R E TAI AIL L DE S IGN CR CRITE ITER R IA March 201 2013 3 V1.1
TABLE OF CONTENTS
Introduction Welcome to: TD Centre TD Centre Location and Contact Inormation
1.0
10 12 15 22 24 26 27
5.0
General Food Court Inormation Food Court Design Guidelines Finishing Standards Lighting Storeront Closures Equipment Signage Landlord Food Court Finishes
37 38 42 50 52 53 56 60
6.0
3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9
TD Centre- Key Plan Storeront - Condition A Storeront - Condition B Storeront - Condition C & D Demising - Cap Conditions Foodcourt - Type 1 Foodcourt - Type 2 Foodcourt - Type 3 Foodcourt - Type 4
63 65 67 69 71 74 76 78 80
7.0
85 86 89 91 93 94 95
Tenant Construc Construction tion Site Regulations Hoarding & Enclosure o Premises Health & Saety Regulations Insurance Certifcates & Building Permits Construction Deposits Construction Violations & Fines Construction Completion Approved Contractors/C Contractors/Consultants onsultants
99 101 106 108 109 110 111 112 113
Submission Guidelines 6.0 6.1 6.2 6.3 6.4
Storeront Sections, Details
General Inormation Mechanical System Plumbing System Electrical System Sprinkler and Standpipe System Structural System Telecommunications System
Site Rules And Regulations 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9
Food Court Design Criteria 2.0 2.1 2.2 2.3 2.4 2.5 2.6 2.7
3.0
Landlord Control Zone Design Guidelines Finishing Standards Lighting Storeront Closures Security Systems Signage and Graphics
Engineering Criteria 4.0 4.1 4.2 4.3 4.4 4.5 4.6
5 6
Architectural Design Criteria 1.1 1.2 1.3 1.4 1.5 1.6 1.7
2.0
4.A
General Submission Guidelines Preliminary Drawings Architectural Architectu ral Working Drawings Sample Boards Mechanical and Electrical Drawings
117 118 119 120 121
Cadillac Fairview Green Design Initiatives 7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8
Water Use Reduction Maximizing Energy Perormance Construction Waste Management Recycled Content Regional Material Rapidly Renewable Resources Certifed Wood Low Emitting Materials
125 127 129 131 132 134 136 138
A I R E T I R C N G I S E D T N A N E T
L O C A T I O N & C O N TA C T I N F O R M A T I O N
6
Tenant Projects Contact Inormation: All questions, comments and submissions related to Project Management and proposed Tenant improvements, are to be addressed to: Tenant Projects Department Toronto - Dominion Bank Tower 66 Wellington St., West, Suite 3800 Toronto, ON, M5K 1A1 Tel: (416) 643-6650 Fax: (416) 643-6665
A I R E T I R C
Sr. Manager, Tenant Projects Dora Yeoh dora.yeoh@cadillacairview.com Tel: (416) 869-2278
N G I S E
Manager, Tenant Projects Andrew Grube (Contract) andrew.grube@cadillacairview.com Tel: (416) 774 8147
D T N A N E T
Administrator, Tenant Projects Erica Watkins erica.watkins@cadillacairview.com Tel: (416) 643-6660
TD Centre Property Contact Inormation: Cadillac Fairview / TDC Management Of ce Tel: (416) 869-1144
Property Operations: Director, Ofce Property Operations Brian Drewett Brian.Drewett@cadillacairview.com Tel: (416) 862 3657 Manager, Operations (Mechanical Systems) Jim Davidson Jim.Davidson@cadillacairview.com Tel: (416) 864 6440 Manager, Facility Operations Adam Tan Adam.Tan@cadillacairview.com Tel: (416) 869 2274 Parking Administrator Jason Kuz
[email protected] Tel: (416) 366 1423 Building Operation Centre Base Building Engineers (Control Room) Tel: (416) 363 7754 Fax: (416) 869 3652 to Assist Tel: (416) 862 7747 Fax: (416) 862 3656 Shipping & Receiving 66 Wellington Street West Loading Dock Tel: (416) 862 3655 Fax: (416) 862 3666
Cadillac Fairview Security and Fire & Lie Saety Contact Inormation Senior Manager, Security & Lie Saety Allan Miller allan.miller@cadillacairview.com Tel: (416) 869-2279 Fax: (416) 862 3652 Manager, Fire & Lie Saety Tiany Dugas Tiany.Dugas@cadillacairview.com Tel: (416) 862 5237 Fax: (416) 862 3652 Access Control Centre Badges, keys, passcards, and Contractor permits Tel: (416) 862 3651 Lie Saety Department (ERT) Tel: (416) 869 2276 Fax: (416) 862 3652 Security Supervisors Fines, Security Of cer booking, and security related issues Tel: (416) 869 2289 Fax: (416) 862 3652 Approval o Fire Alarm system work (T) 416 869 2276 (F) 416 862 3652
Leasing Contact
7
Director o Leasing: Barbara Soule SouleB@cadillacairview.com Tel: (416) 869 3041
Cadillac Fairview Contact Inormation Head Of ce 20 Queen St. West, 5th Floor Toronto, ON, M5H 3R4 (416) 598-8200 Manager, Tenant Coordination Bret Tinson (416) 598 8458 Bret.Tinson@cadillacairview.com 20 Queen St. West, 5th Floor Toronto, On. M5H 3R4
A I R E T I R C N G I S E D T N A N E T
8
A I R E T I R C N G I S E D T N A N E T
SECTION 1.0
Architectural Design Criteria
1.2
12
DESIGN GUIDELINES
Designers are urged to utilize a variety o planes in their storeronts to create a defnite three dimensional eel and to avoid the at, open storeront which speaks o absence o design rather than a considered approach. The shape o the storeront should not emphasize the position and shape o the ront lease line, which by its nature is predictable. It should oster a statement o interesting shape to the mall by the imaginative positioning o sign bulkheads by the location and geometry o display windows and by the subtle coordination o the mall tile with the Tenant’s oor fnishes at interesting and architecturally reasonable locations. •
Food Tenants whose spaces are not located within the immediate ood court section, must locate their storeront counters a minimum o 2’-0” behind the lease line, and ollow the guidelines or oodcourt fnishes in the service areas.
1.2.1 A I R E T I R C N G I S E
STOREFRONT OPENINGS •
Storeront openings are to have a minimum height o 8’-6” (unless otherwise noted in section 3.0) and should be suciently enclosed to work with the elements o the mall.
•
Openings are to be a minimum opening o 6’-0’ wide; however, they should not exceed 50% o the entire storeront .
•
The Tenant shall maximize the use o transparent glass to maintain a show window type concept.
•
Solid straight bulkheads dropped above the oor across the entire storeront, and wide-open storeronts with only a sign panel hung into the opening are not permitted.
•
Ratio o storeront opening, glazing and permitted solid suraces: 50% open, 20% solid, 30% glazing
D T N A N E T
1.2.1.1 CORNER LOCATIONS •
For Tenants located on corners, a secondary entrance may be required.
•
Tenant may utilize the corner or the entrance into the space
•
One sign is permitted on each elevation.
•
Each elevation must incorporate display windows or transparency into a Tenant’s space.
1.2
DESIGN GUIDELINES continued
1.2.2
STOREFRONT DECORATIVE PROJECTIONS
13
• Decorative and three-dimensional elements such as sconce lighting, architectural details, etc., are not permitted to exceed the lease line. • Tenant storeronts shall modulate in plain behind the lease line to create an intersting storeront acade and provide visual variety by installing recessed entrances.
1.2.3
STRUCTURAL • Tenant’s storeront must tie into existing building bulkheads including closure grilles and signage. Submission o drawings are to include detailed sections o the tie-in.
1.2.4
•
All storeront treatment shall be the ull width and height o the storeront opening, and shall abut the demising piers. All storeront construction shall be sel supporting. No portion o the storeront construction may be suspended rom 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 storeront. Under no condition will structural steel columns be allowed to be covered with simple surace fnishes.
•
Where demising piers are damaged due to previous construction, the Tenant’s contractor shall repair/replace all fnishes and/or tiles and grout to match the standard mall layout, at the Tenant’s expense.
PARTITIONS •
At a minimum, Tenants must use gypsum board and steel studs that contain recycled content.
•
Interior wall construction is to be composed o non-combustible metal stud raming with 5/8” gypsum board, taped, sanded and fnished on both sides. Cement board shall be used in lieu o gypsum board where required in waterproofng walls around wet areas. Metal stud raming 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 to provide a minimum one-hour rating as required by code.
•
All grout shall be sealed in areas o moisture or grease producing equipment.
•
All drywall partitions are to be non load-bearing.
A I R E T I R C N G I S E D T N A N E T
1.2
14
DESIGN GUIDELINES continued
•
Demising walls by Landlord, which separate adjacent Tenants, or walls adjacent to a property service corridor will be constructed to provide a minimum two-hour rating as required by code or restaurants, and a one-hour rating or retail.
•
I, 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 Landlord’s direction and at Tenant’s expense.
•
Tenant shall be responsible or maintaining the code-required fre rating at all demising wall penetration (duct work, piping, conduit etc.). This work shall include the installation o fre stops, fre dampers and fre rated penetration seals as required by code.
WALL CONSTRUCTION NOT PERMITTED: A I R E T I R C N G I S E D T N A N E T
1.2.5
•
Wood stud construction
•
Modifcations to the exterior walls o the building shell
DEMISING PIERS/CAPS •
For demising cap/pier conditions, please reer to the applicable storeront conditions in section 3.0 o this tenant design criteria.
•
For demising cap/pier fnishing details please contact the Landlord’s Representative or urther details (ie. paint specifcations).
1.3
F I N I S H I N G S TA N D A R D S c o n t i n u e d
1.3.2
MATERIALS & APPLICATIONS
17
1.3.2.1 BASE MATERIALS •
Tenants are required to install a minimum 4” high durable storeront base. The base must be o highly durable material suitable or 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 suraces or this application and are not permitted.
•
All natural materials must be sealed to protect against diret penetration. Where such materials are used, the Landlord reserves the right to request they be reurbished on a periodic basis or be reurbished by the Landlord at the Tenant’s expense.
•
Base materials must be scribed to the oor line - caulking is not permitted.
1.3.2.2 GLAZING MATERIALS •
Storeront glazing must be o tempered glass (minimum ½” or 12mm thick). Note: tempered glass stamp must be placed in a clear and visible location.
•
Joints are to be sealed with a continuous bead o clear silicone or glass clips (minimum o two clips between each panel) may be used to secure and stabilize panels.
•
At the discretion o the Landlord, the storeront design may incorporate glass directly to the oor without a base, but it should be understood that the centre’s common area oors are wet mopped using liquids and rotary brushes. Hard surace base materials are recommended to avoid damage to glazing materials.
•
Gaps between panes are not to exceed ¼”.
•
Glass specifcations are to conorm to all building code requirements.
•
Reective glass (including the extensive use o mirror) is not permitted on storeronts or in the storeront entry zone. Tenant is to provide shading or reective flm over large glass areas receiving direct solar exposure.
1.3.2.3 PAINTS, COATINGS, ADHESIVES & SEALANTS •
Tenants are required to use low emitting adhesives and sealants during their ft-ups.
•
All paint and other such coatings used in the construction o a Tenant’s space must have a low VOC (Volatile Organic Compounds) rating. •
New environmental regulations, and consumer demand, have led to the development o low-VOC and zero-VOC paints and fnishes. Most paint manuacturers now produce one or more non-VOC variety o paint. These new paints are durable, costeective and less harmul to human and environmental health.
A I R E T I R C N G I S E D T N A N E T
1.3
F I N I S H I N G S TA N D A R D S c o n t i n u e d
18
A I R E T I R C N G I S E D T N A N E T
•
Tenants are encouraged to use carpeting that contains recycled content. However any carpeting in the back o house portions o the Tenant’s space must contain recycled content.
•
Tenants are to use low-emitting carpets or all carpets installed as part o their ft-up.
•
Single colour low profle all loop carpeting is not permitted.
•
Vinyl tile or any other sheet goods ooring and simulated materials are not permitted.
•
In restrooms, Tenant shall provide non-slip quality tile, porcelain ceramic tile oor or other impervious oor material which complies with local jurisdictions. Tenant is specifcally prohibited rom using vinyl sheet ooring, vinyl composition tile or any similar material in the Landlord Control Zone
•
Tenant oor fnish within the storeront must be level with the Landlord’s mall oor fnish. Detailing and construction methods or eathering or cutting o any Tenant ooring to meet the mall oor level is subject to the Landlord’s approval.
•
All proposed coring o the concrete slab oors must be submitted to the Landlord, or review by Landlord’s structural engineer, a minimum o 30 days beore the proposed coring date. Submittal requests shall be in sketch orm showing raming in the general areas, gridlines, existing penetrations and proposed penetrations or all trades. In addition, a large scale drawing o the existing enorcement in the area o proposed penetrations, based on an X-ray investigation must be included. Cutting o the reinorcement must be avoided during coring.
1.3
F I N I S H I N G S TA N D A R D S c o n t i n u e d
1.3.2.5 CEILINGS •
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 raming, urring and blocking shall be non-combustible material. Absolutely no wood o any kind shall be used above any ceiling or so t. Painted gypsum board ceilings or other high quality non-combustible ceiling materials are permitted.
•
Acoustical ceiling systems are not permitted in the sales area; however, they may be used in the storage rooms and other such areas. At a minimum, Tenants must use ceiling tile (or back o house) 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 o “Unistrut Metal Framing” or a similar system. No puncture through roo deck or any type o ceiling or element suspension will be permitted.
