilities Terasen Gas Inc. P.O. Box 6666 Station Terminal Vancouver B.C., V6B 6M9 Ph: Fax: CONSTRUCTION COMPLETION CONSTRUCTION DEPOSIT B.C. Hydro Attn: Business Service, New Accounts 6911 Southpoint Drive Burnaby, B.C., V3N 4X8 Ph: (8:00 am - 5:30 pm) Fax: B.C. Tel Business Customer Service 7th Floor, 3777 Kingsway Burnaby, B.C., V5H 3Z7 Ph: (toll free) Fax: (toll free) Health Department Vancouver Environmental Health West Broadway Vancouver BC, Z5Z 4C2 Phone #: If there is to be food handling in the proposed premises, the plans must be submitted to the Health Department for approval prior to being submitted to the City of Vancouver for a building permit. All contractors must provide a construction deposit and sign an Acknowledgement Letter according to Cadillac Fairview s policy guidelines, and this deposit may be applied to any fines or work related to Tenant premise or property construction. The deposit will be provided prior to construction in the form of a certified cheque, made out to Ontrea Inc. The contact must be an authorized representative of the contract company. If a fine is to be applied, an invoice will be issued which will describe the fine and amount applied per the policy guidelines. This can be issued during or following the post construction inspection. The Tenant is required under the terms of its leasing documentation to complete the leasehold improvements in a good and workmanlike manner. Upon satisfactory completion of construction and/or any deficiencies, an approval letter will be forwarded with your deficiency deposit refund. The following deposit applies: $3500 deposit Upon inspection by the Landlord, all, some or none of the deposit will be returned within 45 days, depending on the timing of any and all repairs, to make good by the contractor or the Landlord. CONSTRUCTION STOREFRONT SECTIONS ENGINEERING FOOD RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 73

74 In addition to the above, the following documentation must be submitted to the Landlord: Copy of the Air Balancing Report. Electronic copy of the as-built drawings. Notarized Statutory Declaration Form (signed by the Tenant). Fire Alarm Verification Report. Permit Closeout Letter from City of Vancouver. 5.7 CONSTRUCTION VIOLATIONS & FINES VIOLATIONS & FINES 1. Causing a fire. $ Open fire work without a hot work permit and 10 lb. extinguisher. $ Deliberate disconnection of the fire system without authorization. $ Activation of fire alarms. $ Leaving the building, while fire alarm system is isolated. $ Obstruction of any fire equipment (pull stations, hose stations, sprinkler heads, and smoke heads). $ All combustible gas cylinders, when not in use, must be properly secured by a metal chain, to prevent $1000 tipping or falling over. 8. Storage of combustibles in service areas. $ Unsafe build-up of garbage. $ Wedging open or obstructing any stairwell/fire door or obstructing any means of egress. $ Smoking within the property. $ Storage of equipment and tools in service areas and rooms without written permission. $ Improper dust control of entrance and exit areas. $ Welding, sawing and/or cutting in shipping and receiving area. $ Any damage to property, caused by contractor, repaired by owner. Actual Repair + 15% CONSTRUCTION ENGINEERING FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 74 The above-mentioned is a general list of fines and violations. The Landlord is not restricted to charging just these fines. Any actions that are in contravention of the National Fire Code, Provincial Fire and Building Codes, Life Safety Code, Provincial Health and Safety or any other applicable legislation or regulations as determined by the Landlord may result in a fine of $10,000 to $100,000. All fines will be at the discretion of the Landlord.