•
Wood ceilings are not acceptable ceiling material, except where installed in accordance with the ollowing: (1) All wood must be fre retardant; and (2) the wood trim or panels must be installed on the underside o a gypsum board ceiling so no wood is exposed to the plenum space above the ceiling.
•
A wide opening ceiling, spanning an area greater than 30% is not permitted; however, may be considered based on its design merits should it incorporate other elements such as suspended ceiling panels, bulkheads, etc. (Acoustical ceiling tiles are not permitted in the sales area). These elements add character to interior store design. Should an open ceiling concept be approved, all structural, mechanical and electrical elements above the sales area are to be cleaned, painted, and built in compliance with code and plenum return requirements.
19
A I R E T I R C N G I S E D T N A N E T
20
1.3
F I N I S H I N G S TA N D A R D S c o n t i n u e d
1.3.3
MATERIALS PERMITTED
The use o the ollowing materials are permitted: •
Tempered glass (minimum o 1/2” or 12mm thick) or ramed glass
•
Tempered glass (minimum o 1/4” or 6mm thick) or showcases
•
Glass block
•
Sandblasted or stained glass
A I R E T I R C
•
Marble, granite, ceramic tile, brick
•
Polished or hand-cut stone
•
Precast concrete elements (i.e. columns, pilasters, mouldings)
N
•
Glass fbre reinorced gypsum
•
Solid surace, laminates or equal (pattern subject to Landlord’s approval)
•
Anodized aluminum
•
Electrostatic colours metals
•
Stainless steel
•
Polished, brushed or textured metals
•
Finished grade hardwoods, painted or stained
G I S E D T N A N E T
Natural Stone
Stainless Steel
Tile
Wood
Corian
Glass
Glass Tile
Granite
Concrete
1.3
F I N I S H I N G S TA N D A R D S c o n t i n u e d
1.3.3
MATERIALS NOT PERMITTED
21
The use o the ollowing materials materials is not permitted:
Plyw Pl ywoo ood d
Pegboard
Plastic Laminate
Con onti tinu nuou ouss Sl Slat atwa wall ll
Chipboard
Plaster
Stip St ippl plin ing g
Foil
Mirror
•
Mirror fnishes
•
Glossy or large expanses o acrylic or plexi-glass
•
Vinyl or abric wall coverings
•
Rubber,, vinyl or plastic laminate baseboards Rubber
•
Painted drywal drywalll or “stippled” fnishes
•
Continuous slat wall
•
Field painted metal
•
Continuous pegboard
•
Venetian plaster
•
Stucco/Dryvit
•
Imitation brick
•
Foil ace laminates
•
Plywood panelling
•
Vinyl or resilient ooring
•
False brick or rusticate rusticated d stone
•
Imitation wood grained laminates
•
Foil aced laminates
•
Sotwood or counter millwork or trims
•
Plywood paneling or any unfnished wood composite
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Plastic laminates
•
Painted gypsum board wall
A I R E T I R C N G I S E D T N A N E T
1.4
LIGHTING
22
A I R E T I R C
Pendant Fixtures
Trough Lighting Lighting
Cove Lighting
Pendant Fixtures
N G I S E D T N A N E T
Combination Combinatio n Lighting
Combination Combinati on Lighting
Accent Lighting
General Lighting
Chandelier
1.5
24
A I R E T I R C N G I S E D T N A N E T
STOREFRONT CLOSURES
CLOSURE CONDITIONS •
Storeront doors are to be substantially made o glass or o a visible nature to the Tenant’s store interior and must be a minimum o 9’-0” high.
•
Closing grills (olding or roll up) are not permitted or general retail tenants.
•
Glass swing or glass bi-old doors are encouraged.
•
Closure grilles must stack within approved pockets, which conceal them rom view. Spring loaded oor and ceiling locking-pins must be used.
•
Ceiling tracks and Floor tracks or sliding glass doors must be cleanly recessed into the bulkhead & ooring and may only protrude ¼” rom the bulkhead’s surace and actory fnished to match surroundings.
•
All materials used in closure systems, sliding, or swinging doors are subject to the Landlord’s approval.
•
Frameless door hardware and butt glazing is encouraged.
•
Folding glass door panels may be stacked perperndicular to the entrance.
•
Garage doors are not permitted.
1.5.1
EGRESS/EXITS
•
All interior and exit doors, rames, and hardware servicing the Tenant’s premises are to be urnished 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 conorm to all requirements o the Landlord and local jurisdictions. Rear exit door to be a 3’-0” x 7’-0” 60-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.
•
I any existing conduit, fxtures or utilities must be relocated due to the Tenant’s rear door placement, the Landlord will relocate them at the Tenant’s expense.
1.5
STOREFRONT CLOSURES continued
•
1.5.1.1
•
I a metal raming system is used, the metal base and head member shall be stainless steel, or solid colour metal (in actory fnish only).
•
Doors must swing towards the common area and be on double acting hinges to be held in the open position (with oor bolts and dust proo sockets) during business hours.
•
Doors must swing out, however not swing past the maximum storeront projection line or the lease line.
•
When doors are in the “open” position, a minimum opening width o 6’-0” must be maintained.
•
Common area Landlord ooring rom lease line to storeront closure is to be installed by the Tenant at the Tenant’s expense.
•
Floor mounted hold open devices are not permitted. Floor bolts in dust-proo sockets are required.
Frameless Glass & Door System
FRAMELESS GLASS & DOOR SYSTEMS
1.5.1.2 WOOD DOORS IN A GLASS STOREFRONT
A I R E T I R C N G I S E
•
Wood ramed doors are permitted only i primarily constructed o glass (minimum 75%).
•
Hinges shall be pivot type - no butt hinges will be permitted.
T
•
Under some conditions wood storeront closures, trim and fttings will be permitted. Such details must conorm to ame spread ratings required by applicable building codes and authorities having jurisdiction.
N E T
Wood Doors in Glass Storeront
1.5.1.3 HORIZONTAL STACKING DOORS
Horizontal Stacking Doors
25
•
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 ush with the fnish ceiling bulkhead.
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This type o closure must occur 24” beyond lease line
•
Common area ooring rom must be installed rom lease line to the closure line by the Tenant at the Tenant’s expense.
D N A
1.6
26
SECURITY SYSTEMS
The Tenant is ully responsible or the security o the leased premises, all its contents rom and ater the time o availability or Tenant work. Storeront electronic security systems and other shopliting detection devices at the storeront must be located behind the closure line. Such devices must be completely hidden rom view and integrated with the Tenant’s storeront design. Electronic security systems, which obstruct entry into the store are unacceptable as are any components which remain outside the storeront when the store is closed. Any thet 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 rom view. Power poles or wiring channels exposed to view are not permitted.
A I R E T I R C N G I S E D
Tenant may use the ollowing:
•
Under oor antenna systems that are not visible to the public. Note: Veriy structural capacity o this application with the Landlord.
•
Suspended overhead “bar” type systems concealed behind a storeront sot above the entry.
•
Small pod type systems on each side o the storeront opening. Pods must be enclosed in a millwork element, which coordinates with the interior design and fnishes o the store.
* Freestanding tower type systems are not permitted. All other systems are subject t o Landlord’s approval.
T N A N E T
ACCEPTABLE SECURITY SYSTEMS
UNACCEPTABLE SECURITY SYSTEMS
28
A I R E T I R C N G I S E D T N A N E T
1.7
SIGNAGE & GRAPHICS continued
1.7.2
ACCEPTABLE SIGN APPLICATIONS •
Silhouette (Halo Type) reverse channel letters with neon or LED illumination.
•
Halo-lit individual can-type letters. All must be on recessed pins, hidden rom 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 o the architecture o the storeront. This sign may not resemble in any way a lit box assembly.
•
Individual cut out letters are permitted, provided they are minimum o ¾” thick and are mounted on pins ½” maximum o the bulkhead ace, and they have completely fnished edges. All must be made o solid M.D.F. (medium density fbreboard), solid wood, cast metal, or solid acrylic. An external light source may be required.
•
LED light sources are encouraged.
1.7
SIGNAGE & GRAPHICS continued
1.7.2
UNACCEPTABLE SIGN APPLICATIONS •
Sel Illuminated channel letters, illuminated box signs or canopies, styrooam or vinyl signage are NOT PERMITTED.
•
Animated portions, ashing lights or audible sound
•
Moving signs or moving light - signs may not be illuminated intermittently or with varying intensity
•
Exposed or surace mounted box or cabinet type signs
•
Exposed tube neon signs and open ace channel letters with exposed tube neon.
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Exposed raceways, ballast boxes, transormers, crossovers, asteners or conduit
•
Sandblasted wood signs in natural wood fnish with painted, raised letters and/or logos
•
Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material axed or maintained on windows, glass fxtures and equipment or any other area o the storeront, including method o payment and sale signs. Stickers or decals on or around the storeront surace and signs that are not proessional in appearance.
•
Internally illuminate box signs with lit background aces
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Foam, cloth, paper, cardboard
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Pylon or pole signs
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Visible screws or edge connected tabs
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Moveable and/or portable displays or signage.
29
A I R E T I R C N G I S E D T N A N E T
1.7
30
SIGNAGE & GRAPHICS continued
1.7.3
A I R E T I R C
Tenants are limited to one sign per storeront elevation.
•
Secondary signage (i permitted), shall be mounted directly on glazing below the height o 3’-0” and have a maximum height o 4”. Manuacturers stickers on signs must be concealed.
•
Maximum overall width o sign is restricted to 50% o the storeront width measured rom the inside edge o the demising caps. The size, locations and method o installation must be specifcally approved by the Landlord. All hangers, bracings, anchors, conduit, mounting grounds and electrical connections are subject to Landlord approval.
•
Rear service doors to Tenant’s premises must have standard identifcation designed and installed by the Landlord at the Tenant’s expense. No other signage is permitted.
•
Individually illuminated channel letters are not to exceed 5” in depth or can-type letters.
•
Halo lit letters may not be mounted on reective suraces or backers and require a rear diuser to be installed. All neon must be hidden rom direct view. All electrical connections must be hidden rom view.
•
Where individual cut out letters are mounted on glass ascia panels, they must be solid or vinyl letters (cut in reverse) and mounted to the back side o glass.
•
Diusers must be incorporated or letters illuminated with LED lights.
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Website addresses are not permitted on storeronts or within the Landlord Control Zone.
•
Alarm system stickers and method o payment stickers (ie. VISA, debit etc.) are not permitted on the storeront or within the Landlord Control Zone.
N G I S E D T N A N E T
1.7.4
SIGNAGE - INTERIOR
•
SIGNAGE - EXTERIOR •
Exterior signage will only be allowed or Tenants who have a signifcant exterior public presence and as previously agreed upon in the Tenant’s lease agreement.
•
Exterior signage shall be three-dimensional individual letters, and size o signage shall be proportional to the scale o the overall exterior açade design. Surace mounted raceways and illuminated light boxes are not permitted.
•
The Tenant is responsible or obtaining all necessary approval (design, location, mounting details, etc.) in writing by the Landlord and obtaining any sign permits as required by governing authorities prior to installation.
1.7
32
SIGNAGE & GRAPHICS continued
1.7.6.2 VINYL GRAPHIC APPLICATIONS •
A I R E T I R C
•
It is understood by the Landlord a Tenant’s need to advertise and apply graphics on the storeront glazing. The Landlord requires that such applications be submitted to the Landlord or approval prior to abrication and installation and that the ollowing general guidelines be ollowed: •
All vinyl to be applied to interior side o Tenant storeront.
•
All signs must be proessionally designed, installed, maintained and removed.
•
All sign areas must be thoroughly cleaned prior to and post installation.
•
Vinyl coverage must not exceed 50% o glazing. Content and coverage is subject to Landlord approval based on individual merit.
•
Material chosen must be ft the type o application. ie. Tenant must determine the material appropriate or an interior vs. exterior application.
Should the above stipulations not be ollowed, the Landlord will remove all such graphics at the Tenant’s expense.
N G I S E D T N A N E T
ACCEPTABLE DISPLAY APPLICATIONS
UNACCEPTABLE DISPLAY APPLICATIONS
33
A I R E T I R C N G I S E D T N A N E T
SECTION 2.0
Food Court Design Criteria
2.0
GENERAL FOOD COURT INFORMATION
The ood court court eatures many many merchants selling selling a wide variety variety o prepared oods or or take-out or on-premise consumption in in a comortable setting. The purpose o this portion o the design criteria is to assist the Tenant in maximizing maximizing their storeront potential as part o the current design and any uture project renovations renovations which might occur at the property as well as a guide in the Tenant’s Tenant’s design process. process. The ood court design criteria must be read in conjunction with the remainder o the tenant design criteria.
37
The merchandising merchandising concept o a ood court is to emphasize emphasize a Te Tenant’s nant’s presence presence through through ood display display in the ront areas areas o their stores. stores. Particular attention shall be paid by the Tenant Tenant to the visual organization o the serving area. All graphics, signs, menu boards, materials, colours, colours, fnishes, lighting and equipment equipmen t layouts shall be submitted or Landlord approval. Please note that Tenants Tenants are responsible or providing all storage necessary or the operation o their business within the leased premises – except where specifed by the Landlord. Note: All stored items must be kept rom public view at all times. ***ALL AREAS EXPOSED TO PUBLIC VIEW ARE ESPECIALLY SUBJECT TO LANDLORD APPROVAL. ***
The ace o ood ood service counters counters shall align with the lease line. line. No portion o the ront ront service counter is allowed to project past the lease lease line. Particular attention shall also be paid by the Tenant Tenant to the visual organization o the store, the rear o all counters in public view and its conormance conormanc e with the technical design criteria or Tenant Tenant HVAC, plumbing, and electrical work as set out in the engineering portion o this criteria. Layout o the store, fxture locations, both permanent and moveable are explicit requirements o the Schedule “C” and as such must be included in the submittal and receive approval, app roval, as provided herein. The Landlord will not permit “reshuing” or the addition o fxtures and/or and/ or signs, regardless i they are permanent or movable, unless their design and location receives written approval prior to installation.