75 SECTION 6.0 Submission Guidelines CONSTRUCTION STOREFRONT SUBMISSION SECTIONS ENGINEERING FOOD GUIDELINES RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 75

76 6.1 GENERAL GUIDELINES CONSTRUCTION SUBMISSION ENGINEERING GUIDELINES FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 76 All renovations and new construction intended to be performed by the Tenant or its contractors must be completely and accurately detailed in working drawings, prepared by a qualified interior designer or a registered architect, whose selection has been approved by the Landlord and submitted to the Landlord a minimum of one month prior to possession. The Landlord will supply to the Tenant outline plans, if available, for the designer's information and use. These plans will be in the form of the mall's base building drawings or working drawings provided by the Tenant that previously occupied the premises. It is to be clearly understood that the Landlord does not in any way guarantee the accuracy of the information contained in such drawings. The Tenant remains responsible for ensuring that the conditions on site are reflected in the Tenant's drawings. All Tenant drawings must be submitted to the Landlord for approval. The Landlord's approval must be given in writing, by means of the Landlord's signature of approval on the Tenant's drawings, prior to the commencement of any construction within the premises. Tenants must submit drawings for approval in accordance with the scheduling stipulated by the leasing documentation and/or the drawings due date given by the Landlord. Should the Premises be incomplete at the time drawings are required to be submitted, the Tenant must base its drawings on available information, including outline drawings provided by the Landlord, and must confirm the accuracy of its drawings when the Landlord's work has been completed. Any delay by the Tenant in providing such information may affect the possession date, but shall not affect the Lease term commencement date. Please note that the design criteria supersedes all notations on reviewed drawings. The Tenant and its designer are obligated to conform to the set design criteria. All drawings and samples must be submitted with a properly noted transmittal and/or letter. Information on transmittal/letter to include but not limited to the following: Contact information (designer, architect, etc.) full name (initials will not suffice), company name, company address, phone number and/or address Reviewed drawings to be returned to (if different from above): full name, company name, company address, phone number and/or address BRIEF SUBMISSION OUTLINE: (refer to page 5 for contact information) Preliminary Architectural Drawings sent to the Tenant Coordinator (11 x17 PDF format). 8 weeks prior to possession. Final architectural, mechanical and electrical drawings (3 sets) sent to the Landlord s Representative at the property. 4 weeks prior to poessession. Material sample board must accompany the architectural drawing submission for final approval. Sign shop drawings sent to the Tenant Coordinator (11 x 17 PDF format).

77 6.2 PRELIMINARY SUBMISSION A preliminary drawing submission by the Tenant is recommended as a part of the drawings approval process. The purpose of a preliminary submission is to provide the Landlord with an opportunity to comment on the proposed design concept at an appropriate time, so that the Landlord's requirements can be incorporated into the Tenant's final working drawings and site conditions that need to be addressed, are done so in a timely manner. Please feel free to contact the Tenant Coordinator should you have any questions regarding the submission guidelines, design criteria etc. The preliminary submission should be labeled "Preliminary Set" and can be ed as a.pdf format or two sets of prints that include but are not limited to the following: An outline plan of the store, at a suitable scale and paper size (no less than an 11 x17 ), showing the general merchandising layout. A fully dimensioned demolition plan, floor plan, reflected ceiling plan, storefront and interior elevations, and sections through the storefront, at a suitable scale sufficient to allow understanding of design details, and including definitive sign information. If available, include PDF image(s) of proposed finishes or sample board. A color rendering of the storefront or other store photos of similar concepts. Note: Preliminary approval is for concept only. Final submission is required for commencement of construction or the manufacturing/ordering of materials, store fixtures and signage. CONSTRUCTION STOREFRONT SUBMISSION SECTIONS ENGINEERING FOOD GUIDELINES RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 77