A I R E T I R C N G I S E D T N A
2.0.1
LANDLORD CONTROL ZONE •
The entire ront o house section is considered to be part o the Landlord Control Zone. For more inormation, please reer to section 1.1.
N E T
2.1
DESIGN GUIDELINES continued
2.1.1.1 2.1.1. 1 CORNER LOCA LOCATIONS TIONS
2.1.2
•
For Tenants located on corners, a secondar secondaryy service counter must be provided.
•
One sign is permitted on each elevation.
STOREFRONT DECORATIVE PROJEC PROJECTIONS TIONS •
2.1.3
39
Storeront Storero nt decorative projections are not permitted.
STRUCTURAL •
Tenant’s storeront must tie into existing building structure above, including closure grilles grilles and signage. Submission o drawings are to include detailed sections o the tie-in.
•
All storer storeront ont treatment shall be the ull width and height o the storeront opening, and shall abut the demising piers. All storeront construction shall be sel supporting.
•
Where elements o the storeront (such as overhead grille closures) are used; structural engineering engineering drawings must be submitted with design drawings.
•
Structural steel support columns must be buried within the mall demising cap or within architectural detailing detailing on the storeront. storeront. Under No condition will structural steel columns be allowed to be covered with simple surace fnishes.
•
Where demising piers are damaged due to previous construction, the Tenant’s contractor Tenant’s contractor shall repair/replace repair/replace all fnishes fnishes and/or tiles tiles and grout to match the standard mall layout, at the Tenant’s expense.
A I R E T I R C N G I S E D T N A N E T
40
A I R E T I R C
2.1
DESIGN GUIDELINES continued
2.1.4
PARTITIONS •
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.
•
A ull-height partition must separate the service and kitchen areas. Access to the kitchen is to be via a sel closing door or between staggered “blind” walls. Pass-through windows with customer views into preparation kitchen are not permitted except in conditions where the ront o house fnishes are carried through to the back o house. Any exception to this requirement is subject to the Landlord’s approval.
•
All grout shall be sealed in areas o moisture or grease producing equipment.
•
All preparation area walls visible to the public are to have durable material applied in ull height to the ceiling. Material is subject to Landlord approval. Manuacturer and application warranty specifcations are required or fnal approval.
•
Metal stud raming with non combustible drywall is the basic construction o the demising partitions. (See lease outline drawing) •
•
At a minimum, Tenants must use gypsum board and steel studs that contain recycled content.
All drywall partitions are to be non load-bearing.
N G I S E D T N A N E T
Wall construction not permitted: •
Concrete block or other masonry partitions.
•
Wood stud construction.
•
Modifcations to the exterior walls o the building shell.
2.1
DESIGN GUIDELINES continued
2.1.5
DEMISING PIERS
41
2.1.5
•
Existing demising cap to remain. Tenant must ensure that demising cap is repaired and/or cleaned as required.
•
For demising cap/pier fnishing details please contact the Landlord’s Representative or urther details (ie. paint specifcations).
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 connec ted to the mall system. Tenant’s emergency alarm contact inormation must be kept current with the Landlord security o ce. Where applicable, employee entry to the space must be by means o a Tenant-installed recessed rear entry door that matches the base building specifcations.
A I R E T I R C N G I S E D T N A N E T
44
2.2
F I N I S H I N G S TA N D A R D S - F O O D C O U R T
2.2.2
MATERIALS & APPLICATIONS
A I R E T I R C N G I S E D T N A N E T
2.2.2.1 BASE MATERIALS •
Tenants are required to install a minimum 6” high durable storeront base. The base must be o highly durable material suitable or 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 suraces or this application and are not permitted.
•
Base materials must be scribed to the oor line - caulking is not permitted.
2.2
F I N I S H I N G S TA N D A R D S c o n t i n u e d
2.2.2.2 PAINTS, COATINGS, ADHESIVES & SEALANTS •
Tenants are required to use low emitting adhesives and sealants during their ft-ups.
•
All paint and other such coatings used in the construction o a Tenant’s space must have a low VOC (Volatile Organic Compounds) rating. •
New environmental regulations, and consumer demand, have led to the development o low-VOC and zero-VOC paints and fnishes. Most paint manuacturers now produce one or more non-VOC variety o paint. These new paints are durable, costeective and less harmul to human and environmental health.
2.2.2.3 WORK/TASK SURFACES •
Approved counter top and counter ront materials include: clear glass, stainless steel, miscellaneous metals, solid surace, ceramic tile, granite or stone.
•
Unacceptable materials include but are not limited to: plastic laminates, metal laminates, wood and painted fnishes.
•
Plastic laminates will not be permitted as a work surace material or the ront o house.
2.2.2.4 COUNTER CABINET FINISHES •
45
A I R E T I R C N G I S E D
Clear lacquer fnish is required on natural metals other than stainless steel to prevent tarnishing. All materials are to be “shop fnished” and not applied on site.
T
•
Sealant is required on natural stone to prevent staining.
•
Clear, leaded/stained, etched, beveled, ftted, crackled or textured glass or glass block is permitted.
N E T
•
Quality hardwood, stained and sealed, or enamel painted casework is permitted.
•
Porcelain ceramic tile, terrazzo, glass tile is permitted in a glazed or natural orm.
N A
2.2
46
A I R E T I R C N G I S E D T N A N E T
F I N I S H I N G S TA N D A R D S c o n t i n u e d
2.2.2.5 CEILING •
It is the Tenant’s responsibility to veriy that the ceiling height selected by the Tenant is not in conict 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, fnished with a cleanable coating in all publicly visible spaces. The back o house (preparation and storage area) ceilings may be composed o 24” x 24” recessed t-bar construction. At a minimum, Tenants using ceiling tile or back o house application must speciy tiles that contain recycled content.
•
Tenant’s “back o house” ceiling must not be visible rom the common area or the “ront o house”.
•
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 o Unistrut Metal Framing or a similar system. No puncture through roo deck or any type o ceiling or element suspension will be permitted.
•
All access panels must be metal, vinyl aced, or other lay in panel construction specifcally designed to minimize damage within the service area.
•
Luminous ceilings are prohibited.
•
The use o wood or other combustible material above ceilings or in any concealed space is prohibited.
•
Tenant must provide access service hatches as required to easily service all services in ceiling area.
•
Where the Tenant’s ceiling aligns with the mall ceiling, the Tenant must continue the mall paint into their space. The Tenant is to coordinate this with the Landlord’s Representative.
2.2
F I N I S H I N G S TA N D A R D S c o n t i n u e d
2.2.2.6 FLOORING •
Common area oor 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 oor patterns.
•
All ooring in Tenant spaces exposed to public view shall be ceramic tile or natural stone with matching grouts. All grouts and oors shall be sealed prior to installation o any fxtures, to ensure against dirt build up.
•
In the ood preparation area, Tenant shall provide non-slip quality porcelain or ceramic tile oor or other impervious oor material which complies with local regulations. Flooring in back kitchens containing cooking equipment must have epoxy type ooring with a continuous coved base with a minimum o 4” high.
•
Vinyl base is not permitted.
•
Flooring visible to the public is to be quarry, porcelain, ceramic or stone tile with a 4” minimum sel-coved base o the same material and a continuous waterproofng membrane, which must continue 4” minimum up the wall service area. Tenant is specifcally prohibited rom using vinyl sheet ooring, vinyl composition tile or any similar material in the ront o house area.
•
Counters are to have a minimum 6” high base o ceramic tile, stainless steel, stone or metal (plastic laminate, wood and rubber bases are not permitted).
•
All proposed coring o the concrete slab oors must be submitted to the Landlord, or review by Landlord’s structural engineer, a minimum o 15 days beore the proposed coring date. Submittal requests shall be in sketch orm showing raming in the general areas, gridlines, existing penetrations and proposed penetrations or all trades. In addition, a large scale drawing o the existing reinorcement in the area o proposed penetrations, based on an X-ray investigation must be included. Cutting o the reinorcement must be avoided during coring.
•
Coring shall not be perormed without Landlord’s written approval to the Tenant. All penetrations must be made waterproo and must conorm to the fre rating o the oor slabs penetrated.
•
A 1/8” zinc strip is to be provided between Landlord tile and Tenant’s ooring entry.
•
Landlord ooring can be purchased through rom the Landlord - please contact the Landlord’s Representative or urther details.
47
A I R E T I R C N G I S E D T N A N E T
48
2.2
F I N I S H I N G S TA N D A R D S c o n t i n u e d
2.2.3
MATERIALS PERMITTED
The use o the ollowing materials is permitted: •
Tempered glass (minimum o 1/2” or 12mm thick) or ramed glass
•
Tempered glass (minimum o 1/4” or 6mm thick) or showcases
•
Glass block
•
Sandblasted or stained glass
A I R E T I R C
•
Marble, granite, ceramic tile, brick
•
Polished or hand-cut stone
•
Precast concrete elements (i.e. columns, pilasters, mouldings)
N
•
Glass fbre reinorced gypsum
•
Solid Surace, Laminates or equal (Pattern subject to Landlord’s approval)
•
Anodized aluminums
•
Electrostatic colours metals
•
Stainless Steel
•
Brushed or textured metals
•
Finished grade hardwoods, painted or stained
G I S E D T N A N E T
Natural Stone
Stainless Steel
Tile
Wood
Corian
Glass
Glass Tile
Granite
Concrete
2.2
F I N I S H I N G S TA N D A R D S c o n t i n u e d
2.2.3
MATERIALS NOT PERMITTED
49
The use o the ollowing materials is not permitted:
Plywood
Pegboard
Plastic Laminate
Continuous Slatwall
Chipboard
Plaster
Stippling
Foil
Mirror
•
Mirror fnishes
•
Glossy or large expanses o acrylic or plexi-glass
•
Vinyl or abric wall coverings
•
Rubber, vinyl or plastic laminate baseboards
•
Painted drywall or “stippled” fnishes
•
Continuous slat wall
•
Field painted metal
•
Continuous pegboard
•
Venetian Plaster
•
Stucco/Dryvit
•
Imitation brick
•
Foil ace laminates
•
Plywood panelling
•
Vinyl or resilient ooring
•
False brick or rusticated stone
•
Imitation wood grained laminates
•
Foil aced laminates
•
Sotwood or counter millwork or trims
•
Plywood paneling or any unfnished wood composite
•
Plastic laminates or any portion o ront or rear counters exposed to public view
•
Painted gypsum board wall
A I R E T I R C N G I S E D T N A N E T
2.3
LIGHTING continued
•
Low voltage light fxtures are strongly encouraged.
•
All lighting in the servery area must be approved type down lights or track lights - see Storeront Types below.
•
Tenants are required to integrate lighting within the lower level o their storeront counters to provide indirect illumination o the counter ace.
•
Lights in ceiling sots are not permitted. Sprinklers and lights located in the sot areas o the storeront shall be ush head and recessed type respectively. The arrangement o sprinklers and lights shall be shown on the reected ceiling plans and be so noted.
•
Heating lights are to be horizontal. Equipment which may have hot suraces, sharp edges or any other public saety hazard will not be allowed to be installed at any location on the storeront serving counter.
•
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.
Food Court required lighting: Storeront Types 1- 2
Recessed incandescent can type fxtures must have specular or semi-specular Alzak reectors, or other are ree shielding devices. •
Track lights - with halogen type lamps
•
Pendant Type Fixtures - at storeront counter
51
A I R E T I R C N G I S E D T
Storeront Type 3
N A
•
Recessed incandescent can type fxtures must have specular or semi-specular Alzak reectors, or other are ree shielding devices.
•
Track lights - with halogen type lamps , tracks must be concealed within bulkhead o tenants space
N E T
•
Pendant Type Fixtures - at storeront counter
Storeront Type 4 - Wood Ceiling
•
Recessed incandescent can type fxtures must have specular or semi-specular Alzak reectors, or other are ree shielding devices.
•
Track light - with halogen type lamps - must be recessed into ceiling structure and not be visible rom the mall space
•
Pendant Type Fixtures - at storeront counter must be recessed into ceiling structure
•
Tenant must respect the existing wood ceiling and any alteration to the existing
•
structure must be frst approved by Landlord.
52
2.4
STOREFRONT CLOSURES
2.4.1
GENERAL CONDITIONS
A I R E T I R C N G I S E D T N A N E T
2.4.2
•
Grilles must be open-style or perorated metal, to permit air ow. Glass inserts are not permitted. Please reer to section 1.5.1.6 or a list o approved manuacturers.
•
Grilles must be suspended rom slab above, not rom Landlord’s bulkhead.
•
Where sliding and overhead grilles are being utilized, the storeront shall be designed to minimize the appearance o such doors and grilles when open.
•
Closure grilles must stack within approved pockets, which conceal them rom view. Spring loaded oor and ceiling locking-pins must be used.
•
Ceiling tracks or olding doors must be cleanly recessed into the bulkhead and may only protrude ¼” rom the bulkhead’s surace and actory fnished to match surroundings. Natural brushed aluminum fnish shall be the base standard. All other fnishes require the specifc approval o the Landlord.
•
All materials used in closure systems, sliding, or swinging doors are subject to the Landlord’s approval.
•
Surace mounted striker posts or wall channels are not permitted.
•
Specifcations (with structural site specifc drawings) or roll down grilles, must be submitted to the Landlord or separate approval prior to abrication.
•
Garage doors are not permitted.
•
Retractable storeront enclosure assemblies are not permitted.
•
Storage units, rerigerators, counter displays, etc. located in the serving area shall be secured by locks to avoid retractable storeront enclosures.
EGRESS/EXITS •
All interior and exit doors, rames, and hardware servicing the premises are to be urnished and installed by the Tenant.
•
Rear exit doors must be recessed and conorm to all requirements o the Landlord and local jurisdictions.
•
Rear exit door to be a 3’-0” x 7’-0” 60-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.
•
I any existing conduit, fxtures or utilities must be relocated due to the Tenant’s rear door placement, the Landlord will relocate them at the Tenant’s expense.
2.5
EQUIPMENT
2.5.1
GENERAL
53
•
All trade fxtures shall be frst class new fxtures with durable fnishes consistent with the anticipated public exposure. Used equipment may not be installed without prior written approval by the Landlord. Photographs o this equipment must be submitted to the Landlord. (Judgment will be based on compatibility o size, fnishes, and condition o equipment). Equipment, i it is being reused, shall be cleaned and maintained to like-new status.
•
Recesses in the top counter surace or equipment must be set back a minimum o 6” rom the ront edge o the counter.
•
All napkin holders, straw dispensers, condiments and plastic utensils must be kept o the sneeze guard or display cabinets. These items require a ully recessed, built-in dispenser permanently incorporated into the design o the counter.
•
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 ully concealed rom public view.
•
Heating lights may not occur on the ront counter. Any heating lights necessary or Tenant operation shall occur on the rear counter and must be horizontal and not suspended rom above. Equipment which may have hot suraces, sharp edges or any other public saety hazard are not permitted to be installed at any location on the storeront serving counter.
•
All cash registers must be installed in recessed positions, and be kept at least 6” away rom the counter ront and in such a manner as not to be visible rom the common area.
A I R E T I R C N G I S E D T N A N E T
ACCEPTABLE EQUIPMENT DISPLAY
UNACCEPTABLE EQUIPMENT DISPLAY
54
2.5
EQUIPMENT continued
2.5.2
BEVERAGE MACHINE
2.5.3 A I R E T I R C
•
Beverage machines and other miscellaneous equipment on the ront 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 ront counter unless approved by Landlord.
•
Beverage rerigerators are restricted to back counter placement.
•
Branding labels (o any sort - ie. Coke, Pepsi) are not permitted.
REFRIGERATORS (Back o House) •
2.5.4
N
COOKING GRILLES •
G I S E
All walk-in coolers, rerigerators, reezer boxes or saes must be submitted to the Landlord to review the loads imposed on the structure prior to installation. Additional support, reinorcements or modifcations necessary to structurally carry the Tenant’s equipment shall be at the Tenant’s expense.
All equipment and fxtures including exhaust hoods, cooking appliances, warming trays, coolers, etc, which are allowed in the ront o house, must have walls, sots or fnished panels to conceal unfnished suraces o this equipment, and where exposed, fnished suraces must be compatible with the overall design o the space.
D T N A N E T
2.5.5
STORE FIXTURING •
Layout o the store, fxture locations, both permanent and moveable are explicit requirements o the Schedule “C” and as such must be included in the submittal and receive approval, as provided herein.
•
The Landlord will not permit reshuing or additional fxtures or signs (both permanent and moveable) unless their design and location received written approval prior to installation.
2.5
EQUIPMENT continued
2.5.6
EXHAUST SYSTEMS •
The Tenant is to provide and install kitchen exhaust hood and fre suppression systems to meet all local codes.
•
Tenant to provide and install grease exhaust shat and all fre-rated assemblies, per local codes, rom Tenant premises to a location outside the building designated by the Landlord. Routing must be coordinated and approved by the Landlord prior to installation. Roo curb and roo patching to be perormed by Landlord designated contrac tor at Tenant’s expense. Tenant shall provide structural engineering and structural supports as required to carry Tenant’s roo top equipment.
•
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 specifcations must be approved by the Landlord.
•
Provide technical data sheets rom equipment manuactures or review as well as site specifc installation sections and specifcations.
•
Exhaust hoods shall be enclosed in a decorative cover, to the underside o the structure/ceiling, o a suitable fre resistant material conorming 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.
55
A I R E T I R C N G I S E D T N A N E T
ACCEPTABLE EXHAUST HOOD INSTALLATION
2.6
SIGNAGE continued
57
A I R E T I R C N G I S E D T N A N E T
58
2.6
SIGNAGE continued
2.6.2
ACCEPTABLE SIGN APPLICATIONS •
2.6.2
A I R E T I R C N G I S E D
UNACCEPTABLE SIGN APPLICATIONS •
Plexi, plastic, metal, injection backers or rames
•
Animated portions, ashing 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 ormed plastic letters
•
Exposed or surace mounted box or cabinet type signs
•
Exposed raceways, balast boxes, transormers, crossovers, asteners or conduit
•
Sandblasted wood signs in natural wood fnish with painted, raised letters and/or logos
•
Advertising placards, banners, pennants, names, insignia, trademarks or other descriptive or promotional material axed or maintained on windows, glass fxtures and equipment or any other area o the storeront, including method o payment and sale signs. Stickers or decals on or around the storeront surace and signs that are not proessional in appearance are not permitted.
•
Internally illuminate box signs with lit background aces
•
Exposed or surace mounted box or cabinet type signs
•
Vinyl letters are not permitted 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 ace channel letters with exposed tube neon are not permitted.
•
Foam, cloth, paper, cardboard, pylon, pole, moveable and/or portable displays or signage.
T N A N E T
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 o the architecture o the storeront. This sign may not resemble in any way a lit box assembly.
2.6
SIGNAGE continued
2.6.3
MENU BOARDS •
Menu boards shall be located within the designated sign band zone indicated on the sectional drawing in this subsection o the criteria. They must be set back a minimum distance o 4” o the side demising walls and be a minimum o 6’-8” above fnished oor. Where the depth o demising walls varies within a location, the ace o the menu board is a minimum o 40” back o its demising pier and the signboard remains straight across the store. Where there is no variation o depth on the storeront, the sign band must be a minimum o 40” back o the ull height demising wall ace.
•
Thin profle menu boards are encouraged and must be ront lit. Rear illuminated menu boards and high gloss suraces are not permitted.
•
Track lights utilzing 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 o the preliminary submission, regarding the abrication technique, layout, letter style and quality o design by color illustration or photograph. Tenants must submit their menu boards design proposals to the Landlord or review and approval prior to abrication.
•
All interior graphics must have a decorative rame assembly tied to the design character o the store. I this sign is intended as a specials menu board, it must have proessionally prepared graphics or have proessionally 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 ood identifcation signs or photographs must be proessionally produced and are subject to the approval o the Landlord One at screen monitor may be considered based on the overall design merits and size. Content is subject to Landlord approval.
ACCEPTABLE MENU BOARD DESIGN
59
A I R E T I R C N G I S E D T N A N E T
2.7
LANDLORD FOOD COURT FINISHES
60
A I R E T I R C N G I S E D T N A N E T
T H I S P A G E W A S I N T E N T I O N A L L Y L E F T B L A N K .
SECTION 3.0
Storeront Sections & Details
3.1
TD Centre -KEY PLAN - GROUND LEVEL Not to scale
63
A I R E T I R C N G I S E D T N A N E T
3.1
TD CENTRE KEY PLAN - FOOD COURT N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
64
A I R E T I R C N G I S E D T N A N E T
LEGEND
STOREFRONT TYPE 1 STOREFRONT TYPE 2 STOREFRONT TYPE 3 STOREFRONT TYPE 4
3.2
T D C E N T R E - S T O R E F R O N T C O N D I T I O N A - E L E VA T I O N L N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
65
A I R E T I R C N G I S E D T N A N E T
3.2
TD CENTRE - STOREFRONT CONDITION A - SECTION N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
66
A I R E T I R C N G I S E D T N A N E T
3.3
T D C E N T R E - S T O R E F R O N T C O N D I T I O N B - E L E V AT I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
67
A I R E T I R C N G I S E D T N A N E T
3.3
TD CENTRE - STOREFRONT CONDITION B - SECTION N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
68
A I R E T I R C N G I S E D T N A N E T
3.4
T D C E N T R E - S T O R E F R O N T C O N D I T I O N C & D - E L E VA T I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
69
A I R E T I R C N G I S E D T N A N E T
Note: Storeront Type “D” will have an opening height o 9’-3” a with an 8” black anodized aluminum band.
3.4
TD CENTRE - STOREFRONT CONDITION
C & D - SECTION
N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
70
A I R E T I R C N G I S E D T N A N E T
3.5
T D C E N T R E - S T O R E F R O N T C O R N E R D E M I S I N G CO N D I T I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
71
A I R E T I R C
E N I L E S A E L
N G I S E D T N A N E T
CORNER CAP DETAIL - N.T.S.
TYPICAL CORNER STOREFRONT CONDITION
3.3
TD CENTRE - STOREFRONT DEMISING CONDITION N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
72
A I R E T I R C
DEMISING WALL FINISH BY TENANT
N
5'-0" (N.T.S.) LANDLORD DESIGN CONTROL ZONE
G I S E D
LEASE LINE
T N A N E T
PLAN - N.T.S.
3.3
TD CENTRE - STOREFRONT DEMISING CONDITION N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
73
A I R E T I R C N G I S E D T N A
2 1/4"
DEMISING CAP DETAIL - N.T.S.
N E T
3.6
TD CENTRE - FOOD COURT - TYPE 1 N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
74
A I R E T I R C N G I S E D T N A N E T
3.6
T D C E N T R E - F O O D CO U R T - T Y P E 1 - S E C T I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
75
A I R E T I R C N G I S E D T N A N E T
3.7
T D C E N T R E - F O O D C O U R T - T Y P E 2 - E L E VAT I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
76
A I R E T I R C N G I S E D T N A N E T
3.7
T D C E N T R E - F O O D CO U R T - T Y P E 2 - S E C T I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
77
A I R E T I R C N G I S E D T N A N E T
3.8
T D C E N T R E - F O O D C O U R T - T Y P E 3 - E L E VAT I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
78
A I R E T I R C N G I S E D T N A N E T
Elevation
3.8
T D C E N T R E - F O O D CO U R T - T Y P E 3 - S E C T I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
79
A I R E T I R C N G I S E D T N A N E T
Section
3.9
T D C E N T R E - F O O D C O U R T - T Y P E 4 - E L E VAT I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
80
A I R E T I R C N G I S E D T N A N E T
Elevation
3.9
T D C E N T R E - F O O D CO U R T - T Y P E 4 - S E C T I O N N O T T O S C A L E - Te n a n t t o v e r i y a l l d i m e n s i o n s o n s i t e
81
A I R E T I R C N G I S E D T N A N E T
Section
SECTION 4
Engineering Criteria TD CENTRE
4.0
GENERAL INFORMATION
Tenants are required to retain a qualifed proessional engineer or engineers, certifed in Ontario, or the preparation o their design and working drawings or their electrical, mechanical, structural and sprinkler distribution system. This engineer is expected to survey the site to veriy 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 or their mechanical, electrical, structural, sprinkler design and telecommunications design.
Architect:
Mechanical Engineer:
B&H Architects 481 University Ave. Suite 300 Toronto, ON, M5G 2H4 Tel: (416) 596 2299 Contact: Neal Barkhurst
Electrical Engineer:
Hidi Rae Consuting Engineers Inc. 1 Yonge St.- Suite 2100 Toronto, ON, M5E 1E5 Tel: (416) 364 2100 Contact: Mark Camilleri
Structural Engineer:
Hidi Rae Consuting Engineers Inc. 1 Yonge St.- Suite 2100 Toronto, ON, M5E 1E5 Tel: (416) 364 2100 Contact: George Hao Exp Services Inc. 220 Commerce Valley Drive West Suite 500 Markham, ON, L3T 0A8 Tel: (905) 695 3217 ext. 3726 Contact: Gordon Ho
85
A I R E T I R C N G I S E D T N A N E T
Should Tenants decide that they preer to retain engineers other than the Landlord’s base-building consultants; the engineering drawings produced must be submitted to the Landlord or approva l. The cost o the review and comment on these drawings by the Landl ord’s consultants will be charged to the Tenant.
4.1
MECHANICAL SYSTEMS continued
4.1.3
EXHAUST VENTILATION •
87
Where the Landlord makes a provision or a washroom, a sanitary exhaust acility will be provided within the Tenant premises at a point designated by the Landlord. The Tenant must supply and install the ductwork or connection to this acility. The Tenant shall supply and install an exhaust grille, and connect the grille to the exhaust ductwork.
Minimum Requirements or Kitchen Hoods and Associated Exhaust Equipment Food Court and Restaurant Tenants: •
The Tenant is responsible to provide a complete kitchen exhaust and make-up air system complete with kitchen exhaust an, make-up air unit, ductwork, fre suppression system, kitchen exhaust hoods and any other related equipment in conormance to NFPA 96 and to the requirements o the authorities having jurisdiction.
•
In addition, the Landlord requires that the kitchen exhaust hood and an be ULC listed. Tenant’s make-up air system shall not be less than 80% o the kitchen exhaust system. I 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% o the total make-up air. The balance o the make-up air shall be heated.
•
Kitchen exhaust ductwork shall be manuactured rom 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 o the authorities having jurisdiction.