78 6.3 DRAWING SUBMISSION The Tenants architectural drawings are to include all of the following (please note that following drawings are subject to an architectural review Fee of $500.00): Note: Demolition plan of existing interior partitions and fixtures where applicable. Floor plans showing dimensions related to lease lines and centre lines of demising partitions, storefront configurations, general merchandising and fixture layout, and flooring material throughout the premises. Grille closure details: full specifications and drawings are required including locking device details. Reflected ceiling plans showing ceiling materials, locations and types in legend format of all light fixtures, location of all special electrical equipment, and location of mechanical diffusers and return air grilles, and location of access panels. Lighting specifications, including category numbers, wattage levels and lamp types, are also a requirement. Storefront and interior elevations, storefront cross-sections, and related details. Signage details showing elevation and section, size and dimensioned location at storefront, colors and materials, mounting, and lighting details. Sign shop drawings must also be submitted from the sign manufacturer for final Landlord approval, including: Material, illumination and construction specifications. Color picture and/or a rendering of the storefront with new signage. If an existing sign is to be replaced, a picture and/or rendering of the existing storefront is to be submitted along with a superimposed picture of the new storefront signage. Specification and identification of all materials and interior finish schedule. A complete material sample board, which displays fully and accurately all finish materials and colors to be used, keyed to the drawings. The sample board should clearly and accurately identify the major finishes to be used in the store. (Submission of sample board is mandatory; final drawing approval will not be given without it.) Please anticipate changes to drawing submission. If sufficient changes are required, the Tenant Coordinator will require the drawings be resubmitted for final approval. NOTE: Approved drawings will be stamped by the Tenant Coordinator. Drawings approvals are only valid for six months from date stamped. CONSTRUCTION SUBMISSION ENGINEERING GUIDELINES FOOD STOREFRONT RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 78

79 6.4 SAMPLE BOARD Material sample board, fully and accurately displaying all finish materials and colors to be used (keyed to the drawings), is required for the final submission. Architectural drawings will not be approved without a material sample board. Samples are to be mounted onto a mount board - loose samples are not permitted. The sample board should clearly and accurately identify the major finishes to be used in the store. (Submission of sample board is mandatory.) Scanned photos or digital images of materials and samples will not be accepted for final submission. Samples that are mailed to the Tenant Coordinator, must to be packaged and shipped properly to avoid broken items. 6.5 MECHANICAL AND ELECTRICAL DRAWINGS Tenant s mechanical and electrical drawings are to include all of the following: Detailed ductwork and diffuser layout and proposed location of thermostat(s). Complete heat gain/loss calculations. Details and location of any required roof opening and related roof-mounted equipment. Sprinkler layout showing pipes, size and head location. Plumbing layout indicating specifications for fixtures, hot water tank, drains and other equipment and materials. Single line riser diagram, electrical load summary on the basis of watts per square foot showing connected and demand loads, and electrical panel schematics. Location of all electrical equipment and light fixtures, including night, emergency and exit lights. Specify size, wattage, type and mounting. Should plan reviews be required by the Landlord's consultants for mechanical and electrical and structural system, the resulting fees incurred by the Landlord will be a recharge to the Tenant, plus 15% administration fees, as per our standard lease agreement. Engineer drawings and site inspection fees can vary from each project up to a cost of $ for Tenants under 2500 square feet. Engineering drawings review fees are waived if the Tenant uses the Landlord s consultants. Please refer to the engineering criteria section for further information. Note: Mechanical and electrical drawings are reviewed by the Landlord s consultants and therefore any inquiries should be directed to the Landlord s Representative. CONSTRUCTION STOREFRONT SUBMISSION SECTIONS ENGINEERING FOOD GUIDELINES RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 79

80 SECTION 7.0 GREEN INITIATIVES GREEN INITIATIVES 80

81 7.1 GREEN INITIATIVES The purpose of this section of the design criteria is to provide enhanced measures of sustainable design and construction at Waterfront Centre. Architects, Designer, Planners and Contractors play a fundamental role in achieving sustainability during the design and construction process. Their decisions can have a profound impact not only during the construction phase but also with long-term uses of the stores through saving electricity, reducing waste and using less water. 7.2 FINISHING STANDARDS Although not mandatory, tenants are encouraged to incorporate rapidly renewable materials such as: bamboo, cork, linoleum, wheatboard, etc, as part of their fit-up. Materials that can be replaced by renewable products include partitions, furniture, flooring, wall coverings and panel products. Review all room and finish schedules and consider the use of renewable materials to replace those typically specified. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet the volatile organic content (VOC) limits Materials Tenants are encouraged to use FSC (Forest Stewardship Council) certified wood for their wood based products). Some of the most likely wood based products used in a Tenant s space are: paneling products, wood doors, finishes (including flooring) and permanent furniture and carpentry. All paint and other such coatings used in the construction of a Tenant s space must have a low VOC (Volatile Organic Compounds) rating. New environmental regulations, and consumer demand, have led to the development of low-voc and zero-voc paints and finishes. Most paint manufacturers now produce one or more non-voc variety of paint. These new paints are durable, cost-effective and less harmful to human and environmental health. Carpeting, if used in the sales area, shall be of the highest quality. Tenants are encouraged to use carpeting that contains recycled content. However, any carpeting in the back of house portions of the Tenant s space must contain recycled content. Tenants are to use low-emitting carpets for all carpets installed as part of their fit-up. CONSTRUCTION STOREFRONT SUBMISSION GREEN SECTIONS ENGINEERING FOOD GUIDELINES INITIATIVES RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 81