•
I the Tenant is occupying an existing ood court or restaurant premises, then the Tenant may use the existing exhaust and ventilation system i approved by the Landlord; however, the Tenant bears the responsibility o ensuring the system is adequate, compatible and in good condition and repair and will meet the requirements o the prevailing NFPA 96 Standards and the requirements o authorities having jurisdiction.
•
Where existing kitchen exhaust ductwork is reused, Tenant is responsible to have the system cleaned by a qualifed contractor and submit a written report to the Landlord prior to operating the system.
•
Food court tenants are responsible or connecting their kitchen exhaust hood fre suppression, fre alarm systems and control panels to the Landlord’s central fre alarm systems by engaging the services o Landlord’s base building fre alarm contractor.
•
The Landlord will maintaining and inspect all exhaust systems at the Tenant’s expense.
A I R E T I R C N G I S E D T N A N E T
88
A I R E T I R C
4.1
MECHANICAL SYSTEMS continued
4.1.4
GAS RESTRICTIONS
4.1.5
•
Food court and restaurant tenants may reuse existing gas service; however, Tenant is responsible to determine its adequacy and capacity. I additional gas capacity is required, Tenant is responsible or the design and costs associated with the upgrade including coordination with the gas utility.
•
I the service is metered by the gas utility, the Landlord will (at the Tenant’s expense) make the necessary arrangements with the gas company or installation o the meter.
•
I the gas service is extended rom an existing Landlord’s service then the Landlord will (at the Tenant’s expense) provide a check meter on the service or 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 o the store. Layouts are specifcally subject to Landlord approval.
•
In general, the Tenant’s mechanical systems shall be subject to:
N G I S E D T N A N E T
4.1.6
Compliance with all requirements, by-laws and regulations o governmental authorities having jurisdiction.
•
Comments by and requirements o the Landlord prior to the system’s approval.
•
Latest ASHRAE and SMACNA standards as to the air distribution system.
•
Heating water, chilled water and gas piping to be black carbon steel, Schedule 40 with cast iron fttings. Insulate all chilled/ heating water piping as per base building standard.
INSPECTION ACCESS •
4.1.7
•
Access doors (and service ladders where necessary) must be installed by the Tenant to allow adequate service inspection o pipes, ducts and concealed equipment. Size, type and locations o access doors shall be approved by Landlord.
AIR BALANCE REPORT •
Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion o the leasehold improvement. This report must include both measured and engineered air ow amounts.
4.3
ELECTRICAL SYSTEMS continued
92
A I R E T I R C N G I S E D T N A N E T
Tenant’s expense. •
When Tenants install fre alarm devices in their premises, they will be required, by the Landlord, to install a fre alarm panel which will be tied into the main base building panel. Landlord’s approved trades must do any and all changes to the fre alarm system. Landlord’s approved trades shall install fre alarm devices as requested by the fre department when new tenants occupy existing tenant’s space.
•
Tenant spaces are to also reduce energy consumption by speciying Energy Star® appliances such as dishwashers and rerigerators. Energy Star appliances typically consume 15% - 40% less energy than ederal standards and conventional products. Energy Star® dishwashers also require less water, reducing potable water consumption.
4.4
S P R I N K L E R / S TA N D P I P E S Y S T E M S
4.4.1
SPRINKLER DESIGN & INSTALLATION •
Tenant premises will have an existing sprinkler system with piping and sprinkler heads installed in conormance to NFPA 13 Group II, Hazard Classifcation. The Tenant is responsible to modiy the existing system as necessary, by a Landlord approved member company o the Canadian Automatic Sprinkler Association and in accordance with all applicable bylaw requirements, including the requirements o the National Fire Protection Association Standard No. 13 (latest edition) and the Landlord’s underwriters. A list o approved sprinkler contractors may be obtained rom the Tenant Coordinator.
•
Where the design intent or a particular store relates to ceiling spaces open to the deck, all sprinkler mains, and branch lines shall be laid out in an orderly ashion 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 or any work at the Tenant’s expense.
•
To ensure the granting o an occupancy permit, Tenants must have their sprinkler design certifed by the Tenant’s engineer.
•
I required, sprinkler drawings complete with hydraulic or pipe sizing calculations must be submitted to the Landlord’s Representative or their approval. Copies o these approved drawings must be submitted to the Landlord’s Fire and Lie Saety Coordinator.
•
Stores larger than 2,000 square eet may be required to submit sprinkler drawings complete with hydraulic or pipe sizing calculations to the Landlord’s insurers or their approval; consult with the Landlord’s Representative.
93
A I R E T I R C N G I S E D
4.4.2
SYSTEM TIE-IN & TESTING CHARGES •
Contractors will be charged $200 (+ GST) to drain down and refll the base building sprinkler/ standpipe / zone / day.
T N A N E T
4.6
TELECOMMUNICATIONS
Data & Communications
95
To ensure and maintain security, all work in riser rooms must be approved by the property riser management frm Rycom (see TDC Required Contractors/Consultants on page 6) in advance o perorming the work. The Contractor is responsible or all associated costs, and must submit drawings to Rycom or approval beore work may begin. Once approval is given, Rycom will provide Cadillac Fairview with all the necessary inormation. 48 hours advanced notice is required or all requests.
Power & Telephone Capacity or the wiring o power and telephone systems is provided by means o an under oor raceway system. Power or duplex outlets at 120/208 volts is available on each oor at a design capacity o two (2) watts per square oot o leased space. Supply, installation and connection o outlets are the Tenant’s sole responsibility. All wiring in the ceiling (e.g. telecom and data lines) must be completely enclosed in conduit or FT-4 rated cables and plenum rated cable rom ceiling boxes. I cable is FT-6 rated, cabling must be independently supported and NOT secured to existing pipes, conduits, or t-bar ceiling hangers.
Lie Saety Systems The TDC utilizes an Edwards EST3 Fire Alarm addressable system. The Tenant’s Contractor is responsible or any and all associated costs with the re-mapping and re-verifcation o the Lie Saety systems and its components due to modifcations, at both the beginning and end o the renovation.
A I R E T I R C N G I S E D T N A N E T
SECTION 5.0
Site Rules & Regulations
5.1
TENANT CONSTRUCTION
The Tenant and all o its contractors, agents and employees are required to abide by the ollowing regulations in carrying out the Tenant development work in the premises: Landlord’s Representative:
5.1
99
Andrew Grube - 416 774 8147
TENANT CONSTRUCTION
Tenant construction may only proceed ater the Tenant has completed the ollowing: •
5.1.1
A I R E T I R C
•
All permits (building permit) and approvals (which are required to be obtained rom all government authorities having jurisdiction) where required have been posted at the premises. Copies must be orwarded to the Landlord.
•
Arrangements must be made with the Landlord’s Representative or access to the premises or construction.
•
Tenant must provide evidence o the insurance coverage, on the Landlord's standard orm, required by the executed lease documentation prior to being given access to the premises or any reason. Copies must be orwarded to the Landlord.
•
Tenant must fle a Notice o Project with Ontario Ministry o Labour and must post it on site during construction.
N G I S E
•
Contractor Deposit
T
•
WSIB
N A
PRE-CONSTRUCTION SURVEY •
5.1.2
The Landlord has approved the Tenant's working drawings. A set o prints bearing the Landlord's signed stamp o approval must be kept in the premises or the duration o the construction period, and be available to the Landlord's representative or reerence.
The contractor is to identiy and veriy or the Tenant any obstructions to clear heights, storeront openings or store fxtures 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 heaters.
PRE CONSTRUCTION ENVIRONMENTAL SURVEY •
Prior to the commencement o 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 o the work or the purposes o
D
N E T
5.1
TENANT CONSTRUCTION continued
100
identiying any hazardous materials present. •
5.1.3
A I R E T I R C N
STRUCTURAL ALTERATIONS •
No alterations by means o cutting, drilling or otherwise, to columns, oors, roo or walls o the structure will be permitted without the prior written approval, in specifc terms, by the Landlord’s Representative. All core drilling will be carried out by the Landlord’s contractor and back charged to the Tenant. Proper protection will be the responsibility o the Tenant. A CSA-ULA approved material (i.e: Firestop) must be used to seal all core drills.
•
All cutting and coring is to be done by the Landlord’s approved contractor. Cutting and coring is to be carried out beore or ater regular business hours. Arrangements or adjacent Tenant’s security requirements to be coordinated by the Landlord at the Tenant’s expense.
•
Approved cutting and coring contractors (Contact the Landlord’s Representative or additional contractors.):
G I S E D T N A N E T
The survey must be perormed by an reputable environmental consultant, and a copy o the consultant’s pre-construction survey report must be provided to Landlord’s Representative beore any work commences. Any hazardous material that may be damaged or disturbed during construction, renovation or demolition work must be removed and disposed o in accordance with applicable government regulations which are in eect at the time the work is carried out.
•
•
Canadian Cutting and Coring
•
Gra Cutting and Coring
All construction materials, tools, equipment and workbenches must be kept within the premises throughout the construction period. With special arrangement, scaolding, mounted on proper supports, may be used at the property to permit the installation o storeronts and signage.
GENERAL GUIDELINES •
The TD Centre does not permit: •
loud playing o music
•
alcoholic beverages
•
use o gasoline equipment
•
use o propane equipment
5.2
S I T E R E G U L AT I O N S
5.2.1
WORKING HOURS
5.2.2
•
Certain portions o Tenant construction may be carried out in the premises during regular working hours (to be confrmed with the Landlord’s Representative). Construction that involves excessive noise must be carried out ater retail operating hours.
•
Where applicable, any large materials or merchandise shipments that cannot be brought in through the rear door o the premises must be cleared through the management oce. NO delivery or removal o large items are allowed in common areas during normal business hours. Delivery or removal o large items can be saely made early in the morning or late in the evening with notice given to the management oce at least one day in advance.
•
Where applicable, all contractor and delivery personnel must use rear door o the premises. No one will be permitted to enter the space through the common area.
•
Where applicable, arrangements or all ater-hours work to be arranged with the Landlord’s representative.
EQUIPMENT & TOOLS •
5.2.3
The use o property equipment and tools is strictly prohibited. Contractors must supply all equipment necessary or the job, including ladders, to WSIB and Occupational Health and Saety Act standards. No exceptions to this policy will be made.
101
A I R E T I R C
POWER FASTENING
N G I S E
•
T
The use o power-actuated asteners, such as Ramset, is not permitted during retail operating hours.
D N A
5.2.4
CLEANLINESS OF WORK SITE •
Contractors must ensure that the construction site and common areas are completely ree o debris. Daily removal o dirt and marks rom common areas is required. Arrangements with the base-building cleaners should be made.
•
All work near the elevator lobbies requires the installation o adequate protection to ensure that infltration o dirt and debris does not enter the elevator shat (e.g. a plastic sheet taped around elevator door perimeter to ensure a tight seal).
•
Where special cleaning is required to maintain neat appearance, such cleaning will be done at the Contractor’s expense.
•
Saety precautions must be undertaken when extension cords are required. Where possible, the extension cord must be run through the ceiling to the desired location.
N E T
5.2
S I T E R E G U L AT I O N S c o n t i n u e d
5.2.6
FLOORING PROTECTION •
5.2.7
The Tenant is ully responsible or the security o the premises and its contents rom and ater the time o availability or Tenant’s leasehold improvements.
TEMPORARY SERVICES •
5.2.9
Tenant contractors are responsible or protecting the common area ooring in ront o the premises during construction. Any tiles, which are damaged along the Tenant’s storeront, shall be repaired or replaced by the contractor at the Tenant’s expense.
SECURITY OF PREMISES •
5.2.8
103
Immediately ater takeover o the premises, the Tenant must install its permanent electrical equipment with a digital check meter (provided by the Landlord and installed by the Landlord’s electrician, at the Tenant’s expense) and obtain all permits and approvals required by all authorities having jurisdiction thereo so that the service may be legitimately energized, allowing the Tenant’s contractor to take temporary power rom its permanent source. The Tenant is required to maintain operable fre extinguishers in good working order within the premises throughout the construction period. All methods o temporary heating o the premises must be approved by the Landlord’s Representative in writing prior to their use.
WORK ON ROOF •
Work on the Landlord’s roo in not permitted.
5.2.10 DAMAGE TO THE LANDLORD’S PROPERTY •
The Tenant will be held ully responsible or any damage o any nature caused by the Tenant, its agents or contractors to any part or item o the Landlord’s property. Should damage occur, the Tenant will be back charged the ull cost o any necessary remedial work, plus a 15% ee or Landlord’s overhead.
A I R E T I R C N G I S E D T N A N E T
5.2
104
S I T E R E G U L AT I O N S c o n t i n u e d
5.2.11 TESTING OF SERVICES •
The Tenant must obtain permission rom the Landlord’s Representative prior to conducting tests o plumbing, gas or fre protection system. Any damage that may result rom such testing will remain the Tenant’s responsibility, notwithstanding prior approval having been obtained.
5.2.12 WATER METERS •
A I R E T I R C
Tenants with water consumption requirements greater than a two piece washroom are required to install a pulse type water check meter or each main water connection servicing the space. Where the check meter is installed in a location inaccessible or easy reading, a remote readout must be installed within the premises at eye level.
5.2.13 ACCESS PANELS •
The Tenant must provide suitable methods o access through wall, ceiling or oor 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 flter changes on an coil units).
N G I S E D
5.2.14 SPRINKLERS •
T N A N E T
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 Operations Manager and a copy o the test report provided to same. All sprinkler work is to be perormed by the Landlord’s contractor at the Tenant’s expense.
5.2.15 FIRE SUPPRESSION SYSTEM •
For any fre 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.
5.2.16 HAZARDOUS SUBSTANCES •
It is the responsibility o the Tenant and the Tenant’s contractor, when preparing or, and proceeding with, construction in the premises, to comply with all requirements o all applicable laws concerning hazardou s substances. The Tenant shall not permit
5.2
S I T E R E G U L AT I O N S c o n t i n u e d
the installation o any hazardous substances in any component o the premises during its tenancy. •
105
The use o any materials emitting a strong vapour odour, is not permitted during retail operating hours.
RIGHT TO KNOW REQUIREMENTS: •
All contractors are required to submit a list o all paints, glues, strippers, varnishes, lubricants and/or any other material that is classifed as “hazardous” that will be used in the building/remodelling o the space. Additionally, all contractors must provide a Material Saety Data Sheets (MSDS) or each hazardous product. The MSDS inormation must be received at Property Management prior to any start o construction. I unable to obtain an MSDS on a particular product or i there are any questions regarding the Right to Know requirements, please contact the Landlord’s representative.
5.2.17 FLAMMABLE MATERIALS •
The use o gasoline motors, oxy-cutting equipment, acetylene, propane, etc. is prohibited. Special situations will require a “hot work permit” rom the Operations Manager. Only with this “hot work permit” will usage o these ammable materials be granted.
5.2.18 AIR BALANCING REPORTS •
Tenants and/or their contractors must supply an air balancing report to the Landlord upon completion o the leasehold improvement. This report must include both measured and engineered air ow amounts.
N G I S E D T N A
•
5.2.19 FAILURE TO COMPLY •
A I R E T I R C
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.
All contractors must use personal protective equipment and proper signage warnings posted at designated areas visible to public. All contractors are prohibited to exit rom door entrances surrounding the property during any abatement removal (ACM) and at restricted times specifed by the Landlord’s Representative and/or Security and Lie Saety personnel (i applicable).
N E T
5.3
106
A I R E T I R C N G I S E D T N A N E T
HOARDING & ENCLOSURE OF PREMISES
•
Construction hoarding (enclosure the premises) will be installed and removed by the Tenant, at the Landlord’s direction, prior to the commencement and ater the completion o any construction, at the Tenant’s expense.
•
Hoarding will be built to the height o the underside o the premises bulkhead. Doors will not be permitted to swing in the hoarding unless there is no other means o access to the premises. Where doors are permitted, they must swing into the premises. Polyethylene must be dropped over the storeront to control dust. Hoarding and/or polyethylene may not be astened to the Landlord’s bulkhead or demising cap.
•
Removal o the dust-tight partition shall be made at the direction o building management, and shall be carried out during non operating hours. The barricade shall remain until the store is ready to open or business; such determination is to be made by the building management. The suraces marked or damaged by the dust partition installation and subsequent removal, shall be restored to their original condition. In the event the contractor ails to perorm the above specifed work deemed necessary by the Landlord, the Landlord shall complete such work at the Tenant’s expense.
•
Dust protection will be provided to the individual stores adjacent to the work being perormed. The contractor’s liability or dust and dirt intrusion into adjoining space is not negated by this action. Prudent care must be taken to ensure that no merchandise is damaged.
•
During construction and/or demolition, care must be taken by the Tenant and its contractor to maintain existing fre walls, fre proofng and fre dampers in ductwork, notwithstanding any other work that may aect the fre rating requirements o authorities having jurisdiction. I any damage to the fre rating, the Landlord may require the Tenant to perorm the necessary repairs at the Tenant’s expense.
5.3
HOARDING & ENCLOSURE OF PREMISES continued
Reer to Toronto Dominion Centre Construction Manual at www.tdcentre.com/en/service_providers/Pages/Contractor-Forms.aspx
107
A I R E T I R C N G I S E D T N A N E T
108
5.4
H E A LT H & S A F E T Y
5.4.1
WORKPLACE SAFETY & INSURANCE BOARD (WSIB)
5.4.2
•
Tenants’ contractors must be prepared to urnish written evidence o good standing with the Workplace Saety & Insurance Board o Ontario.
•
The Tenant will remain responsible or the compliance by all employed contractors and subcontractors with the provisions o the WSIB, and must provide appropriate certifcation to that eect, prior to the commencement o any Tenant work in the premises.
UNION LABOUR •
A I R E T I R C
5.4.3
HEALTH & SAFETY AWARENESS •
N G I S E D T
5.4.4
N A N E T
The Tenant and all o its contractors, agents and employees are required to abide by the requirements o the Occupational Health and Saety Act. It is the Tenant’s responsibility to ensure that its contractors comply with the requirements o the bylaws o the Province o Ontario. Any additional saety regulations, which may be imposed by an authorized representative o the Landlord, must also be ollowed, immediately and ully. Should ailure to comply result in any liability or the Landlord, the Tenant will be held ully responsible or all costs and any other responsibilities arising there rom.
EMERGENCY CONTACT •
5.5.1
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 door entrances surrounding the property during any abatement removal (ACM) and at restricted times specifed by the Landlord’s Representative and/or Security and Lie Saety personnel (i applicable).
CONSTRUCTION SAFETY •
5.4.5
The Tenant must employ contractors whose union aliation is compatible with that o the Landlord’s contractors, and all subcontractors and personnel required to carr y out work on site must also have compatible union aliation. The Tenant will be held ully responsible or the costs and other damages, which may result rom its contractors’ ailure to comply with this requirement.
Tenant and contractor must provide the Landlord’s Representative with the name and telephone number o the party to be contacted in case o an emergency having to do with the Premises.
INSURANCE Contractors must provide evidence o having suitable insurance (on the Landlord’s standard orm) prior to commencing work. This insurance must entail the ollowing:
5.5
INSURANCE & BUILDING PERMITS
•
Five million ($5,000,000) in Commercial Liability Coverage
•
Each o these entities listed must be named as Additional Insured:
109
The Cadillac Fairview Corporation Limited Ontrea Inc. Canadian Pacic Hotels Corporation 5.5.2
BUILDING PERMITS • •
The required permits must be posted within the leased premises or inspection by municipal authorities and/or the Landlord’s representative. Please note: building permits may take a minimum o our weeks or approval by authorities having jurisdiction.
All sprinkler and plumbing drawings must be approved by: Hidi Rae Consuting Engineers Inc. 1 Yonge St.- Suite 2100 Toronto, ON, M5E 1E5 Tel: (416) 364 2100 Contact: Mark Camilleri
•
Please contact your local fre department or fnal sprinkler inspections.
•
The sprinkler and plumbing approvals are to be obtained over and above the building permits.
A I R E T I R C N G I S E D T N A N E T
5.6
110
A I R E T I R C N G I S E D T N A N E T
CONSTRUCTION DEPOSITS
CONSTRUCTION DEPOSIT •
All contractors must provide a construction deposit and sign an “Acknowledgement Letter” according to the Cadillac Fairview ’s policy guidelines, and this deposit may be applied to any fnes or work related to Tenant premise or property construction.
•
The deposit will be provided prior to construction in the orm o a certifed cheque, made out to the Landlord.
•
The contact must be an authorized representative o the contract company. I a fne is to be applied, an invoice will be issued which will describe the fne and amount applied per the policy guidelines. This can be issued during or ollowing the post construction inspection.
•
The Landlord will require a Construction Deposit (Certifed Cheque or Money Order payable to The Cadillac Fairview Corporation Limited) $10,000 per project, to be held in a non-interest generating bank account. The assigned PM will provide the Contractor with the determined value o the deposit. These monies will be held until all close out documentation is received, and i they are not received, the monies will be applied against obtaining said documents.
•
Upon inspection by the Landlord, all, some or none o the deposit will be returned within 45 days, depending on the timing o any and all repairs, to make good by the contractor or the Landlord.
•
5.7
C O N S T R U C T I O N V I O L AT I O N S & F I N E S
111
VIOLATIONS & FINES 1.
Causing a fre.
2.
Open fre work without a hot work permit and 10 lb. extinguisher (ABC Type).
$8000 $2500
3.
Deliberate disconnection o the fre system without authorization.
$2000
4.
Activation o fre alarms.
$1500
5.
Leaving the building, while fre alarm system is isolated.
$1500
6.
Obstruction o any fre equipment (pull stations, hose stations, sprinkler heads, and smoke heads).
$1000
7.
All combustible gas cylinders, when not in use, must be properly secured by a metal chain, to prevent tipping or alling over.
$1000
8.
Storage o combustibles in service areas.
$250
9.
Unsae build-up o garbage.
$500
10. Wedging open or obstructing any stairwell/fre door or obstructing any means o egress.
$500
11. Smoking within the property.
$250
12. Storage o equipment and tools in service areas and rooms without written permission.
$250
13. Improper dust control o entrance and exit areas.
$500
14. Unauthorized use o passenger elevators by contractors.
$250
15. Welding, sawing and /or cutting in shipping and receiving area.
$250
16. Any damage to property, caused by contractor, repaired by owner.
Actual Repair + 15%
•
The above-mentioned is a general list o fnes and violations. The Landlord is not restricted to just these fnes. Any actions that are in contravention o the National Fire Code, Provincial Fire and Building Codes, Lie Saety Code, Provincial Health and Saety or any other applicable legislation or regulations as determined by the Landlord may result in fne o $10,000 to $100,000. All fnes will be at the discretion o the Landlord.
A I R E T I R C N G I S E D T N A N E T
5.8
112
CONSTRUCTION COMPLETION
The Tenant is required under the terms o its leasing documentation to complete the leasehold improvements in a good and workmanlike manner. Upon satisactory completion o construction and/or any defciencies, an approval letter will be orwarded with your defciency deposit. In addition to the above, the ollowing documentation must be submitted to the Landlord:
A I R E T I R C N G I S E D T N A N E T
•
Copy o the Air Balancing Report
•
Electronic copy o the as-built drawings
•
Notarized Statutory Declaration Form (copy o our standard enclosed)
•
Fire Alarm Verifcation Report
•
Permit Closeout Letter rom City o Toronto
5.9
A P P R O V E D C O N T R A C T O R S / C O N S U LT A N T S L I S T
Reer to Toronto Dominion Centre Construction Manual at www.tdcentre.com/en/service_providers/Pages/Contractor-Forms.aspx
113
A I R E T I R C N G I S E D T N A N E T
114
A I R E T I R C N G I S E D T N A N E T
SECTION 6.0 Submission Guidelines
6.0
GENERAL GUIDELINES
•
All renovations and new construction intended to be perormed by the Tenant or its contractors must be completely and accurately detailed in working drawings, prepared by a qualifed interior designer or a registered architect, whose selection has been approved by the Landlord and submitted to the Landlord a minimum o one month prior to possession.
•
The Landlord will supply to the Tenant outline plans, i available, or the designer's inormation and use. These plans will be in the orm o 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 o the inormation contained in such drawings. The Tenant remains responsible or ensuring that the conditions on site are reected in the Tenant's drawings.
•
All Tenant drawings must be submitted to the Landlord or approval. The Landlord's approval must be given in writing, by means o the Landlord's signature o approval on the Tenant's drawings, prior to the commencement o any construction within the premises.
•
Tenants must submit drawings or 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 inormation, including outline drawings provided by the Landlord, and must confrm the accuracy o its drawings when the Landlord's work has been completed. •
Any delay by the Tenant in providing such inormation may aect the possession date, but shall not aect the Term commencement date.
•
Please note that the design criteria supersedes all notations on reviewed drawings. The Tenant and its designer are obligated to conorm to the set design criteria.
•
All drawings and samples must be submitted with a properly noted transmittal and/or letter. Inormation on transmittal/ letter to include but not limited to the ollowing: •
Contact inormation (designer, architect, etc.) ull name (initials will not sufce), company name, company address, phone number and/or email address
•
Reviewed drawings to be returned to (i dierent rom above): ull name, company name, company address, phone number and/or email Address
117
A I R E T I R C N G I S E D T N A N E T
6.1
118
PRELIMINARY SUBMISSION
A preliminary drawing submission (50% completion) by the Tenant is required as a part o the drawings approval process. The purpose o 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 fnal working drawings and site conditions that need to be addressed, are done so in a timely manner. Please eel ree to contact the Tenant Coordinator should you have any questions regarding th e submission guidelines, design criteria etc. The preliminary submission should be labeled "Preliminary Set" can be emailed as a .pd ormat or two sets o prints that include but are not limited to the ollowing:
A I R E T I R C N G I S E D T N A N E T
Note:
•
An outline plan o the store, at a 1/4" scale minimum and paper size (no less than an 11”x17”), showing the general merchandising layout.
•
A ully dimensioned demolition plan, oor plan, reected ceiling plan, storeront and interior elevations, and sections through the storeront, at a suitable scale sucient to allow understanding o design details, and including defnitive sign inormation .
•
A complete material sample board, which displays ully and accurately all f nish materials and colours to be used, keyed to the drawings.
•
A colour rendering o the storeront or other store photos o similar concepts.
Preliminary approval is or concept only. Final submission is required or commencement o construction or the manuacturing/ordering o materials, store xtures and signage.
6.2
ARCHITECTURA L DRAWING SUBMISSION
The Tenants architectural drawings are to include all o the ollowing: (please note that ollowing drawings are subject to an architectural review Fee o $500.00)
Note:
•
Demolition plan o existing interior partitions and fxtures where applicable
•
Floor plans showing dimensions related to lease lines and centre lines o demising partitions, storeront confgurations, general merchandising and fxture layout, and ooring material throughout the premises.
•
Grille closure details: ull specifcations and drawings are required including locking device details.
•
Reected ceiling plans showing ceiling materials, locations and types in legend ormat o all light fxtures, location o all special electrical equipment, and location o mechanical diusers and return air grilles; location o access panels. Lighting specifcations, including category numbers, wattage levels and lamp types, are also a requirement.