82 7.2 FINISHING STANDARD continued Ceiling Acoustical ceiling systems are not permitted in retail units less than 3000 sq.ft.; however, they may be used in the storage rooms and other such areas. Retail units in excess of 3000 sq.ft. may have acoustical ceiling systems spanning an area less than 30% of the sales area. Where allowed only a 2 x 2 tile will be accepted. At a minimum, Tenants must use ceiling tile that contains recycled content. Tenant is required to install a gypsum board ceiling in the servery of the Food Court, finished with a cleanable coating in all publicly visible spaces. The back of house (preparation and storage area) ceilings may be composed of 24 x 24 recessed t-bar construction. At a minimum, Tenants using ceiling tile for back of house application must specify tiles that contain recycled content Lighting All lighting designs must incorporate energy efficient lighting and shall be of a high quality commercial grade. The installation and use of automated lighting controls is mandated for back of house applications where lighting is not required constantly (ie. office, washrooms) and/or does not compromise the health and safety of the employees and the space. 7.3 SIGNAGE & GRAPHICS LED light sources are required for all signage designs. All emergency exit signs must use light emitting diode (LED) technology. CONSTRUCTION SUBMISSION GREEN ENGINEERING GUIDELINES FOOD STOREFRONT INITIATIVES RULES COURT & SECTIONS DESIGN REGULATIONS CRITERIA CRITERIA & DETAILS 82

83 7.4 ENGINEERING (Mechanical, Electrical and Plumbing) The Tenant is to install water conserving features where appropriate, including: Toilet shall be dual flush system (6/4 LPF). Tenant is required to replace any outdated toilets to a dual flush system. Urinals are to be low-consuming (maximum 1.9 LPM). Tenant is required to replace any outdated urinals to a low-consumption system. Lavatory faucets must have a low-flow aerator with automatic controls (1.9 LPM). Kitchen sinks must install faucets with a maximum flow of 8.7 LPM. Automatic valve controls and/or proximity detectors. All hot water tanks are to be classified as energy efficient (minimum Energy Star rating is required). Water temperatures are to be maintained at a temperature no greater than 55 C (131 F). Tenant spaces are to reduce energy consumption by specifying (where applicable) Energy Star computers and technological equipment, and appliances such as dishwashers and refrigerators. Energy Star appliances typically consume 15% - 40% less energy than federal standards and conventional products. Energy Star dishwashers also require less water, reducing potable water consumption. 7.5 CONSTRUCTION GENERAL CONSTRUCTION At a minimum, Tenants must use gypsum board and steel studs that contain recycled content GARBAGE REMOVAL The Tenant is responsible for ensuring that its contractor removes all construction garbage and debris from the premises daily. This must be coordinated with the Landlord s Representative regarding access, routes and garbage bins locations. All carts, bins, etc. must have rubber wheels. Please abide by any direction regarding recyclable waste. Boxes and debris are to be broken down as small as possible. Any materials that can be recycled, must be, with copies of weight receipts of all recycled goods submitted to the Landlord s Representative at the end of project. Lack of cooperation in this regard may result in labour back charge to the Tenant. Please refer to section 5.2 for a list of Construction Waste & Recycling contacts in Vancouver, British Columbia. CONSTRUCTION STOREFRONT SUBMISSION GREEN SECTIONS ENGINEERING FOOD GUIDELINES INITIATIVES RULES & COURT DETAILS & DESIGN REGULATIONS CRITERIA CRITERIA 83