•
Storeront and interior elevations, storeront cross-sections, and related details.
•
Signage details showing elevation and section, size and dimensioned location at storeront, colours and materials, mounting and lighting details. Sign shop drawings must also be submitted rom the sign manuacturer or fnal Landlord approval. •
Material, illumination and construction specifcations
•
Colour picture and/or a rendering o the storeront with new signage
•
I an existing sign to be replaced, a picture and/or rendering o the existing storeront is to be submitted along with a superimposed picture o the new storeront signage
119
A I R E T I R C N G I S E D T
•
Specifcation and identifcation o all materials and interior fnish schedule.
N A
•
A complete material sample board, which displays ully and accurately all fnish materials and colours to be used, keyed to the drawings. The sample board should clearly and accurately identiy the major fnishes to be used in the store. (Submission o sample board is mandatory; fnal drawing approval will not be given without it.)
N E T
Please anticipate changes to drawing submission. I sufcient changes are required, the Tenant Coordinator will require the drawings be resubmitted or nal approval.
NOTE: “Approved” drawings will be stamped by the Tenant Coordinator. Drawings approvals are valid or six months rom date stamped.
6.3
120
SAMPLE BOARD
•
Material sample board, ully and accurately displaying all fnish materials and colours to be used (keyed to the drawings), is required or the fnal submission. Architectural drawings will be not 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 identiy the major fnishes to be used in the store. (Submission o sample board is mandatory)
•
Scanned photos or digital images o materials and samples will not be accepted or fnal submission.
•
Samples that are mailed to the Tenant Coordinator, must to be packaged and shipped properly to avoid broken items.
A I R E T I R C N G I S E D T N A N E T
UNACCEPTABLE SAMPLE BOARD SUBMISSION
ACCEPTABLE SAMPLE BOARD SUBMISSION
6.4
MECHANICAL AND ELECTRICAL DRAWINGS
Tenant’s mechanical and electrical drawings are to include all o the ollowing: •
Detailed ductwork and diuser layout and proposed location o thermostat(s).
•
Complete heat gain/loss calculations.
•
Details and location o any required roo opening and related roo-mounted equipment.
•
Sprinkler layout showing pipes, size and head location.
•
Plumbing layout indicating specifcations or fxtures, hot water tank, drains and other equipment and materials.
•
Single line riser diagram, electrical load summary on the basis o watts per square oot showing connected and demand loads, and electrical panel schematics.
•
Location o all electrical equipment and light fxtures, including night, emergency and exit lights. Speciy size, wattage, type and mounting.
•
Should plan reviews be required by the Landlord's consultants or mechanical and electrical and structural system, the resulting ees incurred by the Landlord will be a recharge to the Tenant, plus 15% administration ees, as per our standard lease agreement.
•
Engineer drawings and site inspection ees can vary rom each project up to a cost o $800.00 or Tenants under 2500 square eet. Engineering drawings review ees are waived i the Tenant uses the Landlord’s consultants. Please reer to the engineering criteria section or urther inormation.
121
A I R E T I R C N G I S E D T
Note:
Mechanical and electrical drawings are reviewed by the Landlord’s consultants and thereore any inquiries should be directed to the Landlord’s Representative.
N A N E T
122
A I R E T I R C N G I S E D T N A N E T
S E C T I O N 7. 0 Cadillac Fairview “Green” Design
7.1
W AT E R U S E R E D U C T I O N
125
INTENT •
Increase water eciency in order to reduce the demand on municipal systems and local watersheds.
BACKGROUND •
Canadians use, on average, 390 litres o water per day. This is about twice as much as the average European. Conservation o water prevents excess withdrawal o water rom rivers, lakes and other water bodies, and reduces the energy use and chemical inputs at water treatment acilities. Water use reduction at the building level helps to reduce utility bills, and lowers the operating costs at the municipal level.
RELEVANCE TO TENANT Tenants wishing to install additional washroom fxtures as part o their leasehold improvements must adhere to the maximum ow-rates established by the base building: •
Toilets - Dual-ush - 6/4.2LPF
•
Urinals - 1.9 LPF
•
Lavatory Faucets - 1.9 LPM
•
Kitchenette aucets - 8.7 LPM
A I R E T I R C N G I S E D T N A
TENANT DESIGN STRATEGIES •
Ideally, kitchenette aucets should target a ow rate o between 3.8 Litres per minute (LPM) and 5.7 LPM. I a suitable kitchen aucets with lower ow rate is not available, ater-market aerators can be installed to achieve the specifed ow rate.
RESOURCE MATERIAL •
City o Toronto - Water Eciency Plan (http://www.toronto.ca/watere/plan.htm)
N E T
7.1
126
W AT E R U S E R E D U C T I O N c o n t i n u e d
PRODUCTS/SUPPLIERS: Various aerators are available rom major manuacturers including:
A I R E T I R C N G I S E D T N A N E T
•
Zurn (www.zurn.com): Aquaspec G62620, Commercial Brass P6900-20F
•
Chronomite Laboratories Inc (www.omniowcontrols.com): L200 or L400 series products
•
Niagara Conservation (www.niagaraconservation.com): N3205
•
Sustainable Solutions (www.sustainablesolutions.com): SS050, LA0895
COSTING INFORMATION •
Selecting a low-ush option on a typical plumbing fxture will not add additional cost Ater market aerators will typically add between $5 and $40 to the intended fxture assembly.
7.2
MAXIMIZING ENERGY PERFORMANCE
127
INTENT •
To achieve increased levels o energy perormance to reduce environmental impacts associated with excessive energy use and production.
BACKGROUND •
Energy and power production create staggering amounts o pollution, including carbon dioxide, sulphur dioxide and mercury. Canada is among the highest per-capita energy users in the world. As a result, the average amount o CO2 emitted or every kilowatt hour o electricity used in Canada is 0.23 kgs.
•
Minimizing energy use reduces the demand on local production acilities, which in turn decelerates the growth rate o expensive and destructive power generating inrastructure. As energy prices continue to rise, providing energy ecient buildings will become more and more necessary to prevent rolling brownouts and energy shortages.
TENANT DESIGN STRATEGIES •
Tenants can urther improve the overall energy eciency o their premises by urther reducing the overall LPD o their space and by installing equipment and fxtures that use less energy than typical products:
Lighting •
Lighting is the primary contributor to energy costs and can be reduced easily by a thoughtul lighting design that minimize both the number o fxtures and the amount o light provided by each fxture.
Equipment •
Computers and technological equipment account or a large portion o a Tenant’s energy costs. Speciying Energy Star® compliant printers, monitors, and copying machines will reduce utility costs.
Appliances •
Tenant spaces can also reduce energy consumption by speciying Energy Star® appliances such as dishwashers and rerigerators. Energy Star appliances typically consume 15% - 40% less energy than ederal standards and conventional products. Energy Star® dishwashers also require less water, reducing potable water consumption.
A I R E T I R C N G I S E D T N A N E T
7.2
128
MAXIMIZING ENERGY PERFORMANCE continued
RESOURCE MATERIAL •
Energy Star (United States) (www.energystar.gov)
•
Energy Star (Canada) (http://oee.nrcan.gc.ca/energystar/english/consumers/index.cm)
•
Natural Resources Canada (http://oee.rncan.gc.ca/commercial/equipment/index.cm?attr=24)
PRODUCTS/SUPPLIERS • A I R E T I R C N G I S E D T N A N E T
Products can be ound on the web sites noted above.
COSTING INFORMATION •
While some energy ecient fxtures and equipment may result in a slight cost increase, the savings accrued throughout the product’s lietime will more than recover those costs.
•
Most energy ecient equipment has provided a pay back o 5 years or less.
7.3
CONSTRUCTION WASTE MANAGEMENT
129
INTENT •
Prevent disposal o waste construction materials through reduction o resources, reuse o materials and consideration o recycling programs.
BACKGROUND •
Less than 25% o North American construction waste debris is recycled. Recycling and reusing materials reduces the demand or virgin resources by the manuacturing industry. The associated energy consumption and transportation are also reduced, resulting in lower emissions and a reduced rate o resource depletion.
TENANT DESIGN STRATEGIES To develop a construction waste management (CWM) Plan, that aims to identiy potential opportunities or waste diversion. At a minimum, the CWM plan must include the ollowing: •
A designated area or the separation and collection o recyclable and salvageable materials.
•
The education o the construction managers and subcontractors o the LEED requirements
•
Targeting products that minimize disposable packaging in order to reduce the amount o waste packaging associated with the transportation o materials to the site.
•
A tracking system (including waybills) that monitors and provides eedback on the amount o materials diverted rom landfll.
RESOURCE MATERIAL •
Recycle Xchange www.recyclexchange.com
•
Canadian Association o Recycling Industries www.cari-acir.org
A I R E T I R C N G I S E D T N A N E T
7.3
130
CONSTRUCTION WASTE MANAGEMENT continued
RECEIVING FACILITIES Below is a list o receiving acilities in the GTA that accept various construction materials
A I R E T I R C N G I S E D T N A N E T
•
New West Gypsum (Oakville) (www.nwgypsum.com/english) accepts drywall
•
Paper Fibres Inc (Mississauga) (www.paperfbresinc.com) accepts paper and cardboard
•
G Solway & Sons (Toronto) (416.531.1131) accepts scrap metals
•
Interace Carpet (Belleville) (www.interaceooring.com) accept all makes o carpet through their “ReEntry” program
COSTING INFORMATION •
In some instances, contractors pay reduced tipping ee or depositing construction waste at recycling acilities. However, there is a labour cost involved in sorting materials on site and shipping them to several additional receiving acilities other than just the landfll.
•
Some waste management frms oer to sort construction waste o-site and provide an estimated break-down o the materials sent or recycling. This strategy oten results in a lower waste diversion rate, is dicult to enorce and may carry a premium over on-site sorting o construction waste.
7.4
RECYCLED CONTENT
131
INTENT •
Increase the demand or building products that contain material with recycled content, thereore reducing negative impacts o extraction and processing o virgin materials.
BACKGROUND •
The amount o energy saved rom using one ton o recycled aluminum instead o new materials can be used to power the average home or about two years. Incorporating recycled content into popular consumable products reduces waste, energy costs and the use o land devoted to the extraction o virgin materials. Companies are now using recycled content in a variety o products, diverting materials such as gypsum, metals, wood and glass rom landfll disposal.
RELEVANCE TO TENANT •
At a minimum, tenants must use gypsum board, steel studs, carpet and ceiling tile that contain recycled content.
TENANT DESIGN STRATEGIES Strategies to maximize the use o recycled materials include: •
Research products thoroughly, to ensure that those containing recycled content are just as durable and useul as those originally specifed.
•
Give preerence to post-consumer rather than post-industrial recycled content.
•
Request literature rom the manuacturer prior to ordering to veriy the recycled content o each product.
•
Keep track o all materials used on site to ensure that environmental targets are being met
RESOURCE MATERIAL •
United States Environmental Protection Agency recycled content product recommendations (www.epa.gov/cpg/products.htm)
COSTING INFORMATION •
Products with recycled content are oten competitive with similar products made rom virgin materials. Products such as gypsum board and ceiling tiles have negligible i any cost premium, while carpeting and tile products may carry a small premium.
A I R E T I R C N G I S E D T N A N E T
7.5
132
R E G I O N A L M AT E R I A L S
INTENT •
Increase demand or building materials and products that are extracted and manuactured within the region. This supports the use o indigenous resources and reduces the negative eects associated with the transportation o goods.
BACKGROUND •
A I R E T I R C N
The transportation sector is the astest-growing source o the world’s carbon emissions. Road trac, which accounted or 58 percent o worldwide transportation carbon emissions in 1990, claimed 73 percent in 1997. Pollutant emissions negatively aect air and water quality. Purchasing local materials improves the local economy, promoting the community and quality o lie.
RELEVANCE TO TENANT •
At a minimum, tenants are encouraged to use gypsum board, and steel studs that are manuactured and extracted within 800km o the city construction is set to take place.
DESIGN STRATEGIES
G I S E
•
Designers should attempt to use (at a minimum o) 10% o building materials and products or which at least 80% o the mass is extracted, processed and manuactured within 800km o the site i shipped by road, or 2400km i shipped by rail or water.
D
•
Contact the suppliers o products, giving preerence to products manuactured and extracted within the desired radius. This inormation is oten available in product literature such as technical data sheets or brochures. In addition to gypsum board and steel studs, other products to target include :
T N A N E T
•
panel products
•
composite wood materials: MDF, particle board
•
carpeting
•
ceiling tile
7.5
R E G I O N A L M AT E R I A L S c o n t i n u e d
PRODUCTS/SUPPLIERS •
133
There are many sources or regional materials within 800km o the project site. Please note that not all products are available rom each manuacturing location. Contact the manuacturer or complete details. Oten, a specifc plant may need to be specifed to guarantee the regional content. Extraction location is not provided, and must be investigated by the Tenant’s design team.
COSTING INFORMATION •
Not all interior building products are readily available within 800km o a construction site. As such, there may be a nominal premium associated with selecting regional materials. However, selecting regional materials may reduce the overall cost o materials, as transportation ees are likely to be signifcantly less than those linked to materials shipped rom distant locales.
A I R E T I R C N G I S E D T N A N E T
7.6
134
RAPIDLY RENEWABLE RESOURCES
INTENT •
Reduce the use and depletion o fnite raw materials and long-cycle renewable materials by replacing them with rapidly renewable materials.
BACKGROUND •
A I R E T I R C
DESIGN STRATEGIES •
N G I S E D T N A N E T
Most natural resources are consumed at a rate that exceeds their ability to replenish themselves. Examples include most wood products, plastics and other oil-based products (ossil uels), and metals. The use o renewable materials such as bamboo, cork, and agricultural by-products avoids the depletion o these valuable resources; it also reduces habitat destruction and land development associated with material processing. Controlled bamboo orests produce as much ooring in 5 years as a hardwood orests can produce in 40 years. Renewable materials also result in biodegradable materials.
Materials that can be replaced by renewable products include partitions, urniture, ooring, wall coverings and panel products Review all store and fnish schedules and consider the use o renewable materials to replace those typically specifed. Indoor air quality should also be considered when selecting a product. Associated sealants, adhesives, coatings and paints should be investigated to ensure they meet low volatile organic content (VOC) limits.
RESOURCE MATERIAL •
Building Green (www.buildinggreen.com)
PRODUCTS/SUPPLIERS Cork Flooring •
Amorim Flooring North America (www.wicanders.com)
•
Dodge-Regupol Incorporated (www.regupol.com)
Linoleum ooring •
Forbo (www.orboooringNA.com)
•
Tarkett (www.tarkett.com)
7.6
RAPIDLY RENEWABLE RESOURCES continued
Bamboo Flooring •
Bamboo Mountain (www.bamboomountain.com) – UF Free
•
Constantine (www.constantine-carpet.com) – UF ree
135
Wall Finishes •
MOSO International NA (www.moso.com)
•
Teragran (www.teragran.com)
•
Design Materials Inc. (www.dmikc.com)
Straw core structural insulated panels •
Agriboard (www.agriboard.com)
Straw interior partition panels •
Durra Building Systems (www.durra.com)
A I R E T I R C
•
Dakota Burl and Biofbre by Environ Biocomposites (www.environbiocomposites.com)
N G I S E
•
Primeboard (www.primeboard.com)
T
Wheatboard
COSTING INFORMATION •
Since renewable materials harvest aster than typical building materials, less land is required or similar production outputs; lower land costs result in consumer savings. Additionally, the energy required to process organic materials is lower than that required to process minerals and metals, resulting in reduced emissions and utility bills. Again, this results in a reduction o cost to the end user. The ollowing outlines the relative costs o various renewable materials. In general, as demand or these products grows, cost to the consumer will decrease:
•
Cork: There is a price increase associated with cork, but the products is very durable, and contains a high percentage o renewable content.
•
Linoleum: These products are relatively inexpensive, but may contain a lower percentage o renewable content than other qualifed products.
•
Bamboo: Like cork, bamboo carries a premium, but it is highly durable. As bamboo becomes more popular, competitive pricing will ollow.
•
Wheatboard/Straw: Products made rom agricultural by products may carry a premium and are dependant on market conditions.
D N A N E T
7.7
136
CERTIFIED WOOD
INTENT •
Promote sustainable orestry management practices by speciying Forest Stewardship Council (FSC) approved wood products.
BACKGROUND •
The Forest Stewardship Council was created in 1993, and aims to promote orest sustainability, as demonstrated by their mission statement: •
A I R E T I R C
•
Forests cover 45% o the land mass in Canada, oering habitat to almost 2/3 o Canada’s biodiversity. Sustainable orest management reduces negative impact on these habitats and promotes the use o wood as a renewable resource. While other sustainable orest management systems exists (Sustainable Forestry Initiative SFI, CSA Sustainable Forest Management CSA-SFM), LEED only recognizes the FSC.
•
FSC Chain o Custody certifcation is not expensive, and as the demand or FSC certifed wood increases, companies involved in wood based products may lose market share i they ail to obtain FSC certifcation. LEED requirement: O all wood based products, 50% must be FSC certifed. In order to be FSC certifed, each processor, manuacturer and distributor o the product must have chain-o-custody certifcation.
N G I S E D T N A N E T
“The Forest Stewardship Council shall promote environmentally appropriate, socially benefcial, and economically viable management o the world’s orests.”
DESIGN STRATEGIES •
Interior spaces can contain many wood based products, and Tenant’s designers should be careul to review all proposed products when considering this credit. Some o the most likely wood based products used in tenant ft-up are: solid wood doors, paneling products, fnishes (including ooring), urniture or carpentry.
RELEVANCE TO TENANT •
Tenants are encouraged to use FSC certifed wood or wood based products. Locating FSC certifed companies can be dicult depending on the item desired. Also consider the ollowing when speciying FSC certifed products: •
Contact the product supplier to fnd out i they have FSC chain-o-custody certifcation. I they do not, consider other manuacturers/distributors.
•
Be careul to ensure that FSC certifed products do not contain urea ormaldehyde (UF), in accordance with credit EQc4.4.
7.7
CERTIFIED WOOD continued
RESOURCE MATERIAL •
Forest Stewardship Council o Canada (www.sccanada.org)
•
SmartWood (www.smartwood.org) qualifed third-party certifer or the FSC
137
PRODUCTS/SUPPLIERS Wood Doors •
Speciy doors with a “stave” core. The core is the largest wood component in a door, and ensuring it is FSC certifed is a big step toward credit compliance. Doors by the ollowing manuacturers can be specifed with FSC content: •
Baillargeon (www.baillargeondoors.com)
•
Algoma (www.algomahardwoods.com)
•
Mohawk (www.mohawkdoors.com)
Flooring •
FSC ooring products are available rom a variety o companies, including:
D
EcoLumber Co-op (www.ecolumber.ca/ooring.htm)
•
PG Hardwood Flooring (www.pgmodel.com)
N A
•
Groleau Flooring (www.groleauinc.com)
N E T
Panel products include plywood, particleboard and other sheet products by: •
ProPly Ltd. (www.proply.com)
•
Wonderosa (www.wonderosa.com)
•
Purekor by Panel Source (www.panelsource.net)
COSTING INFORMATION •
N G I S E
•
Paneling •
A I R E T I R C
Currently, FSC compliant manuacturers and suppliers are not readily available. However, as the demand or FSC products increases, costs will decrease. Currently, FSC certifed products can carry a 10% - 30% premium over wood based products that are orested using conventional methods.
T
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138
L O W E M I T T I N G M AT E R I A L S :
Adhesives, Sealants, Paints, Coatings
INTENT •
Improve indoor air quality by selecting adhesives, sealants, paints and coatings that contain low or zero Volatile Organic Compounds (VOCs).
BACKGROUND
A I R E T I R C
•
Ground level ozone is created when VOCs react with sunlight and nitrogen. Ozone, when inhaled, damages the lung tissue reducing lung unction and sensitizing the lung to other irritants. VOC exposure can result in a reduction o occupant health and productivity. Even low levels o VOCs can have adverse eects on human health i subject to prolonged exposure. Healthy occupants are more productive and are less prone to illness related absenteeism.
•
Adhesives, sealants, paints and coatings are considered to be one o the top 5 hazards to human health. These fnishes release low level toxic emissions into the air or years ater appli cation. The source o these toxins is a variety o VOC’s which, until recently, were essential to the perormance o the paint.
•
New environmental regulations, and consumer demand, have led to the development o low-VOC and zero-VOC paints and fnishes. Most paint manuacturers now produce one or more non-VOC variety o paint. These new paints are durable, costeective and less harmul to human and environmental health.
•
Benefts to using low VOC paints and fnishes includes: reduced toxins beneft everyone; reduces landfll, groundwater and ozone depleting contaminants; low-VOC products perorm well in terms o coverage, scrubability and hideability (covering aws on previous coats); easy cleanup with soap and warm water; have low odor during application; no odor once cured and no o-gassing. Painted areas can be occupied sooner, with no odor complaints and are not deemed hazardous waste thereore cleanup and disposal are greatly simplifed.
N G I S E D T N A N E T
RELEVANCE TO TENANT •
Tenants are required to use low-emitting adhesives, sealants paints and coatings during tenant ft-up.
•
Material Saety Data Sheets (MSDS) or other manuacturers literature stating VOC contents o adhesives, sealants paints and coatings must be submitted or Landlord Review.
DESIGN STRATEGIES •
VOC inormation or a given product can be ound in a variety o places, including technical data sheets, material saety data sheets and other manuacturer literature; the most likely o these materials is the MSDS. Green Seal approved products will bear the Green Seal Certifcation Mark.
7.8
L O W E M I T T I N G M AT E R I A L S :
Adhesives,Sealants, Paints, Coatings continued
•
For Canadian MSDS VOC inormation is usually ound in Section 9: “Physical and Chemical Properties”. For American MSDS VOC content is oten provided under Section 3: “Physical Data”.
•
The Green Seal Standards and SCAQMD limits are subject to change, and become more stringent as product technology develops, and the need or low VOC products increases. Make sure that the VOC limits you are striving or are the most recent provided by Green Seal and the South Coast Air Quality Management (SCAQMD).
•
Ensure that low or zero VOC products have adequate properties or the given application.
•
NOTE: Some essential building materials may not have a low VOC option. In this case, the product with the lowest VOC content should be chosen.
PRODUCTS/SUPPLIERS Most manuactures oer low or zero VOC products including: •
General Paint (www.generalpaint.com)
•
Z-coat series Pittsburgh Paint (www.ppg.com/ppga/landing.htm)
•
Pure Perormance 9-100 series Speedhide ICI (www.iciduluxpaints.com)
•
Liemaster 200 series Benjamin Moore (www.benjaminmoore.ca) EcoSpec series
139
A I R E T I R C N G I S E D T
RESOURCE MATERIAL •
Green Seal Standard GS-11: (www.greenseal.org/certifcation/standards/paints.cm)
•
Green Seal Standard GS-03: (www.greenseal.org/certifcation/standards/anticorrosivepaints. cm)
•
South Coast Air Quality Management District (SCAQMD) Rule #1113: (http://www.aqmd.gov/rules/reg/reg11/r1113.pd)
COSTING INFORMATION •
Low or zero VOC products are readily available with no cost premium. The market or low-emitting materials is growing, and consequently products are oered at prices that are competitive (sometimes less expensive) with conventional building products.
N A N E T
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140
L O W E M I T T I N G M AT E R I A L S :
Carpet
INTENT •
Improve indoor air quality by choosing carpeting that contains less contaminants and pollutants than conventional broadloom products.
BACKGROUND
A I R E T I R C
•
Conventional carpeting may cause indoor air quality concerns to both Tenants and installers, including allergens, odours and Volatile Organic Compounds (VOCs). Indoor air quality is directly related to Tenant comort and health, and as such should be a primary concern to those responsible or indoor fnishes in commercial applications.
•
The Carpet and Rug Institute (CRI) has developed a testing system that ensures that carpet products meet certain emission levels. A sample is tested quarterly by an independent laboratory using American Society or Testing Materials (ASTM) method D5116. Carpet products that meet the emission levels o the test are granted a “Green Label”. The CRI has also developed another program, called “Green Label Plus” or products that meet more stringent emission levels.
•
Since the inception o the Green Label program in 1992, the industry has made substantial reductions in the levels o TVOCs (Total Volatile Organic Compounds), as well as reductions in 4-phenylcyclohexene (4-PC), the compound most associated with new carpet odour.
N G I S E D T N A N E T
RELEVANCE TO TENANT •
Tenants are required to use low-emitting carpets or all carpeting installed as part o their leasehold improvements. Product cut sheets indicating CRI Green Label certifcation must be provided at Landlord review.
RESOURCE MATERIAL •
All “Green Label” and “Green Label Plus” compliant products can be ound on the Carpet and Rug Institute website: •
Green Label and Green Label Plus: (http://www.carpet-rug.org)
7.8
L O W E M I T T I N G M AT E R I A L S :
Carpet continued
PRODUCTS/SUPPLIERS •
Interace Inc. (www.interaceinc.com)
•
All carpet manuactured in City o Industry, CA, LaGrange, GA and Belleville, Ontario meets this requirement
•
Tandus (www.tandus.com) Includes Monterey, C&A and Crossley ooring companies
•
Shaw Industries (www.shawoors.com) Based in Dalton, Georgia
•
Milliken (www.millikencarpet.com)
COSTING INFORMATION •
Some CRI Green Label or Green Label Plus compliant products carry a premium compared to traditional broadloom carpeting; however, increasing tenant and shopper comort and reducing employee absenteeism will result in higher productivity levels.
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A I R E T I R C N G I S E D T N A N E T
7.8
142
L O W E M I T T I N G M AT E R I A L S :
Composite Wood
INTENT •
Reduce the quantity o urea-ormaldehyde, an odourous, potentially irritating and harmul contaminant that aects the comort and well-being o installers and tenants.
BACKGROUND
A I R E T I R C N G I S E D T N A N E T
•
Formaldehyde is commonly used in building products such as resins and adhesives. There are two common orms o ormaldehyde used in construction materials: phenol ormaldehyde (PF) and urea ormaldehyde (UF). The ormaldehyde gas in these products is o-gassed into the surrounding air, creating a variety o health issues.
•
Urea ormaldehyde is a carcinogenic compound that can also cause irritation and asthma in concentrated conditions. Phenyl ormaldehyde is less destructive because it o-gasses at a reduced rate compared to urea ormaldehyde. Avoiding the use o both o these compounds is recommended to reduce employee health risks and improve indoor air quality.
RELEVANCE TO TENANT •
Tenants should make best eorts to avoid wood based materials such as MDF, laminated assemblies or ooring that contain added urea ormaldehyde.
DESIGN STRATEGIES •
To investigate the adhesives and resins used in all wood-based materials, such as MDF, laminated assemblies, ooring, etc. UF inormation may be provided in a variety o locations, including MSDS, technical data sheets and product literature. On occasion, the manuacturer may have to be contacted to veriy the use o UF within the product assembly.